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Home My WebLink AboutREP PC 021 05/01/2001 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE: May 1, 2001 Re: C-184/Bill No. 49 PLACE: Councilroom TIME: 2:17 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 49, transmitted by Mayor Harry Kim per Communication No. 184, dated April 2, 2001, regarding the Change of Zone request by PT'C Partners, at Waiakea, South Hilo, Hawaii, TMK: 2-2-40:3, reports as follows: Bill No. 49 amends Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 1.000 acre of land from a Single Family Residential (RS-10) to a Neighborhood Commercial (CN-l0) zoned district. The rectangular shaped subject property, owned in fee by the applicant, is located along the northeast corner of the intersection of Kilauea Avenue and Kaha`ope`a Street, adjacent to the existing Pu`ainako Town Center, which is also owned by the applicant. The applicant is proposing to demolish the existing three single family dwellings and a detached garage in order to construct approximately 100 additional paved parking stalls to accommodate employees of the existing Pu`ainako Town Center and also serve as overflow parking for customers during special sale events. The State Land Use District classification is Urban. The General Plan LUPAG Map designation, since 1971, is Medium Density Urban Development which allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential up to 35 units per acre). The Hilo Community Development Plan, adopted in 1975, reflects the subject property as existing residential use. The subject property, located more than two miles from the coastline, is not located within the SMA boundary. The property has no severe topographic or geologic constraints. The USDA Soil Survey Report classifies the soil as Olaa, which is an extremely stony silty clay loam with rapid permeability, slow runoff and slight erosion hazard. The Land Study Bureau Soil Rating is Urban. The Agricultural Land of Importance to the State of Hawaii (ALISH) Map classification is existing urban development. The subject property is located in Flood Zone X, an area determined to be outside the 500-year flood plain. PC-21 PC-21 Page 2 May 1, 2001 Surrounding lands to the immediate north, west and south are zoned Single Family Residential (RS-10). The parcel across Kilauea Avenue is vacant. There are dwellings across Kaha`ope`a Street. Anon-conforming auto repair shop is located on the southwest corner of Kilauea Avenue and Kaha`ope`a Street. The adjoining property to the east is the existing Pu`ainako Town Center which is zoned Neighborhood Commercial (CN-10). On the adjoining parcel along Kilauea Avenue, Use Permit No. 133 was granted to Robert and Carol Oshiro on March 9, 1995, to allow the establishment of an adult day care facility. Northwest of the new K. Taniguchi Ltd. parking area, Use Permit No. 39, granted to Robert Klein on April l 1, 1986, and amended on May 3, 1990, allowed for the establishment of a chiropractic health center. Lands further to the northwest are the existing Maebo Noodle Factory and Kai Store, respectively. These two areas have been zoned as Neighborhood Commercial (CN-10) since 1967. The proposed ingress/egress to the property, in compliance with the Department of Public Works requirements concerning Driveway Layouts, will be via the two roads. One access is proposed to be located approximately 20 feet from the northwest corner of the property on Kilauea Avenue. The second access is proposed to be 30 feet from the southeast corner of the property, adjacent to the Pu`ainako Town Center's service road along Kaha`ope`a Street. From Kilauea Avenue to the subject property's eastern property line, Kaha`ope`a Street is an existing 25'4" paved road with 6' wide paved shoulders. From the eastern property line of the subject property towards Kanoelehua Avenue, Kaha`ope`a Street has a 50-foot right-of--way. According to the city of Hilo Zone Map and the General Plan Facilities Map, Kaha`ope`a Street is reflected to be widened to a 50-foot right-of--way. The Department of Public Works has also required the applicant to delineate a 10-foot future road widening setback for Kaha`ope`a Street. Although water may not be required for the proposed parking area, water is available to the property through three separate 5/8-inch meters. As recommended by the Department of Water Supply, the three existing service laterals will be replaced by a new 1 3/4" Type "A" service lateral with a 1-inch meter with three units of water. In addition, a backflow preventer (reduced pressure type) would be installed. Since water would be used for irrigation, a master landscape water meter agreement must be entered into with the Department of Water Supply. Committee Member Curtis Tyler questioned the language in Condition N. A representative from the Department of Public Works explained that should another use other than the parking lot be initiated, a final status report shall be submitted to the Planning Director. It was further clarified that if a commercial use other than a parking lot be initiated, the Department of Public Works would require curb, gutter and sidewalk improvements along Kilauea Avenue which would then be dedicated to the County. PC-21 PC-21 Page 3 May 1, 2001 Committee Member Tyler also proposed to amend Condition H by deleting the words "if warranted"; however, Your Committee opted to leave the language in so a study can be conducted to justify the installation of crosswalks in the Kaha`ope`a/Kilauea intersection. Committee Member Tyler wanted the sidewalks to be placed on Kilauea Avenue, but Committee Member Leningrad Elarionoff stated that "whether it's painted or not painted, pedestrians have the right-of--way crossing at the intersection-prolongation of the sidewalk". Committee Member Elarionoff also stated that even if a pedestrian crosses the street in the painted crosswalk, that does not mean the pedestrian is safe in there. Mr. Koyama stated that they discourage crossing at mid-block because it's more dangerous, and they prefer to have them cross at the end of the block. Committee Member Gary Safarik mentioned that if a person needed to park in the proposed parking lot and was coming out from the existing area onto Kaha`ope`a Street, it would be difficult to do so because the existing design makes it difficult to make the right turn out and into the new area. The applicant's representative, Glen Koyama, then stated that this would mainly be an employee parking lot. Your Committee had some concerns about the drainage and the runoff from the proposed parking lot, but the Department of Public Works specified that no new increase of runoff will go into the neighbor's property, that all runoff will be contained and handled on the subject property in accordance with the Department of Public Works. For information purposes only, on the final vote, Committee Member Curtis Tyler voted "kanalua" twice. 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. 49 and recommends it pass first reading. Respectfully submitted, AYES NOES A & E EX COMMITTEE PLANNING LF,ITHEAD-TODD X l'YLF;R X ARAKAKI X cHUNG x B Y JEAN LEITHEAD-TODD, CHAIR F:I,ARIONOFF X JACOBSON x PC REPORT NO. 21 PISICCHIO X 201 SAFARIK x ADOPTED: SAY ~ 6 YAGONG X -