2016.9.2 DOC3 HCDP Proposed Revisions Additions

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Steering Committee Review of Community Input, September 2016 Review Document 3 of 4 3. Revise County Action Policy 14: "Develop incentives for Cluster Plan Developments and Clustered Rural Subdivisions On eeastal meas that leave natural, open space buffer areas along the shoreline, streams, and gulches, or adjacent to forest or conservation areas. Rationale: This revision recognizes that shoreline areas are not the only areas that would benefit from clustering developments in ways that protect natural resources. See also revisions to Policy 13. Section 4: Protect and Enhance Natural & Cultural Resources 4.2 Protect Coastal Resources 4. Revise County Action Policy 19 to read: "Amend Planning Department Rule 11 to establish shoreline setbacks for the Hamakua CDP Planning Area at the earliest stages of the land use planning and development process. The minimum shoreline setback shall be either: a) A minimum of 40 feet from the top of cliff, in addition to a distance equal to the average elevation of the top of cliff within the subject parcel; or, b) A minimum of 40 feet from the top of cliff, in addition to a distance equal to the anticipated 100 years of erosion as determined by a coastal erosion study. This study, including a cliff stability analysis and/or a geological analysis, shall be conducted by a licensed engineer. This policy shall only apply to properties that are located within the Special Management Area and abutting or within five hundred feet of the shoreline. For lots created (final subdivision approval or a legal lot of record as determined by the Planning Department) prior to the date of adoption of the Hamakua CDP with an average lot depth of two hundred feet or less, the shoreline setback line shall be a minimum of 40 feet from top of cliff." [Note: due to readability issues — it became necessary to display the revised text in its entirety without the editorial 'mark-ups'. The original text is included below the rationale.] Rationale: This policy is revised based on the community discussion and input from engineers and SMA specialists. The substantive difference in the revised policy is the specific clarifying language in section B requiring the "addition to the distance equal to the anticipated 100 years of erosion". This was added to provide specifics to engineering specialists conducting erosion studies to ensure that a safety factor is added to the minimum shoreline setback. The stipulation of '100 years' is based on common event ratings such as FEMA's 100 -year storm/flood events and the average useful life of structures. HAMAKUA COMMUNITY DEVELOPMENT PLAN (CDP) I Revision Doc. #3