COM 1077.000 2018-2020 - Laserfiche WebLink

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Aaron S.Y. Chung, Council Chair and Members of the County Council County of Hawaii Page 6 incorporating a transit center on the subject commercially zoned property, providing roadway connectivity, providing housing, addressing drainage and providing goods and services to the proposed and immediately surrounding communities. Since the adoption of the CDP, single -district zoning (e.g. RM/CN) is not appropriate for development within a TOD. The CDP identifies the Project District zoning district as the mechanism to achieve the mix of land uses and required densities to support a Transit Oriented Development. Thus, retaining the existing zoning will not allow the integrated approach required to develop the compact, walkable, mixed-use village -style development recommended by the CDP for neighborhood village TODs. The recommended use of the Project District application process and development of an associated conceptual master plan in accordance with the Village Design Guidelines is the only way to fully achieve with the preferred development pattern of the Kahului- Puapua`a Village TOD articulated in the CDP. The applicant also stated that conditions of approval of the requested rezone amendment ordinance could further implement the TOD concept. First, the applicant suggested a condition of approval could designate the project area as a "Neighborhood TOD" site, which would act as a policy statement guiding the development of adjacent parcels should they ever request an entitlement change. A second condition of approval would require plans for Plan Approval to comply with the Village Design Guidelines articulated in the CDP. According to the applicant, these proposed conditions would allow the Planning Department to guide the gradual development of the TOD with multiple owners, without the need of a master developer or master plan. The Director feels that the CDP has already identified the property and surrounding areas as a Neighborhood TOD, so this does not need to be done through conditions of approval of individual rezone ordinances. Furthermore, this scheme would unnecessarily create a new development process through separate zoning ordinances, when a more appropriate, community -vetted, comprehensive master planning process has already been established in the CDP for development within a TOD. Additionally, the proposed process would shift the burden to the County to act as a de facto project manager for development across multiple parcels by having to monitor implementation conditions of multiple rezone ordinances rather than one Project District ordinance and associated master plan as recommended by the CDP. Furthermore, the existing CN -20 zoning limits density to 1,250 square -feet per residential unit and to 20,000 square feet per building site for commercial uses. Therefore, the mixed -uses and densities recommended for TOD cores cannot be established under the current zoning.