COM 0718.000 2012-2014 - Laserfiche WebLink

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The Honorable J Yoshimoto, Chairman and Members of the County Council Page 2 4 months and cost $900,000 to construct. Due to the uncertainty of financing and market conditions, the time schedule and cost to construct the proposed project are unknown at this time. The change of zone request from RM-2.5 to RM-1.5 will conform to, among others, the Land Use and Housing elements of the General Plan. In order to consider an area for any type of zoning designation, the applicable goals,policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The Land Use Pattern Allocation Guide(LUPAG) Map, which establishes the basic urban and non- urban form for areas within the county, designates the subject property as Medium Density Urban which allows for single-family and multiple-family residential uses with an overall density of up to 35 units per acre as well as village and neighborhood commercial uses. The applicant's proposal to develop 88 residential units on approximately 3.292 acres would be below the maximum density of 35 units per acre allowed with the Medium Density Urban designation. The proposed development will support the goals of the Housing element for the South Hilo district by providing housing for those individuals that prefer not to live in or cannot afford single-family dwellings, such as low and moderate income earners, college students and the elderly. Much of the multiple-family housing stock that exists in Hilo is aging and in need of repair or renovation. Additionally, the request supports the goals and policies of the Land Use element in that the proposed project is located in close proximity to services in downtown Hilo and adequate infrastructure is available to serve the project. The subject property is located in an urban area, in close proximity to other residential uses including multiple-family residences such as the Lanakila Homes Public Housing project which is located on lands to the south zoned RD-3.75. The adjacent properties to the north were recently rezoned to RM-1.5. The County Police Department Headquarters complex and St. Joseph's School are located nearby on Kapi`olani Street. A minor increase in traffic and noise in the area will occur due to the proposed project; however these impacts are reasonable to expect in an urban area and can be reduced through on-site landscaping and adherence to State laws relating to construction noise. A Revised and Updated Traffic Impact Analysis Report (TIAR), prepared in April 2013, determined that the proposed project will not change the acceptable levels of