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HomeMy WebLinkAboutREP PC 122 06/04/1996 1994-1996REPORT OF THE COMMITTEE ON PLANNING DATE: June 4, 1996 „PLACE: Councilroom TIME: 9:10 a.m. Chairman and Members Hawaii County Council Hilo, Hawaii 96720 C -867_x' Your Committee on Planning to which was referred Bill No. 185 regarding the council -initiated change of zone request for lands at Kukuau 2nd, South Hilo, Hawaii, TMK: 2-5-46:Portion of 1, reports as follows: Bill No. 185 amends Section 25-114 (City of Hilo Zone Map), Article 3, Chapter 25 (Zoning Code) of the Hawaii County Code by changing the district classification for certain lands from Single Family Residential 7,500 square feet (RS -7.5) and Multiple Family Residential 4,000 square feet (RM -4) to its original zoning of Agricultural -20 acre and Single Family Residential - 10,000 square feet (RS -10). As stated in the purpose section of Bill No. 185, the bill is to be used as a vehicle to allow the County to evaluate the overall land use and development impacts for the area under current laws and conditions and/or to be amended if the council should choose to maintain the present zoning by adding appropriate conditions, or modifying the conditions set forth in 1974 and 1976 ordinances. The subject property is located approximately one-half mile to the south (Puna) of Kaumana Drive, makai of Wilder Road and adjacent to Park Hokulani and Hilo Country Club Estates subdivisions. In 1976, Ordinance No. 218 changed the zoning designations for approximately 137 acres of land in the Kaumana district of Hilo. The subject property consisted of seven different parcels of land, designate 7.29 (ss -1) through 7.29 (ss -7) and proposed to be developed in 3 phases. The ordinance, conditioned upon incremental zoning of each phase, provided for the effective date of zoning of each increment after development has occurred in previous increments or combinations thereof. The subject property was also subject to a Condition H which required that nofurther zoning increments after the development of 611 residential units shall become effective until the applicant can demonstrate to the satisfaction of the Planning Director that the development shall not exceed 993 residential units. Technically, zoning for a majority of the parcels is not valid because the effective date of zoning was triggered upon a certain amount of development of each phase and its increments. The subject property is classified as "E" or very poor for agricultural productivity by the Land Study Bureau's Detail Land Classification System and major portions of the subject property are not classified by the State's Agricultural Land of Importance to the State of Hawaii (ALISH) system. PC REPORT NO.: 122 PC -122 Page 2 June 4, 1996 Adjoining properties to the north, east and south are vacant lands zoned A-1 a and A -20a, to the northeast are single family dwellings and zone RS -10 and to the west are lands zoned RS -7.5 and A-1 a with single family residences. Access to the subject property is from Wilder Road, a County roadway having a pavement width of approximately 20 feet with grassed shoulders within a 60 -foot wide right-of-way.' Water is available from an existing 8 -inch waterline along the Wilder Road. The Planning Director did not render a. recommendation and requested a continuance of the matter so that the landowner would be able to provide its conceptual development plan and comments could be solicited from various state and county agencies. The Planning Commission, in submitting an unfavorable recommendation for the council - initiated request, felt that such a recommendation was appropriate at the time and the County would not benefit from the down zoning due to the loss of tax base revenues. Public testimony expressed concern to the proposed down zoning because it would allow for agricultural -type activities in their neighborhood. Your Committee amended Bill No. 185 by leaving the existing zoning in place and amended the metes and bounds to switch the RM -4 zoned area with a RS -7.5 zoned area within the mauka portion of the subject property, as proposed by the landowners. Other amendments to the conditions included: 1. Deletion .of Conditions A, B, and C relating to incremental zoning and adding new language requiring final subdivision approval to be secured within five years from the effective date of the ordinance. Also requiring a master plan of the proposed development with subdivision plans. 2. Adding a new condition requiring the applicant to prepare an overall roadway circulation plan for the entire development of the subject property for review and approval by the director in consultation with the chief engineer. Also any access shall meet with the approval of the Department of Public Works. 3. Rewording Condition D relating to the eight acre park by requiring the 4 acres of land for a public recreational park for active recreational uses which shall be dedicated to the County of Hawaii. Improvements shall include grading and grassing, fencing and parking. Also requiring 4 additional acres of land for recreational parks within the subject property for passive recreational uses. PC REPORT NO.: 122 � ) 7 PC -122 W1 Page 3 June 4, 1996 Deleting language in Condition F referencing the phased development. Deleting Condition G, H, and I. 6. Adding new condition on current standard language relating to historic sites and archaeological clearance. Adding new conditions on current standard condition on impact fee; extension of time and performance requirements; and any noncompliance will initiate rezoning of area to original or more appropriate designation. Your Committee requested that the Planning Director calculate the net changes for the new proposal of the development. Your Committee on Planning is in accord with the intent and purpose of Bill No. 185, Draft 2, and recommends that it pass first reading with the understanding that the bill will be held for its second and final consideration of the Council until the Planning Commission has had a chance to review it at their scheduled public hearing in August 1996. CES Respectfully submitted COMMITTE ON PLANNING TAKASHI D INGO, HAIRMAN PC REPORT NO. 122 ' ADOPTED: JUN .1 9 1996 """ AYES NOES A&E EX DOMINGO X DELIMA X ARAKAKI X SMITH X CHILDS X RATH X iBONK-ABRAMSON E.O.M. i X Respectfully submitted COMMITTE ON PLANNING TAKASHI D INGO, HAIRMAN PC REPORT NO. 122 ' ADOPTED: JUN .1 9 1996 """