HomeMy WebLinkAboutREP PC 117 05/15/1998 1996-1998 REPORT OF THE
COMMITTEE ON PLANNING
DATE: May 15, 1998 Re: C-830Bi11 No. 240
PLACE: Councilroom
TIME: 8:37 a.m.
Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No. 240, transmitted jointly with Bill
No. 239 by Mayor Stephen K. Yamashiro per Communication No. 830, dated Apri124, 1998,
regazding the change of zone request by Regency Pacific, Inc. at Hienaloli 2"d, North Kona,
Hawaii, TMK: 7-5-10: Portion of 15, reports as follows:
Bill No. 240 amends Section 25-8-5 (Kailua Urban Zone Map) and 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 5.213 acres of land ti•om aDouble-Family Residential
(RD-3.75) and Agricultural (A-Sa) to aMultiple-Family Residential (RM-1) zoned district.
The subject property is located on the east side of Hualalai Road, adjacent and south of the
Keopu Flood Channel and across the Hualalai Center.
The subject property, owned in fee by the Gomes Family Limited Partnership, is an irregulaz-
shaped flat lot with a 6% slope from Hualalai Road up to the eastern boundary of the property.
There are no structures on the property other than badly damaged portions of the Great Wall of
Kuakini that will be left undistrubed and intact.
The Gomes Family Limited Partnership has authorized the filing of these applications. Regency
Pacific, Inc., has an agreement to purchase the property through a Limited Liability Company
and operate the facility.
The applicant wishes to develop a 129-unit assisted living facility and related improvements.
The change of zone request is to accommodate the desired density. A Use Permit is also being
sought to allow the development and operation of this Assisted Living Facility. The purpose of
this facility is to provide assistance for an independent way of life to those people experiencing
some degree of frailty or need in the daily activities of their lives. The living facility will be
approximately 90,000 squaze feet. The cost of the facility will be in excess of $10,000,000 and is
expected to take a yeaz to construct. It is anticipated that there will be 180 residents and 36-40
employees at the facility. This is a residential facility operating 24 hours per day and 365 days a
year.
PC Report 117
Access to the site will be via a single access from Hualalai Road. Hualalai Road has a 50 foot
wide right-of--way with approximately 20 feet of pavement, unimproved shoulders and no
improved pedestrian access. The single access point will meet with the requirements of the
Department of Public Works.
The pazcel is located within the Kailua Village Design District. On Mazch 31, 1998, the Kailua
Village Design Commission recommended approval of the applications subject to the conditions
that prior to any land alteration activity, a Data Recovery Plan and Preservation Plan be prepazed
for the review and approval by the Planning Director in consultation with the Department of
Land and Natural Resources-Historic Preservation Division, if required.
The site has been used for the cattle grazing for decades and has been recently grubbed. The site
is not a habitat for any raze or endangered species.
According to the U.S.D.A Soil Conservation Service, the pazcels aze of the Punaluu series and
Waiaha series.
The Flood Insurance Rate Map (FIRM) designates more than half of the property in Zone "X",
an area determined to be outside the 500 yeaz flood plain. The balance of the property is in
"shaded X", which has less than one foot of flooding during a 500 yeaz flood. Construction is
allowed in this zone provided that the elevation of the living units aze placed one foot above
grade.
The proposed development would not impact the immediate adjacent properties as lands are a
mix ofmulti-family residential, commercial, and single family residential designations.
Your Committee questioned the last pazagraph of the fair shaze Condition N in Draft 2, regarding
the minimal impact on the road and pazk improvements if the assisted living facility is
constructed. The language stated that the road and pazk contributions would not apply while the
remaining would. Your Committee recommended that this pazagraph be amended further by
compazing the impact of having 47 single family units at the current RD-3.75 zoning to the
proposed 129 multiple-family residential units as discussed at today's meeting.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 240, Draft 2, as
amended to Draft 3; and recommends it pass first reading.
bh
AYES NOES A&E EX Respectfully submitted
LEITHEAD-TODD X COMMITTEE ON $LANN G
TYLER X
CHUNG X - ~
REYNOLDS X JEAN LEITHEAD-TODD, CHAI
SANTANGELO
SMITH X PC REPORT
YAGONG X
ARAKAKI E.O.M. X NO. 1 17
RDOPT60: .R1N 01 1998 ,