COM 0198.000 2018-2020 - Laserfiche WebLink

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Aaron S.Y. Chung, Council Chair and Members of the County Council County of Hawai Page 4 An increase to the maximum number of residential units would reflect the additional density proposed for the 36+/- acre residential area south of Alenaio Stream. In a letter dated December 20, 2018, the applicant proposed to increase the density of this area from forty- nine (49)to a maximum of one hundred twenty five(125) lots, as a response to comments from Department of Health requiring that the entire development be connected to the county sewer system. The proposal would result in an average density of 12,000+square feet per lot, comparable in size to the adjoining Sunrise Ridge Subdivision with its RS-10 zoning. The applicant believes that having the ability to increase the amount of housing units within the WPD would have a greater value to the community, particularly in light of the loss of housing units in the lower Puna area, approximately thirty(30) miles away. Further, it would tend to be more compatible with the surrounding residential areas. To make the project more financially feasible, the applicant would need to have more market type of units. As such, it requests that the maximum units be increased to 700, inclusive of the affordable units constructed to address the affordable housing requirements of the County Housing Code (Chapter 11). It should be noted that the applicant still intends to construct some senior housing which would probably address some of the affordable housing requirements. At the same time, reducing the allowable commercial area by 60,000 square feet should not compromise the intent of the WPD.There still would be sufficient commercial space to accommodate the project's commercial needs, and, with the medical office component, the general community. Further, it is not the intent of the WPD to entertain a"big box"retailer or replace existing business centers but instead to complement and/or supplement them. Having the ability to construct a sizable commercial area may have the unintended consequence of diluting the strength and function of the established commercial cores in the City of Hilo. It should also be noted that the traffic impact associated with the increase of residential use and decrease of commercial uses is negligible. A summary analysis prepared by the applicant's traffic consultant, Austin Tsutsumi and Associates, is found in Exhibit G of the Application. While the change would result in a slight increase in the AM peak(1065 versus 951) movements, the PM movements would be slightly reduced (1894 to 1856). Planning Director's Recommendation for Amending Conditions D and E The Planning Director supports these amendment requests since there is a shortage of housing in Hilo and the increase in traffic from increasing housing units and decreasing commercial development would be negligible.