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HomeMy WebLinkAboutREP PC 058 01/23/2002 2000-2002 REPORT OF THE COMMITTEE ON PLANNING DATE: January 23, 2002 RE: C-478 /Bill No. 154 PLACE: Councilroom TIME: 3:00 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 154 transmitted jointly with Bill No. 153 by Mayor Harry Kim per Communication No. 478, dated January 9, 2002, regarding the change of zone request by Davy! S. Del.uz, Sr., Enterprises Profit Sharing Ptan, at Kalaoa 4th, North Kona, I-Iawaii TMK: 7-3-5: Portions of 32 and 33, reports as follows: Bill No. l 54 amends Section 25-8-3 (North Kona District Zone Map), Article 8, Chapter 25 (honing Code) of the Hawaii County Code, by changing the district classification for approximately 3.2 acres of land from an Agricultural (A-Sa) to a Neighborhood Commercial (CN-10) zoned district. The rectangular shaped subject property, owned in fee by the applicant, is located along the west (makai) side of Mamalahoa Highway, approximately 1,000 feet north of its intersection with Kaiminani Drive. The subject properties, listed as two separate tax map keys, is actually one lot. Final subdivision approval was granted on May 10, 2001 for afive-lot consolidation subdivision; however, to date, the subject property (consolidated lot) has not been issued a new tax map key number. An old abandoned single-family dwelling on the subject property will be demolished. Portions of the site have previously been graded and used for pasture. The applicant intends to subdivide the subject parcel into lot sizes ranging from .OS to 1.0 acres, and develop a retail and neighborhood commercial center with space for a fire and police substation. Other uses may include a service station, fast food restaurant and other retail services. The applicant is presently negotiating with the County to construct the fire/police substation, and construction on the first structures will begin immediately after all governmental approvals are secured. According to the Site Topography map, there is a drop in elevation of approximately 78 feet, from 1712 feet along Mamalahoa Highway to 1634 feet, the location of the proposed fire/police station. The on-site roadway is shown as a 16% grade on the grading plan submitted. The General Plan LUPAG map classification is Urban Expansion, which allows for a mix of high density, medium density, low density, industrial 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 determined. The Keahole to Kailua (K to K) Development Plan classification is Residential Expansion. On April 3, 1991, the County Council adopted the K to K plan by resolution to be utilized in the development of infrastructure and land uses in the region. PC-58 PC _ S $ - 2 - January 23, 2002 The subject property and the immediate surrounding areas were previously designated as Unplanned by the 1967 Zoning Code; however, with the adoption of the December 7, 1996 Zoning Code, all Unplanned zoned districts were reclassified to Agricultural-5 acres (A-Sa). Surrounding lands to the immediate north and south are designated Agricultural by the State and zoned Agricultural (A-Sa) by the County. The parcel to the west is designated Urban and zoned Single Family Residential (RS-10) by the County. These lands include residential uses and vacant land. Approximately 300 feet to the north of the subject property is the Kona Coastview Subdivision and approximately 450 feet to the south is the Kona Palisades Subdivision. These subdivisions are situated within the State Land Use Urban District and are primarily zoned Agricultural (A-Sa) by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. These subdivisions include mixed residential uses and vacant lands. Across Mamalahoa Highway, are parcels zoned Agricultural (A-20a) by the County and designated Agricultural by the State Land Use Commission. These lands include residential uses and vacant lands. The .91 l acre Matsuyama Store parcel located approximately 2 3/4 miles to the south along Mamalahoa Highway is zoned CN-20. About 2 1/4 miles down Kaiminani Drive is a 140 acre parcel (TMK 7-3-10:27) that was rezoned by Hawaii Agribusiness LLC on March 15, 1991 as a planned residential community. A 6.643 acre portion of the site was rezoned to CN-10. However, to date, no development has occurred. Soils are classified as Kaimu and Punaluu. The Kaimu is an extremely stony peat with rapid permeability, slow runoff and slight erosion hazard. The Punaluu is an extremely rocky peat with very slow permeability, slow runoff and slight erosion hazard. The Land Study Bureau classifies the soils as "E" or "Very poor". The ALISH system designates the parcel as "Unclassified". The property is located within Zone X, an area determined to be outside the 500-year flood plain. Because the site has been graded, improved with a dwelling and used as pasture, the likelihood of any rare or endangered flora or fauna is remote. Access to the subject parcel is from Mamalahoa Highway, a state maintained roadway. According to the Department of Transportation, a channelized intersection with alert-turn storage land and right-turn deceleration land must be provided at the project's access to Mamalahoa Highway. In addition, the Department of Transportation is requesting that a minimum 25-foot highway widening and landscaping setback be provided along the project's frontage with Mamalahoa Highway. Except for the proposed access, the remaining property line should be designated as "No Access Permitted." The applicant has stated that they are negotiating with the Department of Water Supply to construct improvements to the County system which will accommodate this project. Since there is no municipal sewer system in the area, the applicant proposes to dispose of sewage via wastewater treatment systems approved by the State Department of Health. All other utilities and services are or will he available to the subject property. PC-58 PC - 5 $ - 3 - January 23, 2002 Committee Member Dominic Yagong stated that strategically placed developments help traffic, and that this project would be the only commercial center makai of the road. Committee Member Curtis Tyler mentioned that there is no fire station in this area now, and this project will initiate a connection between two non-connecting streets. Your Committee did not entertain further discussion on this measure. 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. 154 and recommends it pass first reading. AYES NOF,S A & E EX LEITHEAD-TODD X TYLER X ARAKAKI X Respectfully submitted CFiUNG X COMMITTEE ON PLANNING ELARIONOFF X ' JACOBSON X ~~p/ PISICCHIO X BOB JEA LEITHEAD-TODD, CHAIR SAFARIK X YAGONG X PC REPORT NO. 58 ADOPTED: 2 ~ 2002