HomeMy WebLinkAboutREP PC 161 11/05/1998 1996-1998 REPORT OF THE
COMMITTEE ON PLANNING
DATE: November 5, 1998 Re: C-1048/Bill No. 329
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. 329, transmitted jointly with Bill
No. 328 by Mayor Stephen K. Yamashiro per Communication No. 1048, dated October 26,
1998, regarding the change of zone request by Parker Ranch, Inc., at Puukapu, Waimea, South
Kohala, Hawaii, TMK: 6-4-01: Portion of 42, reports as follows:
Bill No. 329 amends Section 25-8-11 (Lalamilo-Puukapu Zone Map), Article 8, Chapter 25
(Zoning Code) of the Hawaii County Code, by changing the district classification for
approximately 11.469 acres of land from an Agricultural (A-Sa) to a Single Family Residential
(RS-10) and a Village Commercial (CV-7.5) zoned district. Ofthe 11.469 acres, 10.303 acres
are designated as RS-10, and 1.166 acres are designated as CV-7.5
Bill No. 328 amends the State Land Use Boundaries Map, H-ZS for the County of Hawaii, by
changing the district classification for approximately 4.613 acres of land from an Agricultural to
an Urban zoned district.
The rectangular-shaped property, owned in fee by the applicant, is located on the north side of
Mamalahoa Highway adjacent to the Goodyear Tire Center approximately 1,600 feet east of
Mamalahoa Highway-Kamamalu Street, Puukapu Homesteads, First Series.
The applicant proposes to subdivide the proposed RS-l0 zoned area into approximately 24 lots
ranging in size from approximately 13,000 square feet to just under 20,000. Of the 24 lots, 16
lots will be sold to the employees under the Parker Ranch Employee Housing Program. Currently
there are three existing single family dwellings on the subject site which are rented by long-time
employees of Parker Ranch. As explained to Your Committee by the representatives of this
project, there may be more employee housing projects in the future because there are
approximately 4850 employees who qualify for this program. Although not definite, Your
Committee was informed that these employee homes maybe applied to the employee
housing/affordable housing condition of the Parker 20/20 project.
The CV-7.5 zoned area is proposed to be subdivided into two lots and leased or sold for
convenience commercial activities. Possible uses include a service station, convenience store or
restaurant to provide services that can benefit the neighborhood.
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PC-161 Page 2 November 5, 1998
Lands to the east and west of the subject parcel are zoned Neighborhood Commercial (CN-7.5).
Surrounding lands are zoned Agricultural (A-Sa). To the south is the Department of Hawaiian
Home Lands Kuhio Village, and to the east aze several non-conforming single-family
residential, commercial and agricultural subdivisions ranging in size from 7,500 to 10,000 squaze
feet.
The General Plan Land Use Pattern Allocation Guide (LUPAG) Map states the area fronting
Mamalahoa Highway is designated for Medium Density Urban Development, which refers to
Village and neighborhood commercial, residential and related functions. The balance of the area
is designated for Low Density Urban Development, which refers to single family residential,
ancillary community and public uses, and convenience type commercial uses. Although this
designation does not refer to density limitations, this designation generally has been at a density
of 4 units per acre. According to the Waimea Design Plan, the subject property is designated for
commercial uses.
Agricultural Lands of Importance to the State of Hawaii (ALISH) Map designates a portion of
the subject property located within 100 to 200 feet from the Mamalahoa Highway as existing
Urban development. Immediately mauka of the existing urban azea aze areas classified as "Other
Important Agricultural lands". Soils within the subject property are classified as Kikoni, a very
fine sandy loam which is very dazk brown. The surface layer is neutral, and the subsoil is mildly
alkaline. The surface is extremely stony in places. The Land Study Bureau classifies the soils
fronting Mamalahoa Highway as "B" (Good), and the remainder of the property "C" (Fair) for
agricultural productivity.
According to the applicant's Environmental Report, no rare, threatened or endangered species are
present on the subject parcel, nor are there unique or valuable wildlife habitats.
Access to the project site is off Mamalahoa Highway, which has aright-of--way width of 60 feet
with a 20-foot pavement. The applicant claims the access to the proposed subdivision will be via
a private road. Sidewalk improvements are proposed along the west side of the street to the north
end of the Village Commercial (CV-7.5) zoned district. The applicant is proposing to provide a
channelized intersection, including left turn pocket lanes and other improvements required by the
Department of Public Works.
Most of the subject property is located within Zone "X", which is outside the 500-year flood
plain. The remainder portion of less than an acre near the highway is within the flood plain of
Lanimaumau Stream. It is classified as Zone A, which is subject to inundation by the 100-year
flood.
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All essential utilities and services are available to the subject property. Water is provided by
existing 8-inch and 12-inch waterlines that fronts the subject property. Parker Ranch has drilled
a water well to the north of the project area, and it is in the process of being connected to the
County water system. Because there is no municipal wastewater treatment system in the area,
and the property is situated within the Critical Wastewater Disposal Area, the applicant would
be required to dispose of the wastewater into a septic tank system.
Your Committee discussed the curb, gutter and sidewalks requirement noted in Condition H, and
felt these are not necessary for this project as with a previous Pahoa zoning and North Kohala
zoning. Your Committee then recommended that Condition H be deleted, and reference to
Condition H in Condition I be also deleted, and that all following Conditions be re-numbered.
Other concerns about drainage and the relocation of utilities which Condition H addressed were
clarified. Your Committee was informed that Condition J would address the drainage concern,
and Condition G would cover the relocation of the utilities.
Your Committee clarified that the standard fair share language was not inserted due to time
constraints, but will be inserted into Draft 3 and presented to Council for its first reading.
Your Committee concurs with the Planning Commission and the Planning Director for
recommending a favorable consideration to the change of zone request.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 329, Draft 2 as
amended to Draft 3, and recommends it pass first reading.
Respectfully submitted,
LEITHEAD-TODD X COMMITTF?E O PLAN G
CHUNG X _
X JEAN LEITHEAD-TODD, CH IR
SANTANGELO X pC REPORT NO. 161
X ADOPTED: NOV 1 8 1998
ARAKAKI E.O.M. X