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Home My WebLink AboutREP PC 004 12/19/2000 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE• December 19, 2000 RE. C-18Bt11 No. 10 PLACE Councdroom TIME 2 10 p m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No 10, transmitted Iointly with Bill No. 9 by Mayor Stephen K. Yamashiro per Communication No. I8, dated November 30, 2000, regarding the Change of Zone request by Ownero of Parcel 9, at Keauhou 1st, North Kona, Hawat`i, TMK: 7-8-11:9, reports as follows: Bill No 10 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 4.606 acres of land from an Agricultural (A-Sa) to a Stngle Family Residential (RS-15) zoned distract The trapezoidal-shaped subject property, owned in fee by Robert Leighton Htnd, III, Francis Waldron Hind, Patsy H Uchimura, Alice T. Ishtda, Dorothy H Wads, Doris Yoshino Madutomi, and Yukte Oga, is located on the south side of Kaluna Street, bounded by the existing Bayview Estates Phase I, the proposed Bayview Estates Phase II, and Hale Kehau Condominium developments The subject property is currently vacant and heavily vegetated On January 22, 1992, Ordinance No 92-4 changed the district classification from Unplanned to Single Family Residential (RS-15), which was the first phase of Bayview Estates, a 51-lot residential subdivision and related improvements. On August 4, 2000, Ordinance No. 00-84 amended the State Land Use Boundary from Agricultural to Urban to facilitate the development of Bayview Estates, Phase iI, a 45-lot Stngle family residential subdivision and related improvements. On August 21, 2000, Ordinance No 00-85 changed the district classification from Agncultural (A-Sa) to Single Family Residential (RS-15) for Bayvtew Estates, Phase II, and the Special Management Area Use Permit was approved by the Planning Commission for the same development. The applicant wishes to subdivide the property into approximately 10 Stngle faintly residential 15,000 square foot lots, which will be annexed to the proposed Bayview Estates Phase II Subdivision, a 45-Jot single family residential development TJus project is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allow for the expansion of an existing subdivision in an orderly and cost-effective manner. The State Land Use Commission Designation is Agricultural, however, since the property size is less than 15 acres, the State Land Use Commission does not need to consider this measwe. The General Plan document identifies the Keauhou-Kona area as a Mayor Resort Destination. The General Plan LUPAG map designates the area for Urban Expansion and Low Density Urban Development, which allows for a mix of high density, medium density, low density, industrial PC-4 PC-4 Page 2 December 19, 2000 and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been detennined Areas designated as resort may be included in the urban expansion azea The Low Density Urban Development designation refers to single family residential in chazacter, ancillary community and public uses and convenience type commercial uses The Kona Regional Plan recommends a residential density of 18 units per acre The County zoning is Agncultural -5 acres The soils aze classified as Kaimu and Aa The Kazmu is an extremely stony peat which is well drained with rapid permeability, slow runoff and slight erosion hazazd The as soil consists of rough and broken masses of clinkery lava and water percolates readily through the lava The Agncultural Lands of Importance to the State of Hawaii (ALISH) classifies the property as "Other Important Agricultural Land " The Land Study Bureau's Detailed Land Classification System classifies the soil in the mauka portion of the property as "D" or Poor, and the remaining azea as "E" or Very Poor The subject property is located witlun Zone "X", an azea determined to be outside the 500-yeaz flood plain None of the plant species aze classified as rare or endangered, and no endangered fauna species were observed Based on the infonnation contained in the archaeological inventory survey potential impacts to the }ustoncal and archaeological resources of the subject property will be mitigated by the developer according to the approved recommendations of the consulting azchaeologist, in consultation with the Departrnent of Land and Natural Resources - Histonc Preservation Division The property would not impact views of the shoreline from Kuakini Highway as the topography and vegetation of the property would lazgely screen the development from the mauka to makai view Tlus development will not adversely impact any recreational or visual resources to the shoreline and coastal ecosystems Also, no long teen air and noise quality impacts aze anticipated The proposed development is adjacent to the proposed Bayview Estates Phase II development, a 45-lot single family residential (RS-15) subdivision, which is adjacent to the existing 51-lot Bayview Estates Phase I development To the north aze the 135-lot Keauhou Estates (RS-15), the Villas (RM-3 5) and the 29-unit Hale Kehau condominiums (RM-3), to the west aze lands zoned RS-7 5, RM-1, RM-3, V-4 To the north and southwest aze lands zoned for single family residential PC-4 PC-4 Page 3 December 19, 2000 Access to the property will be provided through Bayview Estates, via Kaluna Street, which connects with Ali`i Drive and Keali`i Street. The proposed Mamalahoa Highway Bypass Road is located makai of the subject property at the terminus of Ali`i Drive in Keauhou. Water can be made available to the project site. Kamehameha Investment Corporation (KIC), the developer of the adjacent Bayview Estates Subdivision currently has water commitments from the County Department of Water Supply adequate to accommodate the development. However, the existing water system is privately owned and operated, using water supplied from a master meter belonging to the Department of Water Supply. In response to the Department of Water Supply's request, the applicant is now in discussion with KIC to negotiate the transfer of approximately 10 water units for the project. The Heeia Waste Water Treatment Plan, which is owned by KIC, will service the project. All essential utilities are available to the subject property. Bill No. 10, Draft 2, which included the increased fair share contributions based on the consumer price index, was circulated and approved by Your Committee. Committee Member Curtis Tyler then motioned to amend Condition F to the standardized language used, which will result in Bill No. 10, Draft 3. Committee Member Julie Jacobson stated Kona is lacking in regional parks, so she would prefer to retain this property for future possibilities. Your Chair mentioned that she would look into the possibility of adding a condition to collect fair share contributions for education, like a similar zoning, which was recently discussed in the Planning Committee. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the Change of Zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 10, Draft 2, as amended to Bill No. 10, Draft 3, and recommends it pass first reading. AYES NOES A & E EX LEITHEAD-TODD X Respectfully submitted TYLF,R X "a' ARAKAKI X COMMITTEE f!PL ~ G CHUNG X ~ ELARIONOFF X ~ JACOBSON X OB JEAN L ITHEAD-TODD, C IR P[SICCHIO X PC REPORT NO. r} 4 SAFARIK X Lo~ YAGONG X ADOPTED: JAN 10 ~