HomeMy WebLinkAboutPD BACKGROUND REPORT (REZ-21-000243)BHsorronWorksRez_3 2o2i
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
MARTIN ANDERSON DECLARATION OF TRUST,NORMAN ABRAHAM PI`IANAIA
REV. LIV.TRUST,AND KAPOHO PROPERTIES,LLC
CHANGE OF ZONE APPLICATION (REZ 21-000243)
MARTIN ANDERSON DECLARATION OF TRUST,NORMAN ABRAHAM PI`IANAIA
REV. LIV. TRUST, AND KAPOHO PROPERTIES, LLC have submitted an application for
a Change of Zone from an Open (0) zoning district to an Industrial-Commercial Mixed Use-
20,000 square feet (MCX-20) zoning district for 3.29 acres of land. The subject parcels are
situated at the old Hilo Iron Works property located at 1280 Kamehameha Avenue, Pi`opi`o,
South Hilo District, Hawai`i,TMK's: (3)2-2-001:008, 017-019,024, 030, & 034.
PROPOSED ACTION
1. Applicant's Request: The applicants are requesting a Change of Zone from an Open (0)
zoning district to an Industrial-Commercial Mixed Use-20,000 square feet (MCX-20)
zoning district for 3.29 acres of land that includes seven (7) separate parcels. In order to
accommodate the rezone request to MCX-20 the applicants have proposed a
consolidation and resubdivision from the existing 7 parcels into 4 separate parcels with
the required 20,000 square feet of area. The proposed MCX-20 zoning designation would
allow up to seven parcels, 20,000 square feet in size,but due to constraints from existing
development that cross existing property lines, as well as setback and other development
requirements, a maximum of four (4) parcels are being created. According to the Zoning
Code, the purpose of the Industrial-Commercial Mixed Use zoning district is to allow
mixing of some industrial uses with commercial uses. The intent of this district is to
provide for areas of diversified businesses and employment opportunities by permitting a
broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy
environments. Requirements for establishing a land use in the MCX district, including a
list of the variety of permitted uses, are shown in Section 25-5-130 to 25-5-138 of the
Zoning Code. (Planning Department Exhibit 1 - Zoning Code Requirements for
Industrial-Commercial Mixed-Use Districts).
2. Objectives of the Request: If the change of zone is approved, the applicant's current
proposed project includes plans to consolidate and re-subdivide the 329-acre project site
into four (4) separate parcels that include more than 20,000 square feet of land area in
order to accommodate the rezoning request to the MCX-20 zoning district. The applicant
has stated that there are no immediate plans for construction or additional development
upon approval of the rezone request. The intent of the proposed action is to allow for
more certainty when trying to lease to potential tenants and to allow for financing to be
more readily available, creating more economic stability for the site which will permit
better maintenance ofthe site and structures.
3. Construction Timetable and Cost: There are no plans to expand the building envelope
of the project site. All units, lots and floor areas are existing and will remain. Costs for
this project include the consolidation and resubdivision and the permit process. No cost
estimate was provided by the applicant.
4. Landowner: Martin Anderson Declaration of Trust, Norman Abraham Piianaia Rev.
Liv. Trust, And Kapoho Properties, LLC.
5. Supportive Information: The applicant has submitted the attached in support of the
request: (Planning Department Exhibit 2 - Change of Zone Application dated
01/07/2020 and P.D.Exhibit 3-January 5,2021 letter from Applicant)
STATE AND COUNTY PLANS
6. State Land Use District: Urban.
7. Project Area 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. The
Limited Industrial"uses permitted under the URP 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 tsunamis. No mitigation infrastructure has ever been built
and the 35-year term of the URP has expired. Upon the expiration of the URP, the
permitted uses at the Hilo Iron Works site reverted back to uses allowed within the Open
zoning district which does not reflect the current uses occupying the Hilo Iron Works
site.
8. Banyan Drive Hawaii Redevelopment Agency (BDHRA): According to the
conceptual master plan created by the Banyan Drive Hawaii Redevelopment Agency the
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project site is designated "industrial/commercial" (Planning Dept. Exhibit 4—Scenario
2 Conceptual Master Plan map,2016)
9. General Plan Designation: Industrial (ind). Regarding the industrial LUPAG
designation,the 2005 General Plan notes the following"The MCXdistrict allows a mix of
some industrial uses with commercial uses. The following areas are identified for
industrial-commercial mixed uses...Hilo Iron Works...". For reference, the General Plan
states the Industrial designation includes uses such as manufacturing and processing,
wholesaling, large storage and transportation facilities, light industrial and industrial-
commercial uses.
10. County Zoning: Open; Open zoning is typically reserved for recreational areas, historic
sites, and open shoreline areas indicating that the current uses on the site (i.e..,
commercial and light industrial) are non-conforming under the current zoning
designation.
11. Special Management Area (SMA): The property is situated within the Special
Management Area and is approximately 500 feet from the shoreline. At this time, no
proposed improvements are planned; however, any future improvements to the property,
including interior renovations, will require review by the Planning Department against
SMA laws for appropriate permitting and/or approval.
DESCRIPTION OF PROPERTIES AND SURROUNDING AREA
12. Subject Property: The project site is irregularly shaped and is accessed via
Kamehameha Avenue along the northern boundary of the project site. The seven (7)
separate TMKs that make up the project site are as follows: (3) 2-2-001:024 is 26,354
square feet(sq. ft.); (3) 2-2-001:030 is 51,400 sq. ft.; (3)2-2-001:019 is 17,206 sq. ft.; (3)
2-2-001:008 is 16,248 sq. ft.; (3) 2-2-001:017 is 9,609 sq. ft.; (3) 2-2-001:018 is 17,068
sq. ft. and (3)2-2-001:034 is 5,314 sq. ft. It is currently developed with a number of large
commercial/office-type and warehouse-type buildings including the historic Hilo Iron
Works building which was constructed in 1919; development of additional buildings
occurred in the 1980s and 1990s with approved improvements occurring up into the
2000's. Existing paved parking areas, covered walkways and other appurtenances (small
work sheds, storage) are also located within the project site. The project site is considered
fully developed with little to no landscaping or lawn areas other than a grass area on the
3-
eastern-makai side of the project site.
13. Surrounding Zoning/Land Uses: The project site is bounded to the south and east by
the Wailoa River which empties into Hilo Bay, crossing ICamehameha Avenue. To the
west of the project site is a 1.89-acre parcel owned by the State of Hawaii that has been
developed for the DLNR Division of Aquatic Resources (DAR) with buildings, parking,
and fencing that is within the Urban State Land Use District and within the County of
Hawaii Open zoning district. Additionally, the Wailoa River State Park is also west of
the project site, but not adjacent. The majority of the areas surrounding the project site
are zoned"Open"by the County of Hawaii and designated as "Open" within the General
Plan LUPAG map.
14. ALISH: Urban
15. Land Study Bureau's Detailed Land Classification System: Unclassified
16. U.S. Soil Survey: According to the US Dept. of Agriculture, the site is classified to be
within the Opihikao Series which is very shallow, organic soils partially used for fanning
and pasture.
17. Flood Zone: The FEMA FIRM map identifies the project site to be within Flood Zone
VE which is currently denoted as "coastal areas with a 1%or greater chance offlooding
and an additional hazard associated with storm waves."
18. Flora/Fauna Resources: Although there was no professional survey conducted of the
floral resources of the project site,the applicant does not believe that any rare, threatened,
or endangered floral resources are likely to be found within the project site. Most of the
site has been developed with buildings, parking and other structures, and minimal
landscaping was introduced in conjunction with the development of the project site,
however, these included palm and other typical landscaping trees. As with the floral
resources of the project site, no formal survey of the sites faunal resources was
conducted. Since the development of the Hilo Iron Works building in 1919 the site has
been developed and used for industrial purposes with the entire site considerably
disturbed and developed. The applicant does state that faunal resources should be
somewhat typical of other developed sites near the shoreline. Common and non-native
birds are common (i.e., Japanese white-eye, myna and spotted dove) as are common
domestic animals such as rats,mongoose, and cats.
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19. Archaeological, Historic, Cultural Resources: Because of the developed nature of the
project site, no professional archeological survey of the site was commissioned. The
applicant states that there are no known traditional and customary native Hawaiian rights
that are exercised within the project site. Regarding cultural resources, the project site is
not adjacent to the shoreline; however, it does border the Wailoa River and is nearby the
Wailoa River State Park. Additionally, there are no native Hawaiian plants or other
objects that could, or would be, gathered from the project site. The applicant has noted
that since owning the property, they have not observed any native Hawaiians gathering or
request gathering of cultural objects. If legitimate gathering claims are made by native
Hawaiians, the applicant intends to respect and honor such claims and provide the legal
and necessary access within the site. According to a letter from the State Historic
Preservation Division (SHPD) no archeological inventory survey (AIS) has been
completed for the site. One (1) historic property, SIHP Site #50-10-35-30767 (Hilo Iron
Works Building), is located within the project area. However, SHPD states that the
historic building has been subjected to numerous renovations and alterations since its
construction in 1919, the most recent of which was conducted in 2002 for interior
alterations. Based on this information, SHPD's Ch. 6E determination was no historic
properties will be affected by the proposed rezone, and as such the HRS 6E historic
preservation review process is ended.
20. Public Access: There is no known public access to the mountain, shoreline or Wailoa
River that traverses through the project site.
21. Traffic: According to the applicant, a Traffic Impact Analysis Report (TIAR) for the
proposed rezone application was concluded on June 19, 2019 and prepared by an agent
for the applicant. AM and PM Peak Hour traffic counts were taken in April 2019 at the
Hilo Iron Works driveway and two other intersections. The total trips in and out of the
driveway were 15 vehicles in the AM Peak Hour and 27 vehicles in the PM Peak Hour. It
was determined that these trips do not significantly affect traffic on surrounding streets.
The stop-controlled driveway for Hilo Iron Works experiences minor delays for the "left-
in" movement during AM and PM peak hours for existing conditions. Delays for this
movement are not expected to get significantly worse in the future. The report concludes
that if some unused space within the project site is utilized in the future and more than 18
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vehicles per hour are generated in the AM peak hour or 32 vehicles per hour are
generated in the PM peak hour, additional analysis of the site traffic impacts should be
performed. However, the study indicates that a traffic increase of 1%per year from 2020
to 2035 would necessitate those additional traffic reviews and studies. It should be noted
that the Hawaii County Dept. of Public Works-Traffic Division had no comments or
concerns with the traffic study.
PUBLIC UTILITIES AND SERVICES
22. Access: The project site proposes to use the existing driveway that leads to Kamehameha
Avenue from the project site. Although the segment of Kamehameha Avenue fronting the
project site is under the jurisdiction of the County of Hawaii, it is part of the National
Highway System and therefore must employ State roadway design standards which are
managed by the State Dept. of Transportation. Currently all vehicles and vehicular traffic
access the project site via the existing entrance from Kamehameha Avenue. Since this
site is surrounded on two sides by a river, and the remaining side by a State-owned
parcel, there are no other access options for this site.
23. Water: Water to the project site is already being provided by the County Department of
Water Supply (DWS). There is an existing 6-inch and 12-inch waterline fronting the
project site along Kamehameha Avenue and according to the applicant there is one (1)
water mater servicing the existing parcels on site. According to DWS, water can be made
available from the existing 6-inch and 12-inch waterline within Kamehameha Avenue
which both front the subject parcel but may require additional meters to accommodate the
new parcels. The DWS did request that the applicant submit estimated maximum daily
water usage calculations for each new parcel, for review and approval. Additionally, the
DWS stated that the 12-inch waterline within Kamehameha Avenue is adequate to
provide the required 2,000 gallons per minute flow for fire protection, as per the
Department's Water System Standards but that the location of the fire hydrant was not
sufficient and may need to be relocated or a new hydrant installed.
24.Wastewater: Based on the Hawaii County sewer network map an existing gravity main
is located adjacent to the project site, however, according to the County Dept. of
Environmental Management (DEM)- Wastewater Division, the project may require
connection ofexisting and/or proposed structures to the public sewer in accordance with
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Section 21-5 of the Hawaii County Code. Additionally, DEM states they may require a
sewer study to determine of{sic} connection is adequate for proposed development.
25. Solid Waste: According to the applicant, solid waste will be handled through
commercial haulers who will continue to dispose of the refuse at the authorized County
landfill.
26. Essential Utilities and Services: As this property is within an existing urban area, it
already has access to several services, including police, fire, and related services.
Electric,telephone and intemet are available to the site.
AGENCIES' COMMENTS
27. Department of Public Works - Engineering: (Planning Department Exhibit 5 —
February 25,2020 Memo).
28. Department of Water Supply: (Planning Department Exhibit 6—February 26, 2020
Letter)
29. Department of Environmental Management: (Planning Department Exhibit 7 —
February 10,2020 Memo)
30. State Department of Transportation: (Planning Department Exhibit 8 — February
18,2020 Letter)
31. State Historic Preservation Division (SHPD): (Planning Department Exhibit 9 —
February 2,2020 Letter)
AGENCIES AND ORGANIZATIONS—NO COMMENT
32. DLNR — Land Division & Engineering Division; Fire Department; Police Department;
Department of Public Works—Traffic.
AGENCIES AND ORGANIZATIONS-NO RESPONSE
33. COH—Parks and Rec; State Dept. of Health.
PUBLIC COMMENTS
34. To date no public comments have been submitted to the Planning Department.
ZONING 25-5-128
Section 25-5-128. Other regulations.
a) Plan approval shall be required for all new structures and additions to existing
structures in the CV district, except for construction of one single-family dwelling
and any accessory buildings per lot.
h) Exceptions to the regulations for the CV district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 15; am 2015,
ord 15-33, sec 4.)
Division 13. MCX, Industrial-Commercial Mixed Districts.
Section 25-5-130. Purpose and applicability.
The purpose of the MCX(industrial-commercial mixed use) district is to allow
mixing of some industrial uses with commercial uses. The intent of this district is to
provide for areas of diversified businesses and employment opportunities by permitting
a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy
environments. This district is intended to promote and maintain a viable mix of light
industrial and commercial uses.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-131. Designation of MCX districts.
Each MCX (industrial-commercial mixed use) district shall be designated by the
symbol"MCX" followed by a number which indicates the minimum land area, in
number of thousands of square feet, required for each building site.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-132. Permitted uses.
a) The following uses shall be permitted in the MCX district:
1) Agricultural products processing, minor.
2) Amusement and recreation facilities, indoor.
3) Art galleries, museums.
4) Art studios.
5) Automobile sales and rentals.
6) Automobile service stations.
7) Bars, nightclubs and cabarets.
8) Broadcasting stations.
9) Business services.
10) Car washing.
11) Catering establishments.
12) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this m
Code. Q
13) Churches, temples and synagogues.
COC t
C ma
C S2X
a W
25-111
25-5-132 HAWAII COUNTY CODE
14) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the
cleaning agent.
15) Commercial parking lots and garages.
16) Community buildings, as permitted under section 25-4-11.
17) Convenience stores.
18) Crematoriums, funeral homes, funeral services, and mortuaries.
19) Data processing facilities.
20) Display rooms for products sold elsewhere.
21) Equipment sales and rental yards.
22) Farmers markets.
23) Financial institutions.
24) Food manufacturing and processing.
25) Home improvement centers.
26) Ice storage and dispensing facilities.
27) Kennels in sound-attenuated buildings.
28) Laboratories, medical and research.
29) Laundries.
30) Manufacturing, processing and packaging establishments, light.
31) Medical clinics.
32) Meeting facilities.
33) Model homes.
34) Motion picture and television production studios.
35) Offices.
36) Personal services.
37) Photographic processing.
38) Photography studios.
39) Plant nurseries.
40) Public uses and structures, as permitted under section 25-4-11.
41) Publishing plants for newspapers, books and magazines, printing shops,
cartographing, and duplicating processes such as blueprinting or photostating
shops.
42) Repair establishments, minor.
43) Restaurants.
44) Retail establishments.
45) Sales and service of machinery used in agricultural production.
46) Schools, business.
47) Schools, photography, art, music and dance.
48) Schools, vocational.
49) Self-storage facilities.
50) Telecommunications antennas, as permitted under section 25-4-12.
51) Temporary real estate offices, as permitted under section 25-4-8.
52) Theaters.
53) Utility substations, as permitted under section 25-4-11.
54) Veterinary establishments in sound-attenuated buildings.
25-112
ZONING 25-5-132
55) Warehousing.
56) Wholesaling and distribution operations.
b) In addition to those uses permitted under subsection(a) above, the following uses
may be permitted in the MCX district, provided that a use permit is issued for each
use:
1) Major outdoor amusement and recreation facilities.
2) Schools.
3) Yacht harbors and boating facilities.
c) Buildings and uses normally considered directly accessory to the uses permitted in
this section shall also be permitted in the MCX district.
1996, ord 96-160, sec 2; ratified April 6, 1999; am 2003, ord 03-113, sec 1; am 2011, ord
11-26, sec 3; am 2012, ord 12-28, sec 15.)
Section 25-5-133. Height limit.
The height limit in the MCX district shall be forty-five feet.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-134. Minimum building site area.
The minimum building site area in the MCX district shall be twenty thousand
square feet.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-135. Minimum building site average width.
Each building site in the MCX district shall have a minimum building site average
width of ninety feet.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-136. Minimum yards.
The minimum yards in the MCX district shall be as follows:
1) Front yards, twenty feet; and
2) Side and rear yards, none, except where the adjoining building site is in an
RS, RD, RM or RCX district. Where the side or rear property line adjoins the
side or rear yard of a building site in an RS, RD, RM or RCX zoned district,
there shall be a side or rear yard which conforms to the side or rear yard
requirements for dwelling use of the adjoining district.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-137. Landscaping of yards.
a) All front yards in the MCX district shall be landscaped, except for necessary access
drives and walkways.
b) Any required side or rear yard in the MCX district adjoining a building site in an
RS, RD, RM or RCX district, shall be landscaped with a screening hedge not less
than forty-two inches in height, within five feet of the property line, except for
necessary drives and walkways.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
25-113
25-5-138 HAWAYI COUNTY CODE
Section 25-5-138. Other regulations.
a) Plan approval shall be required for all new structures and additions to existing
structures in the MCX district.
b) Exceptions to the regulations for the MCX district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.)
Division 14. ML, Limited Industrial Districts.
Section 25-5-140. Purpose and applicability.
The ML(limited industrial) district applies to areas for business and industrial
uses which are generally in support of but not necessarily compatible with those
permissible activities and uses in other commercial districts.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-141. Designation of ML districts.
Each ML(limited industrial) district shall be designated by the symbol"ML"
followed by a number which indicates the minimum land area, in thousands of square
feet, required for each building site.
1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-142. Permitted uses.
a) The following uses shall be permitted in the ML district:
1) Agricultural products processing, minor.
2) Airfields, heliports and private landing strips.
3) Animal hospitals.
4) Animal quarantine stations.
5) Aquaculture activities.
6) Automobile and truck storage facilities.
7) Automobile and truck sales and rentals.
8) Automobile service stations.
9) Bakeries.
10) Bars.
11) Broadcasting stations.
12) Car washing.
13) Carpentry, hardwood products and furniture manufacturing and storage
establishments.
14) Catering establishments.
15) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
16) Churches, temples and synagogues.
17) Cleaning and dyeing plants.
25-114
CHANGE OF ZONE APPLICATION c
COUNTY OF HAWAII
PLANNING DEPARTMENT
Typ + egibly print the requested information)
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APPLICANT: Martin Anderson reit . Tv/ Norman Abraham Pill :ia '.A ' .i0Si1.'11', oPro: rhes LLC
APPLICANT'S SIGNAT DATE: 1/7/2•°2-
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7z°>-
r . n e
ADDRESS: 1266 Ka -ha. a Avenue Hilo HI 96 0
LIST APPLICANT'S INTEREST IF NOT OWNER: Naiiajer
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Vee Yamiss s, ( Pers;dtt)
PHONE:(Bus.) 808)935-9766 Res.) Fait)
LANDOWNER(S): Ma in Ande on D aration . Trus Norman Abrah: i a: v.Liv.Trust.: Ka:oho Pro:erties
LLC SI / 7j-
LANDOWNECNATUR^ES DATE:
W May be by ett r) ;
LANDOWNER(S)ADDRESS: 1266 Kamehameha Avenue,Hilo, HI 96720
REQUEST: OPEN TO MCX- Existing zoning)
Proposed Zoning)
TAX MAP KEY: 2-2-001:024, 030,034,019.008.017&018
STREET ADDRESS OF PROPERTY:1266 Kamehameha Avenue,Hilo,HI 96720
SIZE OF PROPERTY OR AFFECTED AREA(S)TO BE REZONED: 3.29 acres
AGENT: Garth Yamanaka,Yamanaka Enterprises Inc., Property Manager
ADDRESS: 1266 Kamehameha Avenue
Hilo,HI 96720
c..:
0
TELEPHONE:(Bus.) (808)935-9766 Res.) Fax) (808)969-1783 0)C ,r
Please indicate to whom original correspondence and copies should be sent. C ,p
C
ORIGINAL: Garth Yamanaka COPIES: Yamanaka Enterprises Inc.O Ka
a
December 5,2019
County of Hawaii Planning Department
Aupuni Center
101 Pauahi Street,Suite 3
Hilo,HI 96720
Re:Change of Zone Application,Attachment(Commercial, RM, Resort&Industrial)
1. If your request is approved,do you intend to subdivide the subject land in accordance with the
approved change of zone? No
2. If you have no firm plans of subdividing the subject area,do you intend to:
a. Sell or lease the land to someone who has firm plans?No
b. Sell or lease the land to someone who has tentative plans? No
c. Sell or lease the land to someone who has no plans? No
d. Keep it? The intent would be to list the property for sell. However,there is difficulty in
selling a property of this type and so it is possible that the property may not sell for some
time. The change of zone will allow for the property be more economically stable and
allow for greater re-investment into the property.
e. Other(please state) We have listed the property for sale recently but have come upon
issues due to having an OPEN zone. It creates uncertainty on what uses will be approved
and creates hardship economically due to limited to no financing available.
f. N/A
3. N/A
4. N/A
5. Have you performed any study which discusses the environmental impacts your request would
have on the surrounding area and/or the County? No
6. Are there any buildings on the subject area? Yes If so,what kind? The subject site
includes the following parcels:
TMK# Land Size(sf)Building Size(sf)
a. (3)2-2-001-024 26,354 13,664
b. (3)2-2-001-030 51,400 32,888
c. (3)2-2-001-019 17,206 5,000
d. (3)2-2-001-008 16,248 0
e. (3)2-2-001-017 9,609 9,494
f. (3)2-2-001-018 17,068 6,736
g. (3)2-2-001-034 5,314 1,488
Total: 143,199 sf 69,270 sf
Or 3.29 acres
What do you intend to do with those buildings if your request is approved? There are no
immediate plans to do anything with the buildings upon possible approval. The intent is to
allow for more certainty when trying to lease to potential tenants and to allow for financing to
be more readily available. This will create economic stability for the site which will then allow
us to better maintain the current improvements.
7. Is the subject land currently being used for any agricultural activity? No
8. To your knowledge,has there been any flooding and/or drainage problem on the subject area?
There is no knowledge of any flooding due to heavy rains. Flooding did occur during the most
recent tsunamis that hit Hilo in 1960. The Hilo Iron Works site is located within Zone 1/E,
Coastal flood zone with velocity hazard (wave action);BFE determined. The site is subject to
inundation by the 1%annual chance flood and mandatory flood insurance purchase applies.
9. Do you think that the roads leading to the subject area needs improvements?No,The Hilo Iron
Works site has an exit and entrance on Kamehameha Avenue. Kamehameha Avenue is a
paved four-lane,urban principal arterial,oriented in the east-west direction. Kamehameha
Avenue is one of the primary east-west corridors between downtown Hilo and the Keaukaha
residential neighborhood. The posted speed limit is 35 miles per hour(mph). It has dedicated
left turn lanes at major intersections.The estimated width is 80'.
A traffic impact analysis report was conducted on June 19,2019 and prepared by SSFM
International(attached). The report states"Yamanaka Enterprises Inc plans to keep the
existing building and existing businesses,which would keep traffic levels essentially
unchanged"..
10. What sort of governmental assistance and/or improvements do you feel will be needed in the
subject area when developed? The change of zone request will not change the type of
improvements that exist at the Hilo Iron Works. There are no plans to expand the building
envelope or increase the density. Therefore there will be no change in the subject area or
need for assistance and/or improvements.
a. Schools No
b. Roads No
c. Sewer No
d. Drainage No
e. Police Protection No
f. Fire Protection No
g. Recreational Facilities No
h. Other No
11. Have you performed any historic sites study and/or survey of the subject area? No historic site
studies have been performed. A site map has been developed(attached).
Signature: girtAddress: 1266 Kamehameh Hilo,HI 96720
Telephone: (808)936-9766
SA fpDate:
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: 143,199sf 69,270sf
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
1
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 Kaiko'o 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
3
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
4
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 Zoninq
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
5
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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To the West of the site is a 1.89-acre parcel owned by the State of
Hawaii. To the South, the site is adjacent the Wailoa river. To the
East, the site is adjacent the Wailoa river. To the Northeast is a 3,069-
sf parcel of land owned by the State of Hawaii. To the North, the site is
adjacent Kamehameha Avenue.
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
6
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
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.
8
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.
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
0 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, matters of drainage and
inadvertent runoff into the ground was addressed. In the event
additional structures or external improvements are proposed, they will
be required to seek appropriate land use (SMA) permit and
construction permits.
9
L Noise, Air Quality, and Dust
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 is 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
10
not have an affect on views of Mauna Kea and Mauna Loa.
VI. SOCIAL AND RELATED CONSIDERATIONS
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
II
A. Road and Traffic
A traffic impact analysis report was conducted on June 19, 2019 and
prepared by SSFM International (attached). The report states
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.
F. 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
12
Kapiolani elementary schools; and the Hilo High and Intermediate
School complex. There are also numerous public parks in this general
area.
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.
13
If any inadvertent cultural or archaeological discoveries are made
during any phase of this rezoning process the owners will complete the
work required.
D. Alternatives to the Proposed Protect
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
14
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}
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.
15
Industrial) Industrial development shall be conveniently located
to its labor resource.
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:
16
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
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".
17
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
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.
18
HRA was sympathetic to HIW's problems, and the Plan was
amended to its present language in order to accommodate HIW.
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
19
There are other pertinent policies that are applicable to this project.
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 ("COP").
20
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 (40+ years ago) and the 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.
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-20 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.
21
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Hilo Iron Works
Tax Map Key 3-2-2-1-8, 17, 18 19, 24, 30, and 34
Traffic Impact Analysis Report
Hilo, Island of Hawai'i
June 19, 2019
Prepared for
Yamanaka Enterprises, Inc.
Prepared by
ss m
International
j
140635 1
Hilo Iron Worki SSFM International
Table of Contents
I. PROJECT DESCRIPTION 1
II. E XISTiNG CONDITIONS 4
A. Geometric Configuration 4
1. Land Use 4
2. Roadway Configuration 4
B. Volumes 6
1 Vehicular Volume 6
2 Bus Transit Volumes 6
3. Pedestrian and Bicycle Volumes 9
C. Level of Service 11
1. Methodology 11
2. Intersection Level of Service Results 12
III. FUTURE CONDITIONS 14
A. Surrounding Area Conditions 14
1. Kuawa Street New Sports Field Development 14
2. Keaukaha Residential Lots Rehabilitation and Infill New Construction 14
B. VoIu riles 14
1. Background Growth 14
2. Project Related Volumes 14
3. Future Peak Hour Volumes 15
C. Future Level of Service 17
1. Intersection LOS Results for Future 2035 conditions 17
2 Mitigation 18
IV. SUMMARY 19
V. REFERENCES 20
Hilo Iron Works SSFM International
List of Figures
Figure 1: Project Location Map 2
Figure 2: Existing Site Plan 3
Figure 3: Existing (2019) Lane Configurations 5
Figure 4: Kamehameha Avenue(Pauahi Street to Bishop Street),24-hour Volume Distribution (2016) 7
Figure 5:Existing (2019)Peak Flour Volumes 8
Figure 6:Conceptual Shared Use Path Plans 10
Figure 7: Future(2035) Peak Hour Volumes.. 16
List of Tables
Table 1: Roadway Traffic Volumes 6
Table 2: LOS Criteria for Unsignalized Intersections.. 11
Table 3: LOS Criteria for Signalized Intersections 12
Table 4: Existing(2019) Intersection Levels of Service 13
Table 5: Existing 201.9 Vehicle Trips at Hilo Iron Works driveway 15
Table 6: Future Projected 2035 Vehicle Trips at Hilo Iron Works driveway 15
Table 7' Future 2035 Intersection Level of Service 17
List of Appendices
Appendix A -24-Hour and Peak Period Traffic Counts
Appendix B -Bus Route Schedule and Map
Appendix C--Analysis Reports Existing(2019) Conditions
Appendix D-Analysis Reports Future(2035)Conditions
Hilo Iran Works 55FM International
1.PROJECT DESCRIPTION
Hilo Iron Works is located on Kamehameha Avenue just west of the Wailoa River crossing in Hilo on the
island of Hawaii The property has 7 parcels with Tax Map Keys 3i7-2-1-8. 17, 18, 19, 24, 30 and 34. The
parcels are currently zoned Open and have the following uses'. Office, Manufacturing. Baseyard,
Warehousing,School Dance Studio,Car Repair,and Clinical Psychologist. Yamanaka Enterprises,Inc. IYEH
owns Hilo Iron Works, and is submitting an SMA application requesting to rezone their 7 parcels of land
from Open District to Industrial-Commercial Mixed District (MCX). YEI is not planning any new
construction on the site. YEI plans to keep the existing buildings and existing businesses, which would
keep traffic levels essentially unchanged. However, some unused warehouse space may be utilized in
future and potentially one or more restaurants or other new businesses could locate on the site within
existing buildings.
The project location, along with the TIAR study intersections, are shown in Figure 1. Hilo Iron Works'
existing site plan is shown in Figure 2.
1
Hilo Iron Works SSFM International
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Figure 2:Existing Site Plan
3
Hilo Iron Works SSFM International
II. EXISTING CONDITIONS
A. Geometric Configuration
1. Land Use
Currently, the property is zoned Open District(0). Yamanaka Enterprise, Inc. is requesting to re-zone the
parcel to Industrial-Commercial Mixed District(MCX).As per the Hawaii County Code 1983(2016 Edition,
as Amended), "the objective of Open District is to protect investments which have been or shall be made
in reliance upon the retention of such open type use, to buffer an otherwise incompatible land use or
district,to preserve a valuable scenic vista or an area of historical significance,or to protect and preserve
submerged land, fishing, ponds and lakes. The intent of this district is to provide for areas of diversified
businesses and employment opportunities by permitting a broad range of uses, without exposing
nonindustrial uses to unsafe and unhealthy environments." MCX zoning promotes a viable mix of light
industrial and commercial uses.
2. Roadway Configuration
of Kamehameha Avenue
The existing Hilo Iron Works property has an exit and entrance driveway on Kamehameha Avenue and the
same access is proposed for future land use. Kamehameha Avenue is a four-lane,urban principal arterial,
oriented in the east-west direction. Kamehameha Avenue is one of the primary east-west corridors
between downtown Hilo and the Keauka ha residential neighborhood. It starts from Kalanianaole Avenue
in the east and ends at Waianuenue Avenue in the west.The posted speed limit is 35 miles per hour(mph).
It has dedicated left turn lanes at major intersections.
The study intersections include the following:
1. Kamehameha Avenue and Pauahi Street
a. A four-leg signalized intersection with dedicated left turning lanes for all approaches.
2. Kamehameha Avenue and Hilo Iron Works Driveway
a. A three-leg unsignalized (stop controlled) intersection with a dedicated left turning lane
for westbound approach.
3. Kamehameha Avenue and Lihiwai Street
a. A four-leg signalized intersection with dedicated left turning lanes for all approaches.
Existing (2019) lane configurations and traffic controls at the study intersections are shown in Figure 3.
4
Hilo/ran Works SSFM International
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Figure 3:Existing(2019) Lane Configurations
5
Hilo Iron Works SSFM International
B. Volumes
1. Vehicular Volume
aJ Roadway Traffic Volumes
Average daily traffic (ACT) and peak hour volumes along Kamehameha Avenue in the vicinity of the
property are shown in Table 1.The ADT is based on Hawaii DOT traffic counts included in Historical Traffic
Station Maps, 2016.
Table 1:Roadway Traffic Volumes
Roadway location 2016 ADT 2016 Peak Hour
AM 1,516 vph
Kamehameha Between Pauahi Street and Bishop 27,500
781 EB/735 WB)
Avenue Street PM 1,961 vph
986EB/975WB)
Source:Historical Traffic Station Maps(HDOT)
The 24-hour traffic volume distribution along Kamehameha Avenue (see Figure 4) for 2016 ADT at the
traffic count stations shows an AM peak in the traffic,with a steady climb in volumes until the PM peak
hour where the daily peak is evident. Directional split is almost 50/50 throughout the day. Detailed 24-
hour counts are included in Appendix A.
Along Kamehameha Avenue, during the morning peak hour of 7:30 -8:30 AM, there are approximately
781 vehicles per hour (vph) travelling eastbound and 735 vph travelling westbound for a total of 1,516
vph. During the afternoon peak hour of 4:00 - 5:00 PM, there are approximately 986 vph travelling
eastbound arid 975 travelling westbound for a total of 1,961 vph.
b) Intersection Peak Hour Volumes
Intersection turning movement traffic counts were taken at the three study intersections during the peak
periods: 1) Kamehameha Avenue and Pauahi Street, 2) Kamehameha Avenue and Hilo Iron Works
Driveway, and 3) Kamehameha Avenue and tihiwai Street. Counts were collected on Wednesday, April
10, 2019 and Thursday, April 11, 2019 and included tabulation of passenger vehicles, heavy trucks,
pedestrians, and bicycles. The Existing (2019) peak hour volumes are shown in Figure 5. Detailed peak
period counts are included in Appendix A.
2. Bus Transit Volumes
The County of Hawaii's transit system (thele-on Bus) has an Intra Hilo - Keaukaha bus route that travels
along Kamehameha Avenue in the vicinity of property, but there are no bus stops on Kamehameha
Avenue. The closest bus stops to the proposed project site are located at Aupuni Center in Hilo,0.7 mile
away from study area. Figure 1 shows the route in the project area. The buses operate between 7:30 AM
to 4:50 PM, Monday to Saturday. Appendix B includes the detailed bus route schedule and map for the
routes.
6
Hilo Iron Works SSFM International
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7
Hilo Iron Works SSFM International
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8
Hilo Iron Works SSFM International
3. Pedestrian and Bicycle Volumes
Kamehameha Avenue has paved sidewalks along both sides of the road. Hilo Bayfront Trials, Inc. is
planning to build a shared use pathway throughout the Bayfront area, and ultimately out to Hilo Harbor.
As a part of this program they have built a shared use path along Bishop Street and Mooheau Park. The
future plans aim to provide much needed connectivity to downtown Hilo and around the bayfront soccer
fields.The Hilo Iron Works study area can be easily accessed by pedestrians and bicycles from the shared
use paths along the bayfront area (see Figure 6).
Only minor pedestrian and bike activity was observed at the study intersections during the peak hours.A
total of 6 pedestrians and 1 bicycle were observed at the intersection of Kamehameha Avenue and Pauahi
Street during the AM peak hour and 19 pedestrians and 8 bicycles during the PM peak hour. At the
Kamehameha Avenue and Lihiwai Street intersection, 6 pedestrians and 5 bicycles were counted during
the AM peak hour,and 9 pedestrians and 1 bicycles were counted during the PM peak hour.
9
Hilo Iron Works SSFM International
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Figure 6:Conceptual Shared Use Path Plans
10
Hilo Iron Works SSFM International
C. Level of Service
1. Methodology
Level of service (LOS) is an operational analysis rating system used in traffic engineering to measure the
effectiveness of roadway operating conditions. There are six LOS ranging from A to F. LOS A is defined as
being the least interrupted flow conditions with little or no delays,whereas LOS F is defined as conditions
where extreme delays exist. Guidelines from the Statewide Uniform Design Manual for Streets and
Highways (HDOT, 1980)and A Policy on Geometric Design of Highways and Streets(AASHTO, 2011)state
that an appropriate peak hour LOS for an urban arterial is LOS C or D. Intersection LOS and delay were
determined for the AM and PM peak hours using Synchro 10 traffic analysis software and analyzed using
HCM 6th Edition (TRB, 2016) methodologies.
As stated in the Highway Capacity Manual (HCM) 6th Edition (TRB, 2016), LOS for a two-way stop
controlled (TWSC) intersection is determined by the measured control delay (see Table 2)and is defined
for each minor movement, not for the intersection as a whole. Vehicles traveling along the major, free-
flow road, of a TWSC intersection, proceed through with minimal delay or no delay at all.Those vehicles
approaching the intersection along the minor movement are controlled by a stop sign and thus experience
delay attributable to the volume of vehicles passing along the free-flow road and the gaps available.
Table 2:LOS Criteria for Unsignalized Intersections
Average Control Delay LOS by v/c Ratio
s/veh) 1.0 >1.0
5 10.0 A F
l0 and 515 B F
15 and 5525 C F
25 and 535 D F
35 and 550 E F
50 F F
Source:HCM 6'h(TRB, 2016))
The LOS analysis for signalized intersections is based on average total vehicle delay based on the
methodologies of the HCM 6' (TRB, 2016), as shown in Table 3. High numbers of vehicles passing the
intersection, long cycle lengths,inappropriate signal phasing,or poor signal progression can result in long
delays,and consequently poor LOS.
Another measure of intersection delay is the volume to capacity(v/c)ratio. This is the ratio of the volume
of traffic utilizing the intersection compared to the maximum volume of vehicles that can be
accommodated by the intersection during a specific period of time. A v/c ratio under 0.85 means the
intersection is operating under capacity and excessive delays are not experienced. An intersection is
operating near its capacity when v/c ratios range from 0.85 to 0.95. Unstable flows are expected when
the v/c ratio is between 0.95 and 1.0. Any v/c ratio greater than or equal to 1.0 indicates that the
intersection is operating at or above capacity which results in a LOS F.A traffic movement can have a poor
11
Hilo Iron Works SSFM International
LOS but low v/c which suggests that the traffic volumes along that movement are low but have to wait a
long time to make the movement. This is common for low volume protected turn movements or side
streets that have to wait through a long cycle length for their split to come up.
HCM 6'' (TRB, 2016)doesn't support the turning movement analysis with shared lanes that allow through
and turning movements. Hence HCM 2000 methodology is followed in places where HCM 6' doesn't
support the lane configurations.
Table 3: LOS Criteria for Signalized Intersections
LOS by*Average Control
Ratio
Delay(s/veh)
1.0 >1.0
10.0 A F
10 and 520 B F
20 and 535 C F
35 and 555 D F
55 and 580 E F
80
Source: HCM 6"(TRB, 2016))
2. Intersection Level of Service Results
Existing intersection and movement LOS and average delay(in seconds per vehicle)were determined for
the AM and PM weekday peak hours. Both signal controlled intersections resulted in appropriate overall
LOS D or better during the AM and PM peak hours, except for Lihiwai in the PM peak hour (LOS E).
Eastbound right volume at Kamehameha Avenue and Lihiwai Street is over capacity with v/c of 1.11 during
PM peak hour, resulting in LOS F for that movement. At the unsignalized intersection of Kamehameha
Avenue and the Hilo Iron Works Driveway,all approaches resulted in appropriate LOS of 0 or better during
both peak hours except the northbound approach, which resulted in LOS E during PM peak hour. The
Levels of Service for all the movements are shown in Table 4. Detailed reports are provided in Appendix
C.
12
Hilo Iron Works SSFM International
Table 4:Existing(2019) Intersection Levels of Service
Intersection Control
AM PMType
Approach Movement Des'y v/C LOS Del;y v/c LOS
Kamehameha Street and Pauahi Street 33.20 0.60 C 41.50 0.74 D
acl
o L 26.70 0.03 C 26.20 0.23 C
0 Eastbound - -
oo TR 34.50 0.60 C 42.60 0.87 D
c - ---a L 25.80 0.67 C 35.40 0.78 02Westbound
oo -_ TR 26.70 0.63 C 31.20 0.76 C
0
I. 30.00 0.07 C 34.50 0.27 C
2 Signal -
Northbound T 31.60 0.19 C 38.50 0.48 D
R 22.50 0.19 C 59.70 0.75 E
L 48.50 0.80 D 49.90 0.80 D
Southbound T 45.60 0.78 0 47.70 0.77 0
R 29.80 0.00 C 31.50 0.01 C
Kamehameha Street and Hilo Iron
Works Driveway
Westbound L 10.60 0.01 B 12.70 0.01 B
StopNorthboundLR 33.20 0.05 D 44.20 0.17 E
Kamehameha Street and Lihiwai Street 34.10 C 45.60 E
To L 28.30 0.42 C 36.20 0.71 D
0
130 Eastbound T 33.30 0.63 C 37.30 0.80 D
rtu' R - 55.80 0.90 E 113.20 1.11 F
L 27.20 0.31 C 28.80 0.41 C
g Westbound T 38.80 0.80 D 41.60 0.83 DSignal
R 27.80 0.03 C 28.00 0.06 C
L 12.70 0.33 B 24.90 0.66 C
Northbound
R 13.10 0.12 B 17.20 0.21 B
L 14.80 0.02 B 15.20 0.08 BSouthbound
R 17.80 0.23 B 22.30 0.42 C
13
Hilo Iron Works 55FM International
III. FUTURE CONDITIONS
A. Surrounding Area Conditions
Following are the developments or construction projects proposed in the surrounding area of the
property. None of the following projects are expected to have significant impact on the roadway
geometrics or traffic volumes at the study intersections.
1. Kuawa Street New Sports Field Development
The County of Hawai'I, Department of Parks and Recreation, is proposing to develop two new recreation
multi-use fields and associated improvements on an approximately eight-acre undeveloped parcel. It will
be located in the southeast corner of Kamehameha Avenue, Lihiwai Street and Manono Street. It is
anticipated that the largest traffic impact on the area will result from trips generated during a Saturday
mid-day as a result of multiple sporting events. Phase 1 of the project is expected to be built by end of
2015 and subsequent improvements are anticipated to be constructed by the year 2020. Although there
are higher traffic volumes along Kamehameha Avenue during the weekday peak hours, it was assumed
that most of the trips from the sports fields will be on weekends,and they will not have much of an effect
on the weekday peak hour roadway and intersection operations.
2. Keaukaha Residential Lots Rehabilitation and Infill New Construction
The Department of Hawaiian Home Lands is proposing to construct single family-dwellings on vacant lots
in Keaukaha. They are also proposing rehabilitation (repairing, repainting and reroofing) of existing
homes. .The individual projects within the site are expected to commence by summer 2016 and will last
over 5 to 10 years, as long as funds and eligible applicants are available. The current status of the project
is unknown. However, this project is not anticipated to have a significant impacts on the roadway and
intersections in the vicinity of the property.
This is based on research completed on May 31" 2019 at the State of Hawaii Office of Environmental
Quality Control(OEQC)website and the Statewide Transportation Improvements Program (STIP).
B. Volumes
1. Background Growth
The area surrounding the project within Hilo is experiencing modest growth. Federal-Aid Highways 2035
Transportation Plan for the District of Hawaii (July, 2014) estimates an increase of vehicular trips in and
out of South Hilo at a rate of 1% per year from 2020 to 2035. It also predicted growth in population and
social economic factors. Although no major developments are anticipated in the vicinity of Hilo Iron
Works,a background growth rate of 1%per year was used in the analysis to account for additional traffic
at the study intersections.The Future volumes are forecasted for the year 2035 to be aligned with Federal-
Aid Highways 2035 Transportation Plan.
2. Project Related Volumes
The property has only one access driveway. It accommodates both entering and exiting traffic and is
14
Hilo Iron Works SSFM International
located on Kamehameha Avenue. The existing vehicle trips generated by Hilo Iron Works were counted
in April 2019 at the intersection of Kamehameha Avenue and the Hilo Iron Works driveway and are
presented in Table 5.
Table 5: Existing 2019 Vehicle Trips at Hilo Iron Works driveway
Peak Hour IN OUT Total
AM 9 6 15
PM 10 17 27
No new development has been proposed within the property,hence no significant changes in vehicle trips
are anticipated. It is estimated that Future trips will consist of the existing vehicle trips plus added trips
assuming a growth factor of 1%per year. The forecasted future vehicle trips are presented in Table 6.
Table 6:Future Projected 2035 Vehicle Trips at Hilo Iron Works driveway
Peak Hour IN OUT Total
AM 11 7 18
PM 12 20 32
3. Future Peak Hour Volumes
Future Peak Hour Volumes were forecasted by using a growth rate of 1% per year added to the existing
peak hour volumes. The expected volumes for future conditions in 2035 are shown in Figure 7.
15
Hilo Iron Works SSFM International
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Figure 7: Future (2035) Peak Hour Volumes
16
Hilo Iron Works SSFM International
C. Future Level of Service
1. Intersection LOS Results for Future 2035 conditions
Table 7: Future 2035 Intersection Level of Service
1 ControlIntersection AM PMType
I
Approach Movement Delay(s)v/c LOS Delay(s) v/c LOS
Kamehameha Street and Pauahi
Street 40.20 0.72 D 59.90 0.92 E
orio
L 29.20 0.05 C 31.80 0.26 CEastbounds1R __ 40.40 0.76 D 71.80 0.99 E
42.80 0.84 D 32.80 _ 0.63 CoWestbound -
o TR 31.00 0.72 C 30.50 0.73 C
N 1 35.80 0.10 D 51.20 0.41 DvSignal
Northbound T 38.30 0.26 0 64.30 0.74 E
R 42.00 0.14 D 95.90 0.97 F
L 53.20 0.81 D 79.00 0.91 E
Southbound T 50.20 0.78 D 74.20 0.89 E
R 29.80 0.00 C 39.00 0.01 0
Kamehameha Street and Driveway
Westbound L 11.50 0.01 B 14.60 0.02 B
Northbound LR
Stop
50.30 0.09 F 79.50 0.32 F
Kamehameha Street and Lihiwai
Street
bn
37.40 D 68.20 E
o L 28.40 0.50 C 75.00 0.94 ' E0
o Eastbound T 33.40 0.68 C 49.60 0.93 0L
R 66.90 0.96 E 188.80 1.31 F
L 26.80 0.37 C 31.40 0.53 C
tc Westbound T ! 42.10 0.86 D 57.30 0.96 EuSignal
R 26.70 0.03 C 28.00 0.07 C
L 16.00 0.43 B 39.30 0.85 DNorthbound
R 15.00 0.14 B 18.10 0.25 B
L 16.00 0.02 B 16.10 0.10 BSouthbound
R 20.00 0.28 C 25.20 0.52 C
17
Hilo Iron Works SSFM International
While the LOS does worsen somewhat,the lower LOS is due to the background growth in traffic volumes,
which would be expected to increase about 17%during the study time span with a 1%annual growth rate.
Detailed reports are provided in Appendix D.
The total peak hour trips in and out)generated by the Hilo Iron Works site are expected to be under 18
trips in the AM and 32 trips in the PM in 2035. These numbers are small, and are not expected to have a
significant impact on the surrounding street network. For reference, some agencies use 50 or 100 trips
per peak hour as a basis to trigger a Traffic Impact Analysis Report.
If the owner adds or opens any new businesses that would generate more than about 32 total trips in the
AM peak hour or 18 total trips in the PM peak hour,their effect on traffic would need to be reassessed as
an addendum to this report.
2. Mitigation
Since there is little to no effect on surrounding streets due to the traffic activity at Hilo Iron Works, it is
not anticipated that mitigation will be needed.
18
Hilo Iron Works 55FM International
IV. SUMMARY
HIlo Iron Works, owned by Yamanaka Enterprises, Inc., is located on Kamehameha Avenue Iu t west of
the Wailoa River crossing in Hilo on the island of Hawaii. The property has 7 parcels with varying office,
retail and manufacturing land uses. The parcels are currently zoned Open. Construction of any new
buildings is not planned.Yamanaka Enterprises,Inc.is submitting an SMA application requesting to rezone
their 7 parcels of land from Open District to Industrial-Commercial Mixed District(MCX). YEI plans to keep
the existing buildings and existing businesses,which would keep traffic levels essentially unchanged.
AM and PM Peak Hour Traffic counts were taken in April 2019 at the Hilo Iron Works driveway and 2 other
intersections. The total trips in and out of the driveway were 15 vehicles in the AM peak hour and 27
vehicles in the PM peak hour. These trips do not significantly affect the traffic on surrounding streets.
Assuming the traffic using Hilo Iron Works increases at 1% per year through the year 2035,the total trips
will be 18 vehicles in the AM peak hour and 32 vehicles in the PM peak hour. Again, these volumes are
not expected to significantly affect the traffic on surrounding streets.
An analysis of the nearby intersections of Kamehameha Street with Pauahi Street and Kamehameha Street
with Lihiwai Street found that, in 2019, operations during the AM peak hour were acceptable at both
intersections(overall intersection LOS D). Operations during the PM peak hour were acceptable at Pauahi
Street (overall intersection LOS D), but slightly lower (overall intersection LOS E) at Lihiwai Street. Using
forecasted volumes for 2035, it is estimated that both intersections will have acceptable operations
overall intersection LOS D) in the AM peak hour, but that both will have longer delays in the PM peak
hour: overall intersection LOS E. The lower LOS are due to the assumed increase in background traffic of
1%per year and not the Hilo Iron Works traffic.
The stop controlled driveway for Hilo Iron Works experiences minor delays for the'left in' movement(LOS
e) during AM and PM peak hours for existing conditions. Delays for this movement are not expected to
get significantly worse in the future. The peak hour lout' movements have an average delay of 30-45
seconds in 2019 In 2035, it is expected that the delays for'out' movements will be longer,averaging 50-
80 seconds during the PM peak hour, as background traffic increases, and fewer gaps will be available.
Some unused warehouse space within the Hilo Iron Works property may be utilized in the future and
potentially one or more restaurants or other new businesses could locate on the site within existing
buildings. If this occurs, and more than 18 veh/hr are generated in the AM peak hour or 32 veh/hr are
generated in the PM peak hour, additional analysis should he performed.
19
Hilo Iron Works SSFM International
V. REFERENCES
American Association of State Highway and Ira nsportation Officials.A Policy on Geometric Design of
Highways and Streets, 2011.
Institute of Transportation Engineers. Trip Generation, 10th Edition:An ITE Informational Report,
September, 2017.
Office of Environmental Quality Control. EA and EIS Online Library,Accessed May 2019.
htt p://oegc.doh.hawaii.gov/defa u lt.a spx>.
State of Hawaii, Department of Transportation. Federal-Aid Functional Classification Update:Policy and
Procedures, December,2012.
State of Hawaii, Department of Transportation. Historical Traffic Station Mops, 2016.
State of Hawaii, Department of Transportation. Statewide Uniform Design Manual for Streets and
Highways, 1980.
Transportation Research Board, National Research Council. Highway Capacity Manual,Washington,
D.C., 610 Edition.
20
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January 5,)O)I
Jeffrey W.Darrow, Deputy Planning Are(tor
County of I+awaii Planning Department
101 Pauah,Street,Suite 3
Hilo,HI 96720
808-961.8158
Re: Rezoning of TMK:(3)2-2-001:024,030,034,019,008,017&018 to MCX-20
Dear Mr. Darrow,
Pursuant to our discussions regarding the rezoning of the Hilo Iron Works property referenced above to
MCX-20. As part of the rezoning application, the owners of the properties agree to record a cross-
easement for parcels 017&019 due to a driveway overhang(please see below picture).
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map for each tot to be a minimum of 20,000 sf in size.
S ,coro! .
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Garth Yamanaka
Property Manager
Yamanaka Enterprises Inc.
1266 Kamehameha Avenue
Hilo,HI 96720
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DEP
DEPARTMENT OF PUBLIC WORKS FEB 25
2021CON
PLANNING4:3(
COUNTY OF HAWAII REC'D HAND DELNERE[
HILO, HAWAII
DATE: February 25, 2021
Weemotetnetant
TO: Zendo Kern, Planning Director
FROM: Department of Public Works, Engineering Divisior
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 21-000243)
Request: Open to MX-20
Applicant: Martin Anderson Declaration Trust, Norman Abraham Piianaia
Revocable Living Trust and Kapoho Properties, LLC
TMK: 2-2-001:008, 017, 018, 019, 024, 030 and 034
We have reviewed the subject request forwarded by your memo dated January 27, 2021
and offer the following comments for your consideration:
All development-generated runoff shall be disposed of on site and not directed toward
any adjacent properties. A drainage plan may be required by the Plan Approval process
in accordance with Section 25-2-72(3) of the Hawaii County Code.
The subject parcel is in an area designated as Flood Zone VE on the Flood Insurance
Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Flood Zone
VE is the Special Flood Hazard Area inundated by the 100-year coastal flood (1%chance
of occurring in any given year) with velocity hazard (wave action). All construction within
Flood Zone VE shall comply with the requirements of Hawaii County Code, Chapter 27,
Floodplain Management. 0.
04JAllearthworkandgradingactivitiesshallcomplywiththerequirementsofHawaiiCounty
Code, Chapter 10, Erosion and Sedimentary Control. tpC_
The properties front Kamehameha Avenue which is under the jurisdiction of the State of C -QC
Hawaii, Department of Transportation. a K
a W
Questions may be referred to Robyn Matsumoto at 961-8924.
SCANNED
FEB 2620214
F1„;140105
1.'Wi8164w
i* DEPARTMENTDEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
pZs,.a'345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808)961-8050 • FAX (808)961-8657
February 26, 2021
CON PLANNING DEETO: Mr. Zendo Kern, Director FEB 26 2021 Ph2:(
Planning Department REC'D HAND DELIVERE
FROM: Keith K. Okamoto, Manager—Chief Engineer
SUBJECT: Change of Zone Application (REZ 21-000243)
Applicant— Martin Anderson Declaration Trust,Norman Abraham Piianaia
Revocable Living Trust and Kapoho Properties,LLC
Request—Open to MCX-20
Tax Map Key 2-2-001:008, 017, 018,019, 024, 030 and 034
We have reviewed the subject application and have the following comments and conditions.
Water can be made available from an existing 6-inch and 12-inch waterline within
Kamehameha Avenue which both front the subject parcel in accordance with the Department's
existing water availability conditions, which are subject to change without notice.
The Department requests that the applicant submit estimated maximum daily water usage calculations
for each parcel, for review and approval. The water usage calculations shall be prepared by a
professional engineer licensed in the State of Hawaii and should include the estimated peak flow in
gallons per minute (GPM) and the total estimated maximum daily water usage in gallons per day,
including all irrigation/landscaping use.
Upon receipt of the water usage calculations above,the Department will make a determination as to
the water commitment deposit amount and prevailing facilities charge(subject to change) to be paid, if
necessary. Based on the water demand calculations, the Department will determine the appropriate
service lateral and meter size required for each parcel. G. ITheproposedusewillrequiretheinstallationofareducedpressuretypebackflowprevention
C
assembly, within five(5) feet of the meter on private property. If a larger or additional meter is m
required, a backflow prevention assembly will also be required for the that meter. The installation of •E
the backflow prevention assemblies must be inspected and approved by the Department before the C .—C
commencement/continuation of water service. O
ca-
Please be informed that the existing 12-inch waterline within Kamehameha Avenue is adequate to
provide the required 2,000 gallons per minute flow for fire protection, as per the Department's Water
System Standards.
SCANNED
Water, Ourost Precious 7(gsource. . . 7(aWaiAKane.44___ 4--
The Departmentofwater Supply isanEqual Opportunity provider and employer.
1 JL(
Mr. Zendo Kern, Director
Page 2
February 26, 2021
Should there be any questions, please contact Mr. Troy Samura of our Water Resources and Planning
Branch at 961-8070, extension 255.
Sincerely yours,
Keith K. Okamoto, P.E.
Manager—Chief Engineer
TS:dfg
copy— Yamanaka Enterprises Inc.
Mitchell D.Roth Ramzi I.Mansour
Mayor I/ • Director
Lee E.Lord e,.-„w_. Brenda D.lokepa-Moses
Managing Director Deputy Director
County of Hawai'i
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuanao'a Street,Suite 41• Hilo, Hawaii 96720
Ph:(808)961-8083 •Fax:(808)961-8086 COP PLANNING DEP
Email: cohdem@hawaiicounty.gov FEB 192021 pal
MEMORANDUM EEC'D HAND DELIVERS
TO: Zendo Kern, Director
Planning Department
FROM: Ramzi I. Mansour, Director —7
Department of Environmental Management
DATE: February 10,2021
SUBJECT: Change of Zone Application (REZ 21-000243)
Request: Open to MCX-20
Applicant: Martin Anderson Declaration Trust, Norman Abraham Piianaia
Revocable Living Trust and Kapoho Properties, LLC
Tax Map Key: (3)2-2-001:008, 017, 018, 019, 024, 030 and 034
The Solid Waste Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Solid Waste Division for details):
X) No comments.
Commercial operations, State and Federal agencies, religious entities and non-profit
organization may not use transfer stations for disposal.
Aggregates and any other construction/demolition waste should be responsibly reused to
its fullest extent.
Ample and equal room should be provided for rubbish and recycling. O.
Green waste may be transported to the green waste sites located at the West Hawaii p
Organics Facility and East Hawaii Organics Facility, or other suitable diversion
Q
programs.
Construction and demolition waste is prohibited at all County Transfer Stations. cA
Submit Solid Waste Management Plan in accordance with attached guidelines. O :c
Existing Solid Waste Management Plan is to be followed. Provide update to the LL
department on current status.
Other:
SCANNED
County of Hawaii is an Equal Opportunity Provider and Employer
1,"66
Ramzi I. Mansour, Director
February 10, 2021
Page 2
The Wastewater Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Wastewater Division for details):
No comments.
X) Require connection of existing and/or proposed structures to the public sewer in
accordance with Section 21-5 of the Hawaii County Code.
Require Council Resolution to approve sewer extension in accordance with Section 21-
26.1 of the Hawaii County Code. Complete Sewer Extension Application.
Require extension of the sewer system to service the proposed subdivision in accordance
with Section 23-85 of the Hawaii County Code.
Check or line out as applicable: [ ] Ifrequired by the Director of the Department of
Environmental Management ("Director of DEM"), [ ] applicant shall conduct a sewer
study in accordance with the then applicable wastewater system design standards prior to
approval to connect to the County sewer system. Applicant shall provide such sewer line
or other facility improvements as the Director of DEM may reasonably require,which the
sewer study may indicate are advisable for mitigation of impacts of the proposed project.
Contact Wastewater Division Chief for details.
X) Other: May require a sewer study to determine of connection is adequate for proposed
development.
RM.pls
DAVID Y.IGE e• JADE T BUTAY
GOVERNOR DIRECTOR
De es
t ( LVNNA$APAMIREGAN
DEREK JHCHOW
N,> ROSS M. GASHI
EDWIN H SNIFFER
STATE OF HAWAII IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION STP 21-008
869 PUNCHBOWL STREET STP 8.3123
HONOLULU, HAWAII 96813-5097
February 18, 2021
CNH PLANNING DEI
FEB 24 2021 PH2::
Mr. Zendo Kern RECD BY NO:
Director
Planning Department
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Attention: Mr. Alex Roy
Dear Mr. Kern:
Subject: Change of Zone Application(REZ 21-000243)
Hilo Iron Works
South Hilo, Hawaii
Tax Map Key: (3)2-2-001:008, 017, 018,019, 024, 030 and 034
Thank you for your letter dated January 27, 2021 requesting review of the subject Change of
Zone application. The State of Hawaii Department of Transportation (HDOT) has reviewed the
subject application and understands the current owners of the project site is seeking the change
of zone to allow the existing uses of the site to continue operation and conform with the proper
zoning code.
The project site is accessed via Kamehameha Avenue (State Route 19). A short segment of
Kamehameha Avenue which fronts the site is under County Jurisdiction.
HDOT has the following comments: a
T
Airports Division(HDOT-A)
til
I. The proposed rezone site is approximately 0.83 miles from the end of Runway 8 at Hilo c :°-•
International Airport(ITO). The developed site directly underlies the main runway G ;n
approach flight track. All projects within 5 miles from Hawaii State airports are advised a -C
to read the Technical Assistance Memorandum (TAM) for guidance with development —C.: w
and activities that may require further review and permits. The TAM can be viewed at
this link: http://files.hawaii.gov/dbedt!op/docs/TAM-FAA-DOT-Airports_08-01-
2016.pdf.
The TAM provides a comprehensive list of Federal Aviation Administration advsae1ANNGDcircularsandHDOTguidanceandrequirementsfordevelopmentsclosetoStateMR .
FEB 2 6 2021 i
Mr.Zendo Kern STP 8.3123
February 18, 2021
Page 2
2. The HDOT-A recommends that the project be coordinated with HDOT-A District
Assistant Manager, Mr. Steven Santiago, to ensure compliance with existing regulations.
Highways Division (HDOT-HWY)
I. The project proposes to use the existing driveway on Kamehameha Avenue. Although
the segment fronting the site is under County jurisdiction,the State roadway design
standards are applicable because it is part of the National Highway System. Verify with
the I-DOT-HWY Hawaii District Engineer that the existing driveway meets current
standards for the type and volume of anticipated traffic.
2. The application refers to a Traffic Impact Analysis Report dated June 19, 2019 which
was prepared by SSFM; however, it was not attached to the application. Please provide a
copy of the report to the HDOT-HWY Hawaii District Engineer when discussing the
driveway standards.
If there are any questions, please contact Mr. Blayne Nikaido of the HDOT Statewide
Transportation Planning Office at(808) 831-7979 or via email at blayne.h.nikaido@hawaii.gov.
Sincerely
JADE T. BUTAY
Director of Transportation
1E74-140
SUZANNE R.CASE
DOVE°V.
0.
IGGE
HUMP MANI AND mwpaLRESOUIllESO'„q
OF4
FOIST DEPUTY
4 M.KALECI MANUEL
141. iji AQUATIC RESOURCES
CONSERVATION MEI COASTALLANDSjj, $
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COMIASSION ON WATER RESOURCE MANAGEMOC
WS STATE OF HAWAII
iaeaa,,.sx DEPARTMENT OF LAND AND NATURAL RESOURCES N„ ,,,.ISLAND C°4°4155 „
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LAND
STATE HISTORIC PRESERVATION DIVISION STATE WKS
KAKUIIIIIEWA BUILDING
601 KAMOKILA BLVD.,STE 555
KAPOLEI,HI 96707
February 2,2020
IN REPLY REFER TO:
Zendo Kern,Planning Director Project No.2021PR00042
County of Hawaii Doc.No.: 2102JG02
101 Pauahi Street,Suite 3 Archaeology
Hilo,HI 96720 CON PLANNING DEP
planning(&hawaiicounty.eov FEB 5 2021003:2
Dear Mr.Kern:REC'D BY ENA
SUBJECT: Chapter 6E-42 Historic Preservation Review—
Proposed Rezone for the Hilo Ironworks Property from 0 to MCX
Waiakea Ahupua`a,Hilo District,Island of Hawaii
TMK:(3)2-2-001:008,017,018,019,024,030,and 034
This letter provides the State Historic Preservation Division's (SI-WD)review of the subject change of zone permit
application. The SHPD received the subject submittal on January 13, 2021. It included a Change of Zone
application, a County Environmental Report for County Rezoning Request document, a project location map, a set
of advanced drawings/map of the site, a consolidation and re-subdivision map, a list of descriptions (Al through
All inclusive lots and easements)ofthe proposed re-subdivided parcels, a list ofthe parcels organized by TMK and
current landowner(s), real property tax clearance documents associated with the subject parcels, a draft Traffic
Impact Analysis report, a historical background of the Hilo Ironworks document, and aerial photo of the subject
parcels, and related correspondence (Nathan Gaddis [Banyan Drive Hawaii Redevelopment Agency] and Michael
Yee [County of Hawaii Planning Department]; and Michael Yee and Garth Yamanaka [Yamanaka Enterprises,
Inc.]).The applicants,the Martin Anderson Declaration of Trust,and the Norman Abraham Piianaia Rev. Liv.Trust
Kapoho Properties LLC(landowners), propose the rezoning of the parcels comprising together 3.29 acres from
Open(0)to Industrial-Commercial Mixed Use(MCX).The proposed project area would be the combined parcels.
Project Description
The applicants propose to rezone the subject parcels to allow for the conforming of the land/building uses to be
consistent with the historical use of the overall site. The applicants have no immediate plans based on the current
application to make any exterior or interior alterations or improvements to the property. Future alterations may
include interior renovation;however,no such plans are proposed for the current submittal. 0n ON
Findings WAreviewofSHPDrecordsindicatesthatnoarchaeologicalinventorysurvey(AIS) has been conducted within any c w.
of the subject parcels. One (1) historic property, State Inventory of Historic Places (511-IP) Site # 50-10-35-30767 'CHiloIronWorksBuilding) is located within parcel TMK: (3)2-2-001:017. SIHP Site 0 50-10-35-30767 has been C
subject to numerous renovations and alterations since its construction in 1919, the most recent of which was 0
conducted in 2002(Permit No.020157; interior alteration). 0, W
Determination
Based on current information, SHPD's determination is no historic properties affected for the proposed project.
Pursuant to HAR 413-284-7(e), when the SHPD agrees that the action will not affect any significant historic
properties, this is the SHPD's written concurrence and historic preservation review ends. The If sIo c
preservation review process is ended.The permit issuance process may proceed.
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02/02/2021
Page 2
SDPD requests the opportunity to review future permits for the subject parcels..
Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or
human skeletal remains are found during construction activities please cease work in the immediate vicinity of the
find, protect the find from additional disturbance, and contact the State Historic Preservation Division at(808) 933-
7651.
Please contact Joshua Gastilo at (808) 933-7669 or at Joshua.eastilo(a?hawaii.gov for any questions regarding this
letter.
Aloha,
Alae£wMe`
Alan S.Downer,PhD
Administrator,State Historic Preservation Division
Deputy State Historic Preservation Officer
cc: County of Hawaii Public Works,public works(dhawaiicounty.gov
Alex Roy,AIex.Rovnhawaiicounty.gov