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HomeMy WebLinkAboutREP PC 042 08/21/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: August 21, 2007 Re: Comm. No. 564Bi11 No. 138 PLACE: Councilroom Ben Franklin Building 333 Kilauea Avenue, 2"d Floor Hilo, Hawaii TIME: 1:30 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 138, reports as follows: Bill No. 138, transmitted via Communication No. 564 from Mayor Harry Kim, dated July 23, 2007, presents a Change of Zone Request by GUY NAKAO at Ponahawai, South Hilo, Hawaii, covered by TMK: 2-3-037:009. Bill No. 138 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-la) to Neighborhood Commercial - 20,000 Square Feet (CN-20) at Ponahawai, South Hilo, Hawaii. Communication No. 564 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 July 6, 2007. The Commission concurred with the Planning Director's reasons for recommending a favorable consideration of this matter. Communication No. 564 transmits the following findings and recommendations: 1. The subject property is located on the south side of Ponahawai Street approximately 1,000 feet east of the Komohana Street/Ponahawai Street intersection, Ponahawai, South Hilo, Hawaii. 2. Applicants are requesting a Change of Zone from A-la to CN-20 for approximately 1.020 acres of land. 3. Applicant intends to construct aone-story, 2,392-square foot physical therapy office building which will consist of waiting and reception areas, office, examination rooms, gym and restrooms. Twelve (12) parking stalls will be provided adjacent to the building. Applicant notes that the rear of the subject property may be developed for additional future medical or office-related uses. PC Report No. 42 Communication 564 Bill 138 Page 2 of 4 4. The cost of project estimated to be in excess of $1 million, which would include site prepazation, wastewater system, roadway improvements, including curb, gutter and sidewalk section along the frontage of the property. 5. Access will be limited to an approved access via an easement on an adjoining property makai of the subject site in order to minimize potential traffic movement conflicts along Ponahawai Street. The adjoining property owner has agreed to allow unrestricted access through a 25-foot road and utility easement identified as "RU-7" and applicant intends to construct a 20-foot wide paved private roadway from Ponahawai Street to the entrance of the project site. 6. Water is available from an existing 6-inch waterline fronting the property along Ponahawai Street. 7. All essential utilities and services aze available to the project site. 8. The Planning Director recommended favorably on this request based on the following: • The Change of Zone request conforms to applicable goals, policies and standards of Land Use (Commercial) and Economic Elements of the General Plan. • The Land Use Pattern Allocation Guide (LUPAG) Map designates the property and its immediately surrounding area as Medium Density Urban and the requested Neighborhood Commercial zoning is consistent with the LUPAG Map for this area of Hilo. • 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 proximate to the shoreline and therefore will not be impacted by coastal hazard and beach erosion. • There is no record of a designated public access that traverses the property, no valued cultural, historical or natural resource that exist on the property and there is no evidence of any traditional and customary native Hawaiian rights being practiced on the site. • According to the Flood Insurance Rate Map (FIRM) prepared by the Federal Emergency Management Agency (FEMA), the project area is within Zone "X," an area determined to be outside the 500-yeaz flood plain. • The project site was previously utilized for sugar cane but has been graded. The presence of any known rare, threatened, or endangered species or endangered floral and fauna species is, therefore, remote. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, aze seventeen (17) conditions contained in Bill No. 138 that outline specific requirements for the proposed project. The August 14, 2007 Committee on Planning meeting in West Hawaii was cancelled and rescheduled to August 21, 2007 at the Hilo Councilroom. PC Report No. 42 Communication 564 Bill 138 Page 3 of 4 At the rescheduled August 21, 2007 Committee on Planning meeting, no statements from the public were presented. In response to Council Member Ford's inquiry, applicant's consultant, Sidney Fuke explained that comments from the Department of Land and Natural Resources have not been received however he noted that as the property was previously used for cane production, it was not likely to contain any archaeological or cultural resources. Mr. Fuke also confirmed that applicant is required to secure access to his property from the owner of Lot No. 10, via Easement RU-7 located makai of applicant's lot. Council Member Ikeda noted that the proposed project, located within his district, is consistent with the General Plan and since applicant is agreeing to provide more parking than what is required by the Code, he supports applicant's request. A motion by Council Member Jacobson to amend Bill 138 with the contents of Communication No. 564.1 from K. Angel Pilago was unanimously approved. The proposal amends Condition E to provide a minimum of one parking space for each two hundred feet of gross floor azea. Applicant's representative, Sidney Fuke stated he discussed the contents of Communication No. 564.1 with applicant and that the applicant had no objection to the proposed amendment and in fact, the project was outlined to provide one space for every 200 square feet. Council Chair Hoffmann's concern was whether applicant's physical therapy business would take up the entire space within the proposed building and how many more lots on the same side of the street as applicant's property were left to be rezoned. Mr. Fuke explained there is additional space for other types of medical business however, he made note of the fact that any additional structures would be still be predicated on the fact that one parking space for every 200 square feet would have to be provided. Council Member Ford made note of other properties in the area that were recently rezoned to commercial and multi-family and expressed great concern that the azea was without a sewer system. 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. 42 Communication 564 Bill 138 Page 4 of 4 Your Committee on Planning is in accord with the purpose and intent of Bill No. 138, as amended to Draft 2, and recommends it pass first reading. and nxES NOES we.E Ex Respectfiilly submitted, FORD X HIGA X COMbIITTEE ON PLANNING HOFFMANN X j IIQiDA X ~ JACOBSON X NAEOLE X K. ANGEL PILA ,CHAIR PII.AGO X YAGONG X PC REPORT NO. 42 YosImKOTO x ADOPTED: $EP 0 6 2~~