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HomeMy WebLinkAboutREP PC 102 07/31/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: July 31, 2006 Re: Comm. No. 951/Bill No. 303 PLACE: Council Chambers TIME: 1:00 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 303, reports as follows: Bill No. 303, transmitted via Communication No. 951 from Mayor Harry Kim, dated June 20, 2006, presents a Change of Zone request by Alice Adee, M.D., at Waiakea, South Hilo, Hawaii, TMK: 2-2-25:18. Bill No. 303 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 Residential-Commercial Mixed Use (RCX-20) for approximately 20,438 squaze feet of land. Communication No. 951 reports the Hawaii County Planning Commission considered this rezoning request and accompanying Bill No. 303 on June 2, 2006, as required by the Hawaii County Charter, Chapter 4, Section 6-4.3(C). The Planning Commission concurs with the Planning Director's reasons for recommending approval of this change of zone request, and this application was forwarded with a favorable recommendation. The Planning Director's favorable recommendation transmitted with Communication No. 951 can be summarized as follows: 1. The Applicant is requesting a Change of Zone for one (1) pazcel of land consisting of 20,438 square feet from Single-Family Residential (RS-10) to Residential-Commercial Mixed Use (RCX-20). The property is located at the northwest intersection of Kino`ole Street and Olona Street in Waiakea, South Hilo, Hawaii. 2. The Applicant proposes to convert a 60+-year-old existing single-family dwelling on the site into office space to accommodate her medical practice. The approximate floor azea of the existing dwelling is 1,507 square feet. The estimated cost of renovating the dwelling into a medical office is $75,000. If the applicant decides to replace the existing dwelling, the application states that she intends to retain the residential scale of the existing dwelling. A minimum of nine parking stalls to accommodate patients and staff aze proposed. 3. Access to the site is from Olona Street, which is a County maintained roadway with a 20-foot pavement within a 60-foot wide right-of--way. A condition of approval will include full improvements to the property's Olona Street frontage, including pavement widening with concrete curbs, gutters, and sidewalks, plus any required relocation of utilities. 4. Essential utilities aze available to the property. County water is available to the site and the applicant will be required to connect to the existing County sewer line on Kino`ole Street. PC REPORT NO. 102 Communication 951 Bill 303 Page 2 of 4 5. According to The Planning Director's findings and recommendations, the Change of Zone request from the Single-Family Residential (RS-10) to the Residential-Commercial Mixed Use (RCX-20) zoned district would result in an appropriate land use pattern that would further benefit the public based on the following: • The proposed rezoning conforms to the goals, policies and standazds of the Land Use and Commercial Elements of the Hawaii County General Plan and LUPAG Map designation for the azea. The requested change of zone to a RCX-20 district conforms to the LUPAG Map, which designates the properties and surrounding azeas as High Density Urban. Such designation may allow general commercial, multiple-family residential and related uses. • Surrounding lands aze in a mix of commercial and single-family residential uses. The Hilo Meishoin Church and UH Student Housing aze in close proximity to the site. The applicant, Alice Adee, M.D. currently serves as the UH-Hilo student health services physician, and Dr. Adee wishes to retain her practice inclose proximity to UH students and her existing clients. • The course of action for commercial development within the South Hilo District recommends that appropriately located commercial zoned lands shall be allocated as the need arises. The proposed request is consistent with the urban form depicted for Hilo as it would add commercial uses serving the surrounding residential area to enhance the neighborhood chazacter of this area. In addition, the Waiakea area is in transition from residential to commercial uses and the proposed request furthers the goals of allowing new or existing businesses to expand and diversify. • It is not anticipated that endangered or threatened species of flora or fauna are located within the subject properties, and the azea has not been identified as a significant botanical or biological habitat. The property and surrounding areas have been extensively developed with residential and commercial uses and therefore, protection of traditional and customary native Hawaiian rights in the azea does not apply. • This property is classified as Zone "X," or in an azea determined to be outside the 500-yeaz flood plain. 6. Requisite of the Planning Director's favorable recommendation for the Change of Zone request aze approximately seventeen (17) conditions contained in Bill No. 303 that outline specific requirements for the proposed project. At the July 31, 2006 Planning Committee meeting, no public testimony was received, however, the Applicant's representative, Sidney Fuke, was present and available to answer questions. Mr. Fuke stated the request made is for applicant's own professional office with maybe another associate down the line and that this request is for the lowest form of use within an RCX (Residential-Commercial Mixed Use District) zone. Council Chair Higa noted the subject property is located within his district and wanted to reiterate applicant's intention to retain the existing structure and make renovations, thereby keeping the ambiance of the azea. PC REPORT N0. 102 Communication 951 Bill 303 Page 3 of 4 Committee Chair Pilago noted that there is a wide range of permitted uses within an RCX district and asked Director Yuen to further explain. Director Yuen stated the only special condition contained in the ordinance is that the medical office be completed within five yeazs and that RCX zoning does allow for various retail and commercial uses and is not written in a way to limit it to a medical office in the long run, but that impact fees will be taken caze of. Council Vice Chair Isbell noted her support, however she stated maybe there should be a restrictive covenant added to go along with the ordinance because the change would allow so much more than what is being asked for. Director Yuen stated the applicant's specific proposal is what the department supports, however, one way of being more restrictive if the council chooses, is to add special conditions. In the past, medical offices were allowed to operate in a residentially zoned azea through a Use Permit ,but in 1996, the Use Permit zone change was taken out of the code. Council Member Arakaki noted this particulaz azea is in a transitional stage and eventually will change to commercial use, but what is appropriate is that the General Plan makes this an expansion azea of the University and as the University grows an RCX district is an appropriate zoning. Council Chair Higa noted he'd like to see some restrictions added since it may be okay as a medical office today, then later, applicant utilizes the full limits of allowed uses under the rezoning. Council Member Doc Holschuh noted that requiring the use be limited to a medical office is too restrictive for him and supports the proposal. Ms. Isbell stated there is a need to work on the zoning system because it isn't working too well and although she supports Village Commercial, there is a need to be very clear to make sure the council is not inviting something it is not envisioning. Ms. Isbell notes she will be prepazing restrictive covenants that this rezoning will retain the medical office condition. Mr. Fuke noted he was not in support of Ms. Isbell's suggestion regarding imposing restrictive covenants as he believes the decision would be for the applicant to make. Your Committee concurs with the Planning Director's favorable recommendation for approval of the Change of Zone request. PC REPORT NO. 102 Communication 951 Bill 303 Page 4 of 4 Yow Committee on Planning is in accord with the intent and purpose of Bill 303 and recommends it pass first reading. and AYES NOES A&E EX Respectfully submitted, ARAKAKI X HIGH X COMM>>ITTEE ON PLANNING HOFFMANN X i~ HOLSCHUH X IKEDA X ISBELL X K. Angel Pilago, C it JACOBSON X PILAGO X PC REPORT NO: 102 SAFARIK X ADOPTED: A~~ 7 3 2OOG