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HomeMy WebLinkAboutREP PC 020 04/03/2001 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE: April 3, 2001 RE: C-159/Bill No. 46 PLACE: Councilroom TIME: 1:40 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 46, transmitted jointly with Bill No. 45 by Mayor Harry Kim per Communication No. 159, dated March 19, 2001, regarding the Change of Zone request by Kamehameha Investment Corporation at Keauhou 1st, North Kona, Hawaii, TMK: 7-8-11:Portion of 8, reports as follows: Bill No. 46 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 0.990 acre of land from an Agricultural (A-Sa) to a Single Family Residential (RS-1 S) zoned district. The subject property, which is part of a 1.95 acre rectangular-shaped lot, owned in fee by the applicant and Kamehameha Schools, will be subdivided into two single family residential lots and will be incorporated into the Bayview Estates at Keauhou Phase II subdivision, a proposed 45-lot single family residential development adjacent to and immediately north and west of the subject property. The subject property is currently vacant, heavily vegetated, and is occasionally used for grazing. On January 22, 1992, Ordinance No. 92-4 changed the district classification from Unplanned to Single Family Residential (RS-15) to enable the development of the first phase of Bayview Estates at Keauhou (a 54-lot residential subdivision). On August 4, 2000, Ordinance No. 00-84 amended the State Land Use Boundary from the Agricultural to the Urban District to facilitate the development of Bayview Estates at Keauhou Phase II (a 45-lot single-family residential subdivision). On August 21, 2000, Ordinance No. 00-85 changed the district classification from Agricultural (A-Sa) to Single Family Residential (RS-15) for the Bayview Estates at Keauhou Phase II subdivision. This is also the effective date of the Special Management Area Use Permit No. 400 approved by the Planning Commission. On February 6, 2001, Ordinance Nos. 01-14 and 01-15 changed the SLU from Agricultural to Urban District and changed the district classification from Agricultural (A-Sa) to Single Family Residential (RS-15) fora 10-lot single family residential subdivision. The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential communities within a resort setting. The 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 General Plan identifies the Keauhou-Kona area as a Major Resort Destination. The LUPAG Map designates the area of the subject property for Urban Expansion uses, which allows for a mix of high density, medium density, low density, industrial and/or open designations in areas PC-20 PC-20 Page 2 April 3, 2001 where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be included in the urban expansion area. The Kona Regional Plan, adopted by the Planning Commission in 1984, recommends the area for residential uses with a density of four units per acre. The County Zoning is Agricultural-5 acres. The subject property is located within the SMA boundary. Soils on the property are Kaimu, an extremely stony peat with rapid permeability, slow runoff, and slight erosion hazard and A`a, which generally consists of rough and broken masses of clinkery lava with practically no soil covering. Surface water percolates readily through the rough and broken lava. The ALISH classification is "Other Important Agricultural Land", which is defined as land other than Prime or Unique Agricultural Land that is also of statewide or local importance for agricultural use. The Land Study Bureau classifies the soils as "D" or Poor. The subject property is located within Zone "X", an area determined to be outside the 500-year flood plain. The U. S. Geological Service Lava Flow Hazard Maps show the area of the subject property to be within the Lava Flow Hazard Zone 4, which indicates that less than 15 percent of the land in this zone has been covered with lava in the last 750 years and 5 percent lava coverage in the past 200 years. None of the plant species are classified as rare or endangered. No endangered fauna species have been observed or documented in or around the project site. An archaeological inventory survey conducted by Archaeological Consultants of the Pacific Inc., dated July 2000 notes two significant sites, 22078 and 14652, were present on the subject property. Site 22078 consists of twenty-nine features, which they believe were used for historic and possible pre-Contact habitation, historic burial, and agricultural functions, which likely continued from the pre-Contact period through the post-Contact period. A portion of Site 14652, which contains an historic wall network, extends onto the subject property. The proposed project on the subject property, located mauka of Ali`i Drive approximately 1,900 feet from the shoreline and approximately 2,000 feet makai of the Kuakini Highway, will not impact views of the shoreline from Kuakini Highway as the topography and vegetation of the property would largely screen the development from mauka to makai view. Surrounding lands to the east and south are vacant. Lands further north and west are the Keauhou Estates, The Villas, and the Hale Kehau Condominiums. Lands in the area are zoned RS-7.5, RS-15, RM-l, RM-3, V-4. PC-20 PC-20 Page 3 April 3, ?001 Access to the subject property will be provided through Bayview Estates, via Kaluna Street, which connects with Ali`i Drive and Keali`i Street. Kaluna Street has a 60-foot right-of--way and a 40-foot wide pavement. The proposed project will connect with the County's North Kona Water System, which serves the Keauhou Resort area among others. The applicant has water commitments from the County Department of Water Supply adequate to accommodate the development. The applicant has contributed land to the County for a well site south of Keauhou, in Ke`ei, which has since been developed with a well and put into production. The He'eia Waste Water Treatment Plant, which is owned by the applicant, will service the project and will meet with the requirements of the Department of Health and/or the Department of Public Works. All other essential utilities and services are or will be made available to the property. Bill No. 46, Draft 2, which included the fair share contributions in Condition H, was circulated and approved by Your Committee. Committee Member Curtis Tyler further proposed amendments to include the standard language, which prohibits the construction of second dwellings on each lot, language regarding the solid waste management plan similar to a previous KIC zoning, and the standard housing language. The applicant's representatives agreed to the first two amendments, but stated that the housing condition does not apply since there are only two units involved. Your Committee approved the two amendments, which will be included in Bill No. 46, Draft 3. 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. 46, Draft 2, as amended to Bill No. 46, Draft 3, and recommends it pass first reading. AYES NOf-:S A & E EX LGITE IEAD-TODD X I'YLGR X ARAKAKI X Respectfully submitted CHUNG X ELAkioNOrr x COMMITTEE O P A IN Jncor~soN x i~isiccEno x SAFARII~ x BO Y JEAN LEITHEAD-TODD, CHAIR YAGONC' x PC REPORT NO. 20 ADOPTED r~R ~ ~ 2001 .