HomeMy WebLinkAboutCommunication No. 2018-15- KCDP Amendment Recommendations
Communication No. 2018 - 15
Harry Kim
Mayor
Michael Yee
Director
Daryn Arai
Deputy Director
East Hawai‘i Office
101 Pauahi Street, Suite 3
Hilo, Hawai‘i 96720
Phone (808) 961-8288
Fax (808) 961 - 8742
West Hawai ‘ i Office
74 - 5044 Ane Keohokālole Hwy
Kailua - Kona, Hawai‘i 96740
Phone (808) 323-4770
Fax (808) 327 - 3563
County of Hawai‘i
PLANNING DEPARTMENT
KONA COMMUNITY DEVELOPMENT PLAN
ACTION COMMITTEE
April 6 , 2018
Michael Yee, Director
Planning Department
County of Hawaii
Dear Mr. Yee:
SUBJECT: Recommended Amendments to Policies of the Kona CDP
In response to Amendments proposed by the Office of the Mayor
(AC Comm. No. 2017 - 03)
The Kona CDP Action Committee carried out a comprehensive review of the above - referenced
CDP Policy amendments presented by the Office of the Mayor to the Action Committee at its
November 15, 2017 meeting, and herewith transmits to you its recommendations appr oved
unanimously at its March 13, 2018 meeting.
In these recommendations, the Action Committee concurs with the majority of amendments
proposed in Communication 2017 - 03, but also recommends: (i) deleting or modifying certain
proposed amendments, and (ii) additional amending language to a number of other Kona CDP
policies in order to clarify and facilitate implementation of these important policies.
For simplicity in understanding and comparing the original amendments (those proposed by the
Office of t he Mayor in Comm. No. 2017 - 03) with the differing amendments recommended by
the Action Committee, the Committee’s enclosed recommendations present the existing goals,
objectives and policies of the Kona CDP in the same “Exhibit A” format as presented in
Co mmunication 2017 - 03, but with only the CDP amendments supported or additionally
recommended by the Action Committee. The Kona CDP amendments proposed by the Office
of the Mayor, in Communication 2017 - 03, should be reviewed side - by - side with these Action
Committee recommendations to allow a comparison and contrast of amending language between
the two documents.
The Action Committee understands that the subject document, entitled “Exhibit A,” is intended
by the Office of the Mayor to be an attachment to a County legislative Bill which, if enacted as
an ordinance by the County Council, would amend the Kona CDP Policies as provided in such
“Exhibit A.”
Communication No. 2018 - 15
Michael Yee, Director
Planning Department
April 6, 2018
Page 2
The Action Committee wishes to thank the Planning Director and Staff for their support in
facilitating it s Subcommittee’s work in reviewing the proposed amendments an d preparing its
own recommendations. The Action Committee also thanks the many citizens who contributed
their mana’o to the Subcommittee over the course of its review.
Sincerely,
Charles Young
Chair
Communication No. 2018 - 15
Kona CDP Action Committee Response to KCDP Communication no. 2017 - 03:
Proposal by Office of the Mayor to Amend Certain Policies of the Kona CDP.
The following text presents the recommendations of the Kona CDP Action Committe e made on
March 13, 2018 regarding the above - referenced proposal to amend certain policies of the Kona
CDP. In these recommendations, the Action Committee concurs with the majority of
amendments proposed in Communication 2017 - 03, but also recommends delet ing or modifying
certain proposed amendments and additional amending language to a number of other Kona
CDP policies in order to clarify and facilitate implementation of these important policies.
For simplicity in understanding and comparing the original proposed amendments with the
differing amendments recommended by the Action Committee, the following text presents the
existing goals, objectives and policies of the Kona CDP in the same “Exhibit A” format as
presented in Communication 2017 - 03, but with o nly the CDP amendments supported or
additionally recommended by the Action Committee. The Kona CDP amendments proposed by
the Office of the Mayor, in Communication 2017 - 03, should be reviewed side - by - side with
these recommendations to allow a comparison and contrast of amending language between
the two documents.
The Action Committee understands that the final form of the document entitled “Exhibit A,”
following your review and any further amendments you may make, is intended to be an
attachment to a Coun ty legislative Bill which, if enacted as an ordinance by the County Council,
would amend the Kona CDP Policies as provided in such “Exhibit A.”
-----------------------
Exhibit A
Kona Community Development Plan
Compendium of Goals, Objectives, and Policies from Chapter 4
4.1 TRANSPORTATION
Transportation Goal: An efficient, safe, and attractive multi - modal transportation
system integrated with land use planning that allows movement around and
through Kona with minimal reliance on the automobile.
Objective TRAN - 1: Transportation and Land Use. To organize growth on a regional
level in Kona, growth should be compact and transit - supportive. Compact mixed - use
villages along transit routes provide sufficient densities to support transit feasibility and
enable people to meet a variety of daily needs within walking distance.
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Policy TRAN - 1.1: Official Transportation Network Map . The Official Transportation
Network Map shall show proposed transit routes, proposed arterials and collectors, and
pedestrian/bicycle p aths (see Figures 4 - 2a to 4 - 2d). This map shall designate the
functional classification of the roadway. The purpose of this map is to show intended
interconnections, plan and preserve these corridors, budget public improvements, and
provide notice to aff ected landowners of potential impacts from these projects. A s
a pplicable , permit approvals (e.g., r ezonings, subdivisions, planned unit developments,
plan approvals ) shall commit the rights - of - way and/or improvements of proposed
roadways shown on the Offi cial Transportation M ap that traverse through the project
area . T he extent of reservation and/or improvements shall be proportionate to the
project’s impact as determined by the project’s approved TIAR . If the corridor alignment
has not been sufficiently studied, the Planning Director has the discretion to determine
an appropriate action including realigning or other appropriate feasible alternative prior
to the tentative subdivision/plan approval .
Policy TRAN - 1.2: Trunk Line . The new Keohok ālole Highway (Mid - Level Road) shall
function as the trunk transit route connecting Kailua Village with the airport, along which
transit - oriented developments (TODs) will be located. As the trunk transit route, there
will should be future allowance for a dedicated transit - way within the right - of - way . and
the headways will The time interval between vehicles moving in the same direction on
the same rout e should be of the highest lowest amount among all transit routes in Kona
(see Figure 4 - 2a).
Policy TRAN - 1. 3: Spacing of TODs along Trunk Line . Transit - Oriented
Development (TOD) Urban Villages shall should be located a minimum of one mile
apart, between major transit stations, along Keohokālole Highway trunk route in order to
preserve the transit efficiency of this route.
Policy TRAN - 1.4: Secondary Transit Route. A secondary transit route shall should
co nnect Kailua Village with Keauhou and also serve the areas mauka of Queen
Ka‘ahumanu and Kuakini Highways (see Figure 4 - 2a). As a secondary transit route,
transit will would share the vehicular travel lane . , and its headways will should be equal
or less than the trunk route. Any new developments along these routes shall pay their
proportionate share for the frontage road costs and provide transit stops or stations.
Policy TRAN - 1.5: Frontage Road. A frontage road makai of the Queen Ka‘ahumanu
Highway, o r, if permitted by DOT, within the 300 - foot wide Queen Ka‘ahumanu Highway
right - of - way between the airport and Honokōhau Harbor shall should serve as a
Secondary Transit Route. It will would enable the consolidation of Queen Ka‘ahumanu
Highway vehicular a ccess points for the developments makai of Queen Ka‘ahumanu
Highway.
Policy TRAN - 1.6: Kailua or Makaeo Village as a Transit Hub . The redevelopment of
Kailua shall include a plan to create an intra - Kona transportation service, with Kailua
Village or Maka eo Village as the "hub" or transit center. Buses would operate from
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Captain Cook to the Kailua or Makaeo Village hub. At the hub, buses would intersect
with other routes operating from Keohokālole Highway (Mid - Level Road), the frontage
road, and other Kona destinations. Transfers for continued travel would be made at this
location.
Policy TRAN - 1.7: Transit Route to Rural Town Transit - Oriented Developments
(TODs). The existing ru ral towns between Honalo and Captain Cook are encouraged to
be redeveloped as TODs with Māmalahoa Highway (Highway 190) functioning as a
Secondary Transit Route connecting these villages to Kailua or Makaeo Village.
Objective TRAN - 2 Street Network Connecti vity. To develop a system of
interconnected roads in Kona that will provide alternative transportation routes that will
disperse automobile trips and reduce their length, while not compromising the through
functions of arterials and major collectors with excessive intersections.
Policy TRAN - 2.1: Connectivity Standards . Connectivity refers to the directness of
links and the density of connections that make up the transportation network. Within the
Kona Urban Area (UA) new development shall contribute to this interconnected
transportation network of streets, pedestrian, and bicycle access that work to disperse
traffic and connect and integrate new development with the existing fabric of the
community. Proposals for new development or redevelopment within Kona’s UA shall
meet the following connectivity standards:
1. Maximum Block Size. In lieu of Hawai‘i County Code (HCC) Section 23 -
29(c), the maximum length of blocks for predominantly residential
subdivisions shall be 800 feet, unless unfeasible due to natu ral topography,
protected resources, or surrounding development patterns.
2. Connection to Adjoining Development. The road system for new
development shall contribute to the local transportation network. To
supplement HCC Section 23 - 40, at a minimum, new su bdivisions shall
incorporate and continue all collector streets, and selected local streets to
adjoining property. If a portion of the stub - out is not improved, the current
developer shall improve the stub - out portion , where practicable . Connection
to ad joining properties may not be required if seriously constrained by
topography or other physical hindrances, or in cases where through travel
cannot occur because the property is bounded by development with private
streets previously allowed.
3. Gated Entry. In the Kona UA outside of General Plan Resort or Resort Node ,
gates will be prohibited across new roadways identified to service the local
transportation network.
4. Cul - de - sacs Discouraged. Cul - de - sacs are discouraged based on Policy
TRAN - 2.1 (1) Maximum Block Size and Policy TRAN - 2.1 (2) Connection to
Adjoining Property unless construction of a through street is found to be
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impracticable. Where cul - de - sacs or dead - end streets are allowed, they shall
meet the prevailing standards in the Chapter 23 Subdivi sion Code.
5. Future Extensions. Roads serving future transportation interconnectivity will
be identified for any proposed subdivision located adjacent to a vacant parcel.
To supplement HCC Section 23 - 44, where necessary to give access to or
permit a satisf actory future subdivision of adjoining land, or to conform with
the Official Transportation Network Map (Figures 4 - 2a to 4 - 2d), a street stub -
out or pedestrian path improved to the boundary is required unless financially
guaranteed to enable the County to coordinate the stub - out construction as a
regional project or in coordination with the development of the adjoining
property. Applicants submitting preliminary development plans shall provide
for feasible extension of selected local streets to adjoining u ndeveloped
properties and eventual connection with the existing street system. Within
phased subdivisions, temporary stub - outs shall be required.
6. Connectivity. In the Kona UA, all new roads that will serve as part of the
interconnecting roadway system sh all be dedicated to the County.
Policy TRAN - 2.2: Access Management . To preserve the through functions of
arterials and major collectors, driveway access along new arterials and major collectors
shall be minimized to the greatest extent consistent with th e need to provide access to
adjoining property. Access to such adjoining properties shall be planned to occur from
local streets, and not from the arterial or collector road, whenever possible. On existing
arterials and major collectors, the number of ac cess driveways currently permitted shall
should not be increased, and when development is proposed that would increase the
usage of an existing driveway access, every effort should be made to eliminate the
driveway access in favor of access at an existing or planned intersection. Four - way
intersections with arterials and major collectors shall should be permitted only as shown
on the Official Transportation Network Map (Figures 4 - 2a to 4 - 2d), in order to preserve
the through functions of arterials and majo r collectors.
Objective TRAN - 3. Multi - Modal System. To develop a multi - modal transportation
system to encourage walking, biking, transit, and other non - vehicular modes of travel.
A multi - modal system needs to be attractive, safe, comfortable, convenien t, accessible,
environmentally friendly, and affordable. Such a system would reduce congestion,
improve air quality, reduce fuel consumption, and increase healthy activity. Not only
would the system enhance the mobility of the elderly and youth, who do n ot drive, it
would also make it possible for residents to divert automobile ownership expenses to
other daily needs, such as a homeownership mortgage or insurance. The network
could connect pathways within and outside of street rights - of - way. The system should
provide convenient transfers between modes of transportation.
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C omm unication No. 2018 - 15
Policy TRAN – 3.1: Street Standards . County street standards should be pedestrian -
friendly, safely accommodate bicycles, accessible to the disabled, and appropriate for
its surrounding la nd use context.
Policy TRAN – 3.2: Public Right - of - Way Maintenance. Recognizing that the County
is not currently staffed or equipped to maintain landscaping within street rights - of - ways,
a combination of new and existing tools, both public and private, sha ll be developed to
implement a landscaping maintenance program.
Policy TRAN – 3.3: Right - of - Way Landscaping. Recognizing that the availability of
water should dictate the nature of landscaping within public rights - of - way, lusher
landscaping shall should be provided on streets where reclaimed wastewater will be
available for irrigation as noted on the Official Public Facilities and Services Map (see
Figure 4 - 10c), and xeriscape landscaping shall should be the preference where
reclaimed wastewater is not avai lable.
Policy TRAN – 3.4: Retrofit of Existing Streets. To the extent practicable, pedestrian
improvements and/or bicycle accommodations shall should be added to existing public
streets when repaving or doing other repair or maintenance work, especially on those
streets identified for such multi - modal purposes in the Official Transportation Network
Map (see Figure 4 - 2b).
Policy TRAN – 3.5: Safe Routes to Schools. Every public elementary school in Kona
shall should have a Safe Routes to School program.
Polic y TRAN – 3.6: Multi - Modal Network . The Official Transportation Network Map
(Figures 4 - 2a to 4 - 2d) shall designate a system of pedestrian and bicycle paths to use
as a guide for street design, public improvements, and subdivision improvements.
Recognizing that the appropriate type of facility may evolve, the Implementation
Committee (see Chapter 5) shall have the authority to change the designated type and
maintain such changes on a database. The Action Committee may recommend
amendments to the Official Tra nsportation Network map.
Policy TRAN – 3.7: Traffic Calming Standards. In order to slow traffic for pedestrian
safety or comfort, standards for traffic calming shall should be included, as part of the
County of Hawai‘i Street Standards.
Policy TRAN – 3.8: I nter - Modal Connections. To facilitate the transfer between
modes of travel:
1. Automobile/Transit and Bike/Transit Transfer. Park and ride facilities are
desirable and must be built to ameliorate the traffic congestion in Kona. A transit
station or transit hub will should be located within each of the TODs, as shown in
the Official Transportation Network Map (Figures 4 - 2a to 4 - 2d). Park and ride
facilities will should be provided in the vicinity of the transit station and transit
hub. Park and ride facili ties shall should include storage for bicycles.
2018 - 03 - 13.KCDP.Amendment.Re port 5
C omm unication No. 2018 - 15
2. Ground/Air Transfer. The transit and bicycle network shown on the Official
Transportation Network Map (Figures 4 - 2a to 4 - 2d) shall should provide
connections from major residential areas to the airport. The Kona International
Airport’s Master Plan should include accommodations for transit and bicycles.
3. Bike/Transit Transfer and Beach Accommodation. To the extent feasible, public
transit should have the ability to carry bicycles and surfboards.
Objective TRA N - 4 Non - Structural Solutions to Manage Congestion. To manage
peak - hour traffic using a diversity of non - structural approaches in order to reduce
congestion on Kona roads, while acknowledging that building new roads is only one of
many needed solutions.
Policy TRAN – 4.1: Transportation Demand Management (TDM) Solutions. The
County government will should educate its community on the value of a rideshare
program and provide incentives towards its use; the County will should encourage
flexible hours among i ts staff and workers and educate by example; or the County will
should encourage the community to reach and adopt innovative solutions to
transportation demand.
The community will should recognize all employers in Kona who do their part to either,
particip ate in the County’s Rideshare Program, subsidize transit costs for their
employees, provide flexible work hours or work - at - home options, or use other innovative
programs to reduce reliance on the automobile for work - related trips.
Policy TRAN - 4.2: Commute r Transit Service. Express bus commuter routes and
schedules should be provided to major employment centers.
Policy TRAN – 4.3: Managed Parking. New construction in Transit - Oriented
Developments (TODs) shall should provide parking in accordance with the V illage
Design Guidelines in Attachment B, which were designed to limit parking as a means of
discouraging automobile trips to TODs. The public improvements program, as part of
the TOD Master Plan, centralized public parking facilities shall should be incl uded.
Public parking fees should be set low enough to be affordable yet high enough to
discourage automobile use.
Objective TRAN - 5 Rural Transit. To provide a paratransit system for Kona – with
emphasis on mauka areas and South Kona recognizing that a ru ral population cannot
support an urban transit system.
Policy TRAN – 5.1: Paratransit. An affordable public paratransit system shall should
serve the general public of South Kona (i.e., it should not be restricted by age or
disabilities).
Objective TRAN - 6 Concurrency. To manage the timing of growth so as to avoid
overloading the arterial system.
Policy TRAN – 6.1: Official Concurrency Map.
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C omm unication No. 2018 - 15
Concurrency requirements shall be determined by HCC §25 - 2 - 46 and be generally
consistent with the Official Concurre ncy Map, where applicable, as determined by the
approved TIAR.
The Kona UA shall be designated as a “critical road area”, as defined in HCC 25 - 2 - 46.
Rezonings within the Kona UA shall comply with the Official Concurrency Map (see
Table 4 - 1 and Figure 4 - 3) , which identifies the road segments to be constructed
concurrent with occupancy of units as the minimum “area mitigation”, as defined in HCC
25 - 2 - 46(Zoning Code).
The Official Concurrency Map assumes :
1. The widening of Queen Ka‘ahumanu Highway to four lanes from the Kona
International Airport to Henry Street, and
2. Completion of the Māmalahoa Bypass Road to the Napo‘opo‘o junction.
Any rezoning outside of a designated TOD within the Kona UA approved prior to
completion of the Queen Ka‘ahumanu Highway widening to the Airport shall restrict
occupancy until this widening project is completed. Any rezoning in South Kona
approved prior to the completion of the Māmalahoa Bypass Road shall restrict
occupancy until this bypass project is completed. This policy does no t apply to projects
exempt under concurrency provisions in HCC Section 25 - 2 - 46 (e.g. affordable housing).
The Concurrency Map shall distinguish the current planning status of the corridor
alignment. Table 4 - 1 shows the roadway corridors that shall be bui lt concurrently within
the concurrency zone and/or TOD Village. Other roadway corridors shown on the
Concurrency Map, but not listed in Table 4 - 1 are part of the proposed roadway network,
but are not critical to concurrency determinations .
Policy TRAN – 6.2 : Prioritized Road Improvements. In order to rectify existing
deficiencies and influence the pattern of future growth and new roads, the following are
priorities:
Kuakini Highway widening (State)
Kahului - Keauhou Parkway
Māmalahoa Bypass (completed)
Keana lehu Street Manuwale‘a (completed)
Keohokālole Highway (Mid - Level Road), Phase I Palani to Kealakehe
Parkway (completed)
Kamanu Street Extension
La‘aloa Street Extension (completed)
Lako Street Extension
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Keohokālole Highway (Mid - Level Road), Phase II, Keal akehe Parkway to
Hina Lani Street (completed)
Nani Kailua Street Extension
a. Makai section (Kuakini Highway to Ali‘i Drive)
b. Mauka section (Hualālai Road to Kuakini Highway)
Kealaka‘a Street Extension
Keohokālole Highway (Mid - Level Road), Phase III, Hina Lani Street to
Ka‘iminani Drive
Hienaloli Street Extension
University Drive
Table 4 - 1
Concurrency Roadway Description Table
Concurrency Zone Roadway and ID No.
4A – Queen Ka‘ahumanu Frontage Road and provide
A
adequate access to Queen Ka‘ahumanu Frontage Roa d.
(Keāhole Road to Huliko‘a Drive)
1 – University Drive Extension (Māmalahoa Highway to
Keohokālole Highway, a.k.a Mid - Level Road)
2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu
Highway)
B
3A – Main Street (Ka‘iminani Drive to University Drive)
6A – Keohokālole Highway, (University Drive to
Ka‘iminani Drive)
7 – Kealaka‘a Street (Kukuna Street to north end) and/or
provide adequate interconnectivity to surrounding area
2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu
Hi ghway)
University Village
3a – Main Street (Ka‘iminani Drive to University Drive)
Kalaoa Village
None (infill)
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Connection between Kaiminani Drive and Hina Lani
Street: 3B or 5B/5A or 5B/6B
3B – Main Street (Ka‘iminani Drive to Hina Lani Street)
5A – Keohokālole Arteria l l
C
5B – Keohokālole Highway (Keohokālole Arterial to Hina
Lani Street)
6B – Keohokālole Highway (Kapuahi Street to
Keohokālole Arterial)
9A – Kealaka‘a Street (Extend Holoholo Street to Hina
D
Lani Street)
5B – Keohokālole Highway (K eohokālole Arterial to Hina
Lani Street) (portion within development project)
(completed)
Kaloko Makai
5C – Keohokālole Highway (Hina Lani Street to
Village
Kealakehe Parkway) (completed)
5D - Keohokālole Highway (Kealakehe Parkway to Palani
Street) (completed)
E
None
F
3C - Kamanu Street Extension (to Kealakehe Parkway)
5D – Keohokālole Highway (Kealakehe Parkway to Palani
Hon o kohau Village
Street) (completed)
5B – Keohokālole Highway (Keohokālole Arterial to Hina
Lani Street) (portion within development project)
5C – Keo hokālole Highway (Hina Lani Street to
G
Kealakehe Parkway) (completed)
5D – Keohokālole Highway (Kealakehe Parkway to Palani
Street) (completed)
5D – Keohokālole Highway (Kealakehe Parkway to Palani
Keahuolu Village
Street) (completed)
2018 - 03 - 13.KCDP.Amendment.Re port 9
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18 – Makala Blvd. Ext ension ( any development mauka or
makai of 5D)
9B – Kealaka‘a Street (Hina Lani Street to Kealakehe
Parkway)
H
9C – Kealaka‘a Street (Kealakehe Parkway to Hao Kuni
Street)
4B – Kuakini Extension Collector (Kealakehe Parkway to
I
Old Airport)
4B – Kuakini Extension Collector (Kealakehe Parkway to
Makaeo Villag e
Old Airport)
Kailua Village
None (infill)
Redevelopment
Pua‘a - Wa‘iaha
19C – Kakalina Street Extension (Nani Kailua Drive to
Village
Puapua‘anui Street)
Kahului - Puapua‘a
29 – Puapua‘anui S treet Extension
Village
5D – Keohokālole Highway (Kealakehe Parkway to Palani
J
Street)
19A – Kakalina Street Extension (to Puapua‘anui Street))
19B – Kakalina Street Extension (E. Kakalina Street to
19A) (any development south of Malulani Drive)
K
20 – Hienalol i Street Extension (Palani Street to Keolani
Drive)
21 - Connector 4 (Hienaloli Street Ext. to Kakalina St. Ext.)
30A – Kahului - Keauhou Parkway (Lako Street to Kuakini
Highway)
L
31 – Lako Street Extension
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30B – Kahului - Keauhou Parkway (Lako Street to
Kamehameha III Road)
M
31 – Lako Street Extension
32 – La‘aloa Street Extension
30B – Kahului - Keauhou Parkway (Lako Street to
Kamehameha III Road)
Kahalu‘u Makai
Village
33 – Connector 9
34 – Connector 10
4.2 LAND USE
Land Use Goal: Public policies set th e foundation and framework within which
the community and private sector work collaboratively towards a shared vision of
concentrating growth within urban villages in North Kona, preserving rural
character and agricultural lands, protecting significant nat ural and cultural
resources, providing a range of housing opportunities, and a process to
constructively, efficiently, and fairly achieve these ends with the best practices
and quality.
Objective LU - 1: Overall Growth Pattern . To identify areas where high er intensity
growth areas should occur and areas where the rural character and open space along
the shoreline should be preserved.
Policy LU - 1.1: Official Kona Land Use Map. The Official Kona Land Use Map (see
Figure 4 - 7) shall define the Kona Urban Area (see Policy LU - 1.2) and the general
locations, spacing, and type of TOD Villages (see Policies TRAN - 1.3 and LU - 2.3).
Policy LU - 1.2: Urban Area. The majority of future growth in Kona shall be directed to
the Kona Urban Area shown on the Official Kona Lan d Use Map (see Figure 4 - 7), which
spans from the Kona International Airport to Keauhou subject to the policies set forth
under Objective LU - 2 Urban Area Growth Management.
Policy LU - 1.3: Rural Area. The rural area consists of the lands outside of the Kon a
Urban Area. Future growth in this area shall be concentrated within and around the
existing LUPAG medium and low density areas, which correspond to the existing rural
towns.
Policy LU - 1.4: Consistency with Land Use Pattern Allocation Guide (LUPAG) .
The current LUPAG accommodates the vision and needs for the Kona CDP area
planning horizon and should be amended only for compelling reasons. Any rezoning
application shall be consistent with the LUPAG.
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Policy LU - 1.5: Enhanced Shoreline Setback . Beyond the 40 foot shoreline setback
regulated by Hawai‘i Revised Statutes (HRS) Sections 205A Part III, the County shall
explore alternatives (e.g., density transfer based on gross density) for the applicant of a
Special Management Area (SMA) Major Permit to de dicate to the government or land
trust or encumber as open space for the purpose of realizing a shoreline linear park
along as much of Kona’s coastline as possible. Consistent with the Federal Coastal
Zone Management Act (CZMA) and County of Hawai‘i Gener al Plan policy to retain
open space and protect natural resources along with public access to and along the
shoreline, it shall be a priority of the County to maintain a minimum of 1,000 - foot open
space no - build setback for undeveloped lands adjacent to th e shoreline, on parcels
which currently exceed 1,000 feet in depth, in discretionary land use approvals such as
SMA major permits, rezonings, and state land use boundary amendments. Structures
makai of this setback should be for public recreation and ocea n - dependent facilities
such as harbor improvements.
Policy LU - 1.6: 17 - Mile Protected Coastline : As part of any discretionary land use
approvals such as SMA major permits, rezonings, and state land use boundary
amendments, implement the vision of a 17 mile long protected stretch of open coastline
from Makaeo north to Kikaua Pt. at the Kuki‘o development. Most of this area is already
publicly owned and much of it has already been set aside for park purposes. This
incorporates the Kaloko - Honokōhau National H istorical Park, the portion of Kohanaiki
that will be deeded to the County under the terms of the existing SMA permit, the makai
portion of O‘oma 2, NELHA and state lands makai of the airport runway, to the extent
that they can be used for public recreatio n consistent with the requirements of NELHA
and the airport, the Kekaha Kai State Park, and Makalawena.
Objective LU - 2: Urban Area Growth Management . Recognizing that the LUPAG
Urban Area is larger than needed in order to accommodate the projected growt h within
the planning horizon, future growth within the Urban Area shall be encouraged in a
pattern of compact villages at densities that support public transit.
Policy LU – 2.1: Village Types Defined — Transit - Oriented Developments (TODs) vs.
Traditional Nei ghborhood Developments (TNDs). Both TODs and TNDs are
compact mixed - use villages, characterized by a village center within a higher - density
urban core, roughly equivalent to a 5 - minute walking radius (1/4 mile), surrounded by a
secondary mixed - use, mixed - density area with an outer boundary roughly equivalent to
a 10 - minute walking radius from the village center (1/2 mile). The distinction between a
TOD and TND is that the approximate location of a TOD is currently designated on the
Official Kona Land Use Map (Figure 4 - 7) along the trunk or secondary transit route and
contains a transit station, while TND locations have not been designated and may be
located off of the trunk or secondary transit route at a location approved by a rezoning
action.
Policy LU - 2 .2: TOD/TND Components . The components of a TOD/TND include
Urban Core, Secondary Core, and Greenbelt. A TOD/TND contains a higher density
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urban core surrounded by a lower density secondary area. A greenbelt will should , in
turn, surround and define the outer edge of the secondary area.
1. Urban Core : To control the scale and intensity of development within the
urban core of a TOD/TND, there shall be two types of urban cores:
a. Regional Center . Regional centers are intended for mixed use and
higher - densit y residential, retail, commercial, employment, and/or
regional one - of - a - kind facilities, such as major civic, medical,
education, and entertainment facilities. Regional centers shall be
designed around a Commercial Center, which is the focus for the
Villa ge and designed to encourage pedestrian activity.
b. Neighborhood Village . Neighborhood Village Core Areas are
intended for predominately residential, public/civic uses, or small -
scale neighborhood - oriented commercial uses. The Core’s
commercial uses are of a small scale and are intended to serve the
needs of the Village residents. Neighborhood Village Core Areas
shall be designed around a Neighborhood Center. Land uses
include recreational space, small - scale public/civic uses,
neighborhood oriented retail uses, and mixed - use.
2. Secondary Area . TODs/TNDs may be surrounded by more auto - oriented,
lower - density areas called “Secondary Areas.” The Secondary Areas are
within a half - mile of the TOD/TND urban core. These Secondary Areas take
advantage of the ser vices within the Urban Core through an interconnected
street system with easy access to transit by foot, bike or car. Secondary
Areas will be primarily comprised of standard single - family and multi - family
neighborhoods. These areas may also provide more land - extensive uses that
serve TOD/TND residents, such as schools and community parks. Because
of their proximity to the Urban Core, Secondary Areas are ideal for bicycle
travel.
3. Greenbelt. The Greenbelt is an undeveloped area surrounding the
Secondary A rea. The Greenbelt is a strategic planning tool to prevent urban
sprawl by keeping land permanently open. The purpose of the Greenbelt is to
prevent urban sprawl of the TODs/TNDs, prevent neighboring towns from
merging into one another, and to preserve t he setting and the character of the
TODs/TNDs. The Greenbelt may also serve multi - purpose uses, such as for
drainage (e.g., flow ways or retention basins), sensitive resource preserves or
wildfire protection buffers.
Policy LU - 2.3: TODs Identified . To c ontrol the spacing of transit stations in support of
Policy TRAN - 1.2, TOD floating zones, identifying the general location of TOD, shall
should be encouraged as growth opportunity zones limited to the following , as shown on
the Official Kona Land Use Map (s ee Figure 4 - 7):
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1. University Village (Regional Center). The goal is to use the university as
a catalyst for complementary commercial opportunities surrounding the
campus and to attract students, faculty, and staff to live on or near
campus. The university would hopefully be a center for cultural and
performing arts, life - long learning, innovation, and workforce development
that would benefit the broader community.
2. Kalaoa Village (Neighborhood)
3. Kaloko Makai Village (Neighborhood)
4. Honokōhau Village (Regional Center). The County Civic Center shall be
one part of a centralized government service center with surrounding
complementary office and retail. The area would serve as an appropriate
location for a regional park that would inc lude active recreation facilities
and a multi - purpose auditorium.
5. Keahuolū Village (Neighborhood)
6. Makaeo Village (Regional Center). A major retail center is planned near
the Old Airport Park. As a mixed use village, the plan is to introduce
residential u ses into the mix, design a complementary relationship to the
Old Airport Park, and to integrate a transit hub or major park and ride
facility for commuters (primarily resort workers).
7. Kailua Village Redevelopment (Regional Center) In recognition of the
imp ortance of Kailua Village as the cultural, retail and visitor core of the
Kona District, redevelopment of the area shall be a high priority. The
majority of Kona’s urban affordable housing is located close to the Village
Center, but much of this housing i s in poor condition. The availability of
infrastructure in the Village offers the opportunity to provide new, high
density affordable housing for the resident workforce. Redevelopment
plans shall consider the following: location of a transit hub, enhanc ed
pedestrian - oriented improvements along Ali‘i Drive, centralized public
parking strategically located in relation to shuttle routes, and village design
guidelines.
8. Pua‘a – Wai‘aha Village (Neighborhood)
9. Kahului – Puapua‘a Village (Neighborhood)
10. Kahalu‘u Makai Village (Neighborhood)
Policy LU - 2.4: Transit - Oriented Development (TOD) Floating Zones Established .
The Development of TOD ’ s are encouraged within the extent and locations of the
floating zones shown on the Official Kona Land Use Map (Figure 4 - 7) . These locations
are approximate and become fixed pursuant to the Project District rezoning procedures
as modified below:
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1) Minimum land area. The minimum land area for a new community shall be
80 acres consistent with the zoning code’s requirements for pro ject districts ,
which corresponds to the urban and secondary core, plus a density transfer
area proposed in the master plan to set an urban boundary limit .
2) Project District Rezoning Application. In addition to the requirements
specified for a Project Di strict application, the application shall include the
following:
a. Conceptual Master Plan. To the extent practicable, the conceptual
master plan shall conform with the Village Design Guidelines
(Attachment B) and at a minimum address:
i. Mix of permitted uses and density;
ii. Transportation systems including street layout and standards,
transit routes and facilities, and bike and pedestrian pathways;
iii. Village center public facilities , if any and financing ;
iv. Infrastructure requirements, financing, and timing;
v. Neighbor hood park and public space standards;
vi. Phasing plan;
vii. Calculation and treatment of density transfer area , if any ;
viii. Planning process, including extent of consultation with the Design
Center.
b. An environmental report meeting the requirements of the zoning code
o r HRS Chapter 343 , as applicable .
3) Expedited Review. Within ninety (90) days after a project district application
has been accepted by the Planning Director, the Director shall forward the
application to the Planning Commission.
4) Environmental Review Conc urrent Processing. The Planning Director shall
enable and allow the applicant to concurrently process the environmental
document according to the procedures of HRS Chapter 343.
5) State Land Use Boundary Amendment Concurrent Processing. If a State
Land Use District Boundary Amendment is necessary, the Planning Director
may accept the application, review the application to determine consistency
with the decision criteria below, suspend the processing of the Project District
until a decision is made by the Sta te Land Use Commission, and express the
County’s support of the application before the State Land Use Commission as
consistent with the Kona CDP and County of Hawai‘i General Plan. The
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Project District process may then immediately resume upon favorable
ap proval by the State Land Use Commission.
6) Development Agreement. Concurrent with or subsequent to the adoption of a
project district ordinance, A a development agreement pursuant to Hawai‘i
County Code may be used to memorialize reciprocal agreements amon g the
several parties responsible for implementing the plan, including the County,
and thereby vest the rights as set forth in the Development Agreement.
7) Planning Commission Review. Within sixty (60) days after receipt of the
application from the Planning Director, unless a longer period is agreed to by
the applicant, the Planning Commission shall transmit the proposed project
district ordinance together with its recommendation thereon through the
Mayor to the County Council. The Planning Commission shall should
recommend approval in whole or in part, with or without modifications, or
rejection of such proposal, based on the following criteria:
a. Extent to which the master plan meets the intent and objectives of the
Village Design Guidelines;
b. Extent, inclusi veness, and mix of affordable housing;
c. Feasibility of the infrastructure financing plan;
d. Effectiveness of concurrency controls;
e. Compatible linkages and relationships to surrounding areas;
f. Effectiveness in optimizing and protecting open space within the
den sity transfer area.
8) Rebuttable Presumption. The Planning Director, Planning Commission, and
County Council shall review the TOD application with a rebuttable
presumption that the project furthers the intent of Chapter 25 Zoning Code
and is consistent with the goals, objectives, and policies of the County
General Plan and Kona CDP, provided that the proposed location is generally
consistent with the Official Kona Land Use Map and the master plan
consistent with the Village Design Guidelines. This rebuttabl e presumption
does not apply to a TND application since the general location of a TND has
not been determined by the Kona CDP
9) Amendments. Amendments to the master plan shall be processed
administratively by approval of the Planning Director, unless the ch anges are
significant as determined by the Planning Director.
Policy LU - 2.5: Village Design Guidelines . The Village Design Guidelines in
Attachment B should be used as a guide apply to the development of master plans for
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TODs and TNDs, as well as subsequen t projects or site plans implementing the master
plans. The intent of the Village Design Guidelines are to do the following:
1. Promote transit - oriented and pedestrian - oriented development, to increase
transit use, to manage traffic congestion,
2. Encourage mix ed - use, compact development that is pedestrian in scale and
sensitive to environmental characteristics of the land, and facilitates the efficient
use of public services;
3. Have residences, shopping, employment, and recreational uses located within
close prox imity with each other and efficiently organized to provide for the daily
needs of the residents;
4. Provide for a range of housing types and affordability within pedestrian - oriented,
human - scale neighborhoods;
5. Incorporate natural features, open space, and cu ltural features;
6. Provide efficient circulation systems for pedestrians, non - motorized vehicles, and
motorists that serve to functionally and physically integrate the various land use
activities; and
7. Promote strong neighborhood identity and focus.
The Villa ge Design Guidelines establish suggest :
1. An acceptable mix of uses for regional centers, neighborhood core areas, and
secondary areas;
2. Minimum as well as maximum residential densities;
3. Non - permitted uses in the urban core that are primarily automobile - depen dent
that detract from a walkable town center;
4. Pedestrian - oriented street standards, supplementing County of Hawai‘i Street
Standards;
5. Nomenclature of public facilities and siting criteria that serve as the town
focus;
6. Density transfer calculation methodol ogy; and
7. Transportation standards.
Policy LU - 2.6: TOD/TND Public Infrastructure and Facilities . To encourage the
development of TODs and TNDs, public financing sources shall should pay 100% for:
Major proposed trunk transit route,
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A transit station (o r transit station component if the transit station is part of a
private mixed - use project) within the Urban Core ,
A major park or plaza within the urban core.
In the preparation of the conceptual master plan, the applicant shall should coordinate
the in put of appropriate agencies to identify sites and financing of appropriate public
facilities such as schools, libraries, and post offices, with respective financial
commitments between public and private sources documented in the master plan. The
County w ater allocation and capital improvement policies in Section 4.6: Public
Facilities, Infrastructure and Services, Policy PUB - 4.1 shall should further support the
development of the TODs.
Policy LU - 2.7: Traditional Neighborhood Development (TND) Floating Zon e
Established . Where as the locations of TODs are conceptually determined by the
Official Kona Land Use Map, the locations of TNDs are proposed by applicants outside
of the TODs within the Kona Urban Area (UA). Because of the need to review the
specific suitability at the time of proposal, TND floating zones shall not have the
rebuttable presumption of a TOD; otherwise, rezoning procedures shall be the same as
a TOD Project District.
Policy LU - 2.8: Development Outside Transit - Oriented Developments (TODs) , but
within the Kona Urban Area . Development outside the TODs, but within the Kona UA,
may occur as follows:
1. Existing Zoning
a. TND Overlay. Any project greater than 20 acres on land zoned Single - family
residential (RS), Multiple residential (RM), Resident ial - Commercial Mixed Use
(RCX), General Commercial (CG), Village Commercial (CV), or Neighborhood
Commercial (CN), shall be permitted to develop as a neighborhood TND
following the procedures for a PUD and the Village Design Guidelines.
b. Non - TND Projects. Any project may be developed in accordance with the
existing zoning, subject to the following requirements:
i. Parks (see Policy PUB - 6.2.)
ii. Affordable Housing. Resale restrictions on affordable units built in
compliance with HCC Chapter 11 (see Policy HSG - 5.2 ).
iii. Street Standards. Connectivity standards (see Policy TRAN - 2.1), street
standards (see Policy TRAN - 3.1), and traffic calming standards (see
Policy TRAN - 3.7).
iv. Wastewater. Priority sewer area (see Policy PUB - 4.4).
v. Concurrency. The requirements of Hawai‘ i County Code Section 25 - 2 -
46 and Policy TRAN - 6.1.
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vi. v. Sensitive Resources. Survey of potential sensitive resources (see Policy
ENV - 1.5).
2. Rezoning
a. TND. Any project greater than 20 acres within the Kona UA may apply for the
TND Floating Zone.
b. Conventional Rez oning. Rezoning to other than TND, is subject to the
following guidelines:
i. Consistency with LUPAG . Refer to Policy LU - 1.3.
ii. Infill . Rezonings that promote infill are encouraged. The concept of infill
is to connect two or more pre - existing developments. Infill is usually
associated with small scale developments of 20 acres or less that have
been leapfrogged by the surrounding or adjacent developments. Infill
rezonings should be conditioned to ensure connectivity to the
surrounding developments and, wher e applicable, to provide mixed - use
opportunities to make the area more walkable.
iii. “Greenfields” Rezoning . Rezoning anywhere within the Kona UA,
whether within or outside a TOD area designated on Figure 4 - 7 Official
Kona Land Use Map, that is not a TOD, TND , or infill shall require an
amendment to the Kona CDP . that triggers HRS Chapter 343
Environmental Review Process.
c. State Land Use. Where a rezoning application meets the above criteria, the
County shall support a State Land Use Urban Boundary amendment f or
lands within the County Urban Expansion Area.
Objective LU - 3: Rural Area Growth Management . To preserve the rural character of
the existing rural towns, the agricultural lifestyle, and the open landscape.
Policy LU - 3.1: Redevelopment of Rural Towns a s TODs/TNDs . The rural towns
along Māmalahoa Highway, consisting of Hōlualoa, Honalo, Kainaliu, Kealakekua, and
Captain Cook, are encouraged to be redeveloped as TODs/TNDs. The master plan for
a TOD/TND redevelopment shall should : a) identify the site and appropri ate design
character of a transit stop or station, as applicable; b) identify other public facilities that
would enhance the civic and economic vitality of these towns; c) encourage innovative
opportunities to provide affordable housing and live/work oppor tunities; and d) improve
pedestrian - friendliness of the streetscape. To the extent practicable, the TOD/TND
master plan shall should follow the intent of the Village Design Guidelines in Attachment
B. The master plan shall should be the basis for any comp rehensive rezoning, capital
improvement program, and/or business improvement district for facilities or services.
Policy LU - 3.2: Revitalization of Other Existing Rural Villages . Rural Villages such
as Hōnaunau, Nāpo‘opo‘o, Keālia, and Miloli‘i are also e ncouraged to develop
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community - based revitalization master plans that would serve as the basis for any
comprehensive rezoning, capital improvement program, and/or business improvement
district for facilities or services.
Policy LU - 3.3: Clustered Rural Sub division Project Planned Unit Development
(PUD) . Provided a PUD application for rural - or agriculturally - zoned land substantially
meets the Clustered Rural Subdivision Guidelines in Attachment C, the Planning
Director shall issue approval a recommendation , with or without conditions within sixty
(60) days after acceptance of the application , and the approval shall be considered a
tentative subdivision approval . All other requirements and procedures of a PUD shall
be as set forth in Article 6 of the Zoning Code.
Policy LU - 3.4: Clustered Rural Subdivision Guidelines . The Clustered Rural
Subdivision Guidelines in Attachment C apply to proposed subdivisions outside of the
Kona Urban Area (UA) at the applicant’s option . The intent of the guidelines is to
min imize grading, preserve the natural appearance of the land to the maximum extent
possible, ensure agriculture use in the State Land Use Agricultural District, and create a
rural setting for residences. Towards this end, the guidelines shall , at a minimum,
specify:
1. Minimum lot sizes;
2. Natural and cultural resources meriting protection and associated buffer
areas, as applicable;
3. Minimum standards for roads and wastewater disposal;
4. Legal tools for permanent protection, maintenance of open space, and/or
agricul tural lands;
5. Connections to the open spaces of surrounding areas.
Policy LU - 3.5: Encourage Clustered Rural Subdivision for IAL Lands Less Than 5
Acres. Any subdivision of important agricultural land (IAL) lands involving 30 acres or
more currently zoned at densities between and including Ag - 1a to Ag - 5a and FA are
encouraged to follow the Clustered Rural Subdivision Guidelines in order to prevent
sprawling, large - scale residential subdivision of these lands.
Policy LU - 3.6: Subdivision on Agriculturally - Zo ned Land Served by a Private
Water System . When granting any subdivision water variance served by a private
water system to allow a subdivision involving 30 acres or more, a condition of the
variance should be to follow the Clustered Rural Subdivision Gui delines. (Enacted by
Plan)
Policy LU - 3.7: Farmworker Housing . Agricultural employee housing where the
employee works a minimum of 20 hours a week on a farm is permitted on agriculturally
zoned lands where the housing and the farm are not on the same parc el.
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Policy LU - 3.8: Rezoning Outside of Urban and Rural TODs and Outside of GP
LUPAG Urban Area . Rezoning of areas currently zoned agricultural, outside of the
Urban and Rural TOD areas shown on Figure 4 - 7 Official Kona Land Use Map, and
outside of urba n designations on the General Plan LUPAG, shall not be allowed, except
in the following limited circumstances: (1) the rezoning allows only a small number of
additional lots, consistent in scale with the transfer of lots to family members, (2) the
rezonin g does not create a net increase in the potential number of agricultural lots (such
as a rezoning that increases potential density in one area but also reduces density in
another), or (3) the rezoning is to permit a subdivision consistent with the Clustere d
Rural Subdivision Guidelines, while preserving the majority of the property in non -
residential use dedicated to agriculture, open space, or other conservation purposes,
and does not have the primary effect of allowing subdivision into lots smaller than
a llowed by existing zoning. This policy is intended to prevent the rezoning of
agricultural property to allow agricultural subdivisions where the primary objective of the
lot owner will be to have a residential estate.
Objective LU - 4: Pro - active Design Re view . To foster a spirit of excellence, creativity
and collaboration among the applicants, community, and County to meet the Kona CDP
goals, objectives and policies.
Policy LU - 4.1: Design Center Establishment . The County Planning Department
shall establ ish a Design Center to accomplish the following objectives:
1. To support and expedite the translation and implementation of the Kona CDP
goals, objectives, policies, actions, and design guidelines as applied to proposed
development projects;
2. To be a catalyst for creative excellence and innovation;
3. To foster public - private partnerships;
4. To promote coordination and collaboration among the community, government
agencies, applicants, landowners, professionals, and educational institutions;
5. To provide education on best design practices to applicants, government staff,
community members, educators and students; and,
6. To award and recognize exemplary projects.
Although the Design Center will be administered by the Planning Department and
staffed by County employees, t he department may organize a technical committee of
interdisciplinary volunteers.
Policy LU - 4.2: Mandatory Review . The Design Center shall review and approve
provide recommendations to the applicant prior to submittal of the application to the
Planning D epartment for all master plans prepared for floating zones (TODs/TNDs,
Affordable Housing, Eco - Industrial) and Clustered Rural Subdivision PUDs. Projects
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implementing these master plans, as well as any other project within the Kona CDP
planning area, are encouraged, but not required, to be reviewed by the Design Center.
Policy LU - 4.3: Expedited Permit Processing . For projects reviewed by the Design
Center, a staff member of the Design Center may be assigned to coordinate and
expedite permit approvals f or the proposed project.
4.3 ENVIRONMENTAL RESOURCES
Goal: The natural and cultural resources enhance Kona’s character together with
the built environment, developed in harmony with ecological principles, where
residents and visitors enjoy and interact w ith nature through a networked system
that promotes a healthy active lifestyle, and where the financial and moral
commitment reflects the high level of caring that the Kona people have for the
land.
Objective ENV - 1: Managing Impacts . In order to minimize impacts on the land, make
use of best management planning practices for any land - based endeavor by balancing
public and private rights, and taking advantage of an ever - improving knowledge of
resource sensitivity and natural processes.
Policy ENV - 1.1: Cen tral Environmental Resources Inventory . The County should
be a central repository of environmental resources GIS data (including the metadata
documentation), assist in inventory creation where there are data gaps, and assist in
maintenance where there are no assigned maintenance responsibilities.
Policy ENV - 1.2: Kona Mauka Watershed Management Program . The Kona Mauka
Watershed Management Program shall should encompass the public and private lands
mauka of Māmalahoa Highway (see Figure 4 - 8a). The purpose of this program is to
synthesize the current knowledge of the mauka lands resources, develop a viable action
plan to coordinate the various public agencies a nd private owners, and serve as the
basis for establishing an ecosystem services incentives program. Such a program
recognizes the ecosystem service value of our watershed and open space in our
community to protect values such as aesthetics and scenic vis tas; water catchment and
infiltration; carbon sequestration; oxygen production; habitat enhancement and
preservation; fire suppression and fuel load management; soil conservation;
preservation of cultural values; and, potential for additional public access and
recreational opportunities. The action plan shall be prepared by the Kona Mauka
Watershed Partnership, whose membership shall include at a minimum the affected
public agencies and private landowners, a community representative(s), and the
County.
T he action plan shall be approved by the Kona CDP Implementation Action Committee
(see Chapter 5). The action plan shall at a minimum address:
Existing Conditions — physical characteristics, hydrology and water use,
biological resources, land ownership, exist ing land use and zoning;
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Ahupua‘a Watershed Values — water resources, native habitat, cultural
resources, public access and outdoor recreation;
Threats — invasive species, feral ungulates, human activities, aquatic
pollutants, wildfire, climate change;
Managem ent Program — cooperative private initiatives, government programs,
designation of suitable sending and receiving areas for density transfer, models
of appropriate development, certification system to determine eligible
ecosystem services incentives, grant a dministration.
Policy ENV - 1.3: Publicly - Owned Mauka Lands . All public lands mauka of
Māmalahoa Highway should be managed with a holistic, multi - purpose approach for
habitat preservation, groundwater source protection, and stormwater management, as
coordi nated by a Kona Mauka Watershed Partnership, based on a Kona Mauka
Watershed Management Program. The objective is to reevaluate the need to broaden
and integrate the management of those lands currently under a more focused
management program (referred to as the “Managed Public Lands”) and to initiate
management program for those public lands not currently managed for environmental
integrity (referred to as “Institutional Public Lands”).
Policy ENV - 1.4: Privately - Owned Mauka Lands . All private lands mauka of
Māmalahoa Highway are eligible for ecosystem services incentives as set forth in the
Kona Mauka Watershed Management Program, provided the landowner actively
participates in the Kona Mauka Watershed Partnership. Ecosystem services incentives
include, without limitation:
1. Government funding. Payments from Federal, State, or County
sources for a conservation easements;
2. Property tax credits for landowners. A new ecosystem services
assessment class would result in minimum tax;
3. Grants. Grants administered by the Kona Mauka Watershed
Partnership would be available to help fund various ecosystem
management activities such as constructing detention basins,
controlling invasive species, mitigating wildfire threats, restoring native
forests, and other activitie s consistent with the Kona Mauka Watershed
Management Program;
4. Government approval assistance. The Design Center staff shall be
available to resolve any difficulties with obtaining approvals for
ecosystem management activities, such as issues relating to the
Conservation District, or in applying for various programs such as U.S.
Forest Services’ Forest Legacy Program.
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Policy ENV – 1.5: Sensitive Resources . In the context of Kona’s ecology and history,
the following natural and cultural resources shall be c onsidered sensitive and therefore
shall should be inventoried, as part of any permit application to the County Planning
Department (see Figures 4 - 8a to 4 - 8d):
Critical habitat areas as identified by the U.S. Fish & Wildlife or County
General Plan;
Predomina ntly native ecosystems, which may not be considered endangered
but are valued because of their nearly pristine condition;
Anchialine ponds subject to a management Program addressed in Policy
ENV - 1.10: Non - Degradation of Anchialine Ponds;
High - level groundw ater recharge area which shall initially be defined as all
lands mauka of the 1,500 foot elevation and which may be refined by the
Kona Mauka Watershed Management Program;
Historic trails;
Archaeological and historic sites subject to protection under HRS Chapter
6E; and,
Enhanced Shoreline Setback (see Policy LU - 1.5).
Any permit application that encompasses any of the above resources shall strive
to should incorporate these resources as assets. If a proposed project will have
significant, unavoidable, adve rse impacts to any of the above resources, the
presumption shall be denial of the application and the applicant will have the burden of
explaining any overriding considerations. The presence of any of these resources shall
qualify for density transfers th rough a planned unit development based on potential
gross density allowed by the prevailing zoning. The protection or restoration of any of
these resources shall should qualify for funding from the Kona Treasures Fund (see
Policy ENV - 3.3). (Enacted by pla n)
Policy ENV – 1.6: Ecotourism and Other Mauka Lands Development . On LUPAG
Extensive Agricultural lands, a special permit for an ecotourism - related or other non -
agricultural use may be considered provided the proposed project is consistent with the
Kona M auka Watershed Management Program and reviewed by the Design Center. If
the project involves residential lots, then the Clustered Rural Subdivision Guidelines
(Attachment C) should apply. Density transfers may be permitted between sending and
receiving a reas identified in the Kona Mauka Watershed Management Program,
including between non - contiguous parcels, as approved under the special permit or
Clustered Rural Subdivision PUD process.
Policy ENV - 1.7: Flood Corridors . The County’s Central Environmental Resources
Inventory (see Policy ENV - 1.1) should include the Federal Emergency Management
Agency (FEMA) Flood Insurance Rate Map (FIRM) 100 - year floodplains, as well as
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planned natural flow ways identified by the Stormwater Management Program (see
Policy P UB – 4.7), where excess runoff from existing and future development will be
directed. Collectively, the FIRM floodplains and the planned flow ways may serve as
open space amenities, such as linear parks and/or greenbelts between urbanized
areas.
Policy EN V - 1.8: Multi - Purpose Flood Corridors . If the flood corridor serves regional
multiple benefits the County should consider ownership and/or maintenance
responsibility for the flood corridor, upon request of the affected landowner. Owners
may participate i n an adopt - a - flood corridor program to enhance the landscaping of the
flood corridor fronting their property, preferably with appropriate native Hawaiian plants.
Policy ENV - 1.9: Setback Buffer from Flood Corridor . To account for nature’s
unpredictability , any structure as defined in Chapter 27 Floodplain Management Code
shall be in compliance with Section 27 - 18(d)(5) (Ordinance 07 - 169).
Policy ENV - 1.10: Non - Degradation of Anchialine Ponds . Within the United States,
these unique habitats are only found in Hawai`i. Anchialine shall be eligible for the
Kona Treasures Fund for restoration and maintenance, subject to the preparation of a
maintenance and water quality monitoring plan. As wetlands, these resources merit
heightened community vigilance for any violations of the federal law relating to the
disturbance of wetlands. (Enacted by plan)
Policy ENV - 1.11: Anchialine Ponds Management Program . The County shall
should adopt the following strategies:
1. Conduct an inventory of anchialine ponds in Kona.
2. De velop management policy:
a. Development projects must map anchialine ponds and monitor their
physical, chemical, and biological status
b. Management of anchialine ponds on development project land should
include assessment and removal of invasive species
c. No deve lopment project should be approved that impacts anchialine
ponds
3. Develop education modules for anchialine ponds and signage for sites in
Kona to educate the public about ponds and their “protected” status.
4. Identify public/private funding mechanisms for th e maintenance of Kona’s
anchialine ponds.
Policy ENV - 1.12: Water Quality Monitoring Program . In recognition of Kona’s
exceptional nearshore coastal resource, a comprehensive system to monitor nearshore
water quality shall should be established for purpos es of protecting public health as well
as ecosystem health (particularly coral reefs) to supplement the State Department of
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C omm unication No. 2018 - 15
Health’s water quality monitoring program. At a minimum, water quality should be
monitored at stations which correspond to the popu lar water - contact recreational areas
and the exceptional coral reef habitats. The Water Quality Monitoring Guidelines shall
be referenced when requiring water quality monitoring as a condition of permit approval
or in the establishment of a comprehensive Water Quality Monitoring Program.
Policy ENV – 1.13: Environmental Resource Management Education . A diversity of
tools shall should be sought to provide increased education and awareness on the part
of our residents and visitors regarding the preservation of Kona’s environment.
Objective ENV - 2: Open Space Network . To develop a networked system of
appropriate access to all significant open space resources that enhances opportunities
for residents and visitors for recreational, educational, subsistence, or gathering
purposes.
Policy ENV - 2.1: Open Space Network Program. The purpose of the Open Space
Network Program is to enhance opportunities for residents and visitors to access Kona’s
Environmental Resources for recreational, educational, subsistence, or g athering
purposes. The Program will should identify the following:
i. Hubs and Links. Map the existing and planned “hubs” and “links” that
comprise the open space network. “Hubs” include, without limitation,
parks, cultural sites open to the public, and na tural beauty vantage points
and views. The “links” include, without limitation, bikeways, trails,
scenic/heritage corridors, public accessways, flow ways, and linear
parks.
ii. Public Access Management. Address any special needs to manage
access, such as ow nership, maintenance, and/or sensitivity of the
resource.
iii. Public Areas. Identify areas that have high traffic which shall then
receive special attention for funding, maintenance, safety and
educational signage.
Objective ENV - 3: Fiscal Commitments to Ope n Space . To affirm the commitment
that expenditures for open space management are just as important as investment in
hard infrastructure (e.g., water, sewer, and roads).
Policy ENV - 3.1: Acquisition Priorities . To supplement the activities of the County
Open Space Commission, the Open Space Network Program shall identify high priority
areas in Kona for public acquisition, based on the following criteria:
a. Significant value;
b. Extensive public use;
c. Imminent threat by private development; and
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C omm unication No. 2018 - 15
d. Lack of alternati ve means of protection.
Policy ENV - 3.2: Maintenance Commitment . A variety of funding sources shall be
pursued to supplement, as necessary, existing government operational budgets to
ensure a high standard of maintenance of all “hubs” and “links” identifi ed in the Open
Space Network Program.
Policy ENV - 3.3: Public/Private Partnership . To foster a public and private
partnership of stewardship, a Kona Treasures Fund shall should be established and
administered by a non - profit entity to implement the enviro nmental policies set forth in
this plan by supplementing any governmental funding. The non - profit entity would
enable individuals and/or businesses to contribute time and/or money tax - deductible
monetary contributions for environmental causes without sacr ificing the resources to
commercial use .
4.4 CULTURAL RESOURCES
Goal: The multi - ethnic cultures of Kona are preserved, protected, and restored in
a manner that perpetuates those cultures and all aspects of the Aloha Spirit.
Objective CR - 1: Community - Ba sed Program. Develop a community - based program
to evaluate and to protect Kona’s cultural resources. Kona is rich with historic and
cultural resources, but organized, proactive processes to provide stewardship for these
resources are lacking.
Policy CR - 1 .1: Kona Cultural Resources Commission Committee (KCRC) . The
Action Committee should work closely with the County of Hawai‘i Cultural Resources
Commission to implement shall create the Kona Cultural Resource Committee. The
KCRC shall assist in the impleme ntation of the Kona CDP’s goals, policies, and actions
for Kona, along with the General Plan . This Committee will be made up of residents of
Kona. Some of the duties of this KCRC shall include the following items including :
1. Review and supplement the Stat e’s inventory of historic sites, trails, and
buildings
2. Recommend that cultural resources, including trails and historic sites
appropriate for public access be included as part of the Kona CDP Open
Space Network Program. Provide recommendations for the Cou nty to
purchase appropriate buffers surrounding these sites, and providing
appropriate tools for interpretation.
3. Recommend which cultural resources may not be appropriate for public
access.
4. Assist in the identification, preservation and restoration of hi storic buildings.
5. Prepare a report on Kona’s cultural landscape that would form the basis for:
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C omm unication No. 2018 - 15
a. Assisting in the development of a joint program with the State and
private property owners to protect and/or restore sites on public or
private lands.
b. Aiding in the development of a public education program regarding
Kona’s cultural landscape and resources.
c. Identifying funding sources, such as the Kona Treasures Fund and the
County Open Space Fund, to undertake actions designated in this plan.
d. Promoting the accura te and proper use of the Hawaiian language and
traditional Hawaiian place names.
e. Assisting in promoting public awareness, education, and the appropriate
use of native plants in public and private landscaping.
Objective CR - 2: Funding of Kona Historic Resou rces Programs. In addition to
budgeting general fund revenues, the County of Hawai‘i shall should seek and
participate in programs that can provide resources serving to protect and enhance
Kona’s historic resources.
The federal government offers one sou rce of preservation grant funds to local
government agencies that is administered and distributed through the State Division of
Historic Preservation. Known as Certified Local Government (CLG) funds, these
monies are provided to the state by the federal g overnment with the express purpose
that they be distributed to support preservation projects engaged in by local
governments. Typically, CLG funds help pay for historic site surveys and other studies
and planning projects. If Hawai‘i County becomes quali fied as a CLG, it will become
eligible to apply for funding to complete studies of the historic resources in Kona and
throughout the County.
Policy CR - 2.1: Certified Local Government. The County shall seek the CLG status
as Part of the National Historic Preservation Program, by establishing a Hawai‘i County
Cultural Resources Commission (HCCRC) which shall be comprised of a
representative from each CDP .
Policy CR - 2.2: Regulatory System. The County shall should examine interrelated
responsibilities, ide ntify weaknesses in the current programs, and make
recommendations for improving programs regulating and protecting cultural resources
and historic sites. This may result in recommendations for changes in policy County -
wide or specifically to the Kona CDP .
Objective CR - 3: Preservation of Kanaka Maoli Culture and Island Values. Ensure
that our Kanaka Maoli and island values and cultures are preserved and perpetuated.
Policy CR - 3.1: Honor Kanaka Maoli culture and heritage . The Kanaka Maoli culture
is th e foundation of Hawai‘i’s living culture. We must ensure that the Kanaka Maoli
people are supported and that this part of our culture is perpetuated. The success of
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C omm unication No. 2018 - 15
this endeavor will ensure that the way of the Kanaka Maoli will guide our actions and
beh aviors in the years ahead.
Policy CR - 3.2: Preserve and perpetuate our Hawaiian and island cultural values
by celebrating our cultural diversity and island way of life . Our diversity likewise
defines us. Ensuring that our cultural practices flourish thro ugh language, dance, song,
and art is crucial to sustaining who we are as a people. We must protect and nurture all
aspects of our diverse history, traditions and cultures.
Policy CR - 3.3: Enable Kanaka Maoli and others to pursue traditional Kanaka
Maoli lifestyles and practices. We must provide opportunities to those who want to
pursue and perpetuate the way of the Kanaka Maoli.
Policy CR - 3.4: Provide support for subsistence - based businesses and
economies . We must create opportunities for the Kanaka Ma oli practice of
subsistence - based businesses and economies, and remove the hurdles to their start -
ups and development. Such traditional cultural practices are an economic alternative to
Western forms of trade and commerce. Subsistence fishing, gathering, hunting and
farming are examples of subsistence - based economies that are viable.
Policy CR - 3.5: Ahupua‘a Resource and Management. Integrate the values and
principles of the traditional ahupua‘a resource and management systems as a basis for
a sustainabl e Hawai‘i.
4.5 HOUSING
Housing Goal: Diversity of housing choices for all segments of the population
close to places of employment and/or daily needs.
Objective HSG - 1: Create Local Funding Source . To establish a non - profit entity and
funding source to a ddress Kona’s affordable housing needs, which are particularly
acute relative to the other areas of the County.
Policy HSG - 1.1: Kona Housing Non - Profit. The Kona CDP Implementation Action
Committee (see Section 5.2.1 Organizational Structure and Membershi p) shall should
advocate for the creation of designate an existing non - profit corporation, or create a new
non - profit corporation, to carry out the Housing policies. The board of directors for this
Kona Housing Non - Profit shall should be Kona - based. Besid es administering the Kona
Housing Trust Fund, this non - profit shall should carry out other responsibilities specified
in this plan.
Policy HSG - 1.2: Kona Housing Trust Fund. The Kona Housing Non - Profit shall
should establish a Kona Housing Trust Fund. Th e potential funding sources to be
coordinated with the County include linkage fees, which are funds contributed by
companies requiring large numbers of employees, in - lieu fees, shared appreciation
proceeds, charitable contributions, and others. The fund w ould be used as authorized
by the Kona Housing Non - Profit, including without limitation, down payment assistance
2018 - 03 - 13.KCDP.Amendment.Re port 29
C omm unication No. 2018 - 15
to first - time homebuyers, supplemental Section 8 subsidy, supplemental homebuyer
education and counseling, homeless shelters, emergency rent, a nd data gathering.
Objective HSG - 2: Monitoring Housing Conditions . To gather Kona - specific data in
order to adjust to changing needs and market conditions.
Policy HSG - 2.1: Data Gathering. The Kona Housing Trust Fund may be used to
finance annual gather ing of relevant data, as determined by the Kona Housing Non -
Profit, including, without limitation, the following:
1. To evaluate whether adjustments of target groups are necessary:
a. Median income for North and South Kona residents;
b. Median home sales price for North and South Kona;
c. Median rental for North and South Kona;
d. % own vs. % rent.
2. To evaluate current need for affordable units:
a. Number of affordable rental units and vacancy rates (Section 8 rent units
or receiving property tax break);
b. Number of returned S ection 8 vouchers;
c. Number of perpetually affordable (controlled appreciation or leased) units
and vacancy rates;
d. Number of affordable units sold at market price (due to lack of demand for
restricted affordable unit);
e. Number on waiting list for government h ousing.
Objective HSG - 3: Increase Buying and Renting Capacity of Target Groups . To
assist the lower income groups in obtaining decent housing and to enhance the
opportunities of first - time homebuyers.
Policy HSG - 3.1: Homebuyer Education and Counseling. The Kona Housing Non -
Profit will should have the authori ty to supplement the County’s homebuyer education
and counseling program, ensuring appropriate and meaningful outreach to educate
prospective first - time Kona homebuyers on strategies to save money, f inance
mortgages (including the potential rental income of an accessory unit), rehabilitate
credit, and other pertinent subjects.
Policy HSG - 3.2: First - Time Homebuyers. The Kona Housing Non - Profit (see Policy
HSG - 3.4 below) will should have the authority to finance programs to assist first - time
Kona homebuyers, thus supplementing available county, state, or federal programs.
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C omm unication No. 2018 - 15
Policy HSG - 3.3: Low - Income Renters. The Kona Housing Non - Profit will should
have the authority to finance a program to supplement the Section 8 subsidy to pay
security deposits, or provide other assistance, in order to minimize the number of
returned vouchers.
Policy HSG - 3.4: Employer - Assisted Rental. The Kona Housing Non - Profit will
should have the authority to assist employers wh o provide rental assistance to their
employees for onsite housing or housing within five (5) miles of the place of work by
locating rental units and expanding recruitment advertisements.
Objective HSG - 4: Build More Units . To build more units that offer a variety of
housing types, tenures, and affordability.
Policy HSG - 4.1: Public Sector and Non - profits Primarily Responsible to Meet
Needs of Lower - Income and Middle - Income Renters . Because affordable rents
1
cannot usually fully pay for the actual costs to develop a rental project , the private
market cannot be relied upon to deliver these types of projects. Therefore, public
housing projects and projects using public lands or financing shall should devote a
significant percentage of the residential units to meeting the needs of middle - income
renters (50 to 100% of median income) and lower - income households (less than 50% of
median).
Policy HSG - 4.2: Workforce Housing . Because of the higher market sales prices in
Kona, relative to the other parts of the isla nd, even the workforce group (up to 180% of
median income) has difficulty finding housing close to work. Therefore, a developer of a
housing project in Kona may earn an affordable housing credit of 0.25 for every
completed for - sale dwelling unit affordabl e for qualified households earning 120 - 180%
of median, provided that this provision shall be superseded by any subsequent
amendment to Chapter 11 relating to Countywide standards for workforce housing.
Policy HSG - 4.3: Affordable Housing Floating Zone. In recognition of the critical
affordable housing needs in Kona, a project that meets the following criteria shall
qualify as an affordable housing floating zone:
The project is located in the Kona Urban Area;
The project area requiring rezoning totals le ss than 15 acres;
The project is served, will provide, or has commitments to provide all
necessary infrastructure in a timely manner;
The project consists predominantly of residential uses and at least 80% of the
residential units will be priced to be affo rdable;
1
See David Paul Rosen & Associates, Kona Affordable Housing Economic Analysis, p. ES - 2, - 6, - 8.
2018 - 03 - 13.KCDP.Amendment.Re port 31
C omm unication No. 2018 - 15
The application includes a form of a declaration of covenants that requires
80% of all residential units built on the subject property to be affordable under
the definition of HCC Chapter 11 Housing (including workforce), in which the
declaration s hall incorporate by reference the Affordable Housing Agreement
referenced below and recorded upon rezoning approval;
The application includes a draft Affordable Housing Agreement setting forth
the terms of sale or rent, resale restrictions, and other terms , which
Agreement shall be finalized and executed between the applicant and the
County Office of Housing and Community Development prior to enactment of
the rezoning ordinance.
A project meeting the above criteria entitles the applicant to the following:
T he application shall be reviewed with a rebuttable presumption that the
project furthers the intent of the zoning code and is consistent with the goals,
objectives, policies, and action of the General Plan and the Kona CDP;
The application for State Land U se reclassification, as appropriate, shall be
processed concurrently with the rezoning application;
The time period for the Director’s review and the Planning Commission’s
review shall be 60 days, respectively;
The project shall be exempt from fair share ( or impact fees) conditions;
If 100% affordable, the project in concurrence with the Design Center may
preempt planning standards pursuant to HRS Section 46 - 15;
The project may qualify for any available subsidies from the County, Kona
Housing Trust Fund, or other sources to pay, in whole, or in part the water
commitment fees.
Policy HSG - 4.4: Housing Variety . The housing in TODs and TNDs shall should be
designed to mix the types, tenures, and affordability at the block level, to the extent
practicable. An additional credit of 0.5 (beyond the credits specified in HCC Section 11 -
5) shall be recognized for senior or disability housing units (e.g., assisted living) and
affordable live - work units (see Table 4 - 5).
Table 4 - 5
Housing Credit
Percentage of Affordable Elderly,
median housing credit Disabled, or
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C omm unication No. 2018 - 15
household per HCC Live - Work Unit
income Section 11 - 5 Credits
0.75
120 140 - 180% 0.25
(proposed)
1.0
120 - 1 4 0% 0.5
Dwelling
1.5
Unit 100 - 120% 1.0
2.0
80 - 100% 1.5
2.5
80% 2.0
1.5
80 - 100 1.0
Rental
2.0
60 - 80% 1.5
Unit
2.5
60% 2.0
Policy HSG 4.5: Innovation Encouraged for Redevelopment Projects. In Kailua
Village, or the Rural Towns and Villages, landowners or developers who wish to
develop affordable housing by rehabilitating or adapting an exist ing building, building a
new infill building, or providing such housing above a commercial establishment may
bring their proposal to the Design Center. The Design Center shall assist with any
building code, zoning code, or other permitting issues to facil itate and enable the
construction of such units. The level of assistance, such as permit coordination or
subsidy financing, may increase proportionate to the number of committed affordable
units.
Policy HSG - 4.6: Accessory Units. Accessory (‘ohana dwelli ng) units are encouraged
in order to increase the supply of rentals. For TODs and TNDs, any provisions in the
Project District rezoning ordinance relating to accessory units may preempt the zoning
code ohana dwelling provisions (HCC Chapter 25, Article 6, Division 3). For existing
residences in conventional zoning districts that want to add an accessory unit, the
‘ohana dwelling requirements of the zoning code apply.
Policy HSG - 4.7: Pre - Approved Affordable Housing Designs. The Kona Housing
Non - Profit (s ee Policy HSG - 1.2) shall may pay for the design of standard accessory
units, starter homes, and other appropriate housing types. The County will should
consider expeditiously issue building permits for pre - approved designs. These designs
shall be availabl e to interested individuals or professional builders at nominal or no
cost.
Policy HSG - 4.8: Density Bonus for Affordable Housing. The developer shall be
granted a 1:1 density bonus over and beyond the 10% density bonus in HCC Section
2018 - 03 - 13.KCDP.Amendment.Re port 33
C omm unication No. 2018 - 15
11 - 8 for each afford able housing unit that exceeds the affordable housing requirements,
up to a maximum 30% density bonus.
Objective HSG - 5: Maintain Affordable Housing Stock . To maintain an inventory of
affordable units to meet present and future needs, while providing som e opportunity for
homeowners to upgrade their housing condition through equity appreciation.
Policy HSG - 5.1: Perpetually Affordable Units. Public agencies and non - profits that
develop or own affordable housing units shall utilize methods, such as leasing or
controlled appreciation, to ensure that sales prices of these units remain perpetually
affordable.
Policy HSG - 5.2: Privately - Constructed Affordable Units. For private projects
subject to affordable housing requirements, the Kona Housing Non - Profit o r other non -
profit shall have a first right of refusal to 10% of the required affordable units. All
affordable units shall remain affordable for 40 years. No restrictions may apply after 40
years based on the rationale that newer homes will replace these older homes in the
affordable housing stock. During the resale - restricted period, the level of restriction
shall meet the following minimum requirements:
st
1 20 years : The affordable units shall have a minimum 20 - year
controlled appreciation restriction (cost of improvements plus
appreciation based on the Honolulu Consumer Price Index ) ;
After 20 years: The owner may sell the property at market value with
a shared appreciation with the County or Kona Housing Non - Profit at
50%;
Right of First Refusal: Af ter 20 - years, the Kona Housing Non - Profit
shall have the right of first refusal to purchase the unit;
Owner - occupancy: During the resale - restricted period, affordable
units must shall remain owner - occupied or rented out by the owner at
an affordable rate as certified by the County real property tax division
pursuant to the affordable rent provisions in HCC Chapter 19.
Policy HSG - 5.3: Redevelopment Shall Not Displace Affordable Units. Where there
are concentrations of existing affordable units, redevelopm ent plans or projects shall
ensure that units comparable in number and affordability to the existing units are
provided in the new project, with priority given to displaced residents to purchase or
rent.
Policy HSG – 5.4: Renovate Under - Used Existing Rental Housing. For public
housing, the County shall should explore privatization or other options with the
responsible public agency if the responsible agency is financially unable to
properly property maintain the affordable units. For Kona, a developer may e arn
affordable housing credits under HCC Chapter 11 Housing to rehabilitate public housing
2018 - 03 - 13.KCDP.Amendment.Re port 34
C omm unication No. 2018 - 15
rental units or units within a multi - family rental complex owned by a non - profit, with the
number of credits earned comparable to the costs the developer would have incurred
for construction of new rental units.
Objective HSG - 6. Address Special Needs . To address the needs of special groups
who are not normally provided for in the free market system.
Policy HSG - 6.1: Elderly and Disabled. Information services on h ousing choices to
the specific needs of the elderly and disabled (including caregivers) as well as potential
providers, shall should be provided by a one - stop information center coordinated
through the Office of Aging (see Policy PUB - 3.2).
Policy HSG - 6.2: Homeless and Emergency Rent. The Kona Housing Trust Fund
may finance the construction or operation of homeless shelters, and supplement or
create an emergency rent program to provide short - term (no more than six months)
assistance to low - income household s who face potential homelessness as a result of
unemployment, medical payments, or other unforeseeable causes.
Policy HSG - 6.3: Single - Resident Occupancy (SRO) Units. Recognizing that
commuting resort workers often prefer an affordable place to stay over night during
workdays and return home on the off - days, that immigrant farm workers are often
single, and that SRO’s often are the last resort before homelessness, developers and
government housing agencies are encouraged to provide such units in their mix of
affordable housing units.
Policy HSG - 6.4: Farm Worker Housing. To support Kona’s agricultural industry and
its desire to strive for greater food sustainability, farm worker housing shall be a
permitted use on agricultural lands where the tenant farm w orker does not have to work
on the same parcel where the farm worker housing is located.
4.6 PUBLIC FACILITIES, INFRASTRUCTURE, AND SERVICES
Goal: A community where the public infrastructure and facilities are sustainably
built and maintained with innovat ion and pride, promote sense of community, and
support a quality of life where visitors and residents feel safe, healthy, and
inspired.
Objective PUB – 1: To coordinate planning and budgeting for public facilities, the
Official Public Facilities and Service s Map shall identify existing and proposed public
facilities.
Policy PUB.1.1: Official Public Facilities and Services Map . The Official Public
Facilities and Services Map shall identify existing and proposed public facilities.
Proposed facilities shall distinguish whether the mapped site is committed or requires
further planning. On the premise that the mapped proposed facilities are priority, only
those proposed facilities shown on the map shall should be eligible for funding (see
Figures 4 - 10a to 4 - 10 c). (Enacted by plan)
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PUBLIC SAFETY
Objective PUB – 2: Public Safety . To establish a minimum level of service for public
safety resources in order to identify deficiencies and plan for future growth, and to
recognize that how we design our communities can help to prevent crime.
Policy PUB – 2.1: Law Enforcement Level of Service . To enable timely response
over a geographic area spanning approximately 60 miles long, there should be, at a
minimum, a police station for North Kona and another police station for South Kona.
The North Kona police station should have an adequately - sized holding jail and should
be located near the court for efficient operations. Until superseded by a county - wide
standard, the number of police officers for each district should be pl anned and budgeted
at 4 officers/1000 persons in order to cover three shifts with a minimum of three officers
per shift (Personal Communication, Chief Lawrence Mahuna, December 19, 2007).
Policy PUB – 2.2: Crime Prevention Emphasis . The community policing program with
its emphasis on building relationships and partnerships with the community plays a vital
role in creating a safe Kona. But, beyond community organization and education
programs, such as the Neighborhood Watch Program, the presence of these po lice
officers on foot or on bicycles in villages instills a sense of public safety. The design of
new or renovated buildings or public facilities shall should consider environmental
design principles that prevent crime.
Policy PUB – 2.3: Fire Protection, E MS, Rescue, HazMat Level of Service . Until
superseded by a county - wide standard, fire station locations should be planned to
provide a response time of 8 minutes in the Urban Area (10 mile radius with 5 mile
overlap) and 12 minutes in the rural areas (15 mile radius with 5 mile overlap). All fire
stations should provide fire protection and EMS services. Rescue services should be
provided by ground and sea by at least one station in each district, and by helicopter to
service the North Kona and South Kona districts. One station should have HazMat
capability to service the North Kona and South Kona districts.
Policy PUB – 2.4: Beach Safety Level of Service . Lifeguard stations should be
located at County and State beach parks, in accordance with the “Needs Assessment
Study” prepared by the County Fire Department as shown on Figure 4 - 10a Public
Facilities and Services Map - Public Safety.
Policy PUB – 2.5: Highway Safety Level of Service . In order to reduce the number of
motor vehicle traffic accidents, high - risk locations or hot spots should be identified in
order to improve roadway safety.
Policy PUB – 2.6: Disaster Shelters and Critical Facilities . There shall should be
adequate hurricane - proof shelters concurrent with the growing population. Where
designa ted on Figure 4 - 10a Official Public Facilities and Services Map - Public Safety,
new public buildings shall be evaluated by the Civil Defense regarding whether or not
the design should include specifications to be hardened to serve as a hurricane shelter.
2018 - 03 - 13.KCDP.Amendment.Re port 36
C omm unication No. 2018 - 15
A ny new fire station or hospital shall should be appropriately designed to withstand all
hazards.
HEALTHCARE
Objective PUB - 3: Healthcare . To ensure access to healthcare and promote a healthy
lifestyle.
Policy PUB – 3.1: Medical Care . The community shall s hould support a viable medical
clinic to ensure a safety net for those without health insurance or those unable to
access the mainstream medical system.
Policy PUB – 3.2: Long - Term Care . An information center/activity center shall should
serve as a clearin ghouse for the community - based and institutional long - term care
choices available. This resource center may be co - located with a senior recreational
center in Kailua.
Policy PUB – 3.3: Preventive Health through Walkable Communities . Through the
Village De sign Guidelines’ pedestrian - friendly street standards, Kona shall should be
known as an avid walking and biking community conducive to all ages. Also refer to
Policy LU - 2.2 TOD/TND Components.
Policy PUB – 3.4: Universal Access . As its expression of compa ssion and caring, the
Kona community shall should take pride in having all public facilities accessible to the
disabled and respectful of the accessible parking stalls.
GROWTH MANAGEMENT AND ENVIRONMENTAL QUALITY
Objective PUB - 4: Growth Management. To pr ioritize and locate growth - supporting
infrastructure (water, sewer, drainage) to support the TODs and infill development and
to minimize the environmental impacts of such growth.
Policy PUB – 4.1: Water for TODs . To encourage and direct development to the
TODs, a priority shall should be to provide an appropriately sized water transmission
line within the Keohokālole Highway Corridor, and to flexibly enable water allocation
policies to support the Kona CDP land use policy to concentrate growth within the
TO Ds, in lieu of sprawl.
Policy PUB – 4.2: South Kona Water System . In recognition that the extension of the
County water system south beyond its existing limit at Ho‘okena would increase the
growth pressures to convert agricultural land to urban uses, the S outh Kona County
water system shall not be extended further south. (Enacted by plan)
Policy PUB – 4.3: Agricultural Water . Recognizing the importance of agriculture as
part of the rural character of Kona, the pervasiveness of small farms, and the critical
need for irrigation in Kona’s relatively dry climate, DWS shall should develop a policy to
implement best efforts to serve the agricultural water needs of the Kona area. This
policy is not intended to subsidize the farmers. Instead, the intent is to exp lore cost -
2018 - 03 - 13.KCDP.Amendment.Re port 37
C omm unication No. 2018 - 15
effective systems to provide water for irrigation purposes, set water rates that
encourage the small farms, and to ensure that these agricultural customers are
committed to agriculture and use the water responsibly. Towards this end, the policies
may consider agricultural dedication for property tax purposes (to evidence a
commitment to agriculture) and the use of best practices irrigation (to evidence
responsible water use) as a condition to receive DWS agricultural water rates.
Policy PUB – 4.4: Sewer Priorities . In order to protect the nearshore water quality, the
requirement to hookup to the County sewer system (HCC Section 21 - 5) shall should be
strictly enforced. The highest priority in expanding the sewer system within the Kona
Urban Area sh all should be to service any shoreline properties that do not have access
to a public sewer system and then to service lots within approximately 1 mile of the
shoreline. Any new subdivision within 1 mile of shoreline within the Kona Urban Area
shall eithe r hookup to the public sewer system, or provide a private treatment system,
and/or install dry sewers (see Figure 4 - 10c Official Public Facilities and Services Map -
Waste Management). Private wastewater collection systems within the 1 mile zone
shall shoul d be designed and constructed to County standards to enable potential
connection to County sewer system. The County shall should ensure that TODs can be
served by the public sewer system in a timely manner.
Policy PUB – 4.5: Wastewater Treatment and Efflue nt Reuse . The Kealakehe
Wastewater Treatment Plant shall should be expanded to accommodate at a minimum
the projected sewage volume from the Urban Area sewer priority areas extending south
of from Hina Lani Street to the Keauhou Wastewater Treatment Plant service area. If
another treatment plant is needed, a A new County wastewater treatment plant shall be
located should be considered in the vicinity shown on Figure 4 - 10c Official Public
Facilities and Services Map - Waste Management and designed to the exten t feasible to
utilize a natural treatment system that can double as an open space feature.
Policy PUB - 4.6 Wastewater Reuse Area: Recognizing the limited drinking water
supply in the Kona area, every effort should be taken to develop a feasible wastewate r
reclamation system for non - potable uses. Also refer to Policy TRAN - 3.3. The
wastewater reuse area should be, at a minimum, located mauka of the shoreline up to
Keohokālole Highway (Mid - Level Road), north of Palani Road and south of Huliko‘a
Drive (see F igure 4 - 10c Official Public Facilities and Services Map - Waste
Management).
Policy PUB – 4.7: Urban Stormwater Management . In recognition that stormwater
runoff transports sediment and contaminants, thereby threatening the degradation of
Kona’s coastal wate r quality, and that Kona’s undefined drainageways and susceptibility
to intense rainfall cause flash flooding that threatens life and property, innovative
solutions are necessary to address Kona’s unique conditions and to guide future
development and flood management projects. Acknowledging the complexity of
managing stormwater, a stormwater management program tailored to Kona shall
evolve through a public education and training phase, voluntary incentives, and the
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ultimate development of Stormwater Manage ment Guidelines that will should regulate
development and establish standards for public projects. The evolution of this program
shall should consider the following:
(a) a connected hierarchical overflow system where overflows from 10 - year
storm facilities (e .g., drywells) are directed to higher - capacity flood
management systems, so that the total system can safely accommodate a
100 - year storm;
(b) use of natural drainageways and retention areas to the extent possible to
maximize infiltration (groundwater recharge ), filtration, and settling;
(c) multi - purpose use of the higher - capacity (e.g., 25 - year, 50 - year, 100 - year)
flood management facilities for recreation or other uses since these areas will
flood infrequently;
(d) engineered “natural” flow ways to direct the sheetf low runoff into more defined
drainageways;
(e) onsite retention measures, such as rainwater harvesting methods;
(f) street standards that minimize runoff and transport of sediment and
contaminants;
(g) watershed management system perspective;
(h) Based When on the a Stor mwater Management Program has been accepted
by the Action Committee County , existing and proposed stormwater
management flow ways and facilities shall be shown on the Official Public
Facilities and Services Map, especially those maintained by the County.
SU STAINABLE SOLID WASTE MANAGEMENT
Objective PUB - 5 : Zero Waste. To maximize recycling, reuse, and reduction.
Policy PUB – 5.1: Integrated Waste Disposal. To the extent feasible, Kona’s
proposed natural system wastewater treatment facility shall should be co - located with a
non - edible crop, such as a biofuel crop, to use the R - 1 wastewater effluent, and also co -
located with Kona’s green waste composting site to compost the sludge from the
wastewater treatment facility for use on biofuel crop.
Policy PUB – 5.2: Solid Waste. Within the Kona Urban Area, to increase the capture of
recyclable materials and also to decrease the number of automobile trips, the County
shall should explore feasible alternatives for residential curbside collection, including
source - sepa rated recyclables.
SENSE OF COMMUNITY AND QUALITY OF LIFE
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Objective PUB - 6. Quality of Life. To foster a sense of community and health through
the public realm such as gathering places, parks, pedestrian networks, and open
spaces.
Policy PUB – 6.1: Gath ering Places . TODs shall include appropriate public gathering
areas, such as plazas, in accordance with the intent of the Village Design Guidelines.
The planning and design of such public spaces shall address any maintenance
requirements. (Enacted by pl an)
Policy PUB – 6.2: Active Recreation Opportunities . A range of recreational
opportunities shall should be provided to encourage physical activity and interaction
among toddlers, youth, teens, adults, and seniors, including, without limitation the
follow ing:
(a) Regional park (minimum 50 acres) — New regional park at Kealakehe as
shown on the Public Facilities Plan to include playfields, multi - purpose
building (e.g., gymnasium)
(b) Kona Civic Auditorium or Performing Arts Center. Facility to provide a venue
for ma jor entertainment, social, cultural, and performing arts opportunities.
(c) District park (10 - 30 acres) — Upgrade the Old Airport Park to enhance the
playfields, swimming pool, multi - purpose building, courts (basketball, tennis,
volleyball), tot lots, fitness ar ea, pet area, and skateboard area; locate a
district park to service South Kona to include playfields, multi - purpose use
building (e.g., community/senior center, gym), and a tot lot
(d) Community parks (4 - 8 acres) — A community park should be located 2 miles
apa rt within the Urban Area to include, at a minimum, playfields and a
restroom, as designated in the Public Facilities Plan to provide adequate
playfields for youth leagues; multi - purpose use of school playgrounds should
be candidates for these types of park s.
(e) Neighborhood parks (up to 4 acres) – Subdividers shall provide A
neighborhood park s (including community gardens, community centers,
pocket parks, and pet parks) should be located ½ mile apart for area
residents and subdivisions within the Urban Area. Sub dividers shall provide
for private maintenance or pay a fee pursuant to HCC Chapter 8 when
required to provide neighborhood parks .
Policy PUB – 6.3: Optimize recreational facilities in the rural areas.
Policy PUB – 6.4: Environment as a Public Realm and Clas sroom . For Kona, nature
is the most culturally significant public realm as the setting for interaction, stewardship,
and learning. The Open Space Network is the primary access point to nature and
culture. The purpose of this policy is to emphasize the e ducational value of the Open
Space Network (see Policy ENV - 2.1 Open Space Network Program), to accordingly
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design this Network with interpretive opportunities, to encourage teachers to incorporate
the Network into their activities, for the visitor industry to sensitively share learning
opportunities of the Network with visitors, for residents to use the Network opportunities
to interact with nature whether for leisure or subsistence purposes, and to develop
deeper respect for people and places through cultu ral learning opportunities accessed
through the Network.
Policy PUB – 6.5: Public Art. In recognition of Kona’s embrace of cultural traditions,
opportunities should be sought to creatively incorporate public art into public areas or
facilities, to create a sense of place.
Policy PUB – 6.6: Important Role of Schools in Creating a Sense of Community .
The quality of its schools defines the quality of the Kona community. Quality schools
show the caring of the community for its children. Quality schools are an investment in
the quality of the future, which create outstanding citizens who acquire market -
competitive survival skills.
Encourage the placement of an elementary school campus in every
Neighborhood TOD/TND.
Link intermediate schools to the public tra nsportation line.
Encourage schools to be utilized as community hubs for family - centered
recreation and learning.
Encourage local governance of public schools.
Where DOE plans do not provide for development of planned school sites,
charter or private schoo l alternatives should be sought.
To provide life - long learning opportunities and to draw the community into
the schools, the schools and the community are encouraged to develop
community - based, after - school programs open to all ages
STANDARD OF EXCELLENCE
Objective PUB - 7. Standard of Excellence . To set a standard of excellence in design,
operation, and maintenance for public workers in Kona to strive toward and for the
community to encourage such efforts through partnerships.
Policy PUB – 7.1: Excellence i n Design . Design of County facilities shall should be
evaluated on a life cycle cost basis, accept a higher level of risk for innovation where
government has the opportunity to lead by example, and a reasonable premium to
incorporate aesthetics or charact er.
Policy PUB – 7.2: Excellence in Maintenance . If the community and responsible
public workers cannot stand next to the public facility with pride, then that is a call to
action for both the community and the responsible public agency.
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Policy PUB – 7.3: R ecruitment Incentives . Since government’s ability to achieve
excellence depends on its ability to fill positions with qualified workers, and since
affordable housing close to work is one of the primary obstacles to recruitment, housing
projects where gove rnment provides land or other substantial resources shall should
give a high priority to government workers purchasing or renting units within the project.
PUBLIC SERVICES AND SOCIAL PROGRAMS
Objective PUB – 8: To promote the cooperation between government , citizens and
organizations, and to facilitate the development of programs to strengthen families and
communities
Policy PUB – 8.1: One - Stop Community Resource Center . The County shall should
serve as point of community access for information and referral for health, education
and social services. This is not to duplicate services or provide direct services provided
by private service organizations, but to foster maximum utilization of all available
resources.
Policy PUB – 8.2: The County shall should ser ve as an advocate for programs serving
the elderly, disabled, and homeless persons.
4.7 ENERGY
Energy Goal: Establish Kona as a model for sustainability and energy self
sufficiency.
Objective ENGY - 1. To provide a multi - prong framework, including standards ,
innovations, incentives, and education, to reduce the dependency on imported fossil
fuels through energy efficiency and renewable energy generation.
Policy ENGY – 1.1: Energy Building Standards for New Residences. Recognizing
that residential housing is the largest consumer of electricity (38%) and that air
conditioning as a significant driver of residential demand is a relatively recent
phenomenon in West Hawai‘i due to the numerous larger homes, this Kona CDP
supports the mandatory application of the Mo del Energy Code to residential structures
with gross living floor area of 6,000 square feet (s.f.) and over (Davies, M. et al, October
3, 2007). For residences less than 6,000 s.f., this CDP supports expedited permit
processing by the County for builders who voluntarily employ energy efficient measures
certified under the Hawai‘i BuiltGreen, EnergyStar, or LEED programs.
Policy ENGY - 1.2: Energy Saving Renovation for Existing Residences. For existing
home retrofits, the County should investigate establishing a Home Performance with
EnergyStar (HpwES) program, as modified and implemented in the State of Oregon.
Trained and certified contractors work with homeowners to assess the energy
performance of a residence, list recommended impro vements, and analyze the
approximate payback period (identifying and factoring eligible tax credits). (Kona
Housing Non - Profit, 2 - 3)
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Policy ENGY - 1.3. Mortgage Incentives. Advocate The County should a dvocate for a
mortgage program that provides combined benefits for energy efficiency (to increase
marketability of certified homes) and location efficiency (to increase marketability of
homes in the walkable transit - oriented villages).
Policy ENGY – 1.4: Energy - Related Water System Technology and Practices. A s
the largest single consumer of electricity in Hawai‘i County, water conservation
programs by the DWS translate into energy conservation programs. Aggressive efforts
to fix water leaks and conserve water (e.g., dual - flush toilets, drip landscape irrigati on
systems, and low - flow shower heads) save energy by reducing the need to pump water.
To take advantage of Kona’s sloping terrain, DWS should consider installation of power
generating - pressure reducing valves, which are turbines placed on existing water lines
that produce electricity while relieving water pressure for domestic use at lower
elevations.
Policy ENGY - 1.5: Distributed Energy and Other Innovative Technology Support.
Photovoltaic systems are typically used as distributed generation when connec ted to the
electrical grid where they have the potential to sell excess energy back to the grid. This
is an emerging technology with challenges for the utility to incorporate such systems
into the grid. This policy is aspirational and expresses general s upport in whatever way
possible (e.g., permit coordination, grants) to encourage further development in this
endeavor.
Policy ENGY - 1.6: Alternative Fuel for Keāhole Power Plant. Consider biofuel or
other renewable source to replace fossil fuel at the Keāhole Power Plant.
Policy ENGY - 1.7: County Lead by Example. For projects and offices in Kona, the
County shall should lead by example in the following areas:
a. New buildings — certified by LEED, EnergyStar, or Hawai‘i GreenBuilt
b. Existing buildings — certified by LEED for major renovations or operations
and maintenance
c. Street lights — use energy - efficient or solar - powered lights
d. Rain water and gray water harvesting — for new buildings, evaluate the
possibility of installing rain water harvesting techniques such as tanks
that collect roof drainage, roof - top tanks for toilet flushing, piping
stormwater to lawns and gardens, permeable pavements for parking lots
with collecti on system
e. Pesticide substitution — explore nontoxic alternatives for maintaining
landscaping in public rights - of - way, parks, and at County facilities
f. Purchasing — purchase EnergyStar and products made from recycled
materials; purchase energy - efficient vehicles (and pioneer electric
vehicle purchases when they become available).
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4.8 ECONOMIC DEVELOPMENT
Goal: To foster economic diversification, reduce import dependence, and
increase employment opportunities that pay living wages.
Objective ECON - 1. Strategic P ublic Facilities and Business Opportunities as
Economic Stimuli. To optimize the potential of certain public facilities and policies to
stimulate ancillary economic growth that is desirable because they are environmentally
clean, diversify the economy (i. e., not visitor - dependent), pay decent wages, and
demand skills and intellect that challenge Kona’s existing and upcoming workforce.
Policy ECON – 1.1: Hospital as Stimulus for Healthcare Industry . Kona needs a
new hospital to replace its existing outdated and out - of - place facility. The new hospital
should be located on in a TOD along Keohokālole Highway (Mid - Level Road) for
optimum accessibility by automobile or transit. To encourage the private sector to
negotiate a site for the hospital, the TOD in whic h the hospital decides to locate within
shall be automatically designated a Regional Center TOD if the Official Kona Land Use
Map (see Figure 4 - 7) has designated it as a Neighborhood TOD. As a Regional Center
TOD, there would be incentives for medical off ices and other hospital - related
businesses to develop in the vicinity.
Policy ECON – 1.2: Civic Center as Stimulus for Office and Retail Development.
The proposed civic center should be master planned within the context of an overall
TOD master plan in ord er to have the civic center function as an inviting and attractive
town center, and to properly capture the potential secondary business demands
generated by the numerous County employees working at the civic center as well as the
residents drawn to the ci vic center to conduct business.
Policy ECON – 1.3: NELHA as Stimulus for Energy and Research Industry . NELHA
has paradoxical missions: is it a research institution that requires State subsidy or a
self - sustaining commercial operation. Are the diverse us es of the cold, pristine, deep
ocean water its focus or is the innovative energy research that may use the deep ocean
water or other ocean resources as well as non - ocean energy research its focus. The
Kona CDP encourages the State and NELHA’s board of dir ectors to balance NELHA’s
complex mission in order to make it a world - class renewable energy research center
with close ties to the proposed West Hawai‘i University. To offset research subsidies,
the plan supports commercial development of the mauka NELHA area by businesses
incubated at the NELHA’s research area. The proposed frontage road would provide
convenient access by residents and visitors to this proposed commercial area.
Policy ECON – 1.4: University as Workforce Development . The synergistic
rela tionship of a university or community college at West Hawai‘i with the hospital,
NELHA, and Design Center will provide opportunities for the West Hawai‘i residents to
obtain the necessary education and training to fill jobs in the emerging skill areas of
h ealthcare, energy, agriculture and urban design.
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Policy ECON – 1.5: Food industry catalysts . Support the expansion of the Keāhole
Agricultural Park to provide affordable farm lots that emphasize local food production.
The proximity of the Park to the new university (for research and technical support), the
airport (for exporting), and the urban villages (for direct marketing such as farmers’
markets) makes this area a unique opportunity.
Policy ECON – 1.6: Conservation as a viable business option. Support the evolving
refinement of the concept of ecosystem services to encourage private owners to
manage or restore their lands in their natural state (see Policies ENV - 1.3 and ENV - 1.4).
Policy ECON – 1.7: Redevelopment as Economic Stimuli. The County shall should
work with the Kailua Village Improvement District, the Chamber of Commerce and other
Stakeholders to develop the Kailua Village Redevelopment District Plan and the Rural
Towns’ redevelopment plans (see Policy LU – 2.4). The plans shall address:
Infrastructure improvements and public safety
Infill and Brownfield Development
Multi modal transportation
Mixed - use development opportunities
Affordable and workforce housing
Public Parking
Policy ECON – 1.8: Eco - Industrial Park. To encourage the feasibility testing of the
concept of an eco - industrial park, which is a community of firms that exchange and
make use of each other’s by products, there shall be a floating Project District called the
Eco - Industrial Park that shall be available to areas within the Urban Area zoned MG,
ML, or MCX. The County would assist by funding experts to work with the developer to
create a master plan and marketing scheme, to expedite permit approvals, and to
coordinate with the County’s Solid Waste Division and other interested parties. On a
smaller scale, a community program shall should recognize efforts by individual
businesses to modify their practices to reduce waste and/or substitute with recoverable
materials.
Objective ECON - 2. Strengthen and Encourage New Agricultural - Related
Endeavors. To enhance existing and encourage new agricu lturally - related endeavors.
Policy ECON – 2.1: Explore and provide opportunities to support, promote, or enhance
Kona’s agricultural industry.
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