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Home My WebLink AboutREP PC 037 05/06/2003 2002-2004IzI~:POR~r or ~rtiE COh1MI"I~TI?E ON PLANNING DA"hE: May 6. 2003 PLACE: Councilroom flMb': 427 p.m. Chair and Members Hawaii County Council Milo, I Iawaii 96720 RF.: C-210/Bill No. 93 Your Committee on Planning. to which was rcicrred Bill No. 9.i, transmitted b} Mayor I larr_v Kim per Communication No. ? 10. dated April 7. 2003, regarding the change of zone request by Hokukano Ranch, Inc., at Kalukalu Ist. South Kona. Ilawai'1. TMK: 8-I-3: Portion of dU. reports as fiillows: Bill No. 93 amends Section 25-8-4 (South Kona lone Map). Article K. Chapter 25 I~uning Code). Hawaii County Code, by changing the district classification for approximately 5.585 acres of land from a Single Family Residential (RS-I S) and Agricultural (A-la) to a Village Commercial (CV- 10) zoned district. The somewhat rectangular-shaped subject property, owned in fee by the applicant, is located at the northeast corner of Mamalahoa f lighway-Konawaena School Road intersection. bordering a portion of the Konawaena high School site at an elevation of approximateh 1.560 feet above sea level. T'he applicant is seeking to establish a visitor center. which will serve as a greeting and operational center for ranch visitors, and a staging area for conductingeco-tourism activities on the larger Hokukano Ranch property. phis central commercial center will contain office space. a visitor registration area, a gift shop and other accessory facilities. such as a craft shop. greenhouse_ small petting zoo and parking areas ftrr visitors and employees. The State Land Use District designation is Urban. The LUPAG Map designates the area as Medium Density Urban, which is used Ibr ~°illagc and neighborhood commercial uses up to three stories and residential and related functions not to exceed a density of >> units per acre. The Kona Regional Plan, adopted b~ the Planning Commission in April 19Rd. designates the area for Residential Expansion. hhe subject parcel is currently split-zoned with the mtijority of the parcel zoned Single Family Residential (RS-15) and a small portion of the northeastern corner of the prgjcct site zoned Agricultural (A-la). Once this rezoning request is approved, the entire 5.595 acre site will be placed into the CV-10 zoning. l~he property is not situated within the Special Management Area. Communication 210 Bill 93 Page 2 Surrounding lands to the north, cast, south and west are zoned Single Pamil} Residential. Lands opposite the project site on the makai side of the Mamalahoa I lighwa} arc designated Village Commercial (CV-10). Lands to the north and east as Nell as across Konawaena School Road to the south and west arc zoned Single Family Residential (RS-15). Opposite the project site on the makai side ofthc Mamalahoa Highway are Village Commercial (CV-10) Toned lands. ~I~hesc lands are basically concentrated along both the mauka and makai side of the Mamalahoa F lghway. Away from the highway arc lands zoned Agricultural (A-la). According to the l i.S. Army Corps of I~;ngineers Flood Insurance Rate Map, the central portion of the project site running in a mauka-makai direction is located within lone /~, an area subject to the 100 year frequency flood, but with no determined base flood clcvation~,. This flood plain lies north of the ranch house site and includes a portion of the existing barn and small sheds. hhe ALISH designation is urban development. 'Fhe USDA Soil classilication is Honuaulu. very stony silty clay loam with rapid permeability. slow runoff and slight erosion hazard. which is used mainly tilt pasture and coffee with small areas used for macadamia nuts, bananas, citrus fruits. avocados and truck crops. ~I~hc Land Study Bureau's classitication is °BS I" or Good. but it is poorly suited for machine till-abilih due to its excessive stoniness. i~he applicant states that there arc nn known rare or endangered plants or animals. nor arc there am historical, cultural or archaeological features on the site. Access to the subject property will he from Mamalahoa I lghway, an KO-~bot wide Count roadway. l~hc lYaffic Impact Analysis Report prepared by the applicant. finds that °thc proposed project is expected to have minimal impact to traflic volumes on Mamalahoa I lighwa}. and to conditions at the signalized intersection ~a~ith Konawaena School Road. 'fhe unsignalized intcrscctions of the project driveways with Mamalahoa Highway and Konawaena School Road were found to operate at acceptable conditions during both peak hours. 'hhe project site driveways will he designed to provide adequate sight distances for proper execution of turning movements into and out of the project site.' Water is available to the property through three 5/R inch meters which screicc the parcel. Although the Department of Water Supply did not support this development when they submitted their comments in the February 19, 2003 memorandum, they amended their comments in a revised submittal dated March 5, 2003. ~fhey are supporting the application oil the basis that the maximum daily usage shall not exceed ~?00 gpd. Also. ifany additional sU-uctures arc proposed or if there are any changes in the use. the applicant or their successors shall submit plans and water demand calculations to the Ueparunent of Water Supph~ for review and approval prior to plan approval by the Planning Department. Also. the applicant has agreed to reassign the meter. which Communication 210 Bill 93 Page 3 was servicing another parcel and to institute nuasures to bring the usage within compliance. Wastewater will be disposed of through a septic tank system and Icach Meld to replace the existing cesspool The systems will be designed and constructed in accordance with State and County regulations. All other utilities and services arc or will be available to the subject parcel. Committee Member Curtis "I)~ler questioned why a diange of zone to Village Commercial was requested for this project and not a special permit. Ben ~I~sukazaki, attorney for the applicant_ explained that after reviewing the various "provisions of State and County law to sec what the alternatives were' "the only alternative was to rezone the property. Pam I larlow, the project planner. further explained that at the March 7, 2003 Planning Commission meeting, Chris Yuen. the Planning Director, provided a "vci} good description of the situation that the applicant is in. and that it is in essence a `catch ?2~.~' "I he applicant tiants °Ui do a cry low-impact acticih however, because the special permit process is not available to them....the only ch~.~ice that they have is to apply for a change of xone~~ In response to a question. Ben ~fsukazaki further explained that the applicant has no other projects in mind at this time, and wants to proceed with this low key project. A communication from Mr. ~fsukazaki with lice amendment proposals Nas circulated and only the amendments to Conditions G, I, and J were approved by Your Committee. l~hc proposed amendments to delete the language in Conditions K and M were not approved. l~he approved amendments will be reflected in Bill No. 93. Draft 3. niter some discussion, it was learned that these proposed amendments were submitted at the request ofthc Planning Department. Discussion ensued on whether the left-turn storage lane into the subject parcel is a necessity. Your Chair stated that Your Committee will confirm with the Department of Public Works whether this should be a requirement or not. Your Comrnittec 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 will further benefit the public. Communication 210 Bill 93 Page 4 Your Committee on Planning is in accord with the intent and Purpose of Bill No. 9i, as amended to Bill No. 93, Draft 2, and recommends it pass lust reading. - - - \YI S I VUI.s ~ X I. IlX -___ _ _ - - N2AKAKI k ~ CIIUN<~ _ _ _ ______~ _____ A _ i_ _ I?I,ARII)NUPI k_ _ _ __ IIUISCIII iII X ,IACORtiON- h__ __ __ __ ~ _ _ LI`Illll.n D-IUDD k RI:Y'VOLUS _ k _. _-. SnlnRll~ \ - - -- I~YLI~:K X Kespcctfully submitted COMMfI"I~iJ? ON PLPL,n~N®NING Robby .lean Lerthrld-Todd. CI INK nuoP~reir_ MAY~1~~~ -