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PD Revised Background Report for Vincent Ludricks (PL-SPP-2025-000097)
-1- BLudricksRevisedSPP.10.7.2025 COUNTY OF HAWAIʻI PLANNING DEPARTMENT REVISED BACKGROUND REPORT VINCENT LUDRICKS SPECIAL PERMIT APPLICATION (PL-SPP-2025-000097) VINCENT LUDRICKS has submitted a revised application for a Special Permit to allow the storage of two (2) work vehicles for a plumbing business within a garage on an approximately 0.5-acre portion of a larger 1-acre parcel in the State Land Use Agricultural District. The subject property is located at 15-1471 9th Avenue, Hawaiian Paradise Park, Puna, Hawaiʻi, TMK: (3) 1- 5-052:146 (por.). APPLICANTS’ REQUEST 1. Request: The applicant is requesting a Special Permit to allow the storage of two (2) work vehicles for a plumbing business within a garage on an approximately 0.5-acre portion of a larger 1-acre parcel in the State Land Use Agricultural District which consists of the following: a. Detached Garage: Use of an approximately 2,400 square foot detached garage, including a full bathroom, for storage of two (2) work vehicles. The garage is under construction and received building permits in conjunction with a new dwelling that will house the applicant’s mother. b. Access/Parking: Access to the property is from 9th Avenue, a privately owned gravel roadway maintained by the Hawaiian Paradise Park Homeowner’s Association. Two parking stalls will be available inside the garage after the work vehicles have exited, and two additional stalls are available in the front of the garage. All parking stalls meet or exceed the County’s standard stall size requirement of 18 feet by 8.5 feet, and sufficient space is available in the garage to accommodate one (1) ADA-accessible stall if required. c. Employees: The applicant is proposing four (4) full-time employees for the business. d. Hours of Operation: Monday through Friday, with vehicles leaving the property no earlier than 7:00 a.m. and returning by 5:00 p.m. No vehicle trips are proposed on -2- weekends. Daily activity will be limited to two (2) trips in the morning and two (2) trips in the afternoon, for a total of four (4) trips per day. 2. Purpose for the Request: The applicant is the owner of a family-run plumbing business in Pāhoa. He lives near the subject property which he purchased with the intent of constructing a dwelling for his mother. The applicant seeks to provide secure storage space for his plumbing service vehicles. 3. Revision to Original Request: The applicant has revised the scope of the original Special Permit request to reduce the number of vehicles to be stored within the detached garage from multiple plumbing vehicles to a total of two (2) work vehicles. No other aspects of the proposal, including hours of operation, employee count, or site layout, have been modified. This revision is intended to lessen potential traffic and neighborhood impacts associated with the proposed use. 4. Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 1 – Special Permit Application received on August 5, 2025) and additional information clarifying the request (Planning Department Exhibit 2 – Letter received on October 7, 2025). 5. Landowner: Vincent and Ranjeeta Ludricks. STATE AND COUNTY PLANS 6. State Land Use (SLU) District: Agricultural (A). 7. County Zoning: Agricultural 1-acre (A-1a). 8. General Plan (LUPAG) Map Designation: Rural (rur). This designation applies to existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component, including the Hawaiian Paradise Park subdivision. Typical lot sizes vary from nine thousand (9,000) square feet to two (2) acres. These subdivisions may contain small farms, wooded areas, open fields and residences. Allowable uses within these areas, with appropriate zoning, may include commercial facilities that serve the residential and agricultural uses in the area, and community and public facilities. 9. Puna Community Development Plan (PCDP): The PCDP was adopted by the Hawaiʻi County Council, Ordinance 08 116, on September 10, 2008. The subject property is not located within a designated town center. -3- 10. Special Management Area (SMA): The subject property is located approximately 1.6 miles from the nearest coastline and is not within the Special Management Area. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 11. Subject Property: The subject property is 1.0 acre in size and rectangular in shape, located within the Hawaiian Paradise Park Subdivision on the northeast side of 9th Avenue, approximately 0.25 miles from its intersection with Kaloli Drive. The Special Permit area consists of approximately 0.5 acres at the rear of the property. The property is currently developed with a dwelling under construction and a nearly completed 2,400 square foot detached garage proposed for use as storage of plumbing vehicles and equipment. Buffer landscaping, including bamboo plantings, is being established along the property perimeter to provide visual and sound screening from adjacent residential uses. 12. Surrounding Zoning/Land Uses: Surrounding properties are zoned Agricultural 1-acre (A-1a) and are generally one (1) acre in size. Adjacent parcels to the north, east, south, and west are either vacant or developed with single-family dwellings. The surrounding subdivision is primarily residential in character, with limited small-scale agricultural activity. 13. U.S.D.A. Soil Type: Keaukaha highly decomposed plant material, 2 to 10 percent slopes. 14. Land Study Bureau Soil Rating: Soils within the project site are classified as “E” or “Very Poor” for agricultural productivity. 15. ALISH: Unclassified. 16. Flood Zone: The Federal Emergency Management Agency’s Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Flood Zone “X” (areas outside of the 500-year floodplain). 17. Flora/Faunal Resources: No formal flora/fauna study was submitted with the application. The subject property has been previously cleared and graded for the construction of the dwelling and detached garage. Vegetation in the general area consists of common introduced species such as octopus tree, bamboo, ōhiʻa, albizia, autograph tree, gunpowder tree, common guava, and invasive grasses and shrubs. Introduced bird species such as dove, Japanese white-eye, house finch, and myna are common in the area. It is possible that the Hawaiian Hoary Bat and Hawaiian Hawk may fly over or utilize resources nearby; -4- however, as no additional clearing or disturbance is proposed, the project is not anticipated to have adverse impacts on flora or fauna. 18. Archaeological/Cultural/Historical Resources: No known archaeological, cultural, or historical resources are located on the subject property. The parcel was previously cleared and graded in conjunction with the construction of the dwelling and detached garage, and no additional ground disturbance is proposed. Given the residential development of the surrounding area and prior site clearing, it is unlikely that traditional or customary native Hawaiian practices occur on the property today. In the event of any inadvertent discovery during future land disturbance, work will cease immediately, and the Planning Department and State Historic Preservation Division will be notified for guidance and clearance. The Department of Land and Natural Resources - State Historic Preservation Division (SHPD) issued a “no-effect” letter dated August 25, 2025, stating that SHPD has determined no historic properties will be affected by the proposed use since previous grubbing/grading has altered the land. 19. Public Access: There is no coastal or mountain access through the subject property. 20. Traffic: The proposed use will result in up to four (4) vehicle trips per day, consisting of two trips in the morning after 7:00 a.m. to pick up work vehicles and equipment, and two trips in the afternoon before 5:00 p.m. to return them. Vehicles will remain on job sites during the workday, and no weekend trips are proposed. PUBLIC SERVICES AND FACILITIES 21. Access/Parking: Access to the property is provided via 9th Avenue, a two-lane private gravel roadway maintained by the Hawaiian Paradise Park Homeowner’s Association. From 9th Avenue there is a gravel driveway to the garage. Two parking stalls are available inside the garage for employees once work vehicles have departed, and two additional stalls are located in front of the garage. Parking stalls will meet or exceed the County’s minimum size requirement of 18 feet by 8.5 feet. According to the applicant, the garage also contains sufficient space to accommodate one ADA-compliant stall, if needed. 22. Water: Potable water is supplied from a private on-site well shared with the dwelling. Water demand from the proposed use will be minimal and limited to occasional bathroom use within the garage. According to the applicant, the well has adequate capacity to serve the proposed use. -5- 23. Wastewater: There is no County sewer system servicing this area. Wastewater will be managed through a Department of Health–approved Individual Wastewater System (IWS) shared with the dwelling. 24. Solid Waste: There is no municipal waste collection in the County. Any solid waste generated by the proposed use will be collected by the applicant and disposed of, with appropriate permitting, at the County transfer station. 25. Other Essential Utilities and Services: Essential public services are available to the site, with police, fire, and medical facilities located in Keaʻau approximately 4.5 miles away, and the Hawaiian Paradise Park Fire Station located approximately 2 miles away on Paradise Drive. AGENCIES’ COMMENTS 26. Department of Public Works-Engineering Division: (Planning Department Exhibit 3 – August 11, 2025 Memo) 27. Police Department: (Planning Department Exhibit 4 – August 11, 2025 Memo) 28. State Department of Health: (Planning Department Exhibit 5 – August 5, 2025 Memo) 29. State Department of Land and Natural Resources - Historic Preservation Division: (Planning Department Exhibit 6 – August 25, 2025 Memo) AGENCIES – NO COMMENTS/CONCERNS 30. None as of the date of this writing. AGENCIES – NO RESPONSE 31. Department of Water Supply, Department of Environmental Management, Fire Department, State Land Use Commission, State Office of Planning and Sustainable Development, State Department of Agriculture, DLNR-Land and Engineering Divisions, U.S. Fish and Wildlife Service and Hawaiian Paradise Park Community Association. PUBLIC COMMENTS 32. Charles Fu: (Planning Department Exhibit 7 – August 16, 2025 Email) 194 Wiwoole St. Hilo, HI 96720 (808) 333-3393 info@landplanninghawaii.com July 22, 2025 Mr. Jeffrey Darrow, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Darrow: Subject: Additional Information for Special Permit Application (PL-SPP-2025- 000097) Applicant: Vincent Ludricks Agent: Land Planning Hawaii LLC Hawaiian Paradise Park, Keaʻau, Puna, Hawaii TMK: (3) 1-5-052:146 Transmitted here within for your review and processing is a revised background and environmental report. This transmittal and the attached revised report address the following items requested by the Planning Department on July 18, 2025: 1.Off-Street Parking Details o Please provide a site plan that identifies the location, dimensions, and surfacing of all parking stalls, including compliance with ADA requirements, if applicable. Employees will park their vehicles inside the garage after the work vehicles have exited the garage. Two additional parking stalls are available in the driveway in front of the garage, if needed. Parking stalls meet or exceed the standard stall size requirement of 18’ x 8.5’, as identified in the County Zoning Code and sufficient space is available in the garage to accommodate one ADA parking stall. The driveway is gravel and the garage is on a concrete slab. 2.Trip Generation Clarification o The application contains inconsistent statements regarding the number of daily work trips: ▪Section 3A indicates two trips per day, between 7:00 AM and 5:00 PM. ▪Section 3K references four trips per day, Monday through Friday, from 7:00 AM to 3:00 PM. ▪Section 4B refers again to two trips per day. o Please clarify and ensure this information is consistent throughout the application. The proposed use will require up to two (2) vehicle trips to/from the garage in the morning and up to two (2) vehicles trips to/from the garage in the afternoon for a total of 4 vehicles trips to/from the garage. The report has been revised for clarity and consistency. 3. Lighting Plan o Will there be outdoor lighting? If so, please provide details on any outdoor lighting (e.g., garage, driveway, or perimeter) for security or operational needs. Include the fixture types and shielding methods to prevent light spillover onto adjacent properties. No outdoor lighting is proposed. 4. Landscaping/Buffer Plan o While buffer landscaping is mentioned, please submit a landscaping plan that specifies: ▪ The species to be planted ▪ Height and density of the landscape buffers ▪ Maintenance and irrigation practices Section 4B. of the report has been revised to provide more details on the landscape buffer. 5. Business Operation Details o The application states that four employees will access the site. Please also clarify: ▪ The types of equipment and materials to be stored ▪ Whether any hazardous materials (e.g., fuels, chemicals) will be kept onsite ▪ Your solid waste management practices As noted in the report, the applicant intends to store work vehicles and plumbing equipment. The plumbing equipment will include pipes, fittings, saws, drills, hand tools and a dump trailer. PVC primer and cement would also be handled and stored in compliance with their Safety Data Sheet. The solid waste management practices are outlined in Section 3L of the attached report. 6. Drainage and Stormwater Management o Provide details on drainage and stormwater management to ensure that runoff from the graded areas and the garage structure does not adversely impact neighboring properties, particularly during heavy rainfall. There are no known drainage issues on the property. The existing garage and driveway on the property were constructed in accordance with an approved building permit and do not impact drainage on nearby properties. As the proposed use will not require any new ground disturbance, it will not have any impact on drainage. We trust that everything is in order for your acceptance and processing of this application. If not, or if there are questions relating to this matter, please feel free to direct them to me. Thank you very much. Sincerely, John Pipan Planning Administrator SPECIAL PERMIT APPLICATION COUNTY OF HAWAIʻI PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): APPLICANT’S SIGNATURE: DATE: ADDRESS: LIST APPLICANT’S INTEREST (if not owner): PHONE: (Bus.) (Res.) (Email) REQUEST: TAX MAP KEY: ZONING: SIZE OF PROPERTY / AREA OF REQUESTED USE: LANDOWNER(S): FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION (may be provided by letter with the below statement included): DATE: DATE: Note: The above written authorization of the landowner(s) gives permission for the applicant/petitioner to file the application/ petition and acknowledges that the landowner(s) and their successors are bound by the Special Permit and its conditions. AGENT: AGENT ADDRESS: PHONE: (Bus.) (Res.) (Email) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: COPIES: Vincent Ludricks P.O. Box 1889, Pahoa, HI, 96778 Special Permit to utilize a garage to store work vehicles and equipment (3) 1-5-052:146 A-1a 1.0-acre Vincent Ludricks and Ranjeeta Devi Ludricks Land Planning Hawaii 194 Wiwoole St, Hilo, HI 96720 (808) 333-3393 info@landplanninghawaii.com Agent Applicant 0.5-acre (808) 938-3799 mail@goodgradehawaii.com COUNTY BACKGROUND AND ENVIRONMENTAL REPORT COUNTY SPECIAL PERMIT REQUEST VINCENT LUDRICKS HAWAIIAN PARADISE PARK, KEA‘AU, COUNTY OF HAWAI‘I TMK (3) 1-5-052:146 2 TABLE OF CONTENTS I. INTRODUCTION............................................................................................................. 3 II. PROJECT DESCRIPTION ............................................................................................. 3 3A. Project Concept and Components ............................................................................................ 3 3C. Institutional Considerations ................................................................................................... 13 State Land Use ................................................................................................................................................... 13 Special Management Area .................................................................................................................................. 13 County Zoning and General Plan ....................................................................................................................... 13 Puna Community Development Plan ................................................................................................................. 14 3D. Surrounding Zoning and Land Uses ...................................................................................... 15 3E. Flood Insurance Rate Map ..................................................................................................... 15 3G. Floral and Faunal Resources .................................................................................................. 17 3H. Valued Cultural Resources ..................................................................................................... 17 3I. Public Access ............................................................................................................................ 17 3J. Description of Access ............................................................................................................... 17 3K. Traffic Impacts ......................................................................................................................... 18 3L. Availability of Utilities ............................................................................................................. 18 III. REGULATORY ANALYSIS .......................................................................................... 18 4A. Coastal Zone Management ..................................................................................................... 18 4B. Impacts to Surrounding Properties ....................................................................................... 19 4C. Impacts to Public Agencies ..................................................................................................... 19 4D. Unusual Conditions ................................................................................................................. 20 4E. Land Suitability for Permitted Uses ...................................................................................... 20 4F. Land Character and Present Use ........................................................................................... 20 4G. Relationship to General Plan .................................................................................................. 21 4H. Unusual and Reasonable Use .................................................................................................. 21 FIGURES Figure 1: Location Map ...................................................................................................................4 Figure 2: Site Plan ............................................................................................................................5 Figure 3: Floor Plan .........................................................................................................................6 Figure 4: Elevation Drawings ..........................................................................................................7 Figure 5: Zoning Map ......................................................................................................................9 Figure 6: State Land Use Map ....................................................................................................... 11 Figure 7: LUPAG Map ...................................................................................................................12 Figure 8: Land Study Bureau Map.................................................................................................12 Figure 9: FIRM Map ......................................................................................................................16 3 I. INTRODUCTION Vincent Ludricks (“applicant”) is the owner of a family-run plumbing business in Pahoa, Hawaii. He is requesting a Special Permit to utilize an existing garage on a 0.5-acre portion of the subject property to store company vehicles and equipment utilized for his plumbing business. The subject parcel contains 1.0-acre of land and is identified as TMK (3) 1-5- 052:146. It is located at 15-1471 9th Avenue, approximately 1,400 feet northwest of the intersection of Kaloli Drive and 9th Avenue in Hawaiian Paradise Park (Figure 1). The applicant is a licensed plumber and opened his own plumbing business in 2020. He lives nearby the subject property which he purchased with the intent of constructing a dwelling for his mother. That dwelling, along with the detached garage he proposes to store his equipment in, were issued Building Permit Nos. PW.B2024-002308 and PW.B2024-002843, respectively, and are currently under construction. Construction of the detached garage is nearly complete and the applicant would like to use it to store two work vehicles and equipment. As the property is within the Agricultural district, a Special Permit is needed in order to store his work equipment within the garage on the property. The applicant hopes to complete the building permit for the garage within the next 1-2 months and begin utilizing the garage for storage of his plumbing equipment as soon as the Special Permit is approved. The cost of the garage construction is approximately $150,000. II. PROJECT DESCRIPTION 3A. Project Concept and Components The applicant respectfully requests a Special Permit to utilize an existing detached garage on the subject property for storage of work vehicles and equipment. The applicant proposes the following elements as part of the Special Permit (a site plan, floor plan and elevation drawings are attached as Figures 2-4): 1. The applicant proposes to utilize an existing 2,400 square foot detached garage to store up to 2 work vehicles and plumbing-related equipment, including pipes, fittings, saws, drills, hand tools and a dump trailer. PVC primer and cement would also be handled and stored in compliance with their Safety Data Sheet. 2. Vehicles would leave the property no earlier than 7 a.m. and return by 5 p.m. on Monday through Friday. Only two (2) a.m. and two (2) p.m. trips to/from the garage will occur per day (for a total of 4 trips per day). No trips to/from the garage are proposed on weekends. 3. Parking: Two parking stalls will be available to employees inside the garage after the work vehicles have exited the garage. Two additional parking stalls are available in the driveway in front of the garage, if needed. Parking stalls meet or exceed the standard stall size requirement of 18’ x 8.5’, as identified in the County SUBJECT PARCEL FIGURE 1 SITE PLAN Date Drawn By Scale SCALE: 1'=20" 20'SB 20'SB 30'SB 30'SB PROPERTY LINE PROPOSEWELL DR I V E W A Y 235'-1" 60'-0" 20'-0"49'-0" 60'-0" 54'-8"20'-0" 122'-8 1/4" CODE ANALYSIS CONSTRUCTION TYPE VB OCCUPANCY R-3 HAWAI‘I COUNTY ENERGY CODE 2018 IECC, HAWAI‘I REVISED STATUTES HRS 107-24 TO 28 & HAWAI‘I ADMINISTRATIVE RULES HAR 3-181.1 RESIDENTIAL BUILDING ENERGY EFFICIENCY STANDARDS I CERTIFY THAT THE DESIGN IS IN CONFORMANCE WITH THE BUILDING ENERGY EFFICIENCY STANDARDS PERTAINING TO THE RESIDENTIAL PROVISIONS OF THE 2018 IECC WITH AMENDMENTS PER HAR CHAPTER 3-181.1: STATE AMENDMENTS: EFFECTIVE FOR NEW APPLICATIONS BEGINNING 09/01/2021 COUNTY AMENDMENTS: PENDING COMPLIANCE METHOD: EXEMPT R402.1 GENERAL: EXEPTION #1 1.2 STRUCTURES THAT DO NOT CONTAIN CONDITIONED SPACE (SHALL BE EXEMPT FROM THE BUILDING THERMAL ENVELOPE PROVISIONS OF SECTIONS 402.1.1 THRU 402.1.5) ☐Tropical Zone. R401.2.1 ☐☐ Points Option. R407 (Populate Checklist) ☐Prescriptive. R402Roof and Wall ☐Insulation R-value. Table R402.1.2☐Construction U-factor. Table R402.1.4 ☐Total UA. R402.1.5 ☐Points Option. R407 (Populate Checklist) ☐Simulated Performance Alternative. R405 ☐Energy Rating Index Compliance Alternative. R406 INFORMATION IN CONSTRUCTION DOCUMENTS Yes N/A Envelope ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ Roof insulation R-value Roof insulation type and location Roof membrane solar reflectance and thermal emittance Wall insulation R-value Wall insulation type and location Window and skylight SHGC (noted below) Air leakage testing requirement ☐ ☐ Air Conditioning Electrical NOTES R403.6.2 A CEILING FAN, ROUFH-IN OR WHOLE HOUSE FAN IS PROVIDED FOR BEDROOMS AND THE LARGEST SPACE THAT IS NOT USED AS A BEDROOM. PROVIDED THAT THE WHOLE HOUSE MECHANICAL VENTILATION SYSTEM COMPLIES WITH THE REQUIREMENTS OF TABLE 403.6.1 90% OF PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL BE CFL, LED, OR T-8/SMALLER DIAMETER LINEARFLOURESCENT LAMPS (R404.1). HIGH EFFICIENCY LAMPS ARE DEFINED AS (1) T-8 OR SMALLER DIAMETER FLOURESCENT, (2) COMPACT FLOURESCENT, (3) 60 LUMENSWATT IF LESS THAN OR EQUAL TO 15W, (4) MOST BUT NOT ALL LED LAMPSQUIALIFY. THIS APPLIES TO PERMANENTLY INSTALLED FIXTURES. LOW VOLTAGE LIGHTING IS EXEMPT. A CERTIFICATE COMPLIANT WITH IECC 2018-401.3 AS AMENDED, IS TO BE POSTED IN A UTILITY ROOM (OR SIMILAR) PRIOR TO FINAL INSPECTION ALL WINDOWS, SLIDING GLASS DOORS, AND GLAZING IN SWING DOORS SHALL BE DOUBLE PANE GLAZING WITH LOW-E COATING, WITH A SOLAR HEAT GAIN COEFFICIENT 0.25 MAXIMUM (R402.3) THE BUILDING OR DWELLING UNIT SHALL BE TESTED AND VERFIED AS HAVING AN AIR RATE NOT EXCEEDING 5 AIR CHANGES PER HOUR IN CLIMATE ZONES 1 AND 2, AND 3 AIR CHANGES PER HOUR IN CLIMATE ZONES 3 THRU 4 (R402.1.2) ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ ☐ Air conditioning equipment capacity and efficiency Programmable thermostat Duct insulation R-value Duct leakage testing requirement Lighting fixture locations Lamp type (noted below) Ceiling fans (noted below) Whole-house fan ☐ ☐ ☐ PLANNING ENGINEERING DEM WASTEWATER DOH WASTEWATER DOH FOOD SAFETY ELECTRICAL PLUMBING MECHANICAL FIRE STRUCTURAL BUILDING REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: REVIEWER NAME: DATE: Building Codes and Authority International Residential Building Code, 2018 Edition Chapter 5B Hawaii County Code (HCC 5B) National Electrical Code, 2017 Edition Chapter 5D Hawaii County Code (HCC 5D) International Energy Conservation Code, 2018 Edition Chapter 5F Hawaii County Code (HCC 5E) Energy Conservation Code (Interim per HRS 107-28, State Energy Conservation Code, 2018 IECC as amended) Uniform Plumbing Code, 2018 Edition Chapter 5F Hawaii County Code (HCC 5F) Applicable Loading ASCE 7-16 Amended SBCC 11/13/2018 120 MPH C D 40 PSF 20 PSF WIND DESIGN SPEED Veff-ult: Figure R301.2(8)(a) WIND EXPOSURE: SEISMIC DESIGN CATEGORY: R301.2.2.1. FLOOR LIVE LOAD: ROOF LIVE LOAD: HIGH WIND REGION: NO PAGE DESCRIPTION 3D REF ANCHOR BOLT PLAN COVER COVER DRAWING 2 FRONT SIDEWALL RIGHT ENDWALL 7 1 ANCHOR BOLT DETAILS 5 LEFT ENDWALL 3D REFERENCE 8 6 BACK SIDEWALL ANCHOR BOLT REACTIONS3 4 RIGID FRAME GARAGE SHEET INDEX ROOF PLAN9 DETAILS10 DETAILS11 DETAILS12 DETAILS13 DESIGN CRITERIA AND GENERAL NOTESS0.1 FOUNDATION PLANS1.0 FOUNDATION DETAILSS2.0 A02 GARAGE BUILDING SECTIONS A01 GARAGE FLOOR PLAN A03 GARAGE ELEVATIONS GARAGE ELECTRICALE01 GARAGE PLUMBING PLANP01 VINCENT MATTHEW LUDRICKS &RANJEETA DEVI LUDRICKS TMK: (3) 1-5-052-146 AREA TABULATIONS GARAGE: 2400 TOTAL: 2400 4/30/2026 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. PROPOSEDSEPTIC PROPOSEDGARAGE 57'-0" 67'TOBED 5'-0" 16'-0" 12' X 18' ABSORPTION BED DISTRIBUTION BOX 4" PVC @ 2.0% 1000 GALLON SEPTIC TANK C.O. 4" PVC @ 2.0% 0.5 ac 0.5-ACRE SPECIAL PERMIT AREA 2 PARKING STALLS IN GARAGE 2 PARKING STALLS AVAILABLE IN DRIVEWAY FIGURE 2 GARAGE FLOOR PLAN Date Drawn By Scale VINCENT LUDRICKS &RANJEETA LUDRICKS TMK: (3) 1-5-052-174 SCALE: 1/4" = 1' SCALE: 1/4" = 1' DOOR SCHEDULE WINDOW SCHEDULE 4/30/2026 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. GA R . BA T H GARAGESEE PLANS BYARMSTRONG STEEL 40'-0" 60'-4" 3'-0" 9'-0" 16'-0" 9'-0" 3'-0" 40'-0" 60'-4" ROLL UPGARAGE DOOR ROLL UPGARAGE DOOR CL 8'-8"5'-3 1/2"5'-9"40'-7 1/2" 10'-0" D1 D2 SOLID COREENTRY DOORW/ HALF GLASS D1D3 D4 3'-0" 1 A0 3 2 A03 D4 D4 D2 D3 HOLLOW COREHINGED DOOR HOLLOW COREHINGED DOOR ROLL UPGARAGE DOOR 3'-0"2'-6" 6'-8" 9'-0" EXHAUST FAN FIGURE 3 GARAGE ELEVAITONS Date Drawn By Scale VINCENT LUDRICKS &RANJEETA LUDRICKS TMK: (3) 1-5-052-174 4/30/2026 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. SCALE: 1/4" = 1' SCALE: 1/4" = 1' SCALE: 1/4" = 1' SCALE: 1/4" = 1' GARAGE FLOOR100'-0" T.O. WALL118'-0" RIDGE119'-8" RE-PAIPRE-PAINTED STEELP RE-PAIPRE-PAINTED STEELP PRE-PAINTEDPRE-PAINTED S PRE-PAINTED STEEL SIDING PRE-PAINTED STEELPRE-PAIN PRE-PAINTED STEEL ROOFING GARAGE FLOOR100'-0" T.O. WALL118'-0" RIDGE119'-8" FIGURE 4 8 Zoning Code and sufficient space is available in the garage to accommodate one ADA parking stall. The driveway is gravel and the garage is on a concrete slab. 4. No commercial signage is proposed. 5. Water: Water is available to the garage from an on-site well shared with the dwelling which is adequate to serve the minimal water needs of the project. 6. Wastewater: Wastewater will be handled via an Individual Wastewater System (IWS) approved by the Department of Health with sufficient capacity to support the proposed use. 7. Access: The garage will share driveway access from 9th Avenue with the dwelling on the property. 8. Buffer landscaping will be planted around the perimeter of the property to provide visual and sound buffer from adjoining properties. 3B. Subject Property Description The subject site is identified as TMK (3) 1-5-052:146. It is rectangular in shape and consists of 1-acre of land zoned Agricultural 1-acre (A-1a) (Figure 5) and is within the Agricultural State land use district (Figure 6). The parcel is located on the northwest side of 9th Avenue, approximately 0.25 miles from the intersection of 9th Avenue and Kaloli Drive in the Hawaiian Paradise Park subdivision. Access to the parcel is from 9th Avenue, a gravel roadway with a 40-foot right-of-way owned and maintained by the Hawaiian Paradise Park Homeowner’s Association. The entire HPP subdivision lies within Lava Zone 3, on a scale ranging from 9 to 1 (least hazardous to most). The site is approximately 1.6 miles from the coastline and is not within the Conservation District or Special Management Area. The Land Use Pattern Allocation Guide (LUPAG) designates this land as rural (Figure 7), and the Land Study Bureau (LSB) classifies the soils as “E” (very poor) (Figure 8). The U.S. Department of Agricultural Natural Resource Conservation Service (NRCS) has designated the property’s soil as Keaukaha highly decomposed plant material (2klld) with 2 to 10 percent slopes. This soil type is made from organic material over pahoehoe lava flows. It is considered well-drained, has a high runoff class, and is not considered prime farmland. The project area was cleared in conjunction with the construction of the garage and dwelling on the property. ArcGIS Web Map - Zoning Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Zoning (Labels) Zoning (road) A-1a Coastline Parcels (labels) Parcels (boundary lines) 6/18/2025, 12:30:46 PM 0 0.04 0.070.02 mi 0 0.06 0.110.03 km 1:2,257 ArcGIS Web AppBuilder Sources: Esri, USGS | Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, US Census Bureau, USDA, USFWS | SUBJECT PARCEL FIGURE 5 ArcGIS Web Map - State Land Use Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, SLU Classifications Agricultural Special Management Area (SMA) No Coastline Parcels (labels) Parcels (boundary lines) 6/18/2025, 12:29:37 PM 0 0.04 0.070.02 mi 0 0.06 0.110.03 km 1:2,257 ArcGIS Web AppBuilder Sources: Esri, USGS | Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, US Census Bureau, USDA, USFWS | SUBJECT PARCEL FIGURE 6 ArcGIS Web Map - LUPAG Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, LUPAG Current Status (Labels) LUPAG (Current Status) Rural Coastline Parcels (labels) Parcels (boundary lines) 6/18/2025, 12:31:38 PM 0 0.04 0.070.02 mi 0 0.06 0.110.03 km 1:2,257 ArcGIS Web AppBuilder Sources: Esri, USGS | Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, US Census Bureau, USDA, USFWS | SUBJECT PARCEL FIGURE 7 ArcGIS Web Map Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Land Study Bureau (Statewide) E Coastline Parcels (labels) Parcels (boundary lines) 6/26/2025, 3:14:43 PM 0 0.04 0.070.02 mi 0 0.06 0.110.03 km 1:2,257 ArcGIS Web AppBuilder Sources: Esri, USGS | Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, US Census Bureau, USDA, USFWS | SUBJECT PARCEL FIGURE 8 13 3C. Institutional Considerations State Land Use The subject site is designated State Land Use Agricultural (Figure 6), and the Special Permit area consists of approximately 0.5-acres. As such, no State Land Use Commission action is required. Additionally, the Land Study Bureau (LSB) classifies the soils as “E” (very poor) (Figure 8) and the property is unclassified under the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system. The County of Hawai‘i can process the Special Permit request. In recognizing that lands within agricultural districts might not all be best suited for agricultural activities and yet classified as such, and in recognition that certain types of uses might not be strictly agricultural in nature, yet reasonable in such districts, Hawai‘i Revised Statutes Chapter 205-6 allows County Planning Commissions to permit certain unusual and reasonable uses within the agricultural and rural districts other than those for which the district is classified. Special Management Area The subject property is approximately 1.6 miles inland from the coast and is outside of the Special Management Area. County Zoning and General Plan The subject property is zoned A-1a (Figure 4). The General Plan provides for the long- range comprehensive development of the island of Hawai‘i. It provides direction for balanced growth in the County. As previously stated, the County General Plan LUPAG map designates the parcels as Rural (Figure 7). This designation includes existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component. Typical lot sizes vary from 9,000 square feet to two acres. These subdivisions may contain small farms, wooded areas, and open fields as well as residences. Allowable uses within these areas, with appropriate zoning, may include commercial facilities that serve the residential and agricultural uses in the area, and community and public facilities. Relative to this designation, the General Plan allows consideration of a “Special Permit” on agricultural land where the requested use meets certain criteria as outlined in Section 4 of the permit application and Chapter 205 of the Hawai‘i Revised Statutes as amended. Additionally, the proposed amendment will be consistent with the following specific land use and economic elements of the General Plan document: Land Use Elements: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. 14 • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Economic Elements: • Provide residents with opportunities to improve their quality of life through economic development that enhances the County’s natural and social environments. • Economic development and improvement shall be in balance with the physical, social, and cultural environments of the island of Hawaii. • Provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County’s natural and social environment. • Strive for an economic climate which provides its residents and opportunity for choice of occupation. Discussion: The Puna District continues to be one of the largest growth areas on the island. With the increased population comes an increased demand for all types of goods and services, including demand for trade related industries. Approval of this request will allow the applicant to utilize the subject parcel for the passive, yet important purpose of storing work vehicles and equipment. The applicant is a resident of HPP and many of his plumbing jobs take place within and around HPP, making the subject parcel a convenient and sensible location to store equipment. All equipment and work vehicles will be stored within the existing garage structure and no new construction or ground disturbance will be required for the proposed use. Given the size of the parcel and its poor soil quality, the parcel is not suitable for intensive agricultural uses and the proposed development is a reasonable use of this agricultural land. In view of the foregoing goals and policies, it is noted that the requested Special Use Permit would not be contrary to the County General Plan. Puna Community Development Plan Community Development Plans are designed to translate and implement the goals, policies, and standards of the General Plan as they apply to specific communities and districts. Additionally, they serve as important framework for a community’s intended outcome and vision and are often used as forum for community input of land-use, availability of public resources, and overall development. The Puna Community Development Plan (PCDP) was developed through the implementation of the 2005 County of Hawai‘i General Plan. The following goals and objectives outlined in the PCDP apply to the project area and proposed development. 3.1.1 Goals • Puna retains a rural character while it protects its native natural and cultural resources. 15 • The quality of life improves, and economic opportunity expands for Puna’s residents. Discussion: The relatively small scope of the project and use of an existing garage structure is designed to preserve the rural character of the area. Additionally, the project will help the applicant’s small plumbing business thrive and run more efficiently, allowing him to better serve his customers by having the storage space he needs for his equipment. Puna, and HPP in particular, has been one of the largest growth areas on the island with some of the highest levels of new residential construction. Due to this growth, trade-type services such as the applicant’s plumbing business are in high demand in this area. Thus, the subject property within HPP is a convenient and reasonable location for the applicant to store his equipment. 3D. Surrounding Zoning and Land Uses The subject property is zoned A-1a. All adjacent land to the north, east, south, and west are also zoned A-1a, with most parcels either being vacant or containing single-family residences. Other Special Permit applications have been approved for similar small-scale commercial uses within 1 mile of the subject property, including two permits for a self-storage facilities (SPP-04-017 for TMK: (3) 1-5-046:120 and SPP 98-17 on TMK: (3) 1-5- 046:091), a permit for a travel and activity desk agency (SPP 98-01 on TMK: (3) 1-5- 051:160) and a permit for a certified kitchen to supply an off-site lunch wagon (SPP 94- 16 on TMK: (3) 1-5-045:069). 3E. Flood Insurance Rate Map The Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) designates the subject property to be in Flood Zone X (areas outside of the 500- year floodplain) (Figure 9). The applicant has not experienced any drainage or flooding issues on site. As the applicant intends to use existing improvements on the property, all equipment will be stored inside the existing garage and no new ground disturbance is proposed, this will not have any impact on drainage or require stormwater management. 3F. Archaeological Resources The applicant is proposing to utilize an existing garage and driveway on the property for vehicle and equipment storage. As the property was previously graded in conjunction with the construction of the existing dwelling and garage and the proposed project will not require any new ground disturbance, it is unlikely any archaeological resources will be encountered. However, in the event any inadvertent discoveries are made during any land disturbance activity relating to this project, work will cease, and the applicant will ArcGIS Web Map Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, National Flood Hazard Layer Flood Zones X Parcels (current boundary lines) Address Points Street Centerlines Hawaii County District Boundary 6/18/2025, 12:27:27 PM 0 0.04 0.070.02 mi 0 0.06 0.110.03 km 1:2,257 Web AppBuilder for ArcGIS The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. SUBJECT PARCEL FIGURE 9 17 immediately notify the Planning Department and State Historic Preservation Division to secure their clearances before proceeding further. 3G. Floral and Faunal Resources No professional survey of the flora and fauna was done on the property; however, the applicant does not believe that rare or endangered floral or faunal resources are likely to be found on site as the majority of the property has been recently graded. The majority of the parcel has been previously cleared and graded. Vegetation in the general area consists of octopus trees (Heptapleurum actinophyllum), bamboo (Bambusa sp.) ōhiʻa trees (Metrosideros polymorpha), albizia trees (Falcataria moluccana), autograph tree (Clusia rosea), gunpowder tree (Trema orientale), common guava (Psidium guajava), and invasive shrubs and grasses. Introduced bird species such as dove, Japanese white-eye, house finch, and myna are common in the area. Domestic animals such as cats, dogs, chickens, goats, and other animals such as feral rats and pigs are also common and not considered endangered. It is also possible for the endangered Hawaiian Hoary Bat (Lasiurus cinereus semotus), and the formerly endangered Hawaiian Hawk (Buteo solitarius) to fly over, roost or utilize resources near the property. As the proposed use will not require any additional land or tree clearing, it is not anticipated to have any negative impact on existing flora or fauna. 3H. Valued Cultural Resources In view of the Hawai‘i Supreme Court’s “PASH” and “Ka Pa‘akai O Ka‘Aina” decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. No known archaeological sites, historical, or cultural resources are known to be located on the property. It is not known whether the subject site or immediate area was ever used for traditional and customary rights by native Hawaiians. Given the residential development of the area, and that the site has been previously cleared, it would appear very unlikely that the site would serve such a purpose today and/or in the recent past. Thus, the project does not appear to present any cultural impacts. However, in the event documented claims of gathering or access are made of this site the applicant will honor them. 3I. Public Access The subject parcel is not adjacent to or near any shoreline or mountainous areas, therefore public access will not be impacted by the request. 3J. Description of Access Access to the subject property is currently via 9th Avenue, a two-lane, privately owned gravel roadway in good condition and maintained by the HPP Homeowner’s Association. 18 3K. Traffic Impacts The proposed use will only result in up to four (4) trips to and from the property on Monday through Friday. The first two (2) trips will be in the morning, no earlier than 7 a.m. when the applicant and/or his employees arrive to pick up a work vehicle and any necessary equipment. The next two (2) trips will be in the afternoon, no later than 5 p.m., when the applicant and/or his employees return to the property to drop off the work vehicles and any necessary equipment. The work vehicles typically remain on the job site for the entirety of the workday and thus will not be making additional trips to and from the subject property during the day. While not in use both work vehicles will be parked inside of the existing garage. Vehicles will be prohibited from stopping or parking along 9th Avenue. Thus, traffic impacts from the proposed use will not be significant. Additionally, as the applicant’s home and much of his work is within HPP, the ability to store equipment on the subject property will enable him to store materials close to his home and job sites, resulting in fewer trips to and from Hilo for materials. 3L. Availability of Utilities Water The parcel currently sources water from a private individual well. The water needs from the proposed use will be minimal and may include occasional use of the bathroom located within the garage. Wastewater The garage is connected to a Department of Health approved Individual Wastewater System (IWS) which is shared with dwelling and is sufficient to handle the very minimal wastewater needs of the project. Other Utilities The proposed use of the property as storage is anticipated to generate very little solid waste. As necessary, solid waste will be handled by the applicant and disposed of, with appropriate permitting, at the East Hawaiʻi Reload Facility. Police, fire and medical facilities are available in Keaʻau, approximately 4.5 miles from the project area. Additionally, the Hawaiian Paradise Park Fire Station is located on Paradise Drive, approximately 2 miles from the subject property. III. REGULATORY ANALYSIS 4A. Coastal Zone Management 19 The proposed use is not contrary to Chapter 205A, Coastal Zone Management as the subject parcels are approximately 1.6 miles inland from the nearest shoreline. The project will therefore not be impacted by coastal hazards or coastal erosion and should not impact any coastal ecosystems or marine resources. There are no public access, scenic or open space resources that will be impacted by the project. 4B. Impacts to Surrounding Properties Noise and Scenic Views Given that the proposed use will be contained to an existing garage and driveway, will not require any new construction and will involve limited visits to and from the property, the proposed use will not have a significant impact on noise and scenic view from surrounding properties. Noise associated with vehicle traffic to and from the property to pick up/drop off work vehicles and equipment will be limited to two times per day – once in the morning and once in the afternoon. As only two work vehicles will be stored on the property, these morning and afternoon pick up/drop off times will be limited to up to two (2) vehicular trips each. The vehicles will be accessed on Monday – Friday and will not be accessed during weekends. The proposed use will occupy an existing garage on the property and will not require the construction of any new improvements. Thus, the proposed use should not impact any scenic views. Maylay dwarf bamboo, a dense growing, clumping and non-invasive bamboo, has been planted across the front of the property and along the east boundary in the area of the garage. This bamboo is expected to grow to a height of approximately 20 feet and has been planted in order to buffer the garage from nearby dwellings and to mitigate any potential sound and views impacts from the proposed use. The applicant is in the process of continuing the bamboo buffer landscaping all the way along the east side of the property. This bamboo requires minimal maintenance and does not require irrigation in this area. Traffic As approximately four (4) daily trips to and from the site are anticipated, the proposed use will not have a significant impact on traffic. 4C. Impacts to Public Agencies The proposed project will not unreasonably burden public agencies to provide roads, streets, sewers, water, drainage, school improvements, and police and fire protection. Roads within HPP are privately maintained by the HPP Homeowner’s Association; therefore public agencies will not be unreasonably burdened to maintain the roadways under this request. Installation and maintenance of water and wastewater systems will be 20 the responsibility of the applicant, and will meet with the approvals of the Department of Public Works and the Department of Health. 4D. Unusual Conditions Hawai‘i Revised Statues §205-6 allows the County Planning Commission to permit certain unusual and reasonable uses within the Agricultural and Rural districts, acknowledging that lands within agricultural districts might not be best suited for agricultural activities. Unusual conditions, trends and needs have arisen since the district boundaries and regulations were established. The subject property is located within the Agricultural district, however, the residential nature of the subdivision and poor soil quality of the site render it ill-suited for intensive or commercial agricultural practices. The subject site is classified by the Land Study Bureau Overall Master Productivity Rating as “E” or very poor, which is the lowest productivity rating and the soil type is also not considered prime farmland according to the NRCS. Hawaiian Paradise Park is a rapidly growing and underserved subdivision with a need for more convenient access to services and facilities. The applicant lives in HPP and much of his business is conducted within HPP and the surrounding area. Thus, approval of this Special Permit request will allow the applicant an opportunity to store his work vehicles and equipment in a convenient location proximate to where his services are most needed. 4E. Land Suitability for Permitted Uses According to the Land Study Bureau Overall Master Productivity Rating, the subject property is classified as “E” or very poor, which is the lowest productivity class. The poor soil quality of the site means it is not well suited for intensive or commercial agricultural practices. The proposed use will have minimal impact on the property as it will utilize an existing garage on the property and will not require the construction of any new improvements. Thus granting this request will not have a negative impact on the agricultural potential of the site. 4F. Land Character and Present Use The subject site does not currently contain any agricultural uses and given its size and poor soil quality, it is not well suited for agricultural use. The parcel was previously cleared for the currently ongoing residential construction. Use of the existing garage for vehicle and equipment storage will not interfere with the use of the dwelling, once completed, as the primary residence of the applicant’s mother. Thus, approval of this Special Permit request will not result in the loss of important agricultural land or substantially alter the essential character of the land. Rather, it will allow the applicant to 21 utilize a small portion of the property to store vehicles and equipment that his plumbing business uses to serve the nearby community. Therefore, the Special Permit request seeks to realize the parcel’s potential through the addition of an unusual, yet compatible, and reasonable use that will have a positive impact on the surrounding community. 4G. Relationship to General Plan The proposed use will not be contrary to the goals, policies, and standards of the General Plan and other applicable documents such as the Puna Community Development Plan. Details regarding specific public facilities and land use goals supported by the proposed request are provided in Section 3C of this report. 4H. Unusual and Reasonable Use The proposed use is an unusual and reasonable use of the land, which would not be contrary to the objectives sought by the Land Use Law and Regulations, which for the Agricultural District, seek to preserve or keep the land of high agriculture potential in agriculture use. Lands in the Agricultural District include areas with high capacity or potential for agricultural uses but also lands which are surrounded by or contiguous to agricultural lands, and which are not suited to agricultural uses by reason of topography, soils, or other related characteristics. The land on which the proposed vehicle and equipment storage would be located is not well suited for commercial agricultural use as it is classified by the Land Study Bureau as “very poor”. Approval of this Special Permit would enable the applicant to optimize the overall use by utilizing an existing garage to support his small plumbing business, while not depleting the County’s important agricultural lands. The project would enhance the applicant’s ability to serve the community by providing him will the space he needs to store equipment for his business. Therefore, the subject property is a reasonable setting for the proposed use and would not adversely impact the agricultural land inventory in the County of Hawai‘i and would not be contrary to the intent and purpose of the State Land Use Law. LAND"••--;� PLANNING ► HAWAII LLC Mr. Jeffrey Darrow, Director Planning Department COUNTY OF HAW All IO I Pauahi Street Hilo, HI 96720 Dear Mr. Darrow: October 7, 2025 194 Wiwoole St. Hilo, HI 96720 (808) 333-3393 info@landplanninghawaii.com Subject: Update to Application and Request to Defer Windward Planning Commission Meeting Special Permit Application (PL-SPP-2025-000097) Applicant: Vincent Ludricks Agent: Land Planning Hawaii LLC Hawaiian Paradise Park, Kea'au, Puna, Hawaii TMK: (3) 1-5-052:146 This letter is intended to update the subject Special Permit request. The application originally requested approval to utilize an existing garage on the subject property to store company vehicles and plumbing equipment. We would like to update the request to remove the storage of any plumbing equipment or materials. The applicant only requests to store two company vehicles within the garage. All other elements of the request and the background report remain the same. We request that this application and amended request to only permit storing of two company vehicles within the existing garage be placed on the November 6, 2025 Windward Planning Commission agenda. We trust that everything is in order for your acceptance and processing of this application. If not, or if there are questions relating to this matter, please feel free to direct them to me. Thank you very much. Sincerely, John Pi pan Planning Administrator County of Hawaii is an Equal Opportunity Provider and Employer DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: August 11, 2025 Memorandum TO: Jeffrey W. Darrow, Planning Director FROM: Department of Public Works, Engineering Division SUBJECT: Special Permit Application (PL-SPP-2025-000097) Applicant: Vincent Ludricks Request: To Operate a Garage to Store Work Vehicles and Equipment Used for a Plumbing Business TMK: 1-5-052:146 por., Keaʻau, Puna, Hawaiʻi We have reviewed the subject request and provide the following comments: 1.The subject parcel is in an area designated as Zone X on the Flood Insurance RateMap (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is anarea determined to be outside the 500-year floodplain. We have no other comments since the request is to use an existing structure and there are no open violations associated with this property. Questions may be referred to Amy Cook at 961-8695. C.Kime;> Alameda, Ph.D.Benjamin T. Moszkowicz Police Chief Mayor William V. Brilhante, Jr. Reed K. Mahuna Deputy Police Chief Managing Director County of Hawai' i POLICE DEPARTMENT 349 Kapi'olani Street • Hilo, Hawai'i 96720-3998 (808)935-3311 • Fax (808) 961-2389August 11, 2025 COH PLANNING DFPTAUG 12 2025 AMlf:03 REC'D HAND DELIVEREDTO FROM , ASSISTANT POLICE CHIEF NS BUREAU SUBJECT: SPECIAL PERMIT APPLICATION (PL-SPP-2025-000097) APPLICANT: VINCENT LUDRICKS REQUEST: TO OPERATE A GARAGE TO STORE WORK VEHICLES AND EQUIPMENT USED FOR A PLUMBING BUSINESS (CONTRACTOR STORAGE YARD) TAX MAP KEY: (3) 1-5-052:146, KEA'AU, PUNA HAWAI'I Staff, upon reviewing the provided documents, does not anticipate any significant impact to traffic and/or public safety concerns. Thank you for allowing us the opportunity to comment. If you have any questions, please contact Captain Todd Pataray, Puna Patrol, at 965-2716 or via email at Todd.Pataray@hawaiicounty.gov."Hawai'i County is an Equal Opportunity Provider and Employer" JOSH GREEN, M.D. KENNETH S. FINK, M.D, MGA, MPH GOVERNOR OF HAWAII DIRECTOR OF HEALTH KE KIA’AINA O KA MOKU’AINA O HAWAI’I KA LUNA HO’OKELE STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: August 5, 2025 TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Special Permit Application (PL-SPP-2025-000097) Applicant: Vincent Ludricks Request: To Operate a Garage to Store Work Vehicles and Equipment Used for a Plumbing Business (Contractor Storage Yard) Tax Map Key: (3) 1-5-052:146, Keaʻau, Puna, Hawaiʻi 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. Jeffrey W. Darrow August 5, 2025 Page 2 of 4 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 Jeffrey W. Darrow August 5, 2025 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. Jeffrey W. Darrow August 5, 2025 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. JOSH GREEN, M.D. GOVERNOR I KE KIA'AINA SYLVIA LUKE LIEUTENANT GOVERNOR I KA HOPE KIA'AINA August 25, 2025 Jeff Danow, Director STATE OF HAWAl'I I KA MOKU'AINA 'O HAWAl'I DEPARTMENT OF LAND AND NATURAL RESOURCES KA 'OIHANA KUMUWAIWAI 'AINA STATE HISTORIC PRESERVATION DIVISION KAKUHIHEW A BUILDING 601 KAMOKILA BL VD, STE 555 KAPOLEI, HAW All 96707 County of Hawaii, Planning Department 101 Pauahi Street, Suite 3 Hilo, HI 96720 planning@hawaiicounty _ gov Dear Jeff Danow: DAWN N.S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT RYAN K.P. KANAKA'OLE FIRST DEPUTY CIARA \V.K KAHAHANE DEPUTY DIRECTOR -WATER AQUATIC RESOURCES BOATING AND OCEAN RECREATION BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND COASTAL LANDS CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS IN REPLY REFER TO: Project No. 2025PR00922 Doc_ No. 2508SN09 Archaeology SUBJECT: Hawaii Revised Statutes (HRS) Chapter 6E-42 Historic Preservation Review -County of Hawai'i Special Permit Application (PL-SPP-2025-000097) Applicant: Vincent Ludricks Kea'au Ahupua'a, Puna District, Island of Hawai'i TMK: (3) 1-5-052:146 This letter provides the State Historic Preservation Division's (SHPD's) review of the subject County of Hawaii special permit application received by our office on August 5, 2025. The submittal included constrnction plans, an aerial photo of the proposed project area, and the County of Hawaii's permit application (PL-SPP-2025-000097). The submittal indicates that the proposed permit would allow the landowner to operate a garage to store work vehicles and equipment used for a plumbing business ( contractor storage yard)_ The proposed project area is a 0.5-acre portion of the 0.55-acre parcel. No new ground disturbance is required. A review of SHPD records indicates that no previous archaeological inventory survey has been conducted and that no historic properties have been previously identified within the project parcel. Aerial photography indicate that the proposed project area has been previously impacted by its cunent uses. The proposed request for permitting will not impact any known historic properties. Based on cunent information, SHPD's determination is "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, this is the SHPD's written concunence and historic preservation review ends. The HRS §6E historic preservation review process is ended_ The permit issuance process may continue. Please contact Sean Naleimaile, Hawai'i Island Archaeologist IV, at Sean.P.Naleimaile@hawaii.gov, for any questions or concerns regarding this letter. Aloha, � Jessica L. Puff Administrator, State Historic Preservation Division Deputy State Historic Preservation Officer cc: Tracie-Lee Camero, tracie-lee.camero@hawaiicounty.gov Kim Chiodo, kim@landplanninghawaii.com Oda, Michelle From: Sent: To: Subject: Attachments: Follow Up Flag: Flag Status: charles fu <cprrea1ty1@gmail.com> Saturday, August 16, 2025 2:07 AM Planning Internet Mail standing again special permit for commercial garage at hawaiian paradise park Complaint from me.pdf; hpp letter from land planning hawaii llc.pdf Follow up Flagged please attached,, i received a letter saying i must inform you my protest to special permit. also if i am processing this incorrectly, please let me know, thanks, charles Charles Fu Creative Properties Realty 8082711013 cprrealty1@gmail.com