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Home My WebLink AboutREP PC 075 08/19/1997 1996-1998 . REPORT OF THE COMMITTEE ON PLANNING DATE: August 5, 1997 Re: C-412Bi11 No. 120 PLACE: Councilroom TIME: 2:40 p.m. Chair and Members Hawaii County Counci] Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 120, transmitted by Mayor Stephen K. Yamashiro per Communication No. 412, dated July 23, 1997, regarding the change of zone request by Wayne and Barbara Yamanaka at Waiakea, South Hilo, Hawaii, TMK 2-2-37:16, reports as follows: Bill No. 120 amends Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) by changing the district classification for approximately 12,900 squaze feet of land from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) zoned district. The subject properties are located at the southwest corner of Kekuanaoa Street and Kalanikoa Street approximately 483 feet west of Kanoelehua Avenue in Waiakea Houselots where the applicants propose to improve the existing buildings by converting and developing a general store and coffee/deli shop operations. Presently the subject property is being used as a showcase for the applicants' landscaping business with oriental and southern gazden-like displays, fruit stand open market and asingle- family residential dwelling. The two existing buildings consisting of an existing residence and an attached structure constructed in the 1960's, will be remodeled with a classic plantation-like facade facing Kekuanaoa Street. The applicants will continue to reside in the existing two-story residence and operate the varies businesses. The subject properties are portions of the Waiakea Houselots which was created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from 10,000± to 20,000± square feet. The Waiakea Houselots area, encompassing approximately 200 acres of land, includes the land bounded by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. Arquero's U-Drive, a taxi service established in the 1960's prior to the adoption of the Zoning Code, was previously established on the subject property by former landowners. The taxi service operated under the nonconforming provisions of the zoning code. Existing accesses to the subject property are via Kalanikoa Street and Kekuanaoa Street. Kalanikoa Street has a 50-foot wide right-of--way with 20 to 22-foot wide pavement and grassed shoulders. Kekuanaoa Street, which serves as a main roadway from the Hilo airport to Kilauea Avenue, has a 40-foot wide right-of--way with 20 to 22-foot wide pavement with grassed shoulders. According to the City of Hilo Zone Map which proposes Kekuanaoa Street to be PC REPORT NO. 75 PC-75 Page 2 August 5, 1997 increased to 60-foot wide right-of--way, portions of Kekuanaoa Street have been widened and improved with curb, gutters and sidewalks. A 10-foot wide future road widening section is located along the frontage of the subject property. Sidewalks have not been constructed in the vicinity of the property. Due to traffic concerns, the applicants propose a one way ingress/egress asphalt concrete driveway access. Ingress is proposed from Kalanikoa Street and egress to Kekuanaoa Street. The required number of parking stalls will be provided. Water is available to the subject properties through a 8-inch waterline along Kalanikoa Street or a 6-inch water line along Kekuanaoa Street. There is a 10-inch diameter collector sewer line along Kekuanaoa Street. The Department of Public Works anticipates construction of sewer lines, including service laterals along Kalanikoa Street in 1997 and 1998. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. The adjoining pazcel to the west of the subject property is presently vacant of any structures and to the south is an abandoned dwelling. The property located immediately across and to the east of the subject property is a rehabilitation and physical therapy facility allowed by use permit. Other surrounding uses neaz the subject property aze single family residences, multiple family residences, retail stores, bank institutions, offices and restaurant establishments, alaborunion office, Atebaza Potato Chips establishment (nonconforming) and the Aloha Gas facility. Earlier this year, Big Island Candies received approval for the district classification for approximately 3.34 acres of land north of Kekuanaoa Street between Hinano and Laukapu Streets from RS-10 to (CG-20). Big Island Candies is developing the property to relocate its operations. Because the subject properties and surrounding azeas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the proposed development, nor has the subject properties been identified as a significant botanical or biological habitat. It is also not anticipated that the proposed development will have an adverse impact on cultural or historical resources. The subject area has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. PC REPORT NO. 75 ~ 8 PC- 75 Page 3 August 5, 1997 A survey taken by the applicants indicated that out of approximately 57 surrounding residences all except for one was in favor of the proposed development. 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 standazds of the General Plan. 2. The zone request will be consistent with General Plan Land Use Pattern Allocation Guide (LUPAG) Map which will designate the azea for Low Density Urban Development. 3. The Hilo Community Development Plan (CDP), adopted by resolution in 1975, recommends that portion of the Waiakea Houselots be retained in single family residential uses. 4. All essential services and utilities, including water, wastewater and roadways will be provided. The Planning Commission expressed their concern relating to the nature of the project and the need for sufficient number of pazking stalls for patrons and a need for loading/unloading. The Commission encouraged the applicants look into alternatives to reconfigure the parking layout. During discussions with Your Committee, the applicants stated that if the proposed development proved to be lucrative, they would consider purchasing the adjacent parcel to expand the development which would provide more pazking and alleviate traffic concerns. Your Committee expressed its concern that once you allow for commercial zoning, more will eventually follow. However, Your Committee recognized that because Kekuanaoa Street is a major roadway to the airport, the character of the area will change with time. The Waiakea Houselot area is in a transitional stage of development. Your Committee amended Bill No. 120 to the circulated proposed Draft 2 to reflect standazd language used in similar zonings which requires that plans indicate a 10-foot future road widening strip along the subject property's Kekuanaoa Street frontage. PC REPORT NO. ~ 5 , PC- 7 5 Page 4 August 5, 1997 Your Committee on Planning is in accord with the intent and purpose of Bill No. 120, Draft 2, and recommends that it pass first reading. CES AYES NOES A&E EX Respectfully submitted LEITHEAD-TODD J( COMMITTEE ON~LANN TYLER J{ i~ / , ~ REYNOLDS x BO~$Y JEAN LEITHEAD-TODD, CHAIR SANTANGELO J{ sM~TH x PC REPORT NO. 75 YAGONG x ADOPTED: AUG ~ U 1997 ARAKAKI E.O.M. Jt