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HomeMy WebLinkAboutREP PC 087 06/06/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: June 6, 2006 Re: Comm. No. 883 or Bill No. 281 PLACE: Council Chambers TIME: 9:00 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 281, reports as follows: Bill No. 281, transmitted via Communication No. 883 from Mayor Harry Kim, dated Apri124, 2006, presents a Change of Zone Request by Kathy Tripp for property located at Waiakea Houselots, South Hilo, Hawaii , TMK: (3) 2-2-34:12. Bill No. 281 seeks to amend Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), by changing the District Classification from Single Family Residential (RS-10) to Neighborhood Commercial (CN-20), for approximately 20,000 square feet of land located along the west side of Manono Street, midway between Kekuanaoa Street and Hualani Street, Waiakea Houselots, South Hilo, Hawaii. Communication No. 883 reports that the Hawaii County Planning Commission, as required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, considered the above request on April 7, 2006. The Commission concurred with the Planning Director's reasons for a favorable recommendation for approval of this matter. The Planning Director's favorable recommendation transmitted with Communication No. 883 can be summarized as follows: 1. The subject property is located along the west side of Manono Street, midway between Kekuanaoa Street and Hualani Street, at Waiakea Houselots, South Hilo, Hawaii. 2. Applicant is requesting the change of zone to convert the existing single family dwelling for retail use for Kilauea Kreations, a Hawaiian quilt and gifr shop, and convert the reaz portion of the property into an 8-stall paved parking area for employees and clients. 3. Existing access to the property is from Manono Street, which has a 50-foot wide right-of--way with a 20 to 22-foot wide pavement and paved shoulders. Manono Street is proposed to be increased to a 60-foot wide right-of-way and, therefore, applicant will be required to provide a 5- foot wide future road-widening strip along the Manono Street frontage of the property. Applicant will also be required to provide full improvements to the entire frontage of Manono Street. 4. County water is available to the property and the property is also connected to the County's sewer system. Other essential utilities such as telephone, electrical and cable services are also available to the property. 5. The property is served by the Hilo Central Fire Station located on Kinoole Street or the substations at Waiakea and Kawailani. Police Headquarters is located approximately two miles from the property and the Hilo Medical Center is located approximately 3 miles away. PC REPORT NO. 87 Communication 883 Bi11281 Page 2 of 4 6. The Planning Director recommended favorably on this request based on the following: • The request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify. • The proposed use would be consistent with and will conform to the goals, policies and standards of the Economic, Land Use and Commercial Elements of General Plan. • The Land Use Pattern Allocation Guide (LUPAG) Map designates this azea for Medium Density Urban Development, which may allow village and neighborhood commercial and single family residential and related functions, up to 35 units per acre. • The property has no severe topographic or geologic problems which cannot be properly rectified or which would render it unusable for the proposed used. The property is classified as Zone X, aeeas that are determined to be outside the 500-year flood plain. The property is located outside of the tsunami inundation area and has been in residential use since 1914. • The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject properties are located more than one-half mile from the nearest coastline. • The proposed development will not adversely impact recreational resources, including access to and along the shoreline or to mountain areas, scenic and open space vistas, visual resources to the shoreline or coastal and marine ecosystems. • Because the property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna aze located within the property, nor has the property been identified as a significant botanical or biological habitat. • The property development is not anticipated to have any adverse impact on archaeological, cultural or historical resources in the area. Requisite of the Planning Director's favorable recommendation for the approval of the Change of Zone request, are fifteen (15) conditions contained in Bill No. 281 that outline specific requirements for the proposed project. At the June 6, 2006 Committee on Planning meeting, Chair Pilago noted written testimonies were submitted by Edna Arakawa and a person named Roberta, both in support of Communication 882, Bill 281. Applicant, Ms. Tripp stated she's applying to convert a residence on Manono street into a Hawaiian Quilt gift shop. Council Member Jacobson inquired whether applicant tried to talk to neighbors in the community and applicant stated that there was no opposition to her application at the other hearings and there is positive support from the community. Council Chair Higa asked applicant to confirm she intends to keep the original house and renovate it for crafts and not change it to other uses in the future. He wanted to be sure what applicant requesting now or PC REPORT NO. 87 Communication 883 Bill 281 Page 3 of 4 what she is trying to accomplish does not change. Applicant stated she already has a quilt shop in Volcano and that her intention is to open a quilt and quilt lesson shop in Hilo to accommodate her customers that are unable to drive out to the Volcano area. That she said was her only objective. Director Chris Yuen noted that applicant can accomplish this use under the CN zone change but stated because this is a rezoning, the conditions do not bind them to this particular use nor does it bind applicant to retain the building. Director Yuen stated he credits their good faith in what they're saying, but there's not an absolute requirement in the change of zone. Director Yuen explained that you could not d a bar in a CN zone but you could open a restaurant and sell liquor. He noted that in the immediate area there's a rezoning application to commercial on one side, a commercial zone across the street and quite a bit of commercial activity about 3 houses from Kekuanaoa Street. Mc Higa stated he supports this in his district. Council Member Jacobson noted applicant and her family has deep roots in the Volcano community and that as far as he can remember he has never ever had a complaint about applicant. Mr. Jacobson stated applicants are good and honest business people who care about the community. Council Member Isbell confirmed with Director Yuen that this change of zone would allow applicant to also live there and that she favors that arrangement and zone changes that allow a person to work and live in the same place. Vice Chair Hoffmann noted that Mr. Higa's concerns could be placed in a condition. Mr. Higa stated he has no question as to the integrity of these applicants but had to raise the questions because it is the right thing to do for his district. Committee Chair Pilago noted that within the vicinity there are several other CN zonings, such as Big Island Candies that is subject to a director initiated General Plan amendment because of its change from low to high density urban. He asked Planning Director Yuen whether that would create any problems for this applicant and Mr. Yuen stated this application is consistent with existing medium density urban along Manolo Street. Director Yuen also stated that the concept of retrofitting an older home is very compatible with pcople who want to keep some residential character to the area. Your Committee on Planning concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the Change of Zone request. PC REPORT NO. 87 Communication 883 Bi11281 Page 4 of 4 Your committee on planning is in accord with the purpose and intent of Bill No. 281 and recommends it pass first reading. and Hues NOES a&E Ex Respectfully submitted, ARAKAKI X xtcA X COMMITTEE ON PLANNING HOFFMANN X HOLSCAUH X IKEDA X ~y~\J. ISBELL X aACOSSON X K. ANGEL PI GO, CHAIR PILAGO X PC REPORT NO. 87 sAFARIK X ADOPTED: JUN