Loading...
HomeMy WebLinkAboutREP PC 025 04/01/2003 2002-2004REPOR"f OP "fHE COMMITTEE, ON PLANNING DA"f E: April 1, 2003 RE: C-167/Bill No. 70 PLACE.: Councilroom T[ME: 2:09 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 70 transmitted jointly with Bill No. 69 by Mayor Harry Kim per Communication No. 167, dated March 3.2003, regarding the change of zone request by Pua`a Development, LLC., at Pua'a I st, North Kona, Hawai' i, TMK: 7-5-10: 61, reports as follows: Bill No. 70 amends Section 35-8-3 (North Kona District7,one Map). Article H, Chapter 25 (toning Code) of the Hawaii County Code, by changing the district classification for approximately 9?62 acres of land from an 4gricultural (A-Sa) to aMultiple-Family Residential (RM-2.5) zoned district. The irregular-shaped subject property. owned in tee by the applicant, is located between Queen Kaahumanu Highway Extension and Hualalai Road, adjacent and south of The Pines residential development and northeast of the University of the Nations condominium site. approximately 300 feet south of the Hualalai Road/Nani kailua Drive intersection. The applicant is proposing to develop the Pua'a Independent Living Residential Community that will consist of 144 to 160 multiple-family residential units within nine sixteen-unit cluster complexes. The goal of the project is to "create a residential development that encourages a strong sense of community values. promotes social interaction and otters Senior citizens a complete living environment for their later years. Residential units will be clustered around courtyards, creating a sense of privacy within the whole project. Streets are designed to be in scale with a traditional neighborhood setting, reducing the speed of traftic and providing a safe pedestrian environment." The LUPAG Map designates the area as Medium llensity Urban. which allows for village and neighborhood commercial uses up to three stories in height and residential and related functions not to exceed a density of 3i units per acre. fhe Kona Regional Plan adupted by the Planning Commission in April 1984 designates the area as Residential-10 to 1 d units/acre. The Master Plan for Kailua-Kona, adopted in 1996 by the Count~~ Council. recommends the project site be developed for low-density residential uses, such as single lamily_ duplex and townhouses. Cluster and nco-traditional planning is encouraged to promote parks. open space and pedestrian orientation. I~he subject parcel lies within the Kailua Village Special District. On January 21.2003, the Kailua Communication 167 Bill 70 Page 2 Village Design Commission approved the project and recommended that the applicant straighten out the alignment of }~{ualalai Road as much as possible. The subject parcel is not located in a Special Management Area. The USUA Soil Survey Report identities soils as Waiaha Extremely Stony Silt Loam, which is slightly acid with rapid permeability, slow runoff and slight erosion hazard. 'I~he Land Study Bureau's Detailed Land Classification is "E" (very poor) for agricultural productivity. Although no formal studies or surveys were conducted, the applicant has noted that there are no known rare, endangered, or threatened species of flora and fauna on the subject parcel. An archaeological survey of the project site was conducted and detailed in a revised survey report and an archaeological data recovery plan dated February 2002. l~he survey identified five sites that include a habitation and agricultural site complex with a burial, an agricultural site. a refuge cave with a burial, and two rock walls. The agricultural site and the two rock walls arc no longer considered significant since a reasonable and adequate amount of data recovery has taken place. The two sites with burials will be preserved in place with the preparation ofa burial treatment plan with the remainder of the non-burial components still needing data recovery. The subject property is located in Lone "X", an area determined to be outside the 500-year flood plain. Access to the subject property will be from Hualalai Road, aCounty-maintained roadway with a pavement width of 20 feet within an approximately 40-toot wide right-of-way. The applicant's plan indicates a single driveway access point along Hualalai Road. A traftic impact analysis report ('LIAR), prepared by the applicant and dated September 7. 2001 concludes "the proposed project is expected to generate only a few trips in the morning and afternoon peak hours. It is not expected to have an adverse impact on traftic operations at the driveway and at the Queen Kaahumanu HighwayMualalai Road intersection and the Nani Kailua- Hualalai Road. A separate left turn at the access road to the project site is not warranted. The roadway and intersection designs as proposed for Hualalai Road will be adequate to handle future traftic. No mitigating actions are required because of the project" However, the Department of Public Works recommends that a revised 'LIAR be conducted due to the limited scope of the current study, and that a left turn storage lane be installed. if warranted. at the projecCsHualalai Road access point. Water is available from an existing K-inch County water line along W'elo Street at itsjunction with Hoene Place in Kailua View Estates Subdivision on the mauka side of Queen Kaahumanu Highway, about 750 feet away from the project site. The applicant will be required to extend the water line across the Queen Kaahumanu Highway, while also upgrading an existing booster pump station and two existing reservoirs. l~hese improvements arc contrary to the applicants Communication 167 Bill 70 Page 3 representations that water can be made available from an existing 8-inch line located along Hualalai Road with no further system improvements. The applicant proposes to tie into the County's Kealakehc Wastewater'freatment Facility through proposed sewer line easements located on parcels makai of the subject property along Kuakini Highway. all other utilities and services arc or will be available to the subject property. Bill No. 70. Draft 2, with the following amendments: I . Condition J replaces the existing language with: "If required by the Director of Public Works, a drainage study of the project site and immediately surrounding area shall be provided prior to the issuance of Final Plan Approval. Drainage improvements within the project site, if required, shall be constructed meeting with the approval of the Department of Public Works prior to the issuance ofa Certificate of Occupancy." 2. Condition N. Includes the fair share contributions. was circulated and approved by Your Committee. 'the proposed language in Condition ,I was used because the subject parcel is located near the University of Nations project. which was recently approved, and because of similar drainage concerns. [n response to a question from Committee Member .toe Reynolds, the applicant explained that there is nothing definite yet. but they have been considering a park, doing some landscaping along }{ualalai Road and installing curb, gutters, sidewalks. and underground utilities, which could possibly be done in lieu of the fair share contributions. ~fhe final plans need to be worked out with the Planning Director. In response to a question from Committee Member Curtis Tyler, Your Chair explained that the fair share was calculated on 160 units because the background information disclosed that the residential development would consist of 144 to 160 units. In the event only 144 units are constructed, the fair share contribution would be adjusted accordingly per the language in Condition N. Committee Member Tyler also reiterated some of the background information. 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 benefit the general public. Communication 167 E3ill 70 Page 4 Your Committee on Planning is in accord with the intent and purpose of Bill No. 70. Draft 2. and recommends it pass first reading. AYISS NOh:S --- A Fc IC -- 1'.X ARAKAKI --- X ('IIUNG ~ ~ ~ X ~~~ _ I:LARIONOPI' X _ _ IIOLSCIIUII X _ _ ,IAIX)BSON-- X -.... - _ - _ _ i.~~:n~tir:n[~-~oDi~ - -- x _ _ RI?YNUI,Dti X _ -- _ _ tiAPARIK X _ __ I~YLIiR ?k _ ____ __ ____ J _ _____ _ __ Respectfully submitted COMMIT"t~F,E ON PLANNING t`~ Bobby Jean Leithead-'Dodd, ('HAIR PC KIPORI NO. ~?