2020-06-18 Leeward Exh D (AMEND REZ 2004-024 & AMEND REZ 2004-025)

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So the Planning Director is recommending an unfavorable recommendation be forwarded to the Hawaii County Council for both ordinances for the following reasons: The proposed requests do not conform to the goals, objectives, and actions of the Kona Community Development Plan; the proposed requests do not conform to the goals,policies, and courses of action of the Land Use– Commercial, Development& Land Use–Multiple Family Elements of the General Plan;previous segmentation of this area in securing planning entitlements is inconsistent with State Law; and, 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 just wanted to point, and I didn't the last time, but these four bullet points here are actually part of the criteria we look at when we are making recommendations for approving changes of zone and amendments thereto, so the language is very specific because we are recommending unfavorable based on those analysis points. So to the first one, "The proposed requests do not conform to the goals, objectives, and actions of the Kona Community Development Plan,"the CDP was adopted in 2008, approximately three years after the zoning was approved, and the CDP being adopted with extensive community input. As we stated before, the subject properties are situated right within the middle of the Kahului-Puapua`a Village Transit Oriented Development area. And within those areas in the Kona Urban Area, the CDP calls for development of compact, walkable, mixed-use village development as a preferred development pattern in those areas. The recommended way to do that is through the development of a Project District zoning, which is identified in the CDP as a mechanism to achieve that development pattern in the Transit Oriented Development area, as it allows the flexibility in both permitted uses, as well as the densities, required all developed under a master plan to meet the compact, walkable, mixed-use preferred future for those areas. So, conversely, the existing single district zoning that we have, both the Multiple-Family Residential and Neighborhood Commercial zonings, cannot achieve this preferred pattern. The applicant has suggested that conditions of approval could further the TOD concept, but the Director doesn't want to create a new development process through separate zoning ordinances, you know, on a case-by-case basis, but really prefers to use the existing community-vetted master planning process that was recommended in the CDP. The applicant has stated that this is not possible because a Project District requires a minimum of 50 acres of land area. And as we'll discuss it in a minute, we believe that based on the shared ownership of the parcels, not only the two subject parcels but surrounding parcels, we can find 50 acres to meet that Project District requirement. The next slide I want to show is something that I didn't show in the original presentation. But when we went back and we talked about it a little bit, we thought it would be a good idea to show you kind of a graphic representation of what a TOD development could look like. There are two existing TOD developments under, under process right now in Hawaii County and actually in Kona, and that's Palamanui and Makalapua; we were told that we probably shouldn't bring up any of those images because they will likely come in front of this body in the very near future for action, so we didn't want to jump the gun on those. But we looked around to see other areas in the islands that are doing this type of TOD development. And what you see here is from the Island of Oahu, and this is the Waipahu Neighborhood TOD site plan, or proposed land use plan. As you can see here—and, I'm sorry, maybe a little be unclear to read but the development is really centered around this rail stop here in the middle, and it should be noted that in this case and in the case of most of TOD developments envisioned in the State and by the Kona CDP, that the transit component is really 6 EXHIBIT D