2008-12-05 THWN RAINFOREST - Laserfiche WebLink

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If you take a look at the standards for roadways, Section 13.2.4 which is at page 13-6 says “Local streets–commercial/industrial: Local streets within commercial industrial areas shall have a minimum right-of-way of 60 feet.” So we’re not only talking about planning policy. But the other provisions of the General Plan talk about what you should have as a minimum right-of- way. Milo Street is 40 feet in width. It has 20-foot pavements. Now let’s take a look at this issue of whether or not there’s sufficient inventory of industrial zoned lands in the Keaau Regional Town Center area. As part of the other exhibits that we provided to you, if you just take a look at the tax map that we provided for the area that we’re talking about, and that’s designated, it’s a new tax map issued by the County and that’s Zone 1, Section 6, Plat 152, take a look at the entrance to the Keauhou Bypass Road. That is probably at least 80 feet. If you take a look at Ulupono Street, that is at least 60 feet. Now let’s move on to Milo Street. And you can see that the standards and the widths of that roadway are very, very insufficient, and not sufficient to what we’re talking about. This map is good for you also because it also has some relationship to the issue of access. Because what the applicant has basically provided you information on is that they do acknowledge that these railroad rights-of- way that cross Milo Street heading to their property actually cut off this access on Milo Street. And so that’s part of the issue that we’re presently in some negotiations with the applicant on but have not yet finalized. So there is indeed a real access issue. This tax map also shows you that there are already from an inventory standpoint parcels of .5 an acre, .7 acres, up to 1.2 acres just in this Ulupono Center alone. The other map that we provided to you is the one for Shipman Business Park. There is an existing Phase I-D; and Phase I-E has already received tentative subdivision approval from the County. Daryn Arai, who previous to his current acting director term, had been involved in helping to approve that particular subdivision. And as you can see on that map that we have Shipman is also being required to put in 60-foot wide right-of-ways and 36-foot wide pavements. So when we’re looking at the issue both of inventory as well as improvements and necessary infrastructure that has to go in, the question for you is is what is being proposed here today consistent with both the General Plan, the minimum roadway standards, and those kinds of uses, just, not even withstanding the access issue? Before the Planning Department withdrew its previous recommendation of approval, what it proposed as a condition was that there would be a prohibition on home improvement centers as being an allowed use. Now why would that be? The reason for that is because the Planning Department recognized that if you have the potential, well, let me just put it this way, the proposal here for you is to approve this request to have a water bottling plant and some leases of warehouse space. But what are you really being asked to approve? It’s 1-acre parcels with a host of variety of uses that include not only just leasing warehouse space but service stations, car sales locations, big traffic generators. And when the Planning Department originally recommended a prohibition on home improvement centers, that tells you that there’s a recognition that there are some uses that would create unreasonable traffic loads on these substandard roads. So that in and of itself is an acknowledgement that we have a potential problem here. And that problem is what really drives Shipman’s opposition to this particular application. And that’s essentially where we’re coming from on this particular application. Now let’s go to the access issue because the way I see this application being reviewed is you have kind of a three-step issue that you need to think about.One is does the applicant have access now, from a legal access standpoint? The second issue is from a broader planning perspective, whether you’re looking at the General Plan or the CDP. Is it appropriate to rezone EXHIBIT C 9