REP PC 056 03/21/2006 2004-2006 - Laserfiche WebLink

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Communication 686 Bill 223 Page 2 Substation facility, which services residents and businesses in the area, will be upgraded and landscaped to mitigate visual impacts on the surrounding community. 6. The approval of the Change of Zone request from the Open (O) to the General Industrial 15-acre (MG-I Sa) zoned district would result in an appropriate land use pattern that will further benefit the public based on the following: • The proposed change of zone is in alignment with the Energy and Land Use elements of the General Plan, which states that the County shall "allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County." The LUPAG map designates the project site as an Urban Expansion Area, which allows for industrial uses such as the Keahole power generating facility. The requested zoning more accurately reflects the existing use of the property for over 30 years as a power plant. • Surrounding land uses include the Kona Palisades Subdivision to the southeast, the State's Keahole Agricultural Park to the south, four 90-toot broadcast towers owned by the Big Island Broadcasting Company to the east, DHHL vacant land to the north, and a vacant parcel zoned A- Sabetween the power plant and the highway to the west. The applicant proposes to install perimeter landscaping and fencing, with electronic security gates, to help buffer the plant from neighboring properties. • All essential services and utilities are available to the project site. • The Federal Emergency Management Agency Flood Insurance Map (FIRM) identifies the site as "X"' or outside the 500-year flood plain. • The Final ElS established standards and controls to manage potential negative effects on valuable resources in the area. "I'he monitoring of wastewater discharged into underground injection wells is in accordance with U[C permit requirements. Emissions from the Keahole Generating Station are monitored and must comply with State and Federal ambient air quality standards. 7. Requisite of the Planning Director's favorable recommendation for the Change of Zone request are thirteen conditions contained in Bill No. 223 that outline specific requirements for the proposed project. At the March 21, 2006 Planning Committee, Joel Gimpel, representing the Kona Traffic Safety Committee, presented testimony. Mr. Gimpel stated that although the proposed request will not generate a significant amount of traff ic, given the great potential for growth in the area and the many developments already proceeding, careful examination must be given to the overall situation. Mr. Gimpel suggests reducing the number of intersections on Queen Ka`ahumanu Highway and seeking contributions from HELCO to convert the signalized airport road intersection to a grade separation. Agrade-separated intersection would increase safety and reduce traffic delays and congestion when Queen Ka`ahumanu Highway is converted to four lanes. The Applicant's representative, Lee Sichter of Belt Collins Hawaii, provided a brief history about the Applicant's request for change of zone and provided background information regarding HELCO's plant operation and proposed improvements. PC Report No. 56