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HomeMy WebLinkAboutREP PC 052 01/19/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: January 19, 2006 Re: Comm. No. 616/Bill No. 199 PLACE: Councilroom TIME: 1:30 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 199, reports as follows: Bill No. 199, transmitted via Communication No. 616 from Mayor Harry Kim, dated December 14, 2005, presents a Change of Zone request by Matsuno Enterprises, Ltd., at Ponahawai, South Hilo, Hawaii, TMK: 2-3-36: por. 18. Bill No. l99 seeks to amend Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the District Classification of approximately 8 acres of land from Agricultural - 1 acre (A-la) to Neighborhood Commercial 20,000 square foot (CN-20). Communication No. 616 reports that the Hawaii County }'tanning Commission, as required by the Hawaii County Charter, Chapter 4, Section 6-4.3(C), considered this rezoning request and accompanying Bill No. 199 on December 14, 2005. The Commission concurred with the Planning Director's favorable recommendation on this matter. The Planning Director's findings and recommendations, transmitted via Communication No. 616, can be summarized as follows: 1. 'fhe applicant, Matsuno Enterprises, Ltd., is the owner of the property. The applicant is requesting a Change of Zone for 8 acres of land from the Agricultural - 1 acre (A-1 a) District to the Neighborhood Commercial 20,000 square foot (CN-20) District in order to develop a commercial complex consisting of approximately 109,000 square feet of office and retail space. Preliminary designs show four one- and two-story buildings with 340 parking stalls. 2. 'l~he 8 acres is part of a larger 24+-acre parcel. The entire 24+-acre parcel was previously rezoned to the RS-7.5 District on August 1, 1972. Sincee residential development of this property never occurred, the Planning Director is initiating a repeal of the ] 972 rezoning. Once this process is completed, the remaining 16.495 acres of the parcel which are not included in Bill 199 will then revert to the A-l a District. The applicant may develop residential uses on the 16.495-acre portion of the parcel in the future, but these uses and land area are not pari of the current request. 3. The property is located in on the south side of Ponahawai Street, approximately 1,500 feet east of the Komohana Street/Ponahawai Street intersection in South Hilo. The Alenaio Stream forms the rear boundary of the property. PC REPORT NO. 52 Communication 616 Bill 199 Page 2 4. Access to the subject parcel is proposed from Ponahawai Street, a paved County road with a 60-foot right-of-way. The applicant will install a dedicated left-turn lane at the single- access into the property from Ponahawai Street. Full roadway improvements will be required along the project's Ponahawai Street frontage and along the project's internal roadways. 5. Condition N of Bill No. 199 requires that any residential structures proposed for construction on the subject parcel comply with County Affordable Housing requirements. Condition O of Bill No. 199 also requires the applicant to make specific fair share contributions to mitigate impacts from any residential development which may be constructed on the property. 6. According to Communication No. 616, the approval of this Change of 7,one request from the Agricultural - I acre (A-I a) to the Neighborhood Commercial 20,000 square foot (CN-20) zoned district would result in an appropriate land use pattern that will further benefit the public based on the following: • The proposed change of zone is located in an area designated in the General Plan as Medium Density Urban, within the State Land Use Urban District. The proposed '`Pacific Commerce Park" will house financial institutions, restaurants, a grocery store, and office space for physicians and UH support functions. • All essential services and utilities are or can be made available to the project site. • The Federal Emergency Management Agency Flood Insurance Map (FIRM) identifies the site as "X" or outside the flood plain. 6. Requisite of the Planning Director's favorable recommendation for the Change of Zone request are 18 conditions contained in Bill No. 199 that outline specific requirements for the proposed project Condition B requires the applicant to submit maximum daily water use calculations and a water commitment deposit for the proposed development within 90 days of the effective date of this ordinance. Condition D requires the applicant to upgrade the existing R-inch water line in Ponahawai Street to obtain a 2,000-gallon-per-minute fire flow. Hoffman said he didn't see any huge amount of people for or against this particular application. Makes observation of the number of vacant commercial spaces in the community. Not certain we really need to subdivide anything further or create any new neighborhood commercial areas such as this regardless of the purpose for it. However, public isn't contesting this and there is no adverse comments from the Council Member whose district this is located in. For those reasons he will go ahead and approve it. Council Member .lacobson stated this is just below the University Terrace project where there PC REPORT NO. 52 Communication 616 Bill 199 Page 3 seems to be some rather severe unresolved drainage problems although we gave approval for that project. Stated he was concerned about water coming down causing some problems. In answer to Council Member Jacobson's concerns regarding flooding, Director Yuen said the back portion of the property that is not up for rezoning and contains the Alenaio stream has a severe flooding problem. This section however, is outside the mapped flood zone. He is concerned about flooding but this project is outside of the flood area. With respect to affordable housing, this application does not require affordable housing. Under the coning the applicant could develop a residential subdivision and if they do, then affordable housing would be assessed. Sidney Fuke, Planning Consultant gave a presentation of the application. Council Member Ikeda stated as far as he's concerned he's not against it and could use another shopping center in the area. Chairman Pilago stated that if application came up in Kona he would vote against it because of the lack of infrastructure in our area. Believes and knows that the infrastructure capacity for Hilo is different and would support this application. He has concerns that Hilo has a surplus of commercial zoned properties that are not being developed. Hopes there is some seriousness with this developer to become a model and develop this place under this zoning request. Gives courtesy to Council Member Ikeda and supports proposal as it is within Mr. Ikeda's district. Your committee concurs with the Planning Commission's and the Planning Director's favorable recommendation for approval of the Change of Zone request. PC REPORT NO. 52 Communication 616 Bill 199 Page 4 Your Committee on Planning is in accord with the intent and purpose of Bill No. 199 and recommends it pass first reading. and eves Noes n&e es Respectfully submitted, ARA KAKI Jt RIGA g COMMITTEE ON PLANNING HOFFMANN Ji( ~ ~d- HOLSCHUH X ~ _ IKEDA 7( - . IsBELI, X K. Angel Pilal, ,Chair JACOBSON X PILAGO X - S AFARIK - - - PC REPORT NO. 52 ADOPTED: FEB