COM 0793.000 2002-2004 - Laserfiche WebLink

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Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. According to the LUPAG map, the block bounded by Kamehameha Avenue, Kanoelehua Avenue, Kuawa Street and Kalanikoa Street is Medium Density Urban. This block includes the Waiakea Kai Shopping Plaza fronting Kuawa Street and Ken's House of Pancakes fronting Kamehameha Avenue. South of Kuawa Street, the area fronting Kanoelehua Avenue on the west (mauka) side is Industrial on the LUPAG. In other words, Kuawa Street is the dividing line between Medium Density and Industrial on the LUPAG map. The parcel immediately adjacent to the Waiakea Kai Shopping Plaza on Kuawa Street - the former American Trading Co. warehouse, now used for Thy Word Ministries - is zoned ML although it is in the "Medium Density" block on the LUPAG map. All of the existing uses in the block would be allowed in either the MCX or CN zoning. The MCX, or mixed industrial-commercial zoning district, was added to the Zoning Code in 1996 after the enactment of the General Plan in 1989. The practice has been to consider MCX as consistent with the Industrial designation on the General Plan, rather than the Medium Density or High Density designations, because the intent of the Zoning Code amendment seemed more to allow some commercial uses within "light industrial" areas, rather than more "light industrial" in commercial areas. The MCX zoning can be attractive to landowners because it provides a somewhat broader range of uses than either the ML or CN zones. Commercial uses not allowed in CN that are allowed in MCX include indoor amusement and recreation facilities and bars and nightclubs. MCX also allows a range of light industrial uses such as warehousing. The CN zone, on the other hand, allows residential uses, which are not allowed in MCX. Without abandoning the general principle that the MCX zoning should be in Industrial designations, the applicant's rezoning request can be considered consistent with the General Plan map given that the immediately adjacent property is currently zoned ML, the Industrial LUPAG designation is immediately across Kuawa Street, there is MCX zoning across Kuawa Street, and the purpose of this zoning is to expand the range of commercial uses allowed within an already existing commercial building. It should not involve a significant change in the present character or appearance of the property or the general area. It is not adjacent to any homes, businesses, or other uses that would seem incompatible with the change of zone.