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HomeMy WebLinkAboutREP PC 156 10/20/1998 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: October 20, 1998 Re: C-1016/Bill No. 314 PLACE: Councilroom TIME: 3:15 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 314, transmitted by Mayor Stephen K. Yamashiro per Communication No. 1016, dated September 29, 1998, regarding the change of zone request by Hawaiian Development Corporation, at Lanihau 2nd and Moeauoa 2nd, North Kona, Hawaii, TMK: 7-5-3:portions of 6 and 7, reports as follows: Bill No. 314 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 17.060 acres of land from an Agricultural (A-Sa) to a General Commercial (CG-20) zoned district. The rectangular shaped property, owned in fee by the applicant, is located adjacent to and on the east side of the Crossroads project, mauka of Queen Ka'ahumanu Highway and approximately 180 feet cast of Henry Street. The property is vacant of any structures. The Great Wall of Kuakini extends along the western boundary between the project site and the adjacent Crossroads development. On June 22, 1998, the State band Use Commission approved, with conditions, approximately 432.91 acres of land, of the County of Hawaii's petitioned area of 955.78 acres, for a State Land Use Boundary Amendment from an Agricultural to an Urban District. The subject parcels 6 and 7, consisting of a total of 137.91 acres are a portion of the reclassified Urban District and of the 137.91 acres, 17.060 acres are proposed for rezoning to General Commercial. The applicant is proposing a master planned commercial development (Mohala Commercial Center), which will provide the community with further commercial and community service facilities while taking advantage of the site's positive physical and loeational attributes. The project will be sensitive to the cultural, historic and environmental conditions of the site and surrounding area. The Conceptual Development Plan provides for approximately 150,000 square feet of commercial space with larger commercial-retail outlets located near the project entry complemented by smaller retail shops centered on a pedestrian mall. Potential users include large retail outlets, specialty Shops, restaurants, offices, theaters, a day care center and other community service facilities. Although specific plans for the applicant's property mauka of the project site have not been developed at this time, future development in the remaining portions of the Mohala project will consist primarily of residential uses. PC-156 PC- 156 Page 2 October 20, 199A The Kona Regional Plan land use concept map designates the subject area for General Commercial uses. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map classifies the area as High Density Urban Development and Urban Expansion. High Density Urban Development allows for commercial, multiple residential and related services (general and office commercial; multiple residential - up to 87 units per acre), and Urban Expansion allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable. Surrounding lands are zoned CG-2Q A-Sa and RS-7.5. The Crossroads development is situated to the west; a single family dwelling, baseyard, and the Queen Liliuokalani Trust lands are to the north; to the southwest is the Lanihau Shopping Center; and to the east and south is a vacant parcel and Malulani Gardens Subdivision. The property is "Unclassified" on the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map. The Land Study Bureau's overall master productivity rating for agricultural use is Class "E" or Poor. There are two types of soils on the subject property: Waiaha and Punaluu. Waiaha soils are extremely stony silt loam, which consists of shallow, well-drained silt loams that formed in volcanic ash. Permeability is moderately rapid, runoff is slow, and the erosion hazard is slight. Punaluu soils are extremely rocky peat, which consists ofwell-drained thin organic soils over pahoehoe lava bedrock. The peat is rapidly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. 'T'his soil is used for pasture. No native planC communities exist on the property. The botanical survey found that native species constitute an inconsequential proportion of the total vegetation and none are considered rare, endangered or threatened. The applicant's Environmental Report states that there's no found evidence that any endemic or endangered species inhabit the area, although it is possible that the Hawaiian Hoary Bat may occasionally forage or roost on the property and the Pueo and ~ Io may frequent the subject parcel occasionally. No nests have been located on the site, thus no impact is likely and no further mitigation measure beyond planned revegetation is necessary. Development is not expected to impact the single cave structure, measuring 16 feet in length with a restricted opening, which is located mauka of the project site at approximately the 260-foot elevation. Portions of the subject property at the southwestern corner are located within the Keopu Drainageway, Zone A, which are areas inundated by the 100-year flood. The remainder of the property is located within Zone "X", which is an area outside the 500-year flood plain. PG 156 P4l 56 Page 3 October 20, 1998 All essential utilities and services are available to the subject property. Water is provided by an existing 12-inch waterline along Henry Street. The applicant proposes to tie into the County's Kealakehe Wastewater Treatment Facility. Access to the proposed development would be from an existing 60-foot right-of--way, Road A, which was constructed with curbs, gutter and sidewalk improvements as part of the Crossroads development. Said Road A is located at the intersection with Henry Street and the entrance to Wal-Mart and consist of trattie signalization and turning lanes. Henry Street has an 80-foot right-of--way with curbs, gutter and sidewalk improvements. "the applicant proposes to extend Road A, with a breach to the Great Wall of Kuakini through the proposed development, with a 36-foot wide right-of--way with curbs, gutters and sidewalks. It should be noted that a breach to the Great Wall of Kuakini was acceptable to the Department of Land and Natural Resource-Historic Preservation Division. This two lane road will include a center land to accommodate left turns into project driveways and parking lots, and will have no on street parking. 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. 314, and recommends it pass first reading. Respectfully submitted - COMMITTEE O P A X O JEA I,EITHE -TOD ,CHAIR PC REPORT NO. 156 X ADOPTED: ilW ~ 6 1998