PD Recommendation Report HICDC (PL-REZ-2023-054)

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RMCDCKohalaREZAmend.1.23.2024 COUNTY OF HAWAI`I PLANNING DEPARTMENT RECOMMENDATION HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 10 101 (PL-REZ-2023-000054/AMEND REZ 2009-000112) Upon review of the request, the Planning Director recommends that a favorable recommendation to amend Condition C (time to secure final subdivision approval) of Change of Zone Ordinance No. 10 101 be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this position based on additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a 5-year time extension to Condition C (Final Subdivision Approval) of Ordinance No. 10-101, which reclassified approximately 18.38 acres of land from an Agricultural 20-acre (A-20a)to a Single Family Residential-15,000 square foot(RS-15), Single Family Residential-10,000 square foot(RS-10), Single Family Residential-7,500 square foot(RS-7.5) and Open zoning districts. The non-performance on timed conditions is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors, or assigns, and that are not the result of their fault or negligence. Between 2006 and 2010, the applicant successfully developed Phases 1 and 2 of the `Kumakua Self Help Housing' project. These phases consisted of developing 44 self help house lots and homes on approximately 15 acres of land directly mauka of the subject properties. According to the applicant, the HICDC mutual self help housing program is financed through the USDA Rural Development 502 Direct Loan program. These loans are affordable for, and only available to households at 80 percent of the median income or below. Following the close of the loan the families work in groups of 10 to 11 to perform 65% of the labor involved in constructing the homes. The homes are built together, all families work on all the homes and no one moves in until all of the homes are complete. HICDC assists the families in qualifying for the loan, secures the permits and subcontractors, and has an on-site construction supervisor to guide the construction 1