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HomeMy WebLinkAboutREP PC 055 05/19/1997 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: May 19, 1997 Re: C-280 , ~ I PLACE: Councilroom TIME: 1:40 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning to which was referred Bill No. 80, transmitted by Mayor Stephen K. Yamashiro per Communication No. 280, dated Apri121, 1997, regazding the change of zone request by Hakalau Farms at Waiakea, South Hilo, Hawaii, TMK: 2-4-65:04, reports as follows: Bill No. 80 amends Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 10.23± acres of land from Agricultural (A-l0a) to Single Family Residential (RS-15) zoned district. Bill No. 80 was deferred at the Planning Committee's May 6, 1997 meeting due to issues that needed to be resolved. The subject property, vacant and overgrown with native vegetation, is located at the northwest corner of Kupulau Street and Koaniani Street intersection, adjacent to (Puna side) Kahalani Estates Subdivision where the applicant intends to create atwenty-six (26) lot residential subdivision with minimum lot sizes of 15,000 squaze feet. Concurrently, the applicant is also requesting a State Land Use Boundary Amendment for the subject property from an Agricultural to Urban district. Access to the subject property would be via Kupulau Road and Koaniani Street which is a county dedicable road in good condition with paved swales and shoulders within a 50-foot wide right of way. Kupulau Road is a county road with paved shoulders and swales with an approximate 28- foot wide pavement within a 40-foot wide right-of--way. A 40-foot future road widening is proposed for the mauka portion of Kupulau Road, which would make it an 80-foot wide right-of- way. Nine of the lots are proposed to have direct access off of Koaniani Street, and the remaining seventeen lots will access off of two cul-de-sacs. Soils on the makai portion of the subject property have been classified as "C" (Fair) and the remaining have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detail Land Classification System. The soils within the subject property aze unclassified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) system. PC REPORT NO. 55 PC- 55 Page 2 May 19, 1997 Currently, the existing 8-inch county water line along Kupulau Road cannot support the proposed development until the completion of the proposed Waiakea Homesteads Water System Improvements scheduled to begin within the yeaz. The surrounding area has been extensively developed for single family residential use. Property to the west of the subject property is zoned RS-15, to the east are single family residences with lot sizes ranging from 10,000 to 15,000 square feet in size, and to the south of the subject property is largely undeveloped and vacant lands. The subject property was previously used for grazing of cattle and it is unlikely that any archaeological features exist on the property nor does it provide a habitat for endangered plants and animal species. Waiakea-Uka Pazk and Ainaola Mart is located approximately .7 miles from the subject property and a county park on Kikaha Street is located 1.4 miles from the subject property. Waiakeawaena Elementary School, Waiakea Intermediate School and Waiakea High School is located approximately 3.2 miles from the subject property. 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 area for High Density Urban Development. 3. All essential services and utilities, including water, wastewater and roadways will be provided. Your Committee amended Bill No. 80 by including conditions and language used consistently in similar zoning bills. The following amendments were also included: 1. Adding a new Condition E relating to the subdivision and dedication of the 40- foot future road widening setback section and the 30-foot radius section along Kupulau Road; 2. Deleting of Condition G relating to electrical and communication utilities because the surrounding azea do not have any underground utilities; and PC' REPORT NO. 55 PC- 55 Page 3 May 19, 1997 3. Adding Council's standard condition relating to the applicant's fair share contribution to mitigate potential regional impacts. The pazks and recreation assessment was not included in this condition because other zonings in the azea did not include this assessment. Your Committee did raise some concern with the deletion of the pazks assessment although there are a sufficient number of park facilities in the azea. Your Committee felt that the Council would need to re-evaluate the impact fee and an updated assessment study for each individual region. Your Committee on Planning is in accord with the intent and purpose of Bill No. 80, Drafr 2,' and recommends that it pass first reading. CES AYES NOES A&E EX Respectfully submitted I~~~1yI}~~ti///~/ LEITHEAD-TOnn R COMMITTEE O`-7~% ~ c.1~/`'C~ TYLER X ~~JJ~~~~ CHUNG J( ~-V{ REYNOLns x O Y JEAN LEITHEAD-TODD, CHAIR SANTANGELO X PC REPORT NO. 55 . SMITH x JUN 0 2 1997 YAGONG X ADOPTI'sD: ARAKAKI E.O.M.