2003-03-07 THOKUKANO1 - Laserfiche WebLink

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complex on the subject property which will be in support of eco-tourism activities the Applicant wishes to establish on the larger Hkkano Ranch properties. Specific improvements include the renovation of the existing ranch house into a visitor center, I think it was a 1,300 square foot expansion to that ranch house, indicated here in pink; a proposed greenhouse, also indicated here in pink, right next to the visitor center; as well as supplemental uses of other structures on the property, including a work shed, some other storage sheds on the property, as well. The Applicant is considering either the renovation of, the demolition of the, I think that was a horse tack shed, yes, that's located up here on the mauka side of the property. Access to the project site will be provided off of the Mmalahoa Highway in this location here, as well as off of Konawaena School Road in approximately the location I'm pointing at. Maybe I need to mention, too, why the Applicant has submitted this request today. The project site currently maintains an Urban District classification by the State Land Use Commission. The Applicant's purpose, again, is to establish a visitor center. However, with the current Residential zoning, a visitor center is not per provisions do not allow the establishment of a visitor center, and they can't apply for a special permit because it's State Land Use Urban. So they're so option is to change the project site to Commercial. So keep in mind, this is a Commercial change of zone request. It is not for a specific use like how one would consider a special permit or a use permit. The Planning Director is recommending favorable consideration of this request subject to conditions. We do have concerns regarding, we are in support of the visitor center concept as well as the proposed change of zone. But we do have additional concerns regarding further uses of the property as may be permitted should the change of zone to Commercial be established. For example, Commercial zoning may allow for multiple family residential developments, stores, gas stations, and other type of uses in which those impacts have not been fully, been comprehensively addresse recommending that as part of this favorable recommendation there are conditions that would attempt to alleviate those concerns. Looking at your Recommendation report, at the conditions of approval attached thereto, we have a proposed Condition E, as in Edward, which states that should development of the project site not constitute a visitor center that is substantially similar to representations made within the change of zone application, a revised traffic impact analysis report for the proposed development shall be prepared a and approval by the Department of Public Works. And that report here, would consider highest and best use of the property as determined by the Planning Director. Again, that is to ensure that if they change their mind and do something else with the property, as permitted by the Commercial zoning, we have the ability to reassess those traffic impacts. 3