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O5i08%0a T?E 07: d5 FAT 808 X77 1~&8 Clllage Properties, IVC. f~00a County of Hawaii Platuting Comtrtittee May 6, 2003 Page 2 The proposed re-zoning of this 5 acre parcel requires serious review of several key areas which we feel have not been considered by this application. 1. Spot Zoning: Designating this pazcel for commercial use would constitute spot zoning, This parcel is totally isolated from Kealakekua town. Good planning starts with well conceived ]and use plans that address how a proposed use will fit into the community. This involves consideration such as transportation impact (How does the increased traffic impact the highway, what type of traffic related offsitc improvements aze required i,e., ingress/egress off of Mamalahoa Highway, eteJ offsite ittfrastructure(such as drainage, sewer, water, fire, police, emergency, etc.), market demand, enviromnartal impact(such as noise, traffic, air pollution, etc.). If this Council needs an example of what can happen when spot zoning is adopted without rcgazd to good planning a visit to 1Cihei, Maui will provide an eye opener. 2. Density Impact: A Villagt Commercial designation will allow the site to be developed with a retail project of at least 40,000 square feet of gross leasable area and some 24 residential units. This would be a major development and it could have a serious impact on traffic, infrastructure, envirotunental concerns, and commwnity aesthetics. This application is totally devoid of any evaluation of how these concerns would itnpaet on the surrounding community. 3. Market Demand: What marketing information has the developer presented to justify this zoning change? The County just granted Village Commercial to a seven acre property less than 500 feet to the north of the subjat property. To date we are not aware of any development scheduled for this property. Where is the con'esponding rosidentiai growth that will . ~pport this increased density? Hokulia will provide 750 new residential homes, but these are prhnarily second homes with absentee owners. Before a major up zoning is granted the applicant should justify it with a supporting mazket study which considers existing inventory, vacancies, annual absorption rates, mazket interest, etc. 4. Traffic Stndy: The location of this property on the comer of a major intersection which accesses the community's middle and high school complexes demands that a comprehensive traffic . fix. Gm 'X~!~,1,e ~v~cla, ~~P~969Y>