2011-02-03 TPEARLSExhibitA - Laserfiche WebLink

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This is an aerial photo of the property. And we don’t have the whole lot shown because it extends quite far to the south. But you can see the property outlined in red. Again, Volcano Highway is on the northern edge of the property. The special permit area would actually be in this general area here. And you can see an existing Agricultural processing building in the middle here, as well as some green houses towards the back of the lot. The applicants are proposing to establish a commercial kitchen, bakery and café, as well as retail sales within the existing 2000-square foot Ag processing warehouse, and related improvements, on about 32,000 square feet of land in a portion of the approximately 50-acre parcel. The commercial kitchen would be used as a bakery and to prepare other goods such as sandwiches, desserts, nonalcoholic drinks, honey, jams, jellies, and lunch related snacks. These items will be sold at the site for customers to take outor eat at picnic tables on the lawn area near the building. And the baked goods will also be provided to J. Hara Store and Hirano Store for sale to their customers. Hours of operation for the commercial kitchen would be 4:30 a.m. to 5:00 p.m. Monday through Saturday, as well as occasional evening use to accommodate special orders and use of the kitchen by others. And the retail component of the request would operate between 7 a.m. to 4:00 p.m. Monday through Saturday. The applicant is proposing one to three employees. And, of course, parking will be provided on site. This is a site plan of the special permit area. Again, you can see the permit area is in the very front of the property near the Highway. And this is a more close-up view. You have the driveway off of the Volcano Highway, and the existing Ag processing building with the commercial kitchen area in the front portion here. And then there’s a lawn area over on this side, and over here is some lawn which is where the picnic tables would likely be, and then the parking area to the, on the west side of the lot. This is a floor plan of the building. The applicant already actually has a commercial kitchen in the structure. It’s about 800 square feet in size; and you can see that here. There are some coolers, refrigeration coolers, here and here. And then the kitchen facility is over here. And then the majority of the building is just used for storage. And this is a picture of the building. You can see the driveway off of the highway. It’s a graveled driveway. There’s a gate; and then the parking area would be over here, and the grassy lawn in front here. And this is a view of the inside of the building, the kitchen area. There’s, as I mentioned before, the coolers, the kitchen facility; and there’s a bar area that extends out here in the front. The Planning Director is recommending that the special permit request be denied; and there are two main reasons. One is that these proposed uses are similar to the definition of food manufacturing and bakery in the Zoning Code; and these types of uses are normally allowed only in the Light Industrial and Commercial zoned districts. So kind of keeping that in mind that they’re Light Industrial and Commercial land uses. The General Plan designation for the property is Important Ag Land, and so these types of uses normally don’t belong on Important Agricultural Land. And, in fact, the General Plan specifically says that they want to see bakeries, which are serviced type Industrial uses, next to population centers and within community centers. And that kind of goes in line with the CDP, the Community Development Plan, for Puna, which also wants to see these types of Commercial and Light Industrial uses within the village and town centers, rather than scattered out, outside of the town centers. The Puna CDP also has a specific provision that says that they don’t want to see Industrial type uses having direct access on to a highway. And the main reason for that is, you know, you have your delivery trucks pulling in and out of the highway that’s usually a high-speed road; and they want 2 EXHIBIT A