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HomeMy WebLinkAboutREP PC 001 12/19/2006 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: December 19, 2006 Re: Comm. No. 3Bi11 No. 1 PLACE: Sheraton Keauhou Bay Resort & Spa TIME: 9:00 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 1, reports as follows: Bill No. 1, transmitted via Communication No. 3 from Mayor Harry Kim, dated November 13, 2006, presents a Change of Zone Request by C&R Development, LLC at Kaloko, North Kona, Hawaii , TMK: (3) 7-3-51:96. Bill No. 1 seeks to amend Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), by changing the district classification from Limited Industrial - 1 Acre (MI.-la) to Industrial-Commercial Mixed 1-Acre (MCX-la) at Kaloko, North Kona, Hawaii. Communication No. 3 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 October 27, 2006. The Commission concurred with the Planning Director's reasons for a favorable consideration of the change of zone request. Communication No. 3 transmits the following findings and recommendations: 1. The subject property is an approximately 46,246 square foot pazcel located on the southeast (mauka) corner of Kamanu Street and Maiau Street. The property is part of the Kaloko Industrial Park Phase II located approximately halfway between the Kona International Airport at Keahole and Kailua-Kona. Surrounding properties are zoned ML-la, and include various industrial and retail uses, including Costco, located directly makai of the subject property. 2. Applicant is requesting a change of zone from ML-1 a to MCX-lain order to allow medical clinics to be established on the site of the two-story, approximately 6,570 square foot commercial structures currently under construction. The height of the structures is less than thirty (30) feet with sixty-nine (69) parking stalls, including three (3) handicapped-accessible stalls. The applicant intends to complete the "shell" of the buildings at this time and should the request for change of zone be approved, interior improvements will then be made. PC Report No. 1 Communication 3 Bill I Page 2 of 4 3. The cost of project is estimated to be $2.63 million, excluding interior/tenant improvements and applicant anticipates construction to be completed in approximately 8 months. 4. Access to the project site will be from Maiau Street via aone-way in, one-way out system. The Department of Public Works requires applicant to provide a 10-foot wide future road widening setback easement along the entire Kamanu Street frontage and dedicate it to the County upon request at no cost to the County, for future widening of Kamanu Street. 5. County water is available to the project site. In its September 6, 2006 comments, the Department of Water Supply states that water is available from an existing 12-inch waterline within Kamanu Street that fronts the subject parcel and an existing 1-inch meter servicing the subject parcel with two (2) units of water allocated to it, at a maximum of 600 gallons per day, per unit, or a total of 1,200 gallons per day. 6. Electricity and telephone services are available to the subject property. Services neazby include the Kealakehe Police Station located approximately two (2) miles south of the project site, the Kailua-Kona Fire Station located less than five (5) miles south of the project site and the Kona Medical Center, located in Kealakekua, is approximately ten (10) miles from the project site. 7. The Planning Director recommended favorably on this request based on the following: The Change of Zone request will conform to, among others, the Land Use and Economic elements of the Hawaii County General • The Land Use Pattern Allocation Guide (LUPAG) Map designates this area as Industrial which allows for uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The proposed change of zone will be consistent with the land use pattern being established within this portion of North Kona. • The Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone "X," an azea determined to be outside of the 500-year flood plain. The property is located at approximately the 170-foot elevation and soils within the property and surrounding area are unclassified for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject property is located approximately two (2) miles from the nearest shoreline and is not within the Special Management Area. Thus, the project site will not be impacted by coastal hazard and beach erosion PC Report No. 1 Communication 3 Bill 1 Page 3 of 4 No professional archaeological surveys were conducted as the project site has been cleared. In a September I5, 20061etter, the State Department of Land and Natural Resources Historic Preservation Division states that "no historic properties will be affected by this undertaking because 1) residential development/urbanization has altered the land; 2) previous grubbing/grading has altered the land; 3) this project area has previously been grubbed and graded, and is located within an established industrial pazk (Doc. No. 0608JT17)." • Requisite of the Planning Director's favorable recommendation for the change of zone request, are eleven (11) conditions contained in Bill No. 1 which outline specific requirements for the proposed project. At the December 19, 2006 Planning Committee meeting no one from the public presented oral testimony in this matter. Applicant Mr. Chung was present and noted his availability to answer questions Committee Members may have. Council Member Bob Jacobson asked Planning Director Chris Yuen to explain why there were no curb and gutter requirements as it would purely be for safety purposes, especially if the project includes a kidney dialysis facility. Mr. Jacobson expressed desire to work with Director Yuen on how to include curb and gutter requirements for this project. Council Member Brenda Ford noted her concern that following review of this application that the kidney dialysis facility is only a potential tenant and that no contract is currently in place. Ms. Ford said that should the dialysis facility not materialize the proposed change of zone allows for quite a bit of other uses. Ms. Ford reiterated comments from the Hawaii County Police Department which stated that until such time as adequate infrastructure is built, development should follow the County's proposed principles of concurrency. Ms. Ford also noted her concerns of inadequate parking. Director Yuen stated there is enough parking for the designated use but that subsequent plan approval requirements will have to be met as individual tenants come into the facility. Mr. Yuen stated this may result with some proposed uses not being allowed if there are an inadequate number of pazking stalls to support the proposed use. Ms. Ford also expressed concern that if the use goes beyond that of a warehouse, 2 units of water is not adequate if a medical facility comes in and that 1,200 gallons of water needs to be increased. Director Yuen stated the Department of Water Supply controls that aspect and, when necessary, would require the developer to purchase adequate units of water for each proposed use. Committee Vice Chair Dominic Yagong applauded Mr. Chung's intent to provide space in his project for much needed medical facilities, especially the kidney dialysis facility and inquired what contacts applicant had made thus far. Mr. Chung stated that the kidney dialysis company had backed out however, he did have a dermatologist and dentist who are interested in moving in. Mr. Yagong agrees with the safety aspect relating to curbs and gutters and making it safe for occupants of the building. Mr. Yagong suggested a site visit would be helpful. PC Report No. 1 Communication 3 Bill 1 Page 4 of 4 Director Yuen stated that before this Council votes to put in curbs and sidewalks he would like to first contact the Director of the Department of Public Works to determine if there may be a conflict since Public Works did not request or require sidewalks. Mr. Yuen noted that Public Works already requires applicant to provide a 10-foot wide future road widening setback, but was not sure that curbs and gutters should be required. Mr. Yuen noted that the five-yeaz period to complete construction is standard "time frame" language and that it could be changed. Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the Change of Zone request. Your Committee on Planning is in accord with the purpose and intent of Bill No. 1 and recommends it pass first reading. and AYES NOES A&E EX RespeetfUlly SUllmined, FORD X HIGA X COMIvIITTEE ON PLANNING HOFFMANN X IIfldDA X JACOBSON X NAEOLE X PII.A,GO X K. ANGEL PILAGO, CHAIR PC REPORT NO. 1 YOSHIMOTO X ADOPTED: ~I~N ~ 9 207