HomeMy WebLinkAboutCOM 0526.028 2010-2012 September 06,2012
County of Hawaii
Planning Committee
HAWAII COUNTY COUNCIL
25 Aupuni Street,
Hilo,Hawaii 96720
Aloha:
RE: OPPOSITION TO BILL 168
Souza/Mulliken Rezone RS-10 to CV-10
Zoning Change TMK (3)1-08-002:064
Parcel Located 18-1354 Nichols Road,Mt.View,HI 96771
We are neighbors living across the street from the subject property since the mid 1980's
and our position is to oppose the proposed zoning change for the reasons described
below.
In my profession experience (Licensed Architect since 1982) doing highest and best use
studies for clients seeking to purchase or develop properties to evaluate the property's
potential;I would have recommended not to purchase or develop the subject property
unless using the property only for a residence. I believe this property would have no
realistic chance of rezoning (upzoning) when and until the Mt.View Community has set
the guidelines for a Neighborhood Development Plan;and only if the property was
accessed from the Old Volcano Road. Highway 11 access to the property even thru the
private Nichols Road is contrary to sound planning practices.
Perhaps in a decade or so,Mt.View Neighborhood Community may have the
population and demand for Neighborhood Zoned parcels (CN-zoned). That is the
appropriate time to consider mass zoning (CN-zoned) for the good of the
neighborhood;but it is not appropriate right now to spot zone to a (CV-zone).
Upzoning from a Residential Zoned property should only be considered if the
potential zoning and permitted uses are compatible within a predominantly
residential neighborhood. By changing a property's zoning classifications,the greatest
negative use permitted by that zoning change becomes the future of the property and
the measure for governing Public Officials to determine if the upzoning is
appropriate for the communities'best interest.
The County Code has the RCX Residential-Commercial Mixed Use District zoning a
transitional residential to commercial zoning district of RCX (§25-5-42). The Code also
has the CN Commercial Neighborhood District zoning to further bridge the gap
(potential upzoning)between residential uses and limited commercial uses.
Since the Public Officials (in their entirety)have not fully embraced the Basic Planning
Principle To Judge The Merits Of An Upzoning by the property's potential impacts on
Comm. No. 2Jo. 23
Ref.To:
Ref. Date,SEP 0 6
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
September 06,2012
Page 2 of 3
the neighborhood,including the greatest negative permitted use,I must also address
the applicant's proposal and upzoning consequences.
1. The Applicant's proposed use of an automobile repair shop is not a permitted use in
the RCX Residential-Commercial Mixed Use District;however a service station(and
incidental repairs) is permitted. Applicant's previous testimony did not mention a
service station as a proposed business.
2. In the CN Commercial Neighborhood District one of the acceptable uses is MINOR
REPAIRS,which allows automobile repair and auto painting.Based on my
understanding of the Applicant's previous testimony,their operation would be a
small family business automobile repair shop. A rezoning request to CN
Commercial Neighborhood District does essentially meet the condition to
accommodate a small family-business limited automobile repair shop.
3. The Applicant's request for a CV-10 Commercial Village District includes the
permitted use of MINOR REPAIRS (automobile repairs) and has a permitted use
clause that includes REPAIR ESTABLISHMENT-MAJOR WHEN NO MORE
THAN FIVE EMPLOYEES. Major repairs allow: Industrial Machinery,Heavy
Equipment Repairs,and Body and Fender shops including straightening frames.
Based on my understanding the Applicant's previous testimony part of their
projected business (outsource contract) is to repair National Park vehicles including
fire trucks and other diesel (heavy equipment). These large diesel vehicles are only
permitted under the MAJOR REPAIR clause with five or less employees. The
Applicant previously mentioned using other possible employees.
If I were to reevaluate the highest and best use studies for this CV-10 upzoning
application,I would point out the MAJOR REPAIR clause as a"Solution for the
Applicant's Potential Business". Thus one of the Greatest Negative Potential Uses
for a spot zoned property in a predominately residential area is a reality.
4. One other item to factor into the upzoning request is the Applicant's control
(ownership) of the private Nichols Road. Some members of this Council have
suggested the applicant consider providing right in and right out to Nichols Road
from Highway. The consequence will be that all left-hand turning traffic must enter
North Pszyk Road then transverse Nichols Road to get to the Applicant's property;a
condition affecting the homeowners especially if a MAJOR REPAIR operation is
permitted. Imagine tractor-trailers hauling heavy equipment thru Nichols Road.
With Ownership of Nichols Road,the Applicant or any future Owner of the road
and building site properties can legally request the County approve dedicated
parking in the Nichols Road to be associated with the upzoned commercial property.
MORE PARKING ASSOCIATED WITH A PROPERTY INCREASES THE
DEVELOPMENT POTENTIAL. This potential parking area will also make it easier
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
September 06,2012
Page 3 of 3
for the Applicant to store their overflow of vehicles,trucks, and heavy equipment
while waiting for parts for repair;another Greatest Negative Potential Uses for a
spot zoned property in a predominately residential area.
5. The applicant's choice to purchase this lot and to build a residence meets the intent
of the current residential zoning and its use is appropriate for the neighborhood.
Spot upzoning to CV10 is inappropriate and potentially damaging to Mt.View
Neighborhood.
We are not opposed to the Owner's right to make a living including operating a
permitted home business on a residential zoned property. What we are concerned about
are the effects of spot rezoning without considering the neighboring properties and
future negative development potentials of a CV10 zoned property.
In the future,the current zoned residential property including the adjacent properties
down past the Mt.View Post Office may be appropriate for a RCX-10 or CN-10 zoning;
but not at this time.
Thank You,
J. Blaise and Pamela P. Caldeira
P.O. Box 5203,
Hilo,Hawaii,96720
Ph:808 968-8143
Email: caldeira @hawaii.rr.com
Residence Address:
18-1361 Old Volcano Road,Highway 11
Mt.View,Hawaii,96771
Incl: Potential Rezoning-Upzoning Impacts Drawings. (4 pages)
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September 06,2012
County of Hawaii
Planning Committee
HAWAII COUNTY COUNCIL
25 Aupuni Street,
Hilo,Hawaii 96720
Aloha:
RE: OPPOSITION TO BILL 168
Souza/Mulliken Rezone RS-10 to CV-10
Zoning Change TMK (3) 1-08-002:064
Parcel Located 18-1354 Nichols Road,Mt.View,HI 96771
We are neighbors living across the street from the subject property since the mid 1980's
and our position is to oppose the proposed zoning change for the reasons described
below.
In my profession experience (Licensed Architect since 1982) doing highest and best use
studies for clients seeking to purchase or develop properties to evaluate the property's
potential;I would have recommended not to purchase or develop the subject property
unless using the property only for a residence. I believe this property would have no
realistic chance of rezoning (upzoning) when and until the Mt.View Community has set
the guidelines for a Neighborhood Development Plan;and only if the property was
accessed from the Old Volcano Road. Highway 11 access to the property even thru the
private Nichols Road is contrary to sound planning practices.
Perhaps in a decade or so,Mt.View Neighborhood Community may have the
population and demand for Neighborhood Zoned parcels (CN-zoned). That is the
appropriate time to consider mass zoning(CN-zoned)for the good of the
neighborhood;but it is not appropriate right now to spot zone to a (CV-zone).
Upzoning from a Residential Zoned property should only be considered if the
potential zoning and permitted uses are compatible within a predominantly
residential neighborhood. By changing a property's zoning classifications,the greatest
negative use permitted by that zoning change becomes the future of the property and
the measure for governing Public Officials to determine if the upzoning is
appropriate for the communities'best interest.
The County Code has the RCX Residential-Commercial Mixed Use District zoning a
transitional residential to commercial zoning district of RCX (§ 25-5-42).The Code also
has the CN Commercial Neighborhood District zoning to further bridge the gap
(potential upzoning) between residential uses and limited commercial uses.
Since the Public Officials (in their entirety)have not fully embraced the Basic Planning
Principle To Judge The Merits Of An Upzoning by the property's potential impacts on
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
September 06,2012
Page 2 of 3
the neighborhood,including the greatest negative permitted use, I must also address
the applicant's proposal and upzoning consequences.
1. The Applicant's proposed use of an automobile repair shop is not a permitted use in
the RCX Residential-Commercial Mixed Use District;however a service station(and
incidental repairs)is permitted. Applicant's previous testimony did not mention a
service station as a proposed business.
2. In the CN Commercial Neighborhood District one of the acceptable uses is MINOR
REPAIRS,which allows automobile repair and auto painting. Based on my
understanding of the Applicant's previous testimony,their operation would be a
small family business automobile repair shop. A rezoning request to CN
Commercial Neighborhood District does essentially meet the condition to
accommodate a small family-business limited automobile repair shop.
3. The Applicant's request for a CV-10 Commercial Village District includes the
permitted use of MINOR REPAIRS (automobile repairs) and has a permitted use
clause that includes REPAIR ESTABLISHMENT-MAJOR WHEN NO MORE
THAN FIVE EMPLOYEES. Major repairs allow: Industrial Machinery,Heavy
Equipment Repairs,and Body and Fender shops including straightening frames.
Based on my understanding the Applicant's previous testimony part of their
projected business (outsource contract)is to repair National Park vehicles including
fire trucks and other diesel(heavy equipment). These large diesel vehicles are only
permitted under the MAJOR REPAIR clause with five or less employees. The
Applicant previously mentioned using other possible employees.
If I were to reevaluate the highest and best use studies for this CV-10 upzoning
application,I would point out the MAJOR REPAIR clause as a"Solution for the
Applicant's Potential Business". Thus one of the Greatest Negative Potential Uses
for a spot zoned property in a predominately residential area is a reality.
4. One other item to factor into the upzoning request is the Applicant's control
(ownership) of the private Nichols Road. Some members of this Council have
suggested the applicant consider providing right in and right out to Nichols Road
from Highway.The consequence will be that all left-hand turning traffic must enter
North Pszyk Road then transverse Nichols Road to get to the Applicant's property;a
condition affecting the homeowners especially if a MAJOR REPAIR operation is
permitted. Imagine tractor-trailers hauling heavy equipment thru Nichols Road.
With Ownership of Nichols Road,the Applicant or any future Owner of the road
and building site properties can legally request the County approve dedicated
parking in the Nichols Road to be associated with the upzoned commercial property.
MORE PARKING ASSOCIATED WITH A PROPERTY INCREASES THE
DEVELOPMENT POTENTIAL. This potential parking area will also make it easier
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3) 1-08-002:064
September 06,2012
Page 3 of 3
for the Applicant to store their overflow of vehicles, trucks,and heavy equipment
while waiting for parts for repair;another Greatest Negative Potential Uses for a
spot zoned property in a predominately residential area.
5. The applicant's choice to purchase this lot and to build a residence meets the intent
of the current residential zoning and its use is appropriate for the neighborhood.
Spot upzoning to CV10 is inappropriate and potentially damaging to Mt. View
Neighborhood.
We are not opposed to the Owner's right to make a living including operating a
permitted home business on a residential zoned property. What we are concerned about
are the effects of spot rezoning without considering the neighboring properties and
future negative development potentials of a CV10 zoned property.
In the future,the current zoned residential property including the adjacent properties
down past the Mt.View Post Office may be appropriate for a RCX-10 or CN-10 zoning;
but not at this time.
Thank You,
J.Blaise and Pamela P. Caldeira
P.O. Box 5203,
Hilo,Hawaii,96720
Ph: 808 968-8143
Email:caldeira @hawaii.rr.com
Residence Address:
18-1361 Old Volcano Road,Highway 11
Mt. View,Hawaii,96771
Incl: Potential Rezoning-Upzoning Impacts Drawings. (4 pages)
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September 06,2012
County of Hawaii
Planning Committee
HAWAII COUNTY COUNCIL
25 Aupuni Street,
Hilo,Hawaii 96720
Aloha:
RE: OPPOSITION TO BILL 168
Souza/Mulliken Rezone RS-10 to CV-10
Zoning Change TMK(3)1-08-002:064
Parcel Located 18-1354 Nichols Road,Mt.View,HI 96771
We are neighbors living across the street from the subject property since the mid 1980's
and our position is to oppose the proposed zoning change for the reasons described
below.
In my profession experience (Licensed Architect since 1982) doing highest and best use
studies for clients seeking to purchase or develop properties to evaluate the property's
potential;I would have recommended not to purchase or develop the subject property
unless using the property only for a residence. I believe this property would have no
realistic chance of rezoning(upzoning)when and until the Mt.View Community has set
the guidelines for a Neighborhood Development Plan;and only if the property was
accessed from the Old Volcano Road. Highway 11 access to the property even thru the
private Nichols Road is contrary to sound planning practices.
Perhaps in a decade or so,Mt.View Neighborhood Community may have the
population and demand for Neighborhood Zoned parcels (CN-zoned). That is the
appropriate time to consider mass zoning (CN-zoned)for the good of the
neighborhood;but it is not appropriate right now to spot zone to a (CV-zone).
Upzoning from a Residential Zoned property should only be considered if the
potential zoning and permitted uses are compatible within a predominantly
residential neighborhood. By changing a property's zoning classifications,the greatest
negative use permitted by that zoning change becomes the future of the property and
the measure for governing Public Officials to determine if the upzoning is
appropriate for the communities'best interest.
The County Code has the RCX Residential-Commercial Mixed Use District zoning a
transitional residential to commercial zoning district of RCX (§25-5-42).The Code also
has the CN Commercial Neighborhood District zoning to further bridge the gap
(potential upzoning) between residential uses and limited commercial uses.
Since the Public Officials (in their entirety) have not fully embraced the Basic Planning
Principle To Judge The Merits Of An Upzoning by the property's potential impacts on
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
September 06,2012
Page 2 of 3
the neighborhood,including the greatest negative permitted use,I must also address
the applicant's proposal and upzoning consequences.
1. The Applicant's proposed use of an automobile repair shop is not a permitted use in
the RCX Residential-Commercial Mixed Use District;however a service station (and
incidental repairs)is permitted. Applicant's previous testimony did not mention a
service station as a proposed business.
2. In the CN Commercial Neighborhood District one of the acceptable uses is MINOR
REPAIRS,which allows automobile repair and auto painting.Based on my
understanding of the Applicant's previous testimony,their operation would be a
small family business automobile repair shop. A rezoning request to CN
Commercial Neighborhood District does essentially meet the condition to
accommodate a small family-business limited automobile repair shop.
3. The Applicant's request for a CV-10 Commercial Village District includes the
permitted use of MINOR REPAIRS(automobile repairs) and has a permitted use
clause that includes REPAIR ESTABLISHMENT-MAJOR WHEN NO MORE
THAN FIVE EMPLOYEES. Major repairs allow: Industrial Machinery, Heavy
Equipment Repairs,and Body and Fender shops including straightening frames.
Based on my understanding the Applicant's previous testimony part of their
projected business (outsource contract) is to repair National Park vehicles including
fire trucks and other diesel(heavy equipment). These large diesel vehicles are only
permitted under the MAJOR REPAIR clause with five or less employees. The
Applicant previously mentioned using other possible employees.
If I were to reevaluate the highest and best use studies for this CV-10 upzoning
application,I would point out the MAJOR REPAIR clause as a"Solution for the
Applicant's Potential Business". Thus one of the Greatest Negative Potential Uses
for a spot zoned property in a predominately residential area is a reality.
4. One other item to factor into the upzoning request is the Applicant's control
(ownership) of the private Nichols Road. Some members of this Council have
suggested the applicant consider providing right in and right out to Nichols Road
from Highway.The consequence will be that all left-hand turning traffic must enter
North Pszyk Road then transverse Nichols Road to get to the Applicant's property;a
condition affecting the homeowners especially if a MAJOR REPAIR operation is
permitted. Imagine tractor-trailers hauling heavy equipment thru Nichols Road.
With Ownership of Nichols Road,the Applicant or any future Owner of the road
and building site properties can legally request the County approve dedicated
parking in the Nichols Road to be associated with the upzoned commercial property.
MORE PARKING ASSOCIATED WITH A PROPERTY INCREASES THE
DEVELOPMENT POTENTIAL. This potential parking area will also make it easier
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
September 06,2012
Page 3 of 3
for the Applicant to store their overflow of vehicles, trucks, and heavy equipment
while waiting for parts for repair;another Greatest Negative Potential Uses for a
spot zoned property in a predominately residential area.
5. The applicant's choice to purchase this lot and to build a residence meets the intent
of the current residential zoning and its use is appropriate for the neighborhood.
Spot upzoning to CV10 is inappropriate and potentially damaging to Mt.View
Neighborhood.
We are not opposed to the Owner's right to make a living including operating a
permitted home business on a residential zoned property. What we are concerned about
are the effects of spot rezoning without considering the neighboring properties and
future negative development potentials of a CV10 zoned property.
In the future,the current zoned residential property including the adjacent properties
down past the Mt.View Post Office may be appropriate for a RCX-10 or CN-10 zoning;
but not at this time.
Thank You,
J.Blaise and Pamela P. Caldeira
P.O. Box 5203,
Hilo,Hawaii,96720
Ph: 808 968-8143
Email:caldeira @hawaii.rr.com
Residence Address:
18-1361 Old Volcano Road,Highway 11
Mt.View,Hawaii,96771
Incl: Potential Rezoning-Upzoning Impacts Drawings. (4 pages)
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