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HomeMy WebLinkAbout2014-10-02 Hearing Transcript-Ronald Quade SPP 14-168 WINDWARD PLANNING COMMISSION COUNTY OF HAWAI‘I HEARING TRANSCRIPT OCTOBER 2, 2014 RONALD B. QUADE, D.D.S. A regularly advertised hearing on the application of (SPP 14-168) was called to order at 9:20 a.m. in the County of Hawai‘i Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai‘i with Chairman Myles Miyasato presiding. COMMISSIONERS PRESENT: Myles Miyasato, Charles Heaukulani, Gregory Henkel, Donald Ikeda, Raylene Moses, and Stephen Ono. ALSO PRESENT: Duane Kanuha (Planning Director), Margaret Masunaga (Deputy Corporation Counsel for the Windward Planning Commission), Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Maija Jackson (Staff Planner), Christian Kay (Staff Planner), and Sarah Hata-Finley (Commission Secretary). And approximately 2 people from the public in attendance. APPLICANT: RONALD B. QUADE, D.D.S. (SPP 14-168) Application for a Special Permit to allow the establishment of a dental clinic within an existing 4-bedroom single family dwelling located on a 1.131-acre parcel situated within the State Land Use Agricultural District. The subject property is located along the west (mauka) side of the Volcano Highway (Hwy 11), 1/3-mile south of Mile Marker 19 in Mt. View, Puna, Hawai’i, TMK: 1-8-021: 029. MIYASATO: Next Applicant on the agenda is Ronald Quade. JACKSON: Good morning, Commissioners. MIYASATO/MOSES: Good morning. JACKSON: The next application on your agenda is a request for a Special Permit. The Applicant is Ronald Quade. He’s a dentist, D.D.S. The subject property is located in the Puna District near Glenwood, and you can see on the upper slide here the subject property is located in this area. You have Volcano Village about six miles away, and Mountain View Village about four miles away to the east. This is an aerial photo of the property. It’s triangular shaped. You can see there’s a single family dwelling located right next to the Volcano Highway which runs through the middle of the slide. And, the closest dwellings are about one thousand—one thousand, one thousand feet away, in this area, and over in this area. There is an unoccupied dwelling. I believe it’s not in very good shape. I don’t know that it’s livable, in this area here. And most of the surrounding properties are forest. 1 EXHIBIT B This is a location map showing the zoning. The property is zoned Agricultural – 1 acre which is shown in the dark green. These strips along the highway are forest reserve areas. They are owned by the State of Hawai‛i and are meant to be forested properties to create a corridor along the highway to visually screen motorists from other land uses to the makai and mauka areas. This—this subdivision over here is called the Orchid Isle Subdivision, Orchid Isle Estates. It’s comprised of about 800 lots, and again, you can see the State Land Use area, State Land Use District for the area is Agriculture, which is shown in the light green, and then you have the Conservation strips along the highway. The General Plan designation for the property is Rural. This allows for residential, rural residential, as well as convenience commercial uses. And the property is located, as I said, about six miles from Volcano Village, and four miles from Mountain View. The Puna CDP as you know seeks to direct development to village centers rather than promoting scattered development throughout the district. There is also a proposed future neighborhood village center right near the general location of the property for Glenwood. That exact location for that neighborhood center hasn’t been established, but the intent is to allow convenience type commercial uses in that area as well once it’s established. So, the Applicant is proposing to establish a dental clinic and accessory uses on approximately one acre of land. He is--he intends to convert an existing 4-bedroom dwelling, which is about 1,100 square feet in size, to accommodate the dental clinic. There will be two operatories, a business office, a dental lab, a sterilizing room and an autoclaving and set-up area for the trays. He’s also providing a lunchroom for staff, which will consist of three employees. The clinic is initially going to operate two days a week from 8 to 5, and then he’d like to work up to five days a week in about 2 to 4 years. He anticipates approximately 8 to 10 clients per day will be cared for at the dental clinic, and he’s going to provide unpaved parking on the property. This is a plot plan showing the property. You can see Volcano Highway on the bottom of the slide. He does have Department of Transportation permitted access in this area here, and then you can see the existing single family dwelling in this location. This is a closer-up view of the Applicant’s site plan. Again, Volcano Highway on the bottom of the slide. The doctor’s proposing a 24-foot wide ingress and egress for two-way travel. And then a patient parking area along the east side of the property. You can see the dental clinic and staff parking in the back. And then this is a proposed floor plan. These are stairs up to the entrance. There’s a covered entry porch, and then a business reception area and then the two operatories on the east side of the house. There’s also an office, and then storage, kitchen, staff room, as well as the sterilizing and lab area in the back. This is a picture showing the existing dwelling. You can see the entry way here. The proposed parking area would be over on this side in this general location. And then you can see the existing driveway right about here. 2 EXHIBIT B This is a view of Volcano Highway looking toward Kea‛au. You can see there’s very good sight distance. The highway is very straight in this location. And also good sight distance looking in the other direction toward Volcano Village. There’s also 10-foot wide paved shoulders in this area. And then this is a view of the current landscaping. This is the Volcano Village side of the property. You can see the existing single family dwelling, and then the Kea‛au side of the property has some taller trees. The Planning Director’s recommending approval of the Special Permit for the reasons and with the conditions in our Recommendation Report. One thing we didn’t mention in the Recommendation Report, cause we weren’t aware of it at the time, was that there is that Neighborhood Village Center meant for the Glenwood area near the subject property. When staff created the Recommendation, they were only aware of the Mountain View and Volcano Village Centers, so we’d like to add that to the Recommendation Report. We have received three pieces of correspondence since you received your Recommendation and Background Report. We received a letter from the Department of Transportation dated th September 26. They are recommending that the driveway be paved from the existing edge of pavement up to the State right-of-way line, and this condition is addressed. We added Condition 8. Condition 8 says, “Access to the project site shall meet the requirements of the State Department of Transportation.” And, I have spoken with the Applicant, and he is agreeable to that. DOT also said that they are not allowing any parking on the shoulders of the highway. The Commission could add that as a condition if they’d like to, but there, you know, as you see, it’s a large property, and I’m sure the doctor can accommodate plenty of parking on-site. rd We also received a letter from the County Department of Public Works dated September 23, and their statements in their memo about development generated run-off is already included in your conditions as Condition 9. And then, lastly, we received a letter from one of the Applicant’s neighbors. This is from Priest of Bang San Ho Temple. This is the owner of the property located just to the east, and he wrote th a letter of support dated September 30. Are there any questions? MIYASATO: Commissioner Ono. ONO: Because it’s a two-story building, I’m not familiar with this, but is there a handicapped or disabled plan on this construction or remodeling? JACKSON: The handicapped parking space you mean? 3 EXHIBIT B ONO: No, no, the ability to go up—I don’t know the, where the actual dental work will be done whether it’s on the first floor or the second floor, but I’m being made aware that the disabled, you’ve got to— JACKSON: --right— ONO: accommodate the— JACKSON: --so the dental clinic is actually on the second floor. ONO: Okay. JACKSON: And, Dr. Quade would need to get what’s called a change of use Building Permit to change the dwelling into a dental clinic, and at that time, the Building Division would tell him whatever ADA requirements there are, and so he would have to make those changes to the structure to accommodate—okay? MIYASATO: Any other questions, Commissioners? Thank you. Will the Applicant or representative please come forward? Please raise your right hand. Do you swear or affirm to tell the truth on this matter now before the Hawai‛i County Planning Commission? QUADE: I do. MIYASATO: Please state your name and residence. QUADE: Ronald Quade, and I live in Mountain View. MIYASATO: Address? Do you have a physical address? QUADE: The address in Mountain View, 18—let’s see—18-4113 Hohiu Street. MIYASATO: Okay, do you have anything that you want to add to the presentation? QUADE: No, I think she did a great job. MIYASATO: Commissioners, you have any questions for the Applicant? If not, thank you. QUADE: Thank you. MIYASATO: Commissioners, any discussion on this application? If not, I’ll accept a motion. There’s no testifiers signed up. Okay, I’ll accept a motion. MOSES: I move that the application for Special Permit No. 14-000168 be approved based on the Planning Director’s Recommendation and proposed conditions. HENKEL: Second. 4 EXHIBIT B MIYASATO: Moved by Commissioner Moses, seconded by Commissioner Henkel. Any discussion on the motion? If not, you can call the roll. JACKSON: Thank you. Commissioner Moses? MOSES: Aye. JACKSON: Commissioner Henkel? HENKEL: Aye. JACKSON: Commissioner Heaukulani? HEAUKULANI: Aye. JACKSON: Commissioner Ikeda? IKEDA: Aye. JACKSON: Commissioner Ono? ONO: Aye. JACKSON: And Chair Miyasato. MIYASATO: Aye. JACKSON: Okay, the motion to approve passes six, zero. MIYASATO: You’ll be notified in writing. QUADE (from audience): Thank you very much. The discussion ended at 9:33 a.m. Respectfully submitted, Sarah Y. Hata-Finley, Secretary Windward Planning Commission 5 EXHIBIT B