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HomeMy WebLinkAboutREP PC 095 07/06/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: July 6, 2006 Re: Comm. No. 933/Bill No. 296 PLACE: Council Chambers TIME: 2:00 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Yow Committee on Planning, to which was referred Communication No. 933 and Bill No. 296, transmitted by Mayor Hany Kim, dated May 30, 2006, regarding a State Land Use Boundary Amendment application by the Plant-Mason Family Trust, at Wainaku, South Hilo, Hawaii, TMK: 2-6-032:006 reports as follows: Bill No. 296 seeks to amend the State Land Use District Boundaries Map for the County of Hawaii, by changing the District Classification for approximately 11.9 acres of land from the Urban District to the Rwal District and for approximately 2.8 acres of land from the Agricultwal District to the Rwal District. Communication No. 933 reports the Hawaii County Planning Commission, as required by Chapter 4, Section 6-4.3(C), Hawaii County Charter, considered the above request and accompanying Bill No. 296 on May 5, 2006. The Commission concurred with the Planning Director's favorable recommendation on this matter. Communication No. 933 reports the Planning Director's fmdings and recommendations as the following: 1. The property was pwchased in December 2001 by the Plant-Mason Family Trust. The applicants are requesting a State Land Use Boundary Amendment for approximately 14.7 acres from the Agricultwal and Urban District to the Rwal District. 2. The subject properly fronts the south side of Kulana Kea Road and the east side of Kauhi`ula Road. Access to the site is from Kulana Kea Road, a private roadway with a 20-foot pavement width within a 60-foot wide right-of--way. Properties to the south and east consist ofsingle-family residential lots in the vicinity of Ha`aheo School. Properties to the north and west of the site are zoned Agricultwal - 20 acres (A-20a). 3. The applicants aze also requesting a concwrent Change of Zone (Bill 297) from the Single Family Residential 15,000 Squaze Feet (RS-15) and the Agricultwal - 20-acre (A-20a) to the Residential and Agricultwal 1-acre (RA-la) zoned district. 4. The applicants are requesting the State Land Use Boundary Amendment and the Change of Zone so that they may subdivide the property into ten residentiaUagricultwal lots. Eight of the lots will be approximately 1 acre in size and the remaining two lots will be 3.2 and 2.7 acres. The applicants plan to construct a residence on one of the Tots and to retain two additional lots for family members. The remaining seven lots would either be retained or sold to fmance costs of developing the proposed subdivision. 5. The subject property was originally owned by Mauna Kea Agribusiness, which intended to develop a 25-lot subdivision on the properly for employees of their pazent company, C. Brewer. This subdivision was, however, never developed. The subject properly was sold to the applicants in 2001. PC REPORT NO. 95 Communication 933 Bi11296 Page 2 of 3 6. The approval of the reclassification from the State Land Use Agrccultwal and Urban Districts to the Rwal District will not be violative of Section 205-2, Chapter 205, Hawal`i Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, Rule 13 of the Plamring Commission Rules of Practice and Procedwes, the Hawaii County General Plan and the Hawaii State Plan based on the following: • According to the Hawaii Land Use Commission Rules, the following three standazds shall apply when determining an azea for the Rwal district boundaries. 1. Areas consisting of small farms; provided that the areas need not be included in this district if their inclusion will alter the general characteristics of the areas; 2. Activities or uses as chazacterized by low-density residential lots of not less then one-half acre and a density of not more than one single-family dwelling, per one-half acre in aeeas where "city-like" concentration of people, structwes, streets, and wban level of services aze absent, and where small farms aze intermixed with the low-density residential lots; and 3. Generally, pazcels of land not more than five acres; provided it may include other pazcels of land which aze swrounded by, or contiguous to this district, are not suited to low- density residential uses for small farm or agricultural uses. • The request conforms to both the Land Use Commission Rules and the Hawaii State Plan. Land Use Commission Rules encowage compatible and low-density residential uses with a minitnum lot size of one-half acre, except as provided by County ordinance pwsuant to Section 46-4(c), Hawai`i Revised Statutes. • The action also compliments the Land Use element of the General Plan by providing additional rural style residential-agricultwal developments in appropriate locations. • The properly is designated as Low Density Urban by the Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan. The requested Rwal designation will provide for an additional rural style residential-agricultwal development in the vicinity of similaz existing land uses in the swrounding azea. • The Rwal classification is not expected to have a significant adverse on traditional, customary Hawaiian rights or resowces, nor is it adjacent to the shoreline. • The property is designated as Prime Agricultwal Land by the Agrccultwal Lands of Importance to the State of Hawaii (ALISH) System, but it is not cwrently utilized for agricultwe. The soils are classified as "C" or "Fair" by the Land Study Bweau. The net effect of the current boundary amendment is to "downzone" much of the site from the Urban to the Rwal District, so the proposed Rwal designation supports futwe agricultwal land uses on the site to a greater extent than the current Urban designation does. At the July 6, 2006 Committee on Planning meeting public testimony was provided at the Hilo Council Chambers by J.D. Hamilton (in support), Yvonne Bjouman (in support because down zoning from 25 lots to PC REPORT NO. 95 Communication 933 Bi11296 Page 3 of 3 10 lots), Paul Tallet (in support because of road and water improvements) and Hiroshi & Ione Ishii (in support). 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. 296 and recommends it pass fast reading. and AYES NOES A&E EX Respectfully submitted, ARAKAKI X HIGH X COMMITTEE ON PL G HOFFMANN X HOLSCHUH X IKEDA X ISBELL X K. Angel Pilago, Ch JACOB50N X PILAGO X PC REPORT NO. 95 SAFARIX X ADOPTED: JUL ~ 9 2O6&