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Home My WebLink AboutCOM 0451.004 2010-2012 •JMtY OF/�,�•.. DONALD IKEDA <P +., Phone No.: (808)961-8261 Council Member „��iJg' Fax No.: (808)961-8912 District 2 South Hilo � E-mail: dikeda @co.hawaii.hi.us •sue HAWAII COUNTY COUNCIL County of Hawai`i Hawaii County Building 25 Aupuni Street Hilo, Hawaii 96720 ., C7 Date: March 7, 2012 = To: Dominic Yagong, Chair and Council Members °? Hawai`i County Council FromDonald Ikeda, Council Member t Re: Bill 138 Rezoning Application I have received the attached information from the applicant, Marc Butz, regarding his application for rezoning. Please refer this for the upcoming Planning Committee meeting to be held on Thursday, March 8, 2012. Thank you for your assistance in this matter. DI:awm Att. Comm. I°.• L Ref. To: p/PG Ref. Dote MAR 0 8 2012 Hawai`i County Is An Equal Opportunity Provider And Employer Rezone Application 11-141 / Bill 138 Dear Council Member, I appreciate the opportunity to further discuss our rezone application and the particular details that relate to it. Specifically I wanted to explain the topographic intricacies of our property, why we have chosen to rezone our lot of 4.747 acres to FA-1 a as opposed to FA-2a, and why we are asking for the waiver of Condition M known as the Fair Share Contribution. Our property is essentially divided into three sections as a result of various topographic circumstances. This is more easily illustrated by looking at the map provided (See Map 2). I have drawn and labeled the three sections of our property as Portions A, B, and C. Portion A parallels Akala Road and is the area in which our current home is located. This portion is nearly completely covered with lava, has no agricultural value, and presents difficulties for further construction because of both the lava itself, the narrowness of Portion A, a ditch that separates portions A and B, and a future road widening of Akala Road by an additional 15 feet. Portion A is covered by ferns which are able to survive in the limited soil located in the cracks and crevices of the lava. Portion B, located between portions A and C is nearly completely filled with deep soil. It would be our intention to build a new home on this portion. Currently Portion B is regularly mowed and is being used to support a small garden in which tomatoes, taro, eggplant, carrots, corn, pineapple, and many more fruits and vegetables are being grown. Portion B in decades past has long supported various types of agriculture and it would be our hope to continue the tradition by expanding our current farming activity once a home was built. Portion C is comprised largely of lava, and tall trees with intermittent sections of moderate to shallow soil depth. Portion C lies between Portion B to the north and Kaumana Caves State Park to the south. Because of the randomness of the lava, traditional machine operated farming would be nearly impossible but the opportunity to do small site specific farming of fruit trees and the like does exist. Under the current way in which the Fair Share Contribution is being accessed we could have chosen to rezone to FA-2a and avoid this condition all together. The reason that we have chosen to rezone to FA- la is to maintain the integrity and viability of Portion B. As illustrated in the map provided(Map 2), and explained above, portion B is the only viable part of our property that has any agricultural value. We would very much like to keep Portion B intact for ourselves and future generations. That is precisely why we have drawn our proposed subdivision lines in the manner we have. By zoning to FA-la we are able to separate Portion A, which is covered in lava and with little to no soil, from Portions B and C. In doing so we also remove what is currently a topographic divide: i.e. a ditch. The ditch separating Portions A from B is around 10 feet deep and runs some 300 feet along the border between these two portions. Getting from Portion A to Portion B is made extremely difficult and requires traveling over 400 feet down Akala Road to gain access. By subdividing the property in the manner proposed there would no longer be a need to travel from Portions A and B as they would be two separate properties. In addition, both would more efficiently maximize the use of the available land by keeping the lava flow as one portion and the agricultural viable area as another portion. To provide an example of what the proposed subdivision line would look like for a FA-2a zoning I have included a doted dark blue line on the map. As can be seen, the choice to zone to FA-2a would essentially divide Portion B in half To do so would also make the agricultural viability of Portion B nearly useless. Instead of one lot with a 1.75 acre field with high quality deep soil, what would be left would be a fragmented Portion B in which neither lot would have even acre to work. In addition the current topographic divide of the ditch would be pronounced as ever as the users of the lot containing Portion A and half of B would again have to travel some 400 feet down Akala Road just to get access to their fragmented section of Portion B. This leads to Condition M and our reasoning as to why we feel it should be waived. Clearly rezoning our property to FA-la and subsequently dividing it along the proposed subdivision line makes the most sense from the perspective of functionality and maintaining the agricultural viability of the land. The question is then why should Condition M be waived. The answer to that question is best understood by comparing our rezone application to one which occurred across the street from us a few years ago (REZ- 000066 - See Maps 3 & 4 and the corresponding pictures). In that rezone application the lot size was of 4.852 acres. In that application one additional lot was created. In that application the increase in density was one additional home. In that application no Fair Share Contribution was accessed. In our application the lot size is 4.747 acres. In our application one additional lot is to be created. In our application the potential increase in density is one addition home. In our application though we are currently being accessed the Fair Share Contribution. Clearly both applications are similar in both in size, and potential usage. The only difference is the definitions used in the chosen rezone applications; FA-1 a in ours and FA-2a in our neighbors. In fact the potential increase in density, which is the very justification and reasoning for why the Fair Share Assessment exists, is no different between the two. Whether we chose to rezone to FA-la or FA-2a only one additional lot will be created. The following is also true. Condition D states "the terms of the zoning ordinance shall prohibit further subdivision of the subdivided lots". While the potential exists for increased lots the very conditions of the application restrict further subdivision. It would seem that these conditions treat our application like a FA-2a application by restricting the total lots created to two even though the potential for more exists, while at the same time assessing a Fair Share Assessment like a FA-la application. We have no desire to further subdivide but feel strongly that if the right to do so is denied, and we are for all intents and purpose being treated like a FA-2a application, then we should be free from the Fair Share Contribution like a FA-2a application. We are also asking that Condition F be revised to state"The applicants shall provide a 15 foot wide future road widening setback along the entire property frontage along Akala Road". As mentioned in our initial letter to the Planning Committee, this language is more in line with past rezone applications where a future road widening existed. In addition there is a real possibility that this road widening may be removed in the coming years making the need for dedicating land unnecessary. During our first meeting with the Planning Committee the Planning Director expressed no objection to this change. In conclusion we appreciate your time and the opportunity to convey our perspective. We thank you and hope that we have your support in voting for the amendments to both remove Condition M and rewrite Condition F. Marc Butz 808-935-6865 7, AT.s _ . irlr ..L s" -s, 4 ..,„,. 0, :"—r „LID , c, , . . :,...eg. 1 �,. , '" \,! '‘,4e,,,.'4:$%\ 1:0 t �; - '\** 4(., • ■ .i \ ...' "1... i ' ."3 1 :(SSCV:L t, -_,.... 7v,i0L,s1.-< i�..... . r '''vi is . Y, n\t "ice a IS tirltiV II t 1 1r 1x` ►� ► �i r 11.". "silligit MP" 4,`1 6 tr z Ita giS L,. - Ti , vim i u }y .. '0'; P „...0.1001 ,,,_ , Ilk- % _ fi i .t .' .aiimiskaim Property Boundary Map 2 Proposed Subdivision "'"'er""'""" FA-la Line Example: FA-2a Line Topographic Senaration Line A B C Portion A: Near completely covered with lava. Portion B: Nearly completely covered with deep soil. Portion C: Mixture of shallow soil and lava. „.. 4 ...'40 . • • I • • , • 01 ' .4Ii• 1 ' I '1','.:.s t k•.L. :'.. ''•. •■ ' 2 4.•./;'1 . ,..... . • • ... -•• , . . . 4. . .P4.7.7• , 0 ■ • . • '' n ' • n 0. •• . I ... 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