2024-10-29 Email Niel Jayasinghe Response (PL-SMA-2024-000060)

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The proposed project also fulfills the housing goals by providing seventeen (17) rental affordable and workforce units for the residents of the County in proximity to employment centers. The proposed apartment would notably contribute to the growth needs of the area. Specifically, the project would meet the criteria to increase rental opportunities and choices in terms of quality, cost, amenity, style, and size of housing, especially for low- and moderate-income households. The affordable unit breakdown and rental prices were calculated using Hawai‘i County Area Median Income (AMI) for 2023. Under these guidelines, the applicant proposes three (3) 2-bedroom units at $2,250/month (under 100% AMI), six (6) 2-bedroom units at $2,500/month (under 120% AMI), seven (7) 2-bedroom units at $3,000/month (under 140% AMI), and one (1) 3- bedroom unit at $3,500/month (under 140% AMI). These rates include allowances for utilities per HUD-52667. Given the above, the project specifically fulfills the following pertinent land use goals, policies, and standards of the General Plan: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Promote and encourage the rehabilitation and use of urban areas that are serviced by basic community facilities and utilities. Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development. Since the adoption of the HCDP, there have been significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University co Houselots area. Although the document was reviewed by the County Council, the HCDP was never adopted by ordinance. When the HCDP was drafted, its Land Use Pattern Allocation Guide (LUPAG) Map identified the subject area as Resort. This is consistent with the 2005 County General Plan LUPAG designation. The proposed project is -6-