REP PC 071 02/20/2008 2006-2008 - Laserfiche WebLink

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t.'ommmllcatlOn 1002 Bi11239 Page 2 of 3 5. Existing access to the property is from Kilauea Avenue, which has a 30-foot wide pavement within a 60-foot wide right-of--way. The City of Hilo Zone Map notes Kilauea Avenue is proposed to be increased to a 80-foot wide right-of--way. 6. County water is available to the property and the dwellings currently utilize an existing cesspool. All other essential utilities are available to the property. Fire services are available from the Hilo Central Fire Station on Kinoole Street or the 24-hour substation at Waiakea. The Hilo Medical Center is located approximately 4 miles from the property. The Planning Commission voted to send a favorable recommendation of the proposed change of zone, contrary to the Planning Director's unfavorable recommendation. After cazeful consideration, the Commission's position was that the General Plan itself states that the LUPAG map is not intended to draw hard, lot-specific lines. Therefore, although the subject property is within the Low Density Urban area, it is located directly across the street on the margin to the Medium Density Urban designated area. The Commission felt that these are the kinds of lots that should be eligible for legislative zoning discretion. The Planning Director however, recommended unfavorably on this request primarily because the proposed change of zone does not conform to the General Plan LUPAG Map and is not consistent with the Land Use -Commercial Development goals and policies that encourage concentration of commercial uses within and surrounding a central core area. The Director notes the proposed request failed to address fundamental problems associated with development of commercial property in this particular area. The Planning Director also noted the project would be better located within the established commercial area of the Puainako Town Center, located within close proximity to the property, rather than spreading into residential neighborhoods not planned for such commercial uses. The Planning Director also notes the following: The application incorrectly states that the General Plan LUPAG designation for the property is Medium Density Urban. Boundaries of the LUPAG map were not meant to be exact and are broad-brush boundaries, however exceptions to that concept are when boundary lines run along identifiable streets or when properties were originally placed on the LUPAG map by specific metes-and-bounds interim amendments. • The Director noted that an alternative to the zone change would be if the beauty salon operator lived in the home, the business could operate under a "home occupation" that allows for a maximum of one employee, in addition to the occupants of the home. At the February 20, 2008 meeting, applicants were present and gave a brief description of their proposal. Council Member J Yoshimoto noted the differing opinions of the Planning Commission's favorable and the Planning Director's unfavorable recommendations. Council Member Yoshimoto also noted that within the area of the proposed project there are in fact PC Report No. 71