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Honorable James Y. Arakaki, Chairman <br />and Members of the County Council <br />Page 2 <br />The Urban boundary request also conforms to the General Plan Land Use <br />Pattern Allocation Guide (LUPAG) Map which designates this area as Medium <br />Density. The Median Density classification allows for village and neighborhood <br />commercial, residential and related functions (3 -story commercial, residential up to 35 <br />units per acre). This request is to allow an urban development, a planned Assisted <br />Living Facility of 129 units. The LUPAG Map component of the General Plan is a <br />representation of the document's goals, policies, standards and courses of action. It is <br />also a graphic depiction of the physical relationship between the various land uses. The <br />LUPAG Map establishes the basic urban and non -urban form for areas within the <br />County. The area under consideration is consistent with the urban form established for <br />this section of the North Kona District as depicted on the LUPAG Map. <br />The Kona Regional Plan, adopted by the Planning Commission in 1984, <br />recommends the area for residential 10 units per acre. The applicant's proposal is an <br />assisted living facility. The proposed development would not impact the immediate <br />adjacent properties as lands are a mix of multi -family residential (RM -1 and RM -4) and <br />(RD -3.75), commercial, and residential designations. Across Hualalai Road is Hualalai <br />Center with medical services (Kaiser Permanente) and adjacent to this property are <br />other medical and commercial facilities that may provide support for the project. The <br />State Land Use designations for this area is Urban, other than a small portion of the <br />subject property that is the subject of this boundary amendment. The proposed <br />reclassification is for a similar urban land use designation. Thus, the requested <br />boundary amendment would be in the direction of fulfilling the low density range <br />plans, in this particular case. <br />The property is situated within close proximity to the employment center of <br />Kailua-Kona. The subject reclassification is for land adjacent to the major <br />urban/retail/employment centers of Kailua-Kona, and thereby conforms with the Land <br />Use Commission Rules which encourages urban developments in close proximity to <br />existing developments and in close proximity to existing services and facilities. <br />The property is or will be provided with all utilities and services which are <br />essential to accommodate urban development. Water service is available to the <br />property via connection to the County waterline from Hualalai Road. Access to the <br />property would be off of Hualalai Road. Electrical service is available to the property <br />from Hawaii Electric Light Co. Inc., and telephone service is available from GTE <br />Hawaiian Tel. <br />The property has no severe geological or topographical problems which cannot <br />be properly rectified or which would render the land unusable. The Flood Insurance <br />Rate Map (FIRM) designates more than half of the property in Zone "X," areas <br />determined to be outside the 500 year flood plain. The balance of the property is in <br />"shaded X," less than one foot of flooding during a 500 year flood. The subject <br />property is adjacent to the Keopu Flood Channel on the eastern and northern end <br />boundaries. There are no known drainage improvements on site. The project will be <br />developed in full compliance with the flood control measures. Any improvements to <br />the property must comply with Chapter 27 of the County Code relating to Flood <br />Hazard Control. Thus, the reclassification does meet with the standard which states <br />that the lands included within the Urban District "... shall be those with satisfactory <br />