COM 0565.000 2006-2008 - Laserfiche WebLink

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Pete Hoffmann, Chairman and Members of the County Council Page 2 In order to consider an azea for any type of zoning designation, the applicable goals, policies and standazds of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The change of zone request from an A-la to a RM-1.5 zoned district conforms to applicable goals, policies and standazds of Land Use (Commercial) and Economic Elements of the General Plan. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested change of zone conforms to the LUPAG Map, which designates the property and its immediately surrounding area as Medium Density Urban. Such designation may allow neighborhood commercial uses, including office and retail uses. The request would also complement a South Hilo course of action of the General Plan which states, "appropriately zoned lands shall be allocated as the need for multiple residential development increases....." The project site is located within close proximity to other commercial areas, employment centers and public safety services. The property is a vacant, rectangulaz parcel on the south side of Ponahawai Street, near the Komohana Street - Ponahawai Street intersection. The property was formerly planted in sugar cane but is presently overgrown with weeds and other introduced plant species. The pazcel is encumbered with two drainage easements, one ("D-7") along the northeastern and the other ("D-6") along the southern portion of the property. The site plan submitted by the applicant shows a structure identified as "Phase III" located in a drainage easement. As no structures are allowed to be constructed in a drainage easement, or per proposed Condition D, within the flood zone, project plans will need to be revised. Nearby lands are in a mix of commercial and agricultural uses. The adjacent property makai of the site has been graded. The adjacent mauka property is vacant. The Ka Waena Lapaau medical office complex at the northern corner of the Ponahawai Street - Komohana Street intersection is located in close proximity to the property. The Matsuno Enterprises property, which was rezoned from A-1 a to CN-20, is located east of the property. The Church of Jesus Christ of Latter Day Saints, allowed by Use Permit No. 199 in April, 2004, is located on the north side of Ponahawai Street. There is an orchid nursery in close proximity to the property. Homelani Cemetery is located along the north side of Ponahawai Street, makai of the project site.