2020-02-20 Leeward Exh D (AMEND REZ 2004-024 & AMEND REZ 2004-025)

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west and then one here to the east, and this is going to be a spine road that connects Kuakini to Queen Ka`ahumanu Highway. Also showing here are some archaeological sites that were identified in an archaeological inventory survey approved for the subject development. Here are some site photos. Such a large land area, difficult to get anything really of worth to take a photo of, these are just photos from Kuakini Highway looking toward Kailua-Kona, and here on the top right is a view of the intersection at the Kahakai Estates Subdivision. Bottom left is a view of Queen Ka`ahumanu Highway looking toward Kailua-Kona. This is at Puapua`anui Street with the subject property on the right, and here is a view looking the other direction with the subject property on the left hand side. The Planning Director is recommending an unfavorable recommendation be forwarded to the Hawaii County Council for both ordinances for the following reasons: 1) The proposed requests do not conform with the goals, objectives, and actions of the Kona Community Development Plan; 2) The proposed request does not conform to the goals, policies, and courses of action for the Land Use—Commercial Development& Land Use—Multiple-Family elements of the General Plan; 3) Previous segmentation of this area in securing planning entitlements was inconsistent with State Law; and, finally, the proposed request will not result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare. I'll go into a little bit more detail for each of these reasons. The first is non-conformance with the Kona Community Development Plan. The Kona Community Development Plan was adopted in 2008, about three years after the zoning for the subject properties was approved. As you know, when we look at amendments to ordinances or permits, we have to look at the existing plans of the time, so whereas prior, when they got their zoning, the CDP wasn't in place, it was now, so we looked at that in analyzing the request. The subject properties are situated within the middle of the Kahului-Puapua`a Village TOD, which, according to the Plan, are general locations for these areas but are then secured by Project District. Within the Kona Urban Area, compact, walkable, mixed-use village development is preferred in the TOD. This is something the Plan calls for that indicates that, that indicates an actual development preference for those transit-oriented developments that have a more dense walkable commercial core surrounded by a secondary more residential area and then a greenbelt area surrounding that. The CDP also identified a mechanism to achieve this preferred development pattern in the TOD, as it allows, as the Project District allows flexibility in uses and densities for, and all developed under a master plan. So, basically, under the existing single district zoning, Multiple-Family and Neighborhood Commercial, because of use requirements and density requirements and the like under those existing zonings, the preferred development pattern cannot be achieved through the existing single-district zoning. The applicant has suggested conditions of approval that could further the TOD concept, but the Director is not inclined to create a new development process through separate zoning ordinances in the area but prefers to use the existing community-vetted master planning process recommended in the CDP. The applicant has represented that a minimum 50-acre land area that's required for Project District cannot be met because each of these properties are under 15 acres. However, we believe they can be met by consolidating the surrounding properties that are under joined ownership or management, which is about 61 acres in the area. This is Planning Department Exhibit No. 4 just showing the ownership of the parcels in the area; this is a subdivision map that was, the 5 EXHIBIT D