COM 0278.000 2012-2014 - Laserfiche WebLink

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The Honorable J Yoshimoto, Chairman and Members of the County Council Page 2 considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans." The project area conforms to this standard as it is situated adjacent to existing Urban-designated lands to the north. The applicant's request to designate one acre into the Urban District reflects the infilling of Agricultural-lands within this section of Hilo currently surrounded by Urban-designated lands. More specifically, the request is simply to eliminate a split- zoned condition that exists within the property that is complicating efforts to manage the applicant's estate. The applicant requests a concurrent Change of Zone from Agricultural (A-1a)to Single-Family Residential 15,000 square feet(RS-15). The Urban District request would be consistent with the goals and polices of the Land Use element of the General Plan. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed Urban District request conforms to the General Plan Land Use Pattern Allocation Guide(LUPAG) Map, which designates this area as Low Density Urban. Thus, the area under consideration is consistent with the urban form already established for this section of Hilo as depicted on the LUPAG Map. The project site is located in an urban-like setting adequately served by transportation, utilities, commercial establishments and other amenities. The reclassification and proposed rezoning will allow the property to be subdivided to correspond to the existing RS-15 designated portion of the site. The urban classification also conforms to the standard that the development is within reasonable proximity to centers of trading and employment and basic services such as schools, police and fire protection, transportation systems and water. The project site is located within the City of Hilo, close to existing commercial uses, and thus conforms to the Land Use Commission Rules that encourages urban development in close proximity to existing developments, services and facilities. The primary project access will be from the Ainako Avenue, a County road with an approximate right-of-way width of 70 feet. The Department of Public Works (DPW) recommends that access be limited to a single location from Ainako Avenue. The applicant notes that there is a possibility that access from the future road easement adjacent and to the west could also be utilized. The DPW provided no comments on the alternative.