HomeMy WebLinkAbout15-052MAY 1 2 2015
Mr. Sidney M. Fuke
Planning Consultant
County of Hawai'i
WINDWARD PLANNING COMMISSION
Aupuni Center. 101 Pauahi Street, Suite 3 • Hilo, Hawai'i 96720
Phone (808) 961-8288 • Fax (808) 961-8742
100 Pauahi Street, Suite 212
Hilo, HI 96720
Dear Mr. Fuke:
Use Pennit Application (USE 15-000052)
Applicant: Yuri Matsuoka
Request: To Allow the Establishment of a Five-Bedroom Bed & Breakfast Operation Within
an Existing Dwelling
Tax Map Key: 2-2-036:036
The Windward Planning Commission, at its duly held public hearing on May 7, 2015, voted to
approve the above-referenced request to allow the establishment of a 5-bedroom bed and
breakfast operation within an existing single-family dwelling on 22,500 square feet of land. The
project site is situated at 665 Hinano Street, approximately 200 feet north of the Hinano Street
and Leilani Street intersection, Waiakea Houselots 1st Series, South Hilo, Hawai'i.
Approval of this pennit is subject to the following conditions:
1. The applicant, successor or assigns shall be responsible for complying with all
stated conditions of approval.
2. The applicant shall comply with all applicable requirements of Section 25-4-7 of
the Zoning Code, as amended by Ordinance No, 00 152, relating to Bed and
Breakfast Establishments.
3. The bed and breakfast operation shall be limited to the use of five (5) bedrooms
and a maximum of 10 guests per day.
4. The applicant shall comply with all applicable County, State and Federal laws,
rules, regulations and requirements.
Hawai'i County is an Equal Opportunity Provider and Employer
MAY 132015
Mr. Sidney M. Fuke
Planning Consultant
Page 2
Should any of these conditions not be met or substantially complied with in a
timely fashion, the Director may initiate procedures to revoke this Use Permit.
This approval does not, however, sanction the specific plans submitted with the application as
they may be subject to change given specific code and regulatory requirements of the affected
agencies.
Approval of this permit is based on the reasons given in the attached Planning Commission
Findings Report.
Should you have any questions, please contact Jeff Darrow of the Planning Department at
961-8158.
Myles iyasato, Ch' an
Wind d Planning ommission
L YMatsuokaUSEl5-052wpc
Enclosure: PC Findings Report
cc: Yuri Matsuoka
Department of Public Works
Department of Water Supply
County Real Property Tax Division -Hilo
State Department of Health
Mr. Gilbert Bailado
YURI MATSUOKA
COUNTY OF HAW AI'I
PLANNING COMMISSION FINDINGS
USE PERMIT APPLICATION NO. 15-000052
YURI MATSUOKA has submitted an application for a Use Pennit to allow the
establishment of a 5-bedroom bed and breakfast operation within an existing single-family
dwelling on 22,500 square feet of land within the County's Single-Family Residential-lO,OOO
square foot (RS-IO) zoned district. The property is located at 665 Hinano Street, approximately
200 feet north of the Hinano Street and Leilani Street intersection, Waiakea Houselots 1 st Series,
South Hilo, Hawai'i, TMK: 2-2-036:036.
The applicant is requesting a Use Permit to allow the establishment of a 5-bedroom bed
and breakfast operation within an existing 2-story, 5-bedroom single-family dwelling on 22,500
square feet of land within the Single-Family Residential-lO,OOO square foot (RS-lO) zoning
district. The site would be suitable for such a use given the residential ambiance of this area plus
the site's proximity to commercial retail areas, including restaurants with walking distance. The
allowance of the 5-bedroom bed and breakfast operation will help supplement the owner's
income and to enjoy the company of their guests.
In considering a Use Permit for any proposed use, Rule 7 of the Planning Commission
relating to Use Pennits, requires that such action confonn to the following guidelines:
A. The granting of the proposed use shall be consistent with the general purpose of
the zoned district, the intent and purpose of the Zoning Code and the County
General Plan;
B. The granting of the proposed use shall not be materially detrimental to the public
welfare nor cause substantial adverse impact to the community's character or to
surrounding properties; and
C. The granting of the proposed use shall not unreasonably burden public agencies to
provide roads and streets, sewers, water, drainage, school improvements, police
and fire protection and other related infrastructure.
The 5-bedroom bed and breakfast operation meets the guidelines for approval of a Use
Permit, for the reasons outlined below:
The granting of the proposed use shall be consistent with the general purpose of the
zoned district, the intent and purpose of the Zoning Code and the County General Plan.
The Use Permit process provides an avenue to review and analyze a proposed project on a case-
by-case basis relative to infrastructure and impacts on surrounding properties and existing uses,
as well as consistency with the goals and polices of the General Plan. According to the Zoning
Code, Single-Family Residential districts "provide for lower or low and medium density
residential use, for urban and suburban family life." This includes bed and breakfast operations,
which are considered accessory or subordinate to the principle use of the property as a residence.
The County Zoning Code, Section 25-4-7, provides guidelines for bed and breakfast operations.
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Based upon the applicant's representation, the bed and breakfast operation will meet with the
requirements of the Zoning Code, Section 25-4-7 (b), regarding bed and breakfast establishments.
Bed and breakfast accommodations are becoming increasingly popular with visitors to
the island, who seek a quieter, more authentic experience of local life. Bed and breakfast
businesses provide an economic opportunity for County residents, who can supplement their
incomes by sharing their homes with visitors. Recognizing this benefit, Ordinance No. 92-104
was originally passed by the County Council in 1992 (with amendments to the Zoning Code in
1996 and 2000), to allow for bed and breakfast operations. Restrictions and standards continue
to focus on the use remaining secondary to the principal use of the dwelling as a residence. On
residential zoned lands within a State Land Use Urban District, impacts from bed and breakfast
operations can be properly addressed and mitigated through the approval of a Use Permit.
The applicant is requesting to allow the establishment of a five-bedroom bed and
breakfast establishment within an existing 2-story, 5-bedroom, single-family dwelling on a
portion of a 22,500-square foot property. The owner(s) will reside within the existing dwelling
by converting an existing sewing room into a bedroom. The bed and breakfast will serve
breakfast and service a maximum of 10 guests per day. Adequate utilities and services are
available at the site. Thus, the bed and breakfast activities would be consistent with the general
purpose of the zoned district and the intent and purpose of the Zoning Code.
The General Plan designation for this area is Medium Density Urban, which allows for
village and neighborhood commercial and single family and multiple family residential and
related functions. As the proposed bed and breakfast operation will be established within an
existing single-family dwelling, the use should not alter the appearance or character of the
neighborhood, which is mainly made up of single-family residential dwellings.
The proposed bed and breakfast operation will complement the following goals, policies
and standards of the Economic and Land Use elements of the General Plan:
Economic Element
• Provide residents with opportunities to improve their quality of life through
economic development that enhances the County's natural and social
environments.
• Economic development and improvement shall be in balance with the physical,
social, and cultural environments of the island of Hawai'i.
• 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 an economic climate which provides its residents an opportunity for
choice of occupation.
• Encourage the development of a visitor industry that is consistent with the social,
physical, and economic goals of the residents of the County.
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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.
• Encourage the development and maintenance of communities meeting the needs
of its residents in balance with the physical and social environment.
Therefore, the bed and breakfast establishment would operate within the parameters of
being single-family residential in character, is consistent with the General Plan designation and is
in keeping with the goals, policies and standards of the General Plan.
The granting of the proposed use shall not be materially detrimental to the public
weHare nor cause substantial, adverse impact to the community's character or to
surrounding properties. The subject property is 22,500 square feet in size and is rectangular in
shape. It is located at 665 Hinano Street in the Waiakea Houselots area in Hilo. There is an
existing 2-story, 5-bedroom dwelling that was constructed in 1935. The surrounding area
consists mainly of urban residential uses along with some commercial uses. The dwelling and
parking areas can accommodate the bed and breakfast operation. Adequate public services and
facilities are also available to accommodate the proposed use. It is not anticipated that the
approval of this bed and breakfast operation will have a major impact in the community or on
other similar uses in the area.
The granting of the proposed use will not unreasonably burden public agencies to
provide roads and streets, sewer, water, drainage, school improvements, police and fire
protection and other related infrastructure. Access to the property is from Hinano Street,
which is a County road that has an approximately 20-foot pavement with grass shoulders within
a 40-foot right-of-way. There is adequate guest parking located on site. It is not anticipated that
guests of the bed and breakfast establishment will substantially increase traffic on the existing
roadways.
The property is serviced by County water. The dwelling is connected to the County
sewer line located within Hinano Street fronting the subject property. All other essential utilities
are available to the property. Fire and police services are available in Hilo. Lastly, a condition
will be added requiring the applicant to comply with all applicable County, State and Federal
laws, rules, regulations and requirements. Therefore, based on the above discussion, the granting
of the request will not unreasonably burden public agencies to provide needed services and
infrastructure.
In addition to the criteria for granting a Use Permit, the request is not contrary to
Chapter 205A, Hawai'i Revised Statutes, relating to Coastal Zone Management Area. The
property is not located within the Special Management Area and is approximately one mile from
the nearest coastline. There is no record of a designated public access to the shoreline or
mountain areas traversing the property. Due to the project site's distance from the shoreline, the
property will not impact any recreational resources, scenic and open space or visual resources,
coastal ecosystems and marine coastal resources.
The site has been cleared in the past and used residentially and it is unlikely that there are
any archaeological or cultural features on the property. The vegetation on the site is non-
cultivated species, including lawn grass, fern and anthurium plants.
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Lastly, this approval is made with the understanding that the applicant remains
responsible for complying with all other applicable governmental requirements in connection
with the approved use, prior to its commencement or establishment upon the subject property.
Additional governmental requirements may include the issuance of building pennits, the
installation of approved wastewater disposal systems, compliance with the Fire Code, installation
of improvements required by the American with Disabilities Act (ADA), among many others.
Compliance with all applicable govemmental requirements is a condition of this approval; failure
to comply with such requirements will be considered a violation that may result in enforcement
action by the Planning Department andlor the affected agencies.
Based on the above considerations, Use Permit No. 15-000052 is approved to allow the
establishment of a 5-bedroom bed and breakfast operation within an existing single-family
dwelling on 22,500 square feet of land within the County's Single-Family Residential-l0,000
square foot (RS-I0) zoned district. The property is located at 665 Hinano Street, approximately
200 feet north of the Hinano Street and Leilani Street intersection, Waiakea Houselots 1 st Series,
South Hilo, Hawai'i, TMK: 2-2-036:036.
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