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Home My WebLink AboutREP PC 057 12/04/2007 2006-2008 REPORT OF THE COMMITTEE ON PLANNING DATE: December 4, 2007 Re: Comm. No. 813Bi11 No. 203 PLACE: Councilroom Ben Franklin Building 333 Kilauea Avenue, 2nd Floor Hilo, Hawaii TIME: 1:30 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Platming, to which was referred Bill No. 203, reports as follows: Bill No. 203, transmitted via Communication No. 813 from Mayor Harry Kim, dated November 13, 2007, presents a Change of Zone Request by GHC INVESTMENTS, LLP (llca DMS Investments) at Waiakea, South Hilo, Hawaii, TMK: 2-2-34:84. Bill No. 203 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 Single Family Residential 10,000 Square Feet (RS-10) to Neighborhood Commercia120,000 Square Feet (CN-20) at Waiakea, South Hilo, Hawaii. Communication No. 813 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 November 2, 2007. The Commission concurred with the Planning Director's reasons for recommending a favorable consideration of this matter. Communication No. 813 transmits the following findings and recommendations: 1. The subject property is located along the east side of Manono Street, approximately 290 feet north of the Manono Street-Kekuanaoa Street intersection, Waiakea House Lots, Waiakea, South Hilo, Hawaii. 2. Applicant is requesting a Change of Zone from RS-10 to CN-20 for a parcel of land consisting of approximately 22,500 square feet of land and plans to consolidate TMK: 2-2-34: Parcels 84, 85 and 93 into one parcel to better utilize the property. TMK: 2-2-34: Parcels 85 and 93 were previously rezoned from RS-10 to CN-20 by Ordinance No. 00-31 to allow the construction of an office building. Condition B of the Change of Zone Ordinance provides that if consolidation does not occur, applicant shall establish cross-easements to permit traffic circulation between TMK: 2-2-034: Parcels 84, 85 and 93 so that there is a single access point from Manono Street for all three parcels. PC Report No. 57 Communication 813 Bi11203 Page 2 of 3 3. Development of Phase I will include atwo-story commercial building of approximately 20,000 squaze feet of lease area and is proposed for completion by December 2008 at a cost of approximately $2 million. Phase 2 of the proposed project is anticipated to be completed by Apri12012 at a cost which is unknown at this time. 4. Access to the property is from Manono Street, which has 20 to 22-foot wide pavement within a 50-foot wide right-of--way. Condition F of the Change of Zone request provides that a 5-foot future road-widening strip and roadway improvements along Manono Street shall be subdivided and dedicated to the County of Hawaii. 5. County water is available to the property as well as essential utilities such as telephone, electric and cable services. The Hilo Central Fire Station or the Waiakea and Kawailani substations will serve the property. Police Headquarters and the Hilo Medical Center are located within three miles of the subject property. 6. The Planning Director recommended favorably on this request based on the following: • The Change of Zone request would be consistent with the goals, policies and standards of the Economic, Land Use and Commercial Elements of the General Plan. • The Land Use Pattern Allocation Guide (LUPAG) Map designates this area as Medium Density Urban Development, which may allow Village and Neighborhood Commercial and Single Family and Multiple Family Residential related functions. • 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-half mile from the neazest shoreline and the proposed development will not adversely impact recreational resources, accesses, open space vistas, coastal and mazine ecosystems. • The property and surrounding area, having been extensively altered by urban development, is not anticipated to endanger or threaten species of flora or fauna. The proposed development is also not anticipated to have any adverse impact on archaeological, cultural or historic resources in the area. • The subject property is situated in close proximity to commercial aeeas, employment centers and public safety services. • The property is classified as Zone X, areas determined to be outside the 500-year flood plain and outside of the tsunami inundation area. The Waiakea Houselots have been in urban development since the 1960's. • Requisite of the Planning Director's favorable recommendation for the Change of Zone request, are twenty conditions contained in Bill No. 203 which outline specific requirements for the proposed project. At the December 4, 2007 Planning Committee meeting, there was no public testimony presented on this matter. Communication 813 Bill 203 Page 3 of 3 Afrer a brief chronology of the proposed application by Committee Chair Pilago, Director Yuen explained that the proposed project is situated in the lower Waiakea Houselots area, designated Medium Density Urban, and located in a block in which the majority of pazcels are zoned commercial. Council Member Yagong's request for clarification as to the location of applicant's proposed project in relation to Big Island Candies was provided by applicant Gina Chun. Director Yuen assured Mr. Yagong that the proposed application is not unusual, and represents a continuation of a trend that has been ongoing for a number of years in the azea. Council Member Jacobson noted his support if applicant assures the committee that this time around the project would be followed through and completed. Ms. Chun stated that they aze committed to moving forwazd with completing the proposed project. Ms. Chun also noted that at this point in time the kinds of businesses intended to occupy the commercial spaces have not yet been determined but that overall, the first phase will probably consist of some office, residential and restaurant facilities. Committee Chair Pilago stated that in some prior change of zone applications, few applicants voluntarily agreed to provide more parking spaces as a means of addressing overall pazking concerns. Mr. Pilago noted that the current pazking requirement is one space per 300 square feet and asked whether applicant would consider providing one space per 250 square feet. Ms. Chun stated she was agreeable, and Mr. Pilago noted that his staff would be in contact to further discuss the matter. Planning Director Yuen noted his preference not to include a specific number of parking stalls within the proposed ordinance, because at this point in time, plans for the project have not been finalized. 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. 203 and recommends it pass first reading. and AYES NOES A&E EX Respectfully submitted, FORD X HIGH X COM//MITTEE ON PLANNING IKEDA X t. ~ JACOBSON X ~ NAEOLE X K. ANGEL PIL ,CHAIR PILAGO X YAGONG X PC REPORT NO. 57 YOSHIMOTO X ADOPTED:DEC 1 q 7OO]