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HomeMy WebLinkAboutREP PC 013 02/21/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: February 21, 2007 Re: Comm. No. 86Bi11 No. 24 PLACE: Sheraton Keauhou Bay Resort and Spa 78-128 Ehukai Street Kailua-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. 24, reports as follows: Bill No. 24, transmitted via Communication No. 86 from Mayor Harry Kim, dated January 8, 2007, presents a State Land Use Boundary Amendment Application by Glenn T. Nakamura, at Waiakea, South Hilo, Hawaii, TMK: 2-2-56:23. Bill No. 24 seeks to amend the State Land Use Boundaries Maps from the Agricultural to the Urban District at Waiakea, South Hilo, Hawaii. Communication No. 86 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. 86 transmits the following findings and recommendations: 1. The subject property is located on the west side of Awa Street, approximately 400 feet north of the Mamaki Street-Awa Street intersection, Panaewa House Lots 2"d Series, Waiakea, South Hilo, Hawaii. 2. Applicant is requesting a State Land Use Boundary Amendment for approximately 2.649 acres of land from Agricultural to Urban and a concurrent Change of Zone (Bill 25) to subdivide the subject property into three residential and agricultural lots of approximately 38,000 square feet in size. The proposed request will allow applicant and his two sisters who inherited the property from their parents, to create three separate pazcels which will then be conveyed to family members. 3. Applicant is also requesting a concurrent Change of Zone (Bill 25) from Agricultural-3 Acres to Residential and Agricultural-.SAcre. 4. The cost of the proposed subdivision is estimated to be approximately $50,000.00. PC Report No. 13 Communication 86 Bi1124 Page 2 of 3 5. Access to the site is from Awa Street, a County road with a 50-foot wide right-of--way with a 20-foot wide pavement and 6-foot wide grass shoulders. 6. County water is available to the property. The two additional parcels will utilize individual wastewater systems meeting the approval of the Department of Health. 7. The Planning Director recommended favorably on this request based on the following: • The proposed reclassification from the State Land Use Agricultural to the Urban District for approximately 2.649 acres will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will the reclassification actions be inconsistent with the Hawaii Land Use Commission Rules, the Hawaii State Plan and the County General Plan. • The Land Use Pattern Allocation Guide (LUPAG) Map designates this area as Low Density Urban and the request conforms to the Economic and Land Use goals and policies of the General Plan. • The Urban classification also conforms to the standard that the development is within reasonable proximity to centers of trading and employment and to basic services such as schools, police and fire protection, transportation systems and water. • The U.S. Corps ofEngineers Flood Insurance Rate Map (FIRM) designates the property as Zone "X", areas determined to be outside the 500-year flood plain. The property is located approximately 4.5 miles from the coastline and there are no existing drainageways or improvements in the vicinity of the property. • Due to extensive prior disturbance of the site, it is highly unlikely that any archaeological, cultural or historic sites are present on the property. The DLNR-HPD has states no historic properties will be affected by this undertaking because 1) residential development and/or urbanization has altered the land; 2) previous grubbing/grading has altered the land; and 3) there is no record of historic properties in the area, and that prior development for residential use has modified the landscape. • The State Land Use Boundary Amendment from Agricultural to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan and the General Plan. At the February 21, 2007 Planning Committee meeting, no public statements were received. Mr. Brian Nishimura, applicant's consultant, gave a brief presentation regarding applicant's proposed request for boundary amendment. Mr. Nishimura noted that the property is situated in the Panaewa Houselots Subdivision developed by the State of Hawaii. The project is located in the Second Increment consisting of 25 lots that were developed in 1964 and the First Increment consisting of 65 lots were developed in 1957. He noted that both increments were intended for residential purposes as evidenced by restrictive covenants placed on the property and that the PC Report No. 13 Communication 86 Bi1124 Page 3 of 3 vast majority of the parcels have been primarily developed for residential purposes with a mix of agriculture as well. In recognition of the existing uses and to address his family's needs, applicant is requesting a residential and ag rezoning allowing a minimum lot size of 38,000 squaze feet. Council Member Higa expressed concern about handling future buildout of this area down the line and whether or not at a later date curb, gutter and sidewalks are going to be required. Mr. Higa wanted to be sure that people know up front what possible impacts a proposal such as this will pose in the future. Planning Director Yuen stated the conditions of zoning do not require curb, gutter and sidewalks and also the subdivision code also does not require it. Mr. Yuen explained that another area close to the proposed project is also designated State Land Use Urban and that control of what happens in this particular area is handled by the zoning code which limits it to half an acre. However, this application could also have been changed to a Rural designation instead of Urban. Council Member Bob Jacobson stated his support of the application and said as far as requiring curbs gutters and sidewalks he has no intention of asking for that. Mr. Jacobson noted a technical correction to the agenda which notes "Ag 5" instead of "Ag .5". Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of applicant's State land Use Boundary Amendment request. Your Committee on Planning is in accord with the purpose and intent of Bill No. 24 and recommends it pass first reading. and Huss reoss w&s ~ Respectfully submitted, FORD X HIGA X COMMITTEE ON P NNING HOFFMANN X IICEDA X %f JACOBSON X 666 ' ~ NAEOLE X K. ANGEL PILAGO, ~ IR PH.AGO X YAGONG X PC REPORT NO. 13 YO5HR14OT0 x ADOPTEn: MAR 0 9 2001