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HomeMy WebLinkAboutREP PC 082 12/02/1997 1996-1998 _.c3.-=. ~ ~ REPORT OF THE COMMITTEE ON PLANNING DATE: December 2, 1997 Re: C-574Bi11 No.166 PLACE: Councilroom TIME: 2:52 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 166, transmitted by Mayor Stephen K. Yamashiro per Communication No. 574, dated November 4, 1997, regazding the change of zone request by Malia Ohana Partnership 2 at Honokohau 2nd, North Kona, Hawaii, TMK 7-4-6:38, reports as follows: Bill No. 166 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) by changing the district classification for approximately 5.055 acres of land from Agricultural (A-Sa) to Residential and Agricultural (RA-.Sa) zoned district. The subject property is located at the east side of Palani Road adjacent to and north of the Kona Christian Academy where the applicant intends to develop the parcel into five 1/2 acre rural/residential pazcels to construct homes for either rental or sales and one 2-acre pazcel to be used as a church site. A special permit application has been submitted to allow the establishment of a church and related structures. The subject property, owned in fee by Malia Ohana Partnership, is irregulazly rectangulaz in shape with several temporary storage structures. The property was recently grubbed in 1989 but is now covered with dense secondary weedy trees, herbs and vines. Primary access for the proposed development of the subject property is from Palani Road, atwo- lane County roadway having a 40-foot right-of way with a 20-foot wide pavement. Water is available to the subject property from Palani Road. Sewage disposal will be approved by the Department of Health. Surrounding uses neaz the subject property aze single family residences and vacant lots zoned A-la, A-Sa, and RS-10. The Paniolo Subdivision, a 72-1 acre lot subdivision, is situated across from the subject property and Kona Church of Christ and Kona Christian Academy, granted by a Special Permit No. 549, is on the adjacent pazcel. Because the subject property was grubbed, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the subject property. Soils within the subject property have been classified as "E" or Very Poor for agricultural productivity by the Land Study Bureau's Detailed Land Classification System and the soils within the subject property are classified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) system as "Other Important Agricultural Land." PC REPORT NO: $ z F. ~ a: PC- a z Page 2 December 2, 1997 The subject azea has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. Your Committee concurs with the following reasons by the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request: 1. The zone request conforms with the goals, policies and standards of the General Plan. 2. The zone request is consistent with General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the area for Urban Expansion. 3. All essential services and utilities, including water, wastewater and roadways will be provided. Your Committee questioned whether it was necessary to include water system improvements as a condition of the bill but it was noted that water improvements are required during the subdivision process and approval from the Department of Water Supply was needed before final subdivision approval is granted. Due to the traffic concerns expressed during the Planning Commission hearings relating to the special permit for the establishment of the church, Your Committee felt that a traffic study for the subject property should be required prior to final subdivision approval. Your Committee amended Bill No. 166, via C-574.01, by the following amendments which aze used in similaz zonings: 1. Adding language requiring subdivision and dedication of roadway and improvements along Palani Road to the County (as indicated in June 16, 1997 letter from Dennis Haserot); 2. Replacing the standazd fair share contribution condition with allocations; and 3. Adding the standazd catch-all condition. Your Committee also requested that a proposed Draft 3 be prepazed for Council consideration which would include a new condition requiring a traffic study for the subject property and amending the fair share allocations in Condition L for the development often units instead of six, as recommended by the applicant's representative. PC REPORT NO: e z M PC- e 2 Page 3 December 2, 1997 Your Committee on Planning is in accord with the intent and purpose of Bill No. 166, Draft 2, and recommends that it pass first reading. CES AYES NOES A&E EX Respectfullysubmitted LEITHEAD-TODD COMMITTEE Olsi PLAI~AIING . aevNOLDS x B`O ~Y JEAN LEI HEAD-TODD, CHAIR SANTANGELO X PC REPORT NO. 8 z SMITH J{ vAGONC x ADOPTED: ~A~I T F t941F ARAKAKI E.O.M.