REP PC 101 07/31/2006 2004-2006 - Laserfiche WebLink

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Communication 884 Bi11282 Page 3 of 4 Management Area, being located approximately two miles mauka of the shoreline. There is no record of a designated public access that traverses the property. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, are twenty-one (21) conditions contained in Bill No. 302 that outline specific requirements for the proposed project. The 21 conditions include the following: 1. Condition E provides that the effective date of the ordinance shall be upon completion and opening of the Mamalahoa Highway Bypass Road to Napoopoo Junction, or the completion of Mamalahoa Highway improvements fronting the subject property including a continuous two-way left-turn lane, whichever occurs first. Until then, the property shall remain in its current RS-7.5 zone. 2. Condition F provides that a Traffic Impact Analysis Report (TIAR) shall be required if the project should differ substantially from converting an existing 1740 square foot home to office use and construction of two (2) buildings (approximately 1100 squaze feet each) for office or retail use. 3. Condition I requires applicant to improve the entire subject property frontage of Mamalahoa Highway with right-of--way widening, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and relocation of utilities at no cost to the County. Additionally, a 10-foot wide future road widening setback easement shall be provided within the subject property along the widened Mamalahoa Highway right-of- way. 4. Condition O requires applicants to make its fair share contribution if applicant develops residential units on the subject property in excess of three (3) units currently allowed under the RS-7.5 zoning. At the July 31, 2006 Planning Committee meeting Mc Joel Gimpel representing the Kona Traffic and Safety Committee testified in opposition to the proposed project as traffic will be further impacted and urged the Planning Director to prohibit left turns at certain points and require applicant to fund around-a- bout. Council Vice Chair Isbell noted the letters and comments in opposition to this application as well as an unfavorable recommendation and wondered what the Director's rationale was for a favorable recommendation, especially since it appeazs very difficult for the applicant to even make the improvements requested in the change of zone. Planning Director Chris Yuen explained the zone change permits conversion of an existing residence and the construction of two buildings for office use. Mr. Yuen stated that if applicants did more than that, then a Traffic Impact Assessment Report (TIAR) would be required. In addition, Mr. Yuen stated that the Ordinance would not take effect, and is contingent upon, completion and opening of the Mamalahoa Bypass to Napoopoo Road or the constmction of continuous two-way left turns fronting the subject property. Council Members noted that going from residential to commercial is a big jump and that regazdless of whether the road is finished, Matnalahoa Highway in that azea is still a nazrow road without much space to widen. Director Yuen noted it would be difficult for the owner to make the road improvements noted in the Ordinance and that the 10-foot future road reserve is still not enough to build alert-turn lane. PC REPORT NO. 101