2013-02-21 Leeward Exh A - Director Initiated Amend re PUD

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and you can subdivide 25, but because we want the road a certain way or we have certain requirements, we try to accommodate it so that you can still get the 75 lots but it’s not necessarily each in a rectangle and it’s not necessarily the same size. Usually, and if I recall right, I think the one that was doing the rezoning, I think they were saying that they were going to come in for a P.U.D. at the time, because, I think when, the discussion was that it was clear that you couldn’t do the roads exactly the way the roads, you know, would lay out evenly, and I think the discussion occurred at the County Council that, you know, there was going to be some changes and they would be coming in, you know. I may be wrong but I thought that there was the discussion. Similarly, there is another scheduled, this one got withdrawn, but there is another rezoning in this area off of Hualālai Road where the landowner was going to come in for reclassification to Urban, rezoning, I think, to RS-10, and he was also very upfront about the fact that he was going to come in for a P.U.D., and has in fact met with the community. So it’s, you know, in a lot of these cases, when it closely follows a rezoning, I think the public is aware, and the Council is aware, that the applicant is coming in, because this guy, at least the one that I know on Hualālai Road, he’s been very upfront that that’s what his goal is, because he is trying to configure the lots. I think that frustration for, and possibly the fear, for people living in an area is if you are in an area that’s zoned RS-10 and next door it gets zoned RS-10, there is an expectation that the lots are going to be the same size as the lots in your subdivision. And the fear is that if the lots are smaller next door, that it’s going to impact your enjoyment of your property in a sense that it may lessen the value of your land, if the lots next door are smaller. People also get concerned about view planes, traffic, you know, and they also sometimes think that density is actually increasing in terms of, if they see a smaller lot, they are thinking that, oh, hey, he’s getting more than his 50 lots or he’s getting more than his 75. And it’s the concern that there is going to be an impact to you. Is my view plane impacted? Is my quiet enjoyment impacted? Is my property value impacted? I don’t know that that’s quantifiable. I don’t know if historically there is any evidence that having a P.U.D. next door in fact lowers your property value; but I know that that is frequently the concern of people in the community, and also whether it opens the door to further rezoning, further smaller lots, and so that what they thought they were buying into ends up not being what, you know, the community looks like they -. And so that’s some of the fear that’s driven. The one where we had the two-acre lots in the five acres, I think, you know, while there were concerns over other issues, I think it initially started with, hey, I bought into an area where it’s five acres, so the lots next door should be five acres, and, you know, he’s getting away with something because, without having to rezone the property, they are getting smaller lot sizes, so they are increasing density, even though it’s the same number of total lots. It’s the concern that what’s happening next door, that this isn’t what I moved into; I moved into Ag, I moved into Rural, I moved into a certain size. I don’t know how you can totally take care of that concern without just totally eliminating P.U.D.’s, because the P.U.D., as it’s set up, does allow for this shifting of the sizes and location. And in fact, the goal of the CDP is for us to try and do this more, not so much in the urban areas but in the rural areas, to try and preserve the open area and preserve ag land, because we have a lot of existing zoning, so -. I think there was, I’m trying to remember, there was one big P.U.D. we did where the zoning was like Ag-20, but it was several-thousand acres of land. And so the tradeoff on the P.U.D. was they got some smaller lots in one area in exchange for going from a 20-acre lot to like a 400-acre lot here, you know, a 600-acre lot, I think one might be a 1,200-acre lot, and they can never subdivide the 1,200 acres, they can never subdivide the 400; but they did get in one area less then 20-acre lots. And so what they did is they looked at the total number of 20-acre lots that they theoretically could get, they 11 EXHIBIT A