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HomeMy WebLinkAboutREP PC 015 02/21/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: February 21, 2007 Re: Comm. No. 104Bi11 No. 30 PLACE: Sheraton Keauhou Bay Resort & 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. 30, reports as follows: Bill No. 30, transmitted via Communication No. 104 from Mayor Harry Kim, dated January 11, 2007, presents a Change of Zone Request by Clark Realty Corporation at Waiakea, South Hilo, Hawaii , TMK: 2-2-35:47. Bill No. 30 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 Limited Industrial - 20,000 square feet (MI.-20) to Industrial-Commercial Mixed Use - 20,000 Square Feet (MCX-20) at Waiakea, South Hilo, Hawaii. Communication No. 104 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 January 5, 2007. The Commission concurred with the Planning Director's reasons for a favorable recommendation for approval of this matter. Communication No. 104 transmits the following findings and recommendations: 1. The subject property is located along the west side of Kanoelehua Avenue approximately 95 feet north of the Kaneolehua Avenue - Hualani Street intersection, Waiakea Houselots 1" series, Waiakea, South Hilo, Hawaii . 2. Applicants are requesting a change of zone from ML-20 to MCX-20 for a parcel of land consisting of approximately 21,050 square feet of land. 3. Applicant intends to construct an approximately 8,532-square foot two-story office building and related improvements and proposes to relocate its main offices as the anchor tenant and lease or rent portions to other commercial businesses. 4. The property was originally zoned RS-10 but was granted a change of zone from RS-10 to ML-20 under Ordinance No. 97 93, effective July 3, 1997. The existing ML zoning does not allow for office uses, and the requested MCX zoning would permit office-type uses as proposed. PC Report No. 15 Communication 104 Bill 30 Page 2 of 3 5. Access to the project site is from Kanoelehua Avenue, a State highway with six lanes and a divided median. Along this section of Kanoelehua Avenue, the right-of--way is 120 feet and there aze curb, gutter and sidewalk improvements along the frontage of the property. 6. County water is available from an existing 12-inch waterline within Kanoelehua Avenue fronting the property. Electricity and telephone services are available to the site. 7. The project will connect to the County sewer line and pursuant to the Department of Environmental Management, the project will require Council Resolution to approve sewer extension in accordance with Section 21-26.1, Hawaii County Code, and extension of the sewer system to service the proposed subdivision in accordance with Section 23-85, Hawaii County Code. 8. The Planning Director recommended favorably on this request 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 designates this area as Industrial and includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo and complement existing industrial and commercial land uses that already exist in this area. • The project site is located within Zone "X," an area determined to be outside the 500- year flood plain. • As the property has been improved, no professional archaeological survey was conducted of the site. There is no known rare or endangered plant or animal species on the site and no professional flora or fauna surveys were conducted of the property. The property is located in an urban setting in close proximity to the airport and aviation related uses and was previously cleared and used as a dwelling site. • The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject properties are located more than one mile from the nearest shoreline and will not be impacted by coastal hazard and 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. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the azea. PC Report No. 15 Communication 104 Bi1130 Page 3 of 3 • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, are twelve (12) conditions contained in Bill No. 30 which outline specific requirements for the proposed project. • Condition E of the Change of Zone request notes that applicant shall complete and submit to the Federal Aviation Administration (FAA) for review, FAA Form 7460-1 and submit a copy of the completed form to the Planning Director prior to Final Plan Approval. At the February 21, 2007 Planning Committee meeting, no statements were received from the public. Applicant's attorney, Steven Lim and Barry Francis, Vice President of Clark Realty were present and Mr. Lim gave a brief presentation of the application. Council Member Higa noted the rendering of the project was pleasing to the eye especially because of its location along Kanoelehua Avenue which is the main corridor that people travel to the Volcanoes National park and therefore supports this rezoning. Council Member Bob Jacobson noted that it has existing curbs, gutters and sidewalks, it's safe and in a good location, it's consistent with LUPAG and traffic access is going to be very good. He therefore also supports the application. Mr. Yagong confirmed that the entrance to the project would be off of Kaneolehua Avenue. 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. 30 and recommends it pass first reading. and AYES NOES A&E EX Respectfully submitted, FORD X HIGA X COMMITTEE ON PLANNING HOFFMANN X y~J„ II~DA X V _ ~ ?t v`~ JACOBSON X 7/s NAEOLE X K. ANGEL PILAGO, PII,AGO X YAGONG X PC REPORT NO. 15 YosrmKOTO x ADOPTEn: MA 2007