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Home My WebLink AboutREP PC 054 11/06/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: November 6, 2007 Re: Comm. No. 701/Bill No. 183 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 Communication No. 701 and Bill No. 183, transmitted by Mayor Harry Kim, dated September 24, 2007, regarding a State Land Use Boundary Amendment Application by North Hawaii Community Hospital, at Puukapu, South Kohala, Hawaii, TMK: 6-7-002-020, reports as follows: Bill No. 183 seeks to amend the State Land Use Boundaries Maps for the County of Hawaii by changing the District Classification from the Agricultural to the Urban District, at Puukapu, South Kohala, Hawaii. Communication No. 701 reports that the Hawaii County Planning Commission, as required by Chapter 4, Section 6-4.3(C), Hawaii County Charter, considered the above request and accompanying Bill No. 184 on August 31, 2007. The Commission voted to send a favorable recommendation to the council, concurring with the Planning Director's reasons for a favorable recommendation as follows: 1. Applicant is requesting approval to reclassify approximately 3.068 acres from the State Land Use Agricultural District to the Urban District. 2. The subject property is located south of the North Hawaii Community Hospital along the north side of Pukalani Road, Waikoloa, Waimea, South Kohala, Hawaii. 3. Applicant is also requesting a concurrent Change of Zone (Bill 184) to change the District Classification from Agricultural - 40 Acres (A-40a) and Limited Industrial - 20,000 Square Feet (ML-20) to Village Commercial - 7,500 Square Feet (CV-7.5). 4. The applicant is requesting the State Land Use Boundary Amendment and a concurrent Change of Zone to construct an approximately 16,800 square foot one to two-story medical office building to include doctors' offices and space for other health and wellness service organizations such as the Waimea Women's Center. 5. The proposed project is expected to be completed in 2010 and would cost approximately $9 to $11 million. PC Report No. 54 Communication 701 Bill 183 Page 2 of 3 6. Favorable recommendation of the Planning Director for the State Land Use Boundary Amendment is based upon the following: • The approval of the reclassification from the State Land Use Agriculture to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. • The reclassification request also conforms to the goals, policies and standards of, among others, the Land Use and Housing Elements of the General Plan and the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area for Low Density Urban and Medium Density Urban. • The primary access to the project will be from an existing improved portion of Pukalani Road and will take advantage of an existing hospital driveway on TMK: 6-7-2:53. Pukalani Road is owned by Parker Ranch. Pukalani Road also provides primary access to commercial establishments and secondary access to the North Hawaii Community Hospital. Applicant has executed a grant of easement with Parker Ranch for use of the roadway. • County water will be made available through a County water line extension within Kakahiaka Street. The water development agreement (Appendix F) is currently being revised and negotiated between the developer and the department. • The U.S. Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone "X", areas outside of the 500-year flood plain. At the October 16, 2007 Planning Committee meeting a request by Sidney Fuke, applicant's planning consultant, submitted a written request to postpone this matter to the November 6, 2007 Committee on Planning Meeting. Postponement was unanimously approved. At the November 6, 2007 Planning Committee meeting, planning consultant Sidney Fuke presented a brief chronology of applicant's proposal. Also present were Patricia Bergin, president of North Hawaii Community Hospital Board of Directors and Mr. Gene Young, representative of Belt Collins of Hawaii. Chair Hoffmann noted strong support for the proposed medical facility as it clearly falls within the public good and therefore exempt from the provisions of a resolution that calls for temporary delay of council action on rezonings until the North and South Kohala Community Development Plan is adopted by ordinance. Mr. Hoffmann urged support for this proposal as it satisfies a critical need of the community which is for a medical facility. PC Report No. 54 Communication 701 Bill 183 Page 3 of 3 Council Member Ford expressed concerns regarding traffic and parking. Mr. Fuke explained traffic circulation associated with the proposed project and the indirect benefits of centralizing medical services currently disbursed throughout the Waimea area. Mr. Fuke noted that consolidating these various medical services on applicant's campus allows accessibility by patients on-site without having to travel on roadways. Your Committee concurs with the Planning Commission and Planning Director's favorable recommendation for approval of the State Land Use Boundary Amendment request. Your Committee on Planning is in accord with the purpose and intent of Bill No. 183, and recommends it pass first reading. and AYES NOES A&E EX Respectfully submitted, FORD X RIGA X COMMITTEE ON PL NING HOFFMANN X ~'1 7J JACOBSON X ~ NAEOLE X K. Angel Pilago, Ctr3ir PILAGO X YAGONC X YOSHIMOTO X PC REPORT NO. 54 ADOPTED: N0~ Z ~ 2007