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HomeMy WebLinkAboutREP PC 033 06/19/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: June 19, 2007 Re: Comm. No. 456Bi11 No. 110 PLACE; Sheraton Keauhou Bay Resort and Spa 78-128 Ehukai Street Kailua-Kona, Hawaii TIME: 2:30 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 110, reports as follows: Bill No. 110, transmitted via Communication No. 456 from Mayor Harry Kim, dated May 21, 2007, presents a Change of Zone Request by JUSTIN PITTULLO and NANCY HAMADA at Ponahawai, South Hilo, Hawaii , TMK: 2-3-037:011. Bill No. 110 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 Agricultural 1-Acre (A-1 a) to Neighborhood Commercial - 20,000 Square Feet (CN-20) at Ponahawai, South Hilo, Hawaii. Communication No. 456 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 May 4, 2007. The Commission concurred with the Planning Director's reasons for recommending favorable consideration of the change of zone. Communication No. 456 transmits the following findings and recommendations: 1. The subject property is located on the south side of Ponahawai Street approximately 950 feet east of the Komohana Street/Ponahawai Street intersection, Ponahawai, South Hilo, Hawai `i. 2. Applicants are requesting a change of zone to allow them to develop medical, office and related uses that are allowed in a CN-zoned district. Applicants intend to use the existing structure to accommodate existing medical office space and to meet the growing demand for commercial uses along Ponahawai Street. 3. Applicants intend to make renovations to the building, conduct site improvements and begin operations within two months after approval. 4. Access is from Ponohawai Street via a 60-foot right-of--way with a 24-foot wide pavement and 4-foot wide grassed shoulders. PC Report No. 33 Communication 456 Bill 110 Page 2 of 4 5. County water is available from an existing 8-inch or 6-inch waterline fronting the property along Ponahawai Street. The Department of Water Supply notes that existing waterlines are inadequate to provide the required 2,000 gallons per minute of fire flow required per the Department of Water Supply standazds. Applicant would need to extend a second 8-inch waterline along Ponahawai Street (from an existing 12-inch waterline within Komohana Street -approximately 400 feet) and connect to the existing 8-inch waterlines within Ponahawai Street. 6. AlI essential utilities and services are available to the site. 7. The Planning Director recommended favorably on this request based on the following: • The Change of Zone request conforms to applicable goals, policies and standazds of Land Use (Commercial) and Economic Elements of the General Plan. • The Land Use Pattern Allocation Guide (LUPAG) Map designates the property and immediately surrounding azea as Medium Density Urban. The request complements a General Plan policy which states "Commercial facilities shall be developed in azeas adequately served by necessary services, such as water, utilities, sewers, and transportation systems...." • Surrounding lands are in a mix of mostly commercial and agricultural uses. Adjacent lands are a mix of commercial and agricultural uses. • The project site has no severe geological or topographical problems which cannot be properly rectified. The majority of the project azea is located in Zone "X," areas determined to be outside of the 500-year flood plain. The project area having been previously cleared to develop the single-family dwelling, the presence of any known rare, threatened, or endangered species or endangered floral and fauna species is unlikely and the existence of archaeological sites are likewise remote. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, aze seventeen (17) conditions contained in Bill No. 110 which outline specific requirements for the proposed project. The seventeen conditions include Condition C requiring that applicants extend a second 8-inch waterline along Ponahawai Street from the existing 12-inch waterline within Komohana Street to obtain the 2,000 GPM fire flow requirement. Condition E requires full improvement of the project's frontage along Ponahawai Street with curb, gutter, sidewalk and drainage improvements. Condition F limits access through the Road and Utility Easement (RU-1), which access point is to be shared with the adjoining parcel (TMK: 2-3-37:12) and Condition G requires installation of street lights and control devices as required by the Department of Public Works. PC Report No. 33 Communication 456 Bill 110 Page 3 of 4 At the June 19, 2007 meeting of the Planning Committee no testimony was received from the public in this matter. Steven Lim, attorney for applicant presented a brief overview of the proposed change of zone request. He stated that applicant intends to build a home and utilize the portion of the property located closer to Ponahawai Street for medical office uses. Council Member Jacobson recalled that a prior rezoning application in the area for a pazking lot was recently denied and that adequate pazking is an extremely urgent matter. In response to Mr. Jacobson's inquiry as to how many parking spaces would be provided, Mr. Lim explained that the plot plan only shows the 5,800 sq. ft. building and that the second portion of the project that will be developed for commercial or medical offices has not yet been designed. Mr. Lim noted that Mr. Pittullo will be negotiating with potential tenants. Mr. Lim stated that because the properties in the azea aze narrow and the existing building only takes up 25% of the interior of the lot, he felt applicant will be able to provide sufficient parking for the office building. Mr. Lim stated he did not know how many offices were being planned and that would have to be designed. Mr. Lim explained a medical building can't be built and then expect to find medical tenants without first determining their needs and specifications. That is why applicant has been unable to design the building without negotiating with potential medical tenants first. Mr. Jacobson stated his concern that applicant was requesting approval of a rezoning application without first informing the council how much parking the proposed project will require. Mr. Lim stated that applicant will at least comply with the minimum zoning code requirements and follow what's good for business in that area as applicant recognizes the importance of having adequate parking pursuant to existing code requirements. Mr. Jacobson's concern was that this would be the only opportunity the council would have to look at the parking situation and that he'd be a lot happier if he could see exactly what would be required before moving forward with the rezoning. Mr. Jacobson stated this is the right place for such a project however he wanted more information and answers since the proposed project would increase density in the azea. Mr. Lim stated they would try to do something about that and if the Council saw fit to pass this out of committee, they would like to submit some type of proposed parking. Mr. Jacobson stated that before he gives a full go-ahead he would need to know more about parking. Council Member Naeole noted she was impressed with applicant's project proposal and since Council Member Ikeda supports this rezoning request in his district, she'd like to support Mr. Ikeda. Council Chair Hoffmann noted he did not have any particular problem with the application but also cited Mr. Jacobson's concerns. Chair Hoffmann said he would be amenable to rewording one of the existing paragraphs to address the particular traffic parking issues so that as this moves forward there would be something that could prevent pazking issues in the future and tying down what Mr. Jawbson spoke of. Mr. Lim stated he would like to work with staff to accomplish that. PC Report No. 33 Communication 456 Bill 110 Page 4 of 4 Council Member Ford's concern was whether there was a requirement for fire hydrants on this property. Ms. Ford stated that as this street moves towards commercial activities as demonstrated by this application and another application before the committee, she wanted to be sure there would be a fire hydrant to handle fire potential. Mr. Lim stated that at the Planning Commission heazing it was determined that prior to applicant establishing any uses not allowed in the current Ag 1-acre zoning and if applicant converts the existing building to commercial offices, he would have to provide a fire hydrant. Council Member Yagong confirmed that applicant is required, through conditions of rezoning, to provide curb, gutter and sidewalk improvements, drainage and utility relocation and design and to purchase and install street lights and traffic control devices. In response to Mr. Yagong's inquiry as to any feedback from surrounding residents in the area at the Planning Commission level, Mr. Lim stated they did not receive any comments from the public. Council Member Ikeda noted that the reason there are no anticipated traffic impacts or problems is that the area is vacant and a cemetery is located below the subject property. Mr. Ikeda said he travels the area many times and there is no traffic. 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. 110 and recommends it pass first reading. and AYES NOES A&E EX Respectfully SUIlmined, FORD X HIGA X COMMITTEE ON PLANNING i HOFFMANN X JACOBSON X "'LLL NAEOLE X K. ANGEL PIL ,CHAIR PII,AGO X YAGONG X PC REPORT NO. 33 YosfmKOTO x ADOPTED: '~[fC 1 0 2001