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Home My WebLink AboutREP PC 063 11/03/1999 1998-2000 REPORT OF THE COMMITTEE ON PLANNING DATE: November 3, 1999 Re: C-504/Bill No. 154 PLACE: Councilroom TIME: 1:37 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 154, transmitted jointly with Bill No. 153 by Mayor Stephen K. Yamashiro per Communication No. 504 dated October 18, 1999, regarding the change of zone request by Hawaii Island Community Development Corporation and Richard White at Puukapu, Waimea, South Kohala, Hawaii, TMK: 6-4-l:Portion of 41, reports as follows: Bill No. 154 amends Section 25-8-I 1 (Lalamilo-Puukapu Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for 11.228 acres of land from an Agricultural (A-Sa) to a Neighborhood Commercial (1.15 acres) (CN-10), Single Family Residential (6.12 acres) (RS-20), and Single Family Residential (3.93 acres) (RS-10) zoned district. The rectangular shaped subject property, owned in fee by Richard White, is located on the north side of Mamalahoa Highway across of Don's Pake Kitchen and approximately 800 feet east of Kamuela Liquor Store. The Hawaii Island Community Development Corporation (HICDC), a 501(c)3 tax exempt corporation has entered into a Deposit, Receipt, Offer and Acceptance (DROA) for the purchase of a portion of the property subject to the approval of this State Land Use Boundary Amendment and Change of lone applications. The proposed project will create twenty (2) single family residential lots within a minimum land area of 10,000 square feet, eight (8) residential lots with a minimum land area of 20,000 square feet and two lots for convenience commercial activities. This project is a cooperative venture between the Hawaii Island Community Development Corporation and Richard White who presently owns the subject property. The White family has owned the subject parcel for several decades and has used the site primarily as the family home site. Although it has been vacant for some time, the original family home still sits on the rear portion of the property. As part of its role HICDC is required to secure the zoning of the property was well as process the subdivision application. Ten of the parcels will be utilized to develop the affordable housing. The affordable housing contemplated could he mutual self-help housing project although other means of providing affordable for residents at 80 percent of the median income are possible. The other ten parcels that will go the HICDC may be sold at market rates to create a mixed use community, or it may put to use as affordable housing like the first ten lots. The 20,000 square foot lots will be retained by Richard White who may convey some of the lots to family members, or may sell the lots either as house and lot packages or as vacant lots. Lot prices are expected to reflect the market conditions. The commercial property along the road front will be developed at a later date for convenience commercial uses or other permitted uses within the Neighborhood Commercial zoned district. Currently, Mr. White is discussing the commercial use of the property with interested operators. The remaining five acre lo[ will be retained by Richard White for use as his personal residence. PC-63 PC-63 Page 2 November 3, 1999 The current SLU is Urban and Agricultural. According [o the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, the area fronting Mamalahoa Highway is designated Medium Density Urban Development. The balance of the area is designated as Low Density Urban Development. The County zoning is currently A-Sa. Although not formally adopted, the Waimea Design Plan, designates the subject parcel for commercial uses. Lands adjacent to the west are zoned Neighborhood Commercial, Single Family Residential and Agricultural A-Sa; to the east are Single Family Residential and Agricultural (A-Sa); to the east are Single Family Residential and Agricultural (A-Sa); and to the south are Neighborhood Commercial and Agricultural (A-Sa). Surrounding lands are also zoned Agricultural (A-Sa). The County Council recently approved a State Land Use Boundary Amendment from Agricultural to Urban District and Change of Zone from A-Sato RS-10 and CV-7.5 for the adjacent property to the west. Parcels further west were recommended for approval by the Planning Commission to change the district classification from Single Family Residential (RS-I S) and Agricultural (A-Sa) to Residential and Agricultural(RA-.Sa). Further south is the Department of Hawaiian Home Lands Kuhio Village and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Surrounding land uses include various single- family residential, commercial and agricultural. Most of the subject property is located within Zone X, an area determined to be outside the 500-year flood plain. A small portion of the property is classified as Zone A, an area which is subject to inundation by the 100-year Flood. The Agricultural Lands of Importance to the State of Hawaii (ALISH) System classifies a portion of the subject property located within 100 to 200 feet from the Mamalahoa Highway as existing urban development. Immediately mauka of the existing urban area are areas classified as "Other Important Agricultural lands", which includes lands other than "Prime" or "Unique" that are also of statewide or local importance for agricultural use. Soils on the property are Kikoni very fine sandy loam and Maile silt loam. Soils fronting Mamalahoa Highway are classified as "B" (Good), and the remainder of the property is "C" (Fair) for agricultural productivity. According to the applicants' Environmental Report, there are no threatened, endangered or candidate plant or animal species present on the property, and no historic or archaeological sites also. Access to the project site is off Mamalahoa Highway. Access to the proposed subdivision will be via a county dedicable road without curb, gutter and sidewalk improvements. The portion of the property retained by Mr. White will be a private road. Any roadway improvements for the commercial use will be deferred until the specific development plans are submitted for county approval. Water is provided by existing 8-inch and 12-inch waterlines, which front the property along the Mamalahoa Highway. There is no municipal wastewater treatment system in the area, and since the property is situated within the Critical Wastewater Disposal Area, the applicants would be required to install a septic tank system. Electrical and telephone services are or will be made available to the property. PC-63 PG63 Page 3 November 3, 1999 Bill No. 154, Draft 2, which includes the fair share contributions, was circulated and approved by Your Committee. Testimony on this bill and its companion bill aired concerns about the increased density in the area if the housing project is approved. To ease this concern, Committee Member Curtis Tyler recommended that the condition to prohibit the construction of a second dwelling be inserted, and Your Committee agreed. Further discussion by Your Committee reviewed the contents of the background information provided by the Planning Commission. For informational purposes only, on the final vote, Committee Members Nancy Pisicchio and Curtis Tyler voted "Kanalua" twice. 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. 154, Draft 2, as amended to Bill No. 154, Draft 3, and recommends it pass first reading. AYES NOES A & F EX LEFI'HF.AD=TODD X 'TYLER X Respectfully submitted, CHUNG X COMMITTEE P A~V?N~ING ELARIONOFF X ' JACOBSON X .r"'~ ,J~, PISICCHIO X SMFI'H X B BY AN LEITHEAD-TODD, CHAIR YAGONG X PC REPORT NO. 63 ARAKAKI h:.O. M. ADOPTED: NOV I ~'~{u