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HomeMy WebLinkAboutREP PC 022 03/20/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: March 20, 2007 Re: Comm. No. 199Bi11 No. 62 PLACE: Councilroom Ben Franklin Building 333 Kilauea Avenue, 2"d Floor Hilo, Hawaii TIME: 11:00 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 62, reports as follows: Bill No. 62, transmitted via Communication No. 199 from Mayor Harry Kim, dated February 16, 2007, presents a Change of Zone Request by Big Island Ventures, LLC, at Poupouwela and Kowala, Ka`u, Hawaii, TMK: 9-5-024:008. Bill No. 62 seeks to amend Section 25-8-30 (Na`alehu 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 - 7,500 squaze feet (RS-7.5) to Village Commercial - 7,500 squaze feet (CV-7.5), at Poupouwela and Kowala, Ka`u, Hawaii. Communication No. 199 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 Febrnazy 2, 2007. The Commission concurred with the Planning Director's reasons for recommending favorable consideration of this matter. Communication No. 199 transmits the following findings and recommendations: 1. The subject property is located on the northeast corner of the Highway 11 (Mamalahoa Highway) and Kukui Road intersection, across from Na`alehu Pazk, Na`alehu Subdivision 3`d Series, Poupouwela and Kawala, Ka`u, Hawaii. 2. Applicants aze requesting a Change of Zone from RS-7.5 to CV-7.5 to allow office uses within an existing single-family dwelling. 3. Applicant intends to develop the property to allow for a business office to meet the growing demand for commercial use in the Na`alehu Town area and offer the advantage of being adjacent to existing infrastructure and supportive public facilities. The proposed use will be contained within the existing structure and minimal site changes aze planned. 4. Access to the property is from Highway 11, a state-owned highway with an PC Report No. 22 Communication 199 Bill 62 Page 2 of 3 approximately 50-foot right-of--way with a 40-foot wide pavement. There is an existing roadway easement within the property which gains access to Highway 11. 5. County water is available to the site from an existing 8-inch waterline within Highway 11 or an existing 6-inch waterline within Kukui Street, both fronting the subject pazcel. 6. The County Police Station is located less than two miles from the property and the Ka`u Hospital is located approximately 12.5 miles away. All utilities aze available to the site. 7. The Planning Director recommended favorably on this request based on the following: • The Change of Zone request will conform to the goals, policies and standazds of Land Use (Commercial) and Economic Elements of the General Plan. The request would complement a policy of the General Plan that states commercial facilities shall be developed in azeas adequately served by necessazy services, such as water, utilities, sewers and transportation systems. • The Land Use Pattern Allocation Guide (LUPAG) Map designates this azea as Medium Density Urban and the requested Village Commercial zoning is consistent with this designation. • The Department of Public Works recommends that applicant provide improvements to the entire frontage along Kukui Road (pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation). The Planning Director is not recommending such curb, gutter and sidewalk improvements because the conditions of zoning limit development to the current home. These improvements would not connect with any other sidewalks and would have limited usefulness. • 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. • Given that the entire site has been previously grubbed and graded as a dwelling site, the presence of any known raze, threatened, or endangered floral and fauna species is remote. Likewise, the existence of archaeological sites within the property is unlikely. • The Flood Insurance Rate Maps (FIRM) indicate that the project azea is located within Zone "X," areas determined to be outside the 500-year flood plain and there are no significant drainage ways that adversely affect the project site. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, aze thirteen (13) conditions contained in Bill No. 62 that outline PC Report No. 22 Communication 199 Bill 62 Page 3 of 3 specific requirements for the proposed project. Condition "D" states that the proposed commercial development shall utilize the existing dwelling and that renovations and improvements which are generally consistent with the current appeazance of the existing home shall be allowed. At the Mazch 8, 2007 Planning Committee meeting a written communication was received from Steven S. C. Lim, applicant's representative, requesting postponement of this matter to the Planning Committee's Mazch 20, 2007 meeting. At the Mazch 20, 2007 Planning Committee meeting, there were no members of the public presenting public testimony regazding this matter. Steven Lim, applicant's representative, presented a brief description of the proposed change of zone application and noted that Applicant has agreed to work with the existing structure and to also maintain the existing Monkey Pod and Banyan trees along the property. The applicant stated he had no intention of changing the rtual chazacter of Na`alehu town and intends to utilize the existing dwelling as his office and comply with appropriate laws. 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. 62 and recommends it pass first reading. and noes NOES n&e Ex Respectfully submitted, FORD X HIGH X COMMITT N PLANNING 1 HOFFMANN X [KEDA X _ ~ ~ JACOBSON X NAEOLE X K. ANGEL PILAGO, CHAIR PILAGO X YAGONG X PC REPORT NO. 22 YOSHIMOTO X ADOPTED: APR O 4 2007