2014-09-05 Hearing Transcript-Orchid Manor AOAO SMA 14-056

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The subject application is identified with a black outline, and the zoning for this property is Resort. This is the Special Management Area in this particular area. The subject application does fall within the subject Special Management Area. This is the General Plan Land Use Pattern Allocation Guide Map for the area. Even though the subject application falls in an area identified for Industrial, the General Plan lines are broadbrushed and so it seems as far as County zoning, it falls right on that line between Resort and Industrial. And this is a closer view again showing you the zoning for the particular area. Again, we have Kalaniana‛ole Avenue, and we have Kea‛a Street. There is an extension of Kea‛a Street that’s identified, but currently it is unused. The properties to the makai side are owned mainly by the State in these particular areas, and you have the old railroad alignment identified in this general area. This is an aerial photo. Again for reference, Kalaniana‛ole Avenue and Kea‛a Street. The subject property has a condominium complex that’s been constructed since 1965. There are approximately 101 apartment owners in this facility. Again, very close to the ocean. Between the ocean and the property is a State property. We have more Industrial uses. This is the self- storage facility for reference, and the County park area over in this area. The Applicant is requesting a Special Management Area Use Permit to allow an addition of a new roof over the existing roof on an apartment complex on 1.028 acres of land situated within the County’s Resort-Hotel (V-.75) zoning district and the Special Management Area. The proposed cost of the improvements for the new roof is estimated at approximately $500,000. The apartment complex was constructed in the early 1960’s which was prior to the SMA laws, rules, and regulations, and did not require an SMA Major Use Permit for the construction of the original complex. The reason for the request is that the Orchid Manor Condominium has been experiencing on-going leakage problems and drainage issues with their existing roof. The options were to replace the existing roof which would be very difficult for residents who reside in the complex or to build a new roof over the existing roof and minimize the difficulties of displacement and other factors to the residence while construction occurs. Just to let you know, some of you may be wondering why the Applicant has to go through this process for a simple repair and replacement of the roof. This was a real struggle for the Planning Department as well. Most times, the Planning Department would consider this an exempt type action being maintenance and renovation, but because they were actually adding on a whole new roof to it, it was considered new construction, and we had to look at it from that aspect, and it was--even though it was one foot, it was still—it’s a tough call. And then the question is whether or not a minor permit or a major permit is required which the cost factor comes into play, and because the replacement of the roof was over $500,000, we had to look at it from a major standpoint. If the original complex had received a major permit originally, we could have done an amendment or possibly maybe considered it as part of the original SMA, but because this was constructed prior to those rules, we were kind of stuck in this position. Just, if you were wondering about that. 2 EXHIBIT A