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HomeMy WebLinkAboutREP PC 006 02/01/2005 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: February 1, 2005 RE: Communication No. 821/Bill No. 355 PLACE: Councilroom TIME: 1:30 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 355, reports as follows: Mayor Harry Kim transmitted Bill No. 355 via Communication No. 821 on October 15, 2004. Bill 355 proposes to amend the state land use district boundary map H-65 by changing the district classification for approximately 4.182 acres of land from the agricultural district to the urban district. Continental Pacific. LLC has requested this change at Makahanaloa, South Hilo, Hawaii, TMK: 2-8-8:103, Por. 103, Por. 104. Por. 95, and Por. 3. The Hawaii County Planning Commission, as required by the Hawaii County Charter, Chapter 4. Section 6-4.3(c), considered this request and accompanying Bill No. 355 on October 15, 2004. 'I~he Commission concurred with the Planning Director's favorable recommendation on this matter. The Planning Commission found: 1. The applicant is the owner of the property. 2. "I'he property is in the area of the former Pepeekeo Mill complex and surrounding former sugar cane lands at Pepeekeo, South Hilo, Hawaii. 3. The applicant is also requesting a concurrent change of zone (Bill 356) from village commercial (CV-10), limited industrial (ML-20), and general industrial (MG-Sa) to single family residential (RS-20) and from agricultural (A-20a) to limited industrial (ML-20). 4. The applicant is requesting the state land use boundary amendment and the change of zone so that it can create a residential subdivision of eleven lots, which is a substantial decrease in density from the possible density allowed under current zoning. The rezoning would also result in a new 3.344-acre ML zoned area where Hilo Coast Processing formerly had a warehouse and baseyard. 5. 'fhe property is near Pepeekeo Point. It once contained structures associated with the Pepeekeo Sugar Mill and the Pepeekeo Mill Camp. These structures were torn down, mainly during the 1970's. 6. The Planning Commission's and the director's favorable recommendation for the state land use boundary amendment application is based on the following: u The approval of the reclassification from the state land use agricultural district to the rural district will not violate HRS § 205-2 nor will it be inconsistent with the land use commission's rules or the Hawaii County general plan. Communication 821 Bill 355 Page 2 ? A change of zone request (Bill 356) is being concurrently processed with this request. u The urban district request would be consistent with goals and policies of the land use (industrial) element of the general plan. ? The urban classification also conforms to the standard that the development is within reasonable proximity to centers of trading and employment and to basic services such as schools, police and fire protection, transportation systems and water. ? Urban districts shall include lands characterized by "city-like" concentrations of people, structures, streets, urban level of services and other related land uses. ? The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. ? While the project site is in the state land use agricultural district and zoned agricultural (A-20a), it is not currently being used for active agricultural purposes. ? The properties are not listed as historic properties in the Hawaii state register of historic places and has not been determined to be eligible for inclusion in the national register of historic places. It is not identified as a significant cultural or historic site in the general plan. Your Committee received two written testimonies in support of Bill 355. Your Committee also heard public testimony from six people. Barbara Hanog is a member of the Pepeekeo Senior Club and spoke in favor of Bill 355. She said that Continental Pacific, LLC took part in meetings with community members on an ongoing basis and tried to resolve issues with community input. Ed Johnston voiced support for the project and read into the record supporting testimonies for Lorraine Mendoza, President of the Pepeekeo Community Association, and Roy Skogstrom, a Pepeekeo resident. Mr. Johnston stated that he was a fanner and had attended numerous meetings with the developers and that these meetings between community members and the developer resulted in positive outcomes. Michael Heya, also a resident of Pepeekeo, said that the owners worked hard with the community to resolve the issue of public access to the fishing areas along the coast. Sarah Moon, a Hilo resident, expressed concern about public access to the shoreline. She commented that adequate public access to the shoreline was not being addressed. Some people would not be able to walk the half-mile from the parking area to the shoreline. She also was concerned about the maintenance of the public access trails and roadways. She also expressed concern about the toxicity of the coal ash pile and the bulldozing in the SMA area. Jan Moon stated that the area was uniquely beautiful and that she was concerned that the developers would not maintain the public access areas. She also said that some of the public access areas needed to be clearly marked and improved (cleared, mowed, and leveled). Claudia Rohr also spoke against the development, citing concerns about the toxic ash pile, contaminated well, and the loss of a ballpark. She also expressed concern about the private agreement between Continental Pacific LLC and the Pepeekeo Community Association. This agreement states that the developer would give the association up to $330,000 from the proceeds of the shoreline property sales. Planning Director Chris Yuen and Steve Lim, representative for the applicant, provided Your Committee with background information about the origins and purpose of Bill No. 355. Communication 821 Bill 355 Page 3 Mr. Yuen explained that the application received a favorable recommendation from the Planning Department because the request coincides with established land use patterns in the area. The approval of the state land use boundary amendment to the urban district complements the state land use district rules and is consistent with the Hawaii state plan. Mr. Yuen acknowledged that there is a settlement agreement between the developer and the County. This agreement limits the number of lots that can be developed. During discussion, Councilmember K. Angel Pilago expressed concern about the maintenance of the two old cemeteries in the area and questioned who would be responsible for maintaining them. The majority of the discussion by members of Your Committee focused on the major issue of public access. Councilmember Bob Jacobson expressed concerns about access for disabled people, lack of signs indicating the public access areas and the lack of a long-range plan to manage the public easements in the future. Councilmember Dr. Fred Holschuh expressed support for the project because of the good relationship between the community members and the developers in working out an access plan. Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the state land use boundary amendment. Your Committee on planning is in accord with the intent and purpose of Bill No. 355 and recommends it pass tirst reading. wi Hues noes nee ex Respectfully submitted, ARAKAKI HICA X COMMITTEE ON PL~j1NNING HOFFMANN 1 ,l HOLSCHUH ~1~y:.~_ ' ~ ~ L~.. :l IKEOA Peter Hoff , Co-Cha' • ~Ll ISBELL J{ JACOBSON J{ PILACO X K. Angel Pilago, Co-Chair SAP'ARIK PC REPORT NO. 6 ADOPTED: FEB 1 6 2~~5