COM 0560.008 2002-2004 - Laserfiche WebLink

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To: Hawaii County Council From: Emmeline de Pillis on behalf of concerned neighbors including Jim Anderson, Joseph Lopez, Sandy Anderson, Roailand Lopez, Jeremy Agag, Cheryl Reis, Leticia Agag, Walty Wilson, Melchor Agag, Francis Woo, Amy Mahealani Jones, Oiwi Parker Jones Date: Tuesday, May 4, 2004 Subject: Opposition to Western United Life Assurance Co. University Terrace rezoning As a Hilo resident, I appreciate the opportunity to share my concems about the proposed University Terrace development. The flooding issue, with the associated liability to Hawaii County taxpayers, is a compelling enough reason to slow down and proceed thoughtfully with this rezoning. If the safety and liability concems related to flooding can be resolved, we as a county still have a responsibility to monitor the development that takes place on this parcel. Don't fewer zoning restrictions make the aarcel more attractive to potential buyers? While less restricted zoning may allow WULA Co. to unload the parcel more easily, the County's primary responsibility is to the County residents, not to outside land speculators. In addition, the small business owners and potential residents who are the ultimate customers gain more benefit from carefully planned, strictly enforced zoning. Well-planned developments are desirable. A consistently enforced plan can lead to a thriving, functional development with useful services for the community and a net economic benefit for the County. Unfortunately, the predictable result of vague planning and weak enforcement will be a sprawling, half-developed, half-boarded-up, intermittently flooded eyesore hospitable to the kinds of activities that will require the attention of our already heavily burdened public services. Such an outcome will be a net drain on County resources. We can have beneficial development in East Hawaii: Thanks to decades of revitalization efforts across the United States, we now have a very good idea of what works. The following appear to be essential to the success of a mixed-use, high density development: • Major employers within easy walking distance of housing. (This is probably the most important predictor of success for amixed-use development). • A solid master plan that includes meaningful enforcement, preferably by city or county ordinance rather than by homeowner's association. 1. A master plan must include major tenant commitments before construction begins. 2. Planning and enforcement prevents inappropriate tenants or architectural eyesores. 3. Planning and enforcement allows small lot size /high density housing to function well, rather than sliding into slum status. • The supply of commercial and residential rental units available at any given time must be managed carefully to achieve affordability, and at the same time avoid a downward price spiral with attendant landlord neglect due to oversupply. • High density mixed use developments are usually in downtowns, not suburban greenfield developments. Suburbs do not possess the history and cachet that makes downtown spaces attractive to tenants. Preservation societies have shown little interest in revitalizing run-down suburbs. Once underway, deterioration accelerates, and area residents must live with the consequences. Suburban development draws business away from downtowns. Comm. No. S~Do Ref. To: ~Of° Ref. Uate 2~~4