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<br /> <br /> <br /> <br /> <br /> <br /> <br /> Standards <br /> (a) [Multiple Residential) Areas shall be located in such a <br /> manner that traffic generated by high density development will not <br /> be required to travel through areas of lesser density an route to <br /> principal community facilities. (reaffirmed in 2005) <br /> <br /> <br /> 4. As part of the 2005 General Plan ordinance, this Council also <br /> adopted the following course of action for housing in South Hilo: <br /> <br /> <br /> * encourage housing for University students, faculty and staff <br /> <br /> * replace or rehabilitate housing units <br /> * encourage housing projects for low and moderate income, "gap <br /> ' and the elderly <br /> <br /> * develop State lands for all socio-economic levels <br /> <br /> <br /> 5. In October 2006, the County's consultant on "affordable housing" <br /> <br /> (David Paul Rosen & Associates) filed his economic analysis of the County's <br /> housing ordinance, Chapter 11 of the County Code with the Planning <br /> <br /> Department, noting that: <br /> <br /> * the least costly option to develop owner units is to build "10 <br /> percent of units at 80 percent of median income" (4-member <br /> household earning $47,900 per year) 2 <br /> <br /> * density bonuses (10%) and minimum building area incentives <br /> under Chapter 11, County Code should be extended to developers <br /> <br /> * County should select the income levels it wants to target <br /> <br /> <br /> 6. There is no evidence to substantiate (a) the need for the project, <br /> <br /> (b) how the project can and will satisfy the County's housing policy (owner or <br /> <br /> <br /> 2 In other words, the 20 percent formula currently set forth in Chapter I I of the <br /> County Code is not economically efficient. <br /> <br /> <br /> <br /> 3 <br />