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Home My WebLink AboutREP PC 040 06/03/2003 2002-2004REPORT OF THh: COMMI'i~"hF:E ON PLANNING UA~II~:: June 3. 2003 RE: C-248/Bill Nu. 109 PLACI{: Councilroom l'IMF,: 1:08 p.m. Chair and Members Hawaii County Council Hilo, I Iawaii 96720 Your Committee on Planning, to which was referred Bill No. 109, transmitted by Mayor I larr} Kim per Communication No. 248, dated May 9. 2003, regarding the change of zone request h~ I Kitagawa & Co, Ltd. at Waiakea. South Hilo, I [awai'1. TMK: 2-2-50:14, reports as follows: Bill No. 109 amends Section 25-8-33 (City of Hilo "Lone Map), Article 8. Chapter 25 (toning Code), Hawaii County Code. by changing the district classitication for approximatel} 22,500 square feet of land tcom a Single Family Residential (RS-] 0) to an Industrial-Commercial Mixed (MCX-20) zoned district. ~fhe MCX designation allows a mix of industrial and commercial uses. and is intended to pro~~ide areas iiir diversified businesses and employment opportunities by permitting a broad range o(uscs ~~~ithoul exposing non-industrial uses to unsafe and unhealthy cnyirunments. l~hc rectangular-shaped subject property, owned in fee by the applicant. is located in Waiakea House Lots on the northeast corner of the Kawili StreeUHinano Street intersection. Il is currently vacant and undeveloped. l"he applicant is seeking to develop a new warehouse to relocate the existing NAPA business to the subject site in order to expand its auto dealership operation in the vacated area. "hhe proposed one-story building will be approximately 6.720 square feet in size. A twenty-stall parking area, including a handicapped stall will be located in the front of the building on the Kawili Street side with none-way traffic circulation. 'lhe perimeter boundary will he landscaped. The Stale Land Use District designation is Urban. 'I"he I,UPAG Map designates the area tier Industrial uses. 'I'hc 1989 General Plan comprehensive review allowed limited expansion of Industrial uses into this area of the V~'aiakca House Lots. 'I"herelore, the boundary of the Industrial Area designation expanded from the Kanoelehua Industrial Subdivision to the borders of Manono Street, Lanikaula Street and to Kanoelehua Avenue. I~hc property is not situated ~~ithin the SMA fbr it lies over 1.5 miles from the nearest coastline and outside ol~thc tsunami inundation area. ~fhc I lilo Cunununity Development flan adopted in 197 designates the subject property for residential uses, however, this plan has nut been updated since. so it is not consistent with the cun~ent General Plan. Lands immediately to the west, north and cast are zoned Single Family Residential (RS-10) and Communication 248 Bil] 109 Page 2 lands to the south are zoned Limited Industrial (ML-201. 'there are existing dwellings to the north and the west of the subject property. Further westward and northwestward arc businesses with industriaUcommercial uses. ]n the northeasterly direction is a warehouse building consisting of bakery shops, lunch shops, fishing supply store, and other industrial/ commercial type of establishments. The Kanoelehua Industrial Subdivision is located to the south of the subject parcel across Kawili Street and is zoned ML-20. Further southwest is the }lawai'i Community College, at the intersection ofKawili and Manono Street. The band Study Bureau classifies the area as urban development. The subject property is located in 7,one "X", an area determined to be outside the X00-year flood plain. Because the subject property has been previously cleared and developed, there are no known rare or endangered plants or animals, nor are there any historical, cultural or archaeological features on the site. I~he Department of Public Works recommends marginal access onto arterial streets, and Ibr this reason and the proposed MCX designation request -linano Street would be required to be widened to a 60-blot right-of-way to accommodate the commercial/industrial uses. Water can be made available to the property from an existing 8-inch waterline along Kawili Street or Hinano Street. the applicant has indicated that they will connect to the existing County sewer lateral ~cithin Kawili Street or Hinano Strcct. nll other utilities and services are mailable to the site. Your Chair circulated a communication with the following amendments: L Condition D. Uelete the existing language and replace it with the proposed language. "Vehicular access to the subject property from Kawili Street shall be limited to ingress only and shall be located at the eastern corner of said property, meeting with the approval of the Department of Public Works." 2. Condition L. Amend it as Ibllows: I~o decrease further traffic concerns at the intersection of Kawili Street and Maka'ala Strcct, the applicant shall coordinate its vehicular access movements with the landowners of the adjoining [parcels arcel identified by'I~ax Map Key 2-2- 50:37 hand 3RD to provide internal traffic circulation between the proposed developments. Conununication 2d8 Bill 109 Page 3 Alter much discussion. Your Committee agreed to the following amendments: I . "A common access casement with the adjoining parcel identified by 'fax Map Key 2-2-50:37 shall be provided along Kawili Street, meeting the approval of the Department of Public Works. 'T'his common access shall he limited to fright turn- in~ ingress trat7ic ~mu~ement~ movements only. 2. Condition F. Retain the original language. 3. New Condition N "An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the eflectivc date of the zone change. The report shall address the status of the development and compliance with the conditions of approval phis condition shall remain in effect until all of the conditions of approval have been complied with, and the Planning Director acknowledges that further reports are not required." l~hese amendments will he rellectcd in Bill No. 109, Draft 2. Further discussion ensued about the access from Kawili Street to the subject property and the adjoining parcel # 37. Deputy Planning Director Roy Takemoto explained the concept of "access management" where they try to preserve the function of thoroughfares. nameh~ collectors and arterials, by limiting access onto these streets. In the case of Kawili Street and the subject property. they were trying to implement "access managemenC~ by using cross-easements where each landowner would have easement rights over the other property, and confining the turning movements from Kawili Street onto the property to right turns only. Fla proposed that the language in Condition D be further amended to include the words "right-turn in" before ingress, but after much discussion. the original language was retained, and the proposed language was deleted. ~I~hc amendment to Condition D allows both left turn and right turn movements into the subject property through a shared entrance way with the adjoining parcel; and does not allow any exits from the subject site. Deputy Director "Takemoto stated that the Planning Department preferred to limit access on Kawili Street to a right in only, but if the left turns into the property are permitted along Kawili Street, then they "still hold that there should be a left-turn pocket° Committee Member Gary Safarik stated that "the street is wide enough not to create a hazardous movement", "and our common sense would tell us the road is wide enough; and that the way the people will access it will be sate enough to where it should allow, at the very minimum. a Icft-turn ingress and ^ right-turn ingress.' Sidney Fuke, the applicant's representatiac, explained that ingress and egress will be allowed through 1linano Street also. although the map only indicated egress. The applicant. however, is Communication 248 Bill 109 Page 4 not proposing afull-movement access on Hinano St. "I~he reason for that is because of the removal often additional feet. as required by the County for future road widening, as well as the construction of the curb. gutter, sidewalk to put in a full movement access over there would be rery limiting on the part of the applicant." Your Committee concurs with the Planning Commission for recommending a favorable consideration for the change of zone request, which would result in an appropriate land use pattern that will filrther benetit the public. Your Committee on Planning is in accord with the intent and purpose of Bill No. 109, as amended to Bill No. 109, Draft 2, and recommends it pass tirst reading. 1YI~S I l:rrnl.nu-IC~ou x - ~ _ \iin~nla _ '' X cm N~~ _ __ II 4RIUN1)I~I~ X _~iii_ \ x r r rx ~ - ~ --~_~ _ Respectfully submitted COMMI~I°fEE ON PLANNING IIULX'l 11 ill ~-~ ~ - X __, _ - ____ lAC'013SON NICYNOLDS --~ ,_ -__.. - ~ X - k - -. _.. L_ __ --._._~_-__ S~1 P.IRIF - - - ._. ~ __`C _ I --~-- I \'I.I K - -1 \ ----I'- - -- Bobby Jean Leithead=iodd. CHAIR PC REPORT NO. 40 n~op~~L~~: JUNE 2QQ3_