HomeMy WebLinkAboutPD Background Report PL-REZ-2024-000063 BMATSUURAREZ.ak.08.30.24
COUNTY OF HAWAI‘I PLANNING DEPARTMENT
BACKGROUND REPORT ANDREW MATSUURA
CHANGE OF ZONE APPLICATION PL-REZ-2024-000063
ANDREW MATSUURA has submitted an application for a Change of Zone from an
Agricultural-3 acre (A-3a) zoning district to a Single-Family Residential – 15,000 square feet
(RS-15) zoning district for 3.250 acres of land. The subject property is located at 1078 Ahe Street,
approximately 100 feet east of its intersection with Lei Lehua Street, Waiākea Homesteads,
Waiākea, South Hilo, Hawai‘i, TMK: (3) 2-4-080:017.
PROPOSED ACTION
1. Applicant’s Request/Project Description: A Change of Zone from an Agricultural-
3 acre (A-3a) zoning district to a Single-Family Residential – 15,000 square feet (RS-15)
zoning district in order to allow for the subdivision of the subject property into six (6)
single-family residential lots ranging in size from a minimum of 15,000 square feet to
just over 20,000 square feet and one (1) road lot. The maximum number of lots that could
be developed with the proposed RS-15 zoning for the property is nine (9) lots.
2. Reason for Request: The applicant stated reason for the request is to allow for the
development of a 6-lot single-family residential subdivision with lots to be retained for
the applicant’s family members. One of the proposed lots will accommodate an existing
single-family dwelling currently occupied by one of the landowners, with the remaining
lots to be delegated to the children of the applicant.
3. Timetable/Cost: The applicant intends to commence the subdivision and development
process immediately upon securing County rezoning approval. Subdivision approval is
anticipated within ten (10) years from the effective date of the zoning change. The cost of
the improvements is estimated to be $750,000.
4. Supportive Information: The applicant has submitted the attached in support of the
request: (Planning Department Exhibit 1 - Change of Zone Application Received
June 27, 2024)
5. Landowner: Andrew Matsuura, Sonya Matsuura, and Dave Haraguchi
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STATE AND COUNTY PLANS
6. State Land Use Designation: Urban
7. General Plan Designation: Low-Density Urban (ldu)
8. County Zoning: Agriculture 3-acres (A-3a)
9. Hilo Community Development Plan (Hilo CDP): The Hilo CDP was adopted by
Resolution No. 1 on May 21, 1975. The plan calls for RS-10 and RS-15 for this area.
10. Special Management Area: The subject property is located about approximately 3.48-
miles from the nearest shoreline and is not situated within the Special Management Area.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
11. Subject Property: The subject property is 3.250-acres in size and is irregular in shape.
The parcel is located at the undeveloped end of Ahe Street within a portion of Haihai
Estates, Unit 1 in Waiākea Homestead lots. The property has a slight gradual slope from
its mauka boundary towards its makai boundary. A single-family dwelling is situated on
the property with the remainder of the property grubbed and vacant of any uses.
12. Surrounding Zoning/Land Uses: The surrounding zoning in the area is a mix of Single-
Family Residential (RS) and Agricultural (A) zoned districts. Immediately north and west
of the subject parcel are lots zoned Single Family Residential – 10,000 square feet (RS-
10), with a portion of the northern property line bounded by an Agricultural 3-acre (A-3a)
zoned parcel. To the south and east are other A-3a zoned parcels. The land uses consist
mainly of single-family dwellings in the surrounding RS-10 and A-3a zoning districts.
The property to the northeast was recently rezoned from A-3a to RS-10 in 2019 with
Ordinance No. 19-092 for a 27-lot subdivision at the end of Mailani Street. The adjacent
property to the east was rezoned from A-3a to RS-10 in 1996 with Ordinance No. 96 081
for a 6-lot subdivision but the zoning was reverted in 2006.
13. Flood Zone: Zone “X”, an area determined by FEMA to be “within an area of minimal
flood hazard”.
14. ALISH: Existing Urban Development.
15. Land Study Bureau’s Productivity Rating: Existing Urban Development.
16. Flora/Fauna Resources: No professional floral or faunal surveys were conducted on the
subject parcel as the site has been previously cleared and is located in an urban setting in
an area dominated by single-family residential uses.
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17. Archaeological/Historical Resources: As the site was previously cleared and current
partial uses as a homesite, no archeological survey of this site was conducted. The
applicant states that during any grubbing of grading work on associated with the
subdivision project\m the State Historic Preservation Division will be notified and all
work will immediately cease upon inadvertent discovery of any archaeological feature.
18. Cultural or Native Gathering Rights: There is no evidence of any traditional and
customary Native Hawaiian rights being practiced on the site, nor existence of any known
valued cultural, historical or native resources in the area.
19. Public Access: There is no record of a designated public access to the shoreline or
mountain areas that traverses the property.
PUBLIC UTILITIES AND SERVICES
20. Access: Access to the proposed lots will be from Haihai Street, a County owned and
maintained roadway. From Haihai Street, access to the subject property proceeds along
Leilehua Street and then onto Ahe Street, both of which are County owned and
maintained roadways. Ahe Street runs east to west along the top of the subject property
and Kikaha Street runs north to south toward the middle of the subject property. These
future street extensions are identified as an existing 50-foot-wide easement (Roadway
Easement E-2) for roadway purposes. These planned throughfares have existed since the
early 1980’s and are referenced in multiple approved subdivision maps, tax maps, and
rezoning ordinances within the area indicating planned future connectivity of Kikaha
Street within the surrounding subdivisions between Haihai Street and Kawailani Street
and the extension of Ahe Street between Puku Street and Hoʻomalu Street. These
throughfares were added with guidance from the Traffic Circulation Map of the Waiākea
Area, which was stored in the Planning Department at the time. The applicant is
requesting to improve all roadways within the proposed subdivision to private roadway
standards consisting of a pavement width of 16-feet-wide with 2-foot-wide compacted
gravel shoulders/swales for a total 20-foot-wide improved right-of-way within the 50-
foot-wide existing easement. The applicant proposes future road widening setbacks
reflecting the distance between the proposed 20-foot-wide private road and the 50-foot-
wide existing easement. The Department of Public Works (DPW) recommends that the
extension of Ahe Street through the proposed subdivision should match with the existing
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Ahe Street layout, which includes a minimum 30-foot-wide pavement, paved shoulders
and swales, drainage improvements within a 50-foot-wide right-of-way, and any required
utility relocation, meeting the requirements of the Americans with Disabilities Act. They
also recommend that the developer install streetlights and traffic control devices as may
be required by the Traffic Division. DPW however, refrained from making a
recommendation for roadway improvements to the Kikaha Street extension due to several
factors including the property’s boundary line not abutting the improved portions of
Kikaha Street, the proposed subdivision layout not warranting the requirement of
roadways built to dedicable standards since only 6 lots are proposed, and the proposed
zoning designation not triggering the need for dedicable roadways.
21. Water: There is currently an 8-inch water line within Ahe Street. The Department of
Water Supply (DWS) stated that water can be made available once the applicant remits
the deposit for the additional 5 units of water requested. DWS states that the proposed
subdivision will be subject to the applicant constructing the necessary water system
improvements, which shall include, but not be limited to water main installation; service
laterals that will accommodate a 5/8-inch meter to front each lot; relocation and
adjustment of the DWS affected water systems facilities (should they be necessary); and
fire hydrant spacing of no more than 600 feet apart. The applicant will also be required to
remit the prevailing facilities charge upon completion of the required water system
improvements and prior to final subdivision approval being granted.
22. Wastewater: There is no County sewer system in this area. Individual septic systems
meeting the approval of the Department of Health would be allowed in this area. This
will be completed by each respective landowner in conjunction with the construction of a
dwelling.
23. Solid Waste: The applicant states that solid waste will be handled through commercial
haulers or the individual homeowners into authorized landfills sites or transfer stations.
24. Essential Utilities and Services: Police, Fire and medical services are available in Hilo.
All other essential utilities are available to the property.
AGENCIES' COMMENTS
25. Department of Public Works- Engineering Division: (Planning Department Exhibit
2 – August 13, 2024, memo)
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26. Department of Water Supply: (Planning Department Exhibit 3 – August 12, 2024,
letter)
27. State Department of Health: (Planning Department Exhibit 4 – July 15, 2024,
memo)
AGENCIES - NO COMMENTS/CONCERNS
28. Police Department, Fire Department, State Department of Land and Natural Resources-
Land Division, and State Historic Preservation Division.
AGENCIES - NO RESPONSE
29. State Department of Land and Natural Resources–Division of Forestry and Wildlife,
Parks and Recreation, Department of Environmental Management, and Office of Housing
and Community Development.
PUBLIC COMMENTS
30. As of this writing, the Planning Department has not received any written comments or
objections from the general public or adjacent landowners on the subject application.
Daryn Arai
Land Use Planning Consultant
P.O. BOX 4501, HILO HAWAII 96720
PHONE: (808) 895-3218 EMAIL: DARYN.ARAI@OUTLOOK.COM
June 26, 2024
Mr. Zendo Kern, Director
County of Hawaiʻi Planning Department 101 Pauahi Street, Suite 3 Hilo, HI 96720
Dear Director Kern:
Subject: Change of Zone Application Applicant: Andrew Matsuura Requests A-3a to RS-15 to allow for proposed 6-lot subdivision with
minimum 15,000 square-foot sized lots and its related improvements TMK: 2-4-080: 017 (Lot 2-B); Waiakea Houselots 2nd Series, Waiakea, South Hilo
Accompanying this letter, we present for your consideration and processing before the Windward Planning Commission and Hawaiʻi County Council the request by Andrew Matsuura
for a change of zone affecting 3.250-acres of land to the Single-Family Residential-15,000 square feet minimum lot size (RS-15) zoning district. The Project Site is located within the upper part of the City of Hilo approximately 3.25 miles south from Downtown Hilo and within a portion of Haihai Estates, Unit I in Waiakea Homesteads 2nd Series. More specifically, the Project Site is located approximately 90 feet east (makai) of the intersection of Leilehua and Ahe
Streets.
Pursuant to your application requirements to be filed via the EPIC system, please find
accompanying this letter the following:
a.Original of the completed Change of Zone application form, questionnaire, and County
environmental report that includes a location map and site plan;
b.Description of the subject property in map and written form by metes & bounds asprepared by a licensed surveyor; andc.List of the surrounding property owners within 300 feet of the Project Site.
Should you have questions on this matter, please feel free to contact me. Thank you very much.
Sincerely,
Daryn Arai Land Use Planning Consultant
copy via email: Andrew Matsuura, Applicant Sidney Fuke, Planning Consultant
CHANGE OF ZONE APPLICATION
Applicant: Andrew Matsuura
Request: A-3a to RS-15
Prepared by: Daryn Arai & Sidney Fuke, Planning Consultants
June 2024
Tax Map Key: (3) 2-4-080:017
Waiakea Homesteads 2nd Series, Wāiākea, South Hilo District
Hawaiʻi Island
Andrew Matsuura
June 24, 2024
PO Box 1004
Kurtistown, HI 96760
Co-landowner
(808) 968-8075 pinebackland@gmail.com
Andrew Matsuura, Sonya Matsuura, Dave Haraguchi
(see attached authorization letter) June 24, 2024
(see attached authorization letter)
Agricultural-3 acres (A-3a) Single-Family Residential–15,000sf (RS-15)
(3) 2 - 4 - 080 : 017
1078 Ahe Street, Hilo HI 96720
3.250 acres
Daryn Arai Sidney Fuke
PO Box 4501 PO Box 1345
Hilo, Hawaii 96720 Hilo, Hawaii 96720
email: Daryn.Arai@outlook.com email: sidneyfuke@gmail.com
(808) 895-3218 (Daryn) (808) 989-0640 (Sidney)
Applicant Agents
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ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? Yes
If yes, please answer the rest of question 1 and then to
question 3
a. How many acres of the requested area do you intend to
subdivide? 3.250 acres
b. Into what lot sizes? 15,000sf
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval? 2 years
d. Do you intend to build houses on the newly created
lots? No
if yes, please answer the following questions:
on how many of those lots? _________
At what approximate price range? House _________
Lots _________
Total _________
Approximately how long, after approval of
the subdivision, would the first house be
available for occupancy? _________
If you intend to subdivide, please submit a
preliminary schematic subdivision plan together
with your change of zone application form.
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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? N/A
b. Sell or lease the land to someone who has tentative
plans? N/A
c. Sell or lese the land to someone who has no plans? N/A
d. Keep it? N/A
e. other (please state)
f. If you intend to do either a, b, or c, please elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing condition? Yes
How?
It will not totally alleviate the housing situation that is experiencing limited inventory,
but it will help by offering homesites within the City of Hilo to the Applicant’s children,
who have graduated from school and recently entered the workforce, and how seeking
to build their own homes.
4. Are there any buildings on the subject area? Yes
If so, what kind?
An existing single-family dwelling constructed in 2023.
What do you intend to do with those buildings if your
request is approved?
The existing single-family dwelling is owned by one of the co-owners of the property
and is, and will continue to be maintained is his primary residence.
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5. Is the subject land currently being used for any
agricultural activity? No
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
6. To your knowledge, has there been any flooding and/or
drainage problems on the subject area? No
If so, please described the problem.
7. Do you think that the roads leading to the subject area
needs improvement? No
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? Yes
8. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
d. Drainage X
e. Police Protection X
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Yes No
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other X
For those checked “yes”, please elaborate what type or kinds of
improvements and/or assistance is needed.
Signature:
Address: PO Box 1004, Kurtistown HI 96760
Telephone: (808) 968-8075
Date: June 24, 2024
6337A/50A
P.D. 5/84
ALMODOVA,CHRISTOPHER
64-859 UIKEONI ST
KAMUELA HI 96743 8002
ASANO,THOMAS TOORU/SUE SUMIE TR
1664 LEILEHUA ST
HILO HI 96720 3328
BENEVIDES,GILBERT J SR
1681 ALU ST
HILO HI 96720 3359
BROWN,DANIEL E
925 KOMOMALA DR
HILO HI 96720 2793
CERIA,STANLEY K
CERIA,GENE M
1617 ALU ST
HILO HI 96720 3318
CHUN,MATTHEW TOSHIO KALANI
600 QUEEN ST APT 3705
HONOLULU HI 96813 5172
CORTAZAR,LIANNA
1623 LEILEHUA ST
HILO HI 96720 3303
DE SA,ANTHONY P JR
434 KIPUNI ST
HILO HI 96720 6009
DUARTE,LORRAINE MAE
1663 ALU ST
HILO HI 96720 3359
EBESUGAWA,MICHAEL
1616 LEILEHUA ST
HILO HI 96720 3313
FUJII,CECILY CAROL EMIKO
1667 ALU ST
HILO HI 96720 3359
HARAGUCHI,DAVE M
291 NANIAKEA PL
HILO HI 96720 5450
HENDERSON,GINA
1049 AHE ST
HILO HI 96720 3302
HIRAKO,NORMAN KIYOMI/JO-ANN TAKE
663 MALAE PL
HILO HI 96720 3427
HIRANO,RENDELL S
1691 LEILEHUA ST
HILO HI 96720 3329
HOSHIJO,ROCKY MILIKONA
781 WAIANUENUE AVE
HILO HI 96720 2015
ICHINOSE,GALEN
1599 LEILEHUA ST
HILO HI 96720 3342
KOTOMORI,GLENN/EVELYN TRST
1663 LEILEHUA ST
HILO HI 96720 3329
KOZOHARA,HARRY I
2122 LIME ST APT 503
HONOLULU HI 96826 4109
KOZOHARA,SHUNICHI
1052 AHE ST
HILO HI 96720 3302
KUDO,RONALD GORO/JEAN AIKO TTEE
998 HAIHAI ST
HILO HI 96720 3323
LEE,RAYMOND W M/NAKAMOTO,KAREN
1675 LEILEHUA ST
HILO HI 96720 3329
MAILANI DEVELOPMENT LLC
PO BOX 6211
HILO HI 96720 8924
MATSUI,MICHAEL K TRST
1643 LEILEHUA ST
HILO HI 96720 3329
MATSUURA,ANDREW
PO BOX 1004
KURTISTOWN HI 96760 1004
METZ,EVA-MARIA W TR
1611 LEILEHUA ST
HILO HI 96720 3303
MITSUDA,JON JOJI
224 HOOMALU ST
HILO HI 96720 3312
OHARA,AARON M/SHANN S TRST
1652 LEILEHUA ST
HILO HI 96720 3328
OKADA,GLENN H
1670 LEILEHUA ST
HILO HI 96720 3328
OLIVEIRA,PAUL M TR
61 ULANA ST
MAKAWAO HI 96768 8028
LIST OF SURROUNDING PROPERTY OWNERS WITHIN 300 FEET
PAULACHAK,CHRISTOPHER V/DONNA A
1647 ALU ST
HILO HI 96720 3359
PULIDO,MANUEL FRANCIS
1583 ALA MAHAMOE ST
HONOLULU HI 96819 1766
SHIOJI,CARL S TR
1045 AHE ST
HILO HI 96720 3302
SHON,KEIAN
PO BOX 1004
HILO HI 96721 1004
SUZUKI,PAIGE M TRST
1698 LEILEHUA ST
HILO HI 96720 3328
TADA,LLOYD TRST
1653 LEILEHUA ST
HILO HI 96720 3329
TAKAHARA,BRIAN G
1685 LEILEHUA ST
HILO HI 96720 3329
TANABE,JOEL
1680 LEILEHUA ST
HILO HI 96720 3328
UMEMOTO,CHARLES DANIEL
PO BOX 6211
HILO HI 96720 8924
ENVIRONMENTAL REPORT
for
Change of Zone Application
Applicant: Andrew Matsuura
Request: A-3a to RS-15
Prepared by: Daryn Arai & Sidney Fuke, Planning Consultants
June 2024
Tax Map Key: (3) 2-4-080:017
Waiakea Homesteads 2nd Series, Wāiākea, South Hilo District
Hawaiʻi Island
Table of Contents
A. DETAILS OF PROPOSED USE / DEVELOPMENT ..............................................................................1
1. Applicant’s Request .......................................................................................................................... 1
2. Landownership .................................................................................................................................. 1
3. Location of Project Site ..................................................................................................................... 1
4. Statement of Objectives and reasons for the request ...................................................................... 3
5. History of Project Site ....................................................................................................................... 3
6. Proposed Project Details ................................................................................................................... 4
7. Timeframe and cost .......................................................................................................................... 5
B. LAND USE AND OTHER REGULATORY CONSIDERATIONS ..............................................................7
8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map ....................................................... 7
9. State Land Use Designation .............................................................................................................. 7
10. Current County Zoning ...................................................................................................................... 7
11. Coastal Zone Management, HRS, Chapter 205A............................................................................... 9
12. Special Management Area (SMA) ..................................................................................................... 9
D. DESCRIPTION OF PROPERTY AND SURROUNDING AREA ............................................................. 10
13. Project Site ...................................................................................................................................... 10
14. Surrounding Zoning/Land Uses ....................................................................................................... 10
15. ALISH: Existing Urban Development .............................................................................................. 10
16. US Soil Survey .................................................................................................................................. 10
17. FIRM ................................................................................................................................................ 11
18. Flora/Fauna Resources.................................................................................................................... 11
19. Archaeological Resources ............................................................................................................... 12
20. Cultural or Native Gathering Rights ................................................................................................ 12
21. Coastal Hazards ............................................................................................................................... 12
22. Public Access ................................................................................................................................... 12
E. PUBLIC UTILITIES AND SERVICES ................................................................................................ 12
23. Access: ............................................................................................................................................. 12
24. Traffic: ............................................................................................................................................. 13
25. Water .............................................................................................................................................. 13
26. Wastewater ..................................................................................................................................... 13
28. Essential Utilities and Services ........................................................................................................ 13
29. Public Safety .................................................................................................................................... 13
F. STATEMENT IN SUPPORT OF CHANGE OF ZONE REQUEST .......................................................... 14
30. HAWAIʻI COUNTY GENERAL PLAN .................................................................................................. 14
31. PUBLIC SERVICES AND UTILITIES ..................................................................................................... 15
32. COASTAL ZONE MANAGEMENT ...................................................................................................... 17
33. CONCLUSION ................................................................................................................................... 18
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COUNTY ENVIRONMENTAL REPORT
IN SUPPORT OF CHANGE OF ZONE APPLICATION FOR
ANDREW MATSUURA
Affecting Tax Map Key: (3) 2-4-080: 017
Waiakea Homesteads 2nd Series, Waiākea, South Hilo
A. DETAILS OF PROPOSED USE / DEVELOPMENT
1. Applicant’s Request
Andrew Matsuura, hereinafter referred to as “Applicant”, is requesting a change of zone
for 3.250 acres of land, hereinafter referred to as “Project Site”, from an Agricultural-
3 acres (A-3a) to a Single-Family Residential-15,000 square feet minimum lot size (RS-15)
zoning district in order to allow for the subdivision of the subject property into six (6)
single-family residential lots ranging in size from a minimum of 15,000 square feet to
just over 20,000 square feet.
2. Landownership
The Project Site is owned by Andrew and Sonya Matsuura, husband and wife, and their
family relative, Dave Haraguchi. Mr. and Mrs. Matsuura collectively own a 2/3rd interest
in the Project Site, with Mr. Haraguchi owning the remaining 1/3rd interest.
Mr. Haraguchi currently resides on the Project Site within an existing single-family
dwelling constructed in 2023.
3. Location of Project Site
The Project Site is located within the upper part of the City of Hilo approximately
3.25 miles south from Downtown Hilo and within a portion of Haihai Estates, Unit I in
Waiakea Homesteads 2nd Series. More specifically, the Project Site is located
approximately 90 feet east (makai) of the intersection of Leilehua and Ahe Streets and
identified as Tax Map Key No. 2-4-080:017, as shown below on Figure 1 – Regional
Location Map and Figure 2 – Area Location Map.
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Figure 1 – Regional Location Map
Figure 2 – Area Location Map
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4. Statement of Objectives and reasons for the request
The reason and objective for the requested change of zone is to allow for the
development of a 6-lot single-family residential subdivision with lots to be retained for
the family members of the Applicant, who has 5 young-adult children. One of the
proposed lots will accommodate an existing single-family dwelling currently occupied by
one of the landowners, Dave Haraguchi, with the remaining 5 lots to be delegated to the
children of the Applicant. The Project Site, situated within that portion of the City of
Hilo that has been long-established as a residential community, is an appropriate
location to provide for additional housing opportunities for the young family members
of the Applicant.
5. History of Project Site
• April 13, 2007 – Approval of SUB-06-000480 that allowed for the subdivision of
the 3.250-acre Project Site from a larger 7.250-acre parcel.
(see Figure 3 - SUB-06-000480)
• April 25, 2023 – Completion of construction of 2-story single-family dwelling
consisting of 2 bedroom and 2 baths. (PW.B2021-000681)
Figure 3 – SUB-06-000480
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6. Proposed Project Details (see Figure 4 –Proposed Subdivision Plan)
a. Proposed subdivision: subdivision of the 3.250-acre Project Site into 6 lots ranging
from a minimum of 15,000 square feet to just over 20,000 square feet.
b. Project site improvements:
i. Primary Access: Ahe Street, a County-maintained minor street, will provide for
primary access to the Project Site.
ii. Interior Subdivision Access: Interior access to proposed lots will be provided by
the following roadway improvements:
• Extension of the existing 50-foot wide Ahe Street as a private roadway
through a portion of the Project Site extending no further than its
intersection with the proposed extension of Kikaha Street (shown as “EXISTING
ROADWAY EASEMENT “C”) and consistent with the east-west alignment and
width of “REDESIGNATED ROADWAY EASEMENT ‘E-2’. This extension of Ahe Street
will provide a travel lane width of 16 feet with 2-foot wide compacted gravel
shoulders/swales per DPW Standard Detail R-25.
• Construct a new private street extending south from the Ahe Street
extension to the southern boundary of the Project Site, consistent with the
north-south alignment of the extension of Kikaha Street and the
“REDESIGNATED ROADWAY EASEMENT ‘E-2’, providing for a travel lane width of 16
feet with 2-foot wide compacted gravel shoulders/swales within a 20-foot
wide right-of-way per DPW Standard Detail R-25. A future road widening
setback reflecting the distance between the proposed 20-foot wide private
road and the 50-foot wide “REDESIGNATED ROADWAY EASEMENT ‘E-2’ will be
provided within all lots having direct frontage with this roadway easement.
• The Applicant requests that all roadways within the proposed subdivision be
constructed to private roadway standards as it is unknown when the
extension of Kikaha Street to Haihai Street and Ahe Street to Hoomalu Street
will occur due to intervening private lands not owned by the Applicant.
Maintaining these roadway segments as private roads will allow the
Applicant to manage those who use of these private roadways, avoiding the
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typical problems associated with public dead-end streets. The Applicant is
willing to enter accept a condition of this rezoning that would require the
owners of these private roadways to convey it to the County of Hawaiʻi, as-is,
upon its demand should the County determine a reasonable public benefit
exist to pursue the extension of Kikaha Street and its connection with Haihai
Street and extension of Ahe Street to Hoomalu Street.
• Specific documentation regarding both REDESIGNATED ROADWAY EASEMENTS “E-1”
and “E-2” are unknown. The current understanding is that these easements
provide access to the adjoining large agricultural lots that were once owned
by a single family, to ensure that family members had the privilege of
accessing across one-another’s properties to gain access to Haihai, Ahe,
Kikaha and Mailani Streets.
iii. Water system: Discussion with the Department of Water Supply has confirmed
that the water system in the area is adequate to provide the 5 additional units of
water and fire suppression flow to support the proposed subdivision action.
iv. Drainage: Proposed drainage improvements, as required by the Department of
Public Works, will be constructed within the proposed subdivision to capture and
dispose of surface runoff associated with the proposed roadway improvements.
No further drainage improvements are anticipated due to the absence of any
FEMA floodway traversing through the Project Site.
v. Electrical and Communication utilities: Overhead electrical and communication
utilities will be provided to serve the proposed subdivision.
7. Timeframe and cost
Upon approval of the change of zone request, the Applicant will promptly file a
subdivision application with approval anticipated within ten (10) years from the
effective date of the requested zone change. This length of time is necessary as the
Applicant alone will be financing the entire cost of required subdivision infrastructural
improvements so that these lots can be passed on to his children. Estimated
development costs is in the neighborhood of $750,000.
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Figure 4 - Proposed Subdivision Plan
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B. LAND USE AND OTHER REGULATORY CONSIDERATIONS
8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Low Density Urban
The County of Hawaiʻi General Plan is the policy document for the long-range
comprehensive development of the island of Hawaiʻi. The General Plan Land Use
Pattern Allocation Guide (LUPAG) map classifies the subject property and immediately
surrounding area for Low Density Urban uses according to the County’s Geographic
Information System (GIS), which allows for residential uses, with ancillary community
and public uses, and neighborhood and convenience-type commercial uses with overall
residential densities up to six units per acre. (see Figure 5-General Plan LUPAG Map)
9. State Land Use Designation: Urban.
The subject property is situated within an area designated for Urban uses by the State
Land Use Commission. (see Figure 6 – State Land Use). The requested RS-15 zoning is
consistent with uses permitted within the State Land Use Urban District.
10. Current County Zoning: Agricultural-3 acres minimum lot size (A-3a)
The Agricultural (A) zoning district provides for agricultural and very low density
agriculturally-based residential use, encompassing rural areas of good to marginal
agricultural and grazing land, forest land, game habitats, and areas where urbanization
is not found to be appropriate. (see Figure 7 – Current Area Zoning)
The concurrency provision of Section 25-2-46 of the Hawaii County Zoning Code
establishes standards for roads, water supply, and civil defense sirens that must be met
and/or addressed as part of all rezoning applications. Therefore, the request is
consistent with these standards and will be discussed in detail relative to the water,
traffic, and public safety portions of this report.
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Figure 5 – General Plan LUPAG Map
Figure 6 – State Land Use
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Figure 7 – Current Area Zoning
11. Coastal Zone Management, HRS, Chapter 205A
The entire State of Hawaiʻi lies within the Coastal Zone Management area. The intent of
the Coastal Zone Management Program is to guide and regulate public and private uses
in the coastal zone management area with respect to recreational resources, historic
resources, public access to the shoreline, scenic and open space resources, coastal
ecosystems, marine resources, economic uses, coastal hazards, managing development,
public participation, and beach protection.
12. Special Management Area (SMA)
The Special Management Area (SMA) is a part of the Coastal Zone Management
Program that is regulated by the County, established to promote the State’s policy to
preserve, protect, and where possible, to restore the natural resources of the coastal
zone of Hawaiʻi. Therefore, special controls on development within the area along the
shoreline are necessary to avoid permanent loss of valuable resources and the
foreclosure of management options, and to ensure that adequate public access is
provided to public-owned or used beaches, recreation areas, and natural reserves, by
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dedication or other means. The Project Site is not situated within the SMA and is
located about 3 miles from the nearest SMA boundary situated near Waiākea Pond and
the Wailoa State Park complex.
D. DESCRIPTION OF PROPERTY AND SURROUNDING AREA
13. Project Site
The 3.250-acre Project Site is irregular in shape and situated within an area largely
bordered by single-family residential subdivisions and a few larger, agricultural-zoned
parcels (see Figure 8 - Aerial Site Map). The Project Site has a slight gradual slope
downward from its western (mauka) boundary towards its eastern (makai) boundary.
As previously mentioned, a single-family dwelling is situated on the property with the
remainder grubbed and vacant of any uses.
14. Surrounding Zoning/Land Uses
The Project Site is situated within an area that has been extensively developed for
single-family residential uses and also bounded by larger agricultural-zoned lots. As
shown on Figure 7 – Current Area Zoning, the Project Site lies adjacent to Haihai Estates
Subdivision, consisting of 10,000 square foot lots, along its western (mauka) boundary
with larger agricultural lots along most of its remaining boundaries. A newly developed
single-family residential subdivision of 10,000 square-foot lots abuts the northeastern
corner of the Project Site.
15. ALISH: Existing Urban Development
Due to the Project Site location within the State Land Use Urban District, these lands are
not classified as Agricultural Lands of Importance to the State of Hawaiʻi.
16. US Soil Survey: Panaewa very cobbly hydrous loam, 2-10 percent slopes (629)
These soils consist of shallow, moderately well-drained silty clay loams that formed in
volcanic ash, which occur on uplands at elevations ranging from 300 to 1,000 feet and
receive from 100 to 175 inches of rainfall annually. The natural vegetation consists of
ohia, tree fern, Hilo grass, California grass and guava. Panaewa soils are generally used
for sugarcane, pasture and woodland.
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Figure 8 – Aerial Site Map
17. FIRM: Zone “X”
The Project Site is determined to be outside the 500-year flood plain (Zone X). The
Applicant is not aware of any drainageways or watercourses that affects the Project Site.
18. Flora/Fauna Resources
No professional flora or faunal surveys were conducted of the Project Site as it has been
previously cleared and is now established with non-native plants and other invasive
species. The Project Site is located in an urban setting in an area dominated by single-
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family residential uses. For these reasons, the Applicant does not believe that rare or
endangered floral or faunal resources exist within the Project Site nor are there
anticipated habitats for any rare or endangered animals. Given its elevation, it could be
possible that the Project Site may be frequented by the Hawaiian Hawk (Iʻo) and the
Hawaiian Owl (Pueo).
19. Archaeological Resources
Due to the extensive past clearing of the Project Site and current partial use as a
homesite, no archaeological survey was conducted. Regardless, during any grubbing or
grading work associated with the proposed subdivision project, the State Historic
Preservation Division will be notified and all work shall immediately cease upon
inadvertent discovery of any archaeological feature.
20. Cultural or Native Gathering Rights
According to the Applicant, there are no known customary or Native Hawaiian cultural
rights exercised within the Project Site due to past clearing activities and its currently
improved state as a homesite with an extensive cleared area. The Project Site is not
near the coastline nor are there any streams or other special features that could provide
an environment for the practice of cultural or native gathering rights.
21. Coastal Hazards: The Project Site resides approximately 3.5 miles from the nearest
coastline and is therefore not subject to any coastal hazards or shoreline processes.
22. Public Access
There is no record of a designated public access to the shoreline or mountain areas that
traverses the Project Site.
E. PUBLIC UTILITIES AND SERVICES
23. Access:
Primary access to the Project Site is provided by the County-maintained Haihai Street, a
major collector roadway with 24 feet of pavement and unimproved shoulders within a
60-foot wide right-of-way. From Haihai Street, access to the Project Site then proceeds
along Leilehua Street then onto Ahe Street, both County-maintained roadways with 20-
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foot wide travel lanes with curb, gutters and sidewalks within 50-foot wide rights-of-
way.
24. Traffic:
Section 25-2-46(d)(1) of the concurrency provision requires a Traffic Impact Analysis
Report (TIAR) as part of any rezoning application in situations where the projected use
can generate 50 or more peak hour trips. Given the scale and scope of the project
limited to a proposed 6-lot subdivision, the Institute of Transportation Engineers
Common Trip Generation Rates suggest that the proposed subdivision will generate
about 6 peak hour vehicle trips, well below the 50 peak hour trip benchmark that would
require the preparation of a TIAR.
25. Water
The Department of Water Supply confirmed that its water system is able to support the
potable water and fire suppression needs for the proposed 6-lot subdivision. The
Applicant is prepared to secure the necessary water commitment fees immediately
upon approval of this change of zone request.
26. Wastewater
There is no municipal sewer system servicing the subject area. Wastewater generated
by individual single-family dwellings within the proposed subdivision will be disposed of
within septic systems meeting with the approval of the State Department of Health.
27. Solid Waste
Solid waste will be handled through commercial haulers or disposal by individual
landowners into authorized landfill sites or transfer stations.
28. Essential Utilities and Services
Other utilities, such as electrical, cable and telephone services, are available to support
the proposed 6-lot single family residential subdivision. Being located within the City of
Hilo, the Project Site and the proposed subdivision will be adequately serviced by
various utility services.
29. Public Safety
The subject property, being located within the City of Hilo, is adequately serviced by
existing public safety facilities, such as Fire Station No. 3 on Haihai Street about 1.4 mile
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away and the main Police Department located about 3 miles away. The County’s
concurrency requirements regarding civil defense sirens do not apply to the Project Site
as it is presenting less than 24 residential units [Section 25-2-46(o), Hawaiʻi County
Code]. The Project Site is within the service range of an existing civil defense siren
located about a 1/3rd of a mile away to the north near Ahualani Park.
F. STATEMENT IN SUPPORT OF CHANGE OF ZONE REQUEST
30. HAWAIʻI COUNTY GENERAL PLAN
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through a comprehensive policy analysis approach that evaluations and decisions
can be made to better time or stage developments to achieve quality growth. The
implications of these evaluations and decisions must also be considered as they may
have an impact on other similar areas in the County.
Land use is one of the principal focal points of public concern and policy. The
Land Use Element of the General Plan provides the primary basis for direct control and
guidance of publicly and privately owned resources. It is also intended to be used as a
policy guide for the coordinated growth and development of all sectors of the County. It
sets forth goals, policies, standards and courses of action to accommodate growth
without congestion, to designate and preserve the lands needed for residential use,
commercial and visitor services, industry, agriculture and open space, and to coordinate
these uses with the County's service and circulation systems. The overall Land Use
goals, policies and standards are set forth to physically plan the lands in the County in
the best interest of the island's residents.
In addition to its goals, policies and standards, the General Plan also includes the
Land Use Pattern Allocation Guide (LUPAG) Map, which is a graphic representation of
the document's goals and policies to guide the coordinated growth and development of
all sectors of the County by presenting a graphic depiction of the physical relationship
among the various land uses. The LUPAG Map establishes the basic urban and non-
urban form for areas within the County.
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The subject property is designated for Low Density Urban uses which typically
consist of residential units with a unit density of up to six (6) units per acre of land, with
ancillary community and public uses, and neighborhood and convenience-type
commercial uses. As proposed, the requested change of zone to the RS-15 zoning
district will introduce a density of about 2 units per acre, much less than the maximum
6 units per acre permitted within areas designated for Low Density Urban uses and
consistent with the existing surrounding single-family residential neighborhoods within
this particular section of the Waiakea Homesteads. And as discussed earlier and
summarized further below, the Project Site is serviced by existing road and water
systems and will also be served by essential pubic services and utilities. Therefore, the
proposed change of zone is also consistent with the following goals, policies and
standard of the Land Use-Single-Family Residential Element of the General Plan:
• To maximize choices of single-family residential lots and/ or housing for
residents of the County.
• To ensure compatible uses within and adjacent to single-family residential zoned
areas.
• Require developers to provide basic infrastructure necessary for development.
• Areas shall have basic improvements and amenities necessary for immediate use
31. PUBLIC SERVICES AND UTILITIES
Primary access to the Project Site is provided by Haihai Street, a County-
maintained major collector roadways having travel lane pavement widths equal to or in
excess of 20 feet within a 60-foot wide right-of-way. From Haihai Street, access to the
Project Site continues along Leilehua and Ahe Streets, both County-maintained
roadways with curb, gutter and sidewalk improvements within a 50-foot wide right-of-
way.
The Applicant is requesting that proposed subdivision roadways within the
Project Site be permitted as private roadways due to the undetermined timing of the
extension of Ahe Street to Hoomalu Street and the extension of Kikaha Street to Haihai
Street due to intervening properties. Maintaining these roadway segments as private
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roads will allow the Applicant to manage those who use of these private roadways,
avoiding the typical problems associated with public dead-end streets. The Applicant is
willing to enter accept a condition of this rezoning that would require the owners of
these private roadways to convey it to the County of Hawaiʻi, as-is, upon its demand
should the County determine a reasonable public benefit exist to pursue the extension
of Kikaha Street and its connection with Haihai Street and extension of Ahe Street to
Hoomalu Street. A future road widening setback will be designated within all lots having
frontages along the north-south, 20-foot wide right-of-way private road segment to
accommodate the future widening of this private road to a full 50-foot wide right-of-
way by the County when such widening is deemed necessary to facilitate the extension
of Kikaha Street to Haihai Street.
County water is available to support the proposed 6-lot single family residential
subdivision as is essential public utility services. Wastewater generated by individual
lots within the proposed subdivision will be accommodated by individual septic systems
as permitted by the State Department of Health.
As the Project Site is gently slopes downward from mauka to makai with typical
grades not exceeding 10 percent, there are no severe geological or topographical
problems that cannot be properly rectified or which would render the land unusable for
its intended purposes. According to the Flood Insurance Rate Map (FIRM) prepared by
the Federal Emergency Management Agency (FEMA), the Project Site is situated outside
of areas subject to 500-year frequency floods (Zone X). The subject property is also
located outside of any coastal flooding zone or tsunami evacuation area.
Due to its improved nature, no archaeological survey of the Project Site was
conducted. During any grubbing or grading work associated with the proposed
subdivision project, the State Historic Preservation Division will be notified and all work
shall immediately cease upon inadvertent discovery of any archaeological feature.
Therefore, for the reasons stated above, approval of this change of zone request
will conform to the following goals, policies and standards of the Land Use Element of
the General Plan:
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• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
• Allocate appropriate requested zoning in accordance with the existing or
projected needs of neighborhood, community, region and County.
• Encourage the development and maintenance of communities meeting the
needs of its residents in balance with the physical and social environment.
• Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access, and public need.
• Zone urban- types of uses in areas with ease of access to community services
and employment centers and with adequate public utilities and facilities.
this request will also conform to the following relevant goals and policy
32. COASTAL ZONE MANAGEMENT
This change of zone request is not contrary to Chapter 205A, Hawaiʻi Revised
Statues, relating to Coastal Zone Management. The Project Site is not situated within
the SMA, being located at least 3 miles from any lands that are situated within the SMA
and 3.5 miles from the nearest coastline. For this reason, the Project Site is not subject
to any coastal hazard nor anticipate to have any adverse impact upon coastal resources.
There is no record of a designated public access that traverses the Project Site. As the
Project Site had been previously cleared and now partially occupied with a homesite, it
is not anticipated that the proposed request will have any adverse impact on cultural or
historical resources in the area.
In view of the Hawaiʻi State Supreme Court's "PASH" and "Ka Paʻakai O
KaʻAina" decisions, the issue relative to native Hawaiian gathering and fishing rights
must be addressed in terms of the cultural, historical, and natural resources and the
associated traditional and customary practices of the site.
As the Project Site has been previously disturbed and currently inhabited with
non-native plants and invasive species of both plants and animals, it is unlikely that
there are any valued cultural, historical, and natural resources to be found. For this
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reason, the Applicant could find no evidence of any possible adverse effects or
impairments that will occur to any valued resources should this change of zone request
be approved. Should the Applicant inadvertently encounter any remains of historic
sites, such as rock walls, terraces, platforms, marine shell concentrations or human
burials, the Applicant agree to cease any work in the immediate area and contact the
Department of Land and Natural Resources-State Historic Preservation Division (DLNR-
HPD), resuming activities only upon securing archaeological clearance from DLNR-HPD
when it finds that sufficient mitigation measures have been taken.
33. CONCLUSION
Based on the discussion above, the Applicant find that approval of this Change of
Zone request from Agricultural-minimum 3-acre lot size (A-3a) to a Single-Family
Residential-15,000 square feet (RS-15) zoning district will conform to the goals, policies
and standards of the General Plan and will not have a significant adverse impact upon
coastal resources; and would result in an appropriate land use pattern that will further
the public necessity and convenience and the general welfare.
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
H I LO, HAWAII
DATE: August 13, 2024
TO: Zendo Kern, Planning Director
FROM: Department of Public Works, Engineering Divisi
SUBJECT: CHANGE OF ZONE APPLICATION (PL-REZ-2024-000063)
Request: Agricultural — 3 Acres (A -3a) to Single -Family Residential —
15,000 Square Feet (RS -15)
Applicant: Andrew Matsuura
TM K: 2- 4-080:017
Sorry for the delay. We have reviewed your submittal dated July 9, 2023 and offer the
following comments for your consideration:
1. All development -generated runoff shall be disposed of on site and not directed
toward any adjacent properties. A drainage study shall be prepared and the
recommended drainage system shall be constructed meeting the approval of the
Department of Public Works, Engineering Division.
2. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate
Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is
an area determined to be outside the 500 -year floodplain.
3. Based upon the proposed zoning, we recommend that the applicant provide
improvements to the subject's proposed extension of Ahe Street consisting of, but
not limited to, a minimum 50 foot wide right-of-way, with a minimum of 30 feet wide
pavement, paved shoulders and swales, drainage improvements, and any
required utility relocation, meeting the requirements of the Americans with
Disabilities Act.
4. Install streetlights and traffic control devices as may be required by the Traffic
Division, Department of Public Works. The applicant shall be responsible for the
design, purchase, and installation of such devices.
Questions may be referred to Robyn Matsumoto at 961-8924.
County of Hawaii is an Equal Opportunity Provider and Employer
OF wATP:*
01/
r19 ii9;
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
u .•••?*345 KEKUANAO'ASTREET, SUITE 20 • HILO. HAWAII 96720
xAwA -
TELEPHONE (808) 961-8050 • FAX (808)961-8657
August 12,2024
COH PLANNING DEPT
AUG 12 2024 PM3:02
TO: Mr.Zendo Kern, Director REC'D HAND DELIVEREDPlanningDepartment
FROM: Keith K.Okamoto,Manager—Chief Engineer
SUBJECT: Change of Zone Application(PL-REZ-2024-000063)
Request:A-3a to RS-15
Applicant:Andrew Matsuura
Tax Map Key: 2- 4-080:017
We have reviewed the subject application and have the following comments and conditions.
Please be informed there is an existing 5/ 8-inch meter serving the subject parcel,which is limited to an average
daily usage of 400 gallons and suitable for only one single-family dwelling.
Water can be made available from the end of an existing 8-inch waterline within Ahe Street,fronting the subject
parcel, in accordance with the Department's existing water availability conditions,which are subject to change
without notice.
Therefore,pursuant to Rule 5 of the Department's Rules and Regulations,a copy of which is being forwarded to
the applicant,a water commitment may be issued. Based on the additional five(5)units of water requested in
the proposed 6-lot development,the required water commitment deposit is$750.00.
Remittance by the applicant ofthe deposit is requested as soon as possible so that a water commitment may be
formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please
keep in mind that this letter shall not be construed as a water commitment. In other words,unless a water
commitment is officially effected,water availability is subject to change without notice,depending on the water
situation.
For the applicant's information, final subdivision approval will be subject to compliance with the following
requirements:
1.Construct necessary water system improvements,which shall include,but not be limited to:
a.water mains capable of delivering water at adequate pressure and volume under peak flow and
fire flow conditions;minimum diameter of mains shall be 6-inches,from the end of an existing
8-in waterline,extending into the subdivision,
b.existing service lateral must be cut and plugged at the main and relocated to the appropriate lot,
c.a service lateral that will accommodate a 5/8-inch meter to each additional lot,
Water, Our Most Precious 1csource. . . 7(a Wai A One. . .
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr.Zendo Kern, Director
Page 2
August 12,2024
d.fire hydrants spaced no more than 600 feet apart and within 300 feet of the driveway or access
for each lot. On dead-end streets,the last fire hydrant shall be located at one half the distance
from the last house,or unit,fronting the property line,or to the driveway or access for the
property,and
e.subject to other agencies'requirements to construct improvements within the road right-of-way
fronting the property affected by the proposed development,the applicant shall be responsible
for the relocation and adjustment of the Department's affected water system facilities,should
they be necessary.
Submit construction plans,prepared by a professional engineer,registered in the State of Hawai`i,
showing the above improvements for review and approval.
2.Remit the prevailing facilities charge,which is subject to change,as shown below:
FACILITIES CHARGE(FC):
1 existing service 0.00
5 additional units @ $6,095.00/unit 30,475.00
Total FC 30,475.00
These are due and payable upon completion of the installation of the required water system
improvements and prior to final subdivision approval being granted.
For your information,water commitment deposits are credited towards the final facilities requirement
for the development. Note that the amount of water commitment deposit may exceed the prevailing
facilities charge amount;for example,when requests for time extensions continue and are approved.
Until the development is finally completed,these are separate and unrelated items. In the event that
water commitment deposits exceed the facilities charge,no refunds are applicable.
3.Submit the appropriate documents,properly prepared and executed,to convey the water system
improvements and necessary easements to the Water Board ofthe County of Hawai`i prior to final
subdivision approval being granted. A registered land surveyor shall stamp and certify the metes and
bounds description within the conveyance documents.However,prior to water meter services being
granted to the development,or any lots within,the conveyance documents shall be accepted by the
Water Board.
Should there be any questions,please contact Mr.Ryan Quitoriano of our Water Resources and Planning
Branch at 961-8070,extension 256.
Sincerely yours,
IkattinA*
Keith K. Okamoto,P.E.
Manager-Chief Engineer
RQ/klcm
copy— Mr.Andrew Matsuura
Mr. Daryn Arai
Mr. Sidney Fuke