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Home My WebLink AboutREP PC 035 06/22/1999 1998-2000 REPORT OF THE COMMITTEE ON PLANNING DATE: June 22, 1999 Re: C-326/Bill No. 90 PLACE: Councilroom TIME: 1:39 p.m. Chair and Members Hawaii County Counci] Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 90, transmitted by Mayor Stephen K. Yamashiro per Communication No. 326, dated May 21, 1999, regarding the change of zone request by Peter C. Dungate, at Kalaoa 4th, North Kona, Hawaii, TMK: 7-3-5:89, reports as follows: Bill No. 90 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the District classification for approximately 7.790 acres of land from an Agricultural (A-Sa) to a Single Family Residential (RS-20) zoned district. The vacant, rectangulaz shaped lot, owned in fee by Haruhiko Kawasaki who has approved the filing of the State Land Use Boundary Amendment and Change of Zone Applications, is located adjacent (north) to Kona Palisades Subdivision bordered by the Hawaii Belt Road and `Ili`ili Street, and approximately 300 feet north of the Ka`iminani Drive/`Ili`ili Street intersection. The applicant proposes to develop a 12-lot residential subdivision with minimum lot sizes of 20,000 squaze feet to nearly 1 acre. The applicant considered the different land use schemes which included a twenty six (26) lot 10,000 square foot subdivision that would be consistent with the recent rezonings in this area, as well as lots within the adjoining Kona Palisades Subdivision. However, after considering the market, infrastructural and community factors, the applicant elected to proceed with a twelve lot subdivision with lots no smaller than 20,000 square feet. The applicant also intends to incorporate the "no ohana" clause into the covenants to restrict further development of the subdivision, and a 10-foot wide landscaped buffer extending the entire length of the south property line will be included. The State Land Use designation is Agricultural. The General Plan LUPAG Map designation is Urban Expansion Area which allows for a mix of high density, medium density, low density and 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 Kona Regional Plan adopted by the Planning Commission in April 1984 designates the azea for Residential-4 units/acre (RES 4). The Keahole to Kailua (K to K) Development Plan designates the azea for Residential Expansion. The property is not situated within the Special Management Area. PC-35 PC-35 Page 2 June 22, 1999 The U.S. Soil Survey designation is Kaimu and Punalu`u. The Kaimu Series consists of well-drained, thin organic soils over A`a lava with rapid permeability and slow runoff and slight erosion hazard. The soil is not suitable for cultivation. The Punalu`u series consists of well-drained thin organic soils over pahoehoe lava bedrock with rapid permeability and rapid water movement through the cracks and slow runoff and slight erosion hazazd. The soil is used largely for pastoral purposes. The Land Study Bureau Soil Rating is "E" or Very Poor for agricultural uses. The ALISH system does not classify the soils. The subject property is in Zone X, which is the area outside the 500-year flood plain. Since the site has already been cleared by bulldozers and the area used for cattle grazing, no native fauna or flora have been observed on the site, although the Hawaiian Hawk and the Hawaiian Owl have been known to frequent the area occasionally. There aze no known significant historic sites on the site also. The surrounding lands include single-family residences and a number of vacant residential sized lots within the adjacent Kona Palisades and Kona Coastview Subdivisions, which are within the State Land Use Urban District and primarily zoned Agricultural A-Sa by the County and are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. In February 1985, at the request of the Planning Department, the State Land Use Commission reclassified several non-conforming residential subdivisions (Kona Palisades Estates, Kona Highlands, Kona Wonder View Lots, Kona Coastview, Kona Heights and Aloha Kona) into the Urban District. With the exception of the Kona Heights and Aloha Kona Subdivisions, all of the above-mentioned subdivisions are adjacent to or within close proximity of the subject area. In recent years a number of similaz requests for a State Land Use Boundary Amendment to an Urban District and Change of Zone to Single Family Residential zoned district were approved within the vicinity of the subject property (TMK: 7-3-5:12, 86, 87 and 88). Access to the property is from `Ili`ili Street which connects to Ka`iminani Drive within the Kona Palisades Estates. Water can be made available from the end of an existing 6-inch waterline fronting `Ili`ili Street. Because the property is located within the Critical Wastewater Disposal Area, the applicant would be required to dispose wastewater into a septic tank system. All other utilities and services are or will be made available to the property. PC-35 PC-35 Page 3 June 22, 1999 Bill 90, Drafr 2, which included the fair share contributions was circulated and approved by Your Committee. Your Committee further amended Condition D to include "provided that the existing power pole(s) on the subject site may continue to be used." at the end of the paragraph. Then after much discussion, an amendment to include language fora 10-foot wide landscaped buffer was made. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration to the change of zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 90, Draft 2, as amended to Bill No. 90, Draft 3, and recommends it pass first reading. AYES NOES A & E Ex Respectfully submitted, LEiTttEAO-TOtttt x COMMITTEE ON I?LANNIN TYLER X CHUNG X ~ ~ ~ ~ ELARIONOFF X ~ l" ~ ~ JAWBSON x 'BO JEAN LEITHEAD-TODD, CHAIR PISICCHIO X sMtTH x PC REPORT NO. 35 YAGONG X ARArcAKi E.o.m. ADOPTED: JUL 0 8 1999