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Home My WebLink AboutCOM 0210.002 2002-2004 OS/OB/00 TLIE 07: d4 FAR 80A 0'7 1048 Plllase Propert les, IUC. ~ 001 VILLAGE PROPERTIES, YNC. 1715 Ihiloa Place, Honolulu, H196821 • Tel: (8082 373-3175 • Fax: (808) 377-1346 facsimile TRANSMITTAL Name: Ms. Bobby Jean Leithcad-Todd/Councilwoma~~ Organisation: County of Hawaii Faa: (808)961-8912 Phone: (808}961-8225 From: Charles Coupe Date: May 6, 2003 Subject: Hokukano Ranch Change of Zone Application (RBZ02-029). Pages: 5 including cover page Comments: Dear Chairwoman Leithead-Todd, I have attached my written testimony on the subject application. Plcasc call me with any additional questions. Thank You, Chuck Coupe CW Limcc Comm. No. 2 ~0• Ref. TSr~ Ref. Ddfe MAY 6 2~3 05.08103 TUE 07:45 FA% 80b 377 13x8 lYllage Properties, IRC. ~ 002 ft,°l~azw May 6, 2003 Mr. nooby Jean Leithead-Todd, Chairwoman Planning Committee County Council County of Hawaii 25 Aupuni Street, Rm. 209 Hilo, Hawaii 96720 SubJect: Hoknkano Ranch Change of Zone Application (R)v7A2-029). Chairwoman Leithead-Todd and Members of the Council: Thank you for this opportunity to offer testimony on the subject zoning request. First, let me say that we have no objection to the proposed use of the site as a visitor center and green house. We do, however, have a concern about ablanket re-zoning of 5 acres to Village Commercial without any evaluation of the possible impact this action would have if the proposed use is changed to a major commercial development. If this re-zoning is not conditioned to linut the use to a visitor center and greenhouse, the applicant would be free to change the use without a deia:;od project evaluation. The idea of re-zoning a five(5) acre parcel to commercial to accommodate a greenhouse and visitor center is ludicrous. "Fhe applicant has not jusfified the need for 5 acres of commercial zoning. If the Council determines that the applicant's request is with merit then it should re-zone one acre of land to accommodate this limited use. By doing this the Council would preserve its right and that of the community to review future re-zoning requests of the property. The Council is charged with the responsibility of maintaining thoughtful development which protects the health, safety, and welfare of the people and this approach would provide them with that safeguard. ,,,'G. ~'.~'G.~. fn'bo~l~u '1'1!~«yt~ '~a°„aln/k ~G°~968Ef O5i08%0a T?E 07: d5 FAT 808 X77 1~&8 Clllage Properties, IVC. f~00a County of Hawaii Platuting Comtrtittee May 6, 2003 Page 2 The proposed re-zoning of this 5 acre parcel requires serious review of several key areas which we feel have not been considered by this application. 1. Spot Zoning: Designating this pazcel for commercial use would constitute spot zoning, This parcel is totally isolated from Kealakekua town. Good planning starts with well conceived ]and use plans that address how a proposed use will fit into the community. This involves consideration such as transportation impact (How does the increased traffic impact the highway, what type of traffic related offsitc improvements aze required i,e., ingress/egress off of Mamalahoa Highway, eteJ offsite ittfrastructure(such as drainage, sewer, water, fire, police, emergency, etc.), market demand, enviromnartal impact(such as noise, traffic, air pollution, etc.). If this Council needs an example of what can happen when spot zoning is adopted without rcgazd to good planning a visit to 1Cihei, Maui will provide an eye opener. 2. Density Impact: A Villagt Commercial designation will allow the site to be developed with a retail project of at least 40,000 square feet of gross leasable area and some 24 residential units. This would be a major development and it could have a serious impact on traffic, infrastructure, envirotunental concerns, and commwnity aesthetics. This application is totally devoid of any evaluation of how these concerns would itnpaet on the surrounding community. 3. Market Demand: What marketing information has the developer presented to justify this zoning change? The County just granted Village Commercial to a seven acre property less than 500 feet to the north of the subjat property. To date we are not aware of any development scheduled for this property. Where is the con'esponding rosidentiai growth that will . ~pport this increased density? Hokulia will provide 750 new residential homes, but these are prhnarily second homes with absentee owners. Before a major up zoning is granted the applicant should justify it with a supporting mazket study which considers existing inventory, vacancies, annual absorption rates, mazket interest, etc. 4. Traffic Stndy: The location of this property on the comer of a major intersection which accesses the community's middle and high school complexes demands that a comprehensive traffic . fix. Gm 'X~!~,1,e ~v~cla, ~~P~969Y> O5/DBi09 TPE 07: d5 FA`; 808 777 1948 Plllase ProPertles, I!~C. f~004 County of Hawaii Planning Committee May 6, 2003 Page 3 study be prepared This study should analyze the impact that full commercial development will have on Mamalahoa Highway and the surrounding community. What kind of offsite improvements would be required? Some of the questions we have are: a. Will a left turn storage lane on Mamalahoa Highway be required to access the project? 6. Will the project have acceleration and deceleration lanes from Mamalahoa Highway? c. Is additional street lighting being provided? d. How will pedestrian access be handled? Is a sidewalk being constructed on the rnaitka side of the Highway? IS one being provided on Konawacna School road? e. Is a left tttm storage lane going to be constructed on Konawaena school road for access driveway? If so, where will the required land come from for the widening? f. How much off-street pazking is going to be provided? These are extremely important traffic concerns which must be addressed before a re- zoningcan begranted. 5. Ecological Concerns: The proposed plan shows an office, repair shop and storage area which has been used for many years in support of the ranch operation. Has any study and testing been conducted to determine the extent of any contamination and what if any clean up is necessary? The use of gasoline, diesel, oils, fertilizers, pesticides and herbicides, and other chemicals were used or stored in this shop area. The applicant should get a clean bill of health from the State Department of Health and the Federal (3ovemment Environmental Protection Agency as part of this approval process. In addition, there aze numerous other ecological concerns that a commercial development will bring such as, added degradation of air quality, sewage waste disposal, noise, oil and other contaminates, o#fsitc drainage and other factors that require study and solutions. In cw~mg, the proposed use presented to the community and this Council does not warrant a major blanket re-zoning to Village Commercial. As stated earlier, this application should be limited to a re-zoning of one acre. This approach would satisfy the applicants request while pcescrving the Council's legitimate right to review future re-zoning requests when the need can fciFdly 71!~yat ~79.S.~i iloa ~rn 05'oB~oJ THE 07:48 FA% 808 a77 1948 PlI1aBe Properties, ItiC. C~oo5 County of 1-Iawaii Planning Committee May 6, 2003 Page 4 be demonstrated. We appreclate this opportunity to express our views on this application and would be happy to answer any questions. Thank you for your time and consideration. Ve Truly Yours, / , harles W. Coupe i •!'Gf. ~ ~ ~'I Rl. ~Yl~.Vi.YI Y/~l~/Mt~iJ >7~5 ,~rlaa. U~.rue ~owo/`eli<, ~~96R2~