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HomeMy WebLinkAboutREP PC 010 02/06/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: February 6, 2007 Re: Comm. No. 88Bill No. 27 PLACE: Sheraton Keauhou Bay Resort and Spa 78-128 Ehukai Street Kaitua-Kona, Hawaii 96740 TIME: 10:00 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 27, reports as follows: Bill No. 27, transmitted via Communication No. 88 from Mayor Harry Kim, dated January 8, 2007, presents a Change of Zane Request by Bruce A. Hansen, at Waiakea, South Hilo, Hawaii, TMK: 2-2-35:58. Bill No. 27 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 - 70,000 square feet (RS-10) to Limited Industrial - 20,000 square feet (ML-20) at Waiakea, South Hilo, Hawaii. Communication No. 88 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 December 1, 2006. The Commission concurred with the Planning Director's reasons for recommending favorable consideration of the change of zone. Communication No. 88 transmits the following findings and recommendations: 1. The subject property is located on the west side of Kanoelehua Avenue approximately 100 feet south of the Kanoelehua Avenue and Hualani Street intersection, Waiakea Houselots 1~ series, at Waikea, South Hilo, Hawaii. 2. Applicant is requesting a change of zone for approximately 21,050 square feet of land from Single-Family Residential 10,000 square feet (RS-10) to Limited Industrial - 20,000 square feet (ML-20} district to demolish an existing older dwelling on the property and construct a new building. 3. Applicant intends to construct apre-engineered single-story metal building with 7,488 square feet of interior space. Applicant states that two tenants will occupy the front part of the building and the rear of the building will be used for applicant's business, Concept Construction. The remainder of the property will be used for parking and landscaped. PC Report No. 10 Communication 88 Bi1127 Page 2 of 4 4. The cost of construction is approximately $450,000 for the building and $100,000 for site work. 5. Access to the project site is proposed from Kanoelehua Avenue, asix-lane State highway and a divided median in the project area. Along the section of Kanoelehua Avenue the right-of--way is 120 feet and a sidewalk fronts the project site. 6. County water is available to the property via a 12-inch waterline fronting the property. The project will connect to the County sewer line and will address the location of existing wastewater systems. Telephone and electrical services are also available to the property. 7. The Planning Director recommended favorably on this request based on the following: • The proposed 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 designates this area as Industrial, which uses include manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The ML zoning would be consistent with the Industrial designation. • The State Land Use designation for the property is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests retaining residential uses in the azea, however, this area is transitioning to commercial and light industrial and the proposed change of zone would complement the existing industrial and commercial uses that already exist and provides an orderly development of the area. • 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 in the Special Management area. The site is located less than one (1) mile from the shoreline and will not be impacted by coastal hazard and beach erosion. • There are no valued cultural, historical or natural resources that exist on the property and no evidence of any traditional and customary native Hawaiian rights being practiced on the site. It is not anticipated the proposed request will have any adverse impact on cultural or historical resources in the area. • Requisite of the Planning Director's favorable recommendation for the change of zone request, are twelve (12) conditions contained in Bill No. 27 which outline specific requirements for the proposed project. At the February 6, 2007 Planning Committee meeting, there were no statements received from the public. PC Report No. 10 Communication SS Bill 27 Page 3 of 4 Sherri) Erickson, attorney for applicant, Neil Erickson, architect, and applicant Bruce Hansen were present. Ms. Erickson gave a brief description of the proposal and Mr. Erickson explained the architecture of the proposed project. In response to Council Member Stacy Higa's comments, Planning Director Yuen stated the property is currently zoned RS-10 and the proposed change of zone to Limited Industrial would include typical uses such as warehouses, contractor baseyard and the kinds of things you currently see in the Kanoelehua industrial area. Council Member Higa expressed that he is beginning to look at the Kanoelehua area as the gateway between Hilo and Puna, noting that many tourists travel this route on their way to the Volcanoes National Park. Mr. Higa said he prefers to see nicer buildings along that corridor that lessens the "industrial" look and feel since tourist travel this route. Mr. Higa stated he wants property owners to look at upgrading the area to something that is very attractive and appealing so people who visit Hilo do not think they're entering a construction or industrial area. Planning Director Yuen stated that Limited Industrial (ML) is the correct zoning designation and that the area is designated Industrial in the General Plan. Mr. Yuen stated most of the lots have gone to either an ML or an MCX zoning along Kanoelehua, and although 40 years ago it was a residential in nature, there has been a lot of changes in this area on Kanoelehua and it's just not attractive as a residential area. Mr. Yuen said design control is basically IeR up to the owners and that even if the project was proposed within an MCX zone, there still is no real design requirement and it would be quite difficult to require a specific design. Council Member Jacobson stated he is familiar and has looked at the work applicant has accomplished and is grateful for the quality that's been shown. Mr. Jacobson stated he will support the project and trusts the assurances stated by the applicant, especially considering Mr. Higa's comments since it is Mr. Higa's district. Council Member Higa stated he would like to see a sketch of the proposed building so that the public would know what the project would look like and that he hoped the applicant comes forward with a sketch. 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. 10 Communication 88 Bi1127 Page 4 of 4 Your Committee on Planning is in accord with the purpose and intent of Bill No. 27 and recommends it pass first reading. and nrES NOES n~E Ex Respectfiilly submined, FORD X HIGH X COMMITTEE ON PLANNING HOFFMANN X ~ ~ r II~DA X ~ ~-~C ~4~ JACOBSON X r' NAEOLE X K ANGEL PII.AGO, C IR PII,AGO X YAGONG X PC REPORT NO. 10 YOSIiIMOTO X ADOPTED: ~ ~ ~~~1