HomeMy WebLinkAboutPD Background Report (PL-REZ-2024-072)aBVanderhoff-YeungREZ.12-18-2024
COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT
JACK VANDERHOFF, JR. AND SAU-YIN YEUNG CHANGE OF ZONE APPLICATION NO. PL-REZ-2024-000072
JACK VANDERHOFF, JR. AND SAU-YIN YEUNG have submitted an application for a
Change of Zone from a Single-Family Residential-10,000 square feet (RS-10) zoning district to a
Neighborhood Commercial-10,000 square feet (CN-10) zoning district for a 19,500-square-foot
parcel of land. The subject property is located at 900 Manono Street, approximately 95 feet north
of its intersection with Leilani Street, Waiākea House Lots, Waiākea, South Hilo, Hawai‘i,
TMK: (3) 2-2-036:113.
PROPOSED ACTION
1. Applicants’ Request: The applicants are requesting a Change of Zone from a Single-
Family Residential-10,000 square feet (RS-10) zoning district to a Neighborhood
Commercial-10,000 square feet (CN-10) zoning district for a 19,500-square-foot parcel
of land. The CN zoning district, with a minimum area required for each building site of
10,000 square feet, would allow a maximum density of one building site (lot). In
addition, 15 multiple family residential units could be constructed on the subject property
should the change of zone be approved. The CN (neighborhood commercial) district
applies to strategically located centers suitable for commercial activities which shall be of
such size and shape as will accommodate a compact shopping center which supplies
goods and services to a residential or working population on a frequent need or
convenience basis. This district is distinguished from a central commercial district which
provides general business and broad services to a city or region. Requirements for
establishing land uses in the CN zoning district, including a list of the variety of
permitted land uses, are shown in Section 25-5-100 to 108 of the Zoning Code.
(Planning Department Exhibit 1 - Zoning Code Requirements for Neighborhood
Commercial Districts)
2. Objective of the Request: The applicants propose to convert the existing, single-story,
1,100-square foot single-family dwelling to accommodate an accounting business office
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operated by one of the applicants, Ms. Sau-Yin Yeung. An existing paved driveway will
provide access from Manono Street to designated parking areas, including an existing 2-
car carport, 2 new parking stalls proposed at the front of the property and 6 new parking
stalls at the rear of the property.
3. Construction Timetable and Cost: The applicants anticipate completing the proposed
interior renovations to change the occupancy of the existing structure within about 3
years of the approval date of the Change of Zone, at an estimated cost of $100,000.
4. Landowners: Jack Vanderhoff, Jr. and Sau-Yin Yeung.
5. Supporting Information: The applicants have submitted the attached in support of the
request. (Planning Department Exhibit 2 - Change of Zone Application dated
September 10, 2024)
STATE & COUNTY PLANS
6. State Land Use District: Urban.
7. General Plan Land Use Pattern Allocation Guide (LUPAG) MAP: Medium Density
Urban (mdu). These areas include uses such as village and neighborhood commercial and
single family and multiple family residential and related functions (multiple family
residential - up to 35 units per acre).
8. County Zoning: Single-Family Residential-10,000 square feet (RS-10).
9. Hilo Community Development Plan (CDP): The Hilo CDP, adopted by Resolution
No. 1 on May 21, 1975, identifies the area as Single-Family Residential-10,000 square
feet (RS-10).
10. Special Management Area (SMA): The Special Management Area is a part of the
Coastal Zone Management Program and regulated by the County. The subject property is
not located within the Special Management Area and is situated approximately 6,000 feet
from the nearest coastline.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
11. Subject Property: The subject, 19,500-square foot property is rectangularly shaped,
level, and located at the 20-foot elevation level. The property has been developed with an
existing single-family dwelling built in 1962, driveway and landscaping.
12. Surrounding Zoning/Land Uses: Surrounding lands are zoned Single-Family
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Residential (RS-10), Double-Family Residential (RD-3.75), Multi-Family Residential
(RM-1), Neighborhood Commercial (CN-10 and CN-7.5), and Limited Industrial (ML-
20). Existing surrounding land uses include residential, commercial, retail, office, and
industrial uses. Pursuant to Ordinance No. 24-87 and Section 25-2-42(c)(4) of HCC, a
report on surrounding properties is attached to this document (Planning Department
Exhibit 3).
13. Flood Insurance Rate Map (FIRM): The subject property is situated within Zone “X”
on the Flood Insurance Rate Map (FIRM) by FEMA, an area determined to be outside the
500-year flood plain.
14. Flora/Fauna Resources: No formal flora/fauna study was submitted with the
application. The applicants note the property has been extensively improved and given
the development of the surrounding area, it is unlikely that there are endangered species
of plants or animals on the subject property.
15. Archaeological/Cultural/Historical Resources: No formal archaeological or cultural
studies were conducted as the subject property has been impacted by ground-disturbing
activities associated with previous residential development. The subject property is not
adjacent and/or proximate to the shoreline, therefore, marine life and coastal access for
Native Hawaiian gathering and fishing rights is not an issue and the applicants state there
are no known customary or cultural rights exercised on the subject property. Comments
from the State Historic Preservation Division (SHPD) note no objection to the proposed
project as no historic properties will be affected, however, the letter includes a
recommended condition to protect subsurface historic resources, should they be found.
16. Public Access: There is no public access to the mountains or the shoreline that runs
through the property.
PUBLIC UTILITIES AND SERVICES
17. Vehicular Access/Traffic: Access to the subject property is from Manono Street, a
County-owned and maintained collector road improved with full curb, gutters, and
sidewalks and an approximately 32-foot-wide pavement within a 60-foot-wide right-of-
way. The applicants originally proposed to limit access to right-in, right-out movements
only, due to the current traffic configuration on Manono Street, fronting the subject
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property. However, according to the Department of Public Works (DPW), Engineering
Division, as long as the property is limited to one access point, there is no objection to
allowing full movements at the access drive. Additionally, DPW notes that new striping
may be required for the middle lane divider on Manono Street and the driveway location
may be restricted to the north end of the property in order to provide for a longer turn
lane pocket. There was no Traffic Impact Analysis Report (TIAR) included with the
application as the proposed project does not meet the 50 peak-hour trip threshold to
require a TIAR. A request for comment was sent to DPW, Traffic Division, but no
response has been received at the time of this writing.
18. Water: According to the Department of Water Supply (DWS), water is available from an
existing 8-inch water line within Manono Street and the subject parcel is currently served
by a 1-inch service lateral capable of accommodating a 5/8-inch meter, which is limited
to an average daily usage of 400 gallons. DWS requests that the applicants submit
estimated maximum daily water usage calculations for the proposed use including the
total estimated daily water usage in gallons per day and the estimated peak flow in
gallons per minute, including irrigation use. Upon receipt of the water usage calculations,
DWS will determine the prevailing facilities charge as well as the appropriate meter-size
required. Additionally, DWS notes that the proposed zoning requires the installation of a
reduced pressure type backflow prevention assembly, both for the existing meter and any
larger or additional meter, within 5 feet of the meter on private property, meeting with the
approval of DWS, before water service can be activated. Finally, DWS notes that since
the existing 8-inch waterline within Manono Street is looped, it is adequate to provide the
required 2,000-gallons per minute of flow for fire protection as per DWS standards.
19. Wastewater: According to the applicants, the subject property is serviced by the
County’s sewer system with an existing connection to the sewer main located within
Manono Street. Although no comments on the proposed change of zone were received by
the Department of Environmental Management, any future development on the subject
property will be required to continue use of the existing sewer system for wastewater
disposal.
20. Solid Waste: The applicants state that solid waste will be handled by a commercial
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hauler and disposed of at authorized landfill sites or transfer stations.
21. Essential Utilities and Services: Police, Fire and medical services are available nearby
in Hilo. Electrical and telephone services are available to the site.
AGENCY COMMENTS
22. Department of Health: (Planning Department Exhibit 4 – November 15, 2024 letter)
23. Department of Land and Natural Resources – State Historic Preservation Division:
(Planning Department Exhibit 5 – December 19, 2024 letter)
24. Department of Public Works – Engineering Division: (Planning Department Exhibit
6 – November 29, 2024 memo)
25. Department of Water Supply (Planning Department Exhibit 7 – November 29, 2024
memo)
AGENCIES – NO COMMENT/CONCERNS
26. Fire Department, Police Department.
AGENCIES – NO RESPONSE
27. Department of Land and Natural Resources – Engineering Division, Department of Land
and Natural Resources –Land Division, Department of Public Works – Traffic Division,
Department of Public Works – Building Division, Department of Environmental
Management, Real Property Tax Office.
APPLICANT’S RESPONSE TO AGENCY COMMENTS
28. Applicants’ Response to Multiple Agency Comments: (Planning Department
Exhibit 8 – December 4, 2024 letter)
PUBLIC COMMENTS
29. As of the date of this writing, the Planning Department has received no public comments
on this application.
ZONING § 25-5-98
25-101 SUPP. 8 (7-2020)
(c) Plan approval shall be required for all new structures and additions to existing
structures in the V district, except for construction of one single-family dwelling
and any accessory buildings per lot.
(d) Exceptions to the regulations for the V district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 9; am 2015,
ord 15-33, sec 4.)25-5-98
Division 10. CN, Neighborhood Commercial Districts.
Section 25-5-100. Purpose and applicability.
The CN (neighborhood commercial) district applies to strategically located centers
suitable for commercial activities which shall be of such size and shape as will
accommodate a compact shopping center which supplies goods and services to a
residential or working population on a frequent need or convenience basis. This district
is distinguished from a central commercial district which provides general business and
broad services to a city or region.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-100
Section 25-5-101. Designation of CN districts.
Each CN (neighborhood commercial) district shall be designated by the symbol
“CN” followed by a number which indicates the minimum land area, in thousands of
square feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-101
Section 25-5-102. Permitted uses.
(a) The following uses shall be permitted in the CN district:
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Automobile service stations.
(4) Bed and breakfast establishments, as permitted under section 25-4-7.
(5) Boarding facilities, rooming, or lodging houses, provided that the maximum
density shall be one thousand two hundred fifty square feet of land area per
rentable unit or dwelling unit.
(6) Business services.
(7) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(8) Churches, temples and synagogues.
(9) Community buildings, as permitted under section 25-4-11.
(10) Convenience stores.
(11) Crematoriums, funeral homes, funeral services, and mortuaries.
(12) Crop production.
(13) Day care centers.
(14) Dwellings, double-family or duplex, provided that the maximum density shall
be one thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
§ 25-5-102 HAWAI‘I COUNTY CODE
SUPP. 8 (7-2020)25-102
(15) Dwellings, multiple-family, provided that the maximum density shall be one
thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
(16) Dwellings, single-family.
(17) Family child care homes.
(18) Farmers markets. When the vending activity in a farmers market involves
more than just the sale of local fresh and/or raw produce, plant life, fish and
local homegrown and homemade products for more than two days a week, the
director, at the time of plan approval, shall restrict the hours of use,
maintenance and operations and may require improvements as determined
appropriate to ensure its compatibility with the existing character of the
surrounding area.
(19) Financial institutions.
(20) Group living facilities.
(21) Home occupations, as permitted under section 25-4-13.
(22) Medical clinics.
(23) Meeting facilities.
(24) Model homes, as permitted under section 25-4-8.
(25) Museums.
(26) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar
neighborhood recreational areas and uses.
(27) Offices.
(28) Personal services.
(29) Photography studios.
(30) Public uses and structures, as permitted under section 25-4-11.
(31) Repair establishments, minor.
(32) Restaurants.
(33) Retail establishments.
(34) Schools.
(35) Short-term vacation rentals situated in the general plan resort and resort node
areas.
(36) Telecommunication antennas, as permitted under section 25-4-12.
(37) Theaters.
(38) Utility substations as permitted under section 25-4-11.
(b) In addition to those uses permitted under subsection (a) above, the following uses
may be permitted in the CN district, provided that a use permit is issued for each
use:
(1) Major outdoor amusement and recreation facilities.
(c) Buildings and uses normally considered directly accessory to the uses permitted in
this section shall also be permitted in the CN district.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2012, ord 12-28, sec 12; am 2018, ord
18-114, sec 10; am 2019, ord 19-100, sec 6; am 2019, ord 19-100, secs 6 and 7; am 2020,
ord 20-3, sec 1.)25-5-102
Section 25-5-103. Height limit.
The height limit in the CN district shall be forty feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-103
ZONING § 25-5-104
25-103
Section 25-5-104. Minimum building site area.
The minimum building site area in the CN district shall be seven thousand five
hundred square feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-104
Section 25-5-105. Minimum building site average width.
Each building site in the CN district shall have a minimum average width of sixty
feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-105
Section 25-5-106. Minimum yards.
The minimum yards in the CN district shall be as follows:
(1) Front and rear yards, fifteen feet; and
(2) Side yards, none, except where the adjoining building site is in an RS, RD,
RM, RCX or V district. Where the side yard adjoins the side yard of a building
site in an RS, RD, RM, RCX or V district, there shall be a side yard which
conforms to the side yard requirements for dwelling use of the adjoining
district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-106
Section 25-5-107. Landscaping of yards.
(a) All front yards in the CN district shall be landscaped, except for necessary access
drives and walkways, and except for the construction of one single-family dwelling
and accessory buildings per lot.
(b) Where any required side or rear yard in the CN district adjoins a building site in an
RS, RD, RM or RCX district, the side or rear yard shall be landscaped with a
screening hedge not less than forty-two inches in height, within five feet of the
property line, except for necessary drives and walkways, and except for the
construction of one single-family dwelling and accessory buildings per lot.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 10.)25-5-107
Section 25-5-108. Other regulations.
(a) In conjunction with plan approval, the director may require the construction of a
continuous eave overhanging the front property line in the CN district. The director
may also require that the eave be of similar height and design in any one block of
the CN district.
(b) Plan approval shall be required for all new structures and additions to existing
structures in the CN district, except for construction of one single-family dwelling
and any accessory buildings per lot.
§ 25-5-108 HAWAI‘I COUNTY CODE
25-104
(c) Exceptions to the regulations for the CN district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 11; am 2015,
ord 15-33, sec 4.)25-5-108
Division 11. CG, General Commercial Districts.
Section 25-5-110. Purpose and applicability.
(a) The CG (general commercial) district applies to an area suitable for commercial
uses and services on a broad basis to serve as the central shopping or principal
downtown area for a city or a region.
(b) No CG district shall be established until there is a demonstrated need for such
action and no two CG districts shall be established in such relationship to each
other that they cannot act as one center and yet are too close together to serve two
distinct regions.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-110
Section 25-5-111. Designation of CG districts.
Each CG (general commercial) district shall be designated by the symbol “CG”
followed by a number which indicates the minimum land area, in thousands of square
feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-111
Section 25-5-112. Permitted uses.
(a) The following uses shall be permitted uses in the CG district:
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Art galleries, museums.
(4) Art studios.
(5) Automobile service stations.
(6) Automobile sales and rentals.
(7) Bars, nightclubs and cabarets.
(8) Bed and breakfast establishments, as permitted under section 25-4-7.
(9) Boarding facilities, rooming, or lodging houses, provided that the maximum
density shall be one thousand two hundred fifty square feet of land area per
rentable unit or dwelling unit.
(10) Broadcasting stations.
(11) Business services.
(12) Car washing, provided that if it is mechanized, sound attenuated structures or
sound attenuated walls shall be erected and maintained on the property lines.
(13) Catering establishments.
(14) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
Daryn Arai
Land Use Planning Consultant
P.O. BOX 4501, HILO HAWAII 96720
PHONE: (808) 895-3218 EMAIL: DARYN.ARAI@OUTLOOK.COM
October 12, 2024
Mr. Zendo Kern, Director
Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Dear Director Kern:
Subject: Change of Zone Application
Applicants: Jack Vanderhoff, Jr. & Sau-Yin Yeung
Requests RS-10 to CN-10 to allow for conversion of an existing single family dwelling
into an accounting business office and its related improvements
TMK: 2-2-036: 113; Waiakea Houselots, 1st Series, Wai kea, South Hilo
Accompanying this letter, we present for your consideration and processing before the
Windward Planning Commission the request by Jack Vanderhoff,
Jr. and his wife, Sau-Yin Yeung for a change of zone affecting 19,500-square feet of land to the
Neighborhood Commercial -10,000 square feet minimum lot size (CN-10) zoning district. The
subject property is located in the City of Hilo, within the Waiakea Houselots 1st Series, along the
western (mauka) side of Manono Street, approximately 95 feet north of its intersection with
Leilani Street.
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 as
prepared by a licensed surveyor; and
c. 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
Enclosures
copy via email: Jack Vanderhoff, Jr. & Sau-Yin Yeung, Applicants
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ATTACHMENT
Commercial, RM, Resort & Industrial
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 approve change
of zone? ___No ___
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? _________
b. Into what lot sizes? _________
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? _________
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you have no firm plans of subdividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has firm
plans? ___No ___
b. Sell or lease the land to someone who has tentative
plans? ___No ___
c. Sell or lese the land to someone who has no plans? ___No ___
d. Keep it? __ Yes_ _
e. other (please state)
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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.
N/A
3. What specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
Conversion of existing single-family dwelling into a commercial office to accommodate a
proposed accounting business. Initial concept to renovate dwelling into commercial offices with
no expansion beyond existing footprint. On-site paved parking to be provided.
4. Have you performed any study which would demonstrate a need for
Your proposed building and/or development? ___No____
If so, please elaborate on your findings in the space provided
Below.
business. Applicant has been searching for the right property for quite some time, until they
came across this residential property that is situated less than a mile from their current business
office.
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5. Have you performed any study which discusses the
Environmental impacts your request would have on the
surrounding area and/or the County? __Yes____
If so, please elaborate on your findings in the space
provided below.
Environmental report is included as part of change of zone application, which finds that the
proposed request will not result in a significant adverse effect upon the surrounding community
or public facilities or services.
6. Are there any buildings on the subject area? ___Yes___
If so, what kind?
1 story, 2 bedroom and 1 bath single family dwelling with two-car carport.
What do you intend to do with those buildings if your
request is approved?
Renovation of existing dwelling to accommodate the proposed accounting business office.
On-site parking to be provided.
7. Is the subject land currently being used for any
agricultural activity? ___No___
If so, please list the kinds of products grown on and
How many square feet or acres of land per product?
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8. To your knowledge, has there been any flooding and/or
drainage problem on the subject area? ___No___
If so, please describe the problem.
9. 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 bad? ___Yes___
10. 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
f. Fire Protection X
g. Recreational Facilities X
h. Other
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improvements and/or assistance is needed.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
No historic study was conducted due to the extensively improved property as a residential
homesite with extensive landscaping.
Signature:
Address: 16 Railroad Avenue, Ste A, Hilo 96720
Telephone: (808) 935-5433
Date: September 10, 2024
6338A/50A
P.D. 5/84
TAX MAP KEY LANDOWNER STREET ADDRESS CITY/STATE/COUNTRY
220270210000 WAGNER,PEARY G 31 PILIALOHA ST HILO HI 96720 1897
220270220000 NAKO,GAYLENE N TRST 556 LITTLE AVE GRIDLEY CA 95948 9515
220270220000 KINDER,EMILY, DECEASED
220270220000 MANNING,ALICE
220270220000 KUANONI,GLADYS
220270360000 DURKAN,MONALISA BALICOCO 955 MILILANI ST HILO HI 96720 4352
220270370000 SEWELL,RONALD D/VALERIE T TRST PO BOX 157 CIRCLEVILLE UT 84723 0157
220270370000
MEYERS-BAYSA,HELENE MAILE TRST /
C/O SPEARS,TONI 4657 W KINGS AVE GLENDALE AZ 85306 1527
220270370000 SEWELL,VALERIE 948 MANONO ST HILO HI 96720 4471
220270380000 ISHII,JAMES 1146 MILILANI ST HILO HI 96720 5050
220270380000 ISHII,ALYN
220270380000 ISHII,BEN ETSUMI 527 PULOKU ST HILO HI 96720 6048
220270380000 ISHII,NORI ANN
220270510000 AH LO,KENNETH A/MARLENE M TTEES 975 MILILANI ST APT B HILO HI 96720 6422
220270560000 AGUIAR,CINDY KUUIPO 141 KAIEIE PL HILO HI 96720 5206
220270900000 MIYAZONO,LAVERNE Y 536 LEILANI ST HILO HI 96720 4310
220300120000
B P BISHOP ESTATE / KAMEHAMEHA
SCHOOLS/COMMERCIAL ASSETS DIVISION 567 SOUTH KING STREET STE 200HONOLULU HI 96813 3079
220300140000
B P BISHOP TRUST ESTATE /
KAMEHAMEHA SCHOOLS PO BOX 3466 HONOLULU HI 96801 3466
220300140000 TANAKA,LEONARD S & SUELLEN M 1390 KENEKI PL HILO HI 96720 3469
220300140000 T & T ELECTRIC INC
220360010000 KANESHIRO,FUMIKO TRST 525 LEILANI ST HILO HI 96720 4380
220360020000 CARROLL,JAMES/PATRICIA LIV TRST 733 N GRANADOS SOLANA BEACH CA 92075 1220
220360030000 VANA,PETER TRST 756 KEKUANAOA ST HILO HI 96720 4598
220360040000 KANDA,RUSSELL K 861 MILILANI ST HILO HI 96720 4330
220360050000 KULEANA PA'A LLC PO BOX 5383 HILO HI 96720 8383
220360130000 SMITH,WESLEY L - DEC'D 844A MANONO ST HILO HI 96720 4459
220360130000
SMITH,DARYL L /
ATTN:AGUILAR,DARYL L K 4292 MONHEGAN WAY MATHER CA 95655 3018
220360130000
SMITH,FLORA S - DEC'D /
C/O SMITH,FRANCIS E 60 PANAEWA ST HILO HI 96720 3833
220360140000 AMADOR,ROBIN L PO BOX 87 KURTISTOWN HI 96760 0087
220360140000 KAAUMOANA,HANSEL K SR 864 MANONO ST APT B HILO HI 96720 4880
220360140000 KAAUMOANA,AYSIA K
220360150000 ESTRADA,RICHARD C 876 MANONO ST HILO HI 96720 4459
220360150000 ESTRADA,LIANNA M
220360160000 MUROTA,LYNN E 637 HEAHEA ST HILO HI 96720 5537
220360160000 MUROTA,KRISTEN M
220360180000 HINES,EILEEN D PO BOX 10714 HONOLULU HI 96816 0714
220360190000 KAMAKA,CLIFFORD 1023 MALAIHI RD WAILUKU HI 96793 8705
220360190000 CHEE,BERNICE K 2045 OSWALD ST HONOLULU HI 96816 2009
220360190000 KALAMA,RUBY A K
220360190000 SANTIAGO,FREIDA M K PO BOX 61 HAUULA HI 96717 0061
LIST OF SURROUNDING PROPERTY OWNERS
220360190000 COLBURN,NEEIA
220360190000 NAMAHOE,GEORGE
220360190000 NAMAHOE,JOHN K SR
220360190000 NAMAHOE,VERONICA
220360190000 NAMAHOE,MARIA M
220360190000 NAMAHOE,CHARLES JR
220360190000 HALE,EDWARD A K TR 337 AUWAIOLIMU ST HONOLULU HI 96813 1707
220360200000 YANG,WENJING 879 MANONO ST APT B HILO HI 96720 4472
220360210000 KAAUMOANA,BELDEN CLIFFORD JR 433 KAHIKINI ST HILO HI 96720 6005
220360210000 RODRIGUES,LYNETTE L TRST 1084 MILILANI ST HILO HI 96720 4351
220360220000 NGUYEN,KING NGOC 839 MANONO ST HILO HI 96720 4464
220360220000 MAI,BICH-PHUONG NGUYEN MAI
220360300000 LEE,MICHAEL EDWARD 656 HINANO ST HILO HI 96720 4427
220360310000 ZHU,SHA 11293 PALMER LN TWINSBURG OH 44087 2620
220360320000 RUTKOWSKI,MICHAEL KEONE 2130 KALANIANAOLE AVE HILO HI 96720 4924
220360320000 YOU'VE GOT A FRIEND MINISTRIES HI INC 188 KAMEHAMEHA AVE HILO HI 96720 2834
220360330000 VILLANUEVA,RUBEN A 686 HINANO ST HILO HI 96720 4427
220360330000 VILLANUEVA,SUSAN LEILANI
220360810000 KAAIHUE,HENRY K JR 969 MANONO ST HILO HI 96720 4466
220360810000 BELL-KAAIHUE,JAMIE D K
220360820000 MEISTRELL,KATHLEEN 610 LEILANI ST HILO HI 96720 4419
220361090000 RODRIGUES,LYNETTE L TR 1084 MILILANI ST HILO HI 96720 4351
220361130000 VANDERHOFF,JACK JR 1451 KOMOHANA ST HILO HI 96720 3125
220361130000 YEUNG,SAU-YIN
220361320000 WALICKI ENERGY LLC / ATTN: WALICKI,STEVE 2578 KAIWIKI RD HILO HI 96720 9726
220361390000 SMITH,ZACHARY/JESSIE TR 844 MANONO ST HILO HI 96720 4459
220361510000
B-II EDUCATIONAL,TRST / C/O
BRILHANTE,WILLIAM JR TTEE 1342 KILAUEA AVE HILO HI 96720 4292
220361570000 MILILANI OHANA LLC PO BOX 5383 HILO HI 96720 8383
220361600000 KDNA LLC PO BOX 237 VOLCANO HI 96785 0237
Table of Contents
A. PURPOSE OF REQUEST ................................................................................................................1
1. .......................................................................................................................... 1
2. Location of Property ......................................................................................................................... 1
3. Statement of Objectives and reasons for the request ...................................................................... 1
4. Proposed Project Details ................................................................................................................... 4
5. Timeframe and cost .......................................................................................................................... 6
B. LAND USE AND OTHER REGULATORY CONSIDERATIONS ..............................................................6
6. State Land Use Designation .............................................................................................................. 6
7. General Plan Land Use Pattern Allocation Guide (LUPAG) Map ....................................................... 6
8. Current County Zoning ...................................................................................................................... 7
9. Coastal Zone Management, HRS, Chapter 205A............................................................................... 8
10. Special Management Area (SMA) ..................................................................................................... 8
C. DESCRIPTION OF PROPERTY AND SURROUNDING AREA ...............................................................9
11. Subject Property ............................................................................................................................... 9
12. Surrounding Zoning/Land Uses ....................................................................................................... 10
13. US Soil Survey .................................................................................................................................. 10
14. FIRM ................................................................................................................................................ 10
15. Flora/Fauna Resources.................................................................................................................... 10
16. Archaeological Resources ............................................................................................................... 10
17. Cultural or Native Gathering Rights ................................................................................................ 11
18. Public Access ................................................................................................................................... 11
D. PUBLIC UTILITIES AND SERVICES ................................................................................................ 11
19. Access: ............................................................................................................................................. 11
20. Traffic: ............................................................................................................................................. 11
21. Water .............................................................................................................................................. 12
22. Wastewater ..................................................................................................................................... 12
24. Essential Utilities and Services ........................................................................................................ 12
25. Public Safety .................................................................................................................................... 12
E. FINDINGS IN SUPPORT OF CHANGE OF ZONE REQUEST .............................................................. 13
26. HAWAI I COUNTY GENERAL PLAN .................................................................................................. 13
27. PUBLIC SERVICES AND UTILITIES ..................................................................................................... 14
28. COASTAL ZONE MANAGEMENT ...................................................................................................... 15
29. CONCLUSION ................................................................................................................................... 16
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COUNTY ENVIRONMENTAL REPORT
IN SUPPORT OF CHANGE OF ZONE APPLICATION FOR
JACK VANDERHOFF, Jr. & SAU-YIN YEUNG
Affecting Tax Map Key: (3) 2-2-036: 113; Waiakea Houselots, 1st Series, Wai kea, South Hilo
A. PURPOSE OF REQUEST
1. Request
Jack Vanderhoff, Jr. and Sau-Yin Yeung, hereinafter collectively referred to as
s are requesting a change of zone for 19,500 square feet of land from its
current Single Family Residential-10,000 square feet minimum lot size (RS-10) to a
Neighborhood Commercial-10,000 square feet minimum lot size (CN-10) zoning district
in order to allow for the conversion of an existing single-family dwelling into a
commercial office that will accommodate the accounting business operated by
Ms. Yeung, who is one of the Applicants. Mr. Vanderhoff, Jr. is the husband of
Ms. Yeung, and who will be coordinating most of the proposed renovation work to
convert the existing single-family dwelling into a commercial office space that will
accommodate the proposed accounting business.
2. Location of Property
The subject property is located within the City of Hilo, within a portion of Waiakea
Houselots, 1st Series and situated along the western (mauka) side of Manono Street,
approximately 95 feet north from its intersection with Leilani Street, and identified as
TMK: 2-2-036: 113 (refer to Figure 1 - Location Map and Figure 2 - Tax Map below).
3. Statement of Objectives and reasons for the request
The purpose for the requested change of zone is to allow for the conversion of an
existing one-story, 1,100 square-foot, two bedroom and one bath single-family dwelling
into a commercial office complex that will host the accounting business of Ms. Yeung.
According to Ms. Yeung, she has been looking for a permanent location for her
accounting business office ever since she took over the company from her former
employer a few years ago. Her current business office, which is under a lease, is located
along Railroad Avenue near Leilani Street, within an area designated for limited
2 | P a g e
industrial uses. She encountered much difficulty in finding existing commercially-zoned
property close to the commercial/urban area of Hilo until the subject Manono Street
property was listed for sale. Her current business office is 1,095 square feet in size, so
the existing single-family dwelling on subject property is practically identical in size and
very close to her current business location along Railroad Avenue which means that this
new proposed office location will make it very convenient for her existing clients.
Figure 1 - Location Map
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Figure 2 - Tax Map
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4. Proposed Project Details (see Figure 3 Site Plan)
a. Proposed Renovation
1) The existing one-story, 2-bedroom, 1 bath single-family dwelling, constructed in
1962 and consisting of 1,100 square feet in gross floor area, will be renovated to
accommodate the proposed account business office. As the size of the existing
dwelling is about the same on
Railroad Avenue, the renovated dwelling should provide adequate
accommodations for the accounting business in the near term.
2) There is an existing paved access driveway from Manono Street to an existing 2
car carport, which will likely accommodate a van-accessible stall. The Applicants
intend to provide two (2) parking stalls within the front portion of the subject
property for clients, as well as an additional six (6) stalls in the rear for the
Applicants and their employees.
3) Due to the current traffic configuration along Manono Street, the Applicant
understands that ingress and egress from the subject property will likely be
limited to right-in and right-out movements only. Due to the low number of
client visits and no reliance on drop-in business, this restricted movement will
not have a significant adverse effect upon the Applicants accounting business
operations.
4) The existing single-family dwelling is serviced by a single 5/8-inch water meter
located along Manono Street, which the Applicant believes is sufficient to service
the needs of the accounting business office.
5) Similarly, the single-family dwelling is serviced by
an existing connection with a sewer main located within Manono Street fronting
the subject property.
6) As necessary, the Applicant will comply with appropriate landscaping elements
along the perimeter boundaries in accordance with Planning Department Rule
No. 17.
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Figure 3 - Site Plan
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b. Operational details:
1) The company has 4.5 employees not including the Applicants.
2) The single part-time employee only works every other Sunday to run the
payroll. The rest of the employees work from Monday to Friday,
8:00 am to 5:00 pm.
3) The Applicants extend their office hours during the tax season, which extends
from February through April or May of each year. During the tax season, normal
business hours are extended to include Saturdays.
4) The Applicants, as part of their account business, provides bookkeeping, tax and
financial statement preparation, and payroll services.
5) None of the client work require travelling by employees. Client visits during
most of the year are approximately 2 to 5 client visits per day. During the tax
season, client visits will increase to anywhere between 2 to 10 clients visits per
day.
5. Timeframe and cost
Upon approval of the change of zone request, the Applicant anticipates that it will take
about 3 years to complete the interior renovations to change the occupancy of the
existing structure to a commercial business office. Associated cost with this renovation
work and utility upgrades will be in the neighborhood of $100,000, more or less.
B. LAND USE AND OTHER REGULATORY CONSIDERATIONS
6. State Land Use Designation: Urban
The subject property, as well as the entire City of Hilo, are situated within the State Land
Use Urban District. Therefore, no State Land Use District boundary amendment is
necessary to accommodate the requested CN-10 zoning.
7. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Medium Density
-range
Pattern Allocation Guide (LUPAG) map classifies the subject property and immediately
surrounding are
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Information System (GIS), which allows for village and neighborhood commercial
activities, and single family and multiple family residential use and related functions
with a maximum multiple family residential unit density of 35 units per acre). (see
Figure 4-General Plan LUPAG Map)
Figure 4 General Plan LUPAG Map
8. Current County Zoning: Single Family Residential-10,000sf minimum lot size (RS-10)
The Single Family Residential (RS) zoning district provides for lower or low and medium
density residential use, for urban and suburban family life. It applies to areas having
facilities, and to carry out the above stated purpose. (see Figure 5 - Current Area
Zoning).
The concurrency provision of Section 25-2-46 of the Hawai i 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. Suffice to say, the request is
8 | P a g e
consistent with these standards and will be discussed in detail relative to the water,
traffic, and public safety portions of this report.
Figure 5 Current Area Zoning
9. Coastal Zone Management, HRS, Chapter 205A
The entire State of Hawai i 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.
10. Special Management Area (SMA)
The Special Management Area (SMA) is a part of the Coastal Zone Management
Program that is regulated by the County
9 | P a g e
preserve, protect, and where possible, to restore the natural resources of the coastal
zone of Hawai i. 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
dedication or other means. The subject property is not situated within the SMA and is
located at least 700 feet to the south from the nearest SMA boundary situated near
Wai kea Pond and the Wailoa State Park complex.
C. DESCRIPTION OF PROPERTY AND SURROUNDING AREA
11. Subject Property
The subject property is rectangular in shape, with a Manono Street frontage of 100 feet
and a depth of 195 feet, totaling 19,500 square feet in size and fully improved with an
existing single-family dwelling and an extensive landscape area, primarily maintained as
a lawn. The subject property has a very level topography. (see Figure 6 - Aerial Site
Map)
Figure 6 Aerial Site Map
10 | P a g e
12. Surrounding Zoning/Land Uses
The subject property is located within a portion of the Waiakea House Lots, 1st Series,
and along the west side of Manono Street which is primarily comprised of a single family
residential homes along Manono Street, with a mix of single- and double-family
residential uses along the Mililani Street frontage along the back yard of the subject
property. Most of the surrounding lots along this section of Manono Street maintain an
RS-10 zoning designation, while the Mililani Street lots are zoned Double-Family
Residential-3,750 square feet per unit (RD-3.75). There are CN-zoned parcels in close
proximity to the subject property, situated along Manono Street to the north at its
intersection with Kekuanaoa Street and to the south at mid-block between Leilani and
East Lanikaula Streets.
13. US Soil Survey: Opihikau Urban Land Complex, 2-20 percent slopes (640)
These soils consist of well-drained, thin organic soils over pahoehoe lava bedrock.
Permeability is rapid, runoff is slow, and the erosion hazard is slight. These soils are
generally used for pasture or contained in native forests.
14. FIRM
Zone "X" - determined to be outside the 500-year flood plain. There are no known
existing drainageways that traverse through the subject property.
15. Flora/Fauna Resources
No professional flora or faunal surveys were conducted of the subject property due to
the extensively improved nature as a homesite that has been extensively landscaped.
No endangered specifies of plants or animals have been observed or known to inhabit
the subject property.
16. Archaeological Resources
No archaeological features are known to exist on the subject property due to the
extensively improved nature as a homesite. While not anticipated as part of this change
of zone request, should any grading work be necessary, the State Historic Preservation
Division will be notified and all work shall immediately cease upon inadvertent discovery
of any archaeological feature.
11 | P a g e
17. Cultural or Native Gathering Rights
According to the Applicant, there are no known customary or Native Hawaiian cultural
rights exercised within the subject property due to its historical use as a single-family
residential homesite.
18. Public Access
There is no record of a designated public access to the shoreline or mountain areas that
traverses the subject property.
D. PUBLIC UTILITIES AND SERVICES
19. Access:
Access to the subject property is from Manono Street, a two-lane County-maintained
roadway with a approximately 32-foot wide paved travel way and full sidewalks within
an approximately 60-foot wide right-of-way. Fronting the subject property is a left-turn
storage land to facilitate southbound left turn movements onto Leilani Street. This
configuration would prohibit northbound left turn movements from Manono Street into
the subject property. The Applicant is aware of this restriction that will only allow for
right-in and right-out turning movements from the subject property onto Manono
Street.
20. 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 small scale and scope of the project
limited to a proposed commercial business office of up to 6 employees at any given
time,
concurrency requirements. Given the infrequent client visits and limited vehicular
movements to and from the subject property, on a typical day around 6 vehicle trips
during peak morning and evening traffic hours, the Applicants do not anticipate any
significant adverse impacts upon traffic capacity along Manono Street or any nearby
roadways or intersections. As previously mentioned, ingress and egress to the subject
property will be limited to right-in and right-out movements only.
12 | P a g e
21. Water
County water is currently servicing the existing single-family dwelling via an existing 5/8-
inch water meter. No further units of water are necessary to support the proposed
business office use.
22. Wastewater
The via a sewer line located
within Manono Street. The proposed accounting business office will continue to utilize
this existing sewer connection.
23. Solid Waste
Solid waste will be handled through commercial haulers or disposal by the landowner
into the Hilo Landfill transfer station located nearby. Any construction-related material
generated by renovation activities will be properly disposed at the Pu uanahulu landfill
in West Hawaii or recycled at appropriate recycling facilities.
24. Essential Utilities and Services
Other utilities, such as electrical, cable and telephone services, are available to the
subject property and currently supporting the existing single-family dwelling. Being
located within the City of Hilo, the subject property is adequately serviced by various
utility services.
25. Public Safety
The subject property, being located within the City of Hilo, is adequately serviced by
existing public safety facilities, such as Central Fire Station on Kinoole Street or Fire
Station No. 2 on Keaa Street, both located about 1.7 miles away. The main Police
Department located about 1.5 miles away. T
regarding civil defense sirens do not apply to the project as it is not proposing
commercial or industrial activities equal to or greater than 35,000 square feet of gross
floor area or introducing more than 24 residential units [Section 25-2-46(o), Hawai i
County Code.
Hilo Medical Center is located about 3 miles from the subject property, as well as a
nearby urgent care facility a few blocks away.
13 | P a g e
E. FINDINGS IN SUPPORT OF CHANGE OF ZONE REQUEST
26. HAWAI I 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.
The subject property is designated for Medium Density Urban uses which
typically consist of village and neighborhood commercial activities, and single family and
multiple family residential use and related functions with a maximum multiple family
residential unit density of 35 units per acre. Most of the properties along this section of
Manono Street within immediately proximity to the subject property are currently
maintained for single family residential purposes. However, properties along the rear of
14 | P a g e
the property along Mililani Street have multiple dwellings, representing a higher
residential density than properties along Manono Street. Regardless, there is a specific
Within the Waiakea
Houselots medium density area, commercial development shall be focused on the
major streets---Kekuanaoa, Piilani, Manono, and Lanikaula, while the interior blocks
should be zoned primarily for single- and multifamily residential use
property is situated along Manono Street within the Waiakea House Lots, the requested
Commercial (CN) zoning is an appropriate land use pattern within this area.
27. PUBLIC SERVICES AND UTILITIES
Access to the subject property is provided by Manono Street, a County-
maintained roadway having a pavement width of approximately 32 feet with curbs,
gutters and sidewalks, all within a 60-foot wide right-of-way. Within the subject
property is an existing driveway that will be widened to provide for two-way ingress and
egress, which will be restricted to right-in and right-out movements only due to a
southbound left turn storage lane on Manono Street. Such restrictive movements to
and out of the subject property will not be detrimental to the proposed accounting
business office due to the limited amount of client visits as well as such use not being
dependent upon capturing drive-by business, such as retail activities.
County water is currently servicing the existing single-family dwelling on the
subject property. No additional water service beyond the existing 5/8-inch water meter
is anticipated to accommodate the proposed accounting business office. Wastewater is
currently being accommodated by an existing
sewerage system.
As the property is very flat and extensively improved for single-family residential
use and landscaping. There are no severe geological or topographical problems within
the subject property that 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 subject area is within Zone X, an area determined to
15 | P a g e
be outside the 500-year flood plain. The subject property is also located outside of any
coastal flooding zone or tsunami evacuation area.
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:
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.
28. COASTAL ZONE MANAGEMENT
This change of zone request is not contrary to Chapter 205A, Hawai i Revised
Statues, relating to Coastal Zone Management. The subject property is not situated
within the SMA, being located at least 700 feet from any lands that are situated within
the SMA. For this reason, the subject property 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 property. As the site has been previously
cleared and completely developed as a residential 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 Hawai i State Supreme Court's "PASH" and "Ka Pa akai O Ka Aina"
decisions, the issue relative to native Hawaiian gathering and fishing rights must be
16 | P a g e
addressed in terms of the cultural, historical, and natural resources and the associated
traditional and customary practices of the site.
As the subject property has been physically altered and extensively improved
and landscaped as a homesite and its related improvements, it is unlikely that there are
any valued cultural, historical, and natural resources to be found within the property.
For this 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.
29. CONCLUSION
Based on the discussion above, the Applicant find that approval of this Change of
Zone request from Single-Family Residential-10,000 square feet minimum lot size (RS-
10) to a Neighborhood Commercial-10,000 square feet minimum lot size (CN-10) 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.
MANONO STREET
EXISTING SINGLE
FAMILY DWELLING
2 - vehicle
carport
PROPOSED PARKING
PROPOSED PARKING
TMK # Zoning
Parcel Size
(Square Feet)
Can the Lot be
Subdivided?
# of Lots that can
be Created by
Subdivision
Rezone
Ordinance #
Condition Status-
Active/Expired
Time Remaining to
Perform Condition
220361510000 RS-10 8,722 No
220270220000 RS-10 12,500 No
220270900000 RS-10 10,000 No
220270360000 RS-10 10,000 No
220300120000 ML-20 37,536 No
220300140000 ML-20 17,501 No
220360010000 RD-3.75 20,000 Yes 2
220360020000 RD-3.75 20,000 Yes 2
220360030000 RD-3.75 20,000 Yes 2
220360040000 RD-3.75 20,000 Yes 2
220361390000 RS-10 9,500 No
220360130000 RS-10 10,000 No
220360140000 RS-10 19,500 No
220360150000 RS-10 19,500 No
220360160000 RS-10 8,832 No
220360180000 RS-10 20,707 Yes 2
220360190000 RS-10 22,000 Yes 2
220360200000 RS-10 22,000 Yes 2
220360210000 RS-10 12,378 No
220361600000 RS-10 8,832 No
220361130000 RS-10 19,500 No
220360810000 RS-10 29,260 Yes 2
220360820000 RS-10 11,985 No
220270510000 RS-10 20,000 Yes 2
220270380000 CN-10 58,500 Yes 5 No 16-87
Condition E (complete
construction) expired on
8/18/2021
0
220360300000 RS-10 12,500 No
220360310000 RS-10 11,250 No
220360050000 RD-3.75 8,479 No
220361090000 RS-10 9,622 No
220360330000 RS-10 22,500 Yes 2
220270210000 ML-20 17,116 No
220360320000 RS-10 22,500 Yes 2
220361320000 RS-10 9,500
220270560000 RD-3.75 10,000 No
220361570000 RD-3.75 11,521 No
220270370000 RS-10 18,332 No
220360220000 RS-10 10,058 No
Total 27
JOSH GREEN, M.D.
GOVERNOR OF HAWAII
KE KIA'AINA 0 KA MOKU'AINA 0 HAWAI'I
MEMORANDUM
DATE: November 15, 2024
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
HILO, HAWAII 96721-0916
TO: Mr. Zendo Kern
Planning Director, County of Hawaii
FROM: Eric Honda
District Environmental Health Program Chief
KENNETH S. FINK, M.D, MGA, MPH
DIRECTOR OF HEALTH
KA LUNA HO'OKELE
SUBJECT: Change of Zone Application (PL-REZ-2024-000072)
Request: Change of Zone from Single -Family Residential -10,000 Square
Feet (RS -10) District to Neighborhood Commercial -10,000
Square Feet (CN -10) District for a 19,500 Square Foot Parcel
Applicant: Jack Vanderhoff, Jr. and Sau-Yin Yeung
Tax Map Key: (3) 2-2-036:113; Waiakea, South Hilo, Hawai`i
In most cases, the District Health Office will no longer provide individual comments to
agencies or project owners to expedite the land use review and process.
Agencies, project owners, and their agents should apply Department of Health "Standard
Comments" regarding land use to their standard project comments in their submittal.
Standard comments can be found on the Land Use Planning Review section of the
Department of Health website: https://health.hawaii.gov/epo/landuse/. Contact
information for each Branch/Office is available on that website.
Note: Agencies and project owners are responsible for adhering to all applicable
standard comments and obtaining proper and necessary permits before the
commencement of any work.
General summary comments have been included for your convenience. However, these
comments are not all-inclusive and do not substitute for review of and compliance with all
applicable standard comments for the various DOH individual programs.
Clean Air Branch
1. All project activities shall comply with the Hawaii Administrative Rules (HAR),
Zendo Kern
November 15, 2024
Page 2 of 4
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses, public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: https://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii.gov/cwb/clean-water-branch-home-
page/cwb- standard -comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment (ESA) and Phase II Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas, harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation & Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-
502,
11-503, and 11-504.
2. Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, "Community Noise Control," shall not be exceeded unless a
noise permit is obtained from the Department of Health.
3. Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos, the applicant should
contact the Asbestos and Lead Section of the Branch at
https://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
Zendo Kern
November 15, 2024
Page 3 of 4
1. Agencies and/or project owners are responsible for ensuring environmental
compliance for their projects in the areas of 1) Public Water Systems; 2)
Underground Injection Control; and 3) Groundwater and Source Water Protection
in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11-
25. They may be responsible for fulfilling additional requirements related to the
Safe Drinking Water program: https://health.hawaii.gov/sdwb/.
2. Standard comments for the Safe Drinking Water Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Solid & Hazardous Waste Branch
1. Hazardous Waste Program - The state regulations for hazardous waste and used
oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the
identification, handling, transportation, storage, and disposal of regulated
hazardous waste and used oil.
2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters
339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282.
Generators and handlers of solid waste shall ensure proper recycling or disposal
at DOH -permitted solid waste management facilities. If possible, waste
prevention, reuse, and recycling are preferred options over disposal. The Office
of Solid Waste Management also oversees the electronic device recycling and
recovery law, the glass advanced disposal fee program, and the deposit beverage
container program.
3. Underground Storage Tank Program — The state regulations for underground
storage tanks are in HAR Chapter 11-280.1. These rules apply to the design,
operation, closure, and release response requirements for underground storage
tank systems, including unknown underground tanks identified during
construction.
4. Standard comments for the Solid & Hazardous Waste Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Wastewater Branch
For comments, please email the Wastewater Branch at doh.wwb@doh.hawaii.gov.
Sanitation / Local DOH Comments:
1. According to HAR § 11-26-35, No person, firm, or corporation shall demolish or
clear any structure without first ascertaining the presence or absence of rodents
that may endanger public health by dispersal from such premises. Should any
such inspection reveal the presence of rodents, the rodents shall be eradicated
before demolishing or clearing the structure. A demolition permit is required prior
to demolition.
Zendo Kern
November 15, 2024
Page 4 of 4
Other
1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit
recommends that state and county planning departments, developers, planners,
engineers, and other interested parties apply these principles when planning or
reviewing new developments or redevelopment projects.
2. If new information is found or changes are made to your submittal, DOH reserves
the right to implement appropriate environmental health restrictions as required.
Should there be any questions on this matter, please contact the Department of
Health, Hawaii District Health Office, at (808) 933-0917.
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
KAKUHIHEWA BUILDING
601 KAMOKILA BLVD, STE 555
KAPOLEI, HAWAII 96707
JOSH GREEN, M.D.GOVERNOR |
SYLVIA LUKE
LIEUTENANT GOVERNOR |
DAWN N.S. CHANGCHAIRPERSONBOARD OF LAND AND NATURAL RESOURCESCOMMISSION ON WATER RESOURCE MANAGEMENT
RYAN K.P. FIRST DEPUTY
CIARA W.K. KAHAHANE
DEPUTY DIRECTOR - WATER
AQUATIC RESOURCESBOATING AND OCEAN RECREATION
BUREAU OF CONVEYANCESCOMMISSION ON WATER RESOURCE MANAGEMENTCONSERVATION AND COASTAL LANDS
CONSERVATION AND RESOURCES ENFORCEMENTENGINEERINGFORESTRY AND WILDLIFE
HISTORIC PRESERVATIONKAHOOLAWE ISLAND RESERVE COMMISSIONLANDSTATE PARKS
December 19, 2024
IN REPLY REFER TO:
Jeffrey Darrow, Director Project No. 2024PR01449
County of Hawaii Doc. No. 2412NM09
Planning Department Archaeology
101 Pauahi Street, Suite 3
Hilo, HI 96720
planning@hawaiicounty.gov
Dear Jeffrey Darrow:
SUBJECT: Hawaii Revised Statutes (HRS) Chapter 6E-42 Historic Preservation Review
County of Hawai Change of Zone Permit Application (Permit PL-REZ.2024-000072)
Vanderhoff-Yeung Rezone
Ahupua , South Hilo District, Island of Hawai i
TMK: (3) 2-2-036:113
Change of Zone permit application. SHPD received the submission on December 11, 2024, which included a permit
application, construction plans, and a site plan. The applicants, Jack Vanderhoff Jr. and Sau-Yin Yeung, propose a
change of zone from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) for the 0.45-acre
parcel to renovate a single-family dwelling into an accounting business office.
A review of SHPD records indicates that no archaeological inventory survey has been conducted and no historic
properties have been identified within the project area. Aerial imagery indicates that the project area has been
previously mechanically disturbed and there is an existing house on the subject parcel. It is unlikely that any historic
properties remain. There permit does not include any currently proposed ground disturbing activities.
No historic properties affected for the proposed project.
Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic properties,
the HRS §6E historic preservation review process is complete. The permit
issuance process may continue.
Attach to the permit: In the unlikely event that subsurface historic resources, including human skeletal remains,
structural remains, cultural deposits, artifacts, sand deposits, or sink holes are identified during the demolition and/or
construction work, cease work in the immediate vicinity of the find, protect the find from additional disturbance, and
contact the State Historic Preservation Division, at (808) 933-7651.
Please contact Archaeologist IV, at Nicole.Mello@hawaii.gov, for any questions or
concerns regarding this letter.
Aloha,
Jessica L. Puff
Administrator, State Historic Preservation Division
Deputy State Historic Preservation Officer
Jeffrey Darrow
December 19, 2024
Page 2
cc: Jessica Andrews, jessica.andrews@hawaiicounty.gov
Jack Vanderhoff Jr. and Sau-Yin Yeung, cyeung@saveontaxes.com
Oq wAre 8
Qj 1•1.
193
6\DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`I
345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAI'I 96720OPHAWO•
TELEPHONE (808) 961-8050 • FAX (808) 961-8657
November 29, 2024
COH PINING OTE_T
r 2= 2024 PH9:20
TO: Mr. Zendo Kern, Director
Planning Department REC`) HAND D-L VEPE-0
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Change of Zone Application (PL-REZ-2024-000072)
Request- Change of Zone from RS-10 to CN-10
Applicant- Jack Vanderhoff,Jr. and Sau-Yin Yeung
Tax Map Key 2-2-036:113
We have reviewed the subject application and have the following comments and conditions.
Please be informed that there is an existing 8-inch waterline within Manono Street fronting the subject
parcel. There is an existing 1-inch service lateral installed to the subject parcel capable of
accommodating a 5/8-inch meter,which is limited to an average daily usage of 400 gallons.
The Department has no objection to the proposed Change of Zone application subject to the applicant
understanding and accepting the following conditions:
1. The Department requests that the applicant submit estimated maximum daily water usage
calculations,prepared by a professional engineer licensed in the State of Hawaii, for review
and approval. The water usage calculations should include the estimated peak flow in gallons,
per minute, and the total estimated maximum daily water usage in gallons per day, including all
irrigation use.
2.Based on the water usage calculations provided above, if a 5/8-inch meter cannot accommodate
the estimated demand, a larger or additional meter will need to be installed and remittance of
the prevailing facilities charge, which is subject to change,will be required. If a 5/8-inch meter
can accommodate the estimated demand,then the applicant may utilize a 5/8-inch meter.
3. The proposed zoning will require the installation of a reduced pressure type backflow
prevention assembly by a licensed contractor, within five(5)feet of the meter on private
property. If a larger or additional meter is required, a backflow prevention assembly will also
be required for that meter. The installation of the backflow prevention assembly(s)must be
inspected and approved by the Department before commencement ofthe water service.
Water, Our Most Precious Wesource. . . 7(jz WaiA Kane. . .
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr. Zendo Kern, Director
Page 2
November 29,2024
4. 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.
5. Please be informed that the existing 8-inch water line within Manono Street is looped and
therefore adequate to provide 2,000 gallons per minute for fire protection, as required per the
Department's Water System Standards.
Should there be any questions,please contact Mr. Ryan Quitoriano of our Water Resources and
Planning Branch at(808) 961-8070, extension 256.
Sincerely yours,
Pr CD 4_
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RQ:dfg
copy— Mr. Jack Vanderhoff, Jr. and Ms. Sau-Yin Yeung
Mr. Daryn Arai, Planning Consultant
Daryn Arai
Land Use Planning Consultant
P.O. BOX 4501, HILO HAWAII 96720
PHONE: (808) 895-3218 EMAIL: DARYN ARAI@OUTLOOK.COM
December 4, 2024
Mr. Jeffrey Darrow, Acting Planning Director
County of Hawaiʻi Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Dear Director Darrow:
Subject: Response to Agencies’ comments regarding
Change of Zone Application PL-REZ-2024-000072
Applicants: Jack Vanderhoff, Jr. and Sau-Yin Yeung
TMK: 2-2-036:113, Waiākea Houselots 1st, South Hilo, Hawaiʻi
This letter will respond to comments received, to date, from consulting agencies that have
reviewed the above-described request. We appreciate these agencies’ comments being provided
to the Applicant.
Department of Health - memo dated November 15, 2024)
The Applicant acknowledges the comments offered by the Department of Health regarding
standards and requirements relating to dust control, water quality, mitigating excessive noise
and the effects of hazardous substances, wastewater and solid waste.
The requested change of zone to a CN-10 zoning district is to allow for the renovation of an
existing single-family dwelling into a commercial office that will accommodate a proposed
accounting office for tax and other related business services.
Renovation work to the existing 62-year old single-family dwelling structure will be limited
primarily to interior work, with exterior work limited to replacement of existing structural
and non-structural elements due to the age of the existing structure. The Applicants are
performing most of this renovation work on their own, so the extent of noise and other
construction-related activities will be similar to any typical home renovation work. Given
its location within an existing residential area, the Applicants will be mindful of managing
renovation activities during the evening hours. As no new structure is being contemplated,
no extensive or intensive ground disturbance and construction work is anticipated, thereby
limiting the effects upon air and water quality. All solid waste will be properly disposed of
in accordance with all applicable government regulations. Wastewater generated by the
existing dwelling and proposed commercial office will be disposed of within the County’s
sewer system for proper treatment.
Mr. Jeffrey Darrow, Acting Planning Director
County of Hawaiʻi Planning Department
Page 2 of 4
December 5, 2024
Given the property’s location within the urban center of the City of Hilo, the property is
serviced by the County’s water and sewer systems, ensuring safe potable water and proper
wastewater and solid waste disposal.
Planning Department-Long Range Division - email dated November 27, 2024)
The Applicants appreciate the confirmation received from the Long Range Division that the
requested change of zone to a CN-10 zoning district will conform to the following goals,
policies and standards of the Land Use Element of the General Plan:
• 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.
• 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.
• Promote and encourage the rehabilitation and use of urban areas that are serviced by
basic community facilities and utilities.
• Within the Waiakea Houselots “medium density” area, commercial development shall
be focused on major streets --- Kekuanaoa, Piilani, Manono and Lanikaula, while the
interior blocks should be zoned primarily for single- and multifamily residential use.
Department of Public Works (DPW) – memo dated November 29, 2024
As an existing single-family dwelling that will be converted to a commercial office facility,
the only significant improvements to the subject property beyond the existing dwelling is the
construction of two (2) parking areas, capable of a combined eight (8) parking stalls, to
accommodate both employees and clients of the accounting business. Construction of these
new parking areas will require the preparation of a drainage study and construction drawings
by a licensed engineer, along with the installation of appropriate drainage features that will
ensure that runoff from the proposed parking areas will be properly disposed of on-site and
not directed to any adjoining properties or onto Manono Street, in accordance with Chapter
10 regarding Erosion and Sedimentary Control.
The DPW confirms that the subject property is not subject to a 500-year frequency flood
event.
The subject property has an existing access driveway onto Manono Street, constructed in
1962 along with the existing single-family dwelling. The Applicants originally assumed that
ingress and egress into the subject property from Manono Street will be limited to right-
in/right-out due to the existing striping pattern within Manono Street. The Applicants were
Mr. Jeffrey Darrow, Acting Planning Director
County of Hawaiʻi Planning Department
Page 3 of 4
December 5, 2024
therefore pleased to learn that DPW would have no objection allowing full movement at this
driveway approach, provided that new striping may be required to the existing middle lane
divider as well as the possible relocation of the existing driveway to the north-end of the
property in order to provide for a longer turn lane pocket. The Applicants appreciate this
thoughtful alternative being presented to them, and they will contemplate this opportunity as
they develop their plans for the parking areas.
Department of Water Supply – memo dated November 29, 2024
As required by the Department of Water Supply (DWS), the Applicants will retain a licensed
engineer to prepare calculations of estimate maximum daily water usage for the proposed
commercial office for DWS review and approval. If these approved calculations require
water service beyond the capacity of the existing 5/8-inch water meter servicing the property,
the Applicants will install a larger or additional water meter, along with reduced pressure
type backflow prevention assembly. Note that one of the Applicants, Mr. Vanderhoff, Jr.,
was previously employed by DWS and is familiar with its requirements.
Police Department - memo dated November 7, 2024
The Applicant notes that the Police Department, in its review of the change of zone
application, does not anticipate any significant impact to traffic and/or any public safety
concerns.
Department of Environmental Management - pending
While the Department of Environmental Management (DEM) has not yet provided its
comments as of the date of this response, the Applicant would like to offer its reassurance
that all solid waste generated during renovation work and office operations will be properly
disposed of at the Hilo Transfer Station located less than 1.5 mile (5 minute drive) from the
subject property.
Similarly, any greenwaste generated will also be disposed of at the greenwaste recycling
facility at the Hilo Transfer Station.
Finally, the subject property is, and will continue to be serviced by the County’s sewer
system for all of its wastewater disposal needs.
Mr. Jeffrey Darrow, Acting Planning Director
County of Hawaiʻi Planning Department
Page 4 of 4
December 5, 2024
We hope that we have adequately responded to comments offered by the respective agencies.
Please feel free to contact me should there be any questions or need for additional information.
Sincerely,
DARYN ARAI
Land Use Planning Consultant
cc via email: Applicants Jack Vanderhoff, Jr. and Sau-Yin Yeung