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Home My WebLink About2024-10-29 . 11-01 Steve Shropshire Testimony GP 2045 From:Steven Shropshire To:WPCtestimony Subject:Testimony Winward Planning Commision - General Plan Date:Tuesday, October 29, 2024 3:34:45 PM Attachments:pastedGraphic.png pastedGraphic_1.png Download full resolution images Available until Nov 28, 2024 October 28, 2024 Windward Planning Commision 101 Aupuni Street Hilo, Hawaii 96720 Dear Planning Commision Member, Thank you for the opportunity to provide the following comments and concerns regarding the 2045 Draft General Plan. I purchased my Papaikou property TMK:(3) -2-7-004:25 in 2001. One of the key factors in my decision to purchase this parcel was the fact that it was designated in the LUPAG as “Low Density Urban” (LDU). The current draft of the 2045 General Plan is proposing to change this designation from LDU to Important Agriculture (IA), which I believe would be a strategic error for the following reasons. This parcel of land has been designated for urban expansion for the past 60 years, due to it’s strategic location and available infrastructure. That was true then, and is even more valid today, and will become critically important in the years ahead given the current struggle to provide workforce housing for Hawaii’s people. Attached are some of the other reasons why the parcel should remain in LDU for your consideration. 1. Available infrastructure Water- A County well and storage tank is available to the parcel with possible upgrades required, Note- an 10”water service line was recently installed adjacent to property. Ample water (aquifer) is available at site for private wells. Waste Water -The County waste water facility has ample capacity to service 300+ homes, with sewage transmission lines currently installed at site. Note- Building more than 50 homes requires a waste water treatment system, which would be cost prohibitive.. Electrical -Phase 3 power available to site. Bus service is available to the site. School- Kalanianaole School K-6 adjacent to the site. Property adjoins the Hawaii Belt Road which will minimize the impact on smaller feeder streets. Property has a large number of existing interior roadways, thus reducing the overall project cost. Property is outside of Lava Zones 1&2. Ocean access- A residential project will be required to provide recreational access to ocean as well as providing needed parking. Urban infill vs sprawling growth- The property is surrounded by residential neighborhoods on all sides. 2. Affordable Housing Crisis Thousands of people that are currently waiting for housing will be given an opportunity to live in a unique community that offers ocean recreation, farming, walkability and closer connections between neighbors. Needed services will be made available in the neighborhood commercial center (medical clinic, Kupuna and Keiki care, cafe etc..) Project has wide ranging support with various groups including Native Hawaiians, Habitat for Humanity, Hope Services etc 3. Agriculture and Housing Available agricultural land on Hawaii island - It is estimated that less than 4% of Hawaii Island is used for growing crops. The subject parcel represents a fraction of a percent of available agricultural land on the island. There is more than enough ample land available on Hawaii island alone to feed our entire state’s population, many times over. The proposed agricultural community concept will provide residents with individual garden plots which will enable them to grow food on the undeveloped portion of the site (which is estimated to be at least 40 acres). The existing land use patterns of large oceanfront agricultural parcels has predominately been the creation of gentleman estates, which are normally gated and screened from the highway using dense vegetation and do not benefit the greater community. 2. Smart Growth Principles- These nationally recognized principles are intended to identify a common ground where developers, environmentalists, public official, community members and others to find acceptable ways to accommodate growth. Agrivillages are a mix of agriculture, housing, commercial services and open space and are an example of providing smart growth. Papaikou Agrivllage will be a model project for the island and the state Green energy, agriculture, access to ocean and recreation, commercial services, pocket neighborhood, closer community relationships (plantation villages). Walkable healthy neighborhoods- The project is already a favorite spot for families to walk their dogs, strollers etc. Pocket Neighborhoods design increases socialization within the community. Project Architect is Ross Chapin, Founder of the “pocket neighborhood” design concept (https://pocket- neighborhoods.net). Project Summary The agrivillage project is a clustered residential community integrated with agriculture, designed for mixed-income and multigenerational residents. The primary layout features “pocket neighborhoods,” where 6-12 homes are grouped around shared spaces, promoting neighborly interaction. The concept of “agrarian urbanism” extends beyond food production, encouraging a lifestyle centered on farm-to-table activities. Residents are expected to contribute time and effort to the community’s food system instead of maintaining traditional suburban lawns. Key project objectives include: • Safe and inviting entry: Traffic-calming measures and pedestrian crossings connect the community to Papaikou Village. • Affordable housing: A mix of housing types and tenure (rentals, land trusts) caters to various income levels, including low- to middle-income families. • Agrarian ecosystem: Agricultural lots for commercial and part-time farmers, community gardens, and communal ag-processing hubs are available. • Neighborhood commercial area: A village heart fosters social interaction and provides daily services. • Balanced privacy and community: Homes are designed to nest together without compromising privacy while shared spaces encourage interaction. • Public amenities: A shoreline trail, beach access, and a pedestrian network support walkability and outdoor activities. • Energy efficiency: Solar power and electric carts reduce energy and transportation costs. • Special needs accommodations: Homes can be equipped with universal design features, and a care home operator is sought to support senior residents. Project Mix: The project aims for LEED Neighborhood Development certification and AARP Livability Index standards. It includes a variety of residential options like single-family homes, duplexes, apartments, live-work units, and farm lots. Affordable units will be available for both rental and ownership, targeting income groups from 30% to 120% of the Area Median Income (AMI). Marketing efforts will focus on diverse household types, including farmworkers, Section 8 participants, empty nesters, and young families interested in agriculture. Shropshire Group LLC is in the process of finalizing a 201H application and intends to begin the community engagement process in early 2025. We urge you to please reconsider the proposed IA designation and maintain the parcels existing LDU designation. Thank you for your time and consideration. Aloha, Steve Shropshire P.O. Box 1146 Hilo, HI 96721 steve@alohagreen.com 808-895-0372 How the project supports the Hamakua Community Development Plan SECTION 3: PREFERRED LAND USE & SETTLEMENT PATTERNS Pupukahi i holomua “Unite to move forward" 3.1 Land Use & Settlement Patterns This section of the CDP guides future land use development and permitting to be consistent with CDP objectives and policies. Specifically, to reduce rural sprawl and infrastructure costs, it focuses future residential development in existing villages and towns and seeks to preserve large productive agricultural lands for agriculture by accommodating rural-residential development close to these urban centers. It directs new residential development away from coastal areas and encourages the clustering of developments to leave natural buffer areas. It plans urban areas with appropriately-scaled densities that complement the rural character of the area. It provides guidance to the Planning Department on change of zone and variance priorities, and stipulates the types of areas and regulatory processes that are appropriate for industrial development. It also directs the County to engage communities interested in town-level planning. 3.1.1 Community Objective Of the Community Objectives adopted by the Steering Committee (see Section 1.7.1 Community Objectives, above), the following are related to the preferred settlement pattern: Objective : Direct future settlement patterns that are sustainable and connected. Honor Hamakua’s historic and cultural assets by concentrating new development in existing, walkable, mixed-use town centers while limiting rural sprawl. Objective : Protect and nurture Hamakua’s social and cultural diversity and heritage assets, including sacred places, historic sites and buildings, and distinctive plantation towns. Objective : Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes and open spaces that exemplify Hamakua’s rural character. 3.1.2 General Plan Settlement Framework The General Plan articulates the overall County’s preferred settlement pattern in section 14.1:The future improvement and development objectives are directed toward making urban and rural centers more efficient, livable, and safe. Growth should be encouraged in terms of renewing older areas or extending existing areas. The creation of new urban and rural centers should be initiated only when it is in the public interest and must be accompanied by commitments from both government and the private sector for the development of basic community and public facilities and services. Infrastructure costs less when new residential areas are located near existing highways, water and sewer lines, and employment centers. 4. How the project support’s the 2045 Draft General Plan Development and Resilient Communities DRAFT 25 Table 4: Land Use Challenges Infrastructure • Low infrastructure capacity and high costs to develop new systems. • State land use designations and related requirements within or adjacent to Urban Growth Areas limit the ability to increase densities. Existing single-family dwellings and lot sizes fail to achieve the desired density. • Landowners and developers may incur the costs of constructing and operating private systems or upgrades due to the insufficiency and lack of wastewater systems in many areas. The shortage of licensed operators also increases operating costs and makes it more difficult to establish new private systems. • County roadway standards aren’t modernized and remain a major cost to development. • Pervasive strip mall infrastructure and minimal transit-oriented developments paired with disconnected routes create congestion issues for commercial areas. Regulations • Building code requirements affect construction costs and the ability to create multi-use buildings. • Multiple layers of land use control and review require coordination between government agencies at the state and county levels. • There are varying layers of code that are conflicting or inconsistent. Code requirements are also limited in integrating climate mitigation goals around reduced building materials and non-car-centric design. • The current regulatory process dictates that the State Land Use Commission must preside over boundary amendments that exceed 15 acres, which limits the efficiency of ensuring consistency in the land use pattern. • Zoning must be updated in certain areas to reflect shifting trends and land use preferences. • There is no Transfer of Development Rights (TDR) program to preserve open space and achieve density to remain consistent with the desired land use pattern. • The State's historic review process has been cumbersome. Funding and Financing • There is a need for gap financing that exceeds what a single lender or incentive program can fill. • Additional capacity in development financing and specific community development financing is needed to increase the production of projects in the County. • There is high demand for a limited pool of incentives and financing subsidies for affordable housing. • Affordable housing projects in the County face higher financing gaps than projects elsewhere in the State. Market Conditions • There are inconsistencies between development costs and prices the market can support. • Greenfield development in areas such as Puna is significantly cheaper than infill development in existing urban areas. • Lower household incomes result in lower purchasing power, which makes underserved subdivisions the primary market for many homebuyers. • Challenging site characteristics such as soil conditions and topography increase development costs. • Market cycles and permitting requirements often do not coincide resulting in uncertainty and increases in processing times and costs. These challenges are exacerbated by performance conditions based on time versus appropriate mitigation conditions. Land Use Compatibility • Legacy zoning, such as industrial lands from the sugar plantation era, is not always consistent with the community's vision. • Productive agricultural land use designations often do not coincide with productive agricultural activities. • There is a common perception that all development is contrary to protecting natural and cultural resources. Public Engagement • NIMBYism can present barriers to collaborative processes. • General misunderstanding and misinformation about land use policies can delay and disrupt strategic land use patterns. • Public hearing processes can become political rather than regulatory processes. Performance conditions are essentially requirements or obligations that an applicant must complete before certain rights or obligations can take effect. Not In My Backyard (NIMBY) is a characterization of opposition by residents to proposed developments in their local area, often due to concerns about potential negative impacts on the environment, property values, and quality of life. NIMBY protests have evolved over time, impacting the gentrification of neighborhoods and housing affordability. Sustainable Development and Resilient Communities DRAFT 26 Table 5: Land Use Opportunities Infrastructure • County departments are encouraged to develop a collaborative infrastructure capacity plan with prioritization of projects based on desired growth areas and preferred density as identified by the General Plan. • Coordinate with the Department of Health (DOH) to address unique land use situations on the island related to individual wastewater systems (IWS) and prioritization of resources. • Increase housing density by utilizing additional dwelling units (ADU) in existing residential districts served by adequate utilities. • Facilitate innovative public and private partnerships in infrastructure investment for targeted growth areas. • County departments can provide greater flexibility in privately owned and maintained infrastructure concurrency requirements. Regulations • Remove barriers to residential development in the appropriate districts to reduce development timelines, increase housing stock availability, and increase affordability. • Review and update the Building and Zoning Codes to allow for more flexibility. • Collaborate across State and County agencies to facilitate efficient and effective land use processes. • Advocate allowing for County-initiated State Land Use Commission District Boundary Amendments to meet the preferred land use pattern. • Program the initiation of rezoning in targeted growth areas. • Support and streamline the process of infill development. • The most direct role that the County plays in economic development is through land use regulation (i.e., permitting efficiency, transparency, predictability, and certainty) and property tax policy. • Invest in the provision of strategic infrastructure including roads, water, and/or wastewater improvements to encourage higher density development in targeted areas. • Work with the State Historic Preservation Division (SHPD) to determine when there is a need to review a project related to the identification of cultural sites and practices. • Work with SHPD to create standards related to the assessment of a project’s effects on cultural sites and practices. • Establish a framework for cultural impact assessments including recognizing findings and recommendations of prior cultural impact assessments within the same ahupuaa for new projects. Funding and Financing • Partner with the State and other counties to create a capacity-building plan for County departments, local developers, and community stakeholders. • Leverage different financing mechanisms to support development and redevelopment, including Business/Community Improvement Districts, Tax Increment Financing, Community Facilities Districts, and Opportunity Zones. • Seek and pursue additional capital stack opportunities and tax incentives for (re)development. Market Conditions • Diversify economic drivers. • Utilize creative solutions and partnerships to encourage, support, and prioritize infill development before expanding to greenfield areas. • Make vacant and underutilized government-owned lands available for affordable housing or other (re)development, especially in or adjacent to urbanized areas with adequate or expandable infrastructure. • Seek to acquire land for affordable housing developments and other redevelopment opportunities. Land Use Compatibility • Eliminate unpermitted non-conforming uses and ensure proper land use patterns to ensure urban areas are used accordingly. • Strategically use zoning to ensure proximate compatible and complementary uses that improve the vitality of urban areas. • Regularly evaluate supply and demand to prioritize needed land use challenges. Public Engagement • Encourage affordable housing projects to meet the needs of neighborhoods (YIMBYs). • Apply strategies to engage stakeholders that go beyond legal notice requirements. • Reinforce the alignment between community values and the General Plan and Community Development Plans. • Demonstrate smart growth development. https://mail.google.com/mail/u/0/?tab=rm&ogbl#inbox? compose=GTvVlcSDZqbWVpwHWkqFCvfcklLbQTPmjCXxfJfBDNzhHngMlxcxfHmJSHx LqpnJVmkWdHXgRZsWP Click to DownloadClick to Download Testimony - Windward Planning Commission .pages.zipzoning and General Plan Maps.pages 996 KB 1.2 MB Click to DownloadClick to Download Papaikou Agrivillage Kickoff Meeting #1.pdfPapaikou Site Plan v1 (7).pdf 13.9 MB 13.3 MB Pdupcfs!39-!3135 Xjoexbse!Qmboojoh!Dpnnjtjpo! 212!Bvqvoj!Tusffu! Ijmp-!Ibxbjj!:7831 Efbs!Qmboojoh!Dpnnjtjpo!Nfncfs-! Uibol!zpv!gps!uif!pqqpsuvojuz!up!qspwjef!uif!gpmmpxjoh!dpnnfout!boe!dpodfsot!sfhbsejoh!uif! 3156!Esbgu!Hfofsbm!Qmbo/! 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