COM 0754.000 2008-2010 - Laserfiche WebLink

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The l lonorablc J Yoshimoto, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards 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 also be considered as they may have an impact on similar areas in the County. The change of zone request from an A -la to a CN-20 zoned district conforms to applicable goals, policies and standards 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 to a CN -20 district conforms to the LILIPAG Map, which designates the property and the surrounding area as Medium Density Urban. Such designation allows neighborhood commercial uses, including office and retail uses. Several of the surrounding properties to the north, east and west are mainly vacant and were formerly used for the cultivation of sugarcane. Since the closure of sugar plantations in the 1970's and 1980's these properties have remained in agricultural zoning but have not been used for agricultural purposes Some of the nearby properties to the north. between Ponahawai Street and the subject property, have been rezoned within the past three years from A -1 a to RM -4, RM -5.5 and CN-20. Additionally, the adjacent landowners ('I'MK 2- 3- 3 Gilhc and Jane Silva) to the west have recently submitted an application for a change of zone from A -1 a to CN -20. The subject property is identified by the Agricultural Lands of Importance to the State of 1lawaii (ALISH) System as Existing Urban Development. Soils within the property and surrounding area are unclassi lied for agricultural productivity by the Land Study Bureau. Thus, the applicant's request is consistent with surrounding land uses and zoning. • The General Plan identities the viewpoint on the hilltop overlooking Ililo Bay in the nay of the subject property as a site of natural beauty. However, it is unlikely that views of Hilo Bay from Komohana Street will be obstructed by development of the property because the land sits at a lower elevation. Additionally, the Zoning ('ode limits the maximum building height to the CN-zoned district to 40 feet. Even so, a condition of approval will require that any structures on the property be designed and constructed in a way to minimize the obstruction of the scenic views of Ililo Bay from Komohana Street. With implementation of the recommended conditions of approval, the Planning Department believes the request for commercial zoning will conform to the goals. policies and standards of the General Plan