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HomeMy WebLinkAboutCOM 0376.000 1998-2000 YY M r~'w William G. Davis Managing Director Stephen K. Yamashiro M°y01 Henry Cho Deputy Marmging Director O• M• ~uuztfg of ~ttfuxii 25 Aupuni Street, Room 215 • Hilo, Hawaii 9672U4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii 96740 (808)329-5226 • Faz (608)326-5663 CD July 6, 1999 ~ co ~O r :~7 rn Honorable James Y. Arakaki, Chairman C-~ ~ and Members of the County Council =rn- 3 County of Hawaii ~ ~ ~ 25 Aupuni Street 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 MaR 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, w~ ten K. Yama hiro J Mayor L061899.MAY Enclosures cc: Planning Department ~i !d !07 Comm. No, 7` l~le No. M Ref. To: ~C Ref. Date JUL 0 8 1999 xtV Of ~1I~~, ~~vy Stephrn K. Yamaehiro ,F t, Mapor h or x~ f~altrtf~r n~ ~ttfuttit PLANNING COMMISSION 25 Aoponi Street, Room 109 • Fiilq Hawaii %720.4252 (808) %48286 Fu (SOS) %1-%IS `JUL 0 6 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 99-011) Request: RS-10 to CN-10 Applicant: Scott T. Nakahara Tax Ma~Kev: 4-5-21:60 The Planning Commission, after a duly held public hearing on June 18, 1999, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 20,851 squaze feet of land from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) at the Honokaa Sugar Company Subdivision, approximately 280 feet east of the Mamane Street and Ohia Street intersection at Kaao, Hamakua, Hawaii. The applicant had originally requested a change of zone changing the district classification from Single Family Residential (RS-10) to Village Commercial (CV-7.5), but amended the application at the June 18th meeting to reflect the above-captioned designation. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The request for a change of zone designation from a Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) would allow the creation of a two-lot commercial subdivision and enable the applicant to relocate his dental practice to the subject property. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The approval of this request would be in keeping with the following goals, policies and standards 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. Land Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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 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. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the azea for Low Density Urban Development. This designation allows for single family residential in character, ancillary community and public uses, and convenience type commercial uses. The site was previously used by Union Oil Company for the above ground storage of fuel. There is an abandoned storage shed and empty above-ground fuel tanks on the property. According to the applicant, the property has been tested for environmental hazazds and remediated. Thus, the property would be suitable for the applicant's proposed medical office. The rezoning reclassification would be a reasonable expansion of commercial activities Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 associated with this designation and the existing commercial use established on the adjacent pazcel. The Northeast Hawaii Community Development Plan adopted by Ordinance No. 445 on June 26, 1979, recommended that the azea be retained as RS-10. However, there has been increasing demand for additional commercial-zoned lands. The Village Commercial zone on the adjacent property site of the applicant's existing dental building, was approved by the County Council (Ordinance No. 92 33) effective April 7, 1992, to Thomas and Bernice Nakahaza. The proposed change of zone would, therefore, complement the existing commercial land uses, be consistent with the transition from residential to commercial [hat is occurring in the immediate vicinity and provide for an orderly commercial development of the area. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The project site is located less than a quarter mile from the Honokaa urban center where police, fire and emergency medical services are available. Adjacent surrounding lands are zoned RS-10 and CV-7.5 and includes single family dwellings and the applicant's existing dental office. All utilities and services are or will be made available to the project site which are essential to accommodate urban development. Access to the property is proposed from Ohia Street for the proposed Lot B, and Mamane Street for Lot A. Ohia Street is a County road with a 50-foot right-of-way. It has an approximately 20-foot wide pavement in fair condition, with approximately 6-foot wide shoulders. The Department of Public Works notes that the minimum commercial roadway standard is a 42-foot wide dedicable pavement with concrete curbs, gutters and sidewalks within a 60-foot right-of-way width. Mamane Street (Honokaa-Paauhau Road) bordering the property on the north, is a State road under the jurisdiction of the Hawaii State Department of Transportation. According to the State Department of Transportation, the applicant must request a change in access rights from their Highways Division, Right-of-Ways Branch, and submit an administrative fee to process the request. The surrounding azea of the subject property is rural in nature, and there are no existing sidewalks in the immediate area. Thus, curbs, gutters and sidewalks will not be included as a condition of approval. According to the Department of Water Supply, water is available to the site from an 8-inch waterline within Ohia Street fronting the subject property. However, the existing 8-inch waterline is not lazge enough to provide the fire flow necessary for Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 adequate fire protection. The existing reservoir capacity is also insufficient to meet the fire flow. According to the applicant, design considerations can address the issue of fire safety. However, as water is not available for fire protection purposes, the applicant will be required to install a water tank on the subject property, meeting with the approval of the Fire Depaztment. 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 located approximately 100 yards east of the intersection of Ohia Street and Mamane Street in Honokaa. It is approximately 20,851 square feet in size, and has frontages on Mamane Street and Ohia Street. It is rectangular in shape, and the topography is relatively steep. However, the portion of the property fronting the roadways are relatively flat. According to the Flood Insurance Rate Map (FIRM), it is within Zone X, an azea determined to be outside the 500-yeaz flood plain. The subject property is also located outside of any tsunami inundation area. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazazd Control. The subject property has been previously developed and, therefore, no endangered or threatened species of floral or fauna nor any archaeological sites aze anticipated to be found on the subject property. To mitigate any potential noise and visual impacts to adjacent neighbors, a landscaping buffer is required in accordance with the Planning Depaztment's Rule 17 and Plan Approval requirements to be determined during plan approval review. Based on the above findings, this request for a Change of Zone from a Single Family Residential (RS-10) to a Neighborhood Commercial (CN-10) zoned district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-17 (Haina-Honokaa-Kukuihaele Zone Map), of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 We are enclosing a copy of the application and a copy of the staff background for your information. The minutes of the hearing will be forwazded to you shortly. Sincerely, Leonard S. Tanaka, Chairman Planning Commission I,nakaha2. PC Enclosures cc: Mr. Gregory Mooers Mr. Scott T. Nakahaza Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu MOOERS ENTERPRISES P.O. Box 1 1 O 1 KAMUELA, HAWAII 96743 CHANGE OF ZONE REQUEST' RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETTTIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 Being a Portion of Grant 3078 to F. J. Junker Situated at Kaao, Hamakua, Island of Hawaii, Hawaii Submitted by: Gregory R. Mooers COUNCIL COPY Apri15, 1999 DO NOT R9EMOVE PHONE: (808) 8856839 ' EAU: (608) 885-1574 \ EMAIL: GMOOERS@IBM.NET ~ - 3 ~ ~ ~ ~ 07J NC r, . 1 • t COUNTY OF HAWAII PLANNING DEPARTMENT , ~;.a CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Dr. Scott T. Natcahara APPLICANT'S SIGNATURE: . /[d.~-/'~- DATE: April 5, 1999 ADDRESS: P.o. Box 235 Honokaa, Hawaii 96727 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRII~ICIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) 775-7294 (Res.) 776-1440 (Fax) 775-7294 LANDOWNER(S): Scott T. Natcahara LANDOWNER SIGNATURE(S)a~~f~~ DATE: April s. 1999 LANDOWNER(S) ADDRESS: P.o. sox 235 (Honokaay Hawaii 96727 REQUEST: ~-to TO Gv-7.5 (Ezis[ing zoning) (Proposed Zoning) TAX MAP KEY: rs~ 4-5-21 e60 STREET ADDRESS OF PROPERTY: Ohia Street, Honokaa, Hawaii 96727 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: zo>ss1 s.f. AGENT: Mooers Enterprises, Gregory R. Mooers ADDRESS: P.o. Box 1101 Ramuela, Hawaii 96743 TELEPHONE:(Bus.) 885-6839 (Res.) 885-7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Mooers COPIES: Makahara (See Instructions on Reverse Side) 1111) ~..II/-11\VL' U1+ GV1VL' APPLICATION MUST BE ACCOMPANIED BY THE TOLLO.IINC: 1. A filing fee of five hundred dollars ($500) plus twenty-five dollars ($25) per lot or unit proposed by 41te amendment. (Checks shall be made payable to the County Director of Finance) 2. The Original and twenty (20) copies of this completed application and the appropriate Departmental Zoning Questiomtaire. 3. The Original and twenty (20) copies of the following background information on the subject property: A. Detailed written statement of objectives and reasons for the request, including details and size of proposed development; B. Description of the subject property in sufficient detail to precisely locate the property. Describe existing uses, structures and topography; C. State/County Plans affecting the subject request: State Land Use Boundary designation, General Plan designation, Zoning, Special Management Area and Community Development Plans; D. Surrounding zoning and land uses; E. Flood Insurance Rate Map (FIRM) designation (contact llepartment of Public Works - Engineering Division); F. Archaeological Resources (contact Department of Land and. Natural Resources); G. Floral and Faunal Resources; H. Description of access(es) to the area (e.g. width, type of surface and condition of roadway). If a private roadway, submit evidence of access rights; I. Traffic impacts -assessment of existing traffic conditions, anticipated increase in traffic and traffic impacts from proposed use (a formal study may be requested by Department of Public Works or Department of Transportation during the review process); and J. Availability of Utilities: Water, telephone, electricity, sewage disposal. 4. The Original and twenty (20) copies of a County Environmental Report -prepared by following the content guidelines for preparing an Environmental Assessment, established by HAR, Title 11, Chapter 200, Environmental Impact Statement Rules. A County Environmental Report shall not be required for an application where an Environmental Impact Statement or Environmental Assessment have been completed and filed with the Office of Environmental Quality Control in compliance with HRS, Chapter 343, Environmental Impact Statements. 5. The Original and twenty (20) copies of a location map. 6. The Original and twenty (20) copies of a scale-drawn plot plan of the property showing property lines; topography, all existing and proposed structures, uses and improvements; proposed subdivision; and reference points. such as roadways, shoreline, etc. 7. One copy of a full-size (2' x 3') scale-drawn plot plan of Item 7 for presentation purposes 8. Legal description of the property in map and written form by metes and bounds as certified by a surveyor within 60 days from the filing date of the application. 9. A list of the names, addresses and tax map keys of all owners and lessees of record of surrounding properties who are required to receive notice. FORMS - (/22/97 ((:\wp60\lorms\pd\zoneappl.skg) ' ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTh£NT COUNTY OF HAWAII PPPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdiviae the subject land in accordance with the approved change of zone? _yes_ If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdlVlde? n_S acres b. Into what lot sizes? II.2iacres 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? fimnnths If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. Please see exhibit map. 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? 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, o, or c, please elaborate on the kind of plans the other party nas. 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. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of ouilding (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Relocate dental office to Lot "B" and sell or lease Lot "A" to another business, possibly the Hawaii Center for Learning Science, a non-profit educational company formed to teach glass blowing to students. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? xo If so, please elaborate on your findings in the space provided below. The applicant does need to do any market studies as he plans to utilize the property for his ovn dental practice. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided oelow. 6. Are there any buildings on the sudject area? Yes If so, what kind? There is an abandoned storage facility and empty above ground fuel storage tanks. See site photographs in the exhibits. What do you intend to do with those buildings if your request is approved? The storage facility on Lot "A" may be restored for use. The fuel storage tanks will be removed. 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 ano/or drainage problem on the subject area? No If so, please describe the problem. The property is located in Zone on the FIRM maps, outside the 500-year flood plain. 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 OT 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 % e. Police Protection x f. Fire Protection % 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. xo Signature: c,/.Cd>.~~rf-~`a~- Address: P•0. Box 235 Bonokaa, Bawaii 96727 Telephone: 775-7294 Date: April 5, 1999 -5- 6338A/SOA P.D. 5/84 CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 Being a Portion of Grant 3078 to F. J. Junker Situated at Kaao, Hamakua, Island of Hawaii, Hawaii We aze requesting a reclassification of the subject property from the Residential RS-10 zone to the Village Commercial CV 7-5 zone for approximately 20,851 s.f. This parcel is located just east of the intersection of Mamane Street and Ohia Street in Honokaa, Hamakua, Hawaii TMK: 4-5-21:60. GENERAL INFORMATION 1. Scott T. Nakahaza is the fee owner of the subject property. This property is the subject of a subdivision application SUB 98-108, that received tentative approval on November 6, 1998. It is expected that Final Subdivision Approval will be granted prior to the hearings on this application. 2. The applicant previously received a change of zone for the adjacent property in 1992 from RS-10 to CV-7.5. He has been practicing dentistry continuously on that site since that time. PROPOSED DEVELOPMENT 3. The applicant is proposing to create a two lot commercial subdivision using a 20,851 square feet parcel, located just east of the intersection of the Mamane Street and Ohia Street in Honokaa. Because of a title dispute on the present site of his dental building, the applicant desires to relocate his dental practice to this property from the adjoining parcel, TMK: 4-5-21:61. 4. The subject property presently has two access points, one off of Mamane Street and one off of Ohia Street. See accompanying rezoning exhibit map. 5. Both of these lots were previously used by Union Oil Company and have been abandoned. There are empty fuel tanks and an old abandoned storage structure on the parcel. 6. Electrical, telephone and cable television service are available to both lots from overhead lines adjoining the property. 7. The applicant intends to locate his dental practice on lot "B", he does not intend to improve the lower lot, lot "A" at this time. APPLICANT'S STATEMENT 8. In support of this application, the applicant has submitted the following: (See attached statement.) STATE AND COUNTY PLANNING 9. The present State Land Use district designation is Urban. 10. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the property as Low Density Urban Development. This allows for single family residential in character, ancillary community and public uses, and convenience type commercial uses. 11. The property is located within the County's Residential 10,000 s.f. (RS-10) zone. 12. The property is not located within the Special Management Area of the County of Hawaii. DESCRII'TION OF THE PROPERTY AND SURROUNDING AREA 13. The property is a 20,851 s.f. parcel located on the north side of Ohia Street, approximately 100 yards east of the intersection of Mamane Street and Ohia Street. 14. The site was previously used by Union Oil Company for the above ground storage of fuel. Old tanks and the dispensing facility are abandoned on the property. The property has been tested for environmental hazards and remediated. This work was cazried out by R.M. Towill Corporation in 1997. 15. There is no evidence of historical or cultural features on the parcel, nor did the records in the Planning Department disclose any significant findings attributable to the subject property. 16. The adjoining properties to the east and south are used for residential purposes. 17. The parcel immediately adjacent to the west houses Dr. Nakahaza's dental practice. 18. The Hamakua Civic Center is located approximately 2,000 feet to the west. The Honokaa Intermediate and High School is approximately 1,400 feet to the west of the subject property. 19. The properties to the north aze zoned A-40a and aze vacant. 20. There is no known or recorded rare or endangered animal or plant life in the area. 21. The topography of the site is fairly steep with slopes greater than 10%. Lot B is relatively flat, and the highway frontage on lot "A" is also flat with a steep drop from lot "B" to lot "A" sepazating the two lots. 22. The average annual rainfall is 87 inches. 23. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the property as Zone "X", an area outside of the 500 year flood plain. PUBLIC FACILITIES AND UTII,ITIES 24. The project site has access off of Ohia Street for lot "B", and off ofHonokaa-Paauhau Road for lot "A". Ohia Street has a 50' right-of--way and 20' of paved surface. 25. The site is serviced by the Department of Water Supply. 26. Electrical, telephone and cable service are provided to the project site via overhead lines adjacent to the property. 27. This area is not serviced by a municipal sewer system. All lots in this area dispose of wastewater through individual wastewater treatment systems. The applicant proposes that any structures built on the new lots would use an individual wastewater treatment system meeting with the standards and requirements of the State Department of Health. 28. The nearest police station is located 2,000 feet west of the site, at the Civic Center. 29. The nearest fire station is located 2,000 feet west of the site at the Civic Center. 30. The nearest public recreation facility is the Honokaa Sports Complex located about two miles west of the site. 31. Public schools within one mile of the site provide educational services to the area. APPLICANT'S STATEMENT FOR CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 1. The applicant believes the proposed change of zone would conform to the following goals and policies of the General Plan: A. ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. POLICIES o The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. o The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. o The County shall strive for full employment. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. B. LAND USE GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES o 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. o Promote and encourage the rehabilitation and use of urban and rural azeas which are serviced by basic community facilities and utilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. (2) COMMERCIAL DEVELOPMENT GOALS o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. POLICIES o In an effort to assist existing commercial developments, urban renewal rehabilitation, and/or redevelopment programs shall be undertaken in cooperation with communities, businesses and governmental agencies. The key to the success of these kinds of programs is active and sustained participation from communities and businesses. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. 2. The applicant believes that the proposed change of zone is consistent with the Land Use Pattern Allocation Guide (LUPAG) Map of the General Plan: The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed change of zone request also conforms to the LUPAG Map which designates the area for Low Density Urban Development. Low Density Urban Development allows for Single Family Residential in chazacter, ancillary community and public uses, and convenience type commercial uses. The proposed use of this property is permitted within the Low Density designation. 3. The applicant believes all utilities and services are available to the property which are essential to accommodate the proposed commercial development: All necessary utilities are available to the site and the access to the site is adequate as proven by the years of operating the applicant's dental practice on the adjoining parcel has proven. 4. The applicant believes the property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U. S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property outside of the 500-year flood plain (Zone X). The property is located in Zone 8 on the Hazard Zones for Lava, "Only a few percent of this area has been covered in the past 10,000 years." 5. The applicant believes the proposed change of zone and use is consistent with the character of the area. The applicant has been using the adjacent property for his dental practice for nearly a decade with no adverse impacts on the community. The applicant is considering relocating his office because of title problems on the existing site of his office. Based on the above, the applicant believes the approval of the Change of Zone from Residential RS-10 to Village Commercial CV-7.5 is supportive of the County of Hawaii General Plan. Therefore, the applicant requests that this request for a Change of Zone from Residential RS-10 to Village Commercial CV-7.5 Agricultural 5-acre be given a favorable consideration. ENVIRONMENTAL REPORT FOR CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 A. SUBJECT REQUEST: We are requesting a reclassification of the subject property from the Residential RS-10 zone to the Village Commercial CV 7-5 zone for approximately 20,851 s.f. This pazcel is located just east of the intersection of Mamane Street and Ohia Street in Honokaa, Hamakua, Hawaii TMK: 4-5-21:60. Dr. Scott T. Nakahaza is the fee owner of the subject property. This property is the subject of a subdivision application SUB 98-108, that received tentative approval on November 6, 1998. It is expected that Final Subdivision Approval will be granted prior to the hearings on this application. The applicant is proposing to create a two lot commercial subdivision using the 20,851 square feet parcel, located just east of the intersection of the Mamane Street and Ohia Street in Honokaa. The applicant desires to relocate his dental practice to this property from the adjoining pazcel, TMK: 4-5-21:61. The adjoining pazcel, TMK: 4-5-21:61 was zoned CV-7.5 in 1992, Ordinance No. 708. Dr. Nakahara has continuously practice dentistry on that site since that time. Recent title disputes on that parcel requires Dr. Nakahara to relocate his practice. The subject property presently has two access points, one off of Mamane Street and one off of Ohia Street. See accompanying rezoning exhibit map. Electrical, telephone and cable television service aze available to both lots from overhead lines adjoining the property. The applicant intends to locate his dental practice on lot "B", he does not intend to improve the lower lot, lot "A" at this time. Both of these lots were previously used by Union Oil Company and have been abandoned. There are empty fuel tanks and an old abandoned storage structure on the parcel. Union Oil did the required remediation for the above ground storage tanks, while the applicant had a Phase I Environmental Site Assessment done on the site by R.M. Towill Corporation in 1997, and preformed the recommended remediation on the soil. B. CONFORMANCE WITH STATE AND COUNTY PLANS: The State Land Use District is Urban. The General Plan Designation is Low Density. The County Zoning is Residential -10,000 square feet. The property is not located within the County of Hawaii's Special Management Area. 1. The applicant believes the proposed change of zone would conform to the following goals and policies of the General Plan: A. ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. POLICIES o The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. o The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. o The County shall strive for full employment. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. B. LAND USE GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES o 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. o Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. (2) COMMERCIAL DEVELOPMENT GOALS o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. POLICIES o In an effort to assist existing commercial developments, urban renewal rehabilitation, and/or redevelopment programs shall be undertaken in cooperation with communities, businesses and governmental agencies. The key to the success of these kinds of programs is active and sustained participation from communities and businesses. o Distribution of commercial azeas shall be such as to best meet the demands of neighborhood, community and regional needs. 2. The applicant believes that the proposed change of zone is consistent with the Land Use Pattern Allocation Guide (LUPAG) Map of the General Plan: The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various ?and uses. The LUPAG Map establishes the basic urban and non-urban form for azeas within the County. The proposed change of zone request also conforms to the LUPAG Map which designates the area for Low Density Urban Development. Low Density Urban Development allows for Single Family Residential in character, ancillary community and public uses, and convenience type commercial uses. The proposed dental office is a permitted use in this designation. 3. The applicant believes all utilities and services are available to the property which are essential to accommodate the proposed commercial development: All necessary utilities are available to the site and the access to the site is adequate as proven by the yeazs of operating the applicant's dental practice on the adjoining parcel has proven. 4. The applicant believes the property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U. S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property outside of the 500-yeaz flood plain (Zone X). The property is located in Zone 8 on the Hazard Zones for Lava, "Only a few percent of this area has been covered in the past 10,000 years." 5. The applicant believes the proposed change of zone and use is consistent with the character of the area. The applicant has been using the adjacent property for his dental practice for nearly a decade with no adverse impacts on the community. The applicant is considering relocating his office because of title problems on the existing site of his office. Based on the above, the applicant believes the approval of the Change of Zone from Residential RS-10 to Village Commercial CV-7.5 is supportive of the County of Hawaii General Plan. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA: 1. The property is a 20,851 s.f. parcel located on the north side of Ohia Street approximately one hundred yards east of the intersection of Ohia Street and Mamane Street in Honokaa. 2. The property is located approximately two miles south of the ocean. 3. The site has an abandoned storage shed and fuel tanks on the property. 4. Since the site has been previously used as a fuel storage and dispersing station, it is expected that no archaeological features exist on the property or that it provides a habitat for endangered plants or animal species. 5. There is no evidence of historical or cultural features on the parcel, nor did the records in the Planning Department disclose any significant findings attributable to the subject property. 6. Common animal species in the area include field mice and mongoose. There is no known or recorded rare or endangered animal or plant life in the azea. 7. The topography of the site is fairly steep with slopes greater than ] 0%, however the portions of the parcel immediately adjacent to the road frontages are rather flat as they were previously graded for the former use. 8. The average annual rainfall is 87 inches. 9. The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The Seismic Probability Rating is 3 on an ascending risk of 1 to 4. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. The Hazard Zone for Lava is 8 on a descending risk scale of 1 to 9, only a few percent of this area has been covered by lava in the past 10,000 years. 10. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system, the property is classified "Urban". 11. The Land Study Bureau Overall Productivity for this area is "C", Fair. 12. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the property as Zone X, outside of the 500 yeaz flood plain. 13. The surrounding properties to the north are located within the State Land Use Agricultural District and are zone A-40a and are presently vacant. 14. The parcel immediately to the west of the subject pazcel is zoned CV-7.5. 15. The property to the south and east of the pazcel are zoned RS-10 and are used for residential purposes. 16. The State of Hawaii has a Highway's Division base yard to the east of this site. D. PUBLIC FACII,ITIES AND SERVICES: 1. The property is located on the north side of Ohia Street a 50' wide right-of--way with 20' of asphalt paving. 2. The site is serviced by the Department of Water Supply. 3. Electrical, telephone and cable service are provided to the project site via the overhead utility lines on Ohia Street. 4. This area is not serviced by a municipal sewer system. All lots in this area dispose of wastewater through individual wastewater treatment systems. The applicant proposes that any structures built on the new lots would use an individual wastewater treatment system meeting with the standazds and requirements of the State Department of Health. 5. The neazest police station is located 2,000 feet west of the site at the Hamakua Civic Center. 6. The nearest fire station is located 2,000 feet west of the site at the Hamakua Civic Center. 7. The neazest public recreation facility is the Honokaa Athletic Complex located two miles west of the site. 8. Public schools 1600 feet to the west of the site provide educational services to the area. E. ENVIItONMENTAL ASSESSMENT AND ANALYSIS: 1. The proposed action does not involve any previously undeveloped property. 2. The entire property has been graded and utilized for fuel storage and dispensing in the past. 3. Further development of the property will help to beautify the environment by planting vegetation that will also prevent soil erosion by wind and water. 4. No rare or threatened or endangered species are present on the parcel, nor aze there unique or valuable wildlife habitats. 5. The parcel does not appear prone to flooding and is classified as Zone "X" by the federal FIRM maps. 6. Any short term generation of noise and dust during construction will be offset by the long term enhancement to the area in keeping with the character of the surrounding area and land uses. 7. Noise during the construction period will be mitigated by regulating the time of day of construction activities. S. Dust generated during the construction period will be mitigated by standazd construction dust control measures. 9. The proposed action will result in slightly greater density of commercial uses and would thus generate additional noise and air pollution. Such increases would be negligible in the content of existing conditions and merit no special mitigation measures. 10. The proposed action is unlikely to adversely affect scenic views. The newly created lot is within an area of existing commercial and residential uses and was previously used industrially. 11. The proposed action will lead to the addition of two commercial lots in the Honokaa area. The magnitude of this addition is not substantial considering the district population. 12. Because the adjacent parcel has land uses and densities similaz to those proposed, there would be little impact to the character of the neighborhood. 13. The proposed commercialization of this 20,000 s.f. lot would create only negligible new demands on public facilities and services, all of which could be accommodated with existing facilities. 14. The alternative to the proposed action, would be to have this pazcel remain vacant and an underutilized resource or to develop two residential units on the site. Neither of these would address the applicant's need to relocate his practice from the adjacent lot. 15. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the proposed action. The construction of small commercial units would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. • • r SITE PHOTOGRAPHS fY a 1 a�_Y k T MO it Existing Nakahara Dental Office at TMK• 4 -5 -21:61 s. ' t r r + View of Lot "B" from Ohia Street. r • SITE PHOTOGRAPHS , s J �L. . , . • '8 i jC- g Storage Building on Lot "A ". '" t • • .! ...si�� yr. • r--J y _ (• gY ' • � r ��i � � 11 1 a * .�. e4=4-€"-$.".,:!`$°',";'`'.-^7--'(''4174.11'4'44 r e 1 V -- _,r - _' ' , 42 x T - t S .5 a. ' . 4' 4 - fa a' ! 1 1 13 1h 1 i 1 1 , ili - _ r ...4.4/4-_, s .rta � t „:„1. \,.,,', . y t t ,-.� { - 1199 . ( { ( t , rid 't(, i i • ` �tii1' '►�I�� View of Lot "A" from Mamane Street. Lot "B in background. 1 I 1 1 I Of Po'R• I edge I N~NOK,a,A - PAAUNAU Rlp,gp to Hilo I I r ' PO O e 4 _ _ I 290'58'03" - 125.01' I of II ; , ~ O I I i I III ~ I I ~ I 111 I, ; ~ I n I I u71 I II II I ~l n I I ~ N~ ; i _ II I uo'i i ~ i RS-10 to cV-'T.5 III;I 'Il, I I , I 'I 1 I 289ro7 ~ 125.28' ~ I I I I (IT1~ ~ I I ll II ; I III I; Water Line Easement I, h 396 sq.ft.(5.00 feet wide) in to y~i N to N 'O m m ~I~ 381.14 N bl 1,2os.oo E KAAO "D" 59 58 Ibi~ _ _ 114'30' 176'40' 4.81' 120.78' edge of oN~rq STREET edge of Pavt. 5-B Q Proposed Amendment to Zoning District Boundaries Being a portion of Csrant 3~~8 to FJ. Junker. Situated at Kaao, Hamakua, Island, Gounty and Stdte of 4-4awaii. 7MK 3rd. 4-5-21:6m ENE W. iT Owner: 0~'P O Scott T. Nakahara This work was prepared by me REGISTERED P.O. Box 235 or uj~ my supervi ion. aROEESSior.wL I-lonokaa, Hawall 9612'1 - \ ~ ~ * uND SURVEYOR Blaine W. Ito Drawn by: Professional Surveyor No. 5691 True North Surveys, Inc. Certificate Number 5691 P P.O. Box 421 qk'A I 1 US Paauilo, Hawaii 96776 Apr i 14,1999 BNakah0l.rez-6/10/99 k COUNTY OF HAWAII PLANNING DEPARTMENT BA K RO F.pORT DR. SCOTT T. NAKAHARA C AN . OF .O PP I ATION (FEZ 99-011) DR. SCOTT T. NAKAHARA is requesting a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Village Commercial (CV-7.5) for approximately 20,851 square feet of land. The property is located in the Honokaa Sugar Company Subdivision, approximately 280 feet east of the Mamane Street and Ohia Street intersection at Kaao, Hamakua, Hawaii, TMK: 4-5-21:60. ENF'RAi.INFO NATION 1. Land Ownership: The landowner of the subject property Scott T. Nal:ahara. 2. Real Property Tax Clearance: A tax clearance until June 30, 1998 from the Real Property Tax Division was submitted with the application. APPLICANT'S REQUEST 3. Request: The applicant is requesting the change of zone to create atwo-lot commercial subdivision. Because of a title dispute on the present site of his dental building situated next to the subject property, the applicant desires to relocate his dental practice from the adjoining parcel, TMK: 4-5-21:61 to a portion of the subject property. At this time, the applicant has not decided whether to physically move the existing dental building or construct a new dental building on the subject property. 4. Subdivision Application: The property is the subject of a Subdivision Application No. 98-108 which received tentative approval on November 6, 1998. According to the applicant, Final Subdivision Approval is expected prior to the hearing on this request. The applicant intends [o subdivide the property into two lots, Lot A which fronts Mamane Street and Lot B, which fronts Ohia Street. The dental building will be located on Lot B and Lot A will be sold or leased to another business, possibly the Hawaii Center for Learning Science, anon-profit education company formed to teach glass blowing to students. 5. Additional Information: (See Exhibit A - Chauge of Zone Application) STA .AND O INTY P . N 6. SLU: Urban. 7. GP LUPAG Map: Low Density Urban Development. This designation allows for single family residential in character, ancillary community and public uses, and convenience type commercial uses. 8. Northeast Community Development Plan (CDP): The Northeast CDP adopted by Ordinance No. 445 recommends that the azea be retained as RS-10. 9. County Zoning: Single Family Residential (RS-10). 10. SMA: The subject property is not located within the Special Management Area. DESCRIPTION OF PROPERTY TRRO IN RF S 11. Subject Property: The subject property is located approximately 100 yazds east of the intersection of Ohia Street and Mamane Street in Honokaa. It is approximately 20,851 squaze feet in size, and has frontages on Mamane Street and Ohia Street. It is rectangular in shape, and the topography is relatively steep. However, the portion of the property fronting the roadways are relatively flat. The site was previously used by Union Oil Company for the above-ground storage of fuel. There is an abandoned storage shed and empty above-ground fuel tanks on the property. The property has been tested for environmental hazazds and remediated. This work was conducted by R.M. Towill Corporation in 1997. The storage shed may be restored, and the fuel tanks will be removed. 12. ALISH: Urban development. 13. FIRM: Zone "X", area determined to be outside the 500-year flood plain. 14. U.S.D.A. Soil Type: KuC, Kukaiau silty clay loam, 6 to 12 percent slopes. The surface layer is very dazk grayish-brown silty clay loam about 10 inches thick. This soil dehydrates irreversibly into aggregates the size of fine sand. Permeability is moderately rapid, runoff is slow, and the erosion hazazd is slight. 15. Land Study Bureau Soil Rating: "C" or Fair. 16. Archaeological Resources: Since the property has previously been improved with a shed and fuel tanks, the likelihood of any azchaeotogical features aze remote. 17. Flora and Fauna: The site was previously developed, therefore, impacts to flora and fauna are expected to be minimal. 18. Surro~ding Zoning and Land Uses: The adjoining properties to the east and south aze in single family residential uses and zoned RS-10. The applicant's dental office is located on a pazcel zoned CV-7.5 immediately adjacent to the west of the subject property. Properties to the north are zoned A-40a and are vacant. 19. Commercial Rezoning in the Vicinity: The change of zone request from RS-10 to CV-7.5 for the adjacent property TMK: 4-5-6:21, site of the applicant's existing dental building, was approved by the County Council by Ordinance No. 92 33 (REZ 708) effective 4/7/92 to Thomas and Bernice Nakahaza. However, it should be pointed out that the Planning Director and the Planning Commission recommended an unfavorable consideration as the request did not conform to the LUPAG Map of Low Density Urban Development and the Northeast Hawaii Community Development Plan; was inconsistent with the goals, policies and standazds of the Commercial Land Use Element of the General Plan; and poor site distance due to the topography of the property. PURi,I .RVI - FA I .ITI 20. Access: Access is proposed from Ohia Street for the proposed Lot B, and Mamane Street for Lot A. Ohia Street is a County road with a 50-foot right-of--way. It has an approximately 20-foot wide pavement in fair condition, with approximately 6 feet wide shoulders. The Department of Public Works notes that the minimum commercial roadway standazd is a 42-foot wide dedicable pavement with concrete curbs, gutters and sidewalks within a 60-foot right-of--way width. Mamane Street (Honokaa-Paauhau Road) bordering the property on the north, is a State road under the jurisdiction of the Hawaii State Department of Transportation. According to the State Depaztment of Transportation, the applicant must request a change in access rights from their Highways Division, Right-of--Ways Branch, and submit an administrative fee to process the request. 21. Water: According to the Department of Water Supply, water is available to the site from an 8-inch waterline within Ohia Street fronting the subject property. The applicant does not have an account since the 5/8-inch meter serving the parcel was removed in April, 1991. The applicant has obtained a water commitment for the proposed Lot "A" as a part of Subdivision Application No. 98-108, therefore, water is available for both proposed lots. However, according to the Department of Water Supply, the existing 8-inch waterline is not large enough to provide the fire flow needed under the Department's Water System Standazds for CV-7.5 zoning. The existing reservoir capacity is also insufficient to meet the fire flow under these same standards. For these reasons, the Department's existing water system facilities cannot support the proposed change of zone at this time. Extensive improvements and additions, including source, storage, transmission, booster pumps, and distribution facilities must be constructed. Currently, sufficient funding is not available and no time schedules is set. According to the applicant, design considerations can address the issue of fire safety, but the Department of Water Supply notes that although water is available to the site, it is not suffrcient to generate sufficient flow for fue protection. 22. Wastewater: According to the applicant, wastewater will be disposed of through individual wastewater treatment systems. The applicant proposes that any structures built on the new lots would use an individual wastewater treatment system meeting with the standards and requirements of the State Department of Health. 23. Other Essential Utilities and Services: Police, fire protection and emergency medical services aze located approximately 2,000 feet west of the subject property at the Civic Center in Honokaa. Electricity and telephone aze available to the site. AGENCIES' COMMENTS 24. Police Department (Apri130, 1999 Memo): "We have reviewed the change of zone application and do not foresee any adverse effects should it be granted." 25. Real Property Tax Office (May 6, 1999 Memo): "There are no comments at this time. "Current -Real Property taxes aze paid through June 30, 1998. " 26. State Department of Health (April ?3, 1999 Memo): "The Health Department found no environmental health concerns with regulatory implications in the submittals." . 27. Department of Public Works: (See Exhibit B -May 12, 1999 Memo) 28. Department of Water Supply: (See Exhibit C -May 13, 1999 and May 24, 1999 Memos) 29. Fire Department: (See Exhibit D - Aprhh 21, 1999 Memo) 30. State Department of Transportation, Honolulu (See Exhibit E - Apri126, 1999 and May 19, 1999 Letters): APPLICANT'S RESPONSE 31. (See Exhibit F -May 28, 1999 Letter from Gregory R. Mooers) PUBLIC COMMENTS 33. The department has not received any comments or objections from the public on the subject application. COUNTY OF HAWAII ~"y • PLANNING DEPARTMENT . CHANGE OF ZONE APPLICATI011iT='' ~ (Type or legibly print the requested information) APPLICANT: Scott T. Nakahara ' APPLICANT'S SIGNATURE: ~/'Lac<-!`Jk.- DATE: April 5, 1999 ADDRESS: P.o. Box 235 Honokaa Hawaii 96727 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRIi1CIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus:) 775-7294 (Res.) 776-1440 (Fax) 775-7294 LANDOWNER(S): scott T. xalc~ah'a~ra~ '._ANDOWNER SIGNATURE(S):S«^~?/~'r~"~' DATE: APril 5, 1999 (May be by letter) LANDOWNER(S) ADDRESS: P•0• Hox 235 Honokaa, Hawaii 96727 REQUEST: ~-10 TO Cv-7.5 (Existing zoning) (Proposed Zoning) TAX MAP KEY:- r~~ 4-5-91.60 STREET ADDRESS OF PROPERTY:- obis street, Honokaa. Hawaii 96727 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 2o,s51 s.f. AGENT: Mooers Enterprises, Gregory R. Mooers ADDRESS: P.o. Hoa 1101 Ramuela, Hawaii 96743 TELEPHONE:(Bus.) 885-6839 (Res.) 885-7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Mooers COPIES: Nera EXHIBIT (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARThENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivioe the subject land in accordance with the approved change of zone? ~E.~ If yes, please answer the rest of question 1 and then to ques on 3. a. How many acres of the requested area do you intend to subdivide? n_S acres b. Into what lot sizes? n_~S acres 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? (i m^^ths If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. Please see exhibit map. 2. If you have no firm plans of subdividing the subject area, da you intend to: a. Sell or lease the land to someone who has firm plans? 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, o, or c, please elaborate on the kind of plans the other party nas. 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. 3. What specific building plans do you have for the subject land? Include in your answer the fallowing: 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. Relocate dental office to Lot "B" and sell or lease Lot "A" to another business, possibly the Hawaii Center for Learning Science, a non-profit educational company formed to teach glass blowing to students. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No If so, please elaborate on your findings in the space provided below. The applicant does need to do any market studies as he plans to utilize the property for his ovn dental practice. _2_ 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided oelow. 6. Are mere any buildings on the subject area? Yes If so, what kind? There is an abandoned storage facility and empty above ground fuel storage tanks. See site photographs in the exhibits. What do you intend to do with those buildings if your request is approved? The storage facility on Lot "A" may be restored for use. The fuel storage tanks will be removed. 7. Is the subject land currently being usetl,for any agricultural activitity? Po 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 anc/or drainage problem on the subject area? No If so, please describe the problem. The property is located in Zone on the FIRM maps, outside the 500-year flood plain. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume OT 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 % b. Roads % c. Sewer % d. Drainage % e. Police Protection % f. Fire Protection % g. Recreational Facilities % h. Public Utilities % i. Other % -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. xo Signature: c//'~~~~~~~*~- Addres5: P•0. Boa 235 Honolcaa, Hawaii 96727 Telephone: 775-7294 Date: April 5, 1999 -5- 6338A/50A P.D. 5/84 CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 Being a Portion of Grant 3078 to F. J. Junker Situated at Kaao, Hamakua, Island of Hawaii, Hawaii We are requesting a reclassification of the subject property from the Residential RS-10 zone to the Village Commercial CV 7-5 zone for approximately 20,851 s.f. This parcel is located just east of the intersection of Mamane Street and Ohia Street in Honokaa, Hamakua, Hawaii TMK: 4-5-21:60. GENERAL INFORMATION 1. Scott T. Nakahara is the fee owner of the subject property. This property is the subject of a subdivision application SUB 98-108, that received tentative approval on November 6, 1998. It is expected that Final Subdivision Approval will be granted prior to the hearings on this application. 2. The applicant previously received a change of zone for the adjacent property in 1992 from RS-10 to CV-7.5. He has been practicing dentistry continuously on that site since that time. PROPOSED DEVELOPMENT 3. The applicant is proposing to create a two lot commercial subdivision using a 20,851 squaze feet parcel, located just east of the intersection of the Mamane Street and Ohia Street in Honokaa. Because of a title dispute on the present site of his dental building, the applicant desires to relocate his dental practice to this property from the adjoining pazcel, TMK: 4-5-21:61. 4. The subject property presently has two access points, one off of Mamane Street and one off of Ohia Street. See accompanying rezoning exhibit map. 5. Both of these lots were previously used by Union Oil Company and have been abandoned. There are empty fuel tanks and an old abandoned storage structure on the parcel. 6. Electrical, telephone and cable television service are available to both lots from overhead lines adjoining the property. 7. The applicant intends to locate his dental practice on lot "B", he does not intend to improve the lower lot, lot "A" at this time. APPLICANT'S STATEMENT 8. In support of this application, the applicant has submitted the following: (See attached statement.) STATE AND COUNTY PLANNING 9. The present State Land Use district designation is Urban. 10. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the property as Low Density Urban Development. This allows for single family residential in character, ancillary community and public uses, and convenience type commercial uses. 11. The property is located within the County's Residential 10,000 s.f. (RS-10) zone. 12. The property is not located within the Special Management Area of the County of Hawaii. DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA 13. The property is a 20,851 s.f. parcel located on the north side of Ohia Street, approximately 100 yards east of the intersection of Mamane Street and Ohia Street. 14. The site was previously used by Union Oil Company for the above ground storage of fuel. Old tanks and the dispensing facility aze abandoned on the property. The property has been tested for environmental hazards and remediated. This work was carried out by R.M. Towill Corporation in 1997. 15. There is no evidence of historical or cultural features on the parcel, nor did the records in the Planning Department disclose any significant findings attributable to the subject property. 16. The adjoining properties to the east and south aze used for residential purposes. 17. The pazcel immediately adjacent to the west houses Dr. Nakahaza's dental practice. 18. The Hamakua Civic Center is located approximately 2,000 feet to the west. The Honokaa Intermediate and High School is approximately 1,400 feet to the west of the subject property. 19. The properties to the north aze zoned A-40a and are vacant. 20. There is no known or recorded rare or endangered animal or plant life in the azea. 21. The topography of the site is fairly steep with slopes greater than 10%. Lot B is relatively flat, and the highway frontage on lot "A" is also flat with a steep drop from lot "B" to lot "A" separating the two lots. 22. The average annual rainfall is 87 inches. 23. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM has designated the property as Zone "X", an area outside of the 500 year flood plain. PUBLIC FACILITIES AND UTILTTIES 24. The project site has access off of Ohia Street for lot "B", and off of Honokaa-Paauhau Road for lot "A". Ohia Street has a 50' right-of--way and 20' of paved surface. 25. The site is serviced by the Department of Water Supply. 26. Electrical, telephone and cable service are provided to the project site via overhead lines adjacent to the property. 27. This area is not serviced by a municipal sewer system. All lots in this area dispose of wastewater through individual wastewater treatment systems. The applicant proposes that any structures built on the new lots would use an individual wastewater treatment system meeting with the standards and requirements of the State Department of Health. 28. The neazest police station is located 2,000 feet west of the site, at the Civic Center. 29. The nearest fire station is located 2,000 feet west of the site at the Civic Center. 30. The nearest public recreation facility is the Honokaa Sports Complex located about two miles west of the site. 31. Public schools within one mile of the site provide educational services to the area. APPLICANT'S STATEMENT FOR CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 1. The applicant believes the proposed change of zone would conform to the following goals and policies of the General Plan: A. ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. POLICIES o The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. o The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. o The County shall strive for full employment. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. B. LAND USE GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES o 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. o Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. (2) COMMERCIAL DEVELOPMENT GOALS o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. POLICIES o In an effort to assist existing commercial developments, urban renewal rehabilitation, and/or redevelopment programs shall be undertaken in cooperation with communities, businesses and governmental agencies. The key to the success of these kinds of programs is active and sustained participation from communities and businesses. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. 2. The applicant believes that the proposed change of zone is consistent with the Land Use Pattern Allocation Guide (LUPAG) Map of the General Plan: The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standazds and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed change of zone request also conforms to the LUPAG Map which designates the area for Low Density Urban Development. Low Density Urban Development allows for Single Family Residential in character, ancillary community and public uses, and convenience type commercial uses. The proposed use of this property is permitted within the Low Density designation. 3. The applicant believes all utilities and services are available to the property which are essential to accommodate the proposed commercial development: All necessary utilities aze available to the site and the access to the site is adequate as proven by the years of operating the applicant's dental practice on the adjoining parcel has proven. 4. The applicant believes the property has no severe geological or topographical problems which cannot be properly rectiTied or which would render the land unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property outside of the 500-yeaz flood plain (Zone X). The property is located in Zone 8 on the Hazard Zones for Lava, "Only a few percent of this area has been covered in the past 10,000 years." 5. The applicant believes the proposed change of zone and use is consistent with the character of the area. The applicant has been using the adjacent property for his dental practice for nearly a decade with no adverse impacts on the community. The applicant is considering relocating his office because of title problems on the existing site of his office. Based on the above, the applicant believes the approval of the Change of Zone from Residential RS-10 to Village Commercial CV-7.5 is supportive of the County of Hawaii General Plan. Therefore, the applicant requests that this request for a Change of Zone from Residential RS-10 to Village Commercial CV-7.5 Agricultural 5-acre be given a favorable consideration. ENVIRONMENTAL REPORT FOR CHANGE OF ZONE REQUEST RECLASSIFICATION FROM RESIDENTIAL 10,000 S.F. (RS-10) TO VILLAGE COMMERCIAL 7,500 S.F. (CV-7.5) PETITIONER: SCOTT T. NAKAHARA, D.D.S. TAX MAP KEY (3) 4-5-21:60 A. SUBJECT REQUEST: We are requesting a reclassification of the subject property from the Residential RS-10 zone to the Village Commercial CV 7-5 zone for approximately 20,851 s.f. This parcel is located just east of the intersection of Mamane Street and Ohia Street in Honokaa, Hamakua, Hawati TMK: 4-5-21:60. Dr. Scott T. Nakahara is the fee owner of the subject property. This property is the subject of a subdivision application SUB 98-108, that received tentative approval on November 6, 1998. It is expected that Final Subdivision Approval will be granted prior to the hearings on this application. The applicant is proposing to create a two lot commercial subdivision using the 20,851 square feet parcel, located just east of the intersection of the Mamane Street and Ohia Street in Honokaa. The applicant des'ves to relocate his dental practice to this property from the adjoining parcel, TMK: 4-5-21:61. The adjoining parcel, TMK: 4-5-21:61 was zoned CV-7.5 in 1992, Ordinance No. 708. Dr. Nakahaza has continuously practice dentistry on that site since that time. Recent title disputes on that parcel requires Dr. Nakahaza to relocate his practice. The subject property presently has two access points, one off of Mamane Street and one off of Ohia Street. See accompanying rezoning exhibit map. Electrical, telephone and cable television service are available to both lots from overhead lines adjoining the property. The applicant intends to locate his dental practice on lot "B", he does not intend to improve the lower lot, lot "A" at this time. Both of these lots were previously used by Union Oil Company and have been abandoned_ There are empty fuel tanks and an old abandoned storage structure on the parcel Union , Oil did the required remediation for the above ground storage tanks, while the applicant had a Phase I Environmental Site Assessment done on the site by R.M. Towill Corporation in 1997, and preformed the recommended remediation on the soil. B. CONFORMANCE WITH STATE AND COUNTY PLANS: The State Land Use District is Urban. The General Plan Designation is Low Density. The County Zoning is Residential -10,000 square feet. The property is not located within the County of Hawaii's Special Management Area. 1. The applicant believes the proposed change of zone would conform to the following goals and policies of the General Plan: A ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. POLICIES o The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. o The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. o The County shall strive for full employment. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. B. LAND USE GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES o 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. o Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. (2) COMMERCIAL DEVELOPMENT GOALS o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. POLICIES o In an effort to assist existing commercial developments, urban renewal rehabilitation, and/or redevelopment programs shall be undertaken in cooperation with communities, businesses and governmental agencies. The key to the success of these kinds of programs is active and sustained participation from communities and businesses. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. 2. The applicant believes that the proposed change of zone is consistent with the Land Use Pattern Allocation Guide (I.UPAG) Map of the General Plan: The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed change of zone request also conforms to the LUPAG Map which designates the area for Low Density Urban Development. Low Density Urban Development allows for Single Family Residential in character, ancillary community and public uses, and convenience type commercial uses. The proposed dental office is a permitted use in this designation. 3. The applicant believes all utilities and services are available to the property which are essential to accommodate the proposed commercial development: All necessary utilities are available to the site and the access to the site is adequate as proven by the yeazs of operating the applicant's dental practice on the adjoining parcel has proven. 4. The applicant believes the property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property outside of the 500-yeaz flood plain (Zone X). The property is located in Zone 8 on the Hazazd Zones for Lava, "Only a few percent of this area has been covered in the past 10,000 years." 5. The applicant believes the proposed change of zone and use is consistent with the character of the area. The applicant has been using the adjacent property for his dental practice for nearly a decade with no adverse impacts on the community. The applicant is considering relocating his office because of title problems on the existing site of his office. Based on the above, the applicant believes the approval of the Change of Zone from Residential RS-10 to Village Commercial CV-7.5 is supportive of the County of $awaii General Plan. C. PHYSICAL CHARACTERISTICS AND ENVIItONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA: 1. The property is a 20,851 s.f. parcel located on the north side of Ohia Street approximately one hundred yards east of the intersection of Ohia Street and Mamane Street in Honokaa. 2. The property is located approximately two miles south of the ocean. 3. The site has an abandoned storage shed and fuel tanks on the property. 4. Since the site has been previously used as a fuel storage and dispersing station, it is expected that no archaeological features exist on the property or that it provides a habitat for endangered plants or animal species. 5. There is no evidence of historical or cultural features on the parcel, nor did the records in the Planning Department disclose any significant findings attributable to the subject property. 6. Common animal species in the area include field mice and mongoose. There is no known or recorded raze or endangered animal or plant life in the area. 7. The topography of the site is fairly steep with slopes greater than 10%, however the portions of the parcel immediately adjacent to the road frontages are rather flat as they were previously graded for the former use. 8. The average annual rainfall is 87 inches. 9. The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The Seismic Probability Rating is 3 on an ascending risk of 1 to 4. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. The Hazard Zone for Lava is 8 on a descending risk scale of 1 to 9, only a few percent of this area has been covered by lava in the past 10,000 years. 10. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system, the property is classified "Urban". 11. The Land Study Bureau Overall Productivity for this area is "C", Fair. 12. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the property as Zone X, outside of the 500 year flood plain. 13. The surrounding properties to the north are located within the State Land Use Agricultural District and are zone A-40a and are presently vacant. 14. The pazcel immediately to the west of the subject pazcel is zoned CV-7.5. 15. The property to the south and east of the parcel are zoned RS-10 and are used for residential purposes. i6. The State of Hawaii has a FTighway's Division base yard to the east of this site. D. PUBLIC FACILITIES AND SERVICES: 1. The property is located on the north side of Ohia Street a 50' wide right-of--way with 20' of asphalt paving. 2. The site is serviced by the Department of Water Supply. 3. Electrical, telephone and cable service are provided to the project site via the overhead utility lines on Ohia Street. 4. This azea is not serviced by a municipal sewer system. All lots in this azea dispose of wastewater through individual wastewater treatment systems. The applicant proposes that any structures built on the new lots would use an individual wastewater treatment system meeting with the standards and requirements of the State Department of Health. 5. The neazest police station is located 2,000 feet west of the site at the Hamakua Civic Center. 6. The nearest fire station is located 2,000 feet west of the site at the Hamakua Civic Center. 7. The nearest public recreation facility is the Honokaa Athletic Complex located two miles west of the site. 8. Public schools 1600 feet to the west of the site provide educational services to the area. E. ENVII20NMENTAL ASSESSMENT AND ANALYSIS: 1. The proposed action does not involve any previously undeveloped property. 2. The entire property has been graded and utilized for fuel storage and dispensing in the past. 3. Further development of the property will help to beautify the environment by planting vegetation that will also prevent soil erosion by wind and water. 4. No rare or threatened or endangered species are present on the parcel, nor aze there unique or valuable wildlife habitats. 5. The pazcel does not appear prone to flooding and is classified as Zone "X" by the federal FIRM maps. 6. Any short term generation of noise and dust during construction will be offset by the long term enhancement to the area in keeping with the character of the surrounding area and land uses. 7. Noise during the construction period will be mitigated by regulating the time of day of construction activities. 8. Dust generated during the construction period will be mitigated by standazd construction dust control measures. 9. The proposed action will result in slightly greater density of commercial uses and would thus generate additional noise and air pollution. Such increases would be negligible in the context of existing conditions and merit no special mitigation measures. 10. The proposed action is unlikely to adversely affect scenic views. The newly created lot is within an area of existing commercial and residential uses and was previously used industrially. 11. The proposed action will lead to the addition of two commercial lots in the Honokaa area. The magnitude of this addition is not substantial considering the district population. 12. Because the adjacent pazcel has land uses and densities similar to those proposed, there would be little impact to the character of the neighborhood. 13. The proposed commercialization of this 20,000 s.f. lot would create only negligible new demands on public facilities and services, all of which could be accommodated with existing facilities. 14. The alternative to the proposed action, would be to have this parcel remain vacant and an underutilized resource or to develop two residential units on the site. Neither of these would address the applicant's need to relocate his practice from the adjacent lot. 15. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the proposed action. The construction of small commercial units would involve the , irreversible and irretrievable commitment of only negligible quantities of natural resources. w M SITE PHOTOGRAPHS '...a "".-- EMIL. • , . - 1• •• . ' ,4 . I 1 ; 1 ' r4 _ ...-- \t i • Existing Nakahara Dental Office at TMK: 4 -5 -21:61 4 - — — r /if", ,. 1 j Y ,' , ) * ,f ., • a s'; - •,M •,,,,,: . 4 r C .1 i)! '01 , 1 -% 4";47,..11-\.* . > " 1 - •- R w _ ! '� ,r " i . - ' - ✓- I "' " ,rte 8. > iy - - , t , �i�; 3 "A. ' �• ,, .,- Y t r / � � f Y ,^, .i, 7- . ,.. V141111110 . ., s � i a µ . _>r h . s % '•-. p - r A- , s .7 ". 7 r , _ , to — � � .. _ / f ■ � M .. N. View of Lot "B" from Ohia Street. SITE PHOTOGRAPHS „ .. ,11 ' . 1 1 It I k it ' r , '' ' • r , , , a I , , ' 1 . :tin ■ 4 ■ r , ' '4P M 4 ,4-431 1 , 1 4 I, rk , . , t i : , : • ' -', r ,,L, . ,,, ,- 1 I III ; _ 4 4 ,4 • „...: .„, , , , , . 4 .t. *-,.-S - ' • - -,-:- -: ' ' 4., ? .. efr,V , ''' ,-, 1 '' -',,'"'-'''”- I 4 ■ , 1 !I i """ II•U ,{ • •V••■ ...;-. ' -- '- _-.-i ,. - ■ 1 . __ _- ---- • ...-_.-- ■ ' ,.... . • '- 1: 4 .". - - ... -, 7_, '_,.." ,'--7--- • . --, — . ` ..-- 1 ) I f 1 - ■ 0 • Storage Building on. Lot " A " . . .... , . . at , Nt„ • _ k.' , . . . • • • -4 . . -v... _ ' . • ... .- , - ' . . , . ‘ ...... i. , 4...., • .. - , ••.t.,- ' • . ■ „, . , •44 o• ,f ,j • -: _ _,- . , . . - , --- , , '-r- -., ,-,-.' , ' ' . ,- I.) i 3 ■ ,e4.-' , 1 ', — : • ,. . ,._, .,,, ..).1)1.01,t ' ' / • 1 fri . ' 11 I 1 • 4 ., , 1"_ "Ir'... • 4fie -. III • __ ' --. ' i , IL''kil'.111111 11;1 ' '' 1111 t . ..-- • i , 4 , 4••,,,, - ''',,i., -.---Ittv . ,._ - ...X-rAa7 • „. f -..„ -,7,',,,•-- oft...7.--ra.* - .. ...,,,,- l'.+Ai ' '.,. l'T t I 1 ,, ■ , 1, I ,, 071'4-:41,"71---,,r-r-::-."--4- ' . • - : • t=c; -.- ,. „.10`. ' , ,, a 0 :t°-.44 - - -- .' ti, , A., , A , - , i ,,- ' - i ll 1 till 4i,,,,- Ar 1,044 : rut ..er 'l i' lir i 4 . , 4'''' - 7: ^ -‘;. '''' . -4 '1(' ''';' ,... 7 , s., , , 1 rii, ,, , ,./.!,, -,„ ,,.: — 4 ■ , 1 ■';',,,., - \ , I • I ' \ fii ii 11 ,1 1 I " - -;. .. ''., ? , '•?, ' z, f ... + :,,, y. ai t 1 1. 1 ',4-1 V :f , r: j 1 ,I1 1 i 11 11 • a lj . '. j -r.-- ' 11 111 11 1 ' 11 ' 1 ..0 , '-' -‘ ' L l ' ' ,, -; •-• -'1 ‘ ' 1--r, /,,...,„,- -- $'1 ”, ( j , ,i , . i.., _ .■ • -* -- - 'I- \ " ' - 1 o ,,, ,,- , .:( 1 ;1.--. c View of Lot "A" from Mamane Street. Lot "B in background. 1 1 edge of DovL 1 y - PAAUNAU NpNpyCAA ;ROAD to Hilo r o , oO e 3 i 290'S6~03'----- _-125.01'---_ ~tO i of A 1 1 i z 1 ~ ~ 1 1 , 1 1 1 1 'II 1 1 ~ i 11 ; 1 n I ~ ; 1 0~ I I 1 1 '1 I 1 ~ mj N 1 '1, ,1 1 1 (V ~1 1 1 I,1 1'I1 ~ ~ 1 I ~ I 1 i RS-10 to cV-~.5 ~ I ~ ~ 1 I 1 11,, 1'1, } I~ 209V7 125.29 O ~ ~ I 11 ~ I 1 tlm»9 Q i 1 ~ 1 U ,1, ~I d Water Line Emement ~n 596 sq.ft.(5.00 feet wide) n h o ;n n n ,f. C ~ p ^IA J81.14 N 61 1,209.00 E KAAO S9 lb;ao' - 58 11470' 116'10' 4.81' 120.18' edge o/ OHIA STREET edge o/ pout O 5-B © ~ Proposed ,4mendment to Zoning District Boundaries Being a portion of Csrant 3018 to FJ. Junker. Situated at Kaao, IAamakua, Island, Gounty and State of I-4awaii. lT1K 3rd. 4-5-21:60 ENE W, / . Owner: 0~P )O Scott T. Nakahara This work was prepared by me RECISlERED P.O. Box 235 or u my 911pervl IOn. PROFESSION4L Honokea, Hawa11 9612'1 - ~ ~ * 1ANO SURVEYOR Blaine W. Ito Drawn by: Professional Surveyor No. 5691 True North Surveys, Inc. Certficate Number 5691 p, P.o. BOK a21 qk'A I I , ~S Paauilo, Hawaii 96776 Apr i 14,1999 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: May 12, 1999 %~~lO~~lC~~iL il TO PLANNING DEPARTMENT FROM ~~DEPNT 0F'PUBL WORKS n SUBJECT : Change of Zone Application (REZ 99-011) Applicant: Scott T. Nakahaza Location: Kaao, Hamakua, Hawaii TMK: 3 / 4-5-021:060 We have reviewed the subject application and our comments aze as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed of on-site and shall not be directed towazdany adjacent properties. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 5. The Honokaa-Paauhau Road (a.k.a. Mamane Street), bordering the subject property on the north, is under the jurisdiction of the Hawaii Department of Transportation (HDOT). Comments and requirements concerning this road should be directed to the HDOT. 6. Ohia Street, fronting the subject property on the south, is a County road with a 50-ft right- . of-way width. It has an approximate 20-ft. wide pavement (in fair condition), with approximately 6' wide grass shoulders. ~ EXHIBIT ~U~i~3C) B The minimum commercial roadway standazd is 42-ft wide dedicable pavement with concrete curbs, gutters and sidewalks within a 60-ft right-of--way width. 7. The applicant should provide adequate off-street parking, and a turnaround before entering the County road right-of--way. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihaza or Cres Rambayon in our Engineering Division at Ext. 8327. CR copy: BLD ENG-KON E1PI~m'eg199-01I.REZ wpd el urq 11 11 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII oaf +J ~ 25 AUPUNI STREET HILO, HAWAII 96720 ~ x/lnll ? TELEPHONE (606) 961-6680 FAX (606) 961-6657 May 24, 1999 .Y c' T0: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-011) APPLICANTS - SCOTT T. NAKAHARA = REQUEST: RS-10 TO CV-7.5 TAX MAP KEY: 4-5-021:060 We need to revise some of the comments in our May 13. 1999 letter to you. The following is to replace paragraph two in that letter. (A copy is attached for your use.) The parcel has a service lateral from the 8-inch waterline within Ohia Street that fronts the property. The 5/8-inch meter serving the parcel was removed in April 1991 and so the applicant currently does not have an account with the Department. The applicant has obtained a water commitment for proposed Lot "A" as a part of subdivision application No. 98-108, so water is available for both proposed lots. The rest of our May 13, 1999 still applies. Should there be, any questions, please call our Water Resources and Planning Branch at 961-8660. Mi ton D. Pavao. P.E. Manager BCM:gms Att. copy - (w/o att) Mr. Scott T. Nakahara EXHIBIT u~L, ~ (w/o att) Mooers Enterprises ~ UVafer brine ~ro~red6... u\ ruin e~~` J`^~ 11 /i ~ DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII o6~li ,T'a~ 25 AU PU NI STREET HILO, HAWAII 96720 0! NA VI.\\. TELEPHONE (808) 981-8660 FAX (808) 961-8657 May 13, 1999 y_ T0: Planning Department FROM: Milton D. Pavao.~ Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-011) APPLICANTS - SCOTT T. NAKAHARA REQUEST: RS-10 TO CV-7.5 TAX MAP KEY: 4-6-021:060 We have reviewed the subject application and have the following comments. The parcel has a service lateral from the 8-inch waterline within Ohia Street that fronts the property. The 5/8-inch meter serving the parcel was removed in April 1991 and so the applicant currently does not have an account with the Department. At this time. the prevailing water availability is such that only one 5/8-inch meter would be available to service the property. This meter has a restriction of no more than 600 gallons per day. In addition, this S-inch line is not large .enough to provide the fire flow needed under the Department's Water System Standards for CV-7.5 zoning. The existing reservoir capacity is also insufficient to meet the fire flow under these same standards. For these two reasons. the Department's existing water system facilities cannot support the proposed change of zone at this time. Extensive improvements and additions, including source, storage;_transmission, booster pumps, and distribution facilities must be constructed. Currently, sufficient funding is not available and no time schedule is set. Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. Milton D. Pavao, P.E. Manager BCM:gms copy - Mr. Scott T. Nakahara Mooers Enterprises ~ / / ~ a1~:=:" UI/afer brin~~ ~ro~~edb... Yw~ Stephen H. Yamashlto ~ . Edwud Humntay llgor nebgsu.avR/ K~hp yev ~uuxt#g rrf ~rx~xrtxii FIRE DEPARTMENT 777 Hilauee Aveaue • BBell lam, Room 6 • Hllo, Hewail 96710-4439 (808) 961.8997 • Fny808) 9613996 April 21, 1999 , L J To: Virginia Goldstein, Planning Director From: Edward Bumatay, Acting Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-011) APPLICANT: SCOTT T. NAKAHARA REQUEST: RS-10 TO CV-7.5 TAX MAP KEY: 4-5-21:60 Water supply shall be in accordance with UFC 10.301: "Sac. 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 3pu c0~y EXHIBIT 003'90 t ~ To: Virginia Goldstein, Planning Director Page 2 April 21, 1999 Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "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 tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." EDW BUMATAY ` Ac 'ng Fire Chief EB/mo OENJAMINJ. CAVETANO << u r He KAZU HAYASHIDA OOVERNOR y „ . ,eee • % DIRECTOP DEPUTY DIRECTORS BRIAN K. MINAAI t GLENN M. OKIMOTO A ~.a C Op.~ STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET STP 8.9080 HONOLULU,HAWA119681&5097 May 19, 1999 Ms. Virginia Goldstein Director _ Planning Department County of Hawaii w 25 Aupuni Street Hilo, Hawaii 96720-4252 ' Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 99-011) Applicant: Scott T. Nakahara Request: RS-10 to CV-7.5 TMK: 4-5-21: 60 Contrary to our letter STP 8.9060 of Apri126, 1999, we were recently informed by our Highways Division that there aze some concerns that need to be addressed in regard to this application. These aze: 1. Drawings showing the existing driveways with dimensions must be submitted for our review. 2. Controlof access along State Route 240, Mamane Street, must be shown. 3. A site location map must be provided. 4. No additional storm dischazge will be allowed onto the State highway Right-of--Way. 5. The applicant must request a change in access rights from our Highways Division, Right- of-Way Branch. An administrative fee to process the request is required. ` The applicant should consult with our Right-of--Way Branch at 692-7345 to determine any enhancement value consideration for changes to an existing access. EXHIBIT ~ ut~~l..,~l Ms. Virginia Goldstein STP 8.9080 Page 2 May 19, 1999 6. All plans for construction in the State highway Right-of--Way must be submitted for our review and approval. We apologize for any inconvenience this may have caused you. If you have any questions, you may contact our Highways District Office at 933-4640. Very truly yours, i~ ~ . KAZU HAYASHIDA Director of Transportation BENJAMIN J. CAVETANO ~ e r y KAZU MAVASHIOA D7VERNOR ` ~ , ,rna : : DIRECTOR DEPUTY DIRECTORS BRIAN K. MINAAI ~ ` GLENN M. OKIMOTO ~'q+a, STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET HONOLULU, HAWAII 96813-5097 STP 8.9060 Apri126, 1999 i Ms. Virginia Goldstein ~ Director ~ Planning Department _ County of Hawaii 25 Aupuni Street - - Hilo, Hawaii 96720-4252 r.: Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 99-011) Applicant: Scott T. Nakahara Request: RS-10 to CV-7.5 TMK: 4-5-21: 60 Thank you for your transmittal requesting our comments on the subject application. The proposed zone change will not impact our State transportation facilities. We appreciate the opportunity to provide comments. Very truly yours, ~c KAZU HAYASHIDA Director of Transportation ~,a MOOERS ENTERPRISES P.O. Box 1 1 O 1 KAMUELA, HAWAII 96743 ~nq viii} ~ i';''i Ln l.:i May 28, 1999 Ms. Virginia Goldstein Director, Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: CHANGE OF ZONE REQUEST (REZ 99-011) RESIDENTIAL 10,000 S.F. TO VILLAGE COMMERCIAL 7,500 S.F. PETITIONER: DR SCOTT NAKAHARA TAX MAP KEY (3) 45-21:60 Dear Ms. Goldstein: We have received comments on the above application from the Department of Water Supply, Department of Transportation and the Department of Public Works and offer the following responses. Department of Water Supply: We are pleased that DWS has realized the error of their previous comments and now acknowledges that the applicant has a water commitment for proposed Lot "A" and water is available to both lots. The issue of fire flow has now been raised for this change of zone when it was not raised for the adjoining lot when that lot was re-zoned in 1991 by the same applicant for the same proposed use, that of a dental office. Because of ownership disputes on the adjoining lot the applicant is seeking to relocate his office to the subject property. We believe the existing 8" h.-.c Y .a~ front, .hc pr6j.::: f Call gCn.^.rate 1,SOOgp.;. and that :1v7: plus deSl~l featiirCS C~ audreS~ the issue of fire protection. I also note the fire department is located within 2,000 feet of the subject property. DWS states that "Extensive improvements and additions including source, storage, transmission, booster pumps and distribution facilities must be constructed." It is patently unfair to request this applicant to make such extensive improvements when design considerations can address the issue , of fire safety. We believe it is appropriate for us to work with the Fire Department to address the issue of fire safety. I have spoken to Chief Inspector Richard Kihara and he has indicated different scenarios by which he would determine that there is adequate fire flow. These include design features, materials, sprinklers and adequate fire extinguishers. We look forward to reviewing their comments on this application and working with them to address any concerns that they may have. EXHIBIT F PHONE: (808) 885.6839 , : ! FAX: (808) 885.1574 EMAIL" GMOOERS@IBM.NET Ms. Virginia Goldstein May 28, 1999 Page Two Department of Public Works: I have reviewed the comments with the applicant and we agee with their statements. In regazd to comment #6, I note that the existing roadway has been more than adequate to deal with the 10 to 15 patients per day that visit Dr. Nalcahaza's office. There is no record of any accidents or complaints about the traffic associated with the location of his practice on the adjoining parcel and we do not anticipate . Department of Transportation: I have reviewed these comments with the applicant and we offer the following response. We ages with comments #1 through #4 and #6. All plans associated with improvements within the State right-of--way will meet the requirements of DOT. We do not agree with comment #5. This pazcel has had direct access to Mamane Street for decades and that access has been used continuously. Please see the photogaphs that I included in the change of zone application. The storage building-shown was previously used as a fuel distribution center by Union Oil company. The dramatic Bade separation between lot "B" on Ohia Street and lot "A" on Mamane Street prevents any access between the two proposed lots. This applicant should not be required to now apply for an access that has existed and used for such an extended period of time. If you or your staff require additional information or have any questions about these responses, please contact me directly. Sinc rely, Greg Mooers President GRMsp