2010-03-05 TPD CDH - Laserfiche WebLink

Home

While I realize that the Envision Downtown Hilo 2025 group has put a lot of time and effort into their plan, I believe that the proposed changes adversely affect the redevelopment of Downtown Hilo, and all of us. The height limit from 120 feet to 60 feet or 80 feet (all other CDH zoned property) will negatively impact Downtown Hilo’s potential to become a healthy, mixed-used community by eliminating almost half of the potential buildable area within Downtown. A vibrant Downtown is dependent on residents living, working and finding recreation in the immediate area. The elimination of any potential buildable area Downtown will deter investment and may prevent Downtown Hilo from developing into the comprehensive living and work space most residents would like to see it become. Practically, a height limit of 60 feet, combined with the current interpretation of building requirements within the Tsunami Inundation Area, will most likely limit projects to a maximum of three floors of potential living space. Based on market construction costs and rental income, it is currently unfeasible to redevelop any property in Downtown Hilo to its highest and best use. A reduction in the height limit will perpetuate this condition. Maximum density must be achieved to reliably attract new businesses and services to the Downtown area. The current lack of public parking and pedestrian traffic serve as deterrents to many businesses, which I feel has been a major hindrance to the revitalization of Downtown Hilo. The best way to address this issue is to encourage developers to increase housing options and construct parking, since doing so will logically attract more traffic Downtown. A height limit of 60 feet is not conducive to the construction of parking or residences, two essential elements of redevelopment. I also disagree with the assertion that the CDH requires an additional “sub-zone”, the proposed Downtown Hilo Commercial Core, which would include all property bounded by Hilo Bay, Wailuku River, and the eastern boundary of Kinoole and Ponahawai Streets. This additional definition proposes to further restrict the potential uses of property that is already the most restricted land within the CDH zone. Properties within this zone are not only governed by applicable building and zoning requirements, but flood plain management restrictions (FEMA and SMA regulations) apply to the majority of properties in this zone as it is. By further classifying the CDH, we will only create additional disincentives to rebuilding and revitalizing Downtown Hilo. Finally, I do not believe it is wise to amend the Code to eliminate uses that are currently allowed and in existence in Downtown. A better strategy would be to encourage even more diverse uses and create greater opportunities for businesses and residents. 14 EXHIBIT C