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HomeMy WebLinkAboutCOM 0907.000 1998-2000Stephen K. Yamashiro Mayor August 22, 2000 AT V_=UfV of ('�Hhtfuall 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax(808)326-5663 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Ordinance No. 97 79 (REZ 858) Applicant: Kamehameha Investment Corporation (formerly Kamehameha School/Bishop Estate) Request: Extension of Time to Condition B (Submit SMA Use Permit Application) Tax Map Key: 7-8-10:94 (formerly 7-8-10:portion of 2) Change of Zone Application (REZ 00-006) Applicant: James C. Clay V Request: RM -1 to CV -10 Tax Map Key: 7-5-18:15 State Land Use Boundary Amendment Application (SLU 00-004) Request: Agricultural to Urban Change of Zone Application (REZ 00-005) Request: A -5a and A -la to RS -10 Applicant: Central Kona Land, LLC Tax Man Key: 8-1-3:Portions of 34 & 50 William G. Davis Managing Director Henry Cho Deputy Managing Director As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above -referenced requests. Sincerely, phen K. Y shiro ayor Com L080400MAY File Enclosures cc: Planning Department Ref, Si 11 311 Ref. Stephen K Yamaehim Mayor AUG 2 2 200P fauunfg of �Ufvaff PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii %7204252 (808) %1-8288 • Fax (808) %1-%15 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 00-006) Applicant: James C. Clay Request: RM -1 to CV -10 Tax Map Key: 7-5-18:15 The Planning Commission, after a duly held public hearing on August 4, 2000, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 3,789 square feet of land from the Multiple Family Residential (RM -1) to Village Commercial (CV -10) zoned district. The property is located on the mauka side of Alii Drive adjacent to Tom Bombadil's Bar and Restaurant, and approximately 250 feet south of the Alii Drive-Walua Road junction, Puaa 3rd, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: 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. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth as determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Change of Zone from Multiple -Family Residential -1,000 square feet per unit (RM -1) to Village Commercial -10,000 square feet (CV -10) zoned district will conform to the following goals, policies and standards 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. • Zone urban and rural types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. • The County shall encourage the maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Approval of this request would also compliment the following goals and policies of the Commercial Element: • To provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a graphic representation of the document's goals, policies, standards, and courses 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 LUPAG Map designates the subject area as Medium Density Urban, which may allow for village and neighborhood commercial uses, residential uses and related functions. The requested Village Commercial (CV) zoning designation is consistent with uses permitted within areas designated as Medium Density Urban. Community Development Plans (CDP) and design plans are intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. The requested change of zone is consistent with the Kona Regional Plan, adopted in 1982, which recommends that the subject area be utilized for Village Commercial (CV) uses. The Master Plan for Kailua-Kona, adopted in 1996, recommends that the area be developed for High Density Residential uses. However, the area along this particular section of Walua Road has been undergoing a transformation into a commercial area over the past 20 years. Adjacent to the north is a Resort -zoned property where a restaurant has been operating in excess of 15 years. In March 1996, prior to the adoption of The Master Plan for Kailua-Kona in September 1996, the County Council approved a Village Commercial (CV) zoning for property adjacent and to the east (mauka) of the subject property. Finally, approval was granted in 1997 to rezone the property adjacent and to the south of the project site to a Village Commercial (CV) designation. A favorable recommendation of this change of zone request will be consistent with the overall land use pattern that continues to be established along this particular section of Walua Road over the past 20 years. Due to the improved nature of the project site and surrounding areas, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project site, nor has the project site been identified as a significant botanical or biological habitat. Due to the improved nature of the project site, it is not anticipated that the proposed use will have any adverse impact on cultural or historical resources. The project site is located within an area adequately served with essential services and facilities such as water, transportation systems, and other utilities. Access to the subject property will be provided along Walua Road. Access to Alii Drive is not physically possible since the subject property is in excess of 10 feet above the elevation of Alii Drive. Access restriction onto Alii Drive from the subject property is not necessary due to the severe physical limitations of providing such access. Curb and Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 sidewalk improvements along Walua Road have been provided. The use of the subject property for proposed parking will not, by itself, create additional traffic demands along existing roadways or intersections. Therefore, additional roadway improvements will not be specifically required as part of this favorable recommendation. However, since the subject property will function as part of the adjoining property to the east, it is recommended that this favorable recommendation be subject to the applicant's continued compliance with the conditions of approval of Ordinance No. 96-34, which rezoned the adjacent mauka property to a Village Commercial (CV -10) district. Water, electricity and other utilities are available from the adjoining mauka property, with which the subject property will be consolidated. The subject property is situated within the County's Special Management Area (SMA). Therefore, it is recommended that the applicant comply with all applicable requirements of Chapter 205A, HRS, and Planning Commission Rule No. 9 regarding the Special Management Area prior to commencing any land alteration improvements or development activities. Based on the above findings, approval of the Change of Zone from Multiple - Family Residential -1,000 square feet per unit (RM -1) to Village Commercial -10,000 square feet (CV -10) zoned district would result in an appropriate land use pattern and further the public convenience, necessity, and general welfare. For your favorable consideration, an amendment to Section 25-8-5, the Kailua Urban Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Z� e�, 4� • [-: �ai1 Richard B. Baker, Jr., Chairman Planning Commission Enclosures cc: Mr. James C. Clay Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu BCIayJamesO 1. doe -07/20//00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT JAMES C. CLAY CHANGE OF ZONE APPLICATION NO. 00-06 James C. Clay has submitted an application for a Change of Zone for approximately 3,789 square feet of land by changing the district classification from Multiple Family Residential (RM -1) to Village Commercial (CV -10). The subject property is located approximately 250 feet south of the Alii Drive-Walua Road junction on the mauka side of Alii Drive and adjacent to Tom Bombadil's Bar and Restaurant at Puua 3rd, North Kona, Hawaii, TMK: 7-5-18: 015. 1. Land Ownership: James C. Clay is the fee owner of the subject property. 2. March 18, 1996: The Hawaii County Council approves Ordinance No. 96-34 to allow a change of zone of approximately 10,171 square feet of land situated immediately mauka of the subject property from a RM -1 to a CV -10 zoned district (See Exhibit A -Location Map). The change of zone was approved to accommodate a 3,200 square foot, 2 -story professional office building and related improvements. James C. Clay is also the owner of this property. Ordinance No. 96-34 was approved subject to the following conditions: "A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall comply with all conditions of approval of Special Management Area Minor Permit No. 30. C. The required water commitment payment shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy" within 90 days of the effective date of the change of zone ordinance. D. Construction of the commercial office building shall be completed within five (5) years from the effective date of this change of zone ordinance, which shall include securing Final Plan Approval for the proposed commercial office building from the Planning Department. E. The developer shall prepare a Solid Waste Management Plan prior to securing Final Plan Approval for the development meeting with the approval of the Department of Public Works. F. A sewer line shall be installed to tie in with the Alii Drive Interceptor Sewer. G. Walua Road should be improved along the property's frontage with curb, gutter and sidewalk construction, pavement widening, drainage improvements, and relocation of utilities along the Walua Road frontages meeting with the approval of the Department of Public Works. H. Should any unidentified sites or remains such as artifacts, shell, bone or charcoal deposits, human burials, rock or coral alignments, pavings or walls be encountered, work in the immediate area shall cease and the Planning Director shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Director when it finds that sufficient mitigative measures have been taken. I. Should the Council adopt a Unified Impact -Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fee Ordinance. J. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the general plan or zoning code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. K. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director may initiate rezoning of the area to its original or more appropriate designation." I_I7711C130 1 1 7 03-11* 1y 3. Request: To allow a change of zone of approximately 3,789 square feet of land from a RM -1 to a CV -10 zone district. (See Exhibit B — Site Plan) 4. Objective: To allow the construction of 3 parking spaces to supplement the existing parking provided at the adjacent professional office building located immediately mauka of the subject property. 5. Additional Information: The applicant has submitted the following in support of the request: (See Exhibit C — Applicant's Statement) 1 "4 W I LIJ001211 IFA 11 6. SLUC: Urban Hawaii State Plan Consistency: Economic and Commercial objectives and policies. 8. General Plan Consistency: Economic, Public Utilities, Transportation, Land Use Commercial elements goals, policies and courses of action for North Kona. 9. Hawaii County General Plan LUPAG Map: Medium Density Urban. Medium Density is defined as village and neighborhood commercial and residential and related functions (3 -story commercial, residential -up to 36 units per acre). 10. Kona Regional Plan: The Kona Regional Plan has recommended that the subject area near the intersection of Alii Drive and Walua Road be designated for Village Commercial (CV) uses. 11. Master Plan for Kailua-Kona: Adopted by the Hawaii County Council in 1996 by Resolution No. 371-96, the plan recommends that the subject area be utilized for High Density Residential uses. 12. County Zoning: The subject property is zoned Multiple Family Residential -1,000 square feet per unit (RM -1). 13. SMA: The subject property is situated within the County's Special Management Area (SMA). SUBJECT PROPERTY 14. Subject Property: The subject property, consisting of approximately 3,789 square feet, has a frontage along Alii Drive of approximately 136 feet and depth ranging from 36 to 53 feet. The existing elevation of the subject property is in excess of 10 feet above the elevation of Alii Drive. An existing pipe fence is located along the subject property's frontage with Alii Drive to prevent people or cars from falling off the edge of the property onto Alii Drive. The subject property is currently improved with a concrete surface. 15. Soils: The substrate is Punaluu Series (rPYD) which consists of well -drained thin organic soils over pahoehoe lava bedrock. 16. Surrounding Land Uses/Zoning: Land uses adjacent to the subject property consist of an existing commercial office complex located adjacent to the east (mauka) on lands zoned Commercial (CV -10), a restaurant/office complex to the north on lands zoned Resort (V-.75) and vacant lands to the south on land zoned Village Commercial (CV -10). In the immediate vicinity of the subject property are various resort, multiple -family residential and commercial uses on lands zoned Resort (V-.75), Single Family Residential (RS -10), Village Commercial (CV -10) and Multiple Family Residential (RM -1). 17. Archaeological and Biological Resources: According to the applicant, the subject property has been altered due to past grading activities. Therefore, it is unlikely that the subject property will contain any significant historical sites or artifacts or provide a habitat for endangered species of plant or animal. 18. Flood Insurance Rate Map: The project site is located within an area outside of the 500 -year flood area (Zone 'W'). PUBLIC iTI ITI . AND SERVICES 19. Roadways: The project site will utilize an existing driveway access onto Walua Road, which has a pavement width of 20 feet within a 40- to 50 -foot wide right-of-way. Curb, gutter and sidewalk improvements have been provided along the portions of Walua Road near this access driveway. 20. Water: County water is available to the subject property. AGENCIES' COMMENTS 21. Department of Public Works (July 19, 2000 Memo): "We have reviewed the subject application and have no comments on or objections to the request given your proposed conditions to consolidate with the mauka adjoining parcel and prohibit access from Alii Drive." 22. Police Department (June 29, 2000 Memo): "Staff has reviewed the above -referenced application and has no comment or objections to offer at this time." 23. Fire Department (July 12, 2000 Memo): "We have no comments regarding the above -referenced Change of Zone Application." 24. Department of Health (June 30, 2000 Letter): "Staff has reviewed the above -referenced application and has no comments or objections to offer at this time." 25. Department of Transportation (July 6, 2000 Letter): "Not Applicable" AGENCIES - NO RESPONSE 26. Department of Water Supply, Real Property Tax Division. PUBLIC COMMENTS 27. The Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. -5- SUBJECT PROPERTY Ordinanance No. 97-40 Approved March 1997 RM -1 to CV -10 Ordinanance No. 96-34 Approved March 1996 RM -1 to CV -10 CL ca m Exhibit A — Location SPACE OPTIONS' wwo m.w4.or cwa +mr°°nwaurmw 9 y Ww75 C 70 Oma 9UIlOIWG 5►ALE 15CIX 91 INC 0 1R F7! 1 1 n-se>awawewo POGO%9t0 � A r TACFrtAENT Commercial, RM, Resort, 6 Industrial PLANNING OEPARTmENT COUNTY OF HAWAII APPLICATION FOR CHANE= Of =CN= L. If your request is approveC, cc you inteno cc suocivice the subject lane in accoreance with cne approves cnan_e of zone? �.o If yes, please answer the rest of question I and then to queitlon 3. a. How many acres of the requestec area do you inteno cc subdivide? N/A b. Into what lot sizes? N/A C. If your request is approved, approximately now long after the date of approval do you expect to Suomi[ your subdivision plans to the Pianning peparcment N/A for preliminary approval? If you intend to subdivide, please submit a preliminary scnematic subdivision plan together with your change of zone application form. 2. If -.ou nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone wno has firm plans? No b. Sell or lease the Land to someone wno has tentative plans? NO C. Sell or lease the iand to someone wno has no plans? No d. Keep it? e. Otner (please state) Yes Exthiblt (C Applicant's Statement N/A f. If you intend to do either a, a, or c, please elacarate on the kind of plans the atner party has. Please, also, include in your answer approximately now soon after approval of your rezonino do you expect co transfer the suoject land to another party. wnat specific building plans do you nave for the suoject lane? (ncLuae in your answer the following: type of ou'-icing (aoarcment, africe, Launoeretce, etc.); financing arraneemznr; timetable for construction; anC any atne_ inearmation wnicn you feel miant help us in evaluating your request. Upon approval of the change of zoning being requested, (+-) 3 parking spaces will be allowed on the 3,789 s.f. Loc. The parking spaces will be used as additional parking by the adjacent 4,200 s.f. professional office building built by owner/appLicanc. Additionally there is no anticipated impact on the neighborhood. a. Have you performed any study wnicn wotLd demonstrate a need for your proposed ouilding and/or development? Yes If so, please elaborate an your findings in the space provided oelow. Parking is at a premium in this area. The CV -10 requested zoning wLLL compLLmene the exLsicng zoning since the neLghborLng propecLces surrounding the area are commercLaLLy zoned and described as foLLows: Adjacent to the subject property is a L0.000 s.f. Lot upon which the owaec/appLLcanc has buLLt a 4,2000 s.f. proffesionaL office buLLdLng. This parcel is CV- 10 zoned. Jusc north is a cummercLaL bac and restaurant known as Tres Hombres and across AlLi QrLve i:; a real esrate/tranLng offLce, the Royal Kona Re sort complex with teams educts. and Hale Kona Kat CondomLnLum:1 wLth ateendane offLces. .and a eLm.e share projeot. A.: ru;: U.ilua Ru.1d are thre¢ :ondomin bim vomple Kes (Kona Pac Lf Lc. Ma LLa Kai .u.d K,ma ?luno Lon:;) and attendant otf L..e:e muuka of th.e subject property, a denraL office La th.. termor Kan.icawa TeL buLLd Lng un UaLua Road Ls be Lng remodeLed. Cmmed Lace Ly south of chr_ prupercy Ls a L5,000 s.f. parcel recently zoned cummercLaL which Ls current Ly adveccLsLng for new tenants to br_ placed Ln a soon to be buLLt office b.iLW WK. 'Che subject pacc.zl L•i uurc000ded by commerc LaLly zoned -property. -2- 5. Have you performed any study wnicn discusses the environmental impacts your request would nave an the surrounding area anu/ur the County? Yes If so, please elaoarate on your findings in the spate crovlaea oelow. There would be no envirmrental impact on the subject parcel. The requested zoning is compatible with surrounding existing uses. 5. Fre Were any ouilaings on the suoject a_ea? No If so, wnat kind? N/A what do you intend to do with tnose ouilaings if your request is approved? N/A 7. Is the suoject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and an now many square feet or acres of land per product. N/A 8, Tc your knowledge, has there oeen any ,`loading and/or a:ainage proolem an the suoje:t area? No If so, please descrioe the proolem. IN ALL OF THE YEARS THAT THE BUILDING ON THE ADJACENT 10,000+ s. E. LOT HAS BEEN ON THE LOCATION AND LIVED IN, THERE HAVE BEEN NO .COMPLAINTS TO THE KNOWLEDGE OF THIS APPLICANT OF A`f: FLOODING OR DRAINAGE PRCBLE S IN THIS AREA. 9. Do you think that the roads leading tC the suojeCt area natos improvement? No If so, what kind? THE WALUA ROAD SITE DISTANCE FROM THE PROPERTY EITERANCE IS ACCEPTABLE. THE CURCiF`iNr Rx. ZONING WOULD ALLOW FOR 4 ADDITIONAL UMTS TO BE BUILT ON THE PROPERTY. THEREFOR, NO IMPRDVFMMM OF WAL.UA ROAD AT THE SITE IS ANTICIPATED. THE PPOPOSED PROFESSIONAL OFFICE BUILD: WOULD ONLY BE OPEN DURING DAYTIME HOURS AND SHOULD CREATE LESS USE OF THE POADWAY THAN IF RESIDENTIAL USAGE WERE CIE=, AS IS CURRENTLY ALLOWED. Is the road adequate for the proposed traffic voLume or load.) Yac 10. what sort of governmental assistance and/or improvements do you feel will de needed in the suoje_t area when developed? a. Schools o. Roads C. Sewer Yes NO x �Iq x d. Drainage x e. Police Protection x F. Fire Protection x g. Recreational Facilities x h. PUDUC utilities x i. Other x -4- N/A For those checked "yes," please elaoorate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, suomit a copy of the study together with tnis change of zone supplement. :o historic site studies or surveys of the subject area have been performed as the property ,as been previously bulldozed and filled and the adjacent property had been resided on for kany years. Signature: Address: Telephone: Date: 75-5870 Walua Road, Suite 201 Kallua-Kona, Flawall (808) 329-0563 REASONS FOR CHANGE OF ZONE REQUEST The subject property consists of 3,789 square feet of undeveloped property. As can be seen from maps, it is in a pie shaped configuration. It has very limited use due to its small size and configuration. As can further be seen from the map, it abuts Alii Drive as well as a commercially zoned 10,000 square foot parcel upon which contains a professional office building owned by the applicant. just north is a commercial bar and restaurant known as Tres Hombres and across Alii Drive is a real estate/training office, the Royal Kona Resort complex with tennis courts, and Hale Kona Kai condominiums with attendant offices. Across Walua Road are three condominium complexes (Kona Pacific, Malia Kai, and Kona Mansions) and attendant offices mauka of the subject property, a dental office in the former Kanazawa Tei building on Walua Road has been remodeled. Immediately south of the property, is a 15,000 square foot parcel zoned commercial which is currently advertising for new tenants to be placed in a soon to be built office building. The subject parcel is surrounded by commercially zoned property. Granting the request for change of zone would allow this 3,789 square foot parcel to be used for the two-story professional office building. There is no other foreseeable use or purpose for this property other than the requested use. It would have no attendant impact since no improvements are anticipated. The current zoning allows for 4 units for residential use. Historically, professional offices are only open during the day and they are closed on weekends. The request for change of zone would compliment the general plan which currently calls for medium density residential/commercial zoning at this location. The proposed land use master plan for the Kailua-Kona area calls for this location to be resort/commercial mixed use also. It is submitted that this change of zoning will both compliment and improve the current existing neighborhood and site and result in less impact than is allowed under the current zoning. SUPPORTING INFORMATION/DOCUMENTS (i.e. Marketing Analysis, Traffic Impact Analysis, Archaeological Inventory Survey, Preliminary Drainage Study, Flora and Fauna Survey) Due to the nature of the proposed project site for additional parking for the adjacent professional office building, no marketing analysis or traffic impact analysis has been obtained since there will be no increased impact. In fact, since the parcel is currently zoned for multi -residential use, the impact from rezoning to CV -10 (+-) 3 additional parking spaces would lessen rather than increase. Also, since the property has been previously bulldozed and with no known drainage problems, no archaeological survey or preliminary drainage studies have been done. Drainage systems have been constructed which serve the parking lot constructed contiguous and will also provide properly engineered drainage for this parcel. There will be no damage nor increased impact to the environment. CHANGE OF ZONE APPLICATION: JAMES CLAY Multiple Residential - 3,789 SF to Village Commercial - 3,789 SF James C. Clay, the applicant, is requesting a Change of Zone for 3,789 sq. ft. of land from a Multiple Residential - 3,789 SF (RM -1) to Village Commercial - 3,789 SF (CV -10). The parcel is bounded by Alii Drive and Walua Road approximately 150 feet south of the Walua Road and Alii Drive intersection APPLICANT'S REQUEST Request: The applicant is requesting a change of zone of the subject property, hereinafter called the "project site," from Multiple Residential - 3,789 SF (RM -1) to a Village Commercial - 3,789 SF (CV -10) zoned districts. Proposed and Existing Use: The applicant is proposing to change the zoning on the 3,789 SF road remnant to allow 2-3 additional parking spaces which will be used for the existing Clay Professional Office Building. STATE AND COUNTY PLANNING The requested change of zone is consistent with the goals and policies of the State Land Use Designation, and County of Hawaii General Plan. State Land Use Designation: The project site is located within an area designated Urban by the State Land Use Commission. General Plan LUPAG Map Designation: The project site is located within an area designated as Medium Density Urban use. This designation allows for village and neighborhood commercial use, and multiple family residential use, provided the goals and policies of the General Plan are met. Kailua Village Design Area: The project site is located within the Kailua Village Design District boundaries. Although it does lie outside of the Special Design Treatment Area (SDTA) designated by the Kailua Village Design, the intent of the applicant is to comply as much as possible with the SDTA guidelines for landscaping, building materials, color schemes, and walls. County Zoning: The project site is presently zoned Multiple Residential - 3,789 SF (RM -1). SMA: The project site is located within the County's Special Management Area (SMA). The SMA application is being filed concurrently with this application and is attached. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA Dimensions: The project site has an area of 3,789 SF. It has a pie -shaped configuration. Physical Characteristics: The site consists of a rock wall and covered concrete. • Archaeology: The site was occupied for 20 years and graded and improved. It consisted of a steep drop off and it is unlikely that it contains any significant historical sites. • Flora and Fauna: Due to 20 years of prior construction, landscaping, and human habitation on the site, endangered plants and/or animal species would not be expected to be present. • Flooding: The project site does not lie within any flood plains as designated on the Federal Insurance Rate Maps (FIRM). On-site generated runoff will be disposed via shallow dry wells. • Existing Zoning and Land Use of Adjacent Parcels: This project site is presently zoned multiple residential (RM -1). TMK 7-5-18:014 encompasses 3,789 SF, and has been recently rezoned from RM -1 to CV -10 pursuant to Council Ordinance No. 96-34 dated March 13, 1996. Adjacent to the South is TMK 7-5-18:19 which is presently zoned multiple residential (RM -1) with a maximum of one unit per 1,000 SF of buildable area. A commercial application is pending on this site. Directly to the east of the project site and mauka of Walua Road is TMK 75-18-12 that is zoned RM -1. The parcel, consisting of 2.47 acres, is occupied by the Kona Mansions residential condominiums. Tres Hombres Restaurant and several office units occupy the .3 acre triangular parcel adjacent to the north of the Clay property. The parcel, TMK 7-5- 9-034, is zoned V-35. Directly to the west and makai of Alii Drive are parcels 7-5-18-011 and 7- 5-18:78, both zoned CV -10 and were formerly the site of a miniature golf enterprise and a bar/grill. Presently, both parcels are vacant, and a time share is proposed. Adjacent to the south of the project site is TMK 7-5-18:008. This parcel, consisting of approximately 18 acres, is presently zoned RS -10 and is in pasture. Traffic: Vehicular access will be from Walua Road only through the present Clay building parking lot. Since the zoning change will only allow for an additional 2-3 parking stalls any traffic impact will be minimal. Market Survey: The Clay Building is presently full with an attorney's office, an accountants office, a mortgage broker, and an escrow company. PUBLIC FACILITIES AND UTILITIES Public access: Vehicular traffic will have access on Walua Road. Pedestrian traffic will have access on an already installed sidewalk fronting the Clay Building. Water: There is no anticipated need for instillation under this request for Change of Zone. Sewer: The Clay Building is already connected to the existing sewer system and sufficient dry wells are present. Electricity, Telephone, and cable: These services are already provided to the Clay Building.