HomeMy WebLinkAboutREP PC 061 11/04/2003 2002-2004RE'POR'T' OF THF.
COMMIT"fEE ON PLANNING
DATE: November 4, 2003 RE: Comm. No. 370/Bill No. 160
PLACE: Councilroom
'T'IM[?: 220 p.m.
Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Communication No. 370 and Bill No. 160, transmitted
by Mayor Harry Kim, dated October 3, 2003, regarding a change of zone application request by Puna Sugar,
LLC, at Keaau, Puna Hawai`i,'1'MK: I-G-3:99, reports as follows:
Bill No. 160 seeks to amend Section 25-A-22, Airticle 8, Chapter 25 (Zoning Code) of the I lawaii County
Code, by changing the District Classification of approximately 14.901-acres (Parcel A) of land from
Agricultural-20 acres (A-20a) to Limited Industrial 20,000 Square Feet (ML-20) and 8.724-acres (Parcel B)
of land to Agricultural-5 acres (A-Sa).
Communication No. 370 reports the Hawaii County Planning Commission, as required by the Hawaii
County Charter, Chapter 4, Section 6-43(C), considered the above request and accompanying Bill No. 159
on September 22, 2003. The Commission concurred with the Planning Director's favorable
recommendation on this matter. Communication No. 370, in synopsis, reports the Planning Director's
findings as the following:
This request for a change of zone from an Agricultural (A-20a) to a Light Industrial (ML-20) and
Agricultural (A-Sa) zoned district would result in an appropriate land use pattern and further the
public convenience, necessity and general welfare based on the following:
An amendment ro the State Land Use Boundary Map from an Agricultural to Urban District
(Bill No. 159) is being concurrently processed for the proposed industrial development. Upon
the adoption of this amendment, the proposed change of zone request will be consistent with the
proposed Urban District Designation.
I'he request from Agricultual to Limited Industrial is consistent with Land Use, Economic
policies, LUPAG elements of the General Plan and with the urban form depicted for this area of
the Puna region. The Industrial Designation for the area has been in place since 1971. To
encourage additional utilization of the area, the Industrial Area designation was lurther
expanded during the 1989 General Plan Review to include additional Intensive Agricultural and
Orchards lands.
The request designates approximately 14.901-acres of land as MI: 20. The proposal includes
the subdivision of this parcel into two lots for the purposes of limited industrial and related uses.
This action would be a reasonable expansion of industrial activities associated with existing uses
in the area, which include a power plant and agricultural processing facilities.
Surrounding properties consist of a mix, industrial and agricultw~al uses, some established
through the Special Permit process.
The State of Hawaii AIJSH Map classifies portions of the area as Prime Agricultural Lands and
the northern portion of the property is Unclassified. 'T'he Land Use Study Bureau's Overall
Communication 370
Bill 1(i0
Page 2
Master Productivity Rating for the soils in the area is "C" or "Pair". An 8.725-acre portirni of
the 23.626-acre property proposed for A-Sa would continue to be available for further
agriculture uses. Therefore, the change of zone for this area will not be detrimental to the
reduction of this area from the agriculhlral land inventory in the County of Hawaii.
Communication No. 370 also explains that access to the subject property is from the Milo Street extension, a
private roadway. The owner, W.H. Shipman, has granted an easement over their private roadway to the
applicant, Puna Sugar, LLC. The applicant will be required to comply with the standards outlined in
Standard Details for Public Works Construction R-34 (revised) and provide improvements to the Limited
Industrial zoned frontage of the property. Due to the potential for high traffic volumes associated with
certain ML-20 uses, the Planning Director has included a contingency within Bill 160, Condition "D", that
would prevent the construction of a Home Improvement Center on the Ml. ?0 zoned site.
At today's meeting, Planning Director Chris Yucn and Sidney Puke, representative for Puna Sugar, LLC
provided this committee with background information about the origins and purpose of Bill No. 160.
During discussion, Council Chair Arakaki requested that the Planning Director review the possibility of
having the remainder of Milo Street extended and improved to intersects with Railroad Avenue as part of
this or future developments. Councilmembcr Gary Safarik questioned the validity of keeping Milo Street
closed off to through traflc.
Your Committee concurs with the Planning Commission and the Planning Director's favorahle
recommendation for approval of the change of zone request.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 160 and recommends it
pass lirst reading.
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