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HomeMy WebLinkAboutREP PC 108 05/05/1998 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: May 5, 1998 Re: C-79§Bill No. 219 PLACE: Councilroom TIME: 2:05 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referted Bill No. 219, transmitted by Mayor Stephen K. Yamashiro per Communication No. 795, dated Apri18, 1998, regazding the change of zone request by James McCully at Keaau, Puna, Hawaii, TMK: 1-6-03: Portion of 5, reports as follows: Bill No. 219 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 14.234 acres of land from a Limited Industrial (ML-20) to anIndustrial-Commercial Mixed (MCX-20) zoned district. The subject property is located approximately one mile east of the Keaau Town Center at the end of Milo Street in the vicinity of the former Puna Sugaz Company Mill site, and is owned in fee by the applicant and his wife. The applicant is requesting that the existing ML-20 zoned portion of the subject property be rezoned to MCX-20 to allow for a greater mix of uses. The subject property is bound by private roads along the north and south boundazies. W. H. Shipman, Ltd. has, by deed, granted permission to use these private roads. Once the Keaau by- passroad is completed in late 1998 or 1999, it will serve as the principal access to the subject property. The County Council approved Ordinance No. 97-66, effective May 14, 1997, which redesignated a 14+-acre portion of the subject property that fronts the private section of Milo Street from State Land Use Agricultwal to Urban. The County Council also approved Ordinance No. 97-67 to rezone the subject property from A-20a to ML-20 and FA-3a, effective May 14, 1997. The applicant intended to develop a mixture of industrial and agricultural lots to service the needs of the community and region in the Puna District. The ML-20 zoning would allow for approximately 14-one-half to one-acre sized fee simple lots and the remaining 17+-acre portion that was rezoned to FA-3a would allow the creation of five 3-acre lots. The applicant's objective is to provide lots that would allow a vaziety of uses allowed in the MCX zoning category, including some commercial uses. In doing so, it would service both the limited commerical and light industrial needs of the immediate community, particulazly those living in the 8 %x Mile Camp, and the broader community as well. PC Report 108 The site is located in an azea where impacts to the immediately surrounding areas would not be adversely impacted. Residences along the mauka section of Milo Street will not be affected, as Milo Street is planned to terminate at the by-pass. The other residential community is located within 500 feet of the subject site. The only existing industrial zoned lands in the Puna District aze located off Highway 11 at the Shipman Industrial Pazk, approximately 7 miles from the subject property. Surrounding properties consist mainly of formerly cultivated sugar cane lands, the HELLO power plant, vacant lands, small agricultural operations and residences. To the northeast of the subject property is the existing AMFAC Tropical Products tropical fruits packing facility and papaya puree processing facility. East of the subject property is the old Puna Sugaz Mill operations site, where the old mill operations office is located and where HELLO presently operates a power plant. Across Milo Street to the south is the site of the proposed Greenhouse Specialists' operation which is greenhouse and nursery supply outlet. To the southeast is the existing Pacific Floral Exchange business. Adjacent and to the east of Pacific Floral Exchange is the proposed school site for Hawaii Christian Camping Association. Lands immediately adjacent to and west of the subject property are vacant formerly sugar cane lands. Lands further west and southwest aze primazily in residential uses. Most of the above uses were established by Special Permits or were permitted agricultural and non-conforming industrial (Puna Sugar) activities. Although the existing zoning has been shown to be consistent with the Land Use, Economic and Industrial Elements of the General Plan, upon reviewing this change of zone request, the Planning Director finds that approval would not be consistent with the Land Use and Commercial Elements of the General Plan. The Planning Director, in her background information submitted to the Council, resolves that the subject lands aze more appropriately used for agricultural/industrial uses and that commercial uses could be more appropriately established at the Keaau Town Center where such uses are centered or can be established in the General Plan Urban Expansion azea. From a land use perspective, to allow further higher density commercial uses through the MCX zoning in this General Plan Industrial area. would be inappropriate at this time. Although the Planning Director denied the request for the change of zone, the Planning Commission found that the change of zone would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. The residents of the 8 '/z Mile Camp testified in favor of the development because of the proximity of the business and employment opportunities. Business and landowners in and azound Keaau Town opposed the development because they felt that there should not be any hindrance azound a "by-pass" road because that is the intent of a by-pass road. The by-pass road is being constructed to alleviate the traffic congestion azound the Keaau Town Center, and developing azound the by-pass defeats the whole purpose of the by-pass road. PC Report 108 Your Committee expressed their concerns about the development of the azea, however, they were informed by the planning consultant that the neighboring businesses were not opposed to the development. There were discussions about the HELCO plant, the sewage treatment plant and basically the impact on the traffic, and although some committee members had mixed feelings about this development, they voted in favor of the project. Your Committee on Planning is in accord with the intent and purpose of Bill No. 219, and recommends it pass first reading. bh AYES NOES A&E EX Respectfully submitted LEITI~AD-TODD X COMMITTEE ON PL\- TYLER X ~ cr[uNC X u eEYNOLDS x JEAN LEITHEAD-TODD, C AIR SANTANGELO X sMiTU x PC REPORT NO. 108- YAGONG x ADOPTED: JUN 0 11998 ARAKAKI E.O.M.