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HomeMy WebLinkAboutREP PC 103 07/31/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: July 31, 2006 Re: Comm. No. 952/Bill No. 304 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. 304, reports as follows: Bill No. 304, transmitted via Communication No. 952 from Mayor Harry Kim, dated June 20, 2006, presents a Change of Zone request by Hirayama Brothers Electric, Inc. at Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: 2-2-34:13. Bill No. 304 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 squaze feet of land. Communication No. 952 reports the Hawaii County Planning Commission considered this rezoning request and accompanying Bill No. 304 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 forwazded with a favorable recommendation. The Planning Director's favorable recommendation transmitted with Communication No. 952 can be summarized as follows: 1. The Applicant is requesting a Change of Zone for one (1) parcel of land consisting of 20,000 squaze feet from Single-Family Residential (RS-10) to Neighborhood Commercial (CN-20). The property is located along the west side of Manono Street, approximately 200 feet north of the Kekuanaoa Street-Manono Street intersection, in Waiakea House Lots, Waiakea, South Hilo, Hawaii. 2. The previous dwelling on the site has been recently removed, and the site is currently cleared and leveled. The Applicant proposes to construct a 7,200 squaze-foot, single-story structure on the property, which will be divided into several bays. These bays would average 900 square feet in size and would be rented out for office or retail use by businesses that will serve Hilo's urban core. The cost of infrastructure and on-site improvements is estimated at $500,000. A recommended condition of approval is that the structure does not exceed 35 feet in height, so that it fits in with the residential character of immediately surrounding properties. Eighteen (18) pazking stalls (one of which will be ADA accessible) and one loading area are proposed to accommodate clients and employees. 3. Access to the site is from Manono Street, which is a County maintained roadway with a 22-foot pavement within a 50-foot right-of-way width. A condition of approval requires full improvements to the property's Manono Street frontage, including pavement widening with concrete curbs, gutters, and sidewalks, plus any required relocation of utilities. The applicant will also be required to install strcct lights and traffic control devices, as required by the Department of Public Works. PC REPORT NO. 103 Communication 952 Bill 304 Page 2 of 3 4. Essential utilities aze available to the property. County water is available to the site, and existing County sewer lines have adequate capacity to accommodate the proposed use. 5. According to The Planning Director's findings and recommendations, the Change of Zone request from the Single-Family Residential (RS-10) to Neighborhood Commercial (CN-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 CN-20 district conforms to the LUPAG Map, which designates the properties and surrounding azeas as Medium Density Urban. Such designation allows village and neighborhood commercial, and single-family and multiple-family residential and related uses. • Surounding lands aze in a mix of commercial and single-family residential uses. The Atebaza Potato Chip Factory is located across the street from the property, and a church and vazious commercial uses aze located within 600 feet of the site. This azea of Hilo is transitioning from single-family residential to higher density commercial uses. • 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 to those which already exist in this azea of Hilo. The Waiakea House Lots azea is in transition from residential to commercial uses, and the proposed request further 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 aze located within the subject properties, and the azea has not been identified as a significant botanical or biological habitat. The property and surrounding azeas 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-year flood plain. 6. Requisite of the Planning Director's favorable recommendation for the Change of Zone request are approximately eighteen (18) conditions contained in Bi?t No. 304 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. Council Member Gary Safazik at the outset of the meeting disclosed that Mrs. Hirayama was a part of his `ohana, that this fact would not sway his decision in the matter before the Committee and wanted to hear what Committee members had to say. Committee Vice Chair Hoffmann noted he felt that Mr. Safazik was able to PC REPORT NO. 103 Communication 952 Bill 304 Page 3 of 3 make an objective judgment in this matter. No other Committee members voiced objections. Council Chair Higa expressed his general support but was concerned about the look and design of the steel building with 9 bay areas having no appeal or character and affecting the look of the area. Mrs. Hirayama stated that the building was being shipped from the mainland and although it is a steel building, she assured the members the building would have a nice cosmetic affect. Ms. Hirayama noted that she will not be moving their business to this location and will be maintaining the current location at Kalanikoa also. With regard to growth in the azea and its transition to more commercial type use, the need for streetlights and upgrade of streets, Director Yuen stated that commercial developments do not require impact fees and that any public improvement to the area would have to occur through a CIP improvement. Your Committee concurs with the Planning Director's favorable recommendation for approval of the Change of Zone request. Your Committee on Planning is in accord with the intent and purpose of Bill 304 and recommends it pass first reading. and AYES NOES A&E EX Respectfully submitted, ARAKAKI X RIGA X COMMITTEE ON NNING HOFFMANN X HOLSCHUH X IKEDA X ISBELL X K. Angel Pilago, tr JACOBSON X PH~AGO X PC REPORT NO: 103 SAFARIK X ADOPTED: AUG