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HomeMy WebLinkAboutREP PC 062 07/31/2012 2010-2012OFFICE INFORMATION ONLY Meeting: Council — August 15, 2012 Action: Filed due to vote count of 1 aye (Yagong) and 8 noes. Re: Bill 156; Comm. 492 (2010-2102 term); PC -62 (Adopted although not indicated on report). REPORT OF THE COMMITTEE ON PLANNING DATE: July 31, 2012 Re: Comm. No. 492/13ill No. 156 PLACE: Council Chambers Hilo, Hawai' i TIME: 2:00 p.m. Council Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on.Planning, to which was referred Comm. No. 492/13ill No. 156, reports as follows: Bill No. 156 transmitted by Mayor William P. Kenoi, via Communication No. 492, dated November 23, 2011, is an ordinance amending section 25-8-33 (City of Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), by changing the District Classification from Agricultural — Three Acres (A -3a) to Family Agricultural — One Acre (FA -1 a) at Waiakea, South Hilo, Hawaii, covered by Tax Map Key: 2-2-048:010,120,121, 122, 123. The Planning Director recommends a favorable consideration of the request to the County Council; however, the Windward Planning Commission, after considering the entire record and testimony, voted to send an unfavorable recommendation to the County Council. The Commission felt that the subject request was not in the best interest of the community and that the preservation of agricultural lands is more important. Bill No. 156 was postponed to the call of the Chair on April 3, 2012. On May 16, 2012, it was postponed to the June 18, 2012 Planning Committee meeting. At the June 18, 2012 Planning Committee, the applicant, per Comm. 492.2, requested Bill 156 be re -scheduled to the July 2, 2012; however, the July 2, 2012 Planning Committee meeting was cancelled and Bill No. 156 was moved to the July 31, 2012 Planning Committee meeting. Council Member Onishi explained that this rezoning request is in his district and that the applicant had previously tried to rezone this property during the last Council term and that the bill failed. He further stated that because this bill had been postponed several times, many area residents who wished to testify were unable to attend this meeting. Lori Mikkelson of All Aina Services representing the applicant, Mr. Roy Sonomura, stated that the applicant wants this rezoning to enhance the community. She also introduced Realtor Jan Mahuna who presented current real estate sale information she researched for the area. Ms. Mahuna stated that she is a realtor with over 30 years of experience. She explained that in 2008 the applicant tried to change the State Land Use Designation and the zoning to residential with half -acre lots. She also explained that her research shows that in the last 12 months only PC Rept. No.: 62 PC -62 Page 2 July 31, 2012 one three -acre lot has sold in the Hilo area versus 11 one -acre lots. She further explained that many three -acre lots have been on the market for more than a year. Ms. Mahuna believes that not many people can afford a three -acre lot which makes one -acre lots much more affordable and stressed the need for more affordable lots in today's market. She stated that there is a loss of interest in farming in the younger generations which makes the three -acre lots less saleable. She further stated that this area is changing from agricultural use to residential use and presented a map highlighting several other parcels that have already been rezoned to smaller lot sizes, including several one -acre lots and some even downsized to half -acre lots. She stated that the Council needs to be consistent in approving rezoning requests and should approve this application. She clarified that this property is in close proximity to many services in town and already has common water in place. Planning Program Manager Mr. Daryn Arai stated that the Planning Department believes this rezoning to be consistent with the General Plan and the past actions by the Council, and made a favorable recommendation based on that information to the Windward Planning Commission. He further stated that the Windward Planning Commission considered the entire record and testimony and voted to send an unfavorable recommendation to the County Council and that the Planning Department's decision does not outweigh the Windward Planning Commission's decision. Council Member Yagong clarified that the Department of Hawaiian Homes Land was already zoned agricultural on one -acre lots and stated he believes this rezoning request is not spot zoning and is not out of character for the area. He further stated that the Council has approved similar zoning requests in the same area and should be consistent. Council Member Onishi stated that similar zoning requests in the area did not have the opposition from the community like this one does, and he is opposed to this rezoning request due to the public's concern. Mr. Arai stated that some of the previously approved rezoning requests were to separate existing homes onto separate lots but this request would be for new additional homes. The applicant, Mr. Sonomura, explained that the process of subdividing and developing the property would take a long time and that it would be several years before the lots would be ready to go on the market. Council Member Blas stated that this property is surrounded by one -acre lots and he believes the younger generation needs smaller, more affordable lots that this would provide. Council Member Smart confirmed the low demand for three -acre lots. She further stated that based on her experience in purchasing a home in the current economical environment that it is cheaper to buy a lot with a home on it then to buy a lot and to build a home. She stated that there is a need for affordable lots, but there is also a need for agricultural areas and even with poor soil this area is still appropriate for agricultural uses. She is concerned about the increased density this would create but recognizes that current availability of water, paved roads, and the proximity to town services making that area very desirable.