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<br /> <br /> <br /> <br /> <br /> <br /> Setbacks will be 20 feet from both streets. The Applicants fully intend to comply <br /> with all land use and development codes such as Plan Approval, parking <br /> requirements, landscaping provisions, fire and ADA requirements. <br /> <br /> IV. TIMETABLE AND COST <br /> The Applicants intend to secure the required construction permits and begin the <br /> "appropriate infrastructure improvements upon securing all development permits. <br /> Construction is proposed to commence after obtaining all necessary approvals, <br /> with proposed occupancy by 2010. <br /> <br /> The estimated cost of the basic infrastructure and on-site improvements will be in <br /> excess of $1,000,000. This cost would include site preparation, wastewater and <br /> other related infrastructure improvements. <br /> <br /> V. INSTITUTIONAL CONSIDERATIONS <br /> <br /> A. State Land Use <br /> <br /> The State Land Use designation for the properties is Urban. As such, a <br /> land use boundary amendment for the requested MCX-20 zoning is not <br /> needed. <br /> <br /> B. County General Plan <br /> <br /> The County General Plan Land Use Pattern Allocation Guide Map <br /> (LUPAG) designation is Industrial. The Industrial designation is bounded <br /> by Laukapu Street to the west, Piilani Street to the north, past Kanoelehua <br /> Avenue to the east, and south of Kekuanaoa Street along Kanoelehua <br /> Avenue. The proposed MCX-20 zoning is consistent with the LUPAG <br /> designation of Industrial. (Figure 4) <br /> C. Hilo Community Development Plan <br /> <br /> The Hilo CDP was adopted by the Planning Commission in 1975 over 25 <br /> years ago and intended to further define the General Plan and provide <br /> short and middle range implementation strategies of the General Plan. <br /> Since the adoption of the Hilo CDP, there have been significant land <br /> developments in the City of Hilo, including the shopping complexes in and <br /> around the Puainako/Kanoelehua. Intersection, expanded commercial <br /> uses near the University complexes and commercial/industrial uses along <br /> the southern portion of the Waiakea Houselots area. These developments <br /> render many of the land use concepts expressed in the CDP somewhat <br /> obsolete. <br /> <br /> Although the document was reviewed by the County Council, the CDP <br /> was never adopted by ordinance. The CDP's Land Use Concept Map <br /> identified this area as RS-10, which is inconsistent with the County <br /> <br /> -2- <br />