HomeMy WebLinkAboutCOM 0398.000 2014-2016 MTYOik,.
'" ''�!'i,� Walter K.M.Lau
7•: \‘'ig Managing Director
William P.Kenoi •: wt.
Mayor
Randall M.Kurohara
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414'o•'ir►'� Deputy Managing Director
County of Hawaii
Office of the Mayor
25 Aupuni Street,Suite 2603 • Hilo,Hawaii 96720 • (808)961-8211 • Fax(808)961-6553
KONA: 74-5044 Ane Keohokalole Hwy.,Bldg.C • Kailua-Kona,Hawaii 96740
(808)323-4444 • Fax(808)323-4440
July 17, 2015
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Dru Kanuha, Council Chair
and Members of the County Council
County of Hawai`i s► `7)
25 Aupuni Street _i y'
Hilo, HI 96720v�c
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Dear Chairman Kanuha and Council Members:
SUBJECT: Initiator: Planning Director (GPA 14-002)
Amendment to Map 14 of the LUPAG Map of the County of Hawaii
General Plan
As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter, transmitted herewith for
the County Council's consideration and action are the Windward and Leeward Planning
Commissions' letters and enclosures regarding the above-referenced requests.
Sincer- _ 11111k
Mr111011111W
WILLIAM P. KENOI
Mayor
Enclosures
cc: Planning Department
Comm. No. 3 a $ _
Ref. To: PG,
Ref. Date iii 21 Z015
County of Hawaii is an Equal Opportunity Provider and Employer.
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County of Hawaii
WINDWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawai`i 96720
Phone(808)961-8288 • Fax(808)961-8742
JUL 17 2015
Dru Kanuha, Council Chair
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Kanuha and Council Members:
Initiator: Planning Director (GPA 14-002)
Amendment to Map 14 of the LUPAG Map of the County of Hawaii General Plan
The Windward Planning Commission, at its duly held public hearing on July 2, 2015, considered the
above-referenced matter. An amendment to Map 14 of the Land Use Pattern Allocation Guide
(LUPAG)Map of the County of Hawai`i General Plan(adopted by Ordinance No. 05-025, amended
by Ordinance Nos. 06-153 and 14-087)by changing the land use designation for portions of Kea`au
Village and immediately surrounding area.
The Commission voted to forward a favorable recommendation to the County Council on the request.
Draft bill is attached for your favorable consideration.
We are also enclosing copies of the staff Background,Planning Director's Recommendation, and the
transcript of the hearing for your information.
\(\i„S'ncerely,
laMyleMiyasato, C airman
Windward Planning Commission
LP DinitiatedGP A 14-002
Enclosures
cc: Planning Department- Kona
Hawai`i County is an Equal Opportunity Provider and Employer
County of Hawaii
LEEWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720
Phone(808)961-8288 • Fax(808)961-8742
JUL 17 2015
Dru Kanuha, Council Chair
and Members of the County Council
County of Hawai`i
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Kanuha and Council Members:
Initiator: Planning Director(GPA 14-002)
Amendment to Map 14 of the LUPAG Map of the County of Hawaii General Plan
The Leeward Planning Commission, at its duly held public hearing on July 16, 2015, considered the
above-referenced matter. An amendment to Map 14 of the Land Use Pattern Allocation Guide
(LUPAG)Map of the County of Hawai`i General Plan(adopted by Ordinance No. 05-025, amended
by Ordinance Nos. 06-153 and 14-087)by changing the land use designation for portions of Kea'au
Village and immediately surrounding area.
The Commission voted to forward a favorable recommendation to the County Council on the request.
Draft bill is attached for your favorable consideration.
We are also enclosing copies of the staff Background, Planning Director's Recommendation, and the
transcript of the hearing for your information will be transmitted under separate cover.
Sincerely,
1
Brandi K. Beaudet, Chairman
Leeward Planning Commission
LPDinitiatedGPA14-0021pc
Enclosures
Hawai`i County is an Equal Opportunity Provider and Employer
BPDInit-KeaauLUPAG-GPAmend.dsa-6/25/15
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND AND RECOMMENDATION
INITIATOR: PLANNING DIRECTOR
AMENDMENT TO MAP 14 OF THE LAND USE PATTERN ALLOCATION GUIDE
(LUPAG) MAP OF THE COUNTY OF HAWAII GENERAL PLAN
(2005 EDITION,AS AMENDED)
The Planning Director is initiating an amendment to Map 14 of the Land Use Pattern
Allocation Guide(LUPAG) Map of the County of Hawai`i General Plan(adopted by Ordinance
No. 05-025, amended by Ordinance Nos. 06-153 and 14-087)by changing the land use
designation for portions of Kea'au Village and immediately surrounding Kea'au Village, Kea'au,
Puna, Hawai`i.
COUNTY COUNCIL RESOLUTION No. 464-14
July 18, 2014—County Council adopts Resolution No. 464-14, Draft 2 (Exhibit 1), requesting
that the Planning Director initiate an interim amendment to the General Plan LUPAG Map in the
vicinity of the Kea'au Regional Town Center as defined by the Puna Community Development
Plan(Puna CDP)based on findings that:
• the County of Hawai'i General Plan ("General Plan") Land Use Pattern Allocation Guide
(LUPAG)map designations for the Kea'au Regional Town Center area are inconsistent
with the Objectives,Actions and Land Use Recommendations of the Puna CDP;
• there are inconsistencies between the existing zoning designations and the General Plan
LUPAG map designations in the areas in the vicinity of Ulupono Street and Milo Street;
• in order to meet the aforementioned objectives of the Puna CDP to facilitate future land
use entitlements and enhance the role of the Kea'au Regional Town Center, including the
Puna CDP' s statement that zoning for residential development and associated
neighborhood- oriented services " may occur within the LUPAG"alternate urban
expansion areas", the General Plan should be more closely aligned to the Puna CDP; and
• inconsistencies between the General Plan LUPAG map and the Puna CDP
recommendations, growth within the Kea'au Regional Town Center has been primarily
confined to a core in which specific settlement patterns have not yet been fixed and
which is currently designated Medium Density Urban by the General Plan-LUPAG, with
RE: Bill 72 (Comm. 398)
limited opportunity in the Low Density Urban area for higher density residential units
and retail and office commercial uses to support the regional town center.
For these reasons, the County Council, through this resolution, expressed its support of"...these
amendments because it supports the Kea'au Regional Town Center principles and designation
adopted in the Puna CDP and determines the development of the Kea'au Regional Town Center
will serve the interest of the public by stimulating growth through sustainable principles that will
provide for improved public infrastructure systems and facilities, direct and indirect
employment, and a continued sense of place outlined herein, in the Puna CDP, and in the
General Plan."
PROPOSED GENERAL PLAN AMENDMENT
The Planning Director is initiating an amendment to Map 14 of the County of Hawai`i
General Plan LUPAG Map as shown in Exhibit 2, by changing the land use designation for
portions of Kea'au Village and immediately surrounding areas as follows:
• A-1: Low Density Urban to Medium Density Urban encompassing a contiguous area of
approximately 475 acres from approximately 0.3 miles northwest(makai) of the
intersection of Kea'au-Pahoa Bypass Road and Highway 11 (Volcano Highway) to and
including the area in the vicinity of Ulupono and Milo Streets, extending south of Kukula
Street and then in a westerly direction to the boundary of the Kea'au Ag Lots Subdivision
to the Highway 11-Old Volcano Highway intersection along the Old Volcano Highway
leading to the Village core.
• A-2: Important Agricultural Land to Medium Density encompassing the triangular area
of approximately 112 acres from Kukula Street-Kea'au Bypass Road intersection south to
the Kea'au Bypass Road-Kea'au Pahoa Road intersection, and then approximately to the
northeastern corner of the Kea'au Ag Lots Subdivision.
BACKGROUND
The General Plan is the policy document for the long-range comprehensive development
of the island of Hawai`i. The LUPAG Map is a component of the General Plan land use element.
The land use element seeks to accommodate growth without congestion; to designate and
preserve the lands needed for residential use, commercial and visitor services, industry,
agriculture, and open space; and to coordinate these uses with the County's services and
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circulation systems. The land use pattern is a broad, flexible design intended to guide the
direction and quality of future developments in a coordinated and rational manner.
The LUPAG Map is a broad-brush graphic depiction of the general location of land uses
in relation to each other and is not parcel specific. The methodology used to develop the land
use pattern reflects estimates of future population based on economic facility needs, and
transportation demands for the entire island. Topography and other physical features and
economic and social characteristics of an area are also considered.
The General Plan may be amended by changing its goals,policies, standards, zoning
acreage allocations, LUPAG map, and other applicable sections thereof, when the conditions or
premises upon which the General Plan is based have changed and when such an amendment
would assure the coordinated development of the County of Hawai`i and the general welfare and
prosperity of its people.
During the comprehensive review and with the adoption of the revised General Plan in
2005, changes to the Kea'au Village area were few, although continuing to recognize Kea'au as
one of several urban and rural centers within the Puna District, along with Pahoa, Kurtistown,
Mt. View, Hawaiian Paradise Park, Orchidland Estates and Volcano. With Hilo as the major
commercial center on the east side of the island, Kea'au is identified as a secondary commercial
center that is encouraged to expand to meet the growing commercial needs for the Puna District.
In 2008, adoption of the Puna CDP provided guidance in growth management,
transportation, and the preservation of and respect for natural, historic, and cultural features. The
subject amendment would further the goals and objectives of the Puna CDP and the General Plan
by assuring the coordinated development of the County and the general welfare and prosperity of
its people.
Accordingly,the Planning Director is seeking an amendment to LUPAG Map 14 for
Kea'au Village from Low Density Urban and Important Agricultural Lands to Medium Density
Urban. Low Density Urban uses are defined as residential, with ancillary community and public
uses, and neighborhood and convenience-type commercial uses with an overall residential
density up to six units per acre. Important Agricultural Lands are those with better potential for
sustained high agricultural yields because of soil type, climate, topography, or other factors.
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For purposes of this General Plan amendment, a description of the LUPAG Map
designation Medium Density Urban follows together with the corresponding zoning districts that
are typically found within Medium Density Urban:
The Medium Density Urban designation allows for village and neighborhood commercial
and single family and multiple family residential and related functions (multiple family
residential—up to 35 units per acre). [CV, CN, RS, RD, RM, 0, PD, RCX]
Within the proposed General Plan amendment area A-1, current land uses include a credit
union, flower distribution facility, offices, retail establishments, restaurants, urgent care and
medical facilities, veterinary services, homes, a church, agriculture,portions of the Kea'au
Middle School, DOE District Complex offices, senior housing, and vacant land. Within General
Plan amendment A-2, current land uses include Kea'au Elementary and High Schools, a few
homes, some agriculture, and vacant land.
The area encompassing Ulupono along the northeastern(makai) side of the Kea'au-Pahoa
ByPass Highway and extending to the vicinity of Railroad Avenue was initially envisioned as an
area where the existing LUPAG-designated Industrial area encompassing HELCO's Kea'au
powerplant would be expanded back towards the highway to also include the industrial-zoned
lands of Ulupono. However,based on comments received from the community during an initial
series of workshops, including comments from the Puna Community Development Plan Action
Committee,the thought of having industrial uses within the village center in proximity to
residences and schools was unacceptable. Suggestions focused on more neighborhood-oriented
services promoted within the village that would promote a more livable and walkable
community. It also became clear that the community, supported by the Puna CDP, preferred the
town center and area east(makai) of Highway 11 to be designated for community uses rather
than for regional uses that are designated for land on the west(mauka) side of the highway in the
general vicinity of Shipman Business Park and the Kea'au Park complex.
PUNA COMMUNITY DEVELOPMENT PLAN (CDP)
The Puna CDP was adopted in 2008 and further amended in 2010. The Puna CDP
recognized the planning challenge of Puna's population growth at the rate of 37 percent(2000 to
March 2007) within the framework of its large subdivisions and exposure to high risk volcanic
and seismic activity. Three main themes were identified from which the Plan's initiatives and
implementation would be guided (Puna CDP at pages 1-6 and 1-7):
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• Malama I Ka 'Aina establishes how the contextual natural, historical and cultural features
of Puna should be preserved and respected. The goals, objectives and implementing
actions under this theme address cultural and historic sites and districts; forest lands and
unique geological features; scenic resources; and drainage, aquifers and coastal water
quality.
• Growth Management addresses how the future pattern of human settlement and land
use should be shaped to respect that context and support the desired quality of life for
Puna's residents. The goals, objectives and implementing actions under this theme
address the land use pattern; agricultural and economic development; public services,
social services and housing; parks and recreation and renewable energy and energy
efficiency.
• Transportation focuses on sustainable approaches to transportation to support the goals
of the two above themes. The goals, objectives and implementing actions under this
theme address mass transit and alternative travel modes, travel demand management
and roadway connectivity and safety.
To manage growth, the Puna CDP stated, in part, the following:
Within Puna, the vision is to reshape the development pattern by moving away
from the sprawl effects of the existing subdivisions and toward the formation of village
and town centers. Over the long term, this will improve the feasibility of developing
supporting infrastructure for populated areas, give residents better access to public and
commercial services, stimulate local employment opportunities, and reduce dependence
on the automobile for transportation. It will also help preserve natural and cultural
resources by limiting the spread of the development, as noted in the previous chapter.
(Puna CDP at page 3-1) [emphasis added]
The Puna Community Development Plan seeks to manage growth by:
encouraging a more efficient, environmentally sustainable land use pattern; reducing the
number of and rearranging previously-approved subdivision lots; requesting the County
to change the zoning of lots now inappropriately zoned for present and future use and
growth; promoting agricultural use and other "green" employment in the district;
promoting the use of renewable energy; improving the delivery of social services and
housing assistance; and providing the necessary public services, parks and recreation
opportunities in a manner that supports community-building and an improved quality of
life. (Puna CDP at page 3-3) [emphasis added]
"Village centers" (or "town centers" for the larger settlements) are the model on
which Puna's future land use pattern will be based, redirecting Puna's extensive
subdivisions from their present course of sprawl development. Three types of village
centers are proposed to provide varying levels of services based on location, size, and
functional attributes. Regional town centers are located at Puna's largest existing urban
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settlements— Kea'au, Hawaiian Paradise Park, and Pahoa—and are meant to provide a
wide range of services and amenities. Kea'au and Pahoa already have a nucleus of
region-serving facilities, so they take on more of the characteristics of a town rather than
a village. Community village centers provide a more limited range of services in smaller
existing urban settlements and subdivisions that are experiencing the greatest rates of
population growth. Community village centers are projected for Volcano, Mountain
View, Kurtistown, Hawaiian Paradise Park, Maku'u, and 'Ainaloa. Neighborhood village
centers serve smaller or more remote communities with relatively small lot sizes.
Neighborhood village centers are projected for Glenwood, Orchidland Estates, Hawaiian
Paradise Park, Hawaiian Beaches, Nanawale Estates, Leilani Estates, and Kapoho. (Puna
CDP at page 3-3 [emphasis added]
The principal tools to reshape future land use in Puna include: (1) land (sic)
pooling to form village centers and grow town centers while preventing sprawl
development; (2) adjustments to County and State tax codes to discourage land
speculation and provide tax relief for long-time homeowners and renters and to provide
an incentive for removing development rights from property; (3) district-wide rezoning
and tighter restrictions on variances from subdivision standards to discourage further
subdivision of properties that are not within designated village/town centers; and (4)
amendments to the County zoning code to discourage excessive lot clearance and
speculative building practices. (Puna CDP at page 3-3)
Applicable Puna CDP Land Use Pattern Goals, Objectives, and Actions on pages 3-3, 3-4 and
3-5 include the following:
3.1.1 Goals
a. Puna retains a rural character while it protects its native natural and cultural
resources.
b. The quality of life improves and economic opportunity expands for Puna's
residents.
c. Services and community facilities are more accessible in village/town centers
that are distributed throughout the region, including the underserved
subdivisions that have been experiencing higher levels of development
growth.
d. Exposure to high risk from natural hazards situations is reduced.
3.1.2 Objectives
a. Implement tools for re-shaping the pattern of future development to prevent
further sprawl, such as land pooling.
b. Develop a typology for existing and proposed village/town centers, including
criteria for their location, scale, uses, and design.
c. Enhance the role of existing and new village/town centers by allowing
expanded commercial uses, facilitating the development of farmers markets
and community gathering places, opportunities for special needs housing, and
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infrastructure to support more compact development form and multi-modal
travel. (emphasis added(
e. Target investments in public services and infrastructure to promote the
development of village/town centers and, secondarily, to serve the peripheral
subdivision areas.
3.1.3 Actions
a. 1) Kea'au, Pahoa, and Hawaiian Paradise Park shall serve as Regional Town
Centers to provide a wide range of services for the Puna District; [emphasis
added]
Applicable Puna CDP Social Services and Housing Goals, Objectives, and Actions include
the following:
3.3.1 Goals
a. Puna residents have improved access to emergency and primary medical care
and preventitive public health programs.
c. Puna residents have increased access to assistance programs to develop,
repair or rent affordable housing.
e. Public education is better integrated into Puna's communities.
3.3.2 Objectives
a. Seek additional locations for medical/substance abuse/senior home care
treatment facilities in both lower and upper Puna.
f. Increase opportunity for community involvement in public education.
g. Urge the State to locate its community facilities, such as public schools, in
designated village/town centers, and to design them in conformance to the
criteria applicable to the type of village/town center at that location.
3.3.3 Actions
a. Develop a centrally-located, 24-hour,full service medical facility, with trauma
care, in Puna. Establish multiple clinic level facilities offering primary medical
anda dental services in village centers in Upper and Lower Puna. Expand
existing County-funded transportation services to carry people from
subdivisions to medical facilities.
b. Promote multi-family housing—especially for those with special needs, such
as the elderly— in designated regional or community village/town centers.
The Puna CDP, Transportation Chapter and discussion under Traffic Demand Management,
reads:
The long-term remedy for the problem of commuter traffic is to transform the
pattern of land use and economic activity to reduce the travel demand to Hilo and other
destinations beyond Puna. Making this shift is a key goal of the Puna Community
Development Plan. Shorter-term relief from the crush of commuting traffic can be
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achieved by diverting some of this travel to mass transit and ride-sharing or by reducing
peak period traffic volumes via telecommuting and staggered work hours. [emphasis
added]
4.1.1 Goals
b. The percentage of residents who commute to employment or travel for
services outside of Puna is reduced.
c. Reliance on fossil fuels for transportation is reduced.
4.1.2 Objectives
c. Provide more services and employment within Puna's village and town
centers.
d. Create new employment opportunities in Puna in order to reduce long
commuting.
4.5..1 Non-Motorized Travel and Scenic Byways Goals
a. There are safe walking and bicycling routes to schools, parks and bus stops.
d. Village/town centers incorporate walking and bicycling paths.
PUNA CDP IMPLEMENTATION
5.2 Village/Town Center Formation
5.2.1 Zoning Designations
Village and town centers are expected to include a mix of uses, including small-lot
and higher density residential, retail and office commercial, service-type light industrial,
and public and quasi public facilities, such as schools, churches and parks.
Future zone changes and State land use boundary amendments for the regional
town centers and community village centers at Kea'au, Pahoa, and Hawaiian Paradise
Park shall be consistent with the LUPAG map designations of the General Plan.
The regional town center plan should be prepared through an inclusive
community based process that involves major stakeholders, including landowners,
community representatives, and public agencies.
The rezoning ordinance for a village or town center may contain overall density
and development limits, as well as restrictions on uses tailored to the specific needs of
the regional or village center. [emphasis added]
Residential areas may be zoned RS, RCX, or RM. The County may also amend the
zoning code to create a new zoning classification more suited to the town or regional
centers. Any industrial zoning within regional centers, to the extent not allowed under
CV zoning, should be limited to MCX zoning. Other industrially-zoned areas outside of
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the regional town centers should be located as described in Section 5.2.4. [emphasis
added]
5.2.2 Criteria for Proposed Locations and Boundaries
The Puna Community Development Plan (PCDP) defines three types of centers—
regional, community, and neighborhood —which differ in size and range of uses
according to their intended function (see Table 5-1.)
Table 5-1
General Use and Design Criteria by Village/Town Center Type
Regional Town Center Community Village Center Neighborhood Village Center
Service Area 20,000 to 50,000 residents 7,000 to 15,000 residents 3,000 to 6,000 residents
Population
Approximate Land More than 30 acres 10 to 30 acres Up to 10 acres
Area
Typical Components More than 40 tenant spaces Between 20 and 40 small Between 5 and 15 small tenant
for full range of retail and tenant spaces for retail and spaces for convenience retail and
personal services,repair personal services,repair personal services;neighborhood
shops and other light shops;community park, park,elementary school,multi-
industrial uses;regional elementary or middle school, purpose meeting room or
park;schools(all grades); community center and outdoor (minimum)place to congregate or
community hall,theater; events area;bed-and-breakfast post community notices;outdoor
outdoor events area;bed- homes and small inns;elderly events area(e.g.,barbeques and
and-breakfast homes and or other special needs housing; farmer's markets);small bed-and-
small inns;elderly or other transit stop;medical clinic; breakfast homes;transit(or
special needs housing; walking and bicycling paths. paratransit)stop;connections to
transit hub;medical facility walking and bicycling paths.
with emergency room;policy
and fire station;walking and
bicycling paths
Access Access to one or more Access to one or more paved Access to a paved road,except
paved roads;commercial or roads;commercial or public that there should be no direct
public uses without direct uses without direct driveway access or visibility from either
driveway access to Highway access to Highway 11 or Highway 11 or Highway 130;no
11 or Highway 130. Highway 130;no"drive-thru" "drive-thru"commercial use.
commercial use.
Kea'au Regional Town Center
The Kea'au Town Center consists of two parts. The area bounded by Highway 11
and the Highway 130 By-Pass, including the original plantation village, for uses that are
oriented primarily to residents of the Kea'au community itself. The exceptions are the
middle and high school and the post office next to Kea'au Shopping Center, which are
region-serving facilities. Most uses of a regional orientation —e.g., Shipman Park, the
areas already zoned for commercial and light industrial uses, and proposed new police,
fire, transit, and medical facilities—are to be located north of Highway 11 to provide
convenient vehicular access.
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The area designated for community-oriented use is 597 acres, approximately 24%
of which has been zoned and/or developed for commercial, residential and public/quasi-
public use. The area for region-oriented uses covers 331 acres, approximately 50% of
which is now zoned or developed for commercial, industrial or public use. Nearly all of
the designated village center is within the State Land Use Urban District.
The principal landowner, W.H. Shipman, Ltd., has developed a master plan with
commuity participation that indicates not only the development of the area within the
designated town center, but, in the long-term, much of their land beyond. Control of
most of the land by a single owner facilitates the planning and development of the
proposed town center.
Commercial development that serves regional uses should be limited to the
"regional town center" boundaries. Commercial development that serves community
village or neighborhood village uses may be located adjacent to a regional town center.
Rezoning for residential development at higher densities, along with zoning for
associated neighborhood-oriented services, may occur within the LUPAG "alternate
urban expansion areas," provided that such zoning proceeds in phases outward from the
designated regional town center. [emphasis added]
5.2.4 Industrial Zoning
As indicated in Table 5-1, regional town centers would accommodate primarily
"repair shops and other light industrial uses" that would fit compatibly within a mixed-
use, "walkable" community that includes schools, parks and high density residential
neighborhoods. Generally, light industrial uses may not be compatible with some of the
village centers, which are mostly located within existing subdivision neighborhoods,
although the Highway 11 site makai of Volcano Village might be a suitable site for such
uses serving upper Puna. [emphasis added]
RELATED GENERAL PLAN—INITIATED ACTIONS
A proposed General Plan Amendment to Urban Expansion Area was also the subject of
public meetings held by the Planning Committee and full Council when it adopted Resolution
No. 464-14 in July 2014. The Urban Expansion Area proposal was discussed at two Puna CDP
Action Committee meetings held on January 13 and February 10, 2015, and two Planning
Department Workshops held on February 11 and 12, 2015, at the Kea'au Community Center and
the West Hawai`i Civic Center, respectively.
Based upon further planning analysis and the public input received, it was determined
that Medium Density Urban is a more appropriate General Plan designation as it reduced the
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potential of industrial uses being established within the Kea`au Town, while recognizing that the
Medium Density Urban designation and appropriate zoning districts may still allow for certain
industrial uses, like repair shops.
With this revised LUPAG Map amendment to Medium Density Urban in hand, public
information workshops were held once again in Kea'au on June 1, 2015 and in Kona on June 3,
2015, where the revised LUPAG Map amendment to Medium Density Urban was well-received
with no one indicating any objection or concern.
CURRENT LAND USE DESIGNATIONS
1. Planning Department Exhibit 3: Current County General Plan LUPAG Map.
2. Planning Department Exhibit 4: State Land Use District Map.
3. Planning Department Exhibit 5: County Zoning Map.
AGENCIES' COMMENTS
Police, Department of Water Supply, Department of Education, Department of Health and the
Department of Land and Natural Resources offered comments on the amendment request, all of
which are attached to this report as Exhibits 6 through 11.
AGENCIES-NO RESPONSE
Department of Public Works, Department of Environmental Management, Fire, Department of
Parks and Recreation, State Historic Preservation Division, State Department of Transportation,
State Office of Planning and the Department of Agriculture have not provided comments.
PUBLIC COMMENTS
The following individuals have provided written comments:
1. Puna Community Development Plan Action Committee—Exhibit 12
2. Malama 0 Puna—Exhibit 13
3. June Conant—Exhibit 14
4. Elmer Solis—Exhibit 15
5. James Arakaki—Exhibit 16
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RECOMMENDATION
ANALYSIS
Since the Puna CDP was adopted in 2008, the General Plan LUPAG Map for Kea'au has
not been updated. To further implement the Puna CDP, to assure coordinated development of
this area, and to achieve a greater degree of consistency with the General Plan, the Planning
Director is initiating the subject General Plan amendment for Kea'au Village. This effort
follows on the heels of a General Plan amendment initiated by the Planning Director for Pahoa
Village, which was adopted by the County Council in 2012 (Ordinance No. 12 89).
The Pahoa Village and Kea'au Village General Plan amendments both promote and guide
growth within the defined regional town centers of existing urban villages as prescribed by the
Puna CDP.
Amending the General Plan LUPAG Map designations to Medium Density Urban will be
consistent with the Puna CDP, which designates Kea'au Old Town(and a portion of Kea'au New
Town already designated for Urban Expansion Area) as the Kea'au Regional Town Center
illustrated in Figure 5-1 of the Puna CDP.
The area proposed for Medium Density Urban would be a natural infill of the Village
already characterized by commercial stores, offices, a credit union, and restaurants; churches,
Kea'au Elementary School, Kea'au High School, residences, agricultural activities, urgent care
center,veterinary services, and vacant land. Kea'au Bypass Road, Kea'au Ag Lots Subdivision
and the row of lots to the west of the Kea'au-Pahoa Road are practical boundaries within which
Kea'au Village can expand. The proposed area is served by urban infrastructure such as roads,
water, parks, public safety services, schools, and utilities. Increasing diverse residential and
commercial opportunities by the subject amendment will stimulate upgrades to infrastructure in
Kea'au Village and will promote walkable communities near schools and services. As land use
patterns take shape through rezoning, roads can be interconnected with improved pedestrian and
bicycle paths; community/cultural parks and open space will be set aside; and Kea'au Village
will form its own unique and vibrant community identity.
The proposed Medium Density Urban designation would allow the flexibility needed to
encourage balanced growth and support services by setting aside sufficient acreage to
accommodate the regional demand and to reshape land use patterns to mitigate development
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sprawl. Thus, the subject amendment is consistent with the specific General Plan-Land Use-
Course of Action below:
General Plan: Puna Commercial
14.3.5.1.2 Courses of Action
(b) Expanded commercial services to meet the needs of population growth in the
Puna district shall be encouraged in Kea'au.
Broadly, the Medium Density Urban amendment would align with the General Plan goals
and/or policies of encouraging the concentration of commercial uses within and surrounding a
central core area; providing for suitable living environments that accommodate the physical,
social and economic needs of the island residents; encouraging flexibility in the design of
residential sites,buildings and related facilities to achieve a diversity of socio-economic housing
mix and innovative means of meeting the market requirements; maximizing choices of single-
family residential lots and/or housing for residents of the County; promoting and encouraging the
rehabilitation and use of urban areas that are serviced by basic community facilities and utilities;
and increasing rental opportunities and choices in terms of quality, cost, amenity, style and size
of housing.
With the expansion of commercial services in and around Kea'au Village, employment
will be added for Puna residents,including those living in Kurtistown and Mountain View.
Together with a more diverse residential market in Kea'au Village,the need to drive to Hilo
should be lessened.
Community Participation and Input. The Puna CDP acknowledges that a master plan for
the Kea'au Regional Town Center has been developed with community participation by the
principal landowner, W.H. Shipman.
As stated previously, a proposed General Plan Amendment to Urban Expansion Area
received public review and comment. Based upon further analysis and the community input
received, it has been determined that an Amendment to Medium Density Urban is appropriate.
The proposed General Plan Amendment to Medium Density Urban was discussed at a
Puna CDP Action Committee meeting held on January 13, 2015, and two Planning Depaitment
Workshops held on February 11 and 12, 2015 at the Kea'au Community Center and the West
Hawai`i Civic Center, respectively. Meetings before the Leeward/Windward Planning
-13-
Commissions on the original amendment initiative were deferred to allow a reassessment by the
Planning Director that resulted in this current proposal.
Growth Management Strategies, Walkable-Livable Communities, Infrastructure.
Comments from the Puna CDP AC and the Planning Director Workshops raised concerns over
the need to manage traffic and to improve infrastructure systems, such as solid waste and water
systems. The Puna CDP has developed growth management strategies as a tool to to re-shape
the pattern of future development to prevent further sprawl. The proposed General Plan
amendment supports Puna CDP's growth management objective of enhancing the existing town
center by allowing expanded uses; thereby re-directing higher density residential and commercial
activities away from the existing large-lot subdivisions. The proposed GP Medium Density
Urban designation will place a higher priority of public and private investment than would occur
with Low Density or Important Agricultural Lands.
It should be pointed out that Table 5-1 in the Puna CDP outlines general uses and typical
components of the Regional Town Center. These include"more than 40 tenant spaces for full
range of retail and personal services, repair shops and other light industrial uses; regional park;
schools (all grades); community hall, theater; outdoor events area;bed-and-breakfast homes and
small inns; elderly or other special needs housing; transit hub; medical facility with emergency
room; police and fire station; walking and bicycling paths."
Thus, the CDP recognizes that light industrial uses,primarily related to repair shops and
neighborhood service-oriented uses can be compatible with mixed use communities. The
Medium Density Urban designation provides the flexibility necessary to engage in specific site
planning. The rezoning process will involve the level of review and consideration of CDP and
planning principles necessary to assure compatibility.
Looking more closely at what this means, allowable zonings under GP Medium Density
Urban could be RS, RD, RM, RCX, CV, CN, PD, and 0 zoning. From the perspective of the
Puna CDP, Kea'au shall serve as a Regional Town Center to provide a wide range of services for
the Puna District, which is characterized by a diverse and expansive agricultural community.
The GP Medium Density Urban designation recognizes the flexibility needed at the General Plan
level to be guided by the CDP and any future zoning applications.
Development of Gateway on the mauka side of Highway 11 will take a massive
infrastructure investment to create sufficient critical mass to attract the commercial ventures that
-14-
would sustain itself. In the meantime,the expanding public and private schools,post office,
DOE district complex, library, shopping center, different medical facilities and restaurants have
the effect of attracting complementary services within the Village. The proposed Medium
Density Urban would provide flexibility to allow corresponding services contemplated by the
Puna CDP to build and operate with the appropriate zoning.
With regards to potential concern about removing the GP IAL from the
agricultural inventory and the impact of urban uses on farms, the Puna CDP formed its Regional
Town Center boundaries in which the IAL lands exist. The CDP concept here acknowledges a
need to trade-off limited IAL areas for the purpose of directing more intensive agricultural uses
away from the Regional Town Center.
The Department is initiating the proposed GP Amendment after evaluating the Puna CDP
and the General Plan being mindful of the evolving and unknown impacts of the lava flow. The
existing GP Low Density and IAL designations have the effect of limiting options within Kea'au
Village at a time when public comments point to the burgeoning growth felt at the shopping
center and on the roads. Kea'au Village is a major link to the rural communities in Puna and
Kau, and managing its growth is crucial to the well-being of the people who live in and travel
through these districts. The proposed GP amendment seeks to provide opportunities
for providing housing opportunities with service oriented and commercial uses that can be
implemented to accommodate these needs. This action implements the CDP goal of reducing
exposure to high risk from natural hazards.
While it has been said that the proposed GP amendment will benefit the major landowner
in Kea'au—W. H. Shipman, the purpose of the proposed amendment will facilitate measures to
satisfy an overwhelming public necessity and demand. Failure to act would impede fulfillment
of satisfying the stated goals of the Puna CDP, which are intended to benefit the people who
reside, work, learn,travel through and play in Kea'au.
CONCLUSION
In summary, the proposed General Plan amendment from Low Density Urban and
Important Agricultural Lands to Medium Density Urban implements the Puna CDP and the
General Plan towards a more efficient and environmentally-sustainable land use pattern for the
community and region.
-15-
Based on the information cited above, consideration of public comments, and the
continued implementation of the Puna CDP, the Planning Director recommends that the Leeward
and Windward Planning Commission send a favorable recommendation to the County Council
for the amendment to Map 14 of the Land Use Pattern Allocation Guide (LUPAG) Map of the
County of Hawai`i General Plan. The accompanying draft bill (Exhibit 17)is provided for your
favorable consideration.
-16-
1.
PLANNING DEPARTMENT
COUNTY Of HAWAII
COUNTY OF HAWAI;I a�`T %� STATE O iAiNI) OS
RESOLUTION NO. 464 14
DRAFT 2)
A RESOLUTION REQUESTING THE PLANNING DIRECTOR TO INITIATE AN
INTERIM AMENDMENT TO THE COUNTY OF HAWAII GENERAL PLAN TO
REVISE THE LAND USE PATTERN ALLOCATION GUIDE MAP DESIGNATIONS
FOR THE KEA`AU REGIONAL TOWN CENTER,KEA'AU,PUNA,HAWAII.
WHEREAS,on September 10,2008,the County of Hawaii("County") adopted the
Puna Community Development Plan("CDP")by Ordinance No.08-116 with the themes of
preserving and respecting natural,historical and cultural features,addressing growth
management and focusing on sustainable approaches to transportation;and
WHEREAS,to manage growth by encouraging a more efficient and environmentally-
sustainable land use pattern,the Puna CDP designated specific parts of Kea'au as a Regional
Town Center(Exhibit A)to provide a wide range of commercial,residential and public/quasi-
public uses for the Puna district in addition to Regional Town Centers in Pahoa and Hawaiian
Paradise Park;and
WHEREAS,the Puna CDP,as amended by Ordinance No. 10-104,sets forth the
following objectives and actions relating to regional town centers:
Land Use Pattern Objective 3.1.2.c
"Enhance the role of existing and new village/town centers by allowing expanded
commercial uses,facilitating the development of farmers markets and community
gathering places,opportunities for special needs housing,and infrastructure to support
more compact development form and multi-modal travel."
Land Use Pattern Objective 3.1.2.e
"Target investments in public services and infrastructure to promote the development of
village/town centers and,secondarily,to serve the peripheral subdivision areas."
Land Use PatternAction 3.2.3.c
"Recommend reviewing the Urban Expansion Area designations in the County of
Hawai`i General Plan LUPAG,except where they correspond to the recommended
Regional Town Center and industrial boundaries.";and
WHEREAS,the County of Hawai`i General Plan("General Plan")Land Use Pattern
Allocation Guide(LUPAG)map designations for the Kea'au Regional Town Center area are
inconsistent with the Objectives.Actions and Land Use Recommendations of the Puna CDP;and
093750
47- EXHIBIT
t
WHEREAS,there are inconsistencies between the existing zoning designations and the
General Plan LUPAG map designations in the areas in the vicinity of Ulupono Street and Milo
Street;and
WHEREAS,the Kea'au Regional Town Center includes a range of public and quasi-
public facilities such as Kea'au Elementary,Middle and High Schools,the Department of
Education administrative complex ofce,'Ola'a Community Center,police and fire stations,the
County's Shipman Gym,and the County's Herbert C.Shipman Park(mauka of Highway 11),
charter schools,senior citizen housing and self help housing facilities,churches and related
facilities;and
WHEREAS,the Kea'au Regional Town Center presents an opportunity to apply the
following smart growth principles,which are discussed in the Puna CDP:
• Creating walkable neighborhoods
• Creating a range of housing opportunities and choices
• Fostering a distinctive community with a sense of place;mixing land uses
• Preserving open space,agricultural land,and critical habitats by directing growth to
an existing village
• Taking advantage of compact building design and
• Providing a range of transportation choices;and
WHEREAS,future development of the Kea'au Regional Town Center would provide a
basis for efficient road,bikeway and pedestrian networks,improved wastewater treatment,the
ability for government to develop a new civic/community center and transit hub to serve upper
and lower Puna,expanded or new parks and open space,greater water capacity, increased
employment,affordable housing,and other necessary public and quasi-public infrastructure;and
WHEREAS,in order to meet the aforementioned objectives of the Puna CDP to
facilitate future land use entitlements and enhance the role of the Kea'au Regional Town Center,
including the Puna CDP's statement that zoning for residential development and associated
neighborhood-oriented services"may occur within the LUPAG 'alternate urban expansion
areas',"the General Nan should be more closely aligned to the Puna CDP similar to action taken
in 2012 for the PAhoa Regional Town Center by Ordinance No. 12-89; and
2
-18-
WHEREAS,because of the inconsistencies between the General Plan LUPAG map and
the Puna CDP recommendations,growth within the Kea'au Regional Town Center has been
primarily confined to a core in which specific settlement patterns have not yet been fixed and
which is currently designated Medium Density Urban by the General Plan-LUPAG(Exhibit B),
with limited opportunity in the Low Density Urban area for higher density residential units and
retail and office commercial uses to support the regional town center;and
WHEREAS,on February 9,2005,the County adopted comprehensive amendments to
the General Plan by Ordinance No.05-25 to guide the pattern of future development in Hawaii
County based on long-term goals;and
WHEREAS,the comprehensive review of the General Plan, as required per Section 16.1
of the General Plan,has not commenced;and
WHEREAS,Section 16.2,of the General Plan provides that the Planning Director may
initiate interim amendments to the General Plan in accordance with the terms and provisions of
Section 16.2(2);and
WHEREAS,amending Map 14 of the General Plan LUPAG from Low Density Urban
and Important Agricultural Land to Urban Expansion Area will assist in implementing the
Kea'au Regional Town Center principles and designation of the Puna CDP;now,therefore,
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that it
requests the Planning Director to initiate the following interim amendments to the General Plan
in accordance with Section 16.2(2)of the General Plan:
1. Amend Map 14 by changing the General Plan LUPAG map designation for the areas
within the Kea'au Regional Town Center locations designated on the Puna CDP as Low
Density Urban and Important Agricultural Land to Urban Expansion Area.
2. Amend Map 14 by changing the General Plan LUPAG map designation for the areas
located in the vicinity of Ulupono Street and Milo Street from Low Density Urban to
Urban Expansion Area.
3
-19-
BE IT FURTHER RESOLVED that the Council is desirous of these amendments
because it supports the Kea'au Regional Town Center principles and designation adopted in the
Puna CDP and determines the development of the Kea'au Regional Town Center will serve the
interest of the public by stimulating growth through sustainable principles that will provide for
improved public infrastructure systems and facilities,direct and indirect employment,and a
continued sense of place outlined herein,in the Puna CDP,and in the General Plan.
BE IT FINALLY RESOLVED that the County Clerk shall transmit a copy of this
resolution to the Honorable Mayor William P. Kenai,Planning Director Duane Kanuha,and the
Windward and Leeward Planning Commissions.
Dated at Kona ,Hawai`i,this lath day of_ 3u1y ,2014.
INTRODUCED BY:
15/4,�J
CIL MEMBER, COUNTY OF HAWAII
COUNTY COUNCIL ROLL CALL VOTE 1
County of Hawai`i AYES NOF 1 ABS I EX j
Hilo,Hawai`i LOW I I.
FORD X
I hereby certify that the foregoing RESOLUTION was by ILAGAN X
indicated to the right hereof adopted by the COUNCIL of the KANt1FiA X
A newel on July 1 R, 2014
KERN X
ONISHI X
;T; POINDEXTER X 1
WILLE X '
(114 4,,,.4/2;5<i :::) , YOSHIMOTO X
Reference: C-934.1/PC-69
TY CLERK CHAIRPERSON& PRESIDING OFFICER RESOLUTION NO. 464 14
(DRAFT 2)
4
-20-
EXHIBIT A
Figure 5-1: Kea'au Regional Town Center
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-21-
EXHIBIT B
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-22-
Proposed General Plan Amendments for Kea'au Town Center
prir
►tttt Low Density Urban (Idu) to Medium Density Urban (mdu)
R;r1 Important Agricultural Lands (ial) to Medium Density Urban (mdu)
ial to mdu \N
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EXISTING GENERAL PLAN LUPAG MAP FOR KEA`AU TOWN
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EXHIBIT
3
EXISTING STATE LAND USE DISTRICT
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EXHIBIT
4
EXISTING COUNTY ZONING MAP
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EXHIBIT
5
William P.Kenoi Y �F7- '; Harry S.Kubojiri
Mayortr,„ '1• Police Chief
tf •N'M
1• Paul K.Ferreira
Deputy Police Chief
County of Hawai'
POLICE DEPARTMENT
349 Kapi`olani Street • Hilo,Hawaii 96720-3998
(808)935-3311 • Fax(808)961-2389
January 21, 2015
TO : DUANE NUHA, P NTNG DIRECTOR
FROM : HEN Y . AVA E$; J ., ASSISTANT POLICE CHIEF
ARE I PERATIOIS
SUBJECT: COUNTY COUNCIL INITIATED (GPA 14-000002)
AMENDMENT OF MAP 14 OF THE LUPAG MAP OF THE COUNTY OF
HAWAII GENERAL PLAN
Staff, upon reviewing the provided documents, does not anticipate any significant
impact to traffic and/or public safety concerns.
Thank you for allowing us the opportunity to comment.
If you have any questions, please contact Captain Samuel Jelsma, Puna Patrol, at 965-
2716.
SJ:IIi
150045
EXHIBIT
"Hawai'i County is an Equal Opportunity Provider and Employer" 0 9 6 5 2 6
4 pF WATER B -.
4Oa
CA-
•
19 Y
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
n`t>oPi ,votR3` 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 98720
TELEPHONE (808) 961-8050 • FAX (808) 961-8857
January 28, 2015
TO: Mr. Duane Kanuha, Director r o7.3
Planning Department
FROM: Quirino Antonio, Jr., Manager-Chief Engineer .y
' ,
SUBJECT: COUNTY COUNCIL INITIATED (GPA 14-000002)
AMENDMENT OF MAP 14 OF THE LUPAG MAP
OF THE COUNTY OF HAWAII GENERAL PLAN
We have reviewed the County Council initiated amendment to Map 14 of the LUPAG Map and have
no objection to the proposed changes to the land use designations. The aquifer sector and system in
that area are robust and the proposed changes, which may include higher water demand in the subject
areas, should have a negligible impact relative to the aquifer's sustainable yield. However, future
development projects will be reviewed on a case-by-case basis with regard to the water system
infrastructure, including but not limited to source, storage, transmission and distribution,to determine
if there any requirements for offsite water system improvements.
Should there be any questions, please contact Mr. Lawrence Beck of our Water Resources and
Planning Branch at 961-8070, extension 260.
Sincerely yours,
Quiri Antonio, Jr., P.E.
Man -Chief Engineer
LB:dfg
EXHIBIT
. .'Water, Our Most Precious Resource . . . Ra Wai A Kane . . . 0 9 6 5 7 0
The Department of Water Supply Is an Equal Opportunity provider and employer.
DAVID Y. OE KATHRYN S. MATAYOSHI
GOVERNOR SUPERINTENDENT
V‘ di: <
STATE OF HAWAII
DEPARTMENT OF EDUCATION
KA'U/KEA'AUIPAHOA COMPLEX AREA
16-588 KEAAU-PAHOA ROAD
KEAAU,HAWAII 96749
OFFICE OF THE COMPLEX AREA SUPERINTENDENT
Date: March 3,2015
Mr.Duane Kanuha
Director,Planning Department
County of Hawaii
Aupuni Center
101 PauN Street,Suite 3
Hila,Hawaii 96720
Dear Sir:
I am responsible for operation of schools within the Ka'u-Kea'au-Pahoa Complex. One of the issues of concern
for our schools, students, parents and teachers has been proximity of schools to student and staff homes. In
general students live more than five miles away from our schools in Kea'au. This distance results in parents
dropping of elementary and middle school students in the morning and then often having to pick them up in the
early afternoon if they do not go home by bus. For High School students the result of these distances is that
many students find it difficult to be involved in after school activities. Further, the congestion and
inconvenience of this is a significant problem for our families.
I understand that the County has initiated a change to the General Plan for Kea 'au that would allow for homes
and needed services to be built within a mile of the school. The advantages of having homes and services in
close proximity to the schools are many including—to name a few:
• Students would be able to walk to and from school on most days reducing congestion on the streets and
easing the burden on their families.
• The community would be pulled together in a way that would encourage a strong school spirit and sense of
community within our Kea au district.
• Parent involvement in school activities would be made much easier simply because of the convenience of
the campuses to parent homes. Their lack of involvement today is another very real hurdle for the schools to
overcome.
• Teachers and administrators would be able, similarly, to live in close proximity to their workplace reducing
their travel time and expense.
We see Kea'au taking an increasingly important role in public education in East Hawaii. The proposed changes
and zoning that would follow will create a synergism that will greatly enhance this community and education of
our children
Sincerely, Nodit
T'f/t'kt
Chad Keone Farms 0 9 7 3 6 1
AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER EXHIBIT
8
DAVID Y.IGE u °:.,,:
GOVERNOR • KATHRYN S.MATAYOSHI
f fl ' d. SUPERINTENDENT
•-f was• i
414
iLq
Dean Cevallos w _ .
Principal Kea'au High School STATE OF HAWAII C
DEPARTMENT OF EDUCATI ID —2 i f 2. 113
r
KEAAU HIGH SCHOOL
16-725 Kea'au-Pahoa Rd.
Keaau,HI 96749
(808)313-3300
Date: February 25, 2015
Mr. Duane Kanuha
Director, Planning Department
County of Hawaii
Aupuni Center
101 Pauhi Street,Suite 3
Hilo,Hawaii 96720
Dear Sir:
My name is Dean Cevallos.I have been principal of Keaau High School for three years. One
of the issues of concern to our High School students,parents and teachers has been
proximity of the school to student and staff homes.Most of our students live more than five
miles away from the school-many more ten miles or more away.This distance makes it
difficult for students to be involved in many of the activities, (i.e.athletics,clubs)which
create a strong school and learning experience. Few of our students have access to cars or
other transportation that would allow them to remain on campus after school buses have
left.
I understand that the County has initiated a change to the General Plan for Keaau that would
allow for homes and needed services to be built within a mile of the school. The advantages
of having homes and services in close proximity to the schools are many including-to name
a few:
• Students would be able to walk to and from school on most days reducing congestion on
the streets and easing the burden on their families.
• The community would be pulled together in a way that would encourage a strong school
spirit and sense of community within our Keaau district.
• Parent involvement in school activities would be made much easier simply because of
the closeness of the campuses to parent homes. Their lack of involvement today is
another very real hurdle for the schools to overcome.
EXHI IT 097267
9
• Teachers and administrators would be able,similarly,to live in close proximity to their
workplace reducing their travel time and expense.
We see Keaau taking an increasingly important role in public education in East Hawaii. The
proposed changes and zoning that would follow will create a synergism that will greatly
enhance this community and education of its children.
Siin�nccerellyy
(?
bead Cl.vallos, P1
Kea'au High School
(808)313-3322
DAVID Y.IGE (NIA PRESSLER
GOVERNOR OF HAWAII 4 °^`�4�'Y :`• lA ;.`1 i l_°(f 1 'i 4 ,Y:I (RECTOR OF HEALTH M.D.
o I •7i
`.•:
2c5 r r.r: —rt PIS 3: 514
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O.BOX 916
HILO,HAWAII 96721-0916
MEMORANDUM
DATE: February 2, 2015
TO: Duane Kanuha
Planning Director, County of Hawaii
FROM: Newton Inouye 4
District Environmental Health Program Chief
SUBJECT: County Council Initiated (GPA 14-000002)
Amendment of Map 14 of the LUPAG Map of the County of Hawai'i
General Plan
We recommend that you review all of the Standard Comments on our website:
http://hawaii.gov/health/environmental/env-planning/landuse/landuse.html. Any comments
specifically applicable to this project should be adhered to.
The same website also features a Healthy Community Design Smart Growth Checklist
(Checklist) created by Built Environment Working Group(BEWG) of the Hawaii State
Department of Health. The BEWG recommends that state and county planning departments,
developers, planners, engineers and other interested parties apply the healthy built environment
principles in the Checklist whenever they plan or review new developments or redevelopments
projects. We also ask you to share this list with others to increase community awareness on
healthy community design.
WORD:GPA 14-000002.ni
EXHIBIT 095722
ID
1
DAVID Y.IGE e 1< „;. CARTY S.CHANG
GOV ANON OF HAWAII _ a
ACTING CNAR}MFSIMI
7'I' BOARD OF LAND AND NATURAL ilLSOURCl�6
�'..i' +' `'., } ... /�' ay.64SaN ON IvAlrx RFSO18CC MANAGE/4M LJ
ck%prod sod%Ra. k�
`` `,~ STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
,r��� LAND DIVISION
POST OFFICE BOX 621
state of HasHONOLULU,HAWAII 96809
January 30,2015
County of Hawaii
Planning Department
Attention: Mr. Jeff Darrow via email: idarrow@co.hawaii.hi.us
101 Pauahi Street, Suite 3
Hilo,Hawaii 96720
Dear Mr. Darrow:
SUBJECT: County Council Initiated(GPA 14-000002);Amendment of Map 14 of the
LUPAG Map of the County of Hawaii General Plan, Hawaii County
Council,Applicant,Keaau,Puna,Hawaii
Thank you for the opportunity to review and comment on the subject matter. The
Department of Land and Natural Resources' (DLNR) Land Division distributed or made
available a copy of your report pertaining to the subject matter to DLNR Divisions for their
review and comments.
At this time, enclosed are comments from the (i) Engineering Division, and (ii) Hawaii
District Land Office on the subject matter. Should you have any questions, please feel free to
call Kevin Moore at 587-0426. Thank you.
Sincerely,
i)r
/ v ��
Russell Y.Tsu'
Land Adminis ator
Enclosure(s)
EXHIBIT 096657
O N
r 4
DAVID V.IGY ,e
GOVERNOR OP HAWAII CAHTYS.PRANG
ACI?Ki CHAPPARiQV
A ; KARIM LAND ANDNATIAIAL RISOURCF3
Q11.00900N Q7 WATER REIOUINA HANAOEMkN[
~� STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES •
=1t— LAND DIVISION
POST OFFICE BOX 621
state°Ne HONOLULU,HAWAII 96809
U1
January 20,2015
ti
MEMORANDUM 31
1.•
'FO: DLNR Agencies: 8
Div. of Aquatic Resources
`Div. of Boating&Ocean Recreation
X Engineering Division
X Div. of Forestry &Wildlife
_Div. of State Parks
X Commission on Water Resource Management
_Office of Conservation&Coastal Lands
X Land Division—Hawaii District
X Historic Preservation
FII: Russell Y. Tsuji,Land Administrator Y
SUBJECT: County Council Initiated (GPA 14-000002); Amendment of Map 14 of the
LUPAG Map of the County of Hawaii General Plan
LOCATION: Keaau,Puna,Hawaii
Transmitted for your review and comment is information on the above referenced
application. We would appreciate your comments on this application. Please submit any
comments by January 29,2015.
If no response is received by this date, we will assume your agency has no comments. If
you have any questions about this request,please contact Kevin Moore at 587-0426. Thank you.
( ) We have no objections.
( ) We have no comments.
( ./S Comments are attached.
Signed�'�_� _
Print name: irony S.Chong,Chief Engineer
Date: JAN 2 7 2015
cc: Central Files
DEPARTMENT OF LAND AND NATURAL RESOURCES
ENGINEERING DIVISION
LD/Russell Y.Tsuji
Ref.: County Council Initiated(GPA 14-000002),Amendment of Map 14 of the Land Use Pattern
Allocation Guide(LUPAG)Map for Keaau Town,County of Hawaii General Plan
Hawaii.007
COMMENTS
() We confirm that the project site,according to the Flood Insurance Rate Map(FIRM),is located in
Flood Zone .
(X) Please take note that the project site,according to the Flood Insurance Rate Map(FIRM),is
located in an area of minimal tsunami inundation. The National Flood Insurance Program
does not have any regulations for developments within this area.
() Please note that the correct Flood Zone Designation for the project site according to the Flood
Insurance Rate Map(FIRM)is
() Please note that the project site must comply with the rules and regulations of the National Flood
Insurance Program(NFIP)presented in Title 44 of the Code of Federal Regulations(44CFR),
whenever development within a Special Flood Hazard Area is undertaken. If there are any
questions,please contact the State NFIP Coordinator,Ms.Carol Tyau-Beam,of the Department of
Land and Natural Resources,Engineering Division at(808)587-0267.
Please be advised that 44CFR indicates the minimum standards set forth by the NFIP. Your
Community's local flood ordinance may prove to be more restrictive and thus take precedence
over the minimum NFIP standards. If there are questions regarding the local flood ordinances,
please contact the applicable County NFIP Coordinators below:
() Mr.Mario Siu Li at(808)768-8098 of the City and County of Honolulu,Department of
Planning and Permitting.
() Mr.Frank DeMarco at(808)961-8042 of the County of Hawaii,Department of Public
Works.
() Mr.Carolyn Cortez at(808)270-7253 of the County of Maui,Department of Planning.
() Mr.Stanford Iwamoto at(808)241-4896 of the County of Kauai,Department of Public
Works.
() The applicant should include project water demands and infrastructure required to meet water
demands. Please note that the implementation of any State-sponsored projects requiring water
service from the Honolulu Board of Water Supply system must first obtain water allocation credits
from the Engineering Division before it can receive a building permit and/or water meter.
() The applicant should provide the water demands and calculations to the Engineering Division so
it can be included in the State Water Projects Plan Update.
() Additional Comments:
() Other:
Should you have any questions,please call Mr.Dennis Imada of the Planning Branch at 587-0257.
Signe �[" a
ARTY S.CHANG,C IEF ENGINEER
Date: k,- -2_71 — l
"' State of Hawaii
'
'. -' f FLOOD HAZARD ASSESSMENT REPORT
.N
r..r.r.
7.0....„,,,.,_,,_
` r r
.fes '� 7. _--__ , �� '-<\:\•.,\l
t , ,' `�� p,, , .. , �` fes- ) p 1L
1150 . <y,` 'x - `��'r :,
PANEL NOT PP Il'<I/TED • ' \ .�.`L ti `\ 7 r'"/�,
(MINIMAL TSUNAMI I IUNDIk • `\ ' .>- ` )`
' ti 4...\\A„.,...-------Js ,----7,.../-<"
=y ,.::
r
- X1 1::t...§ ' ,.' � i. .�� x.
lia (*1-....,.#.,...,,417.,..„:.:,,.,, 1 .eL;illf#,,,....:_,...ti.: A ..,,.,„.,,i,,, nib;
%;/{;',-\ ,,,..
' ;�f ``` `t -i
i....
PANEL NOT PRINTE�� ``ti �o , " Im -u;rt''-. :�:1, r
(MINIMAL TSUNAMI INU., 4 ATION? ,-'--
Or RD ,
t ,,.-y
// t —`J 1
7 /fJ ti^
�`�i� _" ti`s MAKOI it ;.f '
5 A '1V1:1i• ''• *.=
` ';i:.'C 2 "' \. j r "`y`�"`"�'.'s.y�`." R": jyj� x-: ''"+r' , ` .,.-.-rc�,.,-v,�.., - -
'- .. , r„', -.—` ;: ..,ti' ., ka c' r Q,$l LS `` ;.5,7 i;74 ; ; 7 ,
FLOOD ZONE DEFINITIONS PROPERTY INFORMATION
SPECIAL FLOOD HAZARD AREAS SUBJECT TO INUNDATION BY THE 1%ANNUAL COUNTY: HAWAII
CHANCE FLOOD-The 1%annual chance flood(100-year flood),also known as the base TMC NO: (3)1-5-006.004
flood,is the flood that has a 1%chance of being equaled or exceeded in any given year. PARCEL ADDRESS:
The Special Flood Hazards the area subject to flooding by the 1%annual chance flood.
Areas of Special Flood Hazard Include Zone A,AE,AH,AO,V,and VE. The Base Flood F RIA INDEX DATE: APRIL 02,2004
Elevation(BFE)is the water-surface elevation of the 1%annual chance flood. Mandatory LETTER OF MAP CHANGE(S): NONE
flood insurance purchase applies in these zones: FEMA FIRM PANEL(S):
III Zone A: No BFE determined.
III1551661150C-PANEL NOT PRINTED
Zone AE: BFE detemtined. 1551661375C-PANEL NOT PRINTED
. Zone AH: Flood depths of 1 to 3 feet(usually areas of ponding);BFE determined.
n Zone AO: Flood depths of l to 3 feet(usually sheet flow on sloping terrain);
average depths determined.
•Zone V: Coastal flood zone with velocity hazard(wave action);no BFE determined. PARCEL DATA FROM: JUNE 2013
■Zone VE Coastal flood zone with velocity hazard(wave action):BFE determined. IMAGERY DATA FROM: MAY 2005
■ Zone AEF: Floodway areas in Zone AE. The floodwmy is the channel of stern
plus any adjacent floodplain areas that must be kept free of encroachment so that IMPORTANT PHONE NUMBERS
the 1%annual chance flood can be carried without increasing the BFE. County NFIP Coordinator
NON-SPECIAL FLOOD HAZARD AREA-An area in a low-to-moderate risk flood zone. County of Hawa&
No mandatory flood insurance purchase requirements apply,but coverage is available in Frank DeMarco,CFM (808)961 6042
participating communities. Slate NFIP Goordinator
IIIZone XS(X shaded): Areas of 0.2%annual chance flood;areas of 1%annual Carol Tyau beam,RE.,CFM (808)587-0267
chance flood with average depths of less than 1 foot or with drainage areas less Disclaimer:The Department of Land and Natural Resources(DLNR)
than 1 square mile;and areas protected by levees from 1%annual chance flood, assumes no responsibility arising from the use of the information
c contained in this report.Viewers/Users are responsible for verifying the
11 Zone X: Areas determined t0 be outside the 0.2/o annual chance floodplain, accuracy of the information and agree to indemnify the DLNR from any
OTHER FLOOD AREAS liability.which may arise from its use.
® Zone 0: Unstudied areas where flood hazards are undetermined,but flooding is If this map has been identified as'PRELIMINARY'or'UNOFFICIAL',
please note that it is being provided for informational purposes and Is
possible. No mandatory flood insurance purchase requirements apply,but coverage not to be used for official/legal decisions,regulatory compliance,or flood
is available in participating communities. insurance rating. Confect your county NFIP coordinator for flood zone
determinations to be used for compliance with local floodplain
management regulations.
o._
I,-DAVID Y.IG[ �'e - ACTING�. �i CARTY 6 CHANG
DOVE NOA OF HAWAII
A !? BOARD NARwLANADATRL
RESOURCES
aouomcONWATER uno E► eLI0
d Vod and,y .�.
m No
STATE OF HAWAII !�+5 3 A • €>5
DEPARTMENT OF LAND AND NATURAL RESOURCES
_ — LAND DIVISION .71 1.
\ he ''.i L1
POST OFFICE BOX 621 L+ U D i v ;j '�+
• eotw++ HONOLULU,HAWAII 96809 r!�(i, H:1‘,‘::'
ii,
January 20,2015
MEMORANDUM
TO: DLNR Agencies:
_Div. of Aquatic Resources -•
_Div.of Boating&Ocean Recreation _
X Engineering Division
X Div. of Forestry &Wildlife
_Div. of State Parks
X Commission on Water Resource Management
Office of Conservation&Coastal Lands _
X Land Division-Hawaii District
X Historic Preservation
FROM: -Russell Y.Tsuji,Land Administrator V
SUBJECT: County Council Initiated (GPA 14-000002); Amendment of Map 14 of the
LUPAG Map of the County of Hawaii General Plan
LOCATION: Keaau,Puna,Hawaii
Transmitted for your review and comment is information on the above referenced
application. We would appreciate your comments on this application. Please submit any
comments by January 29,2015.
If no response is received by this date,we will assume your agency has no comments. If
you have any questions about this request,please contact Kevin Moore at 587-0426. Thank you.
( ✓'r We have no objections.
( ) We have no comments.
( ) Comments are attached.
Signe
Print name:
Date: /2 G 'r
cc: Central Files
William P.Kenoifi*`�jw y' r -,;I
�% - Duane Kanuha
Mayor
:(•:4 '>4•• Director
-tw
a►4 s ' ' - ;; 2 02 Bobby Command
\•.•' Deputy Director
County of Hawaii
PLANNING DEPARTMENT
PUNA COMMUNITY DEVELOPMENT PLAN ACTION COMMITTEE
Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawaii %720
Phone(808)961-8288 • Fax(808)961-8742
February 10, 2015
Duane Kanuha
Planning Director
Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Aloha Director Kanuha,
RE: The Director initiated proposed amendment to Map 14 of the Land Use Pattern Allocation
Guide(LUPAG)Map of the County of Hawai`i General Plan (adopted by Ordinance No. 05-
025, amended by Ordinance Nos. 06-153 and 14-087)by changing the land use designation for
portions of Kea'au Village and immediately surrounding areas
The Puna Community Development Plan (PCDP) Action Committee(AC) appreciates the opportunity
to review the above referenced request. The PCDP favors the planned expansion of commercial and
industrial development within designated Regional Town Centers and Village Centers that address
"community-serving and public uses, such as schools and parks..." and "to promote a more `walkable'
community, with access to mass transit as well as to provide a wider range of housing opportunity."
One of the principle tenets of the PCDP document is the village center concept through which
appropriate and proper expansion of commercial and industrial areas with the development of
community services and infrastructure is achieved.
For the reasons stated below, the PCDP Action Committee cannot support this proposal as presented at
this time.
In reviewing the proposed amendment, the fact that the entire area to be changed is being labeled
"Urban Expansion"opens it to the widest possible range of urban type uses and densities as defined in
the Hawaii County General Plan— Proposed Land Use Pattern definitions. "Urban Expansion Area:
allows for a mix of high density, medium density, low density, industrial, industrial-commercial and/or
open designations in areas where new settlements may be desirable, but where the specific settlement
pattern and mix of uses have not yet been determined." Granted that further "discretionary land use
actions" would be required, the potential opportunity the designation of Urban Expansion provides for
industrial uses is of major concern.
Hawai`i County is an Equal Opportunity Provider and Employer C y irl 5
'a..)
The PCDP Action Committee believes that a more thoughtful application of LUPAG designations
would be more appropriate for the Kea'au Village area that will ensure growth patterns more
conducive to a livable and walkable community based on the principles of Smart Growth. For
example, the land next to and around the schools might be more appropriately designated for low and
medium density urban uses rather than major commercial or industrial uses. Additionally, the PCDP
states "rezoning for residential development at higher densities, along with zoning for associated
neighborhood-oriented services, may occur within the LUPAG `alternate urban expansion areas,'
provided that such zoning proceeds in phases outward from the designated regional town center. We
believe that a comprehensive review of the LUPAG designations for the entire Kea'au area should be
considered as part of any effort to define the Kea'au Regional Town Center area, including the vast
area mauka of Highway 11 currently designated Urban Expansion.
Lastly, the PCDP clearly calls for the creation of town center master plans prepared through a
community based process to guide future residential, commercial and industrial development in Puna.
It states "the regional town center plan should be prepared through an inclusive community based
process that involves major stakeholders, including landowners, community representatives, and public
agencies." As far as the PCDP AC is aware, there has been no inclusive community effort to create a
town center master plan for Kea'au. Additionally, it appears that there was no public community input
prior to Resolution 464-14 being presented to the Hawaii County Council. The AC is concerned that
valuable community input and concerns have not been properly heard or considered.
The Action Committee would like to see more refinement to this plan. This broad brush approach
leaves too great an area vulnerable to undesirable development. Greater specificity will help to direct
the development and help to preserve the character of Kea'au.
Again, we thank you for allowing the AC the opportunity to respond to the LUPAG Amendment and
appreciate your consideration of our concerns. We request that the PCDP AC be kept informed of the
progress of this proposed amendment.
Sincerely,
mRc-
Patti
Pinto
Chair,PCDP Action Committee
P. Q. Box 1520
Pahoa, Hawai '196778
)`x-2000
y ;� www.malarnaopuna.org * malamaopuna(ci vahoo.com
•
r
�- Newel rsprecious natural heritage
February 19, 2015
Windward Planning Commission
c/a Hawaii County Planning Dept.
Aupuni Center
Hilo, HI 96720
RE: NEW BUSINESS- INITIATOR PLANNING DIRECTOR(GPA-14-002)
Aloha Commissioners:
Malama 0 Puna,a 501(c)(3)environmental nonprofit that has been working in the Puna District
since 1990, is testifying in opposition to the portion of the General Plan Amendment for Kea'au
Town Center that changes Important Agricultural Lands(lal)to Urban Expansion (ue). Our
reasons are found in the General Plan itself,to wit:
Page 14. M. Land Use. Goals: "Protect and encourage the intensive utilization of the County's
important agricultural lands."
Page 15. (1)Agriculture. Goal: "Identify,protect and maintain important agricultural lands on
the island of Hawaii.
Policies: "Zoning shall protect and maintain important agricultural
lands from urban encroachment."
Thus, we find that the changes proposed by the Planning Director are inconsistent with the
General Plan Itself.
In addition,The Puna Community Development Plan: Managing Growth section, provides
supporting detail:
page 3-7,3.13 Actions:f.:"amend the zoning code and/or apply district-wide
rezoning to limit allowable building footprint on residential and agricultural-zoned lands..."
EXH I 019714 4
�C.3
page 3-8,3.2.1.Agriculture and Economic Development, Goals:
a. Lands for agricultural use are preserved.
b. Quality agricultural land is dedicated to agricultural use in perpetuity.
c. Opportunities for diversified agriculture increase.
3.2.2 Objectives:
a. Discourage urban growth and further subdivision of lands that have been identified
as having potential value for agricultural use through appropriate zoning re-designations and
new code provisions.
d. Discourage real estate speculation on agriculturally-zoned lands.
k. Protect quality agricultural lands,especially fallow agricultural lands,through
purchase or lease by County,State or community land trust, and provide long term leases for
community use.
3.2.3 Actions
c. Rescind the Urban Expansion Area designations in the County of Hawai'i General Plan
LUPAG...
Thus, neither the County General Plan nor the Puna Community Development Plan
support the proposed changes from Important Agricultural Land to Urban Expansion. In fact,
they are expressly in opposition to such a change. Malama 0 Puna therefore respectfully
requests that the Windward Planning Commission not approve the Director's changes to the
LUPAG map as proposed to you today.
mahalo,
Aza.,f,,,e64.40e)
René Siracusa, President
I CO
PUBLIC WORKSHOP
GENERAL PLAN LUPAG MAP AMENDMENT FOR KEAAU VILLAGE
COMMENTS AND FEEDBACK
Please provide any written comments/concerns you have about the proposed
amendment in the space below. You may also e-mail your comments to
planninaeco.hawaii.hi.us or fax to (808) 961-8742.
Name: jviths et, Date: 02- I I- CS-
Mailing Address: oc a. «.o}c. i',(q5 /� `/ (07(P5
Phone number(s): q L L -g X51 (business) (residence)
/4. 1 . I G-e- X24( PAS /LA-uD (25G-- OVEx_vtCUJ
•
n '
kT a) 6Lei 2c.ra.4,4.,-;->,)4611/. �44c J..t- ie. ems.
td-L. ) a:4 Ld- v-- Viz? rca'
Pc-De 41.64 " ace)xig /1- J
• / • ' I
1!L: iAD, 11, �. �tc.t'iC � VAIL, L DPAG `'
taut-rz-� - Ce.-
EX E x
1
Arai, Daryn ., �� aic'(? ~3r._7:
From: Elmer Solis <elmer@malamasolutions.com>
Sent: Tuesday, February 17, 2015 3:54 PM 2f:15 r- `` ! S I: 04
To: Arai, Daryn
Cc: Santiago, Hans; Keiko Mercado;Ilagan, Greggor; Paleka, Daniel; Elmer Solis
Subject: General Plan LUPAG Map Amendment for Kea'au Regional Town Center-Testimony
Attachments: Kea'au - Resolution No.464-12 -Testimony(Elmer Solis).pdf; Kea'au - Resolution No.
464-12 -Testimony(Elmer Solis).pdf
Aloha Mr. Arai,
It was quite the pleasure meeting you on February 11, 2015 at the public hearing for the General Plan
LUPAG Map Amendment for Kea'au Regional Town Center. I appreciate everything that you guys do in the
planning department and understand the predicament you are in when presenting a possible unpopular
resolution to the community. I would like to submit the attached testimony for the record. Although I am a
member of the Puna CDP, this testimony is only meant to represent me as a Kea'au resident. Thank you for your
time and please feel free to contact me if you have any questions or concerns. Mahalo Nui Loa
Elmer R. Solis
Malama Solutions, LLC
www.malamasolutions.com
Mobile: (808) 756-2329
Office: (808) 966-4447
7026
EXHIEIT
/S'
Elmer@maiamasoiutions.com
808-756-2329
General Plan Land Use-Overview 14.1.1 Introduction and Analysis,Page 14-9. First
sentence of paragraph in middle of page. "The urban centers include high,medium
and low density designations."
Resolution No.464-12 and future drafts suggest going from a low-density
designation straight to an urban expansion designation.Also,although this
resolution also claims that it is in correlation with the Puna CDP, I am afraid that it is
most definitely not in correlation with the Puna CDP. Per Daryn Arai, Planning
Program manager, at the public hearing for the General Plan LUPAG Amendment
public meeting held on February 11, 2015 the sole reasoning for moving from low
density straight to an urban expansion area is that high density does not offer light
industrial zoning and an urban expansion area does.
Although the Puna CDP does favor planned expansion of commercial and industrial
development within the designated Regional Town Center(s),doing it like
Resolution No. 464-12 proposes skips right over the medium and high-density
urban designations in which both are sufficient in order to accomplish the planned
expansion of commercial and industrial development within designated Regional
Town Center(s) per the Puna CDP.In addition,currently Kea'au does not have the
proper infrastructure to support this major change. Puna/Kea'au already has
congested roads both going to Pahoa(HWY 130) and going to Volcano (HWY 11)
and I'm not even mentioning problems such as waster water etc.If we were to move
forward with this change,it appears that we have not learned from our past.
Looking at such developments that were created in the 1960's&70's; such as the
creation of subdivisions like HPP,Hawaiian Beaches,Orchidland Estates etc.These
subdivisions still do not have proper infrastructure and where proposed by private
companies strictly for personal profit.
The sad reality is that the problem does not stop there, although we understand that
changing the LUPAG map designation does not necessarily change the zoning.It
opens the doors for unlimited possibilities/requests that can potentially flood the
county offices with an abundance of rezoning applications.If I'm not mistaken even
at this time with the current rezoning applications that the county receives,
departments are already understaffed and application timeframes are quite long.
Therefore, I believe that properly utilizing our existing areas of urban expansion are
the most feasible option,an option that is also in accordance with the Puna CDP.
That being said, Kea'au already has two existing industrial areas,which are not at
100%capacity and also houses a MASSIVE urban expansion area already in
existence next to Shipman's industrial park that has not been touched. Reading
resolution No.464-12 it appears that whomever proposed this to former
councilmember Kern is only looking to make Kea'au (as a whole) an industrial
center by connecting the current industrial areas &urban expansion area together
and completely undermining the PCDP and its plans for the Kea'au Regional Town
Center.PCDP goals for planned expansion of commercial and industrial
development within designated Regional Town Centers and Village Centers that
1
Elmer@malamasolutions.com
808-756-2329
Lastly,if the above was not enough to prove that the PCDP is not in line with the
proposed resolution,PCDP-Section 5.2.3,page 5-7,the last sentence above Figure
5-1: Kea'au Regional Town Center map says."Rezoning for residential development
at higher densities,along with zoning for associated neighborhood-oriented
services, may occur within the LUPAG"alternate urban expansion areas,"provided
that such zoning proceeds in phases outward from the designated regional town
center," (The key words are"in phases"and "outward") meaning that changes
should occur in phases such as; a currently low-density area should increase to a
medium density and medium density to high density to allow for steady growth and
all to be done outward from the designated regional town center boundary.As you
can see from the map below,once again Resolution No.464-12 and future drafts are
not in correlation with the Puna CDP since it is proposing changes inside the
proposed Kea'au Regional Town Center boundary and most definitely not in phases.
Mahalo
PUNA COMMUNRY DAVELOPMENT PLAN
developed for commercial,industrial or public use. Nearly all of the designated village center is
within the State Urban District.
The principal landowner, W.H.Shipman. Ltd.. has developed a master plan with
community participation that indicates not only the development of the area within the
designated town center,but,in the long-term,much of their land beyond.Control of most of the
land by a single owner facilitates the planning and development of the proposed town center.
Commercial development that serves regional uses should be limited to the"regional town
center"boundaries. Commercial development that serves community village or neighborhood
village uses may be located adjacent to a regional town center. Rezoning for residential
development at higher densities, along with zoning for associated neighborhood-oriented
services.may occur within the LUPAG"alternate urban expansion areas."provided that such
zoning proceeds in phases outward from the designated regional town center.
Figure 3-1:Kea'au Regional Town Center
• 144 1101141°
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Camero, Tracie-Lee , r ,,, '"";{+T
From: James Arakaki <jimarakaki@hawaii.rr.com>
Sent: Wednesday, June 17, 2015 2:02 PM ' ` ?
To: Planning Internet Mail
Subject: Planning Director initiated GPA-14-002
Dear Windward Planning Commission members,
I support Planning Director initiated GPA-14-002 to amend LUPAG Map 14 in Keaau to change the land use designation
for portions of Kea'au Village and immediately surrounding area as follows:A-1 Low Density Urban to Medium Density
Urban and A-2 Important Agricultural Land to medium Density Urban.
I was born and raised in Keaau (Olaa),when I left for the military in 1958 the Puna Sugar Company was still in operation
and maintained many Plantation Camps where most of us grew up in. In 1982 the Puna Sugar Company announced it
would close down and since then about 370 homes and business were torn down. This General Plan Amendment will
allow the land owner to apply for re-zonings to build up the Village again and to replace many of the homes that the
Sugar Plantation maintained with new"work force housing". Keaau used to be the "Cross Road"of Puna for places like
Pahoa, Kurtistown, Mountain View and Volcano Village. Keaau was the Hub of commercial activity, employment,
education,sports and parks,government service and religion. All the traffic streaming through Puna passes Keaau
which means that Keaau could be the major employment and civic center for government facilities. Keaau could also be
the mass transit center that will service all of Puna to connect it with Hilo and the rest of the county. With this General
Plan Amendment Keaau could be Master Planned to include all the services and public facilities that a well planned town
should have. A well planned town will provide needed services to the Puna area as well as a good revenue generator for
the County of Hawaii who relies on Property Tax Revenues to provide for services that the people need.
Please give the Planning Director a favorable recommendation so that this can move up to the County Council for their
approval.
Yours truly,
James Arakaki
1 �.M, 09935
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COUNTY OF HAWAII •[. �" / •': STATE OF HAWAII
BILL NO.
ORDINANCE NO.
AN ORDINANCE AMENDING THE COUNTY OF HAWAII GENERAL PLAN AS
ADOPTED BY ORDINANCE NO. 05 25 AND AMENDED BY ORDINANCE NOS. 06 153,
12 89 AND 14 87, AND BY AMENDING MAP 14 OF THE LAND USE PATTERN
ALLOCATION GUIDE MAP BY CHANGING THE LAND USE DESIGNATION FROM
LOW DENSITY URBAN AND IMPORTANT AGRICULTURAL LAND TO MEDIUM
DENSITY URBAN FOR KEA'AU VILLAGE AND THE IMMEDIATELY SURROUNDING
AREAS, KEA'AU VILLAGE, KEA'AU, PUNA, ISLAND OF HAWAII.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION I. Purpose. The purpose of this ordinance is to amend Map 14 of the County
of Hawai`i General Plan Land Use Pattern Allocation Guide(LUPAG) Map in accordance with
Section 3-15, Hawai`i County Charter, and Section 16.2 Interim Amendments, Hawai`i County
General Plan adopted by Ordinance No. 05 25 and amended by Ordinance Nos. 06 153, 12 89
and 14 87.
SECTION 2. The County of Hawai`i General Plan Land Use Pattern Allocation Guide
(LUPAG) Map is hereby amended to designate the area in the vicinity of Kea'au Village and
immediately surrounding areas, Kea'au, Puna, Island of Hawai`i, from"Low Density Urban" and
"Important Agricultural Land"to "Medium Density Urban" all as shown on the map attached
hereto, marked Exhibit"A" and by reference made a part hereof
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect other provisions of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
Hilo, Hawai`i
Date of Introduction:
Date of 1'Reading:
Date of 2"d Reading: EXHIBIT
Effective Date:
11
Proposed General Plan Amendments for Kea'au Town Center
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Revised April 22, 2015 0 0.125 0.25 0.5 0.75 1
WINDWARD PLANNING COMMISSION
COUNTY OF HAWAI`I
HEARING TRANSCRIPT
JULY 2, 2015
A regularly advertised hearing on the Planning Director Initiated Amendment to Map 14 of
the County of Hawaii General Plan LUPAG Map was called to order at 9:01 a.m. in the
County of Hawai`i Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai`i with
Chairman Myles Miyasato presiding.
COMMISSIONERS PRESENT: Myles Miyasato, Charles Heaukulani, Gregory Henkel, Donald
Ikeda, and Raylene Moses.
ABSENT & EXCUSED: Donn Dela Cruz.
ALSO PRESENT: Duane Kanuha(Planning Director), Danny Patel (Deputy Corporation
Counsel for the Windward Planning Commission), Daryn Arai (Planning Program Manager),
and Sarah Hata-Finley(Commission Secretary).
And approximately 8 people from the public in attendance.
INITIATOR: PLANNING DIRECTOR (GPA-14-002)
An amendment to Map 14 of the Land Use Pattern Allocation Guide(LUPAG) Map of the
County of Hawaii General Plan(adopted by Ordinance No. 05-025, amended by Ordinance
Nos. 06-153, 12-89, and 14-087)by changing the land use designation for portions of Kea`au
Village and immediately surrounding area as follows:
• A-1: Low Density Urban to Medium Density Urban encompassing a contiguous area of
approximately 475 acres from approximately 0.3 miles northwest(makai) of the intersection of
Kea`au-Pahoa Bypass Road and Highway 11 (Volcano Highway) to and including the area in the
vicinity of Ulupono and Milo Streets, extending south of Kukula Street and then in a westerly
direction to the boundary of the Kea`au Ag Lots Subdivision to the Highway 11-Old Volcano
Highway intersection along the Old Volcano Highway leading to the Village core.
• A-2: Important Agricultural Land to Medium Density Urban encompassing the
triangular area of approximately 112 acres from Kukula Street-Kea`au Bypass Road intersection
south to the Kea`au Bypass Road-Kea'au Pahoa Road intersection, and then approximately to the
northeastern corner of the Kea`au Ag Lots Subdivision.
MIYASATO: Under new business item on the agenda--Initiator Planning Director, amendment
to Map 14.
ARAI: Good morning, Mr. Chairman, Commissioners. The first and only item on today's
agenda is a Planning Director initiated request to amend the General Plan Land Use Pattern
Allocation Guide Map for that particular area in the vicinity of Keaau Town.
RE: Bill 72 (Comm. 398)
1
And, if I may direct your attention to the presentation on the screen--first of all, why amend the
Land Use Pattern Allocation Guide Map for Keaeau Town?
It was predicated on a County Council Resolution No. 464-14 that was issued in July 18, 2014,
where the Council requested the Director to initiate an interim amendment to the Land Use
Pattern Allocation Guide Map in the vicinity of the Kea`au Regional Town Center as defined by
the Puna Community Development Plan based on findings that:
(1) The County of Hawaii General Plan LUPAG Map designations for the Kea`au Regional
Town Center area are inconsistent with the objectives, actions, and land use
recommendations of the Puna CDP.
(2) There are inconsistencies between the existing zoning designations and the LUPAG Map
designations in the vicinity of Ulupono and Milo Streets, and I'll show you that later as
we go through some additional slides.
(3) In order to meet the objectives of the Puna CDP and to facilitate future land use
entitlements and enhance the role of the Kea`au Regional Town Center, including the
Puna CDP's statement that zoning for residential development and associated
neighborhood oriented services may occur within the LUPAG alternate urban expansion
areas, the General Plan should be more closely aligned to the Puna CDP.
(4) Inconsistencies between the LUPAG map and the Puna CDP recommendations, growth
within the Kea`au Regional Town Center has been primarily confined to a core in which
specific settlement patterns have not yet been fixed and which is currently designated
Medium Density Urban on the LUPAG Map,with limited opportunities in the Low
Density Urban area for higher density residential units and retail and office commercial
uses to support the regional town center in Kea`au.
For these reasons, the County Council through this specific resolution expresses support of the
amendment because it supports the Kea'au Regional Town Center principles and designation
adopted in the Puna CDP and determines the development of the Kea`au Regional Town Center
will serve the interest of the public by stimulating growth through sustainable principles that will
provide for improved public infrastructural systems and facilities, direct and indirect
employment, and a continued sense of place outlined herein, in the Puna CDP, and in the
General Plan.
Public informational meetings on the Council resolution and its directive to the Department were
held on February 11, 2015 in Kea`au and the following day, February 12th, in Kona. During the
Kea`au meeting, some concerns were expressed by the public, among others, focused on the
overly broad nature of the proposed urban expansion designation as defined in the Council
resolution, that could allow industrial uses within the village town center and in close proximity
to existing residential uses and schools, creating an issue of compatibility between these uses.
Based on those comments received during the workshops and public and agency review period,
the Planning Director recommends that the proposed LUPAG Map amendment identify a
medium density urban designation that would be more appropriate as it would expand upon the
existing medium density urban designation that encompasses the existing commercial area in
2
Kea`au town while limiting the potential for potentially incompatible industrial uses within the
town center.
This figure here is taken directly from the Puna Community Development Plan, and this is
Highway 11 to your right toward Hilo, to the left toward Volcano. This road here where I'm
pointing at is the Kea`au Bypass that heads on its way down to Pahoa. The large purple area you
see here is the Kea°au—I'm sorry—the Shipman Industrial Park. And, the Kea`au commercial
core is located at the intersection of Kea`au-Pahoa Road and Highway 11.
As you can see here, it outlines regional uses. This is the area on the mauka side of Highway 11,
and Kea`au Park is roughly in this vicinity here. Off to your left is Kamehameha School
Complex here. And, the dark red colors shown here is the Gateway project that doesn't exist on
the ground but for which zoning has already been established. And again, you have the other red
area here represents the Kea`au, existing Kea`au commercial core.
The map actually shows the preliminary outline or boundaries, perimeter boundary, of the
Kea`au Regional Town Center, and you can see it where it basically goes on the mauka side of
Highway 11 around Shipman Industrial Park and then along the Pahoa Bypass, and then makes
its way back along the, the eastern boundary of Kea°au Ag Lots.
This figure here is the existing General Plan Land Use Pattern Allocation Guide Map with makai
basically to the,to the top of the map mauka to the bottom. The dark gray represents Industrial
lands. This particular area is Shipman Industrial. This other gray area here is in the vicinity of
the HELCO power plant. The cross hatch here is Urban Expansion. Urban Expansion is a type
of designation that the County Council, through its resolution, asked the Director to,to take a
look at as part of this proposed LUPAG Map amendment. The yellow represents Low Density
Urban uses which is typically single family residential types of uses. And the orange here, which
basically comprises roughly 52 acres of land, encompasses the existing Kea`au commercial core.
I'm now gonna switch over to the proposed map. This map represents that particular area by
which the proposed amendment will change the General Plan LUPAG Map classification from
Low Density uses to Medium Density, and that is represented here. That comprises
approximately 475 acres. And,there's a little segment here of approximately 112 acres located
in the vicinity of Kea`au High School. And,that area will go from Important Agricultural Lands
to Medium Density Urban.
And, once again,right here, the existing medium density urban area that encompasses the Kea`au
Village, Kea`au Town Center core—commercial core I should say. And,this proposal would
simply expand that medium density throughout the area bordered by the Pahoa Bypass, off to the
right by the Kea`au Ag Lots, Highway 11 at the bottom of the map, and abutting against the
existing Industrial designation that surrounds the power plant.
The desig—you may see here—hopefully, you can see here, the existing subdivisions in the
vicinity of the town core. Those areas will remain Low Density Urban. So,by looking at this
map, you can understand some of the concerns by the community with the original Council
expressed Urban Expansion designation that could possibly accommodate industrial type of uses
3
and the concern that such industrial type of uses in such close proximity to these established
residential areas could create a conflict between those uses.
Just to clarify some of the designations that I, I referenced. Low Density Urban includes
residential units with unit density of about 6 units per acre with ancillary community and public
uses and neighborhood convenience type of commercial uses. Typical zonings allowed within
the Low Density area is single family, RS; Double Family, RD; Open; Limited Commercial—
I'm sorry—Limited Neighborhood Commercial or CN; or Village Commercial, CV.
Important Agricultural Lands designation, I'm sorry, are those lands with better potential for
sustained high agricultural yields because of soil type, climate, topography, or other factors. And
zonings allowed within the Important Agricultural area is Agricultural; Family Agricultural;
Important Agricultural; and Open.
And, again,just for reference, the current area designated Important Agriculture is in the vicinity
of Kea`au High School.
Those classifications I mentioned earlier are being requested to be amended to a Medium
Density Urban classification that would allow for village and neighborhood commercial and
single family and multiple family residential uses and related functions with a unit density not to
exceed 35 units per acre. And, typical zonings allowed within Medium Density include Single
Family; Double Family; Multiple Family; Residential-Commercial Mixed Use Districts, RCX;
Neighborhood Commercial; Village Commercial; Project Districts; and Open.
Just for reference, excuse me,just for reference purposes, this is a map depicting the existing
zoning pattern in the vicinity of the Kea`au Town area. The dark green represents Agricultural,
minimum lot size 20 acres. The white area here is the Shipman Industrial Park which is
currently designated Industrial. Off to your right is the lighter green color which is Agriculture–
1 acre, minimum lot size. This is Kea`au Agricultural lots. The yellow colors here represent
single family residential uses, encompassing the existing subdivisions within the Kea`au,Kea`au
Village core. And, the other white color here, and I'm sorry that didn't come out well, is the
existing commercial zoned lands that encompasses the Kea`au commercial core.
Now,what we tried to do was sort of like overlay the, the proposed LUPAG Map amendment
Map that's—you have in your Background Report—overlay it with an aerial shot of the Kea`au
Village, and I'm always impressed that we can do these kind of things nowadays. But, you can
see Kea`au-Pahoa Bypass up near the top of the map. This is Highway 11 to the left toward
Hilo; to the right toward Volcano. And, you can see Kea'au Ag Lots off to your right here,
lower right. And, again, you see the existing single family dwellings within the town center
itself. And the cross hatch, once again, represents that area that we are proposing to go from
Low Density Urban to Medium Density Urban. And, off to your right here, is, you can see just
under the cross hatching, is the Kea°au High School complex, and in this particular area, we're
asking for an Important Agricultural Land amendment to Medium Density Urban.
So—so, with that, we are asking the Commission for a favorable, favorable consideration of this
proposed LUPAG Map amendment as presented, and I would like to draw your attention to a
4
letter that we just received yesterday from HMSA dated June 25, and it is a letter in support of
the proposed amendment request.
So, with that, I stand ready to answer any questions that you may have.
MIYASATO: Commissioners, any questions for staff. No? Thank you. Do we have anyone
wishing to testify on this agenda item? If not, Director, you have any comments?
KANUHA: The only comment I have is that Daryn Arai did a heck of job putting this together.
He put in a lot of time. Spent a lot of time with the community. Spent a lot of time with the
major landowner in the area. And, you know, I can't say enough about what a great job he did in
putting this together. Thank you.
MIYASATO: Thank you. Is there any questions for the Director. If not, can I have a motion to
close public testimony?
IKEDA: Move to close.
MOSES: Second.
MIYASATO: I have a motion and a second to close public testimony. All in favor?
COMMISSIONERS: Aye.
MIYASATO: Any opposed? I call a close to public testimony on this matter. Commissioners,
any discussion? If not, I'll accept a motion.
MOSES: I move that a favorable recommendation be forwarded to the County Council on the
application for General Plan Amendment, Docket No. GPA 14-002, pursuant to the Planning
Director's findings and recommendation which shall be adopted.
IKEDA: Second.
MIYASATO: I have a motion by Commissioner Moses, a second by Commissioner Ikeda. Any
discussion on the motion? You can call the roll.
ARAI: Thank you, Mr. Chairman. Commissioner Moses?
MOSES: Aye.
ARAI: Commissioner Ikeda?
IKEDA: Aye.
ARAI: Commissioner Heaukulani?
5
HEAUKULANI: Aye.
ARAI: Commissioner Henkel?
HENKEL: Aye.
ARAI: And Mr. Chairman.
MIYASATO: Aye.
ARAI: Mr. Chairman, favorable motion carries with five aye votes.
MIYASATO: Thank you.
The discussion ended at 9:17 a.m.
Respectfully submitted,
Sarah Y. Hata-Finley, Secretary
Windward Planning Commission
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