COM 0045.006 2010-2012 - Laserfiche WebLink

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The Honorable Dominic Yagong, Chairman and Members of the County Council Page 2 May 24, 2011 Furthermore, the term " Infill" is defined on page 7 -2 of the Kona CDP as "Land development within the general boundaries of existing urban /suburban areas that were previously left undeveloped." Not only is the Project located entirely within the General Plan LUPAG Urban Expansion area and the Kona Urban Area slated for development by the Kona CDP, it is also within close proximity to existing urban/suburban developments and projects. b. Transit Oriented Development ( "TOD ") /Transit Neighborhood Development ( "TND ") Village - The Project is located entirely outside of any TOD. The closest TOD to this area is the Kahului-Puapua'a Village Neighborhood anchored by the major transit corridor makai of Queen Ka`ahumanu Highway. The Project does not meet the minimum 20 acre land area requirement to qualify as a TND. There is no legal authority that would allow me to characterize this Project as being over 20 acres, as there is no common ownership of this parcel and any neighboring parcels. c. "Greenbelt" Concept - Greenbelts are a component of a TOD /TND. Under Policy LU- 2.2, a greenbelt should surround and define the outer edge of the secondary area surrounding a higher density urban core. As this Project is located entirely outside of any TOD and does not meet the minimum 20 acre land area to qualify for a TND, there is no greenbelt requirement. Nevertheless, the Project concept does incorporate undeveloped open areas comprised of a proposed drainage mitigation area along the Project's mauka boundary abutting Hienaloli and Hualalai Roads. d. "Greenfield" Concept - The Kona CDP's glossary definition of "greenfield" is "an area that is undeveloped or used for agriculture. Refers only to undeveloped open space within the Kona Urban Area between TODs, TNDs and infill ". While the Project is located entirely within the Kona Urban area of the Kona CDP, it qualifies as an infill development and is therefore, by definition, not a greenfield area. The Project is also consistent with the General Plan LUPAG Urban Expansion designation for urban development. e. The Project is consistent with the General Plan LUPAG Urban Expansion Area designation - On February 8, 2010, the Applicant requested an interpretation of the General Plan LUPAG designation for the Project. As noted in my February 25, 2010 response letter to the Applicant (attached) and according to the Kona CDP's official map metadata, the Kona Urban Area boundary line traces the LUPAG boundaries so that Urban designations (i.e. urban expansion area, low density urban, industrial) are within the Kona Urban Area and Rural designations (i.e. important agricultural land) are outside of the Kona Urban Area. Therefore, the Project is consistent with the General Plan LUPAG designation of Urban Expansion Area. f. The Project is consistent with the Kona CDP Kona Urban Area - In the same February 8, 2010 letter from the Applicant, the Applicant also requested an interpretation of the Kona CDP - Kona Urban Area for the Project. Also noted within my February 25, 2010 response letter to the Applicant (attached) and according to the Kona CDP's official map metadata, the Project is determined to be entirely within the Kona Urban Area.