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Home My WebLink AboutREP PC 005 01/07/2003 2002-2004REPOR~f OP'I'IIF~: COMMLCI~F.E ON PLANNING DATE: January 7, 2003 RE: ('-d7 /Bill No.l9 PLACE: Councilroom TIME: 2:32 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was rcicrred Bill No. 19 transmitted by Mayor I lam Kim per Communication No. 47, dated December 2, 2002, regarding the change of zone request by Kaloko Ue~~elopment, Inc., ut Kaloko. North Kona. Hawaii 'fMK: 7-3-51:66. 67. 68 and 69. reports as follows: Bill No. 19 amends Section 25-8-3 (North Kona District lone Map), Article 8. Chapter 25 ("boning Code) of the Hawaii County Code, by changing the district classitication ibr approximately 4.383 acres of land from a Limited Industrial (MI.-la) to an Industrial- Commercial Mixed Use (MCX-1 a) zoned district. 7~he rectangular-shaped subject property, owned in fee by the applicant, is located in theKaloko Business Park abutting Hina Lani Street and Olowalu Street, approximately a fourth of a mile east of Queen Kaahumanu Highway. The applicant is proposing to consolidate these tour parcels into one parcel in order to construct a 72.000 square foot structure Ibr various commercial and industrial lease space. However, he is not quite definite in his plans because he is considering selling the parcels separately, or combining a couple of the parcels or scaling down the proposed project. 'fhe proposed change to the MCX-la designation will allow the applicant more Flexibility in the amount of permitted uses available to develop the parcel. The Stale Land l Ise designation is l lrban. hhe LtIPAG Map designates the subject propert} Ibr Industrial uses, such as manufacturing and processing, Wholesaling. large storage and transportation facilities, and light industrial uses. hhe Kona Regional Plan_ adopted by the Planning Commission in April 1984, designates the subject property &rr Industrial uses. 'fhe Keahole to Kailua Development Plan_ adopted by the County Council on April 3, 1991, designates the subject property for Limited Industrial uses. 'I~he Plan serves as a guide to the development oCinfrastructure and land uses in the region. ~Ihe subject parcel is not located in a Special Management Arca. The USDA Soil Survey Keport identities soils ofaa and pahoehoc origin with slow penncability_ slow runoff and slight erosion hazard. fhe Land Stud}' Burcau~s Detailed Land classitication is Communication No. 47 Bill 19 Page 2 "E•~ (Very Poor) for agricultural productivity. ~ he subject parcel has been extensively graded as part of the preparation of the existing industrial park, so it is unlikely that there arc any endangered fauna or flora on the site. An archaeological survey of the subject property was prepared by LloydSoehren in 1980. and to date there are no historical or archaeological sites listed on the State or National Historic Registers for the property. The subject property is located in Zone "X", an area determined to be outside the 500-year flood plain. Surrounding properties immediately to the north. south, east and west are in the Urban district and zoned ML-1 a. Access to the subject property will be from the Queen Kaahumanu I Iighway via I Iina Lani Street. Water is available through the Counh• water line on Olowalu Street. Since there is no nnmicipal wastewater system in this area, sewage will be disposed of through an individual wastewater treaunent system approved by the State Department of Health. All other utilities and services arc or will be available to the subject propert}~. Storm and surface water runoff will be controlled within the project site in a manner meeting with the approval of the Department of Public Works. Mitigative measures will he provided to contain spills and prevent material from leaching or draining into the ground or drainage systems. Committee Member Curtis Tyler confirmed with the applicants representative. F?d Rapoza, that the intent of the project is to lean more toward the Commercial aspect and that is reason for seeking the MCX zoning. He also mentioned his concerns li>r the protection of the near shore waters in the National Park helow the project, and questioned the representatives what they have done to address the situation. Mr. Rapoza furihcr explained that some olfice and retail type tenants have approached them about the space. but he did not want to make any commitments mitil the zoning is in place. (ircg Moocrs, Planning Consultant for the applicant, explained that in Conditions {~ and (i. thc_v arc requiring the drainage study. In addition. they arc including more su~ingent requirements regarding debris catch basins such that if there arc any petroleum products used on the site. oil and water separators would be required ibr the dry wells. Committee Member l~yler stated that he is seeking to do an improvement district ibr this area to resolve some of the wastewater concerns. Communication No. 47 Bill 19 Page 3 When questioned by Curtis l~yler. Mr. Mooers explained that they are seeking to remove the reference to the curb. gutters and sidewalk from this measure, because the recent TSA zoning. which was approved by the Council, did not include them. Mr. Mooers asked "that the condition be modified to reflect what" was approved for TSA. Committee Member Bob Jacobson explained that in regard to the sidewalks. "because theoretically, many of these are going to be retail areas" the Department of Public Works wanted to install the sidewalks now. He stated that "we can expect many other people to come in. asking for it later. And...if we have sidewalks now, iCs going to be easier to ask other people in the future to come up with sidewalks. because ifwe want to have retail business, retail business quite often does mean people walking around." °So....trying to impose these conditions, it's only sensible to put them in right novv." Fle also sought to include rest rooms for the general public. Your Chair explained that there are not many people who walk around that area. "I~hey would rather drive from place to place so sidewalks are not necessarily required. I~or that reason. she is in agreement with Curtis'fyler that the reference to the curb. gutters and sidewalks should be deleted. Discussion ensued on Bob .lacobson's proposed amendment for the ADA rest room as a new Condition M. and Mr. Rapoza stated that when they did the Crossroads shopping center. rest rooms were available to the employees and the public. Ile noted that he is "not aware of anv public rest rooms that have ever been proposed anywhere. in the general sense which Mr. Jacobson is referring to, that they be required to provide public rest rooms for patrons that aren't even ...coming there to do business..." Che motion to insert a new Condition M k~r the ADA rest room was not approved. Committee Member Curtis Tyler amended Condition I to include the words "which minimizes use of the County landfills." Your Committee did not entertain further discussion on this measure. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request, which would result in an appropriate land use pattern that would further benelit the general public. Your Committee on Planning is in accord with the intent and purpose of Bill No. 19, as amended to Bill No. 19, Dratt 2, and recommends it pass lirst reading. Communication No. a7 Bill 19 Page 4 nves v~~es nor: i.x Lf~:rrnr:nn-roi~u x TYLIIR X ~Ii~I:Ala X CIIUNCi k I:I,nRION01'P X IIOLSCIIUII X JAC013SON k RF!YNOI,Uti X SAFARII: X Respectfully submitted COMMII`I~I1E PLAN G _~~~~ ROB Y :AN ~EI'1'HEAD-1'ODD,CHAIR PC REPORT NO. 5 __ n~~~PTr;ir JAN 2 3 2003