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HomeMy WebLinkAboutREP PC 024 03/17/2009 2008-2010 REPORT OF THE COMMITTEE ON PLANNING DATE: March 17, 2009 Re: Comm. 149Bill No. 34 PLACE: Sheraton Keauhou Bay Resort and Spa 78-128 Ehukai Street Kailua-Kona, Hawaii TIME: 3:15 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill 34, reports as follows: Bill 34, transmitted via Communication 149, from Mayor William P. Kenoi, dated February 3, 2009, presents an amendment to the State Land Use boundaries maps for the County of Hawaii. Applicant is requesting amendments to the State Land Use district classification from Agricultural to Urban at Kea`au, Puna, Hawaii, for approximately 10.373 acres of land, covered by Tax Map Key:l -6-003:018 and 023. The property is located on the southeast corner of the E. Milo Street-Railroad Avenue junction, in the vicinity of the current HELCO in Kea' au, Puna, Hawaii. There were concurrent applications for a change of zone to change the district classification from an Agricultural - 20 acre (A-20a) to Light Industrial - 1 acre (ML-1 a) to allow the development of a water and tropical fruit beverage bottling facility and industrial space for lease or rent. The Planning Director recommended favorably on this request based on the following: • The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes. It is also consistent with the Land Use Commission Rules and the County General Plan. • The Urban District request would be consistent with the goals and policies of the Land Use element of the General Plan. • The reclassification action would be consistent with the goals, objectives and policies of the Hawaii State Plan and Puna Community Development Plan by providing future employment opportunities and improved living standards and stimulating the development and expansion of economic activities. • The urban reclassification also conforms to the standard that the development is within reasonable proximity to centers of trading and employment and to basic services such as schools, police and fire protection, transportation systems and water. PC Report 24 Communication 149 Bill 34 Page 2 of 3 • The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unstable. The U.S. Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone "X", areas outside of the 500-year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. • While the project site is situated within the State Land Use Agricultural and County's Agricultural (A-20a) zoned district, it has not been used for active agricultural purposes for at least 80 years. The project site consists of two parcels containing eight abandoned warehouses which have historically been used for industrial purposes. Surrounding areas include Shipman Industrial Park. • There are no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Federal Emergency Management Agency designates the properties as Zone "X", areas outside of the 500- year flood plain. The properties are located over three miles from the shoreline, at an elevation of about 300 feet above sea level and are fairly level with less than a 5% slope. All project generated runoff will be disposed of on-site, so as not to impact surrounding properties. • There is no evidence of any traditional and customary Native Hawaiians rights being practiced on the site, nor existence of any known valued cultural or native resources in the area. Thus, it is believed that the project would have no adverse impact relative to the cultural and historical resources of the area. At the March 17, 2009 Planning Committee meeting, there was no public testimony. Discussion regarding Bill 34 was combined with its sister-bill, Bill 35. Council Member Brenda Ford began the discussion by calling Warren Lee, Director of the Department of Public Works to the table for questioning. Ms. Ford stated that she did not like the way Railroad Avenue looked as it adjoined the subject property. She stated that the subject property constricts Railroad Avenue, and wanted the road to look even. Sidney Fuke, applicant's representative, asked to be allowed to provide history of the project to the Committee. Mr. Fuke informed the Committee that the project site was the location of the former Puna Sugar Mill. He stated that the project had support from the community and surrounding businesses. Mr. Fuke said that only W.H. Shipman, Ltd. expressed objections to the project. He informed the Committee that negotiations were completed with Shipman, thus alleviating the concerns raised by that company. Mr. Fuke also informed the Committee that the project site was recently awarded an Enterprise Zone designation. Mr. Fuke informed the Committee that the only portion of Railroad Avenue that would be utilized by the applicant would be that portion where it intersects with the project's Milo Street access point. Mr. Fuke informed Ms. Ford and other Committee members that although the PC Report 24 Communication 149 Bill 34 Page 3 of 3 applicant was not going to utilize Railroad Avenue, the applicant will give up some of its property to provide for future road widening setbacks. The applicant will also pay the costs relating to traffic safety improvements at the intersection. Council Member Emily Naeole stated that she was concerned about potential traffic problems that might be generated by the project. She stated that she would be voting against the project, citing the similarities between this project and a proposed storage facility in her district which was defeated by members of the prior council. Council Member Kelly Greenwell suggested that the whole traffic picture be examined, rather than taking the issue in piecemeal fashion. He stated that the project was a good one and should be allowed to proceed, and in the meantime, the County should take a hard look at traffic issues. Council Member Pete Hoffmann stated that he was in favor of the project. Council Member Dennis "Fresh" Onishi stated that he, too, supported the project. Council Member Brenda Ford stated that she felt the applicant should pay for all improvements. She stated that if not, taxpayers in Kona would end up paying for the infrastructure, because they pay more taxes. Council Chair J Yoshimoto urged his fellow Committee members to focus on the positive. He stated that the project, which is in District 3 was a good one, and would boost the community. Your Committee on Planning is in accord with the purpose and intent of Bill 34 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. 24 YOSHIMOTO X ADOPTED: APR 0 8 2009