COM 0699.001 2010-2012 - Laserfiche WebLink

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In this particular instance it was focused more on the parking requirements. They were trying to specify a certain amount of parking per residential unit when Downtown Hilo currently has no parking requirement. But what happened is they failed to look at amending another section of the Code which still said no parking required in Downtown Hilo. So for people like us, the planners, as well as anyone who has to adhere to the Code, when you look at the two sections of the Code, there will be a conflict. We did meet with Councilperson Ikeda who introduced the bill, and he understood what we were pointing out. And he was more than willing to work with our office to craft a proper bill, and he will then at that point reintroduce it. The reason this is coming back, coming before you, even knowing what we know, is because once the Council referred it down to the Planning Commission, there was no way for the Council to sort of pull it back. Once it goes, it goes. And at that point, the Planning Department is also compelled to recommend either approval or denial. There's no in between, which is why you'll see in the recommendation that we are recommending an unfavorable recommendation,but without prejudice. It's not like we're passing judgment on the proposal at this time. It's simply because we're going to look forward to the resubmittal of a bill that is properly constructed. So with that I stand ready to answer any questions that you have. KERN: Any questions for staff? Commissioner Ono. ONO: Is this a focus on the residential areas primarily,this parking problem, or is this-? Because I notice they're looking at the units being 500 square-foot. And so I'm kind of wondering as to where is the emphasis, industrial areas, or restaurants, or what? ARAI: The bill is only focused for the area designated Downtown Hilo Commercial by the Zoning Code, and that area is bordered by Kapiolani Street, and I think Ponahawai and Wailuku, so basically the old section of town,Downtown Hilo. Because of the way Downtown Hilo is designed,meaning the structures are all front loaded right up against the street,there's really no parking. Everybody has to park on the street. Many years ago the Council introduced or designated a special zoning classification, Downtown Hilo Commercial. And it's sort of like trying to accommodate the way Downtown Hilo evolved over a time. Residences above your commercial uses, sort of like a mixed use commercial district,no parking,no setbacks,because there's nothing, you know,no way for you to fit things on the property. So it was a special zoning district classification. But one thing it did was place a limit on the maximum density,residential density,permitted in Downtown Hilo, which is basically 1,000 square feet of land area per unit. The proposed bill was attempting to double the density up to 500 square feet of land area per unit. That is consistent with your General Plan,which designates Downtown Hilo for High Density Urban, as well as modifying the parking requirements. Because right now you could put a residential use; like an apartment complex,in Downtown Hilo,but no parking is required,no on-site parking is required. The bill was attempting to at least require one stall per unit. ONO: My next question,if you don't mind. KERN: Go ahead. ONO: I'm kind of wondering in terms of today's society one parking per unit is kind of not realistic,yeah? ARAI: Well, it depends on the locale. If you situate residential uses above commercial uses and in an area that has a mix of uses the assumption is that you become less vehicle dependent. Things are more within walking distance; and that's part of the concept. So people who have no desire to have a car and want to be situated in close proximity to support services and uses would, could find Downtown Hilo attractive. EXHIBIT A