COM 0973.002 2020-2022 - Laserfiche WebLink

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l I i i town, such as the various phases associated with the Frank Texe ra subdivisions, created in the ntiel-19',0s to early 1960s, located to the south of tite Project Site along the east (Hilo) side of Pakalana Street. These subdivisions consist of sin-le-farnilv residential lots ran-in, in size from 10,000 to almost 30,000 square feet along local roadways with 10-foot-wide. grass-sltotfidered roadways (Kaman], Ohai and Kon Streets). The proposed PUD layout e:ontplenteftts the character of these surrounding subdivisions with similar layout and lot sizes, while allowinu for creatine sways to accommodate topographical and physical constraints of the subject properties while ntaxitnizing usable land area. including increasing the road right-of-wvay to 40 feet (instead of 30 within the surrounding neighborhoods) to allow for more shoulder area for neighborhood-scale landscaping. Additionally, its each Subdivision road will not be a through-road, the applicant is proposing an alternative, modified hammerhead tuns-around concept in lieu of a more traditional, 90-foot-wide circular cul-de-sac design. This will reduce the land area necessary for vehicle turn- around in the subdivisions and allow= a location (including parking) for tite Clustered mail facilities required in new subdivisions by the US Postal Service. As represented by the applicant, these internal roadways will remain in private ownership and be maintained by the lot/homeowners. The preceding will be added as a condition of approval. The PUD Master Plan also showvs a rninintum 10-foot-wide pedestrian access pathway corridor, consisting of approximately 4-foot-wide pavement., connectin=g the end of each ctfl-de- sac to Lehua Street meant to allow pedestrian access to the Honoka`a park complex makai of the subject parcels, These pathways are intended to be incorporated into an easement, with their maintenance responsibilities fallinu with a homeowner's association. The proposed exceptions to allow- the modified hammerhead tuna-around, reduced roadway turn radii and roadwav `.trades bet and current allowable standards ( up to 0% grrade for short sections of roadway) should be reviewed by the Fire Department to ensure public safety and compliance with the County's Fire Code,. however, the fire department does not typicaliy review roadway construction plans. Based on the preceding, a condition of approval will require construction plans to be submitted to the Fire Department for review prior to issuance of Final Subdivision Approval. . Finally, the current RS-10 zoning would allow a mathematical density of 60 lots over the two subject parcels, however. if tite concurrent downzone request to RS-15 is successful, this would reduce the allowable density to 40 lots, which is consistent with the proposed 40-lot PUD. The development of a harmonious, integrated whole justifies exceptions, if required, to the normal requirements of Chapter 23 and Chal)ter 25, HawaN County Code 1933 (2016 Edition, as amended), and the contemplated arrangements or use make it desirable to apple regulations and requirements differing from those ordinarily applicable under the district regulations. If applied as written. standards included in the Zoning and Subdivision Codes would unlit the number of lots and their usability in an area where both the General flan and RCDP call for focusing., residential development and atowtlt in Honoka'a, close to existitlg public facilities and places of employ=ment. Additionally, given the topographical and physical constraints of the subject properties, all of the requested exceptions were carefully' considered to enhance lot design and maximize the property's features to be complementary to existing surrounding land uses,. including similarly designed, residential subdivisions in the immediate vicinity. -6-