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HomeMy WebLinkAboutREP PC 023 06/05/2001 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE: June 5, 2001 RE: C-219/Bill No. 60 PLACE: Councilroom TIME: 10:11 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 60, transmitted by Mayor Harry Kim per Communication No. 219, dated May 4, 2001, regarding the Change of Zone request by Queen Liliuokalani 'Trust at Keahuolu, North Kona, Hawaii, TMK: 7-4-8:Portion of 2, 68, 69 and 70 reports as follows: Bill No. 60 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 100.757 acres of land from a Limited Industrial (ML-1 a) to an Industrial-Commercial Mixed (MCX-20) zoned district. The subject property, owned in fee by the applicant, is located between the Queen Ka`ahumanu Highway and the Old Airport Road, north of the existing Kona Industrial Subdivision and east of the County's Kailua Park and the Old Kona Airport State Recreation Area. The approved zonings and permits on the subject properties are as follows: 1. October 30, 1980: State Land Use Commission approved a boundary amendment from the Agricultural to the Urban District. 2. December 21, 1983: Planning Commission approved a Special Management Area Use Permit No. 201 to allow the development of a 76-lot industrial subdivision of one to two acre parcels and related improvements. 3. February 10, 1984: Ordinance No. 84-9 changed the district classification from Unplanned to Open for 2.88 acres and Limited Industrial (ML-la) for 101.075 acres identified as TMK: 7-4-8: Portion of 2. The 2.88-acre area would be set aside for the Queen Ka`ahumanu Highway future road right-of--way. 4. January 30, 1985: A one-year time extension to February 10, 1986, was granted to comply with Condition D of Ordinance No. 84-9. 5. August 19, 1986: Ordinance No. 86-94 approved the time extension for Condition D of Ordinance No. 84-9 in which to submit the subdivision plans for the proposed development. 6. July 2, 1987: An additional one-year time extension to August 19, 1988, was granted per Ord. No. 86-94. PC-23 PC-23 Page 2 June 5, 2001 7. January 19, 1988: Ord. No. 88-5, further amended Ord. nos. 84-9 and 86-94, to allow for another one-year time extension to fulfill Condition D and added a new Condition Q, which incorporated conditions upon which time extensions may be granted. 8. March 7, l 989: Planning Director granted an additional one-year time extension to January 18, 1990, to comply with Condition D of Ordinance No. 84-9, as amended by Ordinance Nos. 86-94 and 88-5. 9. August 28, 1991 SLU reclassified 919.366 acres from Agricultural to the Urban District, and 188.358 acres from Conservation to Urban. 10. July 22, 1992: Ordinance No. 92-85, which amended Ordinance No. 88-5, allowed an additional one-year time extension to comply with Condition D. It also incorporated new Conditions Q and R regarding impact fees and annual reports. 11. August 26, 1997: Special Management Area Minor Use Permit No. 63 was approved with conditions by the Planning Director for the construction of a lighted golf driving range, golf putting course, baseball batting cages, snack bar, administrative office and cashier area, and a 26-stall parking lot and other related improvements on approximately 13 acres of land within a larger 960-acre parcel of land. 12. October 24, 1997: Use Permit No. 170 approved to allow the aforementioned uses listed in No. 11. 13. June 1, 1998: A Nonsignificant Zone Change for .700 acre from an Open to a Limited Industrial-1 acre zoned district for a remnant of the 2.88-acre area that was set aside for the State's future Queen Ka`ahumanu Highway widening project. 14. July 10, 1998: Final Subdivision Approval No. 7005, 7005-a to E to the State Department of Transportation for the Queen Ka`ahumanu Highway Widening Project No. 19AB-02-97 for Kailua to Keahole. 15. October 12, 2000: Final Subdivision Approval No. 7326 issued for Makalapua Business Center Subdivision, Increment 1. The applicant is seeking a change of zone for the subject property, formerly referred to as the "100-acre Kona Industrial Subdivision Expansion Area" and is now referred to as the "Makalapua Business Center", to anIndustrial-Commercial mixed (MCX-20) district for a 100.757 acre area comprised of TMK: 7-4-8:Portion of 2, 68, 69 and 70. The change would allow greater flexibility to attract development to the Makalapua Business Center. PC-23 PC-23 Page 3 June 5, 2001 The current State Land Use designation is Urban. The current General Plan LUPAG Map designates the subject property for Industrial uses, which include manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses. The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area for Urban Expansion. The Keahole to Kailua (K to K) Development Plan, adopted on April 3, 1991, designates the area for Commercial/Industrial uses. The subject property is not part of the Kailua Village Special District. The subject property is wholly situated within the Special Management Area boundary and the SMA Use Permit No. 201, which was approved for the petitioner's earlier proposed project, will also cover this proposed mixed-commercial-industrial use. The U.S.D.A classification for the predominant soil is Pahoehoe, which has slow permeability, slow surface runoff and slight erosion hazard. Along the mauka edge of the project area lie the Punaluu and the Aa soils, which respectively consist ofwell-drained rocky peat and rough and broken masses of clinkery lava with practically no soil covering. The ALISH classification for the subject property does not classify the soils as having any agricultural importance. The Land Study Bureau's Detailed Land Classification System classifies the soils as "E" (Very Poor) for agricultural productivity. In 1989, Philip Bruner completed a Survey of Avifauna and Feral Mammals and no resident endemic species of land or water birds, migratory or indigenous birds or seabirds, or endangered species of feral mammals were observed. to February 1999, Char and Associates conducted a botanical survey and found 57 introduced species, one of early Polynesian introduction and eight native plants. The native species are the ilima, koali awa, iliee, alahee, aalii, and uhaloa. In 1993, Paul H. Rosendahl, Ph.D., Inc., completed an Archaeological Inventory Survey of the subject property and identified 18 sites of significance. No further work was deemed necessary at 12 of the sites and further data collection was recommended for four sites. The burial site was referred to the Hawaii Island Burial Council and they recommended that the site be preserved in place with a 30-foot buffer zone. The subject property is located within Zone "X", an area determined to be outside the 500-year flood plain. PC-23 PC-23 Page 4 June 5, 2001 Surrounding area consists of Queen Liliuokalani Trust's Children Center and vacant lands to the north, QLT's Makalapua Center to the east (mauka of Queen Ka`ahumanu Highway), the Kona Industrial Subdivision to the south, and the County's Kailua Park and the Old Kona Airport State Recreation Area. The Queen Ka`ahumanu Highway and Kuakini Highway are the two primary regional roads providing access to the subject property. The Queen Ka`ahumanu is currently atwo-way, two-lane undivided State-owned road; however, the State has plans to widen it to four lanes between Henry Street and Keahole Airport. Kuakini Highway currently is atwo-way, two-lane undivided County road; however, there are plans to widen it between Palani Road and Hualalai Road. In December 2000, Wilbur Smith Associates completed a Traffic Impact Study to assess traffic impacts of the development through the year 2020 with an interim assessment provided for the year 2010. Traffic volumes are expected to increase substantially by 2010. All utilities and services are or will be available to the subject parcel. The applicant installed a 1.0 million gallon per day potable water well, which was dedicated to the County in 1997, and a 1.0 million gallon storage reservoir in Keahuolu above the Mamalahoa Highway. This contribution to the regional potable water supply system will ensure ample water is available for this development. Wastewater will be disposed of via the County's Kealakehe Pump Station to the County's Kealakehe Wastewater Treatment Plant. The representative for the applicant, Mr. Jim Bell, briefly explained the proposed amendments. The ML-la zoning existed since 1983, but they would like to change it to MCX-20 to allow the development of larger parcels of land instead of small lots to reduce the impacts of the development on the surrounding areas. The development of this area will not happen quickly and may be at least 20 years before the entire area is used. Mr. Bell also stated that the infrastructure is in place. The water system, which the applicant installed, has been dedicated to the County and they are working on a new agreement with the Department of Water Supply for more wells. The main trunk for the sewer system exists and it extends down Makalapua to the pump. An agreement with HELCo to construct a new substation will enable the development to have another energy source. Mr. Bell also explained that each lessee is given a copy of their design manual and all applicants have to be approved by the Trust. Abiding by the Kailua Village Plan would only be one more thing that they have to follow. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the Change of Zone request. PC-23 PC-23 Page 5 June 5, 2001 Your Committee on Planning is in accord with the intent and purpose of Bill No. 60, and recommends it pass first reading. AYES NOF,S A & E EX I,I?tI'HFAD-TODD X Respectfully submitted TYLER X COMMITTEE ON ANNIN ARAKAF:I X c..~ C'E IUNG X E~,E.nREONOrr x BOB JEAN LEITHEAD-TODD, CHAIR JACOBSON X PISICCHIO X PC REPORT NO. PC-23 SAFARIK X ADOPTED 06 7~O YAGONG X