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HomeMy WebLinkAboutREP PC 046 07/22/2003 2002-2004REPORT OF THE COMMITTEE ON PLANNING DATE: July 22.2003 RE: C- 158 /Bill No. 44 PLACE: Councilroom TIME: 1:15 p.m. Chair and Members Hawaii County Council Hilo. Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 44 transmitted by Mayor Stephen K. Yamashiro, per Communication No. 158, dated November 16, 2000, regarding the change of zone request by Richard M. Towill, at Kaumana, South Hilo, Hawaii TMK: 2 -5 -44:1 and 2 -5 -45: por 1, reports as follows: Bill No. 44 amends Section 25 -8 -33 (City of 1-lilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawai'i County Code, by changing the district classification for approximately 107 acres of' land from an Agricultural (A -20a) to a Family Agricultural (FA - la) zoned district. The somewhat rectangular- shaped subject property, owned in fee by the applicant, is located in the Kaumana Homesteads to the west of Wilder Road and approximately 80 feet to the south of Kaumana Drive. The properties are vacant and overgrown with abandoned sugar cane, guava trees, ohia, palm and introduced grass and vines. The overall property consists of approximately 147.5 acres, ol'which approximately 40 acres are zoned A-1 a, and the remaining 107 acres are zoned A -20a. The applicant is seeking to create approximately 114 one -acre and two five -acre lots in phases based on market demand. Because the present A -20a lot size does not provide a feasible development option, the FA-la designation provides for the development of the property in an economically feasible manner which will preserve the agricultural use and related lifestyle for future lot residents. The final delineation of one -acre and five -acre lots will be determined through the subdivision approval process. The site is divided by a series of drainage courses. which affect the continuity of usable, moderate sloped areas. The project is bisected by the Puainako Street extension and will have access via Kaumana Drive (Saddle Road). The overall layout responds to the configuration and slope of the property and takes into account drainage courses that occur within the project area. The property north of the Puainako Street extension will have access firom Parcel 32 and an access road designated as Road Lot 31. The property located to the south ofPuainako Street extension will have access via access roads, which will be designated during the subdivision process. All of the access roads, intersections and subdivision interior roads will be designed and constructed to State and County standards and will be dedicated to the County of I- lawai'i upon completion of construction. Water will he provided to the project site From the County Department of Water Supply system. Communication 158 (2000) Bill 44 Page 2 According to the State Department of Health, Environmental Management Division, any development which exceeds 50 lots per parcel of record will require a central wastewater treatment plant. The preliminary subdivision layout for parcel 2 -5 -44:01 is tentative and can be revised as required to limit the number of lots to less than 50, with the disposal of wastewater through individual septic tank systems. The subject property is located in Zone "C" (areas of minimal flooding) as well as "Zone "A" (base flood elevations in a 100 year flood). The Department of Public Works requires the applicant to prepare a flood study, certified by a licensed civil engineer indicating the base (100 year) flood elevations within Flood Zone A. If the flood study reveals flood limits different from that of the FIRM, the applicant shall obtain a FEMA Condition Letter of Map Revision prior to construction plan approval. Upon completion of construction, a FEMA Letter of Map Revision shall be obtained prior to final subdivision approval. The applicant may consult with the Department of Public Works regarding a possible cost - sharing alternative to the flood study. A Drainage Master Plan was previously submitted for the proposed project and has since been modified by the Drainage Master Plan for the Puainako Street extension. Drainage casements will be created on individual lots to accommodate the project and to keep habitable structures out of flood hazard zones. The proposed project will be designed to incorporate natural slope and drainage patterns with no or minimal stream channel improvements required. Dry wells will be used to capture runoff' from the road and root's of houses so there will be no increase in runoff due to development. On -site retention will also be integrated into the subdivision to reduce potential for impacts to downstream properties. A five -acre lot has been set aside to serve as an amenity to the community and as a flood retention basin. The State Land Use designation is Agricultural. The LUPAG Map designation is Urban expansion, which allows for a mix of high density, medium density, low density, industrial and /or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. The Hilo Community Development Plan recommended that the area be maintained as A -1 a and A -20a, The ALISH system designates the subject property for Existing Urban Development. The Land Study Bureau designates the land as "E" or "Very Poor ". The U S Soil Survey classifies the soils as KaC and KaE, which consist of well - drained silty clay loams with rapid permeability, slow runoff and slight erosion hazard. Surrounding lands are zoned RS -10, A -la, A -10a, A -20a and CN -40 and include single family dwellings, small scale agricultural uses, and vacant land. In 1996, TMK 2 -4 -46: Por 7 (approximately 13.863 acres) was rezoned from A -I a to CN -40 for a commercial store, service station, and parking area. The area was also reclassified from the State Land Use Agricultural to Urban District. The Kaumana Estatcs Subdivision, zoned RS -15, is located approximately 600 Communication 158 (2000) Bill 44 Page 3 feet west of the project area , the Kaumana Houselots, zoned RS -10, is located approximately 1,000 feet north of the project area along Kaumana Drive, and the 100 lot Hilo Country Club Estates zoned RS -7.5, and the 55 -lot Park Hokulani Subdivision zoned A -20a are located southeast of Wilder Road. The proposed project would complement the existing agricultural/residential character of the surrounding area and be consistent with the existing land uses in the immediate vicinity. The one acre lot sizes will provide opportunities for those residents who wish to pursue limited agricultural activities but are unable to commit to the financial or labor demands of the larger 20 -acre parcels. All utilities and services are or will be made available to the project site. Although received back in November 2000, this measure was not agendized until today at the request of the applicant. Because this project is directly impacted by the alignment of Saddle Road and the alignment of Puainako Street, the applicant chose to defer this measure until the logistics could be worked out. Although the alignment of Saddle Road has not been clearly defined as yet, the applicant has proposed a subdivision plan which is subject to revision based on the final alignment of Saddle Road. To address these concerns as well as the drainage and flooding issues, the applicant has since met with the Department of Public Works. To further respond to Committee Curtis Tyler's question about the delay in hearing this measure, Your Chair explained that she had met with the applicants, and asked them to help alleviate the flooding issue by devising a way to perhaps slow down the flow of the water, hence the inclusion of the five -acre park which also doubles as a flood retention basin. Your Chair submitted a proposal to include the fair share contributions which were not included in the original bill. Committee Member Tyler also proposed the following amendments in addition to the inclusion of the fair share condition: To include a condition to prohibit second dwellings and condominium property regimes. 2. To include the condition recommended by Paul LcMahieu on August 23, 2000 3. To include the condition for an annual progress report. Committee members asked that representatives from the Planning Department and the Department of Public Works be present when this measure is heard at the Council level. Your Committee did not entertain further discussion on this measure. At today's meeting, this measure received four aye votes and two no votes. Because Council rules dictate that five votes are needed to pass a measure, Your Committee will be submitting an unfavorable recommendation to the Council based on the votes reflected below. Communication 158 (2000) Bill 44 Page 4 For informational purposes, Committee Members Jacobson and Tyler voted `lcanalua' followed by "no." Your Committee on Planning forwards Bill No. 44. as amended to Bill No. 44, Draft 2 to the Council with a negative recommendation. Respectfully submitted COMMITTEE ON PLANNING BOBBY JEAN LEITI IEAD -TODD. CHAIR PC REPORT NO. 46 ADOPTED: M_I_9 2 007 AYES NOBS A & V P,X LITHll :AD =TODD x I YI,I:R X ARAKAKI X CHUNG X FLARIONOPP X I -IOI SCI -IUI -I X JACOBSON X REYNOLDS X SAPARIK X Respectfully submitted COMMITTEE ON PLANNING BOBBY JEAN LEITI IEAD -TODD. CHAIR PC REPORT NO. 46 ADOPTED: M_I_9 2 007