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HomeMy WebLinkAboutREP PC 117 10/18/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: October 18, 2006 Re: Comm. No. 1048Bi11 No. 335 PLACE: Ben Franklin Building, 2"" 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. 335, reports as follows: Bill No. 335, transmitted via Communication No. 1048 from Mayor Harry Kim, dated August 24, 2006, presents a Change of Zone Request by NST Development, LLC at Waiakea House Lots, ls` Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-36:64 and 134. Bill No. 335 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 squaze feet (MCX-20) at Waiakea, South Hilo, Hawaii, for two parcels of land. Parcel 64 is approximately 12,900 square feet in size and vacant, and Pazcel 134 is approximately 10,000 squaze feet in size. Communication No. 1048 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. The property consists of two parcels and is owned by NST Development, LLC. Parcel 64 fronts Lanikaula Street and Parcel 134 is a flag lot located to the rear of Pazce164 and is improved with a 2,400 square foot single-story building. 2. Applicant proposes to construct a 5,000 square foot steel-framed building to be used as office and storage space for an engineering firm. The 2,400 squaze foot single-story building located on Parcel 134 will be used by a mechanical engineering firm for office space and storage. 3. Access to the project site is proposed from Lanikaula Street, a County roadway with an approximately 50-foot right-of-way with pavement appro~cimately 22 feet in width. Graveled shoulder approximately 8 feet wide fronts the site. 4. Electric and telephone services are available to the project as well as County water. The project will connect to the County sewer line on Lanikaula Street and solid waste will be handled by commercial haulers. Applicant will also prepare a Solid Waste Management Plan should such a plan be required. County fire stations, police and emergency medical services are available to the properties. 5. The Planning Director's favorable recommendation on this request is based on the following: PC REPORT NO. 117 Communication 1048 Bill No. 335 Page 2 of 3 • 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, lazge storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map. • The State Land Use designation of the property is Urban. In 1975 the Hilo Community Development Plan (CDP) suggests retaining residential uses in this azea, however, this area is transitioning to commercial and light industrial uses and the proposed change of zone would compliment existing industrial and commercial land uses that already exist in the area and will provide for orderly development of the area. • The project site is located within Zone X, azeas determined to be outside the 500-year flood plain and has no severe geological or topographical problems that cannot be rectified or that which would render the land unusable. • The Departrnent of Land and Natural Resources Historic Preservation Division notes in its August 9, 2005 letter that residential development/urbanization aswell as previous grubbing and grading has altered the land and therefore believes that no historic properties will be affected. As the property is improved with a dwelling, no professional surveys were conducted of the site. • 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 not 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. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, aze fifteen (15) conditions contained in Bill No. 335 that outline specific requirements for the proposed project. Condition F states that applicant is to provide full improvements to the entire frontage of Lanikaula Street consisting of pavement widening, gutter and sidewalk, drainage improvements and any required utility relocation. At the October 18, 2006 Committee on Planning meeting, no one appeared to present public testimony. Your Committee concurs with the Planning Commission and Planning Director's favorable recommendation for approval of the Change of Zone Request. PC REPORT NO. 117 Communication 1048 Bill No. 335 Page 3 of 3 Your Committee on Planning is in accord with the purpose and intent of Bill No. 335 and recommends it pass first reading. and AYES NOES A&E EX RaSpec[fuBy SU1lmltted, ARAKAKI X ffiGA X COIvIIvIITTEE ON PLANNING HOFFMANN X HOLSC'HUH X II~DA X ISBELL X JACOBSON X K ANGEL PILAGO, CHAIR PII~GO X PC REPORT NO~.~~ . 117 SAFARIK X ADOPTED: ~ J 1 LUllp