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HomeMy WebLinkAboutREP PC 053 06/18/2012 2010-2012OFFICE INFORMATION ONLY Meeting: Council—July 3,2012 Action: Filed on first reading due to vote count of zero ayes and 9 noes. Re: Bill 209: Comm. 624 (2010-2102 term), PC -53 (Negative: report was adopted at first reading on above date although not indicated on report) REPORT OF THE COMMITTEE ON PLANNING DATE: June 18, 2012 Re: Comm. No. 624/13ill No. 209 PLACE: Council Chambers Kailua-Kona, Hawaii TIME: 9:04 a.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Comm. No. 624/13ill No. 209, reports as follows: Bill No. 209 transmitted by Mayor William P. Kenoi, via Communication No. 624, dated March 5, 2012, is an ordinance amending section 25-8-26 (Pahoa Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), by changing the district classification from Single -Family Residential —10,000 square feet (RS -10) to Village Commercial — 7,500 square feet (CV -7.5) at Pahoa, Puna District, Hawaii, covered by Tax Map Key: 1-5-011:008 and 009. Also enclosed was a non -action from Dean Au, Vice -Chairman Windward Planning Commission, which constitutes an unfavorable recommendation. At -the April 3, 2012 Planning Committee Bill 209 was postponed to the May 16, 2012 Planning Committee meeting. At the May 16, 2012 Planning Committee Bill 209 was postponed to the June 18, 2012 Planning Committee meeting. Lori Mikkelson of All Aina Services representing the applicants, Karen and Adrian Galan, was present at the West Hawaii Civic Center. She presented a conceptual drawing of the site plan and provided an overview of the project. She explained that the Galan's purchased this as an investment property, did major cleanup/repair work on the property, and had listed it for sale; but since they were unable to sell it, they now plan to develop it. She stated that they are working with the Fire Department and plan to install fire extinguishing sprinklers in the overnight bungalows. She further stated that the number of parking stalls meets the minimum required by the County Code and plan to work with all County departments as the plans are being finalized. She also stated that Council Member Blas is supportive of this project adding that it is located in his district. Council Member Smart stated that perhaps commercial use of this property could be beneficial to the area, but she has no faith that this project will be completed as designed. She voiced concern about the County planning process being flawed and needs to be reviewed. She also expressed concern regarding public health and safety with respect to fire protection and sufficent parking. She suggested that Council Member Blas consider a moratorium on all rezoning applications until the Pahoa Village Regional Plan is completed. PC Rept. No.: 53 PC -53 Page 2 June 18, 2012 Council Member Ford expressed concern about the traffic that could be generated and the number of parking stalls, and is not supportive of this rezoning: She stated that if it is rezoned to Village Commercial there is no control over what could be built, for example,. a fast food restaurant would be allowed. Council Member Yoshimoto clarified that it is in Council Member Blas's district, and he is not available for this meeting; he asked Ms. Mikkelsen to expound on her conversation with Council Member Blas. Ms. Mikkelsen stated that Council Member. Blas is supportive of the project and had made suggestions regarding an American Disability Act (ADA) compliant bungalow and perhaps adding a gift shop to the office. Council Member Yoshimoto confirmed there would be three ADA parking stalls in addition to fourteen regular parking stalls. He asked Ms. Mikkelson to discuss the water flow issue relating to the Fire Department and he asked Ms. Sandra Song what her concerns are regarding the water. Ms. Mikkelson stated that they are working with the Fire Department and an engineer and will meet all requirements for the project. She added that there is a fire hydrant approximately 300 feet from the project and the plans are to have fire extinguishing sprinklers installed in the ceiling of the overnight bungalows. Ms. Song stated that the water concern is a lack of pressure not volume and that` 1500 psi vs. 2000 psi of pressure. is needed. She added that this issue should have been resolved, prior to this bill being heard at Committee. Council Member Onishi requested Planning Director Bobby Jean Leithead Todd and Planning Program Manager Daryn Arai to give an overview of the parking and traffic impact from the Planning Department's perspective. Ms. Leithead Todd explained that the Planning Department only reviews applications to verify they are compliant with the County Code and Community Development Plans and then make their recommendation at the plan approval stage. She stated that the parking requirements can change to require more or less based on the square footage of the building and intended use of the property, adding that if a project creates a parking deficiency it will not be approved without a downsizing of the project. She further stated that the Pahoa Village and the Malama Market areas have commercial development and that a subcommittee of the Pahoa Community Development Plan Action Committee is just beginning to create.a Pahoa Village Regional Plan through a grassroots effort of volunteers. Mr. Arai confirmed that the Code sets minimum parking requirements but the director can and has required more than the minimum, if needed, in the past. He also stated that the current plan does not generate enough traffic to trigger a Traffic Impact Analysis Report. Council Member Ford expressed concern that employees of the shops will use the parking stalls and stated the remaining stalls would be insufficient for customer parking; she asked what the County parking requirements are. PC -53 Page 3 June 18, 2012 Ms. Leithead Todd stated that one parking space is required for every 300 square feet of commercial space and 1.25 parking spaces for every residential unit based on the totals of the project being reviewed. Council Member Yagong agreed with Council Member Smart that the whole planning process should be reviewed as it lacks a control process. He stated that it is based on a trust or a lack of trust that the applicant will do the project as presented during the rezoning request and is unfair to all involved. He stated that perhaps the Code should be amended so that a change of any proposed plans would require a new rezoning bill. He further stated that the Pahoa Village Regional Plan is very important and the community needs to work as a group to develop it. He also believes it is best to wait for it to be completed before approving rezoning requests in the area. Committee Chair Hoffmann stated that it would be best to wait on any individual rezoning requests while the community is working on an overall plan, and that he is concerned with the water and parking issues, and will not support this application. He further stated that he is interested in hearing Council Member Blas's comments at the next full Council reading. Ms. Galan stated that she and her husband purchased the property as a retirement investment, and that it was listed for sale but the plans now are to develop it. She further stated that they have done a lot of cleanup on the property and have had several bad experiences with renting it. She added that 16-18 parking stalls are more than the minimum required by the law. Council Member Yoshimoto moved to postpone until July 2, 2012, when Council Member Blas could be present; however, the motion to postpone failed. For informational purposes, Council Members Ikeda and Yoshimoto voted ' nalua" twice. Your Committee on Planning is not in accordance with the purpose and intent of Bill 209 and forwards to Council with a negative recommendation. mkh Respectfully submitted, COMMITTEE ON PLANNING PETE HOFFMANN, CH PC REPORT NO. 53 ADOPTED: AYES NOES A&E EX BLAS X FORD X HOFFMANN X IKEDA X ONISHI X PILAGO X SMART X YAGONG X YOSHIMOTO X Respectfully submitted, COMMITTEE ON PLANNING PETE HOFFMANN, CH PC REPORT NO. 53 ADOPTED: