COM 1078.000 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 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 RM -2.5 zoning limits density to 2,500 square -feet per residential unit and excludes commercial uses. Therefore, the mixed -uses and densities recommended for TOD cores cannot be established under the current zoning. Finally, the applicant indicated that the requirement of a Project District is unworkable as the combined size of parcels making up the project area is approximately 29.85 acres (14.872 acres for Suffolk Investments, LLC and 14.973 acres for Pua`a Development, LLC respectively), which is less than the minimum 50 acres required by code for a Project District. Based on a review of County Real Property Tax (RPT) and State Department of Commerce and Consumer Affairs (DCCA) records, the subject 14.872 -acre property is owned by Suffolk Investments, LLC. Pua`a Development, LLC is the only listed managing member of Suffolk Investment, LLC. Pua`a Development, LLC also owns all