REP PC 166 11/17/1998 1996-1998 - Laserfiche WebLink

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PC-166 November 17, 1998 The Kona Regional Plan recogiizes the Kaupulehu area as a resort destination area. The Plan recommends that this area be allowed to develop on an incremental basis as the demand warrants. The project district (PD) zone is intended to provide for a flexible and creative planning approach rather than specific land use zone designations, for quality developments. It will also allow for flexibility in location of specific uses and mixes of structural alternatives. The planning approach would establish a continuity in land uses and designs while providing for a comprehensive network of infrastructural facilities and systems. A variety of uses as well as open space, parks, and other project uses are intended to be in accord with each individual project district objective. A project district may be established as an amendment to the Zoning Code whenever the public necessity, convenience and the general welfare require that a comprehensive planning approach for an area should be adopted in order to establish a continuity in land uses and designs while providing a comprehensive network of infrastructural facilities and systems. In addition, a project district may only be established if the proposed district: l . is consistent with the intent and purpose of this chapter and the County general plan; and 2. will not result in a substantial adverse impact upon Uie surrounding area, community or region. The minimum land area required for a project district is fifty acres. Any uses permitted either directly or conditionally in the RS, RD, RM, RCX, CN, CG, CV or V districts shall be permitted in a project district; provided that each of the proposed uses and the overall densities for residential and hotel uses shall be contained in a master plan for the project district and in the project district enabling ordinance. The project area is a vacant expanse of a'a and pahoehoe lava flows, which is generally flat and rises gently from sea level to an elevation of approximately 220 feet at Queen Kaahumanu Highway. Existing uses include a driveway access to the Kona Village Resort and a water tank at the 120-foot elevation which serves the Kona Village Resort. The project area is located immediately adjacent to the Kona Village and the Four Seasons - Hualalai Resort areas. The a~a flow, a branch of the 1800-1801 historic Kaupulehu Lava Flow that extends through the center of the project azea and rises 10 to 20 feet above the older pahoehoe lava flows on either side of it, covers the western half of the project area"s shoreline and creates a relatively steep and rocky coast. The eastern half of the shoreline is a tidal pool shelf consisting of a broad expanse strewn with a'a clickers and coral rubble, which is covered with up to 5 inches of sand in some areas. The Soil Survey Report, published by the Soil Conservation Service, classifies soils located within the project site as A'a and Pahoehoe Lava Flows, Rock Land and Beach Areas. Rock Land is a miscellaneous land type which consists of pahoehoe lava bedrock covered in places with a thin layer of transported soil. The Land Study Bureau's Detailed Land Classification System classifies soils within the project area having an overall master productivity rating for agricultural use of "E" or "Very Poor". The project area is not classified by the State Department of Agriculture's Agricultural Lands of Importance to Hawaii (ALISII) Map. Page 4