HomeMy WebLinkAboutPD Background Report Correa Ohana LLC (PL-REZ-2024-071)BCorreaOhanaREZ.crk.2.20.25
COUNTY OF HAWAIʻI PLANNING DEPARTMENT
BACKGROUND REPORT
CORREA OHANA LLC
CHANGE OF ZONE APPLICATION NO. PL-REZ-2024-000071
CORREA OHANA LLC has submitted an application for a Change of Zone from a Single-
Family Residential-10,000 square feet (RS-10) zoning district to a General Commercial-10,000
square feet (CG-10) zoning district for 33,180 square feet of land. The subject property is located
at 1198 Kinoʻole Street, approximately 200 feet north of its intersection with Kamana Street,
Waiākea House Lots 2nd Series, Waiākea, South Hilo, Hawai‘i, TMK: (3) 2-2-022:022.
PROPOSED ACTION
1. Applicants’ Request: Change of Zone from a Single-Family Residential-10,000 square
feet (RS-10) zoning district to a General Commercial-10,000 square feet (CG-10) zoning
district for 33,180 square feet of land. The CG zoning district, with a minimum area
required for each building site of 10,000 square feet, would allow a maximum density of
3 building sites (lots). In addition, 26 double-family residential units or 26 multiple-
family residential units could be constructed on the subject property should the change of
zone be approved. The CG 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. Requirements for establishing land uses in the CG zoning district,
including a list of the variety of permitted land uses, are shown in Section 25-5-110 to
118 of the Zoning Code. (Planning Department Exhibit 1 - Zoning Code
Requirements for General Commercial Districts)
2. Proposed Development: The applicant proposes to demolish the existing single-family
dwelling and garage and construct a multi-family apartment complex. The project will
consist of two separate two-story buildings, each containing 12 residential units, for a
total of 24 units. The unit mix includes two one-bedroom units and ten two-bedroom
units per building, with the downstairs one-bedroom units meeting ADA compliance. The
design incorporates 40 parking stalls, including two handicapped-accessible stalls, and a
-2-
24-foot-wide driveway with a turnaround area. The front yard will be landscaped, and a
screening hedge will be planted along the property boundaries.
3. Construction Timetable and Cost: If the change of zone request is approved, the
applicant plans to finalize construction plans and apply for permits within 12 months.
Construction is expected to begin within two years of approval and take approximately
1.5 to 2 years to complete. However, due to potential delays from permitting, labor
availability, and financing, the applicant requests a 10-year timeframe to complete the
project, which is estimated to cost around $900,000.
4. Landowner: Correa Ohana LLC.
5. Supporting Information: The applicant has submitted the attached in support of the
request. (Planning Department Exhibit 2 - Change of Zone Application accepted
December 12, 2024)
STATE & COUNTY PLANS
6. State Land Use District: Urban.
7. General Plan Land Use Pattern Allocation Guide (LUPAG) MAP: High Density
Urban (hdu). These areas include general commercial, multiple family residential and
related services (multiple family residential - up to 87 units per acre).
8. County Zoning: Currently 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 “RM-4 (multi-family residential).”
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 1 mile
from the nearest coastline.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
11. Subject Property: The subject, 33,180-square foot parcel is generally rectangular in
shape and has been improved with a single-family dwelling and detached garage since
1931. The remainder of the property is landscaped and vacant of other structures or
improvements.
12. Surrounding Zoning/Land Uses: Properties directly to the north and south of the
-3-
subject parcel are similarly zoned RS-10, however, the properties beyond those, and two
parcels across Kinoʻole Street within the same block are zoned General Commercial
(CG-20). The property directly to the west is zoned RS-10 and is the site of ‘Hale Olaloa’
which is a public housing facility managed by the Hawaiʻi Public Housing Authority
(HPHA). The surrounding areas are transitioning from primarily single-family residential
uses to a mix of multiple family residential and retail, office and service commercial uses.
Pursuant to Ordinance No. 24-87 and Section 25-2-42(c)(4) of Hawaiʻi County Code, a
report on surrounding properties is attached to this document (Planning Department
Exhibit 3).
13. Flood Insurance Rate Map (FIRM)/Drainage: The subject property is situated within
Zone “X” on the Flood Insurance Rate Map (FIRM) by FEMA, an area determined to be
an area of minimal flood hazard.
14. Flora/Fauna Resources: No formal floral/faunal studies were conducted on the subject
property given that it has been fully developed and used as a residential lot for decades,
with no known native or endangered flora or fauna. Fauna on the property consists of a
grassed yard with ornamental plants such as ti leaf, palm trees, and a coconut tree, while
the backyard has become overgrown but lacks significant vegetation indicative of a
natural habitat for rare species. Common urban wildlife, including introduced birds like
mynas and doves, as well as small mammals such as rats and mongooses, are present,
alongside domesticated pets from nearby residences. Given the property’s long-standing
residential development and proximity to commercial and residential areas, it is unlikely
to impact any sensitive plant or animal life.
15. Archaeological/Cultural/Historical Resources: No formal archaeological or cultural
studies were conducted on the subject property as the subject property has been cleared
and developed with a single-family dwelling since 1931.
16. Public Access: There is no designated 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 Kinoʻole Street, a
County-owned and maintained minor arterial road with an approximately 42-foot-wide
-4-
pavement within a 60-foot-wide right-of-way. The roadway in front of the property
consists of two travel lanes and a central two-way left-turn lane with no on-street parking
available. The parcel’s frontage is also improved with curb, gutters, and sidewalks with
grass strips (landscaping planter) between the concrete sidewalk and curb. The applicant
proposes to construct a 24-foot-wide driveway to accommodate two-way ingress/egress
and 40 parking stalls, two of which will be handicapped accessible spaces. The
anticipated traffic impact of the development is expected to be less than 50 peak hour
vehicle trips; thus, a Traffic Impact Analysis Report (TIAR) is not required. According to
the Department of Public Works (DPW), driveway connections and construction within
Kinoʻole Street shall conform to Chapter 22, County Streets, of the Hawaiʻi County
Code. Additionally, based on the proposed zoning, DPW recommends that the applicant
provide improvements to the property’s Kinoʻole Street frontage consisting of, but not
limited to, updating the landscape planter within the concrete sidewalk by filling it with
concrete in conformance with the current County standard, and any required utility
relocation, meeting the requirements of the Americans with Disabilities Act. The current
utility pole should not be impacted by the location of the proposed driveway as stated in
HCC Section 22-4.9. These improvements should be at no cost to the County.
18. Water: According to the Department of Water Supply (DWS), the subject property is
currently serviced by an existing 5/8-inch meter, which is limited to an average daily
usage of 400 gallons per day. Water can be made available from an existing 8-inch water
line within Kinoʻole Street, which fronts the subject parcel. DWS requests that the
applicant remit a water commitment deposit for the additional 23 water units and they
will be required to construct necessary minimum water system improvements, including,
but not be limited to: 1) installation of a service lateral that will accommodate a 1/2-inch
meter; 2) installation of a reduced pressure type back flow prevention assembly (BFP)
within five (5) feet of the meter on private property. The installation of the backflow
prevention assembly must be inspected and approved by DWS; 3) cut and plug the
existing 1-inch service lateral at the main; 4) install a fire hydrant spaced no more than
300 feet apart and within 150 feet of the driveway or access to the lot; and 5) subject to
other agencies’ requirements to construct improvements within the road right-of-way
-5-
fronting the property affected by the proposed development, the applicant shall be
responsible for the relocation and adjustment of DWS’s affected water system facilities,
should they be necessary; and 6) dedicate water system improvements and pay required
facilities charges prior to receipt of additional water service.
19. Wastewater: There is a County sewer line within Kinoʻole Street fronting the subject
property, and the existing dwelling is currently connected to the sewer system. The
proposed development will connect to the County sewer, in accordance with Section 21-5
of the Hawaiʻi County Code. According to the Department of Environmental
Management (DEM), the applicant shall conduct a sewer study in accordance with the
applicable wastewater system design standards to show no adverse impact to the County
sewer system and obtain approval from the director of DEM. Additionally, the applicant
shall provide such sewer line or other facility improvements as the director of DEM may
reasonably require, which the sewer study may indicate are advisable for mitigation of
impacts of the proposed project.
20. Solid Waste: According to the applicant, solid waste will be handled through
commercial haulers into authorized landfill sites.
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 Public Works – Engineering Division: (Planning Department Exhibit
4 – January 16, 2025 memo)
23. Department of Water Supply (Planning Department Exhibit 5 – January 22, 2025
memo)
24. Department of Environmental Management (Planning Department Exhibit 6 –
January 16, 2025 memo)
25. State Department of Health (Planning Department Exhibit 7 – December 23, 2024
memo)
AGENCIES – NO COMMENT/CONCERNS
26. Police Department.
-6-
AGENCIES – NO RESPONSE
27. Department of Public Works-Traffic Division, Department of Public Works-Building
Division, Fire Department, State Department of Land and Natural Resources.
PUBLIC COMMENTS
28. As of the date of this writing, the Planning Department has received no public comments
on this application.
§ 25-5-108 HAWAI‘I COUNTY CODE
SUPP. 17 (1-2025) 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) Apiaries. (4) Art galleries, museums. (5) Art studios. (6) Automobile sales and rentals. (7) Automobile service stations. (8) Bars, nightclubs and cabarets. (9) Bed and breakfast establishments, as permitted under section 25-4-7. (10) 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. (11) Broadcasting stations. (12) Business services. (13) Car washing, provided that if it is mechanized, sound attenuated structures or sound attenuated walls shall be erected and maintained on the property lines. (14) Catering establishments.
ZONING § 25-5-112
25-105 SUPP. 17 (1-2025)
(15) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (16) Churches, temples and synagogues. (17) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the cleansing agent. (18) Commercial parking lots and garages. (19) Community buildings, as permitted under section 25-4-11. (20) Convenience stores. (21) Crematoriums, funeral homes, funeral services, and mortuaries. (22) Crop production. (23) Day care centers. (24) Display rooms for products sold elsewhere. (25) 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. (26) 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. (27) Dwellings, single-family. (28) Equipment sales and rental yards, and other yards where retail products are displayed in the open. (29) Family child care homes. (30) 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. (31) Financial institutions. (32) Group living facilities. (33) Home occupations, as permitted under section 25-4-13. (34) Hospitals, sanitariums, old age, convalescent, nursing and rest homes. (35) Hotels. (36) Ice storage and dispensing facilities. (37) Laboratories, medical and research. (38) Laundries. (39) Light manufacturing, processing and packaging, where the only retail sales outlet for products produced is on the premises where produced. (40) Medical clinics. (41) Meeting facilities. (42) Model homes, as permitted under section 25-4-8. (43) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (44) Offices.
§ 25-5-112 HAWAI‘I COUNTY CODE
SUPP. 17 (1-2025) 25-106
(45) Personal services. (46) Photography studios. (47) Public uses and structures, as permitted under section 25-4-11. (48) Printing shops, cartographing and duplicating processes such as blueprinting or photostating shops. (49) Repair establishments, minor. (50) Restaurants. (51) Retail establishments. (52) Schools. (53) Short-term vacation rentals. (54) Telecommunication antennas, as permitted under section 25-4-12. (55) Theaters. (56) Time share units. (57) Utility substations, as permitted under section 25-4-11. (58) Veterinary establishments. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the CG district, provided that a use permit is issued for each use: (1) Golf courses and related golf course uses, including golf driving ranges, golf maintenance buildings and golf club houses, provided that the property is within the state land use urban or rural district. Golf courses and golf driving ranges shall not be permitted within the state land use agricultural district unless approved by the County before July 1, 2005. (2) Major outdoor amusement and recreation facilities. (3) Yacht harbors and boating facilities. (c) Residential uses in connection with the operation of any permitted use shall be permitted in the CG district. (d) Buildings and uses normally considered accessory to the uses permitted in this section shall also be permitted in the CG district. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2012, ord 12-28, sec 13; am 2014, ord 14-86, sec 11; am 2018, ord 18-114, sec 11; am 2021, ord 21-26, sec 11; am 2024, ord 24-65, secs 7 and 10.)25-5-112
Section 25-5-113. Height limit. (a) The height limit in the CG district shall be forty-five feet, except in those areas designated in subsection (b) below. (b) The height limit in the City of Hilo shall be one hundred twenty feet. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2002, ord 02-88, sec 2.)25-5-113
Section 25-5-114. Minimum building site area. The minimum building site area in the CG district shall be seven thousand five hundred square feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-114
ZONING § 25-5-115
25-107
Section 25-5-115. Minimum building site average width. Each building site in the CG district shall have a minimum building site average width of sixty feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-115
Section 25-5-116. Minimum yards. The minimum yards in the CG district shall be as follows: (1) Front or rear yards, fifteen feet; and (2) Side yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side yard adjoins the side yard of a building site in an RS, RD, RM or RCX 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.)25-5-116
Section 25-5-117. Landscaping of yards. (a) All front yards in the CG 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 CG 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 12.)25-5-117
Section 25-5-118. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CG district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CG 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 13; am 2015, ord 15-33, sec 4.)25-5-118
Division 12. CV, Village Commercial Districts.
Section 25-5-120. Purpose and applicability. The CV (village commercial) district provides for a broad range or variety of commercial and light industrial uses that are necessary to serve the population in rural areas where the supplementary support of the general business uses and activities of a central commercial district is not readily available. (1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-120
CHANGE OF ZONE APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
Type or legibly print the requested information)
APPLICANT:
APPLICANT'S SIGNATURE: DATE:
ADDRESS:
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) Res.) Fax)
LANDOWNER(S):
LANDOWNER SIGNATURE(S): DATE:
May be by letter)
LANDOWNER(S) ADDRESS:
REQUEST:TO
Existing zoning) Proposed Zoning)
TAX MAP KEY:
STREET ADDRESS OF PROPERTY:
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED:
AGENT:
ADDRESS:
TELEPHONE:(Bus.) Res.) Fax)
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: COPIES:
Correa Ohana LLC
630 Kilauea Avenue #101, Hilo, HI 96720
Correa Ohana LLC
630 Kilauea Avenue #101, Hilo, HI 96720
RS-10 CG-10
2-2-022: 022
1198 Kinoole Street
33,180 sqft
Henry Correa III
630 Kilauea Avenue #101, Hilo, HI 96720
808-557-2614
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
Henry Correa III
10/2/2024
Hank Correa Jr.
ATTACHMENT
C om m ercia],RM ,R esort & Indust ial
PLANNING DEPARTMENT
COUNTY 0 F HAW All
APPLrATDN FOR CHANGE OF ZONE
1, if yourrequestis approved,do you Mend t subdivide
the subj ctland ii accordance with the approved change
ofzone?
Ifyes,pbase answerthe restofquesthn Iand then tD
ques n 3.
a. H ow m any acres ofthe requested area do you Mend tD
subdivide?
b. IntD whatbtsizes?
C . ifyourrequestis approved,appmxin ately how long
afbrthe date ofappmvaldo you expectt subm it
yoursubdivisbn plans t the P lann:hg D epartm ent
fDrprelin teary approval.?
Ifyou intend t subdivide,please subm ita prelin teary
schem at c subdivisbn plan tDgetherw ith yourchange of
zone application fbim .
2. Ifyou nave no film plans ofsubdivid:hg the subj ctarea,
do you intend t:
a. Sellorbase the Iand-b som eone who has fine
plans?
b. Sellorbase the Iand-b som eone who has tentage
plans?
C . Sellorbase the Iand-b som eone who has no plans?
a. Keep >t?
e. other(p-base state)
No
N/A
N/A
N/A
No
No
No
Yes
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
f Ifyou intend tD do elhera,b,orc,please elaborate
on the kind ofplans the otherparty has.P-base,also,
izc-bde lo youranswerappmxin ately how soon after
appmvalofyourrezon:hg do you expectt tonsferthe
subj ctland tD anotherparty.
3. W hatspecift buibizg plans do you have forthe subj ctland?
Include iz youransw erthe felbw izg:type ofbuibizg
aparti ent,offr-e,launderette,etc.);fnanc:hg amngem enta
tin etablo brconstruction;and any otheriZfonn at bn w hbh you
feelm ighthelp us lo eva-batng your request.
4. H ave you peffDnn ed any study w hth w ould dem onstrate a need for
yourpmposed buibilg and/ordevebpm end
ifso,please elaborate on yourfndizgs lo the space pmvided
below.
2-
N/A
Multi-Family apartment building with 26 units or as many as parking requirements allow.
Timetable for construction would be within 2 years of plan approval.
No
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
5. Have you perform ed any strady which discusses the
envimnm entalin pacts yourmquestwoulb nave on the
surrounding area and/orthe County?
If so,phase elaborate on your findings in the space
provided bebw..
6. Are there any buildings on the subj--ctama?
Ifso, whatkind?
W hatdo you intend to do with those buildings ifyour
mquestis appmved?
Is the subj ct]and currently being used brany
agricull uralact:Krity?
if so,phase listthe kinds ofpmducts gmwn on and
how m any square feetoracres ofland perpmduct?
3-
Yes
A Single-Family residence
Demolish the structure
No
No
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
8. To your know bdge,has there been any fbodbg and/or
dmiiage pmbbm on the subj ctama?
Ifso,pbase descrbe the pmbbm .
9. D o you thiik thatthe roads badiig t the subj ctama
needs in pmvem en-L?
Ifso,whatkiid?
Is the mad adequate forthe proposed traffic vobm e
orbad?
10. W hatsortofgovemm entalassistance and/brin pmvem ents
do you feelwillbe needed b the subj--ctama when
devebped?
yes No
a. Schools
b, R oads
Sewer
D miiage
e. Police P mtectbn
f. Fire P mtectbn
9. RecmatbnalFacil>ties
h. RecmatbnalFacil>ties
i Other
4-
No
No
Yes
X
X
X
X
X
X
X
X
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
Forthose checked "yes,"phase elaborate whattype orkizds of
in pmvem ents and/or assistance are needed.
11.H ave you perform ed any hist Di±sites study and/or survey ofthe
subj ctarea? Ifso,whatwere the results? P-base,also,
subm-ta copy ofthe strady-bgetherw ih this change ofzone
supp-bm ent
S ignature:
Address:
Telephone:
D ate:
5-
6338A/50A
P.D .5M
No
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
10/2/2024
808-960-2626
630 Kilauea Ave., #101 Hilo, HI 96720
1
Background and County Environmental Report
County Rezoning Request – RS-10 to CG-10
Correa Ohana LLC
Waiakea House Lots 2nd Series, Hilo, Hawaii
Tax Map Key: (3) 2-2-022: 022
1. Subject Request
Correa Ohana LLC is requesting the rezoning of a parcel consisting of
33,180 square feet from Single-Family Residential (RS-10) to General
Commercial (CG-10) in Hilo, Hawaii. The subject property is located on
the West side of Kinoole Street between Lanihuli Street and Kamana
Street in Waiakea House Lots 2nd Series, Waiakea, South Hilo Hawai’i,
TMK: 2-2-022: 022.
The subject property has a three-bedroom single-family residence and
detached garage built in 1931. The grounds are mostly yard with some
scattered ornamental plants and an overgrown back yard. The property
has been used as a long-term rental since 2003.
2. Project Location
The subject property encompasses approximately 33,180 square feet
and is situated on the west side of Kinoole Street between Lanihuli
Street and Kamana Street within the Waiakea House Lots 2nd Series,
Waiakea, South Hilo Hawai’i, TMK: 2-2-022: 022. (Refer to Figure 1).
Historically, this area has been predominantly single-family residential.
However, over the years, it has evolved into a diverse mix of residential
and commercial uses. Other zonings in the vicinity include a range of
Single-Family Residential (RS), Double-Family Residential (RD),
General Commercial (CG) and some Limited Industrial (ML). (Refer to
Figure 2).
Adjacent to the subject property are single-family residences along the
north and south boundaries. To the West, the property borders Hale
Olaloa which is a public housing facility managed by the Hawaii Public
Housing Authority (HPHA). Additional notable properties in the area
include Big Island Federal Credit Union, Hilo Shopping Center, and Big
Island Optical. The University of Hawaii is also less than a mile away
from the subject property.
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
Figure 1
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
Figure 2
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
2
3.Project Description
•Project Goal
The applicants’ end goal is to construct a multi-family apartment
complex to provide Affordable Housing. The subject property
would be ideal for such a project given its proximity to the
University of Hawaii, Downtown Hilo and the surrounding
businesses and amenities. Considering the area’s transition
from residential to commercial uses and Hilo’s growing need for
affordable housing, it is the applicant’s opinion that the
development would be consistent with the needs and character
of the area. The applicant intends to comply with affordable requirements set by the Office of Housing and Community Development. The applicant may also consider increasing the number of affordable units beyond 20%.
If the request is approved, the applicant plans to demolish the
existing dwelling. In its place, the applicant would construct a
multi-family apartment complex consisting of two separate two
story structures along the north and south boundary. Each
structure will include two (2) one-bedroom and ten (10) two-
bedroom units for a total of twenty-four (24) units. (Refer to Figure 3).
As shown in Figure. 3, the proposed structures will be
approximately 24 foot, 9 and a half inches tall. There will be a
total of 40 parking stalls, including two handicap stalls. In each
structure, the downstairs one-bedroom units will be made
compliant with ADA standards.
Access into the proposed development will be from the center of
the front boundary along Kinoole street. The driveway will be a
minimum of 24 feet wide and will continue through to the back
of the property. The turnaround area between the parking stalls
for each structure will be 24 feet.
The structures will be 15 feet from the front boundary and 10
feet from the side and back boundaries. In accordance with
Chapter 25, Section 25-5-117, the front yard will be landscaped
and there will be a screening hedge planted along the side and
back boundaries. The hedges will be spaced 5 feet from the
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
Figure 3
1
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1716151413121110987654321
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1716 15 1413 12 11 10 987654
CG -10 RS-10
PROPERTY LINE
SIDE SETBACK LINE
WITHIN 5' FROM PROPERTY LINE,NEED 42" HIGH HEDGE WHERERS ZONING ADJOINS CG ZONING
4 12
4 12
4 12
4 12
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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property boundary and will be no less than forty-two inches in
height.
It should be noted that the proposed structures, location on the
site and parking are preliminary and may be adjusted as
needed.
•Project Timeframe
Should the request be approved, the applicant will aim to
finalize the construction plans and submit for permits within 12
months. Once approved, it is the applicants hope to begin
construction within 2 years. Completion of the development
once started is estimated to take 1.5 to 2 years. However, given
uncertainties outside of the applicants control such as
permitting, available labor, financing constraints, etc. the
applicant requests a 10 year timeframe to complete the
proposed development
Based on the proposed improvements, the estimated cost to
complete the project is approximately $900,000.
4.Conformance with State/County Plans
•State Land Use
The State Land Use designation for the property is Urban.
Therefore, no action is required by the State Land Use
Commission and the County of Hawaii can process the rezoning
request.
•County Zoning
The subject property is currently zoned Single-Family
Residential (RS-10). If the request to rezone to General
Commercial (CG-10) is approved, the applicant would construct
a multi-family apartment complex to be used for affordable
housing. Should that occur, all land use and County codes such
as parking, landscaping, fire, ADA and any other applicable
would be complied with.
•County General Plan
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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The County General Plan Land Use Pattern Allocation Guide
(LUPAG) designates the property as High Density Urban. Within
High Density Urban, the General plan allows “General
commercial, multiple family residential and related services
(multiple family residential – up to 87 units per acre).” Therefore,
the requested General Commercial zoning is consistent with the
designation of the General Plan and no amendments are
necessary to process the request.
• Hilo Community Development Plan
The Hilo Community Development Plan was adopted by
resolution of the Planning Commission in 1975. It was intended
to serve as a guide for decision-making on the short-range
growth and development of Hilo based on the County General
Plan.
The CDP’s Proposed Zoning Map designates the area
surrounding the property as RM4. This designation indicates
multi-family residential uses with an average density of about 10
units per acre.
Despite the contradiction, the CDP’s goal to further clarify the
County General Plan couldn’t have predicted the increasing
demand for housing in Hilo and across the Big Island.
Therefore, the CDP’s framework may now be considered
outdated considering Hilo’s growing development needs.
• Special Management Area
The subject property is not in a County Special Management
Area. Therefore, no SMA Use Permit would be needed.
5. Environmental Reflections
• General Description
The subject property spans 33,180 square feet and has a
rectangular shape. It measures 140 feet along the front and rear
boundaries and 237 feet along both side boundaries. The
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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property features a 3-bedroom single-family dwelling and a
detached garage, both built in 1961. If the request is approved,
the applicant plans to demolish these structures.
• Climate, Soil and Topography
According to the Hawaii State Office of Planning’s Statewide
GIS Program and the National Weather Service, the nearest
rain gauge is the Hilo Airport location. The Hilo Airport location
which is monitored by the National Weather Service has been
collecting precipitation data since 1949. The annual average in
the last 30 years is 120+ inches per year with the autumn
months tending to be wetter. The average temperature for the
same period ranges from lows of 67.3 degrees to highs of 80.6
degrees. Wind patterns are usually characterized by easterly
trade winds during the day, transitioning to westerly or mountain
winds in the evening.
The front of the property ranges from street level to about 5 feet
above street level. That height continues about 1/3rd of the way
into the property where it begins to slope downward. The back
of the property is roughly 1-2 feet below street level. If the
request is approved, the applicant will cut the front of the
property and fill the back of the property to make it level with the
road. The applicant will comply with any grading permits
required to prep the site. The elevation of the property is
approximately 59 feet above sea level. The Land Study
Bureau's Overall Master Productivity Rating does not classify
the property due to its urban location. Similarly, the property is
not classified under the Agriculture Lands of Importance to the
State of Hawaii (ALISH).
The U.S. Soil Conservation Service designates the soil type in
the area surrounding the property as Panaewa silty clay loam
(Pe) series 2 to 10 percent slopes. For these soils, runoff is
high, erosion hazard is moderate and shrink-swell potential is
low. This type of soil is widespread through Hilo and undergoes
minimal changes in volume with variations in moisture content.
• Drainage
The US Corps of Engineers’ Flood Insurance Rate Map
designates the subject property in Flood Zone X which is
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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outside the 1% annual chance floodplain (100-year floodplain).
There are no drainage ways that run through the property. The
property has never experienced issues with flooding and is
unlikely to experience any in the future.
If the request is approved and the applicant develops the
property, much of the surface area of the site will be covered in
concrete parking lot. As such, this will increase the potential for
runoff and surface water created onsite. The applicant will work
with Department of Public Works to construct a drywell(s) as
needed to handle all water generated on site.
• Air/Noise/Water Quality
The Hawaii Department of Health's Clean Air Branch (CAB) is
the authority on monitoring air quality for the State. The nearest
air quality station for Hilo is located on Waianuenue Avenue and
classifies the air quality as good.
The proposed development should not impact air quality. During
the development of the property, there will be instances of dust
generated in the initial grading and site prep phase. The
applicant will comply with all Department of Health regulations
and any required permit concerning dust control to minimize any
potential impacts.
Noise around the property mostly consist of man-made noise
such as traffic, lawn care, domestic pets, etc. given its urban
location. Along with that would be noise relating to wind, wild
birds, etc.
Kinoole Street is a major artery in terms of daily transit and
commerce, as such it is subject to consistent traffic during most
active hours of the day. The proposed development will increase
traffic in the area but should not have a notable impact on
overall noise level.
During development, there will be elevated noise levels
generated by construction activities. The applicant intends to
comply with all County or State regulations related to acceptable
noise level, allowable noise hours and days of the week.
Regarding water quality, the proposed development should not
have any adverse impact. The applicant intends to tie into the
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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County’s wastewater system which should alleviate concerns
around ground or coastal waters. The applicant will also comply
with all regulations and permit requirements relating to needed
drywells on the property.
• Tsunami Zone
The subject property is located nearly a mile away from the
ocean and is outside of the Civil Defense’s Tsunami Evacuation
Zone.
• Lava Zone
The US Geological Survey classifies the entire City of Hilo in
Lava Flow Hazard Zone 3.
6. Archaeological and Historical Resources
There has been no professional archaeological or historical
survey of the subject property. Given the residential use of the
property and the fact that it was once fully cleared, the applicant
feels that it is very unlikely that any archaeological or historic
resources exist. Should any such resources be discovered
during developing the property, all development activities will be
halted and will be immediately reported to the Planning
Department and any other relevant agencies.
7. Valued Cultural Resources
Concerning any valued cultural resources, the property is not on
or near any coastlines. Therefore, fishing, or costal access with
respect to cultural fishing or gathering rights are not an issue.
The applicant is unaware if the subject property or surrounding
area has ever been used for gathering by Native Hawaiians.
The property has been used for residential purposes since the
existing home was built in 1961. The entirety of the property was
grubbed and all plants on the property were either introduced or
grew back over the years.
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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There are no known archaeological sites on or near the subject
property. As such, it is very unlikely that the proposed
development would have any adverse impact on any cultural
rights or activities.
8. Public Access
The subject property is nearly a mile away from the nearest
coastline. Given its proximity to the coast, there should be no
adverse impact resulting from the proposed development and
would not affect costal public access.
Similarly, the subject property is located in the center of an
urban area and is not near any mountains or County, State, or
National Parks. As such, the proposed development should
pose no adverse impact to public access along any recognized
mountain trails or to any County/State/National Parks.
9. Natural Resources
• Fauna/ Flora Resources
There has been no professional survey to identify faunal
resources on the property. It is unlikely that any rare or
endangered species would be found as the subject property and
the surrounding properties have been fully developed.
The area hosts various bird species common in urban areas
along with other animals such as rats and mongooses.
Domesticated pets such as cats and dogs are also common.
Given the properties central urban location, it’s development
would be unlikely to pose any negative impact to local wildlife.
Similarly, no professional survey has been done to identify floral
resources on the property. As previously mentioned, the
property has been fully developed and was once completely
grubbed. There are no cultivated plants on the property. There
are, however, varieties of ti leaf, palm trees and a coconut tree
that was planted over the years. Given the property’s history, it
is unlikely to host any protected plant life.
• Scenic or Coastal Resources
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
9
The subject property is nearly a mile away from the nearest
coastline. Given that it is not a coastal property, the proposed
development would pose no adverse impact to coastal
resources. The property in not recognized as a scenic site and
the applicant is unaware of any such sites in the immediate
area.
However, Mauna Kea and Mauna Loa are visible from the
property and along Kinoole Street. The proposed development
will not impact the view of either. In fact, it is likely that the
development of the property may increase the visibility of both
mountains given the overgrown areas in the back of the
property. At a minimum, it would not have any additional impact
then what is already observed in the property’s current state.
10. Social-Economic Characteristics
• Social Settlement Pattern
The social settlement pattern around the property reflects a mix
of residential, multi-family and commercial uses. Historically, the
area has been primarily residential but over the years, more
commercial and multi-family operations have been introduced.
Some of the more recent commercial additions to the area are
Bank of Hawaii completed in 2022 and Liberty Dialysis Hilo
completed in 2023. There are a range of other businesses in the
immediate area such as dental offices, youth organizations,
religious institutions, restaurants, etc.
As far as multi-family there is Hale Hoaloha .3 miles away, Hale
Ulu Hoi 1&2 .17 miles away and other smaller scale multi-family
operations in the area.
• Economic Impact
The proposed development would provide some short-term
economic impact in construction and related industries. The
project would also provide 24 units at affordable rates which
would alleviate some of the housing concerns that our
community faces.
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
10
Additionally, having more residents would stimulate economic
activity for local businesses in the area. Lastly, if the request is
approved, the rezoned property and the improvements to follow
would create increased Real Property Tax revenue for the
County.
However, increased commercial activity on the subject property
could potentially impact the neighboring residential properties.
As the property is re-evaluated and its assessed value
increases, there might be implications for the surrounding area's
property taxes, potentially leading to higher tax liabilities for
adjacent homeowners.
11. Surrounding Properties
As mentioned previously throughout this report, the surrounding
area represents a mix of residential, multi-family and commercial
uses. The properties directly adjacent to the subject are zoned RS-
10. To the north and south boundaries are single-family residences.
To the west is Hale Olaloa which is a public housing facility
managed by the Hawaii Public Housing Authority (HPHA).
12. Public Facilities and Services
• Roads
As mentioned, the property is located on the Mauka side of
Kinoole Street between Lanihuli Street and Kamana Street. The
intersection of Kinoole Street and Kamana Street is signalized.
The other nearest signalized intersection north of the property is
the Mohouli Street intersection. There is an existing sidewalk
fronting the property. In the section of road fronting the property,
there are two opposing lanes of traffic with a central two-way
left-turn lane. There is no street parking available.
The proposed development’s driveway will be 24 feet wide
located in the center of the front boundary along Kinoole Street.
South bound traffic would turn right into the property and north
bound traffic would use the two-way left-turn lane to enter the
property. The proposed development is not expected to
generate significant traffic impacts or alter existing traffic
patterns. The anticipated vehicular movements during AM/PM
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
11
peak hours are not anticipated to exceed fifty (50) total. As such,
a Traffic Impact Analysis Report should not be required.
• Water
There is a 5/8-inch meter servicing the existing residence on the
property. The Department of Water Supply has confirmed the
existence of an 8-inch waterline within Kino’ole Street fronting
the project site. The waterline is adequate to provide 1,500
gallons per minute flow for fire protection, as per the
Department’s Water System Standard. There is adequate water
available to service the proposed development.
• Wastewater
The projects wastewater system will be hooked up to the
County’s system along Kinoole street fronting the property.
• Solid Waste
The solid waste produced on site will be handled by a
commercial waste management company or by employees of
the applicant. The waste will be disposed of at the East Hawaii
Reload Facility.
• Police & Fire Protection
The area is a part of the City of Hawaii urban area and is
already being serviced. No additional services should be
required, and the existing facilities should be sufficient. The Hilo
Police Department is approximately 2 minutes away from the
property. Central Fire Station is 3 minutes away from the
property and all other Hilo stations are less then 10 minutes
away. The proposed development should pose no additional
strain on these government services.
• Schools
The property is located in the Kapiolani Elementary School
District and in the Hilo High School District. Private schools in
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
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the area include St. Joseph School and E-Makaala School. The
proposed development should not create a strain on these
institutions.
• Parks
Nearby Public Parks include University Heights Park, Mohouli
Park and Wailoa River State Recreational Area. The proposed
development should pose no added strain on these parks.
• Other Utilities & Services
Other utilities such as telephone and electricity are available at
the property.
13. Environmental Assessment and Analysis
• Relationship Between Local Short-Term Uses of
Environment and Maintenance and Enhancement
of Long-Term Productivity
The short-term use of the property would be as a residence. The
applicant has been renting the property as a long-term rental
since it was acquired in 2003. Given the size and location of the
property, single-family residential would not be its highest and
best use.
The proposed development should not cause any short-term or
long-term economic impacts. There will be some small
economic benefit in the short-term development of the property.
The proposed development aims to add more housing,
providing a long-term socioeconomic advantage for the area
and Hilo as a whole. Additionally, it would provide increased tax
revenue to the County.
The site's location offers convenient access to housing in a
central area, close to the University of Hawaii and nearby
businesses. This proximity would provide additional living space
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and stimulate economic activity in the area. The applicant aims
to ensure that the final design of the development aligns with
the overall character of the neighborhood.
• Irreversible and irretrievable Commitment of
Resources
In its present condition, the property is fully developed, so the
allocation of resources—whether natural, historical, or other—
should not pose any issues. The likelihood of such resources
being present on the property is minimal. However, if they are
discovered, the relevant agencies will be notified immediately
for review and consultation.
• Mitigative Measures
The applicant plans to supply any necessary on-site and off-site
infrastructure required of the proposed development. This may
include improvements relating to on-site drainage, wastewater,
water, and access. The applicant will provide a driveway into the
property and will ensure that any runoff generated on site will be
mitigated on site. Any off-site or on-site improvements will be
done in accordance with County requirements and permitting.
As previously mentioned, if any unexpected discovery of
cultural, historic, or archaeological significance is found on the
property, it will be immediately reported to the Planning
Department and other relevant agencies. Regarding mitigative
measures for the adjacent properties, the applicant will adhere
to any landscaping requirements along the boundary of RS-10
properties to ensure there is no negative impact.
• Alternatives to the Proposed Development
A. Current Use
If the project did not move forward, the site would
remain in its current residential use. The existing
home is being used as a long-term single-family rental
and would continue as such.
In this scenario, the use would be consistent with the
surrounding properties but would be a missed
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opportunity to provide needed housing in the
community.
B. Development with Current Zoning
The property is currently zoned RS-10. With 33,180
square feet the property could be subdivided into
three lots. Once subdivided it would be possible to
build a single-family dwelling on each of the lots and
the applicant could apply for an Ohana on the three
properties. Therefore, the property could be
developed into three lots with up to six dwellings in
total.
The existing dwelling would most likely need to be
demolished for this alternative to be feasible given its
location on the lot and the property’s topography.
In this scenario, the current zoning would be
maximized but would fall short of a higher and better
use.
C. Alternative Commercial Uses
As many other properties in the immediate area have
done, the property could alternatively be used in a
commercial capacity. The requested CG zoning has
many permitted uses from restaurants, retail, medical
offices, etc. many of which are common in the area.
The applicant recognizes the commercial uses for the
property as a possability but ultimately feels that the
best use considering the needs and demand of the
community would be for multi-family residential.
Docusign Envelope ID: FCC48DF4-9AB5-4C64-A40E-E2EA244924C9
TMK #Zoning Parcel Size
(Square Feet/Acres)
Can the Lot be
Subdivided?
# of Lots that can
be Created by
Subdivision
Rezone
Ordinance #
Condition Status-
Active/Expired/
Complete
Time Remaining to Perform
Condition
220210090000 RS-10 20,484 Square Feet Yes 2 N/A N/A N/A
220210250000 CG-10 10,110 Square Feet No N/A 03-054 Complete N/A
220210430000 RS-10 9,001 Square Feet No N/A N/A N/A N/A
220220070000 RS-10 10,312 Square Feet No N/A N/A N/A N/A
220220080000 CG-20 20,314 Square Feet No N/A 09-166 Expired
Required Construction of commercial
development by December 30, 2014.
Single-family dwelling still on parcel.
220220090000 RS-10 10,144 Square Feet No N/A N/A N/A N/A
220220100000 RS-10 20,400 Square Feet Yes 2 N/A N/A N/A
220220110000 CG-20 20,314 Square Feet No N/A 94-061 Complete N/A
220220120000 RS-10 20,640 Square Feet Yes 2 N/A N/A N/A
220220210000 RS-10 11,665 Square Feet No N/A N/A N/A N/A
220220220000 RS-10 33,180 Square Feet Yes 3 N/A N/A N/A
220220230000 CG-20 18,875 Square Feet No N/A 90-038 Complete N/A
220220250000 RS-10 18,960 Square Feet No N/A N/A N/A N/A
220220260000 RS-10 18,960 Square Feet No N/A N/A N/A N/A
220220290000 CG-20 11,949 Square Feet No N/A 88-169 Complete N/A
220220400000 RS-10 10,328 Square Feet No N/A N/A N/A N/A
220220410000 RS-10 10,256 Square Feet No N/A N/A N/A N/A
220230110000 RS-10 19,680 Square Feet No N/A N/A N/A N/A
220230120000 CG-20 21,164 Square Feet No N/A 19-026 Expired
Required construction of commercial
development to be completed by
March 25, 2024. Lot still vacant and
no administrative time extension
requested.
240010190000 RS-10 33.087 Acres No - This is a County
Drainage Facility N/A N/A N/A N/A
TMK #Zoning Parcel Size
(Square Feet/Acres)
Can the Lot be
Subdivided?
# of Lots that can
be Created by
Subdivision
Rezone
Ordinance #
Condition Status-
Active/Expired/
Complete
Time Remaining to Perform
Condition
240560190000 RS-10 3.802 Acres No - Site of Kamana
Senior Center N/A EO4001 N/A N/A
240560210000 RS-10 6.5378 Acres
No-Site of Hale
Olaola Public
Housing (HPHA)
N/A N/A N/A N/A
F WATERS
191 149
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`I
oFyAwA1 345 KEKUANAO`ASTREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808) 961-8050 • FAX (808) 961-8657
January 22, 2025
COH F LR N:N0 a DE 3yy
a 2 2025 :39
D HAND DEL4V---RED
TO: Mr. Jeffrey Darrow, Director
Planning Department
FROM: Keith K. Okamoto, Manager—Chief Engineer
SUBJECT: Change of Zone Application (PL-REZ-2024-000071)
Request-RS-10 to CG-10
Applicant- Correa Ohana,LLC
Tax Map Key 2-2-022:022
We have reviewed the subject application and have the following comments.
Please be informed that there is an existing 5/8-inch meter serving the subject parcel, which is limited
to an average daily usage of 400 gallons, which is suitable for only one (1) single-family dwelling.
Water can be made available from an existing 8-inch water line within Kino`ole Street, which fronts
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 23 additional units
requested in the proposed 24-unit apartment complex, the required water commitment deposit is
3,450.00.
Remittance by the applicant of the 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, water service will be subject to the following conditions:
Water, Our 7Vtost Precious Resource. . . R1a Wai A pane . . .
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr. Jeffrey Darrow, Director
Page 2
January 22, 2025
1. Construct necessary minimum water system improvements, which shall include, but not be
limited to:
a.installation of a service lateral that will accommodate a 1'/2-inch meter,
b.installation of a reduced pressure type back flow prevention assembly (BFP)within five
5) feet of the meter on private property. The installation of the backflow prevention
assembly must be inspected and approved by the Department,
c.cut and plug the existing 1-inch service lateral at the main,
d. a fire hydrant spaced no more than 300 feet apart and within 150 feet ofthe driveway or
access to the lot, 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 and design calculations prepared by a professional engineer,
architect,or land surveyor, registered in the State of Hawai`i, for review and approval.
2. Remit the prevailing facilities charge, which is subject to change, as follows:
FACILITIES CHANGE (FC):
lst service paid 0.00
23 additional units n, $6,095.00/unit 140,185.00
Total FC 140,185.00
This is due and payable upon completion of the installation of the required water system
improvements, and prior to granting of water service.
For your information, water commitment deposits are credited towards the final facilities
charge 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.
Mr. Jeffrey Darrow, Director
Page 3
January 22, 2025
3.Should it be necessary, submit the appropriate documents, properly prepared and executed,to
convey the water system improvements and necessary easements to the Water Board of the
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(808) 961-8070, extension 256.
Sincerely yours,
btA%44Wkt
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RQ:dfg
copy—Correa Ohana, LLC (w/copy of Rule 5 of the Rules and Regulations)
C. Kimo Alameda, Ph.D.
Mayor
William V. Brilhante Jr.
Managing Director
Wesley R. Segawa
Director
Craig Kawaguchi
Deputy Director
County of Hawaii
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuanao`a Street, Suite 41 • Hilo, Hawai'i 96720 • cohdem@hawaiicounty.gov
Ph: (808) 961-8083 • Fax: (808) 961-8086
MEMORANDUM
Date
To
From
Subject :
January 16, 2025
Jeffrey Darrow, Director
Planning Department
Wesley R. Segawa, Director
Department of Environmental Management
Change of Zone Application (PL-REZ-2024-000071)
Request: Single -Family Residential -10,000 Square Feet (RS -10) to General Commerical -
10,000 Square Feet (CG -10)
Applicant: Correa Ohana, LLC
Tax Map Key (TMK): (3) 2-2-022:022, Waiakea, South Hilo, Hawai`i
The Solid Waste Division has reviewed the subject application and offers the following comments and/or
recommendations (contact Gene Quiamas at the Solid Waste Division for details):
No comments.
Submit Solid Waste Management Plan in accordance with attached guidelines.
Existing Solid Waste Management Plan shall be followed. Provide updates to the department on
the status of the project.
Other:
Applicant is reminded of the following requirements/restrictions:
X) Commercial operations, State and Federal agencies, religious entities and non-profit organizations
may not use any of the 21 transfer stations for disposal.
X) Acceptable construction and demolition waste is allowed only at the West Hawai`i Sanitary
Landfill.
X) Green waste is allowed only at the West Hawai`i Organics Facility or East Hawai`i Organics
Facility, or other suitable diversion programs.
X) Aggregates and any other construction/demolition waste should be responsibly reused to its
fullest extent.
X) Ample and equal room should be provided for rubbish and recycling.
Hawai`i County is an Equal Opportunity Provider and Employer
Jeffrey Darrow, Planning Director
January 16, 2025
Page 2
The Wastewater Division has reviewed the subject application and offers the following comments and/or
recommendations (contact Chris Sparber the Wastewater Division for details):
WRS: tw
No comments.
Require connection of existing and/or proposed structures to the public sewer in accordance with
Section 21-5 of the Hawai`i County Code.
Require Council Resolution to approve sewer extension in accordance with Section 21-
26.1 of the Hawai`i County Code. Complete Sewer Extension Application.
Require extension of the sewer system to service the proposed subdivision in accordance
with Section 23-85 of the Hawai`i County Code.
Check or line out as applicable: [ ] If required by the Director of the Department of
Environmental Management ("Director of DEM"), [ ] applicant shall conduct a sewer
study in accordance with the then applicable wastewater system design standards prior to
approval to connect to the County sewer system. Applicant shall provide such sewer line
or other facility improvements as the Director of DEM may reasonably require, which the
sewer study may indicate are advisable for mitigation of impacts of the proposed project.
Contact Wastewater Division Chief for details.
Sewer within private roadway shall be dedicated in accordance with Section 21-19 of the
County Code. All WWD standards shall be followed, and County shall be held harmless
for any roadway corridor repair in the event that repairs to County Sewer are completed.
Sewer within private roadway will not be dedicated in accordance with Section 21-19 of
the County Code. Developer shall follow all local plumbing code requirements as
required by Department of Public Works — Building Division.
Proposed activity may be subject to existing or future federal, state, or county regulation
under Title 40 CFR 403.5, prohibiting discharge of certain pollutants into publicly owned
treatment works. Contact the Hawai`i Department of Health for information regarding
pretreatment standards.
Located in a high priority area to be sewered based on
No County sewer system in area. Applicant shall follow Department of Health
regulations, and all other applicable federal, state, and county regulations. Located
approximately 11 miles from nearest Hawai`i County Sewer System.
Other: Property is currently connected to the Hawai`i County Sewer System. Applicant shall
conduct a sewer study in accordance with the applicable wastewater system design standards to
show no adverse impact to the Hawai`i County Sewer System and obtain approval from the
Director of DEM. Applicant shall provide such sewer line or other facility improvements as the
Director of DEM may reasonably require, which the sewer study may indicate are advisable for
mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details.
JOSH GREEN, M.D.
GOVERNOR OF HAWAII
KE KIA'AINA 0 KA MOKU'AINA 0 HAWAI'I
MEMORANDUM
DATE: December 23, 2024
P.•° X959
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
H I LO, 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-2024-000071)
Request: Single -Family Residential -10,000 Square Feet (RS -10) to General
Commercial -10,000 Square Feet (CG -10) Applicant: Correa Ohana, LLC Tax
Map Key: (3) 2-2-022:022, 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),
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
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December 23, 2024
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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
1. Agencies and/or project owners are responsible for ensuring environmental
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December 23, 2024
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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.
Other
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December 23, 2024
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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.