HomeMy WebLinkAboutPD Background Report (PL-REZ-2026-000103/Amed REZ 09-000097)1
B.JPAutomotiveREZAmend
COUNTY OF HAWAIʻI PLANNING DEPARTMENT
BACKGROUND REPORT JP AUTOMOTIVE LLC (PL-REZ-2026-000103) AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 21-45 (REZ 09-97)
JP AUTOMOTIVE LLC has submitted an application for a seven (7) year time extension
to Condition D (Time to Complete Construction) of Change of Zone Ordinance No. 21-
45, which rezoned approximately 22,300 square feet of land from Single-Family
Residential-10,000 square feet (RS-10) to the Industrial-Commercial Mixed-20,000
square feet (MCX-20) zoning district. The property is located at 513 Kalanikoa Street,
along the east side of Kalanikoa Street approximately 100 feet north of its intersection
with Hualani Street, Waiākea House lots 1st Series, Waiākea, South Hilo, Hawai'i, TMK:
2-2-035:034.
PROPOSED ACTION
1. Applicant’s Request: The applicant is requesting a seven (7)-year time extension
for Condition D (Time to Complete Construction), which states:
“Construction of the proposed development shall be completed within five (5) years
from the effective date of this amended ordinance.”
2. Proposed Development: The applicant proposes to construct an automotive repair
facility consisting of an approximately 3,750-square foot steel building with four (4)
repair bays, three bathrooms and a coffee break room. Additionally, the applicant
will provide four paved parking stalls (including one ADA compliant stall),
landscaping and other related improvements.
3. Reason for the Request: Since the last time extension amendment was granted
under Ordinance No. 21-45, the applicant, JP Automotive LLC, has made significant
progress toward relocating its automotive repair business to the subject property.
The applicant has secured extensions for active building, electrical, and plumbing
permits through October 14, 2026, obtained a grading permit on April 15, 2026, and
completed all required site grading and pad establishment work. According to the
applicant, the inability to meet the June 25, 2026 completion deadline is due to
circumstances beyond his control. The initial development timeline was impacted by
unforeseen personal tragedies and design delays, while the ongoing economic
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fallout from the COVID-19 pandemic severely disrupted business operations and
created financing uncertainties. Final construction loan approval remains contingent
on resolving the looming land use expiration. Additionally, time is required to update
construction plans, navigate processing tolling, account for supply chain and
weather delays, and complete both the structure and off-site infrastructure (curb,
gutter, sidewalk, and drainage). Based on the preceding factors, the applicant is
requesting an additional seven (7) years to secure full financing and complete project
construction.
4. Landowners: JP Automotive LLC.
5. Supportive Information: The applicant has submitted the following in support of
the request: (Planning Department Exhibit 1- Application for Time Extension
dated May 11, 2026, and letter dated June 1, 2026 to provide requested
additional information).
CHRONOLOGY OF LAND USE PERMITTING
6. November 4, 2009: Effective date of Change of Zone Ordinance No. 09 138
approved by the County Council, which reclassified 22,300 square feet of land from
Single-Family Residential-I 0,000 square feet (RS-10) to the Industrial-Commercial
Mixed-20,000 square feet (MCX-20) zoning district. The applicants at that time
proposed to develop a 7,800- square foot steel building containing six bays of
warehouse storage space and three units of office space for various light industrial
and commercial uses.
7. November 13, 2014: The Planning Director granted an administrative time
extension to Condition D (Time to Complete Construction) until November 4, 2019.
(see Exhibit A in the application).
8. May 27, 2015: Date the applicant purchased the property.
9. August 25, 2016: Final Plan Approval (PLA-16-001314) was issued by the Planning
Department to allow the development of an automotive repair garage. (see Exhibit C
in the application).
10. February 21, 2019: Building Permit (BH2019-00165) was issued by the DPW-
Building Division for a new automotive repair garage with service/repair area, three
(3) unisex restrooms and a coffee break area.
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11. December 30, 2020: Date the applicant submitted their request for time extension
to Ordinance No. 09 138.
12. June 25, 2021: Effective date of Change of Zone Ordinance No. 21 45 approved by
the County Council to grant a five (5) year time extension (time to complete
Condition D) until June 25, 2026.
STATE AND COUNTY PLANS
13. State Land Use District: Urban.
14. General Plan LUPAG Map Designation: Industrial.
15. County Zoning: MCX-20.
16. Hilo Community Development Plan: The Hilo Community Development Plan
adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the
area as RS-10.
17. Special Management Area (SMA): The Special Management Area is a part of the
Coastal Zone Management Program and regulated by the County. The site is
located approximately 0.7 miles from the nearest shoreline and is not situated within
the SMA.
DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA
18. Subject Property: The subject property is rectangular in shape and generally level
with a slight slope from east to west. It is currently vacant of any improvements and
has been completely grubbed and graded.
19. Surrounding Zoning and Land Uses: Land uses in the surrounding area are a mix
of commercial, industrial and residential uses. The nearest dwellings are located on
the immediately adjacent properties zoned RS-10, to the north and south. Sherwin
Williams Paint Store and Dulux Paints are located on the adjacent properties to the
east, which are zoned MCX-20. Hirayama Brothers Electric is located directly across
Kalanikoa Street on land zoned ML-10.
20. FIRM: Zone “X”, an area of minimal flood hazard.
PUBLIC UTILITIES AND SERVICES
21. Access: Access to the subject property is from Kalanikoa Street, a two-lane paved
County owned and maintained roadway. The Zoning Map classifies Kalanikoa Street
as a collector with an existing right-of-way width of 50 feet. Condition E of the subject
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ordinance requires all driveway connections to conform with Chapter 22, County
Streets, of the Hawai'i County Code.
22. Water: According to the Department of Water Supply (DWS), county water is
available to the site via an 8-inch waterline within Kalanikoa Street. The subject
property is currently served with a 5/8" water meter. DWS notes the water
calculations support that the existing meter will be sufficient for the proposed
development.
23. Wastewater: A County sewer line is located within Kalanikoa Street. Pursuant to
Condition I of the subject change of zone ordinance, the applicant is required to
connect the development to the sewer.
24. Solid Waste: Solid waste will be hauled to an approved landfill by tenants or
commercial haulers. Pursuant to Condition J of the rezone ordinance, the applicant
submitted a solid waste management plan to the Department of Environmental
Management, which was approved on August 10, 2016.
25. Essential Utilities and Services: Electricity, telephone and emergency services
are available to the site.
AGENCIES’ COMMENTS
26. Department of Health: (Planning Department Exhibit 2 – June 30, 2026 Memo).
27. Department of Water Supply: (Planning Department Exhibit 3 – July 22, 2026
Memo).
AGENCIES - NO COMMENTS OR CONCERNS
28. Police Department.
AGENCIES - NO RESPONSE
29. Department of Public Works-Engineering Division, Department of Environmental
Management & Fire Department.
PUBLIC COMMENTS
30. Letter from Michelle Brilhante Muir: (Planning Department Exhibit 4 –
August 17, 2026).
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: June 30, 2026
TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii
FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Change of Zone Amendment Application (PL-REZ-2026-000103) Amendment to Change of Zone Ordinance No. 21-45 (REZ-09-000097)
Request: Amend Condition D to Allow a 7-Year Time Extension to Complete Construction Applicant: JP Automotive LLC TMK: 2-2-035:034, Waiākea, South Hilo, 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),
Jeffrey W. Darrow June 30, 2026
Page 2 of 4
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses, public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: https://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii.gov/cwb/clean-water-branch-home-
page/cwb- standard-comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment (ESA) and Phase II Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas, harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation & Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-502,
11-503, and 11-504.
2. Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, “Community Noise Control,” shall not be exceeded unless a
noise permit is obtained from the Department of Health.
3. Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos, the applicant should
contact the Asbestos and Lead Section of the Branch at
https://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
Jeffrey W. Darrow June 30, 2026
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 June 30, 2026
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.
pF WATEg 9G-
191 149
moo, a: DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`I
NAwA;,•aP3 345 KEKUANAO'ASTREET, SUITE 20 • HILO, HAWAI'I 96720
TELEPHONE (808)961-8050 • FAX (808)961-8657
July 22, 2026
CON PLANNING DEPTJUL232028PH3: 7
TO: Mr. Jeffrey Darrow, Director
Planning Department
REC'D HAND DELIVERED
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Change of Zone Amendment Application (PL-REZ-2026-000103)
Amendment to Change of Zone Ordinance No. 21-45 (REZ-09-000097)
Applicant: JP Automotive LLC
Request: Amend Condition D to Allow a 7-Year Time Extension to
Complete Construction
Tax Map Key 2-2-035:034
We have reviewed the subject request for a 7-year time extension to Condition"D" of Ordinance No.
21-45. Please be informed that the applicant has an existing 5/ 8-inch meter and the water calculations
support that the existing meter will be sufficient for the proposed development.
Therefore, we have no objections to the time extension request.
Should there be any questions, please contact Ms. Robyn Matsumoto of our Water Resources and
Planning Branch at (808) 961-8070, extension 255.
Sincerely yours,
Wktit4/1/613
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RM:dfg
copy— JP Automotive LLC
Sidney Fuke
Engineering Partners, Inc.
Water, Our(Most Precious Resource . . . Ra Wai A Kane . . .
The Department of Water Supply is an Equal Opportunity provider and employer.
From:
To: Planning WPC Testimony
Subject: Testimony of Support - JP Automotive, LLC Hearing of Rezoning Time Extension Request
Date: Monday, August 17, 2026 1:21:55 PM
Aloha Windward Planning Commission,
I am in receipt of a Notice of Submittal and Windward Planning Commission
Hearing of Rezoning Time Extension Request for applicant JP Automotive, LLC,
Waiakea Houselots, TMK 2-2-035-034.
As owner of a building one lot away from this project, at the corner of
Kanoelehua and Hualani, I am writing in support of you granting the requested
extension. This much needed auto repair shop will be good for the
neighborhood, as well as an asset for the people of Hilo and its economy. The
building will be aesthetically pleasing, a nice addition to the street, and
appropriate for the lot size and location. It will also have negligible impact to
the surrounding area as there are many industrial type of uses located nearby. I
especially appreciate the fact the owner is developing this project for use in
their own business, rather than speculation.
Mahalo for your consideration,
Michelle Brilhante Muir
Manager
Terra 3, LLC