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Home My WebLink AboutRES 405 Draft 01 2008-2010 COUNTY OF HAWAI'I STATE OF HAWAI'I RESOLUTION NO. 405 10 RESOLUTION AUTHORIZING THE EXEMPTION OF CERTAIN HAWAII COUNTY CODE REQUIREMENTS, PURSUANT TO SECTION 201H -38 OF THE HAWAII REVISED STATUTES FOR THE PROPOSED KAMAKANA VILLAGES AT KEAHUOLU MASTER - PLANNED MIXED -USE AFFORDABLE HOUSING PROJECT. WHEREAS, the Forest City Hawaii Kona, LLC ( "Forest City "), in collaboration with the Hawai'i Housing Finance and Development Corporation, a public body and body corporate and politic of the State of Hawaii ( "HHFDC "), has been working to develop a master - planned mixed - use affordable housing project, to be known as Kamakana Villages at Keahuolii ( "Kamakana Villages ") on approximately 272.063 acres of land at Keahuolu, North Kona, Hawai'i, identified by TMK Nos: (3) 7 -4 -021: 020, 024, 025, 026, 027; and WHEREAS, the Office of Housing and Community Development ( "OHCD ") has been working in consultation with Forest City and HHFDC to develop Kamakana Villages; and WHEREAS, the County, Forest City and HHFDC mutually support development of a master - planned mixed -use affordable housing project with a maximum of 2,330 residential units, of which 1,169 residential units shall be affordable housing units, meaning units that are offered for rent or sale at cost levels that are affordable to qualified residents whose incomes do not exceed one hundred forty percent (140 %) of the median family income in the County of Hawaii; and WHEREAS, the OHCD has determined that Forest City is an acceptable and eligible developer in satisfaction of the requirements of Chapter 201H of the Hawai'i Revised Statutes; and WHEREAS, OHCD is providing certification to the State Land Use Commission that Kamakana Villages constitutes an eligible 201H -38, Hawai'i Revised Statutes ( "HRS "), affordable housing project; and WHEREAS, Forest City and HHFDC have entered into a development agreement governing the development of Kamakana Villages; and WHEREAS, Forest City may be applying for the use of State and Federal low income housing tax credits program funds; and WHEREAS, Sections 201H -38 and 201H -44, HRS, allow affordable housing projects, including commercial and industrial properties developed in connection with dwelling units, to be exempt from all statutes, ordinances, charter provisions and rules of any government agency relating to planning, zoning, construction standards for subdivisions, development and improvement of land, and the construction of dwelling units thereon, provided the County Council approves the project; and 2019hmko WHEREAS, Section 46 -15.1, HRS, grants to the County the same powers subject to applicable limitations as those granted to HHFDC under HRS Chapter 201H; and WHEREAS, Kamakana Villages will promote the goals contained in Sections 201H -38 and 201H -44, HRS, and in Chapter 2, Article 13, of the Hawai'i County Code; and WHEREAS, the County Council is empowered to and authorized to approve Kamakana Villages, to include exemptions from all statutes, ordinances, charter provisions, and rules of any government agency relating to planning, zoning, construction standards for subdivisions, development and improvement of land, and the construction of dwelling units thereon pursuant to Sections 46 -15.1, 201H -38 and 201H -44, HRS, and Hawaii County Code Section 11 -16; and WHEREAS, the County Council has reviewed the preliminary plans and specifications for Kamakana Villages (Plans & Figures), submitted to the Council by OHCD and attached hereto as Exhibit A, and the exemptions attached hereto as Exhibit B; and WHEREAS, the granting of the exemptions is necessary for the timely and successful implementation of Kamakana Villages; and WHEREAS, the exemptions for Kamakana Villages described herein meet the minimum requirements of health and safety. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII, that it approves Kamakana Villages, which approval includes the preliminary plans and specifications as set forth in Exhibit A, and the exemptions from certain requirements for Kamakana Villages, as set forth in Exhibit B; and BE IT FURTHER RESOLVED, that pursuant to provisions of Section 201H-38(a)(3)(C), HRS, in consultation with OHCD, that the Planning Director of the County of Hawai'i and /or its duly authorized representative shall be the responsible County official who shall certify maps and plans of lands connected with Kamakana Villages as having complied with applicable laws and ordinances relating to the zoning, consolidation and subdivision of lands, and the maps and plans shall be accepted for registration or recordation by the land court and registrar; and BE IT FURTHER RESOLVED, that the Planning Director of the County of Hawaii and /or its duly authorized representative is hereby authorized to execute other documents required to develop Kamakana Villages; and BE IT FURTHER RESOLVED, that as used in this Resolution, references to specific statutes, ordinances or regulations shall be deemed to include any respective successor statutes, ordinances or regulations; and BE IT FURTHER RESOLVED, that this Resolution shall be void unless substantial construction, meaning the actual start of construction of infrastructure under a bona fide contract, or multiple contracts, totaling not less than five million dollars ($5,000,000.00), of Kamakana Villages has commenced within five (5) years from the approval of this Resolution; and BE IT FURTHER RESOLVED, that the exemptions granted for Kamakana Villages are not transferable to any other real property; and BE IT FURTHER RESOLVED, that the final plans and specifications for Kamakana Villages shall be deemed approved if those plans and specifications do not substantially deviate from the preliminary plans and specifications submitted to the County Council as Exhibit A; provided that modifications to the design, character or specifications of the site plans, buildings or landscaping may be approved by the Planning Director, in consultation with OHCD, if such modifications are consistent with the prevailing neighborhood character and do not substantially deviate from the preliminary plans and specifications; and BE IT FURTHER RESOLVED, that no action shall be prosecuted or maintained against the County of Hawaii, its officials, or employees by Forest City on account of actions taken by them in reviewing, approving, modifying, or disapproving the plans and specifications for Kamakana Villages; and BE IT FURTHER RESOLVED, that a copy of this Resolution be transmitted to Forest City, HHFDC, OHCD and the Planning Director of the County of Hawai'i; and BE IT FURTHER RESOLVED, that this Resolution shall take effect immediately. Dated at , Hawai'i, this day of , 2010. TRODUCED BY: =14 esr COUNCIL E BER, CO. • OF H'WAII COUNTY COUNCIL ROLL CALL VOTE County of Hawai'i - Hilo, Hawaii AYES NOES ABS EX ENRIQUES I hereby certify that the foregoing RESOLUTION was by FORD the vote indicated to the right hereof adopted by the GREENWELL COUNCIL of the County of Hawai'i on • HOFFMANN ATTEST: IKEDA NAEOLE ONISHI YAGONG YOSHIMOTO Reference 977 /CHA - 10/5/10 405 1. U COUNTY CLERK CHAIRPERSON & PRESIDING OFFICER RESOLUTION NO. Ai at 7 <ea 6 "° 1 " 7<arilakana j TMK (3) 7-4-021:020 Keahuolu, North Kona, Hawal . , • Ali .1' ^ ' - 44, ' ' 4 , 4-:". " T; ! 1 13; 41 / 2 '-'" 1-4; . • , Pr\ •, ; 4 4 0 - NT: 00 4 , , Neve , 14 4: ,„ • 4 „ Plans & Figures Applicant: Forest City Hawaii Kona, LLC Hawaii Housing Finance and Development Corporation Prepared By: 0 GROUP 70 NT! RNAT ONA! 0 January 2010 EXHIBIT A KAMAKANA VILLAGES AT KEAHUOLU Plans & Figures TABLE OF CONTENTS 1. CONCEPT PLANS Concept Illustrative Plan la Concept Plan lb Phase Plan lc 2. PRODUCT TYPES & RENDERINGS Mixed -Use Center Along Main Boulevard Rendering 2a Mixed -Use Plan and Elevation 2b Courtyard Rentals Plan and Elevation 2c Rowhouse Rendering 2d Rowhouses Plan and Elevation 2e Multi- Family 3 -Plex Plan and Elevation 2f Multi - Family 4 -Plex Plan and Elevation 2g Green Court Duplex Plan and Elevation 2h Duplex (Greenway Duplex) Plan and Elevation 2i Green Court Homes Plan and Elevation 2j Greenway Rendering 2k Greenway Homes Plan and Elevation 21 Small Lot Alley Loaded Plan and Elevation 2m Small Lot Front Loaded Plan and Elevation 2n Large Lot Alley Loaded Single -Story Plan and Elevation 2o Large Lot Alley Loaded Two -Story Plan and Elevation 2p Large Lot Front Loaded Plan and Elevation 2q 3. PARKS AND LANDSCAPING Parks and Open Space Plan 3a Landscape Plants 3b 4. STREETS Street Section Key Plan 4a SMARTCODE: Thoroughfare Standards 4b Thoroughfare Standards: AV -94 -46 4c Thoroughfare Standards: CS -82 -46 4d Thoroughfare Standards: AV -80 -42 4e Thoroughfare Standards: AV -68 -46 4f Thoroughfare Standards: AV -61 -34 4g Thoroughfare Standards: ST -52 -30 4h Thoroughfare Standards: ST -41 -30 4i Thoroughfare Standards: ST -37 -26 4j Thoroughfare Standards: ST -35 -24 4k Thoroughfare Standards: RL -20 -16 41 5. KONA CDP VILLAGE DESIGN GUIDELINES SMARTCODE: Transect Zone Allocation 5a SMARTCODE: Gross Equivalent Densities 5b SMARTCODE: Civic Zones 5c SMARTCODE: Playgrounds 5d Village Design Guidelines — Deviation Summary 5e 1. CONCEPT PLANS —\ I _ g � _- � A 1 • o r. ` gyp south sr. 14.1 / — �tt"ss ' �� F / . \ ✓'. �s _.. 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I —. i g D V) 3 � N O m m n n • n a 3 z 4:: :it; 3 q - 1:. 0 0 • nD N ° N n ¢ ¢ f. �p D _ m N N n �n a w 7, ^ 0 C ,4 w N w w y \ I O V n O �, m , \�, , _ — --- -' R. o m D �n ry n n ¢ ¢ ¢ p Q /� -.- ' .� • 2E D O E /, o c a a c u° x rn ; a a • 13 a n A A a aoo ao t� ` n n a n ¢ 1 1 \ N N • /C/ \ \ q Z 7 w �` 1 w --..-... I \ Z �- _� 1 : \ rn 1 1 1 \. • I I _( \ (------ Ii / i i'mh j I j i I I 1 / i - I1 - 1 1 • I 1 % i i II 7 II 11 i 1 I ,, f I I' • 1 II I I �\ II N II I �\ ° I i �\ I i \\ \ \ I I % f '. f ,- 1 • d 1 \46...°\41 lI j <a ao I W -, 0 E.. N o F n R 1 L i d I i ; a 1 �� 1 � i _ L i .~gyp z p D 3 3 D Z O n a 2 < — m � ,o £ E n o ^ n D \ 1 D D O Fm 1 0 r — v f -< ■ �_ _ G) —\ \. i \ / 0 ,\ i C 1 I I \ Z \ '� j ! / ` ` \, \ / S N N \ r .I ; \\ \ .• -- \ I '' f i /7 \ \ / 1 / �\ / / �i \ \ \ � I I 1 . 1 . \ �`` / \ / ` \ ill - , ' 1 \ 1 ,/,,,K ,,,,, , f II I k 1 \ I g '1 I --- \ II I \ '\ f 1 i V 1 --- 1- --- — ..-- 7 \ \ it )//- y � I .% . '` k ` v v v f \I U T, 3 0= 1 *V� A 1 ■ I 1 1 = -,..4 .2 'E it ,---.. \ I ( 4 / ---- --- , SW " : ) • u ° o' 1 I '----- i''� / } m < n I / 4 ° w in / n I I t /' I l 1 I, - -7 I 1 1 ' a a KAMAKANA VILLAGES VILLAGE DESIGN GUIDELINES — DEVIATION SUMMARY Dated November 19, 2009 Prepared by Calthorpe Associates (for Forest City Hawaii Kona, LLC) Through preliminary review of the Kamakana Villages Plan against the Kona Village Design Guidelines' (VDG), it has been determined that the plan conforms to all guidance set forth in the VDG, except as indicated below: I. General Standards Block Size and Placement Requirements [Compliance with Maximum Block Size requirements as set forth in Table 11c.] [Compliance with Elementary School Lot Size requirements as set forth in Section 3.4.3b.] • School blocks exceed the 2400 feet maximum (per Section 3.6.1e). • The elementary school sites will be sized through negotiation with DOE. • Playing fields will be sited within the pedestrian shed. Required % of Lots Enfronting Thoroughfares [Compliance with Required % of Lots Enfronting Thoroughfare as set forth in Section 3.6.1g.] • Up to 25% of lots in a T4 zone may enfront a thoroughfare. Density Requirements [Compliance with Density requirements as set forth in Section 3.7.] [Compliance with Residential Density Maximums as set forth in Table 11b.] • Densities are expected to reach 31 -32 units / ac. gross in T5 zones. II. Street Standards Transportation Corridor Standards [Compliance with Public Frontage Type standards as set forth in Tables 3A -B.] [Compliance with Transportation Corridor standards as set forth in Table 11d.] • Planter widths range from 6 -12 feet in T4 zones. • Rear Lanes may be utilized in T5 zones. • Bicycle Lane may be utilized in T5 zones where necessary to meet fire -lane standards. Kona Village Design Guidelines : Deviation Summary 1 5e III. Building Standards Lot Occupation [Compliance with Lot Occupation standards as set forth in Table 11f.] • Lot widths in a T4 zone may range from 15 feet to 96 feet. • Lot widths in a T5 zone may range from 15 feet to 180 feet. • Special considerations may be necessary to allow lot width maximums to be exceeded in T4 and T5 zones. Setbacks — Principal Building [Compliance with Lot Occupation standards as set forth in Table 11g.] • Minimum front setback (secondary) may be reduced to 5 feet in a T4 zones. Building Disposition [Compliance with Building Disposition standards as set forth in Table 11i.] • Courtyard typologies may be permitted in T4 zones. Private Frontages [Compliance with Private Frontage standards as set forth in Table 11j.] • Lanai & Fences may be used in T5 zones. • Minimum lanai depth may be reduced to 6 feet. This analysis was completed using the Kona Community Development Plan's VDG, approved and adopted on September 25 2008. The analysis occurred simultaneously with the "calibration" processes, led by Placemakers in October /November of 2009. Because of the nature of the calibration process, the Kamakana Villages analysis was based on the pre - calibrated VDG text and exhibits, as well as an interim version of the calibrated Table 11, provided by Placemakers. Kona Village Design Guidelines : Deviation Summary 2 c av o a) 9 T a) � so, °A w n et o. cd o T.) o n y o, a) " - a -o ° N N o _, v, p. a) L o U U 5 .J 0 O 3 . Rs c+d t : c 0 y 0 oy w o _ o en'v r; s v ) o o , - y • o 9 - o -a , i -- v o . . C O .� O 0 C t-. ' 7 > 0. 0 C70 7 — tA C N 4) 0. �' c 0. v cd�� 9 U , ° a N ti O Q . a) O N ,.. 0) v , cd c,., .Y C a)a > 15 ' N >O > - 4 O O os - E sO 'b 6.) O 0 r- - 0 - o R N 'D 30 ° 3 w ' 0 • > ca . 7 0 0 �-' . cC O v a) 0. N ' y . Q. N v 0 y 0 4-, . ., a) O O 'y U al ,., 0 U a - O vi 4. U u, «� O a) _.. a, c, CU rn N 0 - O in �, 'O , 0 L a) 0 c O , C g cy 4, ti U 'D O b U a) a) v 0 0. 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YES' u 13 V 'g = C U ; , i. 9 -6) Q n . ° o r _ b N W 0 V C O .'. b p 'tJ' '� ' U U U C N cd ?, 0 a ' C'O E. E, U 8 a O � t. 0 , =.5. p i C b C .L U O 5 'd O U 'n O U O '1" q o c0 O b Q w'b „.973,r,=-,-0.20, O . p.° g C, U �ia c� r y U U O U O i V, E t .- 7 O [--.5 r u co r.Y 173 , U N L .a 4 o w. U .N G V tr U . C.g 0. O v, E ' t' -l€= " :d ,, ',p y V �' _ ❑ P V F V g<0 V OUw O C 'b . 0 O .d y 7 E° j • V' ' 3 V V N cc N ^ U i.,0 '._. V 00 ,ac c ° � 2 gV �,o°'b a=5 c 0 - ' cp 28 '` U u � o cU i "8 0 C.),=-'-'2 U „b o.' G o u a Q _o wU - 00�,�..w.�p«. N 7 x e , o N 33 3o 3o 3o Exhibit B to County of Hawaii Resolution No. (the "Keahuolu 201H Resolution ") HRS § 201H Exemptions Kamakana Villages at Keahuolu TMK Nos. (3) 7 -4 -021: 020, 024, 025, 026, 027 ( 89 Hawaii County Code Sec. 25 -5 -77 (Other Regulations) (a) M ans legal building site in the A district has an area of less than five acres, then the yard. minimum m building site average width and height requirements for the building site shall be the same as the yard and height requirements in the FA district. (b) One single - family dwelling or one farm dwelling shall be permitted on any building site in the A district. A farm dwelling is a single-family dwelling that is located on or used in connection w ith a farm or if the agricultural activity provides income to the family occupying the dwelling. (c) Additional farm dwellings may be permitted in the A district only upon the following conditions: (b) A farm dwelling agreement for each additional farm dwelling, on a form prepared by the director, shall be executed between the owner of the building site. any lessee having a lease on the building site with a term exceeding one year from the date of the farm dwelling agreement, and the County. The agreement shall require the dwelling to be used for farm- related purposes. (2) The applicant shall submit an agricultural development and use program, farm plan or other evidence of the applicant's continual agricultural productivity or farming operation within the County to the director. Such plan shall also show how the fans dwelling will be utilized for farm-related purposes. (d) An ohana dwelling may be located on any building site in the A district as permitted wider article 6. division 3 of this chapter. (e) Exceptions to the regulations for the A district regarding heights, building site areas. building site average widths and yards. may be approved by the director within a planned unit development. ( Planning Department Rule 17 (Landscaping Requirements) 90 Planning Dept Rule 17 A minimum of 5% of am building site used for residential purposes shall have landscaping; open space shall ( include interior courtyards, paved walkways and other landscaping areas not visible from the perimeter of the lot. All landscaping requirements shall be pursuant to the plans prepared by the Project architect in consultation with the Planning Director. HAWAII COUNTY CODE STANDARD i HRS 201H EXEMPTION Chapter 26, HCC, Fire 91 Hawaii County Code Sec. 26 - 17 (License fees) The Project shall be exempt from the payment of licensing fees under Section 26 -17. E I Page 31 of 31 4817- 1087.55 062918 -00001