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HomeMy WebLinkAboutREP PC 075 02/03/2004 2002-2004REPORT OF THE COMMFCTEE ON PLANNING DATE: February 3, 2004 PLACE: Councilroom TIME: 2:45 p.m. RE: Comm. No. 457/Bill No. 213 Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Communication No. 457 and Bill No. 213, transmitted by Mayor Harry Kim, dated December 30, 2003, regarding a Change of Zone Request by Uluwehi Properties, LLC, at Puapuaanui, North Kona, Hawaii, TMK: 7-5-17:21 reports as li~llows: Bill No. 213 seeks to amend Section 25-8-22 (North Kona), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the District Classification of approximately 9.095 acres of land from Agricultural-5 acres (A-Sa) to Single Family Residential 15,000 Square Feet (RS-15). Communication No. 457 reports the Hawaii County Planning Commission, as required by the Hawaii County Charter, Chapter 4, Section 6-4.3(C), considered the above request and accompanying Bill No. 212 on December 4, 2003. The Commission concurred with the Planning Director's favorable recommendation on this matter. Communication No. 457, in synopsis, reports the Planning Director's findings and recommendations as the following: fhe applicant, Uluwehi Properties, LLC, is requesting a Change of ZoneAmendment from Agricultural to Residential for approximately 9.095 acres of land. 2. The subject property is located on the makai side of Hualalai Road approximately 700 feet south of the Hualalai Road/Kahului-Hienaloli Road Junction. The property is located adjacent to the pending Hualalai Heights subdivision and mauka of the Pualani Estates single-family residential subdivision. fhe applicant intends to subdivide the property into a 21-lot subdivision containing 16 lots approximately 15,000-square feet in size and 5 lots approximately 21,900-square feet in size. Related improvements are expected to cost $1,000,000.00. 4. Access to the project is through the proposed Hualalai Heights Subdivision Road. The applicant will also construct an easement for future widening and dedication to the County and a North to South connector road between lots A-1 and A-6. All utilities are or will be made available to the project site. 6. The approval of the Change of Zone request from Agricultural (A-Sa) to aSingle-Family Residential (RS-15) zoned district will conform to Land Use, Economic and Housing Elements of the General Plan based on the following: Communication 457 Bill 213 Page 2 An amendment to the State Land Use Boundary Map from an Agricultural to Urban District (Bill No. 2l2) is being concurrenCly processed for the proposed residential development. Upon the adoption of this amendment, the proposed change of zone request will be consistent with the proposed Urban District Designation. The subject property, while currently within the State Land Use and County Agricultural Zoned Districts, is not actively used for agricultural purposes. The LUPAG designation for the area is Urban Expansion and Low Density Urban. Current land uses in the area are a mix of residential and rural agricultural uses. The proposed use is consistent with the urban form as well as existing uses established for this area. The proposed development will provide a new residential-agricultural development. The project site is unclassified by the State of Hawaii ALISH Map. The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the area is "D" or "Poor". The approval of the Change of Zone Request will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes. The property is not situated within the Special Management Area. It is located approximately 1.33 miles from the coastline. An Archaeological Inventory Survey conducted by Paul H. Rosendahl in April 2003 revealed no definite archaeological remains of traditional Hawaiian occupation or utilization. Requisite of the Planning Director's favorable recommendation for the Change of Zone request is approximately sixteen conditions contained in Bill No. 213 that outline specific infrastructure improvements and access route requirements for the project. At today's meeting, Planning Director Chris Yuen and Steven Lim, representative for Uluwehi, LLC, provided this committee with background information about the origins and purpose of Bill No. 213. Mr. Yuen explained that the application received a favorable recommendation from the Planning Department because the request coincided with the land use designation for the area. Mr. Lim provided members with copies of the map detailing the location of the project and a connector road planned as part of this project. During discussion, members of this Committee expressed some concern over additional traffic generation in Kona and the delineation and alignment of roadways identified on attached exhibits. Communication 457 Bi11213 Page 3 Council Chair .Tames Arakaki also provided information to this committee regarding the Department of Education's practice of imposing fees on new residential developments without statutory or other authority to do so. Chair Arakaki read a letter into the record from the Department of Education regarding this matter. Post discussion your Committee voted to amend Bill 213 with the following: Condition M. Include Fair Share figures and standard Council language for approval of"in-lieu" contributions. 2. Add a condition requiring the containment and disposal of runoff on site. Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the Change of Zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 213, as amended to Draft 2, and recommends it pass first reading. ctd AYES NOES A&E EX ARAKAKI X CHUNG X ELARIONOFF X HOLSCHUH X JACOBSON X REYNOLDS X SAFARIK X TULANG X LYLER X COMMFTTEE ON PLANNING Leningra arionoff, hair PC REPORT NO. 75 ADOPTED: FED -~ 200