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Home My WebLink AboutCOM 0676.001 1992-1994 111 4 •�L� �i� Stephen K.Yamashiro •- ••nno j Yaft; % Mayor . •o r4rF•oF•Np Ic: (IiiuxtellUnt Jif 714gtuii PLANNING COMMISSION `~ _ 25 Aupuni Street,Room 109 • Hilo,Hawaii 96720-4252 " (808)961-8288 Fax(808)961-9615 November 8, 1993 Honorable Spencer K. Schutte, Chairman r, and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Chairman Schutte and Members: Change of Zone Application (REZ 93-6) Applicants: Shizue Kaya, Akira Makinodan, and Ellen Hamada Request: A-10a to A-3a Tax Map Key: 2-2-48 :8 Please disregard our letter of October 25, 1993, in which we stated our reasons for recommending favorable consideration of the above-referenced change of zone. The original ordinance, maps and copies of the background and application which accompanied our letter are correct, however, the reasons for recommending favorable consideration are as follows: 410 The Land Use Pattern Allocation Guide (LUPAG) map component of the General Plan is a representation of the document's goals, policies, standards, and course of action. It is also a graphic depiction of the physical relationships among the various land uses. The LUPAG map establishes the basic land use pattern for areas within the County. The requested zone change conforms to the General Plan's Land Use Pattern Allocation Guide (LUPAG) map which designates the property for Low Density Urban Development. Such a designation may allow for single family residential, ancillary community and public uses, and convenience type commercial uses provided the goals, policies and standards of the General Plan are met. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed as they apply / b "' Comm. No. File o, Vs!pp./4806.PW....... ILILL... • P y gam, OV. 9 199 X105 , lam..,'. .. 110 111 Honorable Spencer K. Schutte, Chairman and Members of the County Council November 8, 1993 Page 2 to the request. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The subject property is classified as "Other Important Agricultural Land" by the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map system and "E" or very poor according to the Land Study Bureau's Overall Master Productivity Rating system. There is an existing single family dwelling located on the western portion of the property. Also, the applicants plan to maintain existing macadamia nut trees on the property except in the area where the dwellings will be constructed. The minimum size 3-acre lots, as required by rezoning, would still allow for agricultural uses on a part-time or small scale basis. The applicant intends to develop the subject property into six 3+ and 4+ acre lots with access from Makalika and Awa Streets. Such a development would allow the owners to equally divide the proposed lots to facilitate their estate planning for family purposes and still be compatible with the surrounding zoning and land uses. Also, while the result would be the creation of large lots for residential purposes, the proposal would still be in keeping with the General Plan LUPAG map for Low Density Urban development. The rural nature of the area would be maintained and residential-agricultural uses would be permitted. Options for pursing individual agricultural 41111P interests would still be available for the applicants' families; and the sense of open space and a rural ambiance to the area would also be maintained. Based on the above, the requested zone change, for its intended purpose, would therefore complement the following goals of the Land Use and Agriculture Elements of the General Plan: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. 411 110 Honorable Spencer K. Schutte, Chairman and Members of the County Council November 8, 1993 Page 3 * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical an social environment. * Agricultural land shall be used as one form of open space or as green belt. * Rural-style residential-agricultural developments, such as new small-scale rural communities or extension of existing rural communities, shall be encouraged in appropriate locations. Public facilities and utilities are or will be made available to the subject property. Water is available for the project. The applicant has paid the required $750 water commitment deposit. Primary access to the proposed development will be from Makalika Street with one lot gaining access from Awa Street. The Department of Public Works stated that only one access driveway per lot shall be permitted, with Lot A obtaining access from Awa Street only. Also, the applicant should also provide a 10-ft. wide no access planting screen easement, except where driveways are located. These requirements shall be included as a condition of approval. The Department of Transportation recommended that the applicant participate in their pro rata share for future improvements at the intersection of Makalika Street and the State Highway. However, Toyama Gardens of Hawaii Corp. (Nani Mau Gardens) , as a condition of approval in Special Permit 247, is already required to provide highway intersection improvements (acceleration and deceleration lanes and street lighting) based on their proposals. As a result, this requirement is not being included as a condition of approval for this application. Sewage disposal will be individual treatment system. The subject property is situated approximately 200 feet to the property line of the County's Panaewa Well Field Site. The drinking water well, however, is located approximately 1, 000 feet from the corner of the subject property. The Department of Health has informed us that the minimum spacing between a potable water well and an individual treatment system be 1, 000 feet. Included as a condition of approval would be the requirement that the applicant install a wastewater system meeting with the requirements of the Department of Health and Department of Water Supply. All 00, • stv Honorable Spencer K. Schutte, Chairman and Members of the County Council November 8, 1993 Page 4 other essential utilities and services are or will be available to the property.. With the above requirements in place, among others, approval of this request would complement the Land Use Element of the General Plan which states that "Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Please accept our apologies for any inconvenience it may have caused. If you should have any questions regarding this matter, please feel free to contact Rodney Nakano or Susan Gagorik of the Planning Department at 961-8288. Sincerely, Donald L. Manalili, Chairman Planning Commission RKN:j dk LKaya-04.PC xc: Honorable Stephen K. Yamashiro, Mayor Planning Director Mr. Sidney Fuke ,r Mrs. Shizue Kaya Department of Public Works Department of Water Supply Department of Land & Natural Resources Department of Health Subdivision Section