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Home My WebLink About2024-11-21 PowerPoint Presentation (PL-SLU-2024-011, PL-REZ-2024-066 & PL-PUD-2024-004) HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION ( HICDC STATE LAND USE DISTRICT BOUNDARY AMENDMENT APPLICATION ( PL-SLU-2024-0001 1 ) CHANGE OF ZONE APPLICATION ( PL-REZ-2024-000066) PLANNED UNIT DEVELOPMENT APPLICATION ( PL-PUD-2024-000004) ,Jyuuuuuu(f %rid 1`1 RN llrruJ rlaJi fi a r f � p, A T alu . r � i CH i R .— �^ IM I A 4U PROPOSED DEVELOPMENT ■ THE APPLICANT PROPOSES TO DEVELOP A 43-LOT, 100 AFFORDABLE, SINGLE-FAMILY RESIDENTIAL SUBDIVISION, WITH A MINIMUM OF 10,000 Z SQUARE FOOT LOTS AND RELATED IMPROVEMENTS ON 14.321 ACRES OF w LAND. THE PROPOSED PROJECT WILL OCCUR ON TWO, NON-CONTIGUOUS AREAS AS FOLLOWS: 1 A 13.005-ACRE SECTION THAT WILL SUPPORT 39 1 Lu LOTS PROJECT LOT 1 ) ; AND 2) A 1 .316-ACRE SECTION THAT WILL j SUPPORT 4 LOTS PROJECT LOT 2) . Lu ■ THE PROJECT WILL PROVIDE BUILDING SITES FOR THE HICDC SELF-HELP C) w AND TURNKEY HOUSING PROGRAM FOR LOW TO MODERATE INCOME c) 0 HOUSEHOLDS ALL OF WHICH WILL BE IN THE COUNTY OF HAWAI I S Q_ AFFORDABLE HOUSING GUIDELINES. HICDC ' s INTENT IS TO PROVIDE AS 0 ry MANY SELF-HELP HOMES AS POSSIBLE GIVEN FEDERAL FUNDING LIMITATIONS. PROPOSED DEVELOPMENT (CONT.) ■ TURNKEY HOMES WOULD BE SUITABLE FOR HOUSEHOLDS UNABLE TO PROVIDE THE REQUIRED SELF-HELP LABOR OR DUE TO THEIR INCOMES Z BEING ABOVE H0% OF THE AREA MEDIAN INCOME WHICH IS THE UPPER wLu LIMIT FOR THE SELF-HELP PROGRAM. TURNKEY HOMES WILL BE SOLD AT PRICES AFFORDABLE TO HOUSEHOLDS UP TO 140 o OF THE AREA MEDIAN w INCOME. > w ■ SHOULD THE PROPOSED ENTITLEMENTS BE APPROVED IN 2024; THE C) APPLICANT WILL PROMPTLY FILE THE SUBDIVISION APPLICATION WITH THE C) w PLANNING DEPARTMENT. ANTICIPATED COMPLETION OF THE SUBDIVISION c) O IS EXPECTED WITHIN 5 YEARS FROM THE DATE OF APPROVAL OF THE LAND ii- USE ENTITLEMENTS, OR BY THE END OF 2029. ACCORDING TO THE O ry APPLICANT, THE PROJECT IS ESTIMATED TO COST $20 MILLION . Q_ APPLICANT'S REQUEST ■ A STATE LAND USE DISTRICT BOUNDARY AMENDMENT FROM AGRICULTURAL TO URBAN FOR A 14.321 -ACRE PORTION OF A LARGER, 237.5-ACRE PROPERTY. cu w ■ A CHANGE OF ZONE FROM AN AGRICULTURAL- 1 ACRE (A- 1 A) TO A SINGLE-FAMILY RESIDENTIAL- 10,000 SQUARE FEET (RS- 1 O) FOR THE SAME � LAND AREA. c) ■ A PLANNED UNIT DEVELOPMENT (PUD) PERMIT TO ALLOW FOR EXEMPTIONS z FROM CHAPTER 23 (SUBDIVISION) OF THE HAWAI Q I COUNTY CODE RELATED U TO ROADWAY RIGHT-OF-WAY AND PAVEMENT WIDTHS, ROADWAYS GRADES n' AND CURVES, THE REQUIREMENT FOR DEDICABLE STREETS, REQUIREMENTS FOR SIDEWALKS., CURBS ANDGUTTERS., AND DRAINAGE., FLOOD., AND EROSION MITIGATION MEASURES. APPLICANT'S REQUEST (CONT.) ■ THE PURPOSE OF THE REQUESTED PUD PERMIT IS TO ENABLE DEVELOPMENT OF THE PROPOSED SUBDIVISION ON A SLOPING AND c) UNDULATING PROJECT SITE WHILE STRIVING TO PRESERVE NATURAL Lu LANDFORMS, MODERATE GRADING, AND MINIMIZE DEVELOPMENT COSTS WHERE FEASIBLE. THE PLANNED DEVELOPMENT PLACES RESIDENTIAL USES ry ON THE GENTLY SLOPING PORTIONS OF THE LARGER SITE, LEAVING THE c) STEEPER SLOPES UNDEVELOPED. THIS APPROACH REQUIRES LONGER AND ~ Z MORE EXPENSIVE ACCESS ROADS THAT TRAVERSE STEEPER PARTS OF THE Q U SITE, INCREASING OVERALL PROJECT COSTS. TO MAINTAIN AFFORDABILITY, J ALTERNATIVE DESIGN STRATEGIES ARE PROPOSED TO REDUCE COSTS n WITHOUT COMPROMISING THE PROJECT' S FUNCTIONALITY. Q WHAT IS A PLANNED UNIT DEVELOPMENT (PUD) PERMIT? ■ ACCORDING TO THE ZONING CODE (HCC §25-6- 1) ., THE PURPOSE OF PLANNED Z UNIT DEVELOPMENT (PUD) IS TO ENCOURAGE COMPREHENSIVE SITE PLANNING w THAT IS COMPATIBLE WITH THE SURROUNDING COMMUNITY AND THAT ADAPTS THE 1�i DESIGN OF DEVELOPMENT TO THE LAND, BY ALLOWING DIVERSIFICATION IN THE n 0 RELATIONSHIPS OF VARIOUS USES, BUILDINGS, STRUCTURES, OPEN SPACES AND w YARDS, BUILDING HEIGHTS, AND LOT SIZES IN PLANNED BUILDING GROUPS, WHILE > STILL ENSURING THAT THE INTENT OF THIS CHAPTER (ZONING CODE) IS OBSERVED. p ■ A PUD APPLICATION CAN INCLUDE REQUESTED EXCEPTIONS FROM THE ZONING & ~ SUBDIVISION CODES THAT WILL ALLOW FOR A SUBDIVISION DESIGN THAT IS A Z DEPARTURE FROM A TYPICAL SUBDIVISION LAYOUT ALLOWED BY CODE. n ■ PUD PERMITS HAVE BEEN APPROVED BY THE PLANNING DEPARTMENT w Z ADMINISTRATIVELY FROM 1996 TO 2015, WHEN THE ZONING CODE WAS Q AMENDED BY THE COUNTY COUNCIL TO SHIFT DECISION MAKING AUTHORITY J FROM THE PLANNING DIRECTOR TO THE PLANNING COMMISSIONS. � APPLICANT'S REQUEST (CONT.) EXCEPTIONS REQUESTED FROM SUBDIVISION CODE (HCC CHAPTER 231 ■ MINIMUM RIGHT-OF-WAY AND PAVEMENT WIDTHS (HCC §23-41). � REQUEST THAT THE REQUIREMENT THAT CUL-DE-SAC AND DEAD-END STREETS V) w HAVE A MINIMUM RIGHT-OF-WAY WIDTH OF 50 FEET BE WAIVED TO ALLOW A � FOUR-LOT SUBDIVISION (PROJECT LOT 2) TO BE SERVED BY TWO DEAD END �w STREETS WITH 40-FOOT-WIDE RIGHTS-OF-WAY AND A LENGTH NOT TO fl� N EXCEED 150 FEET WITH NO CUL-DE-SAC OR HAMMERHEAD TURNAROUND. � Z ■ GRADES AND CURVES (HCC §23-50 . REQUEST RELIEF FROM THE U REQUIREMENT FOR A MINOR STREET TO HAVE A 300-FOOT MINIMUM J HORIZONTAL CURVE. INSTEAD, THE APPLICANT REQUESTS THE ALLOWANCE OF � A 200-FOOT HORIZONTAL CURVE RADIUS ON THE SO-FOOT-WIDE MINOR Q STREETS IN CONFORMANCE WITH AASHTO STANDARDS, WHICH ALLOW 200-FOOT HORIZONTAL CURVES AT 25 MPH. APPLICANT'S REQUEST (CONT.) ■ REQUIREMENTS FOR DEDICABLE STREETS (HCC §23-86 . REQUEST RELIEF FROM THE REQUIREMENT TO CONSTRUCT PROJECT ROADWAYS TO COUNTY ~ c) DEDICABLE STANDARDS, INCLUDING THE REQUIREMENT TO BUILD THE w ROADWAYS TO STANDARDS WITHIN THE SUBDIVISION CODE AS WELL AS w ROADWAY SPECIFICATIONS ON FILE WITH THE DEPARTMENT OF PUBLIC WORKS (DPW) . SPECIFICALLY, RIGHT-OF-WAY WIDTH FOR PROJECT LOT 2, V), AND RELIEF FROM REQUIREMENTS ON ROADWAY PAVEMENT THICKNESS. Z THESE INCLUDE THE INSTALLATION OF 6-INCH BASE COURSE OF FOUR INCHES Q U OF COMPACTED CRUSHER RUN BASE WITH FILLER AND TWO INCHES OF J ASPHALT CONCRETE WITHOUT THE INSTALLATION OF A 6-INCH SUB-BASE MATERIAL. APPLICANT'S REQUEST (CONT.) ■ SIDEWALKS (HCC §23-89). REQUEST TO HAVE THE PLANNING DIRECTOR DETERMINE THAT SIDEWALKS ARE NOT NECESSARY FOR PROJECT ROADWAYS. INSTEAD, THE APPLICANT PROPOSES TO INSTALL PAVED SWALES AND V) w SHOULDERS EQUAL TO THE RIGHT-OF-WAY WIDTH TO PROVIDE PEDESTRIAN � ACCESS. �w ry ■ CURBS AND GUTTERS (HCC §23-91). REQUEST TO HAVE THE PLANNING N DIRECTOR DETERMINE THAT THE CONSTRUCTION OF CURBS AND GUTTERS ARE ~ Z NOT NECESSARY FOR PROJECT ROADWAYS. INSTEAD OF CURBS AND Q GUTTERS, THE APPLICANT PROPOSES TO PROVIDE PAVED SWALES AND U SHOULDERS CONSISTENT WITH DETAILS DEPICTED IN THE APPLICATION. 12- Q APPLICANT'S REQUEST (CONT.) ■ DRAINAGE, FLOOD, AND EROSION MITIGATION MEASURES (HCC §23-92). REQUEST TO ALLOW THE USE OF SEEPAGE PITS IN LIEU OF DRYWELLS FOR STORMWATER DISPOSAL. UNDER THIS REQUEST, DRAINAGE WOULD BE c w HANDLED BY SWALES THAT FEED INTO SEEPAGE PITS THROUGHOUT THE PROJECT AREA RATHER THAN STANDARD DRYWELLS. THIS APPROACH WILL w ALLOW COMPLIANCE WITH DOH RULES RELATED TO WATER WELL fl� c) DEVELOPMENT NEAR THE PROJECT AREA. Z ■ HCC §23-95. RIGHT—OF—WAY IMPROVEMENT, WHICH REQUIRES A Q SUBDIVIDER TO IMPROVE THE ENTIRE STREET RIGHT—OF—WAY TO STANDARD U SPECIFICATIONS ON FILE AT THE DEPARTMENT OF PUBLIC WORKS. AS THE PROPOSED 40-FOOT—WIDE ROADWAY PROJECT LOT 2 WILL NOT MEET Q DPW STANDARD SPECIFICATIONS, AN EXCEPTION TO THIS SECTION OF CODE WILL ALSO BE NECESSARY TO DEVELOP THE PROPOSED SUBDIVISION . NOTE: THIS WAS NOT PART OF THE ORIGINAL REQUEST. A-40a '_ 19) A-3a RA-2a A-3a RA-1.5a C A-la A-5a Q RA-2a A-la A-5a A-5a i i i Kawairae Rd r r Wa►��o -- j �_ r 1'`4 Rural-- . Q Urbane Agricultural t ❑ o t Ka#ajhae Rd V�a�u1a pr � d a � - Rural t t i S Extensive ' Agriculture 3 i 7 1 - 1� i E4 EUEh H F.If OAQnpY \ DR aihpC� zU'+nOSFS t UTlu R URPOSES f i 1�\ (PER ca.NTr sT — PHASE 1 BOUNDARY 1(4 LOTS) • J a •r ti eta. •,• �.✓ � F O.W. \�"� �'•�'\ \ '�� .` ``o �"� •. \,�--'mil. p l - � f x J v,) '(J E:. EvENI r !(" �`\� \~�. \I Fa RC 3 // r• `�• nurr 11,11, E a�° PROPOSED PHASE I BOUNDARY \. (, (FER coJhrY sw rr ,fir } t Water�welsrely 11 1 \ C �` •\ ER COUhTV 5T yy m � . re#. a r fk Y El Yi � r l w. _ s � R t e, r ,I 7 ' •` Y ' .:... go VIEW OF THE PROJECT AREA FROM WAIULA DRIVE FACING MAKAI r< �< F VIEW OF WAIULA DRIVE FACING NORTHWEST ,t. I ' — 4 e VIEW OF WAIULA DRIVE FACING SOUTHEAST PLANNING DIRECTOR'S RECOMMENDATION z O FAVORABLE RECOMMENDATION a 0 WITH CONDITIONS FOR STATE LAND USE w DISTRICT BOUNDARY AMENDMENT & � CHANGE OF ZONE o w & N n/ APPROVAL WITH CONDITIONS FOR THE 0 PLANNED UNIT DEVELOPMENT PERMIT w 0 E E<'EIT EASEMENT "D-2" fOR \I O F,�' ROZWAY k \\ DRAINAGE PURPOSE S / 4,Tf k; _„11LITY_ aU RM;\�O` (PER COUNTY ST PROPOSED PHASE 1 BOUNDARY� j I (4 LETS) 111 • /( EASENENi "D-1 Fot DRAINAGE HUftNc'E`; 40 R.O.W. �,�i' •� \1 �`` J='`� fir%~r� L �� fj�,�.+ J � `, l � ; ,� -�•- - � � ( �: /��.��.�f� #((Orr, ,.1 E <E EST `P 1` / FOE A Y LTILITY 3' I y � FUt� DES PROPOSED PHASE 7 80l,NDARY -1 � (� ^�(34 LOTS) 30 V1 VIN fib' R.O.W.- • G�r �.�' `��'� `'/� f -•�� r (FER COJNTY STC. R r 1400 4 I h po� //l. 5 Water Well Site by 11 COIKTY STD. R others `( �✓ ��r ll � 66' P_ P_ 50' f2 10' 5' 12' 12' 12' S' 10' _ I_ 1 d _5' 10' lot S' 10` ' Shoulder Bike Turning Bike boulder Shoulder Bike f Bike ihoVerLane Lan Lane Swale Swale Lane Lane wa BUSINESS, INDUSTRIAL MINOR & CUL—DE—SAC COLLECTOR STREETS STREETS W&01 a0l,I a D I MEN D112,WIT&MMCI MI X41 I LOR I M01- - MCI DR:DRM 0 N'03 1 Im • r <c' Row 5.0' 5.0' 10.0' TO.C' 10.0' ELECTRIOAL POLE SWALE SWALE LANE ,. de 2%O CUT SECTIONS SWATER UNE TANDARDS PER D W S 6:1 O FILL SECTIONS 2" A.C. PAVEMENT STATE MIX IV 2" A.C. PAVEMENT STATE MIX IV 2" A.C. PAVEMENT STATE MIX IV 6" THK. CRUSHED AGGREGATE BASE COURSE 6' TNK. CRUSHED AGGREGATE BASE COURSE . 6" THK. CRUSHED AGGREGATE BASE COURSE TYPICAL 40' R.O.W. 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