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Home My WebLink AboutREP PC 103 06/20/2000 1998-2000 REPORT OF THE COMMITTEE ON PLANNING DATE: June 20, 2000 Re: C-797Bi11 No. 271 PLACE: Councilroom TIME: 2:20 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 271, transmitted jointly with Bill No. 270 by Mayor Stephen K. Yamashiro per Communication No. 797, dated May 22, 2000, regarding the change of zone request by Kamehameha Investment Corporation, at Keauhou 1st, North Kona, Hawaii, TMK: 7-8-11:10 and 13, reports as follows: Bill No. 271 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 14.68 acres of land from an Agricultural (A-Sa) to a Single Family Residential (RS-15) zoned district. The irregular-shaped subject property, owned in fee by the applicant, is located to the south of Kaluna Street bordering the existing Bayview Estates Phase I and Hale Kehau Condominium project. Currently, there are two single family residential structures on the property, which will be demolished prior to the commencement of the development. The applicant would like to subdivide the property into 45 single family residential 15,000 square foot lots. On November 9, 1982, Final Subdivision Approval was granted by the Planning Director for the creation of a two-lot subdivision consisting of Lot 1-A (4.759 acres) and Lot 1-B (9.921 acres). On January 22, 1992, the County Council approved Ordinance No. 92-4, which changed the district classification from Unplanned to Single Family Residential (RS-15), for the first phase of Bayview Estates consisting of 51 residential lots and related improvements. The proposed project is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allow for the expansion of an existing subdivision. Phase II offers the advantage of being close to existing infrastructure and supportive public services and the project has been planned with the environmental and cultural considerations of the site in mind. "fhe project will provide the logistical extension of the Bayview Estates subdivision with the same high level of site amenities and will meet the applicant's long-term goal of developing a high quality master-planned, resort-residential community at Keauhou and Kahalu`u, North Kona. PC-103 PC-103 Page 2 June 20, 2000 The roadways, built to County dedicable standards, will include minimum-required pavement and right-of--way widths, curbs, gutters and sidewalk, and underground utilities such as water, sewer, electricity, telephone and cable television. The subdivision will remain in private ownership, with a security gate at Bayview Estates entrance. The proposed subdivision will be developed similarly to Bayview Estates by permitting the purchasers to grade their own lots and build their own homes. The design of the homes will be monitored by a homeowner's design committee to assure quality house design and construction. The General Plan document identifies the Keauhou-Kona area as a Major Resort Destination. The LUPAG map designates the area for Urban Expansion and Low Density Urban Development, which allows a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable. Portions of the resort area may be included in the urban expansion area. The Kona Regional Plan recommends a residential density of 18 units per acre. Since the subject property is situated within the SMA boundary, the applicant has filed a SMA application concurrently with the State Land Use Boundary Amendment and Change of Zone applications. The USDA soil classification is Punaluu, Kaimu, and A`a lava flows. The Kaimu is extremely stony peat which is well drained, thin organic soil with rapid permeability, slow runoff and virtually no erosion hazard. The A`a consists of rough and broken masses of clinkery lava with practically no soil covering. The ALISH classification is "Other Important Agricultural Land." The Land Study Bureau classifies the mauka portion of the property as "D" or Poor, and the remaining area is classified as "E" or Very Poor. The subject property is located in Zone "X", an area determined to be outside the 500-year flood plain. The native plants on the site are weedy varieties, which are able to compete in the face of the disturbance or invasion of other weeds. None of the species are officially listed as endangered or threatened nor are any species proposed or candidate for such status. According to the applicant's Environmental Report, no native land birds or seabirds were recorded. The International Archaeological Institute, Inc., conducted a survey and found two previously identified sites, a portion of a historic wall network and portions of the Keauhou Trail within or bordering the project site. Two additional sites comprising 19 features were identified. As a PC-103 PC-103 Page 3 Juue 20, 2000 condition of the rezoning and special management area permit, an interpretation/mitigation plan for the subject property and the Keauhou "frail shall be submitted to the Planning Director prior to Final Subdivision Approval. Since the property is located mauka of Ali`i Drive, there is no visual impact on the ocean from Kuakini Highway due to the topographical nature of the project site and design standards. The development will not impact any recreational, including access to and along the shoreline or visual resources to the shoreline and coastal ecosystems. The principal source of short-term air quality impacts associated with the construction of the proposed improvements is expected during construction and no long-term air and noise quality impacts are anticipated. This development would not impact the immediate adjacent properties as lands to the north are the 135-lot Keauhou Estates, The Villas, and Hale Kehau condominiums; and to the west are lands zoned RS-7.5, RM-l, RM-3, V-4. To the north and southwest are lands zoned single family residential. Land uses in the area include the Keauhou Estates, Hillhaven Medical Care facility, golf course and condominiums across Kamehameha IIl Road; Keauhou Shopping Village and vacant lands. Access to the property will be provided by two entryways off Kaluna Street, which has a 60-foot right-of--way and 40-foot wide pavement. The proposed Mamalahoa Highway Bypass Road is located makai of the subject property at the terminus of Ali`i Drive in Keauhou. Water will be made available to the project site. The applicant has secured a water commitment to accommodate the development. The Heeia Waste Water Treatment plant, which is owned by the applicant, will service the project. All utilities and services are or will be made available to the subject property. Bill No. 271, Draft 2, was circulated and approved by Your Committee. Committee Member Curtis Tyler then amended it further by inserting the phrase "a system for perpetual public access," in Condition I; and Your Committee unanimously approved the amendment because it will ensure the public's access to the trail. Committee Member Julie Jacobson stated that this project is "urban sprawl" and there is a need to keep agricultural lands, so she does not see the need to approve the change of zone request at this time. PC-103 PC-103 Page 4 June 20, 2000 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 BiII No. 271, Draft 2, as amended to Draft 3, and recommends it pass first reading. AYES NOES A & E F;X LEITHF.AD-TODD X Respectfully submitted TYLER X CHUNG X COMMITTEE O A ELARIONOFF X _ JACOBSON X PISICCHIO X OB J AN LEITHEAD-TODD, CHAT SMITH X PC REPORT NO. 103 _ YAGONG X ~ O 7 POOO ARAKAKI E.O.M. ADOPTED: _