HomeMy WebLinkAboutCOM 0526.015 2010-2012 P/Pc;
rMM 15a,
July 26,2012
County of Hawaii
Planning Committee
HAWAII COUNTY COUNCIL
25 Aupuni Street,
Hilo, Hawaii 96720
Aloha:
RE: OPPOSITION TO BILL 168
Souza/Mulliken Rezone RS-10 to CV-10
Zoning Change TMK (3) 1-08-002:064
Parcel Located 18-1354 Nichols Road,Mt.View,HI 96771
We are neighbors living across the street from the subject property since the mid 1980's
and our position is to oppose the proposed zoning change for the reasons described
below.
SPOT ZONING IMPACTS FOR CHANGE ZONING FROM RS10 TO CV10
This application is a request to "SPOT ZONE" a commercial business in a residential
setting with the surrounding properties zoned residential. CV10 zoning allows
major repair uses such as Heavy Equipment Repairs,Auto Body Shop Repairs
Industrial Machinery Repairs and Large Rig Truck Repairs. These are some
potential uses allowed under§ 25-5-122,which may not be the intent of the
applicant;but nonetheless are a consequence if rezoned to CV10.
Attached are four drawings titled COUNTY BILL 168:NEGATIVE TESTIMONY
dated 19 Jul 2012, showing the potential developmental impacts of spot-zoning this
property;which can have a drastic change in the way we, the "neighbors" live.
Additionally because the applicant has control of the private Nichols Road this
property's development potential greatly exceeds the residential setting.
Rezoning must consider the future potentials of the property and surrounding areas,
plus appropriate timing. An application to spot-zone for a particular use without
considering the future potentials of impacts or uses is,in our opinion, inappropriate
and poor planning. Should the applicant's business fail what happens to the spot-
zoned property? What will happen in the future if the property were sold? Would
there be anyway to stop a really more unwanted or obnoxious CV10 zoned
enterprise into our residential neighborhood?
The County Code has the RCX Residential-Commercial Mixed Use District zoning to
bridge the gap between residential uses and commercial areas that ultimately may
be rezoned commercial in future. The applicant's proposed use of an automobile
repair shop is not permitted in the"transitional residential to commercial" zoning
district of RCX (§25-5-42).
Comm. No. 5240 /5-
Ref. To: Pi re.
Ref. Date :1111 a 1 7fl1)
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
July,26,2012
Page 2 of 4
Since the late 1960's,we observed many business establishments in Mt.View Town
have closed and the town is a semblance of its former self. Mt. View Town is now an
area with an abundance of available commercial land but only a few businesses.
Additional CV10 zoned property outside of the immediate Mt. View Town area is
not justified as there are many unimproved lots properly zoned for the applicant's
intended use. If the applicant's intent was to build auto repair shop in the Mt. View
area, then the practical choice for the applicant is to purchase,lease, or rent one of
many CV10 zoned properties in Mt. View Town.
The applicant's choice to purchase this lot and to build a residence meets the intent
of the current residential zoning and its use is appropriate for the neighborhood.
Spot zoning to CV10 is inappropriate at this time and potentially damaging to the
neighborhood.
OTHER CONSIDERATIONS
1. The Nichols Road intersection to Highway 11 is on a curve and has site line limits,
which make pedestrian and motor vehicle crossing hazardous.
Although the speed limit fronting the subject property is 45 MPH, automobiles
traveling down hill on Highway 11 from Volcano in the Hilo direction are
required to reduce speed from 55 MPH above Pszyk Road to 45 MPH just before
the property;but based on our observation,this does not happen. Traffic
generally slows down near the Mt. View Post Office (several lots below the
applicant's property).
Nichols Road is unimproved and it intersects the highway on a curve that has
poor visibility; cars must creep out almost into the highway lane to ensure
proper site lines. In addition the curve is partially obscured by utility poles and
overgrown vegetation.
Applicant has not shown a traffic study that determines the Nichols Road-
Highway 11 intersection is safe.
2. Proposed building size appears large for a Small Family Business with parking
considerations.
The proposed 1800 square foot building can accommodate three or four car
repair bays (600 sf each). With six parking stalls available, the potential is three
employees' stalls,three customer parked vehicles and three cars being worked
on. The building seems too large for the area and for the proposed operation. If
the applicant decided to "build-out" the property they could easily provide a
potential three-story building (30 feet high) with the 1800 sf footprint.
If off site parking is permitted or required by a change of zone,the available
areas include:
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
July,26,2012
Page 3 of 4
a. Parking or stopping vehicles (even temporarily) along Highway 11, is
tremendous hazardous condition.
b. Parking along the unimproved Nichols Road may seriously affect other users
of this road;notwithstanding the fact that the applicant controls the private
Nichols Road.
c. Parking across the street on the Puna side of Highway 11 means pedestrians
will cross the Highway to get to the subject property. Again, the site
limitation is a hazardous condition along this stretch of highway even using
the crosswalk near the Post Office.
3. Environmental impacts and considerations including noise,air pollution,and
hazard materials.
Noise impacts for a automobile/truck repair business includes:
a. Testing operations such as engines revved to listen for the problem;horns
and alarms sounded for many tests; and many other grinding, pounding
noise-producing operations, all of which can not be regulated or confined to
the building interior.
b. A concentration of several vehicles under repair only compounds the
potential noise polluting the surrounding properties.
Air polluting activities from the repair business such as the fumes of gas, oil and
diesel could compound air pollutants when coupled with"vog" conditions.
Applicant has not shown or addressed adequately how the rezoning would not
have adverse environmental impacts to the surrounding properties. What
mitigating measures has the applicant proposed? Where and how will oil and
other EPA regulated material be contained and disposed? How will the
applicant handle used auto parts,tires, engines, and other similar items? All
question were not adequately addressed during the previous hearings and must
be rectified prior to any rezoning consideration(much less a decision).
Hawaii County Council
Planning Committee
Opposition to Bill 168,Rezone Application:TMK(3)1-08-002:064
July,26,2012
Page 4 of 4
We are not opposed to the Owner's right to make a living including operating a
permitted home business on a residential zoned property. What we are concerned about
are the effects of spot rezoning without considering the neighboring properties and
future negative development potentials of a CV10 zoned property.
In the future,the current zoned residential property including the adjacent properties
down past the Mt. View Post Office may be appropriate for a RCX-10 or CN-10 zoning;
but at this time there is adequate land in the Town proper that is already currently
zoned CV10.
Thank You,
J. Blaise and Pamela P. Caldeira
P.O. Box 5203,
Hilo,Hawaii, 96720
Ph: 808 968-8143
Email: caldeira@hawaii.rr.com
Residence Address:
18-1361 Old Volcano Road, Highway 11
Mt. View,Hawaii, 96771
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