COM 0911.000 2014-2016 - Laserfiche WebLink

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Dru Kanuha, Council Chair and Members of the County Council Page 3 The General Plan Land Use Pattern Allocation Guide(LUPAG) designation for the properties and surrounding area changed by removing the Urban Expansion designation and replacing it with the Medium Density Urban designation. The Urban Expansion designation would have allowed for commercial and light-industrial uses in this area. The proposed 58-lot residential development is consistent with the current LUPAG designation which allows for residential density of up to 35 units per acre. The General Plan also called for the creation of community development plans to direct physical development and public improvements within a specific area. The Kona Community Development Plan(KCDP)was adopted in 2008 for this purpose. The proposed project is located within the Kona Urban Area and outside of a Transit Oriented Development(TOD) area. It is considered an infill project in that it is surrounded by existing development on all sides, and is therefore consistent with the goals and policies of the KCDP, Policy LU-2.8(2)(b)ii which encourages infill rezones. The property is surrounded by residential condominiums on the north and west side across Ali`i Drive. Ali`i Garden Marketplace is located on the property to the south and the Kahakai Estates single-family residential subdivision is located to the east above the proposed Ali`i Parkway right-of-way. Table 4-1 (Concurrency Table) and Policy TRAN-6.2 of the KCDP lists the Kahului-Keauhou Parkway(Ali`i Parkway) and Lako Street Extension as priority road improvements needed in order to rectify existing deficiencies and influence the pattern of future growth. The Department of Public Works indicates that both roadway projects are active and necessary,but cannot provide an estimate of when these projects will be constructed. The Statewide Transportation Improvement Plan (STIP) shows the Ali`i Parkway project is expected to begin construction in 2020. Policy TRAN-6.1 indicates that all roadways in the Kona Urban Area are"critical road areas"to be built concurrent with the occupancy of units as defined in the Zoning Code `Concurrency Requirements' section. The Planning Director recently issued an interpretive determination regarding Policy TRAN-6.1 to say that he concurs with the Kona CDP Action Committee's determination that the official concurrency map be applied as follows: To the extent that road improvements are necessary as area mitigation for a project within the Kona CDP, such improvements shall be for some or all of the road segments in that concurrency zone sufficient to offset the traffic demand or impact generated by that project, based on the level-of-service in accordance with the standards for such determinations as set forth in section 25-2-46 of the Zoning Code.