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HomeMy WebLinkAboutREP PC 116 10/18/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: October 18, 2006 Re: Comm. No. 1047Bi11 No. 334 PLACE: Ben Franklin Building, 2nd Floor TIME: 9:30 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 334, reports as follows: Bill No. 334, transmitted via Communication No. 1047 from Mayor Harry Kim, dated August 24, 2006, presents a Change of Zone Request by the James Ishii at Waiakea House Lots, ls` Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-35:63. Bill No. 334 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 - 10,000 square feet (RS-10) to Industrial Commercial Mixed - 20,000 square feet (MCX-20) at Waiakea, South Hilo, Hawaii, for 21,050 squaze feet of land. Communication No. 1047 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 August 4, 2006. The Planning Commission concurred with the Planning Director's reasons for recommending favorably on this application for change of zone. Communication No. 1047 transmits the following findings and recommendations: 1. in 1999, asingle-family dwelling located on the subject property was demolished and the site is currently vacant. The property is owned by James S. Ishii and Amy I. Esaki and is located between the Tracy Lewis Building (to the north) and the Tesoro Gas Station (to the south) on Kanoelehua Avenue, Waiakea Houselots 1~` series, at Waiakea, South Hilo, Hawaii. 2. Applicant plans to construct an approximately 7,200 square foot one-story steel-framed building to be used as office and storage space for applicant's construction business. Land uses in the immediate area consist of a mix of commercial and industrial uses. The Hilo International Airport is located east of the property and commercial and/or industrial uses neazby include warehousing, aviation-related uses and office buildings. Industrial Commercial Mixed use properties aze located on the north and south of the site. 3. Access to the project site is proposed from Kanoelehua Avenue, asix-lane State Highway with a divided median. There is a 120-foot right-of--way along this section of Kanoelehua Avenue and a sidewalk fronting the project site. 4. All essential utilities and services are available to the project. The project will connect to the County sewer system and solid waste will be handled by commercial haulers. Applicant will also prepaze a Solid Waste Management Plan should such a plan be required. PC REPORT NO. 116 Communication 1047 Bill No. 334 Page 2 of 3 5. The Planning Director's favorable recommendation on this request is based on the following: • The Change of Zone request will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. • The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is representative of goals and policies that guide the coordinated growth and development of the County and establishes the basic urban and non-urban form for areas with the County. The project area is designated Industrial on the LUPAG map for this area and includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. • The State Land Use designation of the property is Urban. In 1975 the Hilo Community Development Plan (CDP) suggests retaining residential uses in this area, however, this proposed change of zone would compliment existing industrial and commercial land uses that already exist in the area and provide for orderly development of the area. • The project site is located within Zone X, areas determined to be outside the 500-year flood plain. • As the property was previously improved with a dwelling, no professional surveys were conducted on the site. The property is also located in an urban setting in close proximity to the airport and aviation-related uses. • The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject property is not located within the Special Management Area and therefore will not be impacted by coastal hazard or beach erosion. No valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary native Hawaiian rights being practiced on the site. There is no record of a designated public access to the shoreline or mountain area that traverses the property. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, are thirteen (13) conditions contained in Bill No. 334 that outline specific requirements for the proposed project. At the October 18, 2006 Committee on Planning meeting no one appeared to present public testimony. Planning Director Yuen noted caution regarding location of this property being in proximity to the airport flight path and that the FAA may have concerns regarding this property. Mr. Yuen requested that a 30 foot height limit be required. Council Member Arakaki suggested a height limit of 35 feet which was agreed to by applicant, Mr. Ishii as well as Director Yuen. Director Yuen noted that the amendment could be inserted between Conditions "D" and "E" and renumbering the remaining paragraphs. Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the Change of Zone request. PC REPORT NO. 11G Communication 1047 Bill No. 334 Page 3 of 3 Your Committee on Planning is in accord with the purpose and intent of Bill No. 334, as amended to Draft 2, and recommends it pass first reading. and AYES nroES A&E Ex Respectfully submitted, ARAKAKi X HIGA X COMMITTEE ON PLANNING HOFFft~A1~TN X IJOLSC~IUIJ X II{EDA X ~ 1S)aELL X JACOBSON X K. ANGEL PIL ,CHAIR PII.AGO X PC REPORT NO. 116 sAFARUC x ADOPTED: OC 1 200