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Home My WebLink AboutREP PC 057 09/16/2003 2002-2004REPOR"1' OF "fHE C'OMMI"i"1'EE ON PLANNING DA'fl?: September 16, 2003 RE: C-342Bi11 No. 147 PLACE: Councilroom 71ME: 1:06 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 147 transmitted by Mayor Harry Kim per Communication No. 342, dated August 19, 2003, regarding the change of zone request by Hualalai Vistas, LLC, at Kohanaiki, North Kona, Hawaii, TMK: 7-3-7: 27 and 50, reports as ti>Ilows: Bill No. 147 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 53.163 acres of land from an Agricultural (A-3a) to a Family Agricultural (F'A-1 a) zoned district. The irregular shaped subject property, owned in fee by the applicant, is located on the makai side of Mamalahoa Highway, approximately 380 lcet north of the Mamalahoa Highway/Church of God Road intersection at Kohanaiki. Christopher Clever serves as the managing member for the applicant. Parcel 27 is approximately 5.453 acres in size and parcel 50 is approximately 47.710 acres in size. [3oth parcels were previously used to cultivate coffee. The applicant is seeking to subdivide the vacant properties into forty-seven one-acre lots with related improvements. The State band Use designation is Agricultural. The General Plan I,UPAG map designation is currently Urban Expansion, although the comprehensive review update fr>r the General Plan proposes to change it to Low Density Urban. the Kona Community Development Plan designates the area as Residential A-2 to A-3. The Keahole to Kailua Development Plan designates the area for residential expansion. the Kona Hills Subdivision, Units I and IL which are zoned A-la and used primarily for residential purposes with limited agricultural activities, lie to the north of the subject property. The property to the south is zoned A-3a. 'fo the west is Kohanaiki Road and primarily vacant and wiused property which is zoned A-Sa. Across the highway. to the cast, is property zoned A-la. fhe ALISH system designates the majority of the property as Unclassified, with the northern portion of parcel 27 and the southern portion of parcel 50 classitied as Other Important Agricultural Lands. The Land Study Bureau classifies most of the land as °[°' or "Very Poor°. and a portion as "D" or "Poor". 'fhe U S Soil Survey classifies the soil as Punaluu soil series extremely rocky peat with rapid permeability, slow runoff, and slight erosion hazard, which is used for pasture. Communication 342 Bill 147 Page 2 The subject parcel lies in lone "X°, an area determined to be outside the 500-year Flood plain. A botanical survey conducted in ,lanuary 2003 by Dr. Ron 'Derry concluded there were "no rare, threatened or endangered species nor are there unique or valuable wildlife habitats." An archaeological inventory survey conducted by Rechtman Consulting identified tive unrecorded sites. Four of the five sites were assessed as significant for information content, and no further work or preservation was recommended. Access to the subject property is from a main road otf Mamalahoa Highway. The interior roadway will be a 50' right-ot=way with twenty feet ot~asphalt paving. There will be paved shoulders and swales. According to the applicant, only 33 units of water are available from the existing system on Mamalahoa Highway. Sewage will be disposed of by individual wastewater systems meeting the standards and requirements of the State Department of Health. All other utilities and services are or will be available to the subject property. Underground utilities will be provided to each of the proposed 47 lots. Your Chair proposed the following amendments to Bill 147, which were approved by Your Committee: Condition G. "All connector roadways within the proposed subdivision shall be constructed to County dedicabee standards and dedicated to the County [upon requests at no cost to the County. The subdivision roads shall have at least one connection to the north to the adjoining properties and at least one connection to the south that will [allow access from properties on that side meeting with the approval of the Department of Public Works.Jconnect to the Old Homestead Road. The east-west pnauka-makai) road within the subdivision shall connect to Kohanaiki Homestead Road and to Mamalahoa Highway. [The roads shall be constructed in the manner specitied by the Department of Public Works.~The roadway connection to Kohanaiki Homestead Road shall he Bated and locked and used only in times of emergency and for evacuation purposes:' 2. New Condition H. "A water line shall be constructed from the subject ~operty to Kohanaiki Homestead Road and a fire hydrant installed within the County owned Kohanaiki Homestead Road ri hg t_o1~- way to provide fire protection in this area." 3. Renumber the remaining conditions accordingly. 4. New Condition M (formerly Condition L). Deletes the existing language and replaces it with the standard Lair share contribution language with offsets for Conditions F and H. Communication 342 Bill 147 Page 3 Greg Mooers, representative for the applicant, explained that the major concern fbr the development of the area was the traffic. The residents wanted inter-connectivity between the subdivisions and suggested closing some intersections and connecting to the Church of God road. Another concern of the residents was to ensure they had fire protection. so the new Condition -I to install a water line along Kohanaiki I lomestead Road was included. Ile further stated that because the soils arc classitied as "Poor" for agricultural uses. after reviewing the General Plan he agrees with the Planning Director that one-acre lots would he a better product Ibr this area. Committee Member Bob Jacobson stated he has a problem with using Ag lands tier other purposes than agricuhure. 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 li>r the change of zone request, which would result in an appropriate land use pattern that will further benetit the public. Your Committee on Planning is in accord with the intent and purpose of Bill No. 147, as amended to Bill No. 147. Draft 2, and recommends it pass tirst reading. nvrs NUlts n ~ r: hx rvl.r:a x ARAkAkI X CIIIIN(i X IiLARION01~1 X IIULtiCllllll X .IACORtiON X ILICYNULUti X y~I~ARII~ X rl~l nNC x Kcspccl(lill~ +uhmiUal COMMI'f'I'EF? OIN~PLnNNING ~. '\ ,\ e~``1 ~ I 1_ ~~ ~ 1` 1 !C~ .1. CL"I~2TIS YLF. R, II1, VICE''& ACTING ('HAIR PC I:POR"II:POR"I~NO. _57 h,,;1> OCT 0 8 2003