REP PC 117 10/18/2006 2004-2006 - Laserfiche WebLink

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Communication 1048 Bill No. 335 Page 2 of 3 • The Change of Zone request will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. • The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is representative of goals and policies that guide the coordinated growth and development of the County and establishes the basic urban and non-urban form for areas with the County. The project area is designated Industrial on the LUPAG map for this area and includes uses such as manufacturing and processing, wholesaling, lazge storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map. • The State Land Use designation of the property is Urban. In 1975 the Hilo Community Development Plan (CDP) suggests retaining residential uses in this azea, however, this area is transitioning to commercial and light industrial uses and the proposed change of zone would compliment existing industrial and commercial land uses that already exist in the area and will provide for orderly development of the area. • The project site is located within Zone X, azeas determined to be outside the 500-year flood plain and has no severe geological or topographical problems that cannot be rectified or that which would render the land unusable. • The Departrnent of Land and Natural Resources Historic Preservation Division notes in its August 9, 2005 letter that residential development/urbanization aswell as previous grubbing and grading has altered the land and therefore believes that no historic properties will be affected. As the property is improved with a dwelling, no professional surveys were conducted of the site. • The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject property is not located within the Special Management Area and not impacted by coastal hazard or beach erosion. No valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary native Hawaiian rights being practiced on the site. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, aze fifteen (15) conditions contained in Bill No. 335 that outline specific requirements for the proposed project. Condition F states that applicant is to provide full improvements to the entire frontage of Lanikaula Street consisting of pavement widening, gutter and sidewalk, drainage improvements and any required utility relocation. At the October 18, 2006 Committee on Planning meeting, no one appeared to present public testimony. Your Committee concurs with the Planning Commission and Planning Director's favorable recommendation for approval of the Change of Zone Request. PC REPORT NO. 117