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HomeMy WebLinkAboutWaikoloa Lutheran Church Use Permit Application Packet_FINAL (3_8.03.2023)_v1 USE PERMIT APPLICATION COUNTY OF HAWAI`I PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): CW C4 3Aa6SOv t,tJ/k r��j�rC �'C1n .r�1/� C�,1 0 (�,✓/'C� APPLICANT'S SIGNATURE: DATE: /5 Z ADDRESS: 63 - S28 UNA -PPERE -ST, WA'l KOLPA . I-+Aw A i i LIST APPLICANT'S INTEREST (if not owner): PHONE: (Bus.) (Res.) (Email) REQUEST: TAX MAP KEY(S): `�J F-002 05(o ZONING: S �� SIZE OF PROPERTY/AREA OF REQUESTED USE: / 05 ACE!AS LANDOWNER(S): _.— :i A C0950N FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION (may be provided by letter with the below statement included): DATE: a1�tt�cQ,,►? ia�l TO �4CT OIJ C �inn F C t7(R DATE: 9 AGENT: PACLi iL pri►�{ + � ,_�1C AGENT ADDRESS: . PO (5014 W" iI191 y-AMUO-A— PHONE: (Bus.) f?Crp'25e,,-,L3{7(Res.) (Email) C.�tft�{i�tf► ii '�'�`y"tu'lr�,y'h• ^r er L?TL L�'t?'JViGi�tC.c�c na;_cL��a�- Please indicate to whom original correspondence and copies should be sent. 1 ORIGINAL: kNA1"%.,nA LsrjiG-fL4,J COUP-6'ii- COPIES: fAc,i,(JL: Atn1.4 VLS144 April 27t",2023 From:Waikoloa Lutheran Church To: PACIFIC AINA DESIGN Re:AUTHORIZATION TO ACT ON BEHALF OF OWNERS To whom this may concern: Please accept this letter as formal written authorization for Christian Renz of Pacific Aina Design to sign on behalf of Waikoloa Lutheran Church (or any different spelling pertaining to the owner's property). Pacific Aina Design shall be allowed to sign on behalf of the owner, Waikoloa Lutheran Church,for the purposes related to the planning,entitlements,and design of the improvements of the church's proposed facility as located on TMK(3)-6-8-002:056 including but not limited to filing for county and state approvals and filing for permits(ie,grading or building), signing for execution of utility agreements (ie, HELCO)and so forth. Any and all financial obligations related to this Letter of Authorization shall still be paid for by Waikoloa Lutheran Church. Please contact Erik Jacobson with any questions or comments. Sincerely, DocuSlpned by: t:. �aceWrti � 51 � 5 7.c7�3 878D903MB9146A... /" Erik JacobsonU�}An1� Authorized Signer, Waikoloa Lutheran Church USE PERMIT APPLICATION 1.05-acre project referred to as the Waikoloa Lutheran Church Waikoloa, South Kohala District, Island of Hawai'i TMK(s): (3) 6-8-002: 056 Accepting Agency: County of Hawai'i Planning Department Hilo, HI 96720 Applicant: Waikoloa Lutheran Church Waikoloa, HI 96738 Prepared By: Pacific `Aina Design Kamuela, HI 96743 Iot 1 August, 2023. 1 This page intentionally left blank. 2 TABLE OF CONTENTS IINTRODUCTION........................................................................................................5 1. INTRODUCTION.....................................................................................5 II. PROJECT LOCATION...............................................................................5 III. PROJECT DESCRIPTION...........................................................................5 A. Project Objectives.................................................................................5 B. Project Components...............................................................................6 C. Timetable and Cost................................................................................6 IV. INSTITUTIONAL CONSIDERATION...........................................................8 A. State Land Use.....................................................................................8 B. County General Plan..............................................................................8 C. North Hawaii Community Development plan.................................................9 D. County Zoning.....................................................................................9 E. Special management Area.........................................................................9 1. Recreational Resources......................................................................10 2. Historical and Cultural resources...........................................................10 3. Scenic and open Space Resources.........................................................10 4. Coastal Ecosystem...........................................................................11 5. Economic uses................................................................................11 6. Coastal Hazards..............................................................................11 V. INFRAESTRUCTURE CONSIDERATION......................................................12 A. Water................................................................................................12 B. Wastewater.........................................................................................12 C. Drainage............................................................................................12 D. Roadway and Traffic..............................................................................1 3 E. Solid waste.........................................................................................13 F. Other Government Services.....................................................................14 VI. ENVIROMENTAL CONSIDERATIONS.........................................................14 A. General Description...............................................................................14 B. Climate, soil and topography.....................................................................14 C. Flora and fauna....................................................................................15 D. Archaeological resources.........................................................................15 E. Valued Cultural resources........................................................................15 F. Tsunami volcanic and earthquake hazards.....................................................16 G. Other................................................................................................16 VII. PLANNING AND LAND USE CONSIDERATIONS...........................................17 A. Surrounding land uses.............................................................................1 7 B. Economic impacts.................................................................................1 7 C. Agricultural Impacts..............................................................................1 8 VIII. JUSTIFICATION FOR USE PERMIT REQUEST..............................................18 A. Relationship to Zoning Code and general plan................................................19 B. Impacts to Public Welfare, Community's character and Surrounding Properties.........21 C. Infrastructure and Government Services Impacts.............................................22 IX. LIST OF SURROUNDING OWNERS............................................................23 X. PROPOSED SITE PLAN/CIVIL PLANS ATTACHED........................................28 3 This page intentionally left blank. 4 USE PERMIT APLLICATION LUTHERAN CHURCH -WAIKOLOA VILLAGE SOUTH KOHALA, HAWAII, TMK: (3) 6-8-002:056 I. INTRODUCTION Lutheran Church-Waikoloa("Applicant"),would like to build a new structure for use as its church and related activities on a 1.05-acre site (45,738 sf). The subject site, identified by TMK (3) 6-8-002:056, is situated on the west/makai side of Paniolo Avenue. The Waikoloa Baptist Church is next situated on makai southeastern of Paniolo Avenue. The Kingdom Hall of Jehovah's Witnesses is across situated on mauka northwestern of Paniolo Avenue. The Waikoloa Elementary & Middle School is next situated on the makai northeastern of Paniolo Avenue. As the subject site is zoned Residential (RS-10) by the County and designated Urban by the State Land Use Commission, a Use Permit is required from the Windward Planning Commission. This report is intended to supplement the Use Permit application requirements. II. PROJECT LOCATION As noted earlier,the street address of the subject site is 68-3670 Paniolo Avenue. More specifically, it is situated on the makai eastern of Paniolo Avenue. The Waikoloa Baptist Church is next situated on makai southeastern of Paniolo Avenue. (Figures l and 2). The entire site has had no grading or clearing activities done to date. There are different uses surrounding the subject property including residential, 2 churches and a school site in the vicinity. Site improvements consist of a concrete sidewalk along Paniolo Avenue. III. PROJECT DESCRIPTION A. Project Objective The total gross building area will be 11,972 square feet. The type of construction will be V. The construction will be carried out in two phases. The first phase will be 4,945 square feet and the second phase will be 7,027 square feet. The parking surface will be 14,700 square feet. The first phase will consist of three hardscape areas 1,504 sf, 437 sf, 705 sf, restrooms area 389 sf and sanctuary 1911 sf. The second phase will consist of three hardscape areas 216 sf, 4338 sf, 705 sf, classroom 402 sf,kitchen-storage-classroom 1042 sf and office 325 sf. The area that will not be built will have landscaping. The Applicant would like to build a Lutheran Church and its conducts services at this space.The primary services will 5 be held on Sunday mornings,between 7:00 am to noon.We expect 25 - 50 people for Sunday church services. Waikoloa Lutheran Church will hold Sunday church services for all ages. We envision having after school programs, tutoring, and supervised safe location, for the elementary and middle school kids. There may be periodic evening services and/or church- related classes or events during the course of the week. The size of the classes would vary between 20 to 40 people. The currently meeting are at the Waikoloa Village Association's community room; 68-1792 Melia St, Waikoloa, HI 96738. The membership of this religion is growing. Is important to build a church to serve the existing congregation,and to provide room for the growing church family in West Hawaii. They have members from Kona to Waimea and Kawaihae. Also attract many visitors from the Kona - Kohala Coast resorts who want to attend church while on vacation. B. Project Components Pursuant to the above objectives, the applicant proposes to build a single-story residential structure into a Church. The Church will take up no more than 4,069 square feet of the dwelling. In addition to church use, the structure would be uses for the church's related activities such as its office, classrooms, storage, vestry, cry room and the like. The floor plan of the dwelling proposed is reflected in Civil Plans. The sanctuary will be for religious purposes. The common area will be for the principal meeting area. The proposed structure is within the property's 25' foot front and back setback and 15' side yard setback.. The proposed parking area would generally be situated north of the proposed structure. This area will accommodate 50 parking stalls. At least 2 handicapped stalls would be situated adjacent to the proposed church. (See Civil Plans) C. Timetable and Cost The Applicant hopes to finalize its plans and begin construction of this approximately at the end of this year for the new complex project as soon as possible. This would occur during 2023, with an anticipated opening of the church before the end of 2024. 6 FIGURE #1 r r ht r .. r TAX MAP- "TMK.• 6-8-002-056" FIGURE # 2 F y1. 3)6 0-002.056 66-3653 Vamolo Ave e+a'koloe HI 96738 i I r 1,:k_tQLQamLd1td1ij p, LUN1 X 1t p trzp t : i r PROJECT LOCATION- "68-3670 Paniolo Avenue -Waikoloa"Village" 7 IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The State land Use designation of the subject property is Urban. As such, no action by the State Land Use Commission is required for this action. B. County General Plan The County General Plan Land Use Pattern Allocation Guide ("LUPAG") map designates the site Low Density. Accordingly, a General Plan amendment to the LUPAG map would not be required. The proposed church is consistent with a community and public use area Relative to the Low Density designation,the general Plan allows consideration for uses that are single — family residential in character, ancillary community and public uses and convenience type of commercial uses. C. North Hawaii Community Development Plan At this time, no CDP has not been developed. Thus, absent the CDP, the only relevant planning document would be the General Plan. D. County Zoning The County zoning of the subject site is Single Residential (R-10). Section 25-5-3 (b)(3)of the Zoning Code allows the requested use in this zone, subject to a Use Permit. In the process of developing the project, all land use and development codes such as drainage,parking, setback,height, landscaping, and the like would be complied with. In that regard, please note the following: 1. The height of the new building structure is less than 20 feet,whereas the maximum height limit for the site's RS-10 zoning is 35 feet. 2. The required parking would be provided on- site. The zoning Code requires one(1) stall for every 75 square feet of sanctuary space,which translates to a maximum of 25 stalls for the 1,911 square foot church area of the 4,069 square foot structure. For the potential classroom space, one (1) stall is required for every 20 students. Based on a maximum of 40 students, only two (2) stalls would be required. Using the more restrictive ratio of one (1) stall for every 300 square feet, the projected 8 402 square foot area would require 1 stall. 3. The required setbacks from the property line are fifteen (15) feet from the side of the Baptist Church and five (5) feet from the Elementary School and twenty-five (25) from the front and rear. It should be noted that pursuant to Section 25-4-54(d), paved parking is not necessarily required, provided that the material being used will eliminate erosion, mud, and standing water. As such, should this Use Permit be approved, The Applicant will have the proposed parking area paved. E. Special Management Area The subject site is not situated within the County Special Management Area (SMA). However, as the entire island falls within the SMA, a general discussion of this project's relationship with the SMA objectives follows. I. Recreational Resources The proposed facility and improvements should not have any adverse impact to the recreational resources of the area. The property is not a coastal property, and there are intervening properties between the project site and the ocean. There is also no known access to the shoreline from this site. 2. Historical and Cultural Resources As the site has been cleared and is currently being used residentially,it is unlike that there are any remaining archaeological or cultural features on the site. Nevertheless, during the construction phases involving land disturbance activity, such as the creation of the parking area,should there be any inadvertent finds during the development of this project, work will immediately cease until clearance from the County Planning Department is secured. Relative to cultural resources, there does not appear to be any particular landform or vegetation that would lend itself well for cultural practices.Neither the Applicant nor landowner has observed native Hawaiians frequenting this area to perform their cultural practices. In summary, given the developed nature of the area and the use of the site, it can be reasonably concluded that this project would not have a significant adverse impact to Native Hawaiian cultural and historical resources and/or practices that cannot be otherwise mitigated. manners. 3. Scenic and Open Space Resources In the Natural Beauty element of the general Plan, there are sites or areas listed 9 as scenic resources. The subject site is not listed as a scenic site. However, the only relevant ones would be the Mauna Kea. The proposed development should have little or no significant visual impact affecting Mauna Kea. The view of Mauna Kea from Paniolo Avenue in this area is not readily visible. Then,too, the height of the new structure is less than 20 feet, which is considerably less than the maximum of 35 feet allowed in the Single Residential zone. Accordingly, this project should not have any significantly adverse impact to any scenic coastal resources from any public highway. 4. Coastal Ecosystem The proposed improvements should not generate any adverse impacts to the area's coastal ecosystem. The Applicant is requesting to pave the parking area, the parking area could add to site's impervious surface. In that event, drywells — if needed— and related drainage measures to address on site drainage issues related to this project will need to be implemented. If so, the appropriate Underground Injection Control ("UIC") and National Pollutant Discharge Elimination System ("NPDES") permits will be secured to assure minimal impacts to the groundwater and nearshore waters. Further, the site is situated over three (3) miles from the shorelines, and any direct interaction between the proposed building and the water should be barely existent, if at all. Furthermore, the project's wastewater will utilize the septic system, a commonly accepted system in this area. 5. Economic Uses The project itself should have some significant direct economic impacts, due to the short-term and long-term jobs this project could potentially generate. The short-term jobs would be principally in the construction industry. The long- term employment could come in the form of having one or two more employees to staff the facility. 6. Coastal Hazards The site is designated "X" on the Flood Insurance Rate map. Being at or near the 800-foot elevation level, the site also falls outside of the Civil Defense Tsunami Evacuation Zone. Based on the foregoing, it is concluded that the proposed improvements are consistent with the objectives, policies and guidelines of the Special 10 Management Area Rules and regulations. Specifically: A. The proposed project will not have any substantial, adverse environmental or ecological effect. Any effect that may result will be minimized to the extent practicable an is clearly outweighed by public health, safety and welfare, and other compelling public interest. Further, it will not generate any adverse effects by themselves or in conjunction with other individual developments, the potential cumulative impacts of which would result in a substantial adverse environmental or ecological effect and the elimination of planning options. Appropriate mitigative measures will be taken to address any potential adverse impacts of this project. B. The proposed activities — as discussed earlier — are consistent with the objectives,policies and guidelines of the SMA Rules and Regulations. C. The proposed activities are consistent with the County General Plan and County Zoning Code, as noted in Chapter VIII-A of this document. F. Other Permitting Considerations If the Use Permit is approved, other ministerial permits are still required. These may include Plan Approval and certainly Building Permit, and others construction related permits. Then, too, other permits and/or data may be required to comply with any conditions of approval of the Use Permit. V. INFRAESTRUCTURE CONSIDERATIONS A. Water Water is supplied to the property by Hawaii Water Service who is a private utility company. It is anticipated that the proposed church would need no more than 1800 gallons or 6 units of water on its peak day, which is Sunday. The rest of the week would probably average no more than the standard maximum of six hundred (600) gallons per day or one (1) unit of water. The requirements of the Department of Water Supply relative to water commitments, meter size, facilities charge, and the like, if appropriate, will be complied with prior to issuance of an occupancy permit for the project. 11 B. Wastewater The applicant will install a State Department of health approved septic system prior to occupancy of the structure. The sewer plans have been designed by Engineering Partners. C. Drainage The Federal Emergency Management Agency Flood Insurance Rate Map ("FIRM") identifies the subject site Zone X (areas outside of 500-year flood). As there could be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run -off. In that event, drainage sump will be implemented, subject to the review and approval of the Department of Public works and State Department of Health via the UIC permit process. Relatedly, a NPDES permit may also be required before construction can occur. This is to assure the proper management of storm water runoff, during and after construction. With the proposed on- site drainage improvements, and since none of the proposed improvements will occur within any Floodways (AE) designated area, all potential drainage and/or flooding issues could be reasonably addressed and mitigated. D. Roadway and Traffic While the subject site front Paniolo Avenue, its access will be from this avenue. This Avenue is a 4 -lane County Road. Paniolo Avenue is the main road that runs through the center of Waikoloa Village in a generally north-south direction. Located at the northern end of Paniolo Avenue is Waikoloa Elementary and Middle School and several community churches. The access to the Church by vehicle will be at the entrance of the parking area that will connect new concrete walkway to existing walkway with smooth transition. This surface will be a new AC pavement. The width according to the Site Plan Phase 1 C 10 1 will be 36.3ft (entry and exit of vehicles). The access to the Church by pedestrian walkway will be a new concrete pavement surface. This access will be ADA Compliant. The Church should generate at least 50 to 75 vehicular trips on Sunday morning. While the total number of trips may appear high, it would occur only on Sunday mornings and spread out over the three (3) services occurring at different times. Each of these services should generate about 20-25 movements, beginning at 6:30 am for the first service: another one around 8:30 am for the second service; and around 10:30 am for the last service. During the course of the week, the three (3) services would occur at 6:00pm, with 12 an anticipated 20-25 vehicular movement. Likewise, the intermittent evening sessions would occur after the PM peak hours, and movements should average around 0 during that period. In sum, none of the movements would occur during the AM/PM peak hours. Further,the heaviest movements on Sunday s would be spaced out over a3-5-hourr period and occur on a traditionally non- working day. Accordingly, the project should not have a significant,if at all,traffic impact during the AM/PM peak hours. E. Solid Waste Solid waste will be handled by commercial haulers or the Applicant who will dispose of the refuse at a county- approved landfill or transfer station. At this time, that would be in Puak6 Recycling & Transfer Station 66-1471 Puak6 Beach Drive. Typically, a project of this nature should generate no more than the equivalent of 5 families during the course of a week, inclusive of the Sunday services. Although the Applicant does not believe one is needed, if required, a Solid Waste management Plan can be prepared to help address ways further accommodate and reduce the proj ect's waste. F. Other Government Services As this area is already part of an existing community, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this proj ect. VI. ENVIRONMENTAL CONSIDERATIONS A. General Description The 1.05 acre somewhat triangle shaped site front Paniolo Avenue. More specifically, it is located on western/makai side of Paniolo Avenue, generally before the Waikoloa Elementary and Middle School. The site is located at or near the 800-foot elevation. The site is for single -family residence use. Because of the residential use of the property, the site has been improved with a lawn. The site is also fairly level, although there are pockets of undulation. B. Climate, Soil and Topography The subject site is located on the west side of the island in the Waikoloa Village town. Lands in this vicinity are located on the "dry" side of the island, averaging nearly 37 inches of rainfall annually. The wetter months tend to occur between 13 November through April. The average daily temperature ranges from an average minimum of 66 degrees to an average maximum of 86 degrees Fahrenheit. Wind patterns are generally East wind 7 to 10 mph becoming north northwest in the afternoon. The elevation, as noted earlier, is about 800 feet. The site is fairly level, although there are pockets of depression. There are no perceptible topographic or geologic constraints on the area of the proposed development. The University of Hawai'i Land Study Bureau Overall master productive rating Map, this site is classified "E" or Lower. Lands having the LSB rating of "U," which the Land Study Bureau assigned to built-up or urbanized areas(as of the date of the studies), were not digitized.Note2: All classified lands falling within the State Land Use Urban District were deleted from the layer using the 1995 LUDB coverages.Note3: Although LSB classification polygons falling within the 1995 LUDB Urban District were deleted from the GIS layer, the classifications themselves still exist —they simply are not represented in this GIS layer. Specifically, there is no provision in State law requiring the rescission of the soil ratings that apply to an area that has been reclassified by the Land Use Commission, e.g., from the Agricultural to Urban districts. Similarly, there is no provision in State law requiring the Detailed Land Classification(Land Study Bureau)bulletins to be reviewed and revised to reflect changes to the land areas for which urban development has occurred. C. Flora and Fauna The site has not been cleared of vegetation. With the construction of the church, the undeveloped area is essentially a lawn consisting of Turf grass and landscaping design. There are scatterings of Kiawe trees and /or Haole Koa scrubby brush in the project area. None of these vegetation or trees are listed on or considered endangered on either the National or State registers. As such, because of the lack of native ecosystems and threatened or endangered plant species, it is unlikely that there would be any adverse impacts to botanical resources as a result of the proposed project. In terms of fauna environment, bases on earlier studies of this general area, there have been reported observations of the Feral Ungulates (Goats), Over-grazing and trampling results in death of plants and prevents regeneration. However, the value of this site for this species appears low, this is attributable to the urban setting of this area — which diminishes its value for goats. Thus, it is unlike that the project would have adverse impacts to goats. D. Archaeological Resources Like the floral and fauna evaluation, there was no commissioned archaeological 14 study done for this site. Further, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. However, the HRS 6E Form is attached. E. Valued Cultural Resources The Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka' Aina" decisions require decision makers to consider a project's impact to native Hawaiian gathering and fishing rights. Specifically,there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and coastal access is not an issue. Furthermore, although there is vegetation on the site, the vegetation for the most part has been introduced. It is not know whether the subject or immediate surrounding area was used in the recent past for the gathering of plants by native Hawaiian. However, as the site has not been used for any type of residence, it would appear unlike that the site would serve such purpose today. In the unlikely event that legitimate gathering claims are made by the native Hawaiians,the applicant and the landowner intend to respect and honor such claims and provide the needed access within the site. F. Tsunami, Volcanic and Earthquake Hazards Given its elevation (800+) and distance from the nearest shoreline (3+miles), it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there should be little or no threat from high waves. The United States Geological Survey(USGS) classifies this area to be within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. This suggests that this area has a fairly low risk of being vulnerable to lava flow. The entire island of Hawaii fall within Earthquake Zone D, according to the recently revised County Building Code. As such, The Applicant understands and accepts that there will be added structural requirements during the building permit process to address this seismic hazard. G. Other In residential areas most noise comes from transportation, construction, industrial, and human and animal sources. Road traffic noise is the major source of noise. The noise can be highly variable. It is common that Day-Night sound levels - Ldn - in 15 different areas may vary a range of 50 dB. Manmade noise in this area,however,is regular influenced by traffic along Paniolo Avenue. Although this project will introduce additional vehicular traffic to this area, it will be very insignificant due to its size and type (church) of use. Thus, any traffic increase should result in a noise increase of less than 55 Ldn,which is within acceptable levels within an urban environment. The short term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The Applicant also intends to not allow noise generating construction activity to occur during the weekends and early morning and late evening hours. The proposed development 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. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing trade winds. Further, the traffic will occur during the non AM-PM peak hours. Relative to visual impacts,in the natural Beauty element of the General Plan,there are sites or areas listed as scenic resources. Waikoloa is home to many beautiful sunsets and sunrises. Mauna Kea Mountain is clearly viewed from the dry slopes of Waikoloa, which provides many displays of cloud formations made from strong winds that are unique to the mountain. The view of the island of Maui from Waikoloa will allow a clear vision of Haleakala and the many pail to Hana. The subject site is not listed as a scenic site. The proposed development, however, should not have any significantly adverse visual impacts to Mauna Kea from Paniolo Avenue. It is thus reasoned that request project should cause no significant short or long term noise, air quality, or visual impacts. VIL PLANNING AND LAND USE CONSIDERATIONS A. Surrounding Land Uses The proposed Facility would be situated in generally an area that is slowly transitioning into a residential/ commercial area. Within 500 feet of the subject property, there are two churches and a school site in addition to the single family and multi-family residences. The requested use, , demands some measure of quietude and the kind of ambiance that currently exists today. As such, the subject's use should have little impact to the surrounding areas. 16 B. Economic Impacts The requested use would have some measure economic impact, as it would provide both short term and long-term employment opportunities. During the construction phase of this project, there will be opportunities for construction-related employment. These would also include some limited infrastructure (water, road, landscaping, etc) and building improvements. The Applicant estimated that the construction end should generate at least 3-5 direct and indirect construction employment opportunities for at least a 8- month period. With the completion of this project, there will be long term employment opportunities to service or staff the church. The Applicant estimates that at least 1- 2 new full and part time jobs will be needed to service this facility. C. Agricultural Impacts Admittedly,the soil classification system of the Land Study Bureau designates next tp the site as Class E..However,it is located in an urban area and already designated Urban by the State Land Use Commission. Thus, its removal from potential agricultural use should not compromise the agricultural objectives of the County. VIII. JUSTIFICATIONS FOR USE PERMIT REQUEST In determining whether the requested Use Permit can be issued, the Planning Commission must find that the request meets the criteria for granting of a Use Permit. The criteria and their relationship to the requested use follow. A. Relationship to Zoning Code and General Plan The basic intent and purpose of the Zoning Code (chapter 25) of the County of Hawaii require the Code to be "applied and administered within the framework of the general plan.; " It also regulates density, land uses, and design and building standards within the various zoning districts. As discussed earlier, the Applicant intends to comply with all applicable standards — such as height, setback, parking and the like — for projects of this nature as outlined in the Zoning Code. At the time of the Use permit there is no consideration to filling for variances by the applicant. The project as will be discussed below will also be consistent with the policies of the General Plan. The proposed church is intended to service the community in a way that impacts adjoining properties are not significantly adverse. 17 Church and/or religious institutions are one of the basic social infrastructures of a community. It must be conveniently located to residences, as proximity facilitates visitations and services. The proposed Waikoloa Lutheran Church is proposed within an area which consists of 2 additional churches of different denominations which were permitted under Use permits, as lower grade school site and single family residences. At the same time, by its very nature, the proposed facility seeks the same harmonious as residential projects. To a large extent, it prefers calming and a congruent environment. That is why the added design of the project will include landscaping and a garden-like ambiance, similar to most residential homes. It should be added that the requested use is not a use that requires a zone charge. Finally, the requested uses would be consistent with the policies and objectives of the General Plan. The County General Plan LUPAG map designates the subject property Low Density Urban. Based on this designation, the General Plan would allow consideration for residential uses and limited neighborhood type of commercial uses. This would also include ancillary or supportive uses like the proposed church. As such, the requested use would be consistent with the purpose of this designation, and no general Plan amendment is necessary. The request would also be consistent with the pertinent goals, policies, and standards of the General Plan: LAND USE ELEMENT Goals • Designate and allocate land use in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Policies • Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered developments. Land Use Element(residential) Goals 18 • To ensure compatible uses with and adjacent to single-family residential zoned areas. • To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers that takes natural beauty into consideration. • To enhance the overall quality of life in our residential communities. Land Use Element(Commercial) Goals • Provide commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increase needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designated to fit into the location with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Discussion The project is located in an area where the basic infrastructure is or can reasonably be made available to the site. Its development will not result in having the government and public utility companies to extend its services. The site is currently underutilized, relative to its residential zoning. While there is a residence on the site, there is void of any active agricultural activity. Thus, the proposed use would be generally consistent with the existing character of the surrounding quasi-residential and commercial uses. Like residential communities, the church prefers a tranquil enviromnent. 19 At the same time, there would be some measure of economic benefits to the surrounding area, as the facility would have to purchase goods and supplies. Additionally,members and their guests will also frequent the local and other nearby communities. References to the commercial standards of the General Plan were made, in as much as a church is permitted in the commercial zones, while only conditionally permitted in the single-family residential zone. In that regard, the site is located convenient to its users: the appropriate development standards (parking, setback, etc)will be complied with: the site is free of any on site topographic and other environmental constraints: an the basic infrastructure is or will be provide to the site by the applicant. Additionally, the new structure is less than 35 feet tall, which is visually compatible with the surrounding residential area. NATURAL RESOURCES ELEMENT Goals and Policies • Protect and preserve forest,water,natural,and scientific resources and open areas. • Ensure that alterations to existing landforms and vegetation, except crops, and construction of structures cause minimwn adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, landslides, erosion, alteration, or failure in the event of earthquake. • The County of Hawaii should require users of natural resources to conduct their activities in a manner to avoid or minimize adverse effects on the environment. Discussion The site doesn't not have on site developmental constraints outside of the lack of appropriate zoning, and the natural resource impact will not be significant. The site is designated "Y' on the FIRM map. The existing, introduced vegetation will be maintained and enhanced, consistent with the residential ambiance of the surrounding areas. Furthermore,there are no known archaeological or cultural features associated with the site. Furthermore, if there are inadvertent archaeological features found on the site, work will stop and the State DLNR and County Planning department will be consulted before further activities occur within the affected area. Dust control attenuation measures will be exercised during the minima construction 20 phase of this project. When completed, the existing and additional landscaping should also help minimize dust pollution, as well as provide some virtual relief of the improvements to the site. B. Impacts to Public Welfare, Community's Character and Surrounding Properties. The project should not cause any significantly adverse impact to the public welfare, community's character, and surrounding properties. The required infrastructure to and within the project site is and/or will be provided by the Applicant.Being within an urban environment, this area is already being serviced by other public services, particularly police and fire. Accordingly, there should be no significant adverse impact to the public welfare. While a little larger than a conventional residential structure, the new structure is less than 20 feet tall,well within the required 35 foot maximum for a single-family residential zone. With the planned landscaping, the visual impact of this project would generally be consistent with the evolving mixture of commercial and residential uses in the area. It should be noted a church—like a hospital or park—are uses that directly service the residential community. They are, thus, land uses that are generally consistent with a community's character. While the project will generate some traffic, the primary access from Paniolo Avenue is already adequate.In addition to the traffic occurring during the non-peak AM/PM hours, unlike a retail operation, traffic is not anticipated to be continuous. The proposed development 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. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for vehicular air emissions and the prevailing trade wind, as well as the traffic occurring during non- peak hours. There will also be short term noise impacts during the limited construction phase. To mitigate this impact, the development of this project—particularly the site work — will be limited ro daylight hours and on weekdays. The contractor will also be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. C. Infrastructure and Government Services Impacts. The project will not unreasonably burden public agencies to provide roads and streets, sewers,water,drainage and other related infrastructure.Paniolo avenue acts as the access roadway for vehicular, bike and pedestrian traffic to the project. Paniolo Avenue has 2 lanes each direction for ingress-egress and acts as collector 21 roadway for Waikoloa Village so adequate access will not be a concern, Furthermore, on each side of paniolo avenue there are concrete sidewalks and a bike lane to accommodate pedestrians and biker who are coming to and from the church. The new driveway will be made pursuant to the standards and requirements of the County Department of Public Works. Additionally, the site has already been serviced by a Private Water Company. The Applicant plans on securing a will — serve letter from Hawaii Water Service and received confirmation water can be supplied for the project. The estimated water use per day is 1715 gpd. In the event a larger meter is required for the project ind/or fire flow purposes, it could be installed by the Applicant. Any infrastructure improvements to accommodate the property will be included in the civil plans and approved by DPW Engineering, DWS and HWS. The Applicant will also install a new septic system meeting with the approval of the Department of Health. For the proposed church site will consider 2 bathrooms, 6 sinks The project should not increase the servicing requirements for police and other public safety services, as those agencies already service the surrounding communities, which include the subject site. As such, the project should not result in an extension of these services. 22 IX. LIST OF SURROUNDING OWNERS A. ON PANIOLO STREET Parcel Number: 680020310000 Location Address: 68-3670 Paniolo Avenue. Owners Names: WAIKOLOA BAPTIST CHURCH Mailing Address: Po Box 384330 Waikoloa Hi 96738 4330 Parcel Number: 680020440000 Location Address: Owners Names: WAIKOLOA DEVELOPMENT CO Mailing Address: 69-150 Waikoloa Beach Dr Waikoloa Hi 96738 5703 B. ON PUU NUI STREET Parcel Number: 680100010000 Location Address: 68-1750 Pun Nui Street Owners Names: YIM,TAT CHI Mailing Address: Po Box 383487 Waikoloa Hi 96738 3487 Parcel Number: 680100020000 Location Address: 68-1752 Pun Nui Street Owners Names: MOHON,LEE THOMAS Mailing Address: 68-1752 Puu Nui St Waikoloa Hi 96738 5227 Parcel Number: 680110710000 Location Address: 68-1749 Puu Nui Street Owners Names: HICKMAN,ROGER DANIEL Mailing Address: 68-1749 Puu Nui Street Waikoloa Hi 96738 3487 Parcel Number: 680100720000 Location Address: 68-1753 Pun Nui Street Owners Names: WEIMER,ZACKARIAH SILVIS Mailing Address: 73-4383 Pukiawe St Kailua-Kona Hi 96740 9017 23 C. ON KAONI PL. Parcel Number: 680110700000 Location Address: 68-1754 Kaoni Place Owners Names: CACATIAN,SAMSON CANOSA Mailing Address: 68-1754 Kaoni PI Waikoloa Hi 96738 5404 Parcel Number: 680110680000 Location Address: 68-1758 Kaoni Place Owners Names: HICKMAN,ROGER DANIEL Mailing Address: 68-1749 Pun Nui St Waikoloa Hi 96738 5228 Parcel Number: 680110630000 Location Address: 68-1753 Kaoni Place Owners Names: MCILVAIN,THOMAS TR Mailing Address: 68-1845 WAIKOLOA RD # 106-101 WAIKOLOA HI 96738 5584 Parcel Number: 680110640000 Location Address: 68-1755 Kaoni Place Owners Names: SUPNET,BRENDA G TR Mailing Address: 68-1755 Kaoni PI Waikoloa Hi 96738 5404 Parcel Number: 680110650000 Location Address: 68-1757 Kaoni Place Owners Names: TOGIKAWA,MILES K/HELENE Y H TRST Mailing Address: Po Box 11658 Honolulu Hi 96828 0658 Parcel Number: 680110670000 Location Address: 68-1759 Kaoni Place Owners Names: MARTIN,GLORIA A Mailing Address: 77-6451 Leilani St Kailua-Kona Hi 96740 9752 D. ON LAHILAHI ST. Parcel Number: 680110690000 Location Address: 68-3682 Lahilahi Street Owners Names: SYDSERFF,PETER M TR Mailing Address: Po Box 383057 Waikoloa Hi 96738 3057 24 Parcel Number: 680110660000 Location Address: 68-3672 Lahilahi Street Owners Names: PRITCHETT,PAMELA CHRISTINA Mailing Address: 68-3672 Lahilahi Street Waikoloa Hi 96738 5412 E. ON LAUTA PL. Parcel Number: 680110620000 Location Address: 68-1754 Lauia Place Owners Names: TABOR,STEPHEN P Mailing Address: 68-1754 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110610000 Location Address: 68-1756 Lauia Place Owners Names: BALI,DARREL/ATKINSON,SHERAL Mailing Address: 68-1756 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110600000 Location Address: 68-1758 Lauia Place Owners Names: FLEMING,ISAAC LANE Mailing Address: 68-1758 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110590000 Location Address: 68-1762 Lauia Place Owners Names: WALKER,JASON PAUL Mailing Address: 68-1762 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110470000 Location Address: 68-1753 Lauia Place Owners Names: BARRIOS, JAY & YOLANDA PATARAY Mailing Address: 68-1753 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110480000 Location Address: 68-1755 Lauia Place Owners Names: GONZALEZ,DANIEL Mailing Address: 68-1755 Lauia PI Waikoloa Hi 96738 5414 Parcel Number: 680110490000 Location Address: 68-1759 Lauia Place Owners Names: WALIEZER,CYNTHIA A Mailing Address: Po Box 383276, Waikoloa Hi 96738 3276 25 Parcel Number: 680110500000 Location Address: 68-1761 Lauia Place Owners Names: MOGNET,MATTHEW A Mailing Address: 68-1761 Lauia PI Waikoloa Hi 96738 5414 F. ON LAHILAHI PL Parcel Number: 680110460000 Location Address: 68-1754 Lahilahi Place Owners Names: WHITEHEAD,NICKOLAS EMERY Mailing Address: 68-1754 Lahilahi Plwaikoloa Hi 96738 5406 Parcel Number: 680110450000 Location Address: 68-1756 Lahilahi Place Owners Names: DE SANTIS,BONNIE HOPE TRST Mailing Address: 68-1756 Lahilahi Plwaikoloa Hi 96738 5406 Parcel Number: 680110440000 Location Address: 68-1758 Lahilahi Place Owners Names: MILLHEIM,JOY LYNN &NATHAN Mailing Address: 68-1758 Lahilahi Plwaikoloa Hi 96738 5406 Parcel Number: 680180420000 Location Address: 68-1753 Lahilahi Place Owners Names: GRIGORE,LAURENTIU ALEXANDRU Mailing Address: Po Box 2561, Kailua Kona Hi 96745 2561 Parcel Number: 680180410000 Location Address: 68-1757 Lahilahi Place Owners Names: SCOTT,GEOFFREY STEPHEN Mailing Address: 68-1757 Lahilahi PI Waikoloa Hi 96738 5406 Parcel Number: 680180400000 Location Address: 68-1759 Lahilahi Place Owners Names: MCCORD,GEORGIA F & JACK Mailing Address: 68-1759 Lahilahi PI Waikoloa Hi 96738 5406 26 This page intentionally left blank. 27 X. 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McM•dri �oi� M Z O K Q Y U O m O all a 0.1 0�o = 'NIH eZl w —III= O d �- z F N305 a31�13 d = _ F ws O O F UZ �< U" XtlN fZ ... r z= z m O w a w s U i3a o1a aidLij 1 J1J� ZOO-9-9 Nwi - | ,am, «s<n#za«r & - _- x \ 2 x! .: zw � , \\ \ \\ ^z ZZ ­4 . - - ! , )------------ S + > \\_ c «r » n y L-\ / x § \ / ^ a I § m j/ § \ � K : § G ! 2 ! \. \� ^ � a \ d j 2 � m _ / | }) State Historic Preservation Division HRS 6E Submittal Form Per §6E, Hawai`i Revised Statutes, if the Project requires review by the State Historic Preservation Division (SHPD), please review and fill out this form and submit all requested information to SHPD. All forms and project documentation must be submitted electronically via HICRIS.Please visit our website. https://shpd.haxvaii.gov/hicris If you are unable to submit electronically,please contact SHPD at(808)692-8015. Mahalo. The submission date of this form is: 1. APPLICANT(select one) 0 Property Owner ❑ Government Agency 2. AGENCY(select one) 0 Planning Department ❑ Department of Public Works ❑ Other(specify): Type of Permit Applied For: Use Permit 3. APPLICANT CONTACT 3.1) Name: Erik Jacobson 3.2) Title: Owner 3.3) Street Address: 68-1928 Lina Poepoe St, Waikoloa 3.4) County: Hawaii 3.5) State: Hawaii 3.6) Zip Code: 96738 3.7) Phone: 808-345-9033 3.8) Email: erik@jacobsonteamhawaii.com 4. PROJECT DATA 4.1) Permit Number(if applicable): 4.2) TMK[e.g. (3) 1-2-003:004]: (3)6-8-002:056 4.3) Street Address: 68-3670 Paniolo Avenue Waikoloa 4.4) County: Hawaii 4.5) State: Hawaii 4.6) Zip Code: 96738 4.7) Total Property Acreage: 1.05 4.8) Project Area(acreage,square feet): 25,969 square feet 4.9) List any previous SHPD correspondence(LOG Number&DOC Number,if applicable): LOG NO. DOC NO. 5. PROJECT INFORMATION 5.1) Does the Project involve a Historic Property? A Historic Property is any building, structure,object, district,area,or site,including heiau and underwater site,which is over 50 years old(HRS§OE-2). ❑ Yes ❑✓ No 5.2) The date(s)of construction for the historic property(building, structure,object, district,area,or site, including heiau and underwater site)is 5.3) Is the Property listed on the Hawaii and or National Register of Historic Places?To check: http://dlnr.hawaii.gov/shpd/ ❑ Yes ❑✓ No 5.4) Detailed Project Description and Scope of Work: This project will consist of the construction of a Lutheran church.This Church will have a sanctuary and it will be for religious purposes. This is a new building complex. The type of construction will be V. The construction will be carried out in two phases. The maximum occupants allowed are 338 people. 5.5) Description of previous ground disturbance(e.g.previous grading and grubbing): Unknown. 5.6) Description of proposed ground disturbance(e.g.#of trenches,Length x Width x Depth): None. Obtaining Use Permit. 5.7) The Agency shall ensure whether historic properties are present in the project area, and,if so,it shall ensure that these properties are properly identified and inventoried. Identify all known historic properties: 5.8) Once a historic property is identified,then an assessment of significance shall occur. Integrity(check all that apply): ❑ Location ❑ Design ❑ Setting ❑ Materials ❑ Workmanship ❑ Feeling ❑ Association Criteria(check all that apply): ❑ a—associated with events that have made an important contribution to the broad patterns of our history ❑ b—associated with the lives of persons important in our past ❑ c—embody the distinctive characteristics of a type,period,or method of construction;represent the work of a master; or possess high artistic value ❑ d—have yielded, or is likely to yield,information important for research on prehistory or history ❑ e—have an important value to the Native Hawaiian people or to another ethnic group of the state due to associations with cultural practices once carried out or still carried out,at the property or due to associations with traditional beliefs,events,or oral accounts--these associations being important to the group's history and cultural identity 5.9) The effects or impacts of a project on significant historic properties shall be determined by the agency. Effect Determination(select one): ❑ No Historic Properties Affected ❑ Effect,with Agreed Upon Mitigation Commitments(§6E-42,FIRS) ❑ Effect,with Proposed Mitigation Commitments (§6E-8,FIRS) 5.10) This project is(check all that apply,if applicable): ❑ an activity,or program funded in whole or in part under the direct or indirect jurisdiction of a Federal agency,including those carried out by or on behalf of a Federal agency; ❑ carried out with Federal financial assistance;and or ❑ requiring a Federal permit,license or approval. If any of these boxes are checked,then the Project may also be subject to compliance with Section 106 of the National Historic Preservation Act(NHPA). 6. PROJECT SUBMITTALS 6.1) Please submit a copy of the Tax Map Key(TMK)map 6.2) Please submit a copy of the property map showing the project area and indicate if the project area is smaller than the property area. 6.3) Please submit a permit set of drawings. A permit set is a set of drawings prepared and signed by a licensed architect or engineer and is at least 65%complete. 6.4) Are you submitting a survey? ❑ Yes ❑✓ No Specify Survey: 6.5) Did SHPD request the survey? ❑ Yes ❑✓ No If`Yes',then please provide the date, SHPD LOG NO,and DOC NO: Date: LOG NO. DOC NO. 6.6) SURVEY REVIEW FEES. Fee for Review of Reports and Plans(§§13-275-4 and 284-4).A filing fee will be charged for all reports and plans submitted to our office for review. Please go to: The Submittal Filing Fee Form is located on the Forms page A check payable to the Hawaii Historic Preservation Special Fund should accompany all reports or plans submitted. 6.7) Please submit color photos/images of the Historic Property(any building, structure,object,district,area, or site,including heiau and underwater site)that will be affected by the Project. The following are the minimum number and type of color photographs required: Quantity Description 1-2 Street views of the resource and surrounding area 1-2 Over view of exterior work area 1 exterior photo of the North elevation if applicable) 1 exterior photo of the South elevation if applicable) 1 exterior photo of the East elevation if applicable) 1 exterior photo of the West elevation if applicable) 1-2 interiorphotos(s) of areas affected if applicable) CHECKLIST 0 SHPD FORM 6E(this form) 0 PROJECT SUBMITTALS(any requested documentation for items 6.1 -6.7 of this form) ❑ FILING FEE FORM(if applicable) HRS 6E FORM PROJECT SUBMITTALS 1.05 acre project referred to as the Waikoloa Lutheran Church Waikoloa, South Kohala District, Island of Hawai'i TMK(s): (3) 6-8-002: 056 Accepting Agency: County of Hawai'i Planning Department Hilo, HI 96720 Applicant: Waikoloa Lutheran Church Waikoloa, HI 96738 Prepared By: Pacific `Aina Design Kamuela, HI 96743 rot 1 August, 2023. 1 This page intentionally left blank 2 PROJECT SUBMITTALS 1.0 TAX MAP KEY (TMK) MAP........................................................................4 1.1 PHOTOGRAPHS .......................................................................................5 1.2 SITE PLAN & SET CIVIL PLANS ................................................................1 0 3 1.0 TAX MAP KEY • IIAT 01 •\ .. 4 C. RA 110L 0A / r Pat. - -sY• v r ly No n i.. 0£V IT L O PN E NT _ RANCH]✓a L - p ° 1 u u. C .J I IiI L n _.. -� ftAr v>-.r•eraw—m NOvLA N•Wy (re r.wy oa a-e-orJ FOR PROPERTY ASSESSMENT PORPDSES-SJPJECL IC CHANGE _ PRINTED: EXHIBIT COUNTY OF HAWAII TAX MAP- "TMK: 6-8-002-056" 4 1.1 PHOTOGRAPHS Figure # Title Pageg_# 1 Street view of the Project Area 7 2 Over view of exterior Project Area 8 3 Surrounding area of the Project Area- Waikoloa Baptist Church 9 4 Surrounding area of the Project Area Waikoloa School 10 5 Exterior photo of the Project Area 11 6 Exterior photo of the East elevation 12 7 Exterior photo of the West elevation 13 5 This page intentionally left blank 6 FIGURE #1 Aga f STREET VIEW OF THE RESOURCE-PANIOLO STREET 7 FIGURE #2 lot -itic- Nil & r � s Q EXHIBIT OVER VIEW OF EXTERIOR PROJECT AREA 8 ass .. . f Y-� k FIGURE #4 b� W - 1 EXHIBIT WAIKOL OA ELEMENTARY SCHOOL 10 FIGURE #5 e " EXHIBIT WAIKOLOA L UTHERAN CHURCH PROJECT AREA ll FIGURE #6 �� IIIIIIIIIII li,�llllii Illllllllll liilillilll IIIIIIlIIIIIIIIIIIIIIII IIIII v; 1" EXHIBIT SURROUNDING NEIGHBORS SOUTHEAST VIEW 12 FIGURE #7 w r EXHIBIT SURROUNDING NEIGHBORS SOUTHWEST VIEW 13