HomeMy WebLinkAboutREP PC 065 11/03/1999 1998-2000 REPORT OF THE
COMMITTEE ON PLANNING
DATE: November 3, 1999 Re: C-505/Bill No. 156
PLACE: Councilroom
'T'IME: 1:3'7 p.m.
Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No. 156, transmitted jointly with Bill No. 155 by
Mayor Stephen K. Yamashiro per Communication No. 505, dated October 18, 1999, regarding the change
of zone request by Roger A. Quinn at Honuaula, North Kona, Hawaii, TMK: 7-5-03:Portion of 24,
reports as follows:
Bill No. 156 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 7.794 acres of land from an Agricultural
(A-Sa) to a Neighborhood Commercial (CN-20) zoned district. The entire parcel consists of 18.69 acres of
which only 7.794 acres will be developed.
The rectangular shaped property, owned in fee by the Komo Brothers Partners, a Hawaii General
Partnership who has authorized Roger Quinn to apply for a State Land Use Boundary and Change of Zone
to develop a commercial complex on a portion of the property, is located on the west (makai) side of the
extension of Queen Kaahwnanu Highway, adjacent to and south of the Church of Jesus Christ of Latter
Day Saints and east of the L,ono Kona Subdivision, approximately 1,500 feet south of Henry Street and
1,300 feet north of Pines Subdivision.. The applicant plans to develop a village commercial complex
which would tentatively consist of a gas station, food mart, restaurants, a neighborhood bank, and
commercial and office spaces to service the needs of the immediate neighborhood. Immediately adjacent
to the southwest corner of the property is a detention basin which is part of the Keopu-Hienaloli Drainage
System. The subject property is vacant of any structures. The Great Wall of Kuakini extends along the
western (makai) boundary of the subject, except where the wall is cut by the Keopu-Hienaloli Drainage
System improvements.
The current State Land Use District classification for the subject parcel is Agricultural and the General
Plan LUPAG Map classification is Medium Density Urban. The proposed development would be
consistent with the goals, policies, standards and courses of action of the Economic, Land Use, and
Commercial elements for North Kona. The General Plan indicates that this designation allows
consideration for "Village and neighborhood commercial and residential and related functions."
Therefore, the Neighborhood Commercial zoning would be consistent with this designation.
The Kona Regional Plan identifies ages-10 designation, which permits up to 10 units per acre, for the area
encompassing this property. The Neighborhood Commercial zoning would not be consistent with this
designation, however, the General Plan allows the commercial zoning to facilitate and/or accommodate the
commercial Heads of residential areas.
I he subject property is not within the study area of the Keahole to Kailua Development Plan, but is located
within the Kailua-Kona Master Plan, also known as the Kailua Village Master Plan. The land use master
plan map component designates the area of the subject property as Low Density Residential, which
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includes single family detached, duplex and single family attached (town homes) housing. The Master
Plan also notes that this designation is primarily intended for those areas mauka of the Great Wall of
Kuakini, and recommends an additional 20 feet landscape setback for properties adjoining both sides of
Queen Kaahumanu Highway as well as a possible street through the lower portion of the subject property
for the purpose of connecting the Lono Kona Subdivision with the Aloha Kona Subdivision. Although the
proposed project would not be consistent with the low density residential designation for this area, it would
be able to achieve other objectives of the Master Plan which include the landscaping setback and the
potential for a roadway at the lower end of the subject property to connect the existing subdivisions.
The subject property also lies within the boundaries of the Kailua Village Special District; therefore, this
request was reviewed by the Kailua Village Design Commission at its regularly scheduled meeting on
September 14, 1999, and the five Commissioners in attendance voted unanimously to recommend approval
of the applications as presented.
The County Zoning is Agricultural-5 acres (A-Sa). The property is not situated within the Special
Management Area.
Lands in the vicinity of the project area are zoned A-Sa, RS-7.5, RS-15, RD-3.75, Rm-I, Rm-2.5, CV-7.5
and CG-20. The Church of Jesus Christ of Latter Day Saints is located immediately north of the subject
property. "fhe west (makai)boundary of the subject property is adjacent to the Lono Kona Subdivision and
vacant land while parcels to Che south and east (mauka of Queen Kaahumanu Highway) are also vacant.
l'he Malulani Gardens Subdivision, the proposed Mohala Commercial Village, Lanihau Shopping Center
and Crossroads Shopping Center are located farther to the north while the Aloha Kona, Kealoha, Kona
Heights, Pines, and Kailua View Estates Subdivisions are located farther to the south. Properties farther to
the west and southwest are utilized for commercial purposes and multiple-family residential housing. The
subject property is in the vicinity of a portion of the area that was reclassified from the Agricultural to the
Urban District by the County of Hawaii Planning Department in June 1998 to accommodate future urban
development as designated on the County General Plan.
Portions of the property lie within the AE Flood Way Zone. Any improvements within the flood way zone
area will require a detailed flood study by a licensed civil engineer and compliance with the Federal
Emergency Management Agency (FEMA) regulations. Other portions of the property lie within Zone AE,
area inundated by the 100-year flood, and Zone X"Lt", area inundated by the 500-year flood. The
remainder of the property is located within Zone X, an area considered to be outside the 500-year flood
plain.
The State Department of Agricultural's Agricultural Lands of Importance to the State of Hawaii (ALISH)
Map is Unclassifed. According to the USDA Soil Survey Report, soils on the subject property are either
the Waiaha extremely stony silt loam or the Punaluu extremeley rocky peat. The Waiaha has moderately
rapid permeability, slow runoff and slight erosion hazard. The Punaluu has rapidly permeable peat, which
allows the water to move rapidly through the cracks, slow runoff and slight erosion hazard. This soil is
used for pasture. The Land Siudy Bureau's overall master productivity rating for agricultural use is Class
"E" or Poor.
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A Flora Study conducted in September 1997 by AECOS, Inc. which is included in the applicant's
Environmental Report, states that the vegetation on the project side is dominated by Guinea grass, kiawe
and koa-haole heavily overgrown with the ivy gourd vine, an introduced species. Of the total 31 plant
species inventoried, most are naturalized weedy species or escaped ornamentals. Only a single indigenous
species, though not in common abundance, portulaca lutea was observed. No species listed as threatened
or endangered on the US Fish and Wildlife Service were seen or are likely to occur on the property. The
property has been used extensively for grazing.
Due to the location of the subject parcel, there does not appear to be rare or endangered faunal resources
on the property.
The Environmental Report includes an archaeological reconnaissance survey conducted in September 1997
by Cultural Surveys Hawaii which recorded tour sites plus the Great Wall of Kuakini. The sites included a
platform possibly used as a burial or small habitation structure, two modified bluffs indicating possible
habitation uses, and a wall section with stone modifications indicating probable agricultural use. All four
of these sites were found on the southern portion of the property, makai of the area proposed for rezoning
and development. The Great Wall of Kuakini extends along the makai boundary of the property, except
where the wall is cut by the Keopu-Hienaloli Drainage System improvements. Although none of the
identitied sites lies within the area of the proposed rezoning and development, a condition will be included
in the ordinance to notify the Department of Land and Natural Resources- State Historic Preservation
Division should archaeological sites be encountered during the course of development.
Access to the proposed development would be from the extension of the Queen Kaahumanu Highway,
which has a 160 feet right-of--way. The applicant is exploring the possibility of providing pedestrian and
vehicular access from the proposed development through the lower portion of the property to the Lono
Kona Subdivision. All roadways within the proposed development, including those connecting to
adjoining parcels, should meet with the approval of the County Department of Public Works.
Water can be made available by an existing 12-inch waterline along the extension of the Queen
Kaahumanu Highway, which is approximately 1,600 feet from the center of the frontage of the subject
property. According to the Department of Water Supply, the applicant will be required to extend the
12-inch waterline to the property at their expense.
There is no County wastewater system servicing this site. The applicant can extend a 12-inch County
sewer line that ends approximately 1,600 feet from the property at the Malulani Gardens Subdivision,
extend the sewer line to the Lono Kona Subdivision, or construct a private wastewater system on the lower
portion of the site. If the applicant decides to use drywells on the subject property for wastewater or storm
runoff, an Underground Injection Control (UIC) permit must be obtained from the Department of Health.
The applicant intends to utilize commercial solid waste haulers to dispose of refuse generated by the
proposed development Electrical and telephone services will be made available to the property.
Qill No. 156, Draft 2, which includes amendments to Conditions D, E, J and L was circulated and
approved by Your Committee.
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PC-65 Page 4 November 3, 1999
l . Condition D. Adds "access and roadway improvements at the Queen Kaahumanu
Highway...acceleration and deceleration lands and, if allowed by the State Department of
Transportation, traffic signal lights....shall be completed prior to issuance of a certificate of
occupancy."
2. Condition G. Deletes "all roadways" and Adds "The primary mauka-makai roadway...shall be
constructed to County dedicable standards. Upon request by the County, said roadway shall
be dedicated to the County."
3. Condition J. Adds "Upon consultation with the County Arborist Council...which emphasizes
the use of endemic Hawaiian plants..."
4. Condition L. Amends and rephrases "protection and/or preservation of...submitted to the
Planning Director for its review and approval prior to any land alteration activities, upon
consultation with the State..."
Discussion by Your Committee reviewed the contents of the background information provided by the
Planning Commission.
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. 156, Draft2, and
recommends it pass first reading.
f
AYES NOES A & F; EX
LEITIIEAD-TODD X
TYLER X
cnuNC X Respectfully submitted,
ELARIONOEF X COMMITTEEOAiP.LAN ~1N(<i~
.IACOBSON X - /
EISICCHIO X r-,„--~ r/ C.E~~-(~
YAGONC x BO Y JE N LEITHEAD-TODD, CHAIR
ARAKAKI E.O.M.
PC REPORT NO. 65
ADOPTED: NOV 1 7 1999