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HomeMy WebLinkAboutREP PC 045 08/10/1999 1998-2000 REPORT OF THE COMMITTEE ON PLANNING DATE: August 10, 1999 Re: C-375Bi11 No. 106 PLACE: Councilroom TIME: 1:40 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 106, transmitted by Mayor Stephen K. Yamashiro per Communication No. 375, dated July 6, 1999, regarding the change of zone request by Akana Trust, at Waiakea, South Hilo, Hawaii, TMK: 2-2-25:24, reports as follows: Bill No. 106 amends Section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 41,010 square feet of land from a Single Family Residential (RS-10) to a General Commercial (CG-20) zoned district. The level, rectangular shaped lot, owned in fee by the applicant, is located at the southwest corner of the Kinoole Street and Lanikaula Street intersection. The applicant is requesting the change of zone in order to develop acommercial/office facility consisting of approximately 18,000 squaze feet of gross floor area. The new facility would be designed to provide space for business enterprises and services to the University of Hawaii-Hilo as well as the community. The applicant has also stated that discussions with potential investors have indicated the possibility of retaining and using the existing residential structure as a professional office building. The conceptual plans indicate atwo-story building to be occupied by approximately 12-20 tenants which may include a bookstore, coffee baz, convenience store, copy center, bank and sidewalk cafe. If these conceptual plans become a reality, the existing dwelling on the property will be demolished, and approximately 60 parking spaces will be installed. Completion is estimated at approximately six months upon commencement of construction. The State Land Use designation is Urban. The Genera] Plan LUPAG Map designation is High Density Urban Development, which allows commercial, multiple residential and related services. The Hilo Community Development Plan adopted by Resolution in 1975 by the Planning Commission recommended that the azea be maintained as RM-4. On Apri13, 1996, the County Council adopted Resolution No. 286-96, which encourages the private development of mixed PC-45 PC-45 Page 2 August 10, 1999 commercial and higher density residential uses surrounding the University of Hawaii at Hilo. The subject property is not within the Special Management Area boundary. The ALISH classification is Urban development. Currently, aone-story single family dwelling, constructed in 1957, exists on the property. In the background information and communications, as in the communication from Belt Collins, it was noted that "there is a possibility that the existing residential structure maybe retained and used as a professional office building. Discussions with potential investors have indicated that this is a possibility." and if "that were the case, the property would maintain a residential character in the neighborhood and traffic impacts would not be significantly more than what currently occurs." Also, if the existing structure is retained, the Department of Public Works recommendations for street frontage improvements and street channelization should be reduced or deleted and should be more fitting of the building and use that will actually occur. The subject property is in Zone "X", an azea determined to be outside the 500-yeaz flood plain. The USDA soil type is OID, Olaa extremely stony silty clay loam. There is no drainage disposal systems on the site. The likelihood of any azchaeological features are remote since the property has been improved with a dwelling. The impacts to the flora and fauna are expected to be minimal also. Surrounding lands are zoned RS-10 and RM-1 and include single family dwellings and apartment buildings. The ILWU Hall is situated on a property zoned RS-l0 and located approximately 80 feet northwest of the property. The University of Hawaii at Hilo is located approximately 900 feet or two blocks west of the subject property. There is a parcel zoned RM-4 located approximately 180 feet northeast of the property. Commercial establishments including Tyke's Dry Cleaning and Scruffles Restaurant are located approximately 500 feet from the subject property to the northeast on Kilauea Avenue. Access to the site is from Lanikaula Street; however, the applicant proposes access to the property from both county roadways, Kinoole Street and Lanikaula Street. The Department of Public Works requires that the applicant provide commercial standard sidewalks (sidewalks with no planter strips) along the entire frontage of the subject property, and provide channelization improvements to the Lanikaula/Kinoole Street intersection and the proposed driveways. They also recommend that driveways be adjusted to the extreme corners, away from the Lanikaula/Kinoole Street intersection, as certain turning movements into and out of the property will be restricted. The DPW also recommends that a wheelchair ramp on the corner of the intersection be provided. PC-45 PC-45 Page 3 August 10, 1999 Water can be made available from the waterline along Kinoole Street, but because this change of zone request may exceed the 600 gpd maximum allowed usage, the applicant has to submit an anticipated maximum daily water usage recommended by a registered engineer. The applicant will also be required to remit a water commitment deposit. The Department of Public Works Wastewater Division requires a connection to the County sewer system. According to the applicant, a private wastewater treatment facility would be developed on-site to accommodate wastewater collection and disposal. All other utilities aze available to the site. Bill No. 106, Draft 2, which included all the conditions that the Planning Department recommended with some minor amendments to conditions D and H, was circulated and approved by Your Committee. Originally, the Planning Commission did not have the necessary five votes to move on this measure, so this Change of Zone request was submitted to the Council with no recommendation and no conditions. Condition D inserted "Prior to the issuance of a Certificate of Occupancy," at the beginning of the sentence; and Condition H rephrased the condition to read "Prior to the issuance of the Certificate of Occupancy for the proposed development, the applicant shall submit a final written report to the Planning Director stating that all conditions have been met." In a communication from the Department of Land and Natural Resources, Don Hibbazd, Administrator of the State Historic Preservation Division said this home `appears to be a fine example of a Hilo house done in the "Hawaiian Regional" style and we believe it would be eligible for listing on the Hawaii and National Register of Historic Places.' They do not object to the change in zoning to commercial, but "would encourage the use of the existing structure. The lawn also contributes to the setting of this historic neighborhood." Glenn Koyama of Belt Collins, the agent for the applicant, stated that the owner went door to door to brief the neighbors on the project and received no comments from them. The zoning notification went out to owners within 300 feet of the subject parcel, and only one neighbor was interested in the plans for the project. The second notice went out notifying them of the public hearing, but no one showed up. One letter was transmitted by the next door neighbor who wants to retain the property values. There are no detailed design plans yet. Some members of Your Committee had mixed concerns about this change of zone request, while others felt it was a good move to meet the needs of the growing university community. PC-45 PC-45 Page 4 August 10, 1999 Committee Member Julie Jacobson stated that she is in favor of the development because there aze not too many services available for the students. When the development becomes a reality, she would like to see bike racks installed. Committee Member Dominic Yagong yielded to Committee Member Aaron Chung to see how he felt about the change of zone application because this subject pazcel is in his district. When asked by Curtis Tyler if he received any comments from the public, Aazon Chung responded "no'". Dominic agreed with Julie that there is a need for the changes For the University of Hawaii. Aaron Chung stated that as long as he has lived here, the stately home has been a landmazk, and to approve this measure would be similaz to saying "good-bye" to the landmark. Whereas on the other hand, he believes that the owner needs to get the highest and best use of the property. He voted "kanalua" twice at today's meeting, but stated that he will vote definitely at the Council level. He feels that we need to talk to the UH to get their viewpoint on this matter, because he does not want to "screw up" their plans, and wants to strive for consistency. Your Chair, who also voted "kanalua" twice, also agreed with Mr. Chung that they need to speak to the University to learn of their plans and to see if this rezoning fits the needs of the University. Your Committee on Planning is in accord with the intent and purpose of Bill No 106, Draft 2, and recommends it pass first reading. AYES NOES A & E EX Respectfully submitted, LEfTHEAD-TODD X TYLER x COMMITTEE O A R G CHUNG X ELARIONOFF X iACOBSON x Y JEAN L ITHEAD-TODD, C PISICCHIO X snuTe x PC REPORT NO. 45 YAGONG X ARAKAKI E.o.m. ADOPTED: AUG 2 5 tQ~99