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HomeMy WebLinkAboutREP PC 049 05/06/1997 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: May 6, 1997 Re: C-281 ~ ~ ' PLACE: Councilroom TIME: 1:45 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 81, transmitted by Mayor Stephen K. Yamashiro per Communication No. 281, dated April 21, 1997, regarding the change of zone request by Big Island Candies at Waiakea, South Hilo, Hawaii, TMK 2-2-34:67, 68, 69, 76, 77, 104 and 106, reports as follows: Bill No. 81 amends Section 25-8-33 (City of Hilo 7.one Map), Article 8, Chapter 25 (Zoning Code) by changing the district classification for approximately 3.34± acres of land from Single Family Residential (RS-10) to General Commercial (CG-20) zoned district. The subject properties are on ned by S. K Oda Trust, S. Russel Oda, Sam H. Oda, Aki Sadamoto and Hatsumi Arita. All landowners have given written authorization to Sidney Fuke, Planning Consultant, on behalf of Big Island Candies, Inc. to file the necessary request Change of Zone application. Allan K. and [rma K. Ikawa have an agreement to purchase the subject properties and would lease the properties to Hig Island Candies, Inc. The subject properties arc located within the Waiakea House Lots 1st Series, approximately 100 feet to the north of Kekuanaoa Strcct and borders Hinano and Laukapu Streets where Big Island Candies, Inc., a Hawaii corporation, intends to develop a new facility and relocate its existing retail and production operation to the subject properties. Big Island Candies, Inc. has hcen retailing deluxe cookies, baked products and candies to visitors and island residents since 1977. Its present facilities, located on the mauka side of Kalanianaole Street within the Kalanianaole Industrial area since 1989, is not readily suitable to allow for expansion of its existing and planned operations. The applicant proposes to construct a main two-story building, approximately 29,700 square feet, which will have the ground leccl for retail and production activities and the second level will be for offices, storage and employee facilitics_ including a fitness room. A 4,000-square foot auxiliary building, connected by a courtyard and covered walkway, will accommodate four-1,000 square foot retail bays for other types of products. Orchids of Hawaii, a floricultural husiness comprised of commercial offices, retail and storage/packing areas, was established on the subject properties by the landowners from 1945 to 1985. The business was oriented to Lhc visitor industry as well as the residents of the County and operated under the nonconforming provisions of the Zoning Code. An architectural office and Paradise Plants Home and Garden Center was also established on the site as a nonconforming use. However, Paradise Plant, has nun~cd to another location. PC I2EPOKT NO.: 49 y PC-49 Page 2 May 6, 1997 The subject properties also contain a garden and greenhouses of the former floricultural business which will be refurbished as part of the proposed development and two rental residences which will be demolished due to their poor condition. The Planning Director-initiated General Plan amendment to redesignate the subject properties from Low Density Urban Development to High Density Urban Development is before Council consideration for second and final reading. 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, Kauoelehua Avenue, Kawili Street and Mililani Street. Primary access for the proposed development of the subject properties will be provided by Hinano Street, a county maintained roadway having a 40-foot wide right-of-way having a 16 foot wide pavement with gravel/grassed shoulders. Access from Laukapu Street will be limited to employee parking. According to the City of Hilo Zone Map, Hinano and Laukapu Streets are identified as collector streets and are proposed to be increased to 50-foot rights-of-way. According to the "Traffic Impact Analysis Report (June 1996), prepared by M & E Pacific, Inc. for Che applicant, the proposed development is not expected to have an adverse traffic impact. However, the Department of Public Works expressed concerns relating to the turning radius at the intersection of Kekuanaoa Street and Hinano Street based that tour buses will access the subject properties. Water is available to the sub.jcct properties through a 6-inch waterline along Hinano and Laukapu Streets. Sewer lines, 8-inch in diameter, ace in place within all the roadways between Kekuanaoa Street and Piilani Street. These lines connect to a 10-inch diameter collector along Kekuanaoa Street. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. Surrounding uses near the suhject properties are single family residences, multiple family residences, retail stores, back institutions, offices and restaurant establishments, and the Atebara Potato Chip Factory located along the cast side of Manono Street which is operating as a nonconforming use. The requirements of Chapter i43, HRS, relating to Environmental Impact Statements, were met upon the completion of the Final Environmental Impact Statement which assessed the potential impacts on the proposed development The E[S was accepted and filed with the Office of Environmental Quality Control and published in the January 8, 1997 OEQC Bulletin. PC REPORT NO. 49 PC- 49 Page 3 May 6, 1997 Because the subject properties and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna aze 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. 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 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 a,nended Bill No. 81 by the following: (1) Adding the standard water commitment payment condition; (2) Clarifying the condition relating to securing fmal plan approval; (3) Clarifying the condition relating to the 6-foot wide landscaping buffer; (4) Clarifying the condition relating to roadway and intersection improvements; and (5) Adding the standazd condition relating, to archaeological clearance. Your Committee on Planning is in accord with the intent and purpose of Bill No. $1, Draft 2, and recommends that it pass tirst reading. CES AYES NOES A&E px Respectfully submitted LEITHEAH-TOOn x COMMITTEE O~PLA ?NG TYLER x /J~~ CHUNG x ~~Cl/ REVNOLOS x B B JEAN LEITHEAD-TODD, CHAIR SANTANGELO SMITH x PC REPORT NO. 49 YAGONG X ADOPTED: ~ ~ I`Jy] ARAKAKI E.G.M.