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HomeMy WebLinkAboutREP PC 008 03/02/2009 2008-2010 REPORT OF THE COMMITTEE ON PLANNING DATE: March 2, 2009 Re: Comm. 148/Bill No. 33 PLACE: Councilroom Ben Franklin Bldg, 2nd Floor 333 Kilauea Avenue Hilo, Hawaii TIME: 2:40 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 33, reports as follows: Bill No. 33, transmitted via Communication No. 148 from Mayor William P. Kenoi, dated February 3, 2009, presents a Change of Zone Request by Michael Tokunaga and Peggy Konanui- Tokunaga, at Waiakea Houselots, Waiakea, Hawaii, TMK: 2-2-034:088. Bill No. 33 seeks to amend Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), by changing the District Classification from Single-Family Residential -10,000 square feet (RS-10) to Neighborhood Commercial - 10,000 square feet (CN-10) at Waiakea Houselots, Waiakea, Hawaii, covered by TMK 2-2-034:088. Communication No. 148 reports that the Hawaii County Planning Commission, as required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, considered the above request on January 15, 2009. The Commission concurred with the Planning Director's reasons for recommending favorable consideration of the change of zone. Communication No. 148 transmits the following findings and recommendations: 1. The subject property is located in the Waiakea Houselots Subdivision. Adjacent property to the east and the south are zoned RS-10. The property is vacant and there was a single-family dwelling on the site, but it has since been demolished. The land uses in the area are a mix of residential and commercial uses. The State Land Use designation for the subject property is Urban. 2. Applicant is requesting a change of zone for approximately 22,500 square feet in size from Single-Family Residential - 10,000 square feet (RS-10) to Neighborhood Commercial - 10,000 (CN-10), to build a new facility to house their long-time business enterprise, S. Tokunaga Store. Because the current site of the business has parking and building limitations, the applicants purchased the subject property to relocate their business to the new site. The proposed 7,176-square foot structure would consist of two stories with an approximate height of 35 feet. The ground level, consisting of PC Report 8 Comm. 148 Page 2 of 3 5,128 square feet, would function as the sales area, and the second floor mezzanine consisting of approximately 2,048 square feet, will be used for an office, rest area and additional storage space. Twenty-three full-sized parking stalls, including one ADA-accessible stall, is proposed. The applicant states that setbacks would be 15 feet fronting Manono and Hualani Streets, 18 feet in the rear (south side), and 100 feet in the rear (east side). 3. The property is owned by Michael Atsushi and Peggy Konanui-Tokunaga. 4 Access to the subject property is from currently Marione, Street, a County roadway with a right -of-way of 50 feet fronting the subject parcel. The applicant plans to utilize Hualani Street as the primary access, while Manono Street would be limited to inbound traffic only to accommodate periodic drive-thru patrons. Unlike Manono Street, Hualani Street functions more like a local street. Its right-of-way is 40 feet. As such, the applicants are prepared to relinquish five feet of its property along this frontage. 5. County water is available to the site. 6. Utilities are available to the site. County fire stations, police and emergency medical services are available to the site. 7. The Planning Director recommended favorably on this request based on the following: • The proposed change of zone request will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. • The Land Use Pattern Allocation Guide (LUPAG) Map designates this area as Medium Density Urban. • The State Land Use designation for the property is Urban and the proposed change of zone would complement the existing uses already in the area. • The Change of Zone request is not contrary to Chapter 205A, Hawaii Revised Statutes relating to Coastal Zone Management as the subject property is not an oceanfront parcel, and will not affect or be affected by shoreline processes. • There are no valued cultural, historical or natural resources that exist on the property and no evidence of any traditional and customary native Hawaiian rights being practiced on the site. It is not anticipated the proposed request will have any adverse impact on cultural or historical resources in the area. The applicant, Peggy Konanui-Tokunaga was present at the meeting, but did not appear before the Committee. The applicants were represented by Mr. Sidney Fuke, Planner. PC Report 8 Comm. 148 Page 3 of 3 Mr. Fuke informed the Committee that the subject property was a cleared vacant land, therefore there was no relocation problem. Mr. Fuke stated that there were plans for approximately 23 parking spaces, more than the required number of spaces for the size of the building. He further informed the Committee that the matter concerning access from Manono Street had been worked out with the Department of Public Works, limiting the access on Manono Street to ingress only. Council Member Brenda Ford stated that she had her staff call the Department of Public Works, but her contact in that office was not available, and therefore she would be voting in support of the application in order to allow the matter to be moved forward to Council. Mr. Fuke also provided information to the Committee regarding concerns by other departments, and the manner in which the applicants addressed each concern. He stated that a back-flow preventer is required by the Department of Water Supply and would be installed. Curb, gutter and sidewalk conditions will be complied with, and ADA parking and accessibility requirements were already part of the plan. Your Committee concurs with the Planning Commission and the Planning Director's favorable recommendation for approval of the Change of Zone request. Your Committee on Planning is in accord with the purpose and intent of Bill No. 33 and recommends it pass first reading. awm AYES NOES A&E Ex Respectfully submitted, ENRIQUES X FORD X COMMITTEE ON PLANNING GREENWELL X HOFFMANN X IKEDA X NAEOLE X DONALD IKEDA, CHAIR ONISHI X YAGONG X PC REPORT NO. 8 YOSHIMOTO X I I J~~J ADOPTED: MAR I B 7009