HomeMy WebLinkAboutHilo Iron Works Environmental Report COUNTY ENVIRONMENTAL REPORT
FOR COUNTY REZONING REQUEST (Open to MCX-20)
MARTIN ANDERSON DECLARATION OF TRUST
NORMAN ABRAHAM PIIANAIA REVOCABLE LIVING TRUST
KAPOHO PROPERTIES LLC
HILO IRON WORKS, SOUTH HILO, HAWAII
TAX MAP KEY: (3) 2-2-001:024 , 030, 034, 019, 008, 017 & 018
I. INTRODUCTION
Martin Anderson Declaration of Trust, Norman Abraham Piianaia
Revocable Living Trust & Kapoho Properties LLC ("applicants") currently
owns the site known as the Hilo Iron Works. The Hilo Iron Works site
collectively sits on 3.29 acres of land ("Site"), identified by TMK: 2-2-001 :
024, 030, 034, 019, 008, 017 & 018. Existing improvements include
69,270 sq. ft. of office, and warehouse space ("Space").
Existing TMK info:
TMK# Land Size (sf) Building Size (sf) Year Built
(3)2-2-001-024 26,354 13,664 1919
(3)2-2-001-030 51,400 32,888 1919
(3)2-2-001-019 17,206 5,000 1960
(3)2-2-001-008 16,248 0
(3)2-2-001-017 9,609 9,494 1919
(3)2-2-001-018 17,068 6,736 1919
(3)2-2-001-034 5,314 1,488 1919
Total: 143,199 sf 69,270 sf
Or 3.29 acres
TMK# Land Building Tax Assessment Tax
(3)2-2-001-024 $304,400 $111,700 $416,100 $4,452
(3)2-2-001-030 $595,200 $474,900 $1,070,100 $11,450
(3)2-2-001-019 $198,700 $137,700 $336,400 $3,599
(3)2-2-001-008 $187,700 $0 $187,700 $2,008
(3)2-2-001-017 $111,000 $390,700 $501,700 $5,368
(3)2-2-001-018 $197,100 $42,100 $239,200 $2,559
(3)2-2-001-034 $61,400 $18,900 $80,300 $859
Total: $1,959,900 $1,175,000 $3,134,900 $30,295
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The Hilo Iron Works currently has 15 tenants and 95 employees that are
based at the site.
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II. PROJECT LOCATION
As noted above, the requested area consists of 3.29 acres and is located
along Bayfront Hwy and abuts the Wailoa Recreational State Park.
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III. PROJECT DESCRIPTION
A. Property Land Use History
The Amended Urban Renewal Plan (URP) outlined permitted uses of the
Hilo Iron Works site in the aftermath of the 1960 tsunami that devastated
the Kaiako's area. The "Limited Industrial" uses permitted under the URP
(and subsequently expanded in the Hawaii Redevelopment Agency's
Declaratory Order dated December 12, 1988) were intended as "interim"
uses for a term of 35 years, or until such time that adequate control
measures could be implemented to mitigate the effects of future tsunami.
No mitigation infrastructure has been put into place and the 35-year term
of the URP has expired. Upon the expiration of the URP, the permitted
uses for Hilo Iron Works has reverted to those of the property's current
OPEN zoning designation. While HCC 25-5-162, which lists the permitted
uses for the OPEN zoning district, does not reflect the current uses
occupying the Hilo Iron Works site, the Zoning Code does conditionally
permit nonconforming uses under HCC 25-1-5 and 25-4-61(a).
B. Project Concept and Components
Given the long-standing and continued presence of uses on the
property, the ownership of the Hilo Iron Works site would like to
request a change of zone to allow for conforming use that is also
consistent with the historical use of the site.
Existing improvements over the 7 parcels include 69,270 sf of
warehouse and office space. Concrete sidewalks, gutters and fire
hydrants are located on the Kamehameha Avenue frontage.
In conjunction with this rezoning application, the applicant has no plans
to expand the structure or make any substantial improvements to the
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structure. If anything, only interior renovations are contemplated to
accommodate future uses. However, any future planned uses and
their configuration within the structure is not known at this time.
To reiterate, no significant improvements are being contemplated in
tandem with this rezoning application. The rezoning is merely
designed to allow for conforming use of the existing structure. Should
there be improvements to the site other than to the interior of the
existing structure, the appropriate SMA Assessment will be submitted
for review. Thus, the SMA component of this application is limited only
to the legitimization (if necessary) of the existing uses of the Space.
C. Project Timetable and Cost
There are no plans to expand the building envelope of the space. All
units/lots/floor area are existing.
If required for any additional uses within the structure, the applicant
intends to secure the required permits, such as Plan Approval and
building permit.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject property is designated Urban. As such, no State Land
Use boundary amendment is required to accommodate the proposed
MCX-20 zoning request.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide
(LUPAG) map designates the site Industrial. As such, a General Plan
amendment to the LUPAG map would not be required.
Relative to the Industrial designation, the 2005 General Plan notes the
following "The MCX district allows a mix of some industrial uses with
commercial uses. The following areas are identified for industrial —
commercial mixed uses: Keaau (Gateway Center); Hawaiian Paradise
Park; Hilo Iron Works; Waiakea House lots; Kona Industrial
Subdivision and the adjacent area to the north: and Honokohau (south
of the existing Kaloko Industrial Subdivision).
C. Hilo Community Development Plan
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The Hilo CDP was adopted by the Planning Commission in 1975 over
25 years ago and intended to further define the General Plan and
provide short and middle range implementation strategies of the
General Plan. Since the adoption of the Hilo CDP, there have been
significant land developments in the City of Hilo, including the shopping
complexes in and around the Puainako/Kanoelehua Intersection,
expanded commercial uses near the University complexes and
commercial/industrial uses along the southern portion of the Waiakea
Houselots area. These developments render many of the CDP land
use concepts obsolete.
Although the document was reviewed by the County Council, the CDP
was never adopted by ordinance.
Given the somewhat obsolete planning assumptions reflected in the
1975 CDP, the governing document is the GP LUPAG map. Likewise,
the County Charter requires all change of zones to be consistent with
the designation in the General Plan. In this case, the GP LUPAG
designation is Industrial, and thus, the requested MCX zoning would
be consistent with that designation.
D. County Zoning
The County zoning of the requested area is OPEN. If the subject
request were approved, all related land use and development codes
such as Plan Approval, parking, landscaping, fire, ADA, and the like
would be complied with by the applicant.
E. Other Permitting Considerations
The site is located within the County Special Management Area (SMA).
As noted earlier, no improvements are being contemplated in tandem
with this rezoning application. The rezoning is merely designed to
allow for conforming use of the existing structure. Should there be
improvements to the site other than to the interior of the existing
structure, the appropriate SMA Assessment will be submitted for
review. Thus, the SMA component of this application is limited only to
the legitimization (if necessary) of the existing uses of the Space.
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
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The 3.29-acre site is irregular in shape. It fronts to Kamehameha
Avenue along the eastern boundary at about 490' of frontage.
According to the Department of Transportation Highways Division the
following Right of Way Map shows that the street frontage along the
Kamehameha Avenue is available for access. The existing exit and
entrance driveway to Kamehameha Avenue is within this allowed
access and is located on the North East corner of the Hilo Iron Works.
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The site is estimated to be just under 500 feet from the coastline.
All land abutting the subject site are zoned OPEN.
B. Climate, Soil and Topography
According to the Hawaii Statewide GIS program (Hawaii State Office of
Planning) the three closest rain gauges in this area report an average
annual rainfall between 127.7 to 137.8 inches. The average daily
temperature ranges from a minimum of 66 degrees to 81 degrees
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Fahrenheit. Wind patterns are generally easterly during the day and
westerly during the evenings.
According to the US Department of Agricultural Soil Conservation
Service, the site is classified to be Opihikao Series (2-20% Slope). This
very shallow, organic soil is partially used for farming and pasture. The
soil has a very high-water holding capacity. Fast permeability in
organic top 3 inches, but slow permeability below due to pahoehoe
lava bedrock. Susceptible to runoff due to poor drainage. Soil is moist
for majority of the year.
Under the Agricultural Lands of Importance to the State of Hawaii
(ALISH) classification system, the site is classified as "Urban".
C. Natural Hazards
1. Drainage
The Federal Flood Insurance Rate Map (FIRM) identifies the
Site to be within Zone VE — Coastal flood with velocity hazard
(wave action) with the base elevation determined.
In the event improvements are contemplated, the appropriate
SMA and related permits will be secured.
The existing improvements already includes approved drywells
to address the added level of impervious surface resulting from
the improvements and its parking area. With the existing on-site
drainage improvements, all potential drainage and/or flooding
issues have already been reasonably addressed and mitigated.
2. Tsunami Hazard
The site is within the Civil Defense's Tsunami Evacuation Zone.
Appropriate signage and related internal warning system will be
provided to guests and employees of the site, like other
establishments within the evacuation zone. Thus, with the Civil
Defense warning system plus the internal protocols, reasonable
measures for protection will be in place.
3. Volcanic and Earthquake Hazards
According to the United States Geological Survey maps, the
project site is located within Lava Flow Hazard Zone 3, on a
scale of ascending risks 9 to 1 . The entire City of Hilo falls in
the Zone 3 category. There is very little that can be done to
protect structures and improvements on the site from lava flows.
Relative to protection of life, however, this would be achieved
through the evacuation routes and warning systems provided by
the County Civil Defense agency. Such notices will be
prominently placed within office building.
The Building Code designates the entire island of Hawaii
Earthquake Zone "D" and contains certain structural
requirements to address the relative seismic hazard. While no
new structures are being contemplated for this application, in
the event new structures and/or improvements are made, they
would have to comply with this standard.
D. Floral Resources
Although there was no professional survey conducted of the floral
resources of the site, the applicant does not believe that rare or
endangered floral resources are likely to be found within or proximate
to the subject site.
Minimal landscaping was introduced in conjunction with the
development of the space. These include palm trees and porticarpas
trees for landscape buffering.
E. Faunal Resources
As with the description of the site's floral resources, no professional
faunal survey was done of the subject area. In historical times, the site
was used industrially. The area has thus been considerably disturbed.
Nonetheless, the faunal resources should be somewhat typical of other
developed areas. One may thus find bird species such as the Spotted
Dove, Japanese White-eye, House Finch, Common Myna, various
types of goose, various types of ducks and the like. Domestic animals
such as cats, and other animals like rats and mongoose are also
common.
None of these are endangered animals. As such, it is unlikely that the
development of this property would cause any adverse faunal impacts.
F. Historic/Cultural/Archaeological Resources
Because of the developed state of the subject site, no commissioned
archaeological survey of the site was made for the Hilo Iron Works.
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There are no known traditional and customary native Hawaiian rights
that are exercised in the area.
G. Valued Cultural Resources
The recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai
O Ka'Aina"decisions require decision-makers to consider a project's
impact to native Hawaiian gathering and fishing rights. Specifically,
there must be a discussion of the cultural, historical, and natural
resources and associated traditional and customary practices of this
site and the impact of this project to these resources and practices.
In this situation, the subject site is not adjacent to the shoreline.
Furthermore, there are no known endemic or threatened plants on the
site. The applicant notes that since owning this property, it has not
observed any native Hawaiians gathering plants within or proximate to
the subject site. As such, it would appear very unlikely that the site
would serve such purpose today and/or in the recent past.
Nonetheless, if legitimate claims are made, the applicant will make the
appropriate access accommodations.
Based on the above, it does not appear that the project would have
any potential adverse impacts relating to native Hawaiian cultural and
historical resources and/or practices.
H. Water and Coastal Resources
The subject site is not a coastal property; however, it is located
adjacent the Wailoa River State Recreation Area. As such, there is the
understandable issue of runoff and sedimentation associated with the
construction and operation of the project. The construction of
buildings, parking areas, and other impermeable surfaces could also
have a potential long-term impact.
However, in this instance, the site is already developed, and, for the
purpose of this application, no additional external improvements are
being planned. When initially developed, the matter of drainage and
inadvertent runoff into the ground was addressed and accommodated.
In the event additional structures or external improvements are
proposed, they will be required to seek appropriate land use (SMA)
permit and construction permits.
I. Noise, Air Quality, and Dust
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The existing background ambient noise level in this area is mainly
traffic along Kamehameha Avenue.
All adjacent properties to the site are vacant parcels and therefore,
noise — be it from future construction activity - emanating from the
subject site should have minimal disturbances to adjoining properties.
Notwithstanding potential future construction-related noise impacts,
work will be limited to daylight hours and on weekdays. Contractors
will also be required to comply with established State Department of
Health guidelines and standards relating to noise and emission
controls.
The proposed rezoning should not generate any direct air quality
impacts. As the project itself is not expected to have uses that
generate adverse air pollutants, the only discernible air quality impact
would be associated with vehicular traffic to and from the site. Higher
EPA standards for vehicular air emissions and the prevailing trade
winds helps to mitigate these issues.
The parking area within the project site has been paved with an all-
weather, dust free surface. Landscaping already exists.
Considering the rezoning it to create conforming rather than a non-
conforming use this should not create any additional impact for noise,
air quality, and dust then what already exists.
J. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites or
areas listed as scenic resources. The subject site is not listed as a
scenic site. However, the views of the coast and Mauna Kea and
Mauna Loa Mountains are indirectly referenced.
From a viewplane perspective, the subject site is situated between the
Wailoa Recreational State Park and Kamehameha Avenue. Hilo Bay
is visible from the site, however, considering the vacant parcels
surround the area, along with the level topography, the site is not
considered to interfere with the coastal view.
The site has vacant parcels between it and the coast. Therefore, it will
not have an affect on views of Mauna Kea and Mauna Loa.
VI. SOCIAL AND RELATED CONSIDERATIONS
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A. Surrounding Land Uses
The site is over 250' from the nearest improved property which is the
storage shed at the Wailoa Boat Harbor to the south of the site. The
State of Hawaii Division of Aquatics Resources (DAR) has an
improved lot approximately 300' west of the site in which research is
conducted. In the past DAR has used the Hilo Iron Works for
accessory office use and research use.
Because of its relative physical isolation, the requested zoning should
have little or no impact to the general land use patterns in this area.
B. Economic Impacts
Considering the rezoning is to create conforming rather than a non-
conforming use this will create more economic stability for the site.
As it works now, a non-conforming use needs to be approved by the
Planning Director. This discretion creates uncertainty for the
landowner as the Planning Director is an appointed position that could
change at any time.
Due to the uncertainty, this leads to impacts for financing and on
acquiring tenants which are both integral to maintaining commercial
and industrial properties.
The impact can be seen in the incomplete revitalization of the site.
Portions of the site need repair but without the ability to finance or to
attract a tenant to invest in the property it creates a difficult situation for
the landowner.
By approving the rezoning of the property, it will take the uncertainty
out of the picture. Tenants would now have more confidence
planning/investing in a site that the use is no longer in question. More
confidence would also expand the demand from available tenants
which would allow the landowner to find the highest & best use for the
site. The highest and best use is the foundation which market values
rests.
VII. INFRASTRUCTURE CONSIDERATIONS
A. Road and Traffic
A traffic impact analysis report was conducted on June 19, 2019 and
prepared by SSFM International (attached). The report states
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"Yamanaka Enterprises Inc plans to keep the existing building and
existing businesses, which would keep traffic levels essentially
unchanged".
B. Water
Water to the site is already being provided by the County Department
of Water Supply. There is a 6-inch waterline fronting to parcel 30.
Currently 1 water meter services the site. Due to the subject site
having 7 parcels, a water meter for each parcel is available. No
additional water service is being requested for this rezoning.
C. Wastewater
According to the Hawaii County sewer network map a gravity main is
located adjacent the site and the site is currently connected to sewer.
D. Solid Waste
As is the current practice today, solid waste will be handled by
commercial haulers who will dispose of the refuse at the authorized
county landfill. As no further land clearing or improvements are
needed for this project, there should be little, or no significant issues
associated with construction and/or vegetative waste.
E. Other Government Services
As this area is already part of an urban area, it already has access to
several services. All the required police, fire, and related services are
available. Police protective services are provided from the Hilo station,
less than 1 .0 miles Southwest from the subject area. The Central Fire
station is located approximately 1 .0 miles West of the site. The
Waiakea Fire Station is located approximately 0.90 miles East of the
site. Fire hydrants are located on site.
The Hilo Medical Center is located about two (2) miles from the subject
site. This facility is one of five (5) licensed hospitals on the island.
As this project is a commercial one, it should have little or no direct
impacts to schools, parks, and other related facilities. As the project
may indirectly generate a school demand, it should be noted that the
site is proximate to several schools, such as Ha'aheo Hilo Union, and
Kapiolani elementary schools; and the Hilo High and Intermediate
School complex. There are also numerous public parks in this general
area.
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Thus, no extension of government services would be required, and
existing facilities should be enough to accommodate the demand
expected from this project
F. Other Utilities
All other utilities such as telephone and electrical services are available
to the site.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short-Term Uses of Environment
and Maintenance and Enhancement of Long-Term Productivity
The short-term use of the site would be the same as the current use.
The rezoning is merely designed to allow for conforming use of the
existing structure.
This project should not result in any significantly adverse short or long-
term impacts that cannot be properly mitigated. There will be direct
economic benefits resulting from the site being utilized at its highest
and best use.
Because of its location, this project will be more reasonably accessible
to the immediate neighborhoods, as well as the East Hawaii region.
The required infrastructure already exists and if additional
improvements are required, they can and will be implemented by the
applicant.
B. Irreversible and Irretrievable Commitment of Resources
The area of the requested rezoning has already been extensively
disturbed. As such, the commitment of natural or other resources
(such as archaeological, botanical, and avifaunal) would not appear to
be significant.
C. Mitigative Measures
The intended use of the site will not be changed as the rezoning is
merely designed to allow for conforming use of the existing structure.
As noted earlier, all on-site drainage system, landscaping, water, and
wastewater improvements already are in place.
If any inadvertent cultural or archaeological discoveries are made
during any phase of this rezoning process the owners will complete the
work required.
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D. Alternatives to the Proposed Project
1. No Rezoning
Under the status quo alternative, the site would remain in its
current underdeveloped state. Under this scenario, the site
would not be utilized to its highest and best use, as envisioned
by the General Plan and the commercial growth of the general
area.
2. Evaluation of Alternatives
Leaving the property in its current state would not maximize the
existing site and its infrastructure based on the existing OPEN
zone. The leads to diminished tax revenues and fewer services
to the public.
In view of the aforementioned, the alternative would not be more
prudent and beneficial than the requested MCX zoning
alternative.
IX. REGULATORY ANALYSIS - County and State Land Use Policies
A. General Plan LUPAG Map
The General Plan provides for the long-range comprehensive
development of the island of Hawaii. It provides direction for balanced
growth in the County.
A broad-brush interpretation of the LUPAG map suggests that the subject
area is part of the Industrial. It is a designation that allows the requested
MCX zoning. Accordingly, this request would be consistent with the
LUPAG map.
B. General Plan Policies
The requested zoning would be consistent with the pertinent goals,
policies, and standards of the Land Use and Economic Elements of the
General Plan.
1. Land Use Element (Industrial & Commercial)
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a. Goals: The stated goals are:
• (Industrial) Designate and allocate industrial areas in
appropriate proportions and in keeping with the social, cultural,
and physical environments of the County.
• (Industrial) Promote and encourage the rehabilitation of
industrial areas that are serviced by basic community facilities
and utilities.
• (Commercial) Provide for commercial developments that
maximize convenience to users.
• (Commercial) Provide commercial developments that
complement the overall pattern of transportation and land usage
within the island's regions, communities, and neighborhoods.
b. Policies: The stated policies are:
• (Industrial) Industrial-commercial mixed-use districts shall be
provided in appropriate locations.
• (Industrial) Locate industrial areas convenient to transportation
facilities and provide a variety of industrial zoned districts and lot
sizes, depending on the needs of the industries and the
communities.
• (Commercial) Distribution of commercial areas shall meet the
demands of neighborhood, community and regional needs.
c. Standards: The stated standards are:
• (Industrial) Industrial development shall maintain or improve the
quality of the present environment.
• (Industrial) Topography of industrial land shall be reasonably
level.
• (Industrial) Industrial development shall be conveniently located
to its labor resource.
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d. Courses of Action (— South Hilo):
• (Industrial) Industrial-commercial mixed-use districts may be
provided at appropriate locations.
• (Commercial) Appropriately located commercial zoned lands
shall be allocated as the need arises.
DISCUSSION
While implementing the Industrial designation of the General Plan
LUPAG map, the request would also be consistent with the goals,
policies, and standards.
The site will not have any adverse environmental impacts in the form of
floral and faunal resources. Further, no known archaeological and
cultural concerns exist that cannot be mitigated in a reasonable
manner.
All the required infrastructure is available.
2. Economic Element
a. Goals: The stated pertinent goals are:
• Strive for diversity and stability in the economic system.
• Provide an economic environment that allows new, expanded,
or improved economic opportunities that are compatible with the
County's cultural, natural and social environment.
• Strive for diversification of the economy by strengthening
existing industries and attracting new endeavors.
• Strive for an economic climate that provides its residents an
opportunity for choice of occupation.
b. Policies: The stated pertinent policies are:
• Identify the needs of the business community and take actions
that are necessary to improve the business climate.
• The land, water, air, sea, and people shall be considered as
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essential resources for present and future generations and
should be protected and enhanced through the use of economic
incentives.
• Identify and encourage primary industries that are consistent
with the social, physical, and economic goals of the residents of
the County.
• Promote a distinctive identity for the island of Hawaii to enable
government, business and travel industries to promote the
County of Hawaii as an entity unique within the State of Hawaii.
• Encourage the health/wellness industry.
• Encourage new industries that provide favorable benefit-cost
relationships to the people of the County. Benefit-cost
relationships include more than fiscal considerations.
Discussion
1965: Section C-2-a-(2) of the Amended Urban Renewal Plan
(1965): "The land uses permitted in the open areas shall be limited
to Limited Commercial and Limited Industrial, as specifically
designated and shown on the Land Use Map."
A review of the Land Use Map, clearly indicates that the entire area
occupied by Hilo Iron Works is designated as limited industrial.
Limited Industrial Uses: "The only industrial uses permitted within
the Project Area shall be the Honolulu Iron Works operations and
the commercial fishing and related activities and operations such as
storage, auction, ice plant, moorage, boat drydock, service and
repair, commercial fishing suppliers. Certain incidental commercial
uses such as seafood restaurant, sport fishing suppliers and other
such "fisherman's wharf' type activities and uses shall be permitted
within the fishing industry area, and equipment sales, display and
merchandising activities shall be permitted within the Honolulu Iron
Works industrial area".
The Owner Development Agreement [section 4(b)] by and between
the Hawaii Redevelopment Agency and Theo H. Davies & Co.
predecessor in interest, Ward Foods, Inc., further indicates that the
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Land Use Map should be consulted to determine the uses of the
area.
1975: The 1975 Hilo Community Development Plan (CDP) lists 6
recommendations for allocating industrial land:
- Availability of large, relatively flat and developable land
which has expansion potential for industrial use beyond the
period of this plan, but which does not encroach appreciably
on agriculturally suitable lands or into areas which are more
suitable for other urban uses.
- Accessibility to port facilities for import and export of fuel and
materials.
- Accessibility to the airport for shipment of goods.
- Good road access to living areas or employees and to the
commercial and financial facilities of Hilo
- Availability, at economic cost, of utility systems — electrical
power, water supply and sewerage.
- Compatibility with nearby land uses, with any noxious
industrial uses buffered from residential and other urban
activities.
The Hilo Iron Works site meets all 6 recommendations.
1983: Letter dated 05/04/1983 from Chris Yuen (Deputy
Corporation Counsel) to Laurence Capellas (Manager Hawaii
Redevelopment Agency)
"The original Urban Renewal Plan for Kaiko'o prepared after the
1960 tsunami has the HIW within the "Open" area. HIW was a
"Temporary Non-conforming Use." Under the original plan, HIW
could either:
(1) accept the condemnation award from HRA and relocate,
(2) continue as a temporary nonconforming use.
Option (1) was very unattractive to HIW because of high relocation
costs.
Option (2) was also unacceptable because, as a temporary
nonconforming use, HIW would not be allowed to carry out the
substantial renovations necessary to modernize their operations.
HIW, therefore, asked to be deleted from the Plan or have the Plan
amended.
HRA was sympathetic to HIW's problems, and the Plan was
amended to its present language in order to accommodate HIW.
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It is clear that the intent of the Amended Plan was to allow HIW to
continue its industrial operations as they existed in 1965. Some
modernization and renovation are allowed, but the operations
should be of substantially the same type as existing in the mid
1960's.
2005: The 2005 County of Hawaii General Plan (GP) included an
amendment that changed the GP designation for the site from
Open to Industrial.
It further states in the Industrial Introduction and Analysis that "The
MCX district allows a mix of some industrial uses with commercial
uses. The following areas are identified for industrial-commercial
uses: Keaau (Gateway Center); Hawaiian Paradise Park; Hilo Iron
Works; Waiakea Houselots; Kona Industrial Subdivision and the
adjacent area to the north; and Honokohau (south of the existing
Kaloko Industrial Subdivision)."
It further states in section 14.4.2 Goals (a) Designate and allocate
industrial areas in appropriate proportions and in keeping with the
social, cultural, and physical environments of the County (b)
Promote and encourage the rehabilitation of industrial areas that
are services by basic community facilities and utilities and in the
South Hilo area, section 14.4.5.2.2 Courses of Action (e) Industrial-
commercial mixed use districts may be provided at appropriate
locations.
Much of this has been covered above. Nonetheless, to amplify on
it, because of its location, the project should complement and
strengthen the Downtown portion of the City of Hilo.
Its location is ideal to service the surrounding and particularly the
City of Hilo. Its location is also very accessible to the community
workforce.
Relatedly, all required infrastructures are there or, if not, will be
proportionately provided by the applicant without taxing
government's servicing ability. As the plan is to utilize the existing
site, there are no on-site environmental or cultural constraints.
3. Other Elements
There are other pertinent policies that are applicable to this project.
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Solar and/or photovoltaic systems may be implemented in the future.
Maintaining and improving the quality of the environment is important
to the success of this project. The General Plan identifies five (5)
areas of environmental concerns - air pollution, water quality, soil
pollution, solid waste disposal, and noise pollution. As proposed, the
project would not be violative of any of those objectives.
Aside from vehicular transmission, air pollution associated with the
project should be negligible.
If necessary, a solid waste management plan could be prepared,
although the current management system would continue. This is to
re-cyle those items that could be re-cyled and having other trash
disposed off at authorized County landfills by commercial haulers.
The site is fairly isolated and thus, any noise impact to surrounding
areas would be negligible, if at all.
The drainage system has been designed and constructed in a manner
that minimizes the volume of surface runoff generated by this
development.
Relative to historic sites, there are none.
Being fully disturbed and within an urban environment, the prospects of
the site serving as a habitat for rare or endangered plant or animal life
appear remote.
The General Plan also emphasizes that developments be mindful of an
area's natural beauty. In this situation, the Center has been
developed in a manner where it blends with the existing terrain and
enhances the natural environment through the introduction of
landscaping; building heights; color schemes, and the like.
There will be little impact to public facilities. The roadway and related
infrastructure system — such as water - to the project site already exist.
Likewise, schools and other public facilities are also located proximate
to the site, most of them being less than one (1) mile away.
C. Hilo Community Development Plan ("CDP")
This has been somewhat covered in section above. However, it bears
repeating that the Hilo CDP has been rendered obsolete by virtue of its
age (41 years ago) and the significant land developments in the City of
Hilo, including the shopping complexes in and around the
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Puainako/Kanoelehua Intersection, expanded commercial uses near the
University complexes and commercial/industrial uses along the southern
portion of the Waiakea Houselots area.
Given the somewhat obsolete planning assumptions reflected in the 1975
CDP, the governing document is the GP LUPAG map. Likewise, the
County Charter requires all change of zones to be consistent with the
designation in the General Plan. In this case, the GP LUPAG designation
is Resort, and thus, the requested V-10 zoning would be consistent with
that designation.
D. Zoning
If the request were approved, the site — and the space - would have
continued use as an office and limited industrial warehouse space. The
structure and associated improvements were developed consistent with
the County Zoning Code. No variances from the Code were needed.
E. Special Management Area Objectives
To reiterate, no significant improvements are being contemplated in
tandem with this rezoning application. The rezoning is merely designed
to allow for conforming use of the existing structure. Should there be
improvements to the site other than to the interior of the existing structure,
the appropriate SMA Assessment will be submitted for review. Thus, the
SMA component of this application is limited only to the legitimization (if
necessary) of the existing uses of the Space.
According to public information available at the Planning Department. The
following records indicate when the SMA was exempt:
1. Final Plan Approval dated 09/04/1996 for Building Alteration/Replace
Existing Awning.
2. Building Permit (011630) application dated 11/07/2001 for tenant
improvement from retail to office unit— demo existing walls.
3. Special Management Area Assessment Application dated 10/27/2004
for proposed installation of framing and siding for a portion of the
existing structure.
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