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HomeMy WebLinkAboutREP PC 011 03/16/1999 1998-2000 r REPORT OF THE COMMITTEE ON PLANNING DATE: March 16, 1999 Re: C-133/Bill No. 36 PLACE: Councilroom TIME: 3:34p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 36, transmitted jointly with Bill No. 35 by Mayor Stephen K. Yamashiro per Communication No. 133, dated January 29, 1999, regarding the change of zone request by Hawaii Electric Light Company, Inc., at Keaau, Puna, Hawaii, TMK: 1-6-3:93, reports as follows: Although transmitted by the Mayor on January 29, 1999, Bill No. 36 was not agendized until March 5, 1999, when it was deferred until today. Your Committee decided to defer all zoning requests until the status of the infamous Bill No. 250 and all of its drafts, otherwise known as the Zoning Code, was known. Bill No. 250, Drafts 4 and 9 (ramseyered) will be heard by the Hawaii County Council on its first reading on March 17, 1999, and on its second and final reading on April 6, 1999. Bill No. 36 will advance to the Council for its first reading on April b, 1999. Bill No. 36 amends Section 25-103/25-8-22 (Puna District Zone Map), Article 3/8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for 10.5 acres of land from an Agricultural (A-20a) to a General Industrial (MG-l0a) zoned district. The somewhat triangular shaped level subject parcel, owned in fee by the applicant, is located approximately one mile east of the Keaau Town Center at the end of Milo Street in the vicinity of the former Puna Sugar Company Mill site near the 300 foot elevation. The parcel is comprised of the 9.3 acre former mill site and a 1.2 acre area that was part of a railroad right-of--way. The subject property is located in the Lava Flow Hazard Zone 3, which is also applicable to Hilo. Zone 1 reflects the greatest volcanic hazard and Zone 9 the lowest. Although the Planning Commission approved a Special Permit on November 22, 1988, to HELLO for the establishment of an electric power plant and related products, the applicant would like to legitimize the uses and bring the parcel into conformance with the permitted uses within the urban district. HELLO owned structures and improvements on the site are related to electrical generation and distribution. In addition to HELCO's structures, the County Water Department also has two water wells, a chlorinator, storage and pump facilities and 10-inch diameter service lines. PC-11 PC-I 1 Page 2 March 16, 1999 The ambient noise levels at the Puna Generating Station indicate that HELCO is in compliance with the State Department of Health 70dBA standard at the property lines. Access to the Puna Generating Station is from the Old Volcano Road and to Keaau Road. The subject property is bound along the north and south property boundaries by private easements which aze owned by W. H. Shipman, who has granted permission to use these private roads through a Grant of Easement which was recorded at the Bureau of Conveyances on January 24, 1992. According to the applicant's report, the Keaau By-Pass Road will intersect with Keaau Road. The General Plan LUPAG Map designates the azea as Industrial. Since 1971, the old Puna Sugar Mill area has been designated as Industrial. During the 1989 General Plan Comprehensive Review, the Industrial Area designation was expanded by redesignating lands in the vicinity from Intensive Agricultural and Orchards to Industrial. Through the issuance of Special Permits, a variety of industrial uses have been established in the vicinity. There is no ALISH (Agricultural Lands of Importance in the State of Hawaii) designation. The United States Department of Agriculture (USDA) Soil Conservation Service Soil Survey Report classifies the soils in the vicinity of the site as being in the Olaa series, and specifically the Olaa Silty Clay Loam, which is characterized by moderately deep, moderately fine soil. Permeability is rapid, runoff is slow, and the erosion hazard is slight. The State Department of Agriculture indicates that the Land Study Bureau Detailed Land Classification rates the site as "U" or Urban use, reflecting the industrial use of the area. Former sugar cane lands surrounding the former Puna mill site have an overall productive rating of "C" indicating fair productivity potential for most crops. The Flood Insurance Rate Map (FIRM) designates the azea as Zone "X", which is outside the 500-year flood plain. A culvert adjacent to the road serving the site drains into a drainage ditch parallel to the road. Standard on-site drainage improvements would accommodate any future intensification of the use of the site. Surrounding properties are zoned A-20a, and consist mainly of formerly cultivated sugar cane lands, vacant lands, small agricultural operations and residences. Existing industrial zoned lands in the Puna District are located off Highway 11 at the Shipman Industrial Park, approximately .7 miles from the subject property. On August 19, 1986, the County Council approved the development of Shipman Industrial Pazk. In East Hawaii, industrial zoned lands and activities are primarily located in Hilo at the Hilo Hazbor, airport, and Kanoelehua Industrial areas. Since 1970, industrial expansion has largely occurred through the expansion and in-filling of these areas. PC-11 PC-11 Page 3 Mazch 16, 1999 Since there is no municipal wastewater system in the area, a cesspool or a septic system meeting the State Department of Health's requirements will be installed by respective lot owners. According to the Department of Health, a portion of the subject property is located within 1,000 feet of a drinking water well. Solid waste generated by HELCO is recycled to the extent possible, with the remainder disposed of at the County landfill. Hazardous waste is disposed of in accordance with federal and state regulatory requirements. All utilities and services are available to the subject parcel. For informational purposes only, on the final vote, Committee Member Curtis Tyler voted "Kanalua" twice. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 36 and recommends it pass first reading. AYES NOES A & E EX Respectfully submitted, LEITHEAD-TODD X TYLER x COMMITTEE O A CHUNG X Q ELARIONOFF X ~ACOSSON X O Y J AN L ITHEAD-TODD, CHAIR PISICCHIO X stvtiTH x PC REPORT NO. 11 YAGONG X ARA~cAxi E.o.m. x ADOPTED: I~' ~ I99:1