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Home My WebLink AboutREP PC 025 06/05/2001 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE: June 5. 2001 RE: C-229 /Bill No. 67 PLACE: Councilroom TIME: 10:1 l a.m. Chair and Members t-Iawai`i County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 67, transmitted jointly with Bill No. 66 by Mayor Harry Kim per Communication No. 229, dated May 23, 2001, regarding the Change of Zone request by EHP Corporation, at Lanihau 1 North Kona, Hawaii, TMK: 7-5-3: 19, reports as follows: Bill No. 67 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 5.083 acres of land from an Agricultural (A-Sa) to a General Commercial (CG-20) zoned district. The somewhat rectangular shaped subject property, owned in fee by the applicant, is located on the west side of Henry Street, across the Crossroads Shopping Center and approximately 350 feet south of the intersection of Henry and Palani Street. Mr. Darrell Liftin, Executive Vice President of EHP Corporation, authorized the filing of the subject applications. The applicant plans to convert two 2-story single-family dwellings on the site into offices. The other supportive structures on the site, such as the gazebo and greenhouse would remain to provide a residential ambiance for this office complex. The applicant is hoping to attract businesses or nonprofit groups which would be interested in operating in a residential-like environment, similar to those found along Kinoole Street and Kilauea Avenue in Hilo. Currently, the larger of the two dwellings is used as the applicant's second home. The other dwelling is used as a caretaker's residence or a guest house. The proposed offices will include conference rooms built to the American with Disabilities Act (ADA) standards. Anew parking area with 30 stalls will be tentatively located along the project site's access driveway, with additional land area readily available for expansion. Access to the property will be provided by a 20-foot wide access road to be situated within an existing 60-foot wide easement, which intersects Henry Street at a break in the median separating the travel lanes, located to the south on an adjacent property. This break in the median will enable left turns to be made into the subject parcel, although there is currently no dedicated left turn storage lane as traftic approaches the access easement. The applicant has stated that they will provide a dedicated left-turn lane should such improvements be required by the County. The General Plan Land Use Pattern Allocation Guide (LUPAG) map currently designates the property for High Density uses. which allow commercial, multiple residential and related services. Existing lands in the vicinity of the project site and extending mauka of the Queen Ka`ahumanu Highway to the Makalapua Shopping Center area is proposed for reclassification from Urban Expansion to High Density, further solidifying this area as the high Density core for this section of North Kona. PC-25 PC-25 Page 2 June 5, 2001 The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the subject area for General Commercial (CG) and Single Family Residential (RS-4) uses. The Keahole to Kailua (K to K) Development Plan, adopted in 1991, provides a development plan consistent with the General Plan, for those lands situated between the Kona International Airport at Keahole to Palani Road. While the project site is situated to the south of this planning area, it did define the extension of a Mid-Level Arterial in the vicinity of the project site as well as identified Urban Expansion uses makai of its general alignment, which includes the project site. This Urban Expansion area encompasses lands along both sides of Henry Street, which is now the site of the existing Crossroads Shopping Complex and other proposed commercial and residential developments. The project area is located outside the boundaries of the Kailua Village Special District and is not within the Special Management Area (SMA). The ALISH classification does not recognize the soils as being agriculturally important. The Land Study Bureau's Detailed Land Classification System designates the soils within the subject property as "E" (Very Poor) for agricultural productivity. A faunal survey of the subject area was not conducted; however, a 1998 survey conducted by Philip Bruner on a parcel located approximately 600 feet to the south of the site, concluded that fauna consisted largely of introduced bird species. No floral study was conducted either, and the presence of endangered floral species is unlikely given the improved nature of the site. On February 2, 2001, an archaeological inventory survey of the subject property identified three sites, a historic wall, petroglyph and a complex of 26 agricultural features possibly associated within the Kona Field System. The study concluded that mapping, written descriptions, photography and test excavation at these sites have documented them adequately and that no further work or preservation is recommended. The subject property is located in Zone X, an area determined to be outside the 500-year flood plain. Surrounding lands include Crossroad Shopping Complex located approximately 100 feet to the southwest of the project site. In 1998, the County Council rezoned approximately 17 acres of land located approximately 450 feet to the south of the project site to a General Commercial (CG-20) zoned district to accommodate a "commercial and community development center" (Hawaiian Development Corporation). In March 2001, the County Council rezoned approximately 23.4 acres of land adjacent to the north of the project site to a Residential- Commercial Mixed (RCX-2) zoned district to accommodate a proposed residential and commercial development (Queen Liliuokalani Trust). Lands adjacent to the east of the project site remain in an A-Sa zoned district. PC-25 PC-25 Page 3 June 5, 2001 Water is available to the subject property via an existing 5/8-inch water meter located along 1-Ienry Street. Wastewater generated by the proposed office use will be accommodated within the existing cesspool currently servicing the two single family dwellings. Should an individual wastewater treatment system be required, the applicant has committed to provide such improvements. All other utilities and services are currently available to the project area. Committee Member Curtis Tyler questioned the proposed zoning designation to CG instead of CN, because he felt the CN zoning designation is more appropriate for what is being planned. The applicant's representative, Sidney Fuke, explained that the CG zoning is consistent with the surrounding zonings. Mr. Tyler also clarified the language in Condition C, that a new water line would have to be installed and the old water line removed in accordance with the Department of Water Supply. Mr. Tyler then discussed the easement mentioned in Condition E. He stated that a representative of one of the easement's owners said they were having some problems negotiating access to their properties off Henry Street as a result of some prolonged, "yet to be accomplished transaction or exchange, perhaps, with respect to Henry Street, which was accepted a long time ago". A request was then made of staff to research this matter. For informational purposes only, on the final vote, Committee Member Curtis Tyler voted "Kanalua" and "Yes". 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. 67, and recommends it pass first reading. AY[:S NOES A & I; FX Ll?I"I~FIF.AD-TODD X 1~YLI?R X Respectfully submitted AR~IKAK1 X COMMITTEE ON ANNI CIiUNG X f~:LARIONOFI~ X ~ .IACUI3SON X - PISIC'CHIO X OB JEAN LEITHF,AD-TODD, CHAIR SAI';1RIK X PC REPORT NO. PC-25 YAGONG X t ~ ~ ADOPTED: _ ~UC~