COM 0560.032 2002-2004 - Laserfiche WebLink

Home

10/18/2004 To: HA\1JAII COUNTY COUNCIL MEMBERS Re: UNIVERSITY TERRACE -PROJECT DISTRICT ZONING My family and I ask you to reject BVestern Life Assurance's request that it be granted Project District zoning for its University Terrace development. The developer already has zoning that allows for considerable development and can come to the Council for changes if it feels, for example, that it would like a few more acres of commercial space, or additional acres for smaller single-family residential use. ~1Je are not against responsible development in which the interests of both the developer and the community are adequately recognized. The University Terrace development, however, fails several important tests in this regard: 1. The Common Sense Test: multi-story apartment buildings, 35 acres of commercial development, hundreds of single and multi-family residential units, and "transient housing" (hotel?) placed squarely in the middle of an already established neighborhood that has limited resources and infrastructure. Permitting the negative impacts that a development of this size, scale and duration will have on drainage, traffic, schools, established businesses and medical facilities, and the neighboring residential areas quality of life and property values defies common sense. 2. The Good Neighbor Test: a "good neighbor" would be concerned about whether his plans might have a negative impact on his neighbors and the larger community. Again, given the size, scale and duration of this development, would a "good neighbor" ask for Project District zoning which effectively gives it permission to do whatever it wants, wherever it wants, whenever it wants? Or is the Project District zoning simply a way for the developer to maximize the return on its investment regardless of the long-term consequences to its neighbors and the broader community? 3. The Leal Test: Sections 25-6-41 and 25-6-45 of Division 4 (Project Districts) of the Hawaii County Code reinforce the idea that Project District zoning is really intended for pioneer developments, such as resorts, in little, or undeveloped areas. For example, Section 25-6-41 says that Project District zoning may be established only if the proposed district: "Will not result in a substantial adverse impact upon the surrounding area, community, or region". And Section 25-6-45 says that the Council may impose conditions on the use of the property subject to the Project District, provided the Council finds that the conditions are: "Necessary to prevent circumstances which may be adverse ~~m~a t Rif. T®a Ref. v ~