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Home My WebLink AboutREP PC 165 11/05/1998 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: November 5, 1998 Re: C-1013/Bill No. 31 I PLACE: Councilroom TIME: 1:52 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 31 1, transmitted jointly with Bill No. 310 by Mayor Stephen K. Yamashiro per Communication No. 1013, dated September 29, 1998, regarding the change of zone request by Hawaii Island Community Development Corporation (HICDC), at Olaa, Puna, Hawaii, TMK: I-7-17: Portion of 3, reports as follows: Bill No. 31 ]amends Section 25-8-22 (Puna District Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code by changing the district classification for approximately 7.084 acres from an Agricultural (A-la) to a Single Family Residential (RS-10) zoned district. Bill No. 310 amends the State Land Use Boundaries Map, H-67 for the County of Hawaii by changing the district classification from an Agricultural to an Urban zoned district. "the property is located un the south side of South Road approximately 500 feet west of Volcano Road in the Olaa Reservation Lots. The owners of the property are David and Shirley Larsen; Herbert and Wendy Lee; William and Candace Moore; and Michael and Carla Beard. Subsequent to the change of zone approval, on December 29, 1992, the applicant submitted subdivision plans for the 40-lot "Kurtistown Heights Subdivision." Tentative Subdivision Approval was secured on Febmary 10, 1993. Final Plat Maps were submitted on February l 1, 1994, reflecting access to the development from South Road. To date, final Subdivision Approval has not been secured. The applicant is requesting the State Land Use Boundary Amendment and Change of zone to develop a mutual self-help housing project to provide home ownership opportunities for twenty families in the low and very low income categories. HICDC has been involved in self-help housing over the past seven years and has completed 64 homes. Approval of this request will allow for the creation of twenty single family residential lots approximately 10,000 square feet in size. The project would be developed on a 7.084 acre portion in the northwestern comer of the subject parcel. The remaining 38.861 acres of the subject property would remain within the State Land Use Agricultural District and the Agricultural (A- l a) zoned district. Although the original application states approximately 5.33 acres, in providing flexibility during subdivision, the final metes and bounds description reflects an approximate land area of 7.084 acres. Access to both the requested 20 lots and the remaining Kurtistown Heights Subdivision would be from South Road onto a new roadway running parallel to the Hawaii Belt Highway. The proposed 20 lots would be located off a new cul-de-sac. Upon approval of the requests, the development will commence six months later. The project will be developed in two l0-unit increments taking approximately eight months each to complete. Sale prices for house and lot will be approximately $120,000. PC-165 PC-165 Page 2 November 5, 1998 The proposed Urban District and industrial development would be consistent with the goals, objectives and policies for the population, economy, social-economic advancement-housing. The General LUPAG Map designation is for Low Density Urban Development, which allows for single family residential development, ancillary community and public uses and convenience-type of commercial uses provided the applicable goals, policies and standazds of the General Plan are met. Lands mauka of the subject area fall within the Urban Expansion designation on the LUPAG map. These changes were made during the General Plan 1989 review to facilitate growth in this area. The applicant would be required to comply with applicable requirements of Ordinance No. 98-1, Affordable Housing Policy for the County of Hawaii. The Agricultural Lands of Importance to the State of Hawaii (ALISH) Map classifies the land as "Prime" agricultural land, which are lands that have the soil quality, growing season and moisture supply needed to produce sustained high yields of crops economically when treated and managed according to modern farming methods. The U.S.D.A. classifies the soil as mainly Olaa silty clay loam with some Keaukaha extremely rocky muck. Keaukaha soils consist of strongly acid, well-drained and thin organic soils overlying pahoehoe lava bedrock. Above the lava, permeability is rapid, runoff is medium and the erosion hazard slight. Olaa soils consist of dark brown well-drained, silty clay loams that are underlain by a~a lava. Permeability is rapid, runoff is slow, erosion hazard slight. This soil is used for sugarcane cultivation. The Land Study Bureau's Overall Master Productivity Rating system classifies these soils as "C" or "Fair". According to the applicant, there are no existing drainage ways or improvements on the subject property. Applicable requirements will be complied with in accordance with the Department of Public Works. An archaeological field inspection, conducted by Paul H. Rosendahl, PhD., Inc. on January 27, 1992, confirmed that the entire project area has been modified by cane cultivation and consists exclusively of abandoned sugar cane land. No archaeological sites were located. Existing vegetation consists of grasses and shrubs that are typical of fallow sugar cane land. The property borders South Road to the north and Huina Road to the south. Lands in the vicinity include vacant agricultural lands on A-?0 to the west, and a mix of agricultural and residential zonings to the south and on the opposite side of Huina Road. Residential uses include Schmidt Subdivision to the north across from South Road on lands zoned RS-20 and the Olaa Reservation Lots to the east across of the Hawaii Belt Road on lands zoned RS-i 0. There is a single family dwelling on South Road located on TMK I-7-16:37 (Tomonaga) in proximity to where the proposed roadway leading into the subdivision would be created. There are existing commercial zonings (CN-1Q, CG-10) in the vicinity, including Hara Store, the U S Post Office and 76 Service Station, which are located along the Hawaii Belt Road. Residential uses line the Hawaii Belt Road leading to Keaau Town which is located approximately two (2) miles to the northeast. PC-165 PC-165 Page 3 November 5, 1998 Access to the subject property from the Hawaii Belt Road will be via South Road, which is a 20-foot wide private paper road. That portion of South Road fronting the subject property for about 500 feet presently has a graveled width of approximately 16 feet; with the remainder in brush. Plans for the self- help subdivision indicate access from South Road onto a proposed access into the subdivision approximately 500 feet from the Hawaii Belt Road intersection. According to Ordinance No. 97-65, which governs the original rezoning from A-20 to A-la for entire subject property, South Road, up to a length of approximately 450 feet shall be improved to a 60-foot right-of--way. The remaining portion of South Road fronting the property shall be set aside and delineated on subdivision plans for a future 60- foot wide road. Conditions also call for channelization improvements at the South Road /Hawaii Belt Road intersection. According to the Ordinance, no access shall be allowed from Huina Road or directly from the Hawaii Belt Road and interior roadways shall meet with the requirement of the Department of Public Works. Land along the balance of the subject property fronting South Road shall be delineated and set aside on the subdivision plans for a future 60-foot wide road widening. The subject property is located within Zone "X", which is autside the 500-year flood plain. All essential utilities and services are available to the subject property. Water can be made available to the subject property with required water system improvements. According to the Department of Health, the subject property is located in a Critical Wastewater Disposal Area where cesspools are not allowed. Bill No. 311 and Bill No. 310 were originally agendized for the October 20, 1998 Planning Committee meeting, but were deferred until today so the fair share contribution language in Bill No. 3l 1 could be amended to apply to the affordable housing concerns which were previously approved by Council resolution. Bill No. 31 1, Draft 2 was also circulated at the October 20, 1998 meeting and deferred until today. Today Bill No. 31 1, llraft 3, with the amendment to waive the impact fees for affordable housing and some "housekeeping" concerns, was circulated and approved by Your Committee. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 311, Draft 3, and recommends it pass first reading. Respectfully submitted - COMMITTEE O i~LANNI 1 ` X B JEAN LE[THEAD-TODD, CHAIR PC REPORT NO. l65 X A~P"EEF7: FILID -Nov. 2, 2000