PD Background Report Lili'uokalani Trust (PL-REZ-2023-051)

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Zendo Kern,Director September 11,2023 7 IV. JUSTIFICATION OF REQUEST As noted in Section II of this letter request, LT is requesting deletion of time performance construction conditions for a number of reasons. In sum: 1. The site was originally zoned MG-1 a in 1967 and thus should be accorded the same opportunity to develop in accordance with real market instead of an artificial demand. 2. All of the required off-site infrastructures are already available. 3. There are no on-site issues such as drainage, or cultural/archaeological resources that would necessitate re-examination or cannot be addressed during the subsequent construction permitting process such as a grading permit which will entail State Historic Preservation Division concurrence, Plan Approval, building permit, and so forth. 4. Any development would still be subject to Plan Approval review to assure consistency with the Zoning Code(such as use, parking, setback, landscaping, height)and any applicable conditions of the prevailing zoning ordinance. 5. Given the surrounding commercial/industrial land uses and zoning, it is highly unlikelythat the site would be more suitable than its existing CV-10 zoning. 6. Finally,the request has been and continues to be consistent with the General Plan and KCDP. Since the site was rezoned,there has not been any significant land use regulatory change in this area. The County General Plan's LUPAG map shows the subject area as High Density Urban.The KCDP approved in 2008 and subsequently amended in 2019, identifies the subject area as being within the Kona Urban Area and within the Regional Center Transit-Oriented Development. There are a number of commercial and industrial-zoned and related uses proximate to the subject site. These include a commercial complex(Kona Coast Shopping Center)directly to the south of the subject site(TMK: 7-4-015:001); an industrial complex(Palm Terrace)on the north side of the property(TMK: 7-4-015:022); an industrial complex to the south on the corner of Luhia and Eho Street diagonally across of the site(TMK: 7-4-015:013); and a vacant parcel to the west of the site(TMK: 7-4-015:014)on the corner of Alapa and Eho Street. Thus, retention of the CV-10 zoning would serve the area as well as complement the various urban types of uses already established in this area. Concurrently, it would be consistent with the following pertinent provisions of the General Plan Policies: 1. Economic Element 1100 ALAKEA STREET,SUITE 1100•HONOLULU,HAWAI'I 96813-2845 808-203-6150•ONIPAA.ORG