HomeMy WebLinkAboutSupplemental Information from Applicant dated 02-07-2022 Mori, Ashley
From: Daryn Arai <Daryn.Arai@outlook.com>
Sent: Monday, February 7, 2022 9:18 PM
To: Planning Internet Mail
Cc: Jackson, Maija; Camero, Tracie-Lee; Dwayne Cravalho
Subject: REZ-21-000248 Dwayne Cravalho - Revised Preliminary Site Plan and Supplemental
Information
Attachments: REZ 21-000248 Cravalho-LPC Supplemental Information 2022.02.07.pdf
Aloha Planning Department.
If you could assist me in transmitting the attached document to the Leeward Planning Commission for
consideration at its upcoming March 17 meeting, when we would like the above-described matter to be
scheduled for its continued hearing.
We would also appreciate your assistance in uploading the document into EPIC, as we are not able to do so
from the Applicant-side. Finally, we understand that since continuance of this meeting was requested by the
Commission with the concurrence of the Applicant, notification of surrounding property owners of the
scheduled hearing will be performed by the Planning Department. Please notify us if this is not the case.
Please feel free to contact me should there be any questions or need for additional information.
Thank you!
Daryn
Daryn Arai
Land Use Planning Consultant
Mobile: (808) 895-3218
i
111'.)aryn Arai
I1....and Use Nanning awns ullta nt
February 7, 2022
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
101 Pauahi Street, Suite No. 3
Hilo, Hawaii 96720
Dear Chairperson Vitousek,
Change of Zone Application (REZ 21-000248)
Applicant: Dwayne Cravalho
Request: Agricultural (A-20a)to Village Commercial (CV-7.5)
Subject: Updated Site Plan and Feasibility Analysis
TMK 5-5-009:019, Hawi Town, Ka`auhuhu, North Kohala
On behalf of the Applicant and landowner, Dwayne Cravalho, we are pleased to provide
the Leeward Planning Commission with a revised preliminary site plan in support of the
proposed change of zone request, focusing on Applicant representations made in various
communications with the Planning Department and during your December 16, 2021 meeting on
this matter. These representations, and certain other considerations, are summarized below:
I. Updated Site Plan
A. Only 1 food truck is shown to represent the initial establishment of commercial use on
the property;
B. Picnic tables have been removed in order to discourage on-site dining and facilitate
parking opportunities;
C. Porta-potties have been removed upon consultation with the State Department of Health
which finds that on-site restroom facilities are not required for food establishments that
do not serve liquor. The Applicant emphasizes that no liquor will be served or sold as
part of any proposed food truck operation;
D. The parking of the proposed food truck itself will be located as far east as possible within
the project site, staying as far away as possible from the town entry monument and out of
the minimum yard setbacks typical of the property's current Agricultural-20 acre (A-20a)
zoning. Note that minimum yard setbacks for a CV-7.5 zoning district may be smaller
than that shown on the revised site plan, but the Applicant is willing to respect these
represented A-20a minimum yard setbacks when locating the food truck due to the
adjoining residential use and the town monument located between the subject property
and the highway.
P.O.BOX 4501,HILO HAWAII 96720
PHONE: (808)895-3218 EMAIL:DARYN.ARAI@OUTLOOK.COM
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
Page 2 of 6
February 7, 2022
E. On-site parking is maximized.
1. a total of 6 parking stalls can be configured within the project site;
2. if a van accessible ADA stall is required, then two stalls can be converted, providing
up to a total of 5 parking stalls;
F. Driveway is shown at its optimal location in order to facilitate access into and out of the
parking area while providing for proper parking stall configuration and providing for
proper interior vehicular movement, such as pulling into and out of individual parking
stalls;
G. Encroachment of garage
1. Outline of the encroaching garage structure is shown to demonstrate existing site
constraints due to the encroaching structure;
2. A 5-foot wide buffer was defined around this structural encroachment when
designing the reconfigured parking layout to ensure safe vehicular movement around
the encroachment;
H. As may be required by Planning Department Rule 17 regarding Landscaping,
opportunities for landscaping are being provided along all property boundaries to help
mitigate visual and noise impacts as may be recommended by the Planning Department
during the Plan Approval Review process.
I. 10-foot wide future road widening along the subject property's entire Hoea Road frontage
presented as proposed Condition B within the Planning Director's Recommendation.
IL Assessment of potential uses and limitations based on proposed CV-7.5 zoning
The Leeward Planning Commission, at its December 16, 2021 meeting to defer this
matter to a future meeting, requested an analysis of graduated conditions based on the
feasible proposed land uses that could be established on the property with the requested
CV-7.5 zoning. While we find this task exceptionally difficult given the 49 classes of uses
permitted within the CV zoning district, the Applicant provides its best attempt in the
discussion below:
A. Re ug latory Framework affecting subject property based on requested CV-7.5 zoning
1. Maximum Height within CV-zoning district(§25-5-123, HCC)
a. 35 feet for any permitted structure
2. Minimum Yard Setbacks within CV-zoning districts (§25-5-126, HCC)
a. Front or rear yards, 15 feet as determined by the Planning Department
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
Page 3 of 6
February 7, 2022
b. Side yards, none
3. On-site Parking (§25-4-51, HCC)
a. Commercial uses, including retail and office uses — 1 parking stall for each 300
square feet of gross floor area.
b. B&B establishments— 1 parking stall for each guest bedroom, up to 5 bedrooms
max.
c. Single family and duplex dwelling—2 stalls per each dwelling unit.
d. Multiple family dwellings— 1.25 stalls per each dwelling unit.
e. Short term vacation rental — 1 stall per each guest bedroom plus 1 stall per
dwelling unit, or 2 stalls if dwelling rented as a whole.
4. Wastewater Disposal - Title 11, Chapter 62, Hawaii Administrative Rules (HAR)
a. A septic system may be permitted to serve any proposed use provided that daily
volume does not exceed 1,000 gallons per day (§11-62-31.1, HAR)
b. Only one septic system maybe permitted within the subject property
B. Analysis of Reasonable Uses that maybe permitted on the subject property with CV-7.5
zoning.
As it would be too difficult or costly for the Applicant to conduct a feasibility
analysis for each of the 49 classes of uses that may be allowed within the CV-7.5 zoning
district, the Applicant presents an analysis of reasonable uses that may be permitted on
the subject property with consideration of the regulatory limitations described above.
1. Commercial uses within a permanent structure
a. 1 parking stall for every 300 square feet of floor area is a constraint when
considering the location of the permanently built commercial building. Revised
site plan for a single food truck already demonstrates very little room for both
adequate parking and a permanently constructed commercial building.
b. Further hampering site design is the location of a septic system that includes the
tank and leach field, which is limited to 1,000 gallons per day of flow. Septic
systems must be located 9 feet from any property boundary and 5 feet from any
structure.
c. A small office building, such as a financial institution or attorney's office, is
possible since it does not generate a lot of wastewater flow and if small enough,
could fit a small number of parking stalls.
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
Page 4 of 6
February 7, 2022
d. Retail and food establishments with high traffic volumes will struggle to design
the site to provide sufficient sales floor area, adequate on-site parking and be
limited to 1,000 gpd of wastewater. A 2 or 3 story commercial building may help
with the site constraints, but how will it address the visual concerns expressed by
some in the community for something as small as a food truck?
2. Residential uses
a. 1 single family dwelling or a duplex dwelling could be properly sited within the
subject property provided that the total number of bedrooms do not exceed 5
bedrooms. A total of 4 on-site parking stalls will be required for a duplex, 2
parking stalls for a single-family dwelling.
b. Multiple family dwellings, consisting of 3 or more dwelling units, is not possible
since daily wastewater flow will exceed 1,000 gallons per day and subject
property is limited to a single septic system. Average daily water usage per
dwelling unit is approximately 400 gallons per day.
3. Bed& Breakfast Establishment
a. A bed& breakfast establishment, not exceeding a total of 5 bedrooms, could be
established within the subject property and there appears to be sufficient area for
required on-site parking. However, a bed& breakfast establishment requires the
landowner/operator to reside on the same property. The Applicant has no
intention of relocating his residence to this property or hiring an operator solely
for the purpose of establishing a bed& breakfast establishment.
4. Boarding, rooming or lodging facilities
a. size of property and maximum permitted density will allow up to 6 rentable units
on property.
b. however, total number of possible rentable units severely restricted due to 8 on-
site parking stalls required for a 6-unit boarding/lodging complex, building
structural setbacks, and area required for septic system not exceeding 1,000
gallons per day in capacity.
c. A single food truck and 6 parking stalls with no septic system leaves practically
no room for any other improvements on the subject property. Not sure how one
with squeeze a boarding facility onto the subject property.
5. Farmers' Market
a. Farmers' market is possible, but same traffic concerns and adequacy of on-site
parking will arise. As a commercial use, required parking is 1 stall for every 300
square feet of gross floor area, not to mention loading areas for the vendors.
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
Page 5 of 6
February 7, 2022
6. Manufacturing and processing facilities; repair establishments
a. If the scale is small enough, such industrial-type facilities may be able to utilize
the subject property, but at the expense of placing an industrial facility at the entry
to the towns of North Kohala.
7. Neighborhood park, pla ryg ound.
a. This is a community benefit and the cost of operating and maintaining the
property as a park for use by the general public is not something that should be
unwillingly imposed upon any private landowner.
8. Schools
a. Given the small size of the property, not sure what type of school would be
appropriate for this particular location. Parking requirement is 1 stall for every
400 square feet of office space and 1 stall for every 10 students. A school,
depending on type, could generate most of its traffic during peak morning and
afternoon traffic flows, probably more impactful than a food truck operation.
9. Short term vacation rental
a. A single-family dwelling, not exceeding 5 rentable guest bedrooms, could be used
as a short-term vacation rental and could be accommodated within the subject
property.
The Applicant hopes that the list of potential uses within the CV-7.5 zoning district as
provided within the letter gives some proper perspective on what could be potentially reasonable
uses upon the subject property based on known regulatory limitations and requirements. While
not exhaustive of the 49 classes of uses permitted within the requested zoning district, it is a
reasonable assessment given that certain CV-permitted uses, such as hospitals, theaters, hotels
and amusement facilities, to name a few, are simply impractical uses upon the subject property.
Summary
The proposed food truck operation, as presented by the Applicant, represents a reasonable
use of this property that is consistent with existing commercial uses on a directly adjoining
property. The proposed food truck operation will not result in a permanent structure upon the
subject property and its relatively small size will not present a permanently imposing structure
that will significantly detract from this area as the entry point to the towns of North Kohala. The
Applicant has revised its site plan to demonstrate that adequate on-site parking can be provided,
even in light of existing structural encroachments. The proposed 6-stall parking area to be
provided within the subject property would support a restaurant or retail store about 1,800 square
feet in size, far beyond the small size of the food truck, which is not anticipated to exceed 140
Mr. Michael Vitousek, Chairperson
and Members of the Leeward Planning Commission
Page 6 of 6
February 7, 2022
square feet in size (22 feet long by 6 feet wide). The Applicant has also agreed to additional
landscaping to help mitigate any visual or noise impacts, beyond the minimum requirements
established by the Zoning Code or by departmental landscaping requirements.
As a change of zone request, the Applicant and the Planning Director has found that the
proposed CV-7.5 zoning district is an appropriate land use pattern within this section of Hawi
and consistent with applicable land use plans and policies. Should this change of zone not be
favorably supported by the Leeward Planning Commission, its findings, analysis and conclusions
should be based on the specific guidelines for approving a change of zone as articulated in
Section 25-2-42(c) of the Zoning Code which states that,
"(c) In considering an amendment initiated by a property owner or other person which
proposes to change the district classification of any property, the director shall
consider the purposes of the existing and proposed district and the purposes of
this chapter and shall recommend a change in a district boundary only where it
would result in a more appropriate land use pattern that will further the public
necessity and convenience and the general welfare, and be consistent with the
goals, policies and standards of theeg neral plan. (emphasis added)
The Applicant believes that its Environmental Report that accompanied the change of
zone application, and the Planning Director's Background and Recommendation Reports, all find
that the requested CV-7.5 zoning would result in a more appropriate land use pattern that will
further the public necessity and convenience and the general welfare and be consistent with the
goals, policies and standards of the general plan as well as the North Kohala Community
Development Plan.
Should you have any questions regarding this supplemental information, please do not
hesitate to contact me.
Sincerely,
Daryn Arai
Land Use Planning Consultant
encl: Revised Preliminary Site Plan
copy via email: Mr. Dwayne Cravalho
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DWAYNE CRAVALHO PRELIMINARY SITE PLAN ATTACHMENT
PO BOX 928 T.M.K..(3)5-5-009.019
Kapaaa,HI 96755-0928 HAWI VILLAGE,N.KOHALA,HAWAII
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