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HomeMy WebLinkAboutCOM 0018.001 2020-2022Harry Kim Mayor Roy Takemoto Managing Director West Hawaii Office 74-5044 Ane Keohokalole Hwy Kailua-Kona, Hawaii 96740 Phone (808) 323-4770 Fax (808) 327-3563 County of Hawaii PLANNING DEPARTMENT Michael Yee Director April Surprenant Acting Deputy Director East Hawaii Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Phone (808) 961-8288 Fax (808) 961-8742 Dear Chair Chung and Council Members: SUBJECT: Amendment to Change of Zone Ordinance No. 10 32 (AMEND REZ 09-000103) Applicant: Ikaika Ohana (formally Giampaolo "Paul" Boschetti) Request: Amendment to Conditions E (Time to Complete Construction), Condition G (Time to Dedicate Road Widening Strip), Condition J (Requirement to Install Streetlights and Traffic Control Devices), Condition P (Fair Share Requirements), and Condition R (Impact Fees) Tax Mau Key: 2-4-025:048, 053, and 080 Regarding the Windward Planning Commission letter dated November 20, 2020 concerning the above -reference matter, attached please find a copy of the draft transcript for the November 5, 2020 hearing for your information. Should there be any questions, please contact Jeff Darrow at 961-8158. Sincerely, MICHAEL YEE Planning Director Llkaika0hanaREZ09-103 transcriptwpc Enclosures: Draft Transcript Comm. No. 10. 1 Ref. To: PC - Ref. gate . D E C `0 3 2029 www.planning.hawaiicoun!y.gov Hawaii County is an Equal Opportunity Provider and Employer planning_(7ae,hawaiicountYgov December 1 2020 Aaron S.Y. Chung, Council Chair And Members of the County CouncilN r a. =' County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chair Chung and Council Members: SUBJECT: Amendment to Change of Zone Ordinance No. 10 32 (AMEND REZ 09-000103) Applicant: Ikaika Ohana (formally Giampaolo "Paul" Boschetti) Request: Amendment to Conditions E (Time to Complete Construction), Condition G (Time to Dedicate Road Widening Strip), Condition J (Requirement to Install Streetlights and Traffic Control Devices), Condition P (Fair Share Requirements), and Condition R (Impact Fees) Tax Mau Key: 2-4-025:048, 053, and 080 Regarding the Windward Planning Commission letter dated November 20, 2020 concerning the above -reference matter, attached please find a copy of the draft transcript for the November 5, 2020 hearing for your information. Should there be any questions, please contact Jeff Darrow at 961-8158. Sincerely, MICHAEL YEE Planning Director Llkaika0hanaREZ09-103 transcriptwpc Enclosures: Draft Transcript Comm. No. 10. 1 Ref. To: PC - Ref. gate . D E C `0 3 2029 www.planning.hawaiicoun!y.gov Hawaii County is an Equal Opportunity Provider and Employer planning_(7ae,hawaiicountYgov WINDWARD PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT November 5, 2020 A regularly advertised hearing on the application of IKAIKA OHANA (FORMERLY GIAMPAOLO "PAUL" BOSCHETTI) (AMEND REZ 2009-000103) was called to order at 9:07 a.m. via live stream meeting with Chairman Thomas Raffipiy presiding. VIRTUAL ATTENDANCE (COMMISSIONERS): Gilbert Aguiq- o, Dean Au, Joseph Clarkson, Thomas Raffipiy, John Replogle. VIRTUAL ATTENDANCE (STAFF): Malia Hall (Dep uty:=Corporation Counsel for the Windward Planning Commission), Michael Yee (Planning --Director), JolifiNukai (Deputy Corporation Counsel for the Planning Director); Jeff-parrow (P-lanning Program_1Vlanager), Christian Kay, (Planner), Maija Jackson (Planner); Tracie -Lee Camero (Planner), "Rchelle Ley (Department Secretary), and Melissa D acayanan- S alvador :(Temporary Assigned Commission Secretary). And 4 members from the public live strearriing ;the meeting APPLICANT: IKAIKA OHANA (FORMERLY GI TVIPAOLO_"PAUL" BOSCHETTI) (AMEND REZ 2009-000103): Application for a five (5) -:year _tire parking requirements _fXonditio extension to Condition ;(Time b (Requirement to Install Sifeetligh Share Reauirements). and deletio reclassifif Multiple 1,500==squ Street, ori Headquar and my xesiaentia feet (RM -1.5- :west side (ma ;building, Kuk — 1, extension to°=_complete construction and deletion of additional (Time to Complete Construction), a one (1) year time )'edicate RoadWidening Strip), deletion of Condition J and Traffic Control Devices), deletion of Condition P (Fair 6Co dition_jImpact Fees) of Ordinance No. 10 32, which a Single --Family Residential — 7,500 square feet (RS -7.5) and square feet (RM -1) to a Multiple -Family Residential — stct The subject properties are located south of Kukuau of K_4 'olani Street above the County Police Department 1 st, South Hilo, Hawaii, TMK: 2-4-025:0483 053, and 080. Secretary's Note: = "_ means that there were technical and/or internet difficulties which made the conversat o =indii"Ie. RAFFIPIY: Agenda Item Number 2. Application for a five (5) year extension, five (5) year time extension to complete construction and deletion of additional parking requirements in Condition E (Time to Complete Construction), a one (1) year time extension to Condition G (Time to Dedicate Road Widening Strip), deletion of Condition J (Requirement to Install Streetlights and Traffic Control Devices), deletion of Condition P (Fair Share Requirements), and deletion of Condition R (Impact Fees) of Ordinance No. 10 32, which reclassified 5.05 acres of land from a Single -Family Residential — 7,500 square feet (RS -7.5) and Multiple -Family Residential — 1,000 square feet (RM -1) to a Multiple -Family Residential — 1,500 square feet (RM EXHIBIT A (DRAFT) 1.5) zoned district. The subject properties are located south of Kukuau Street, on the west side or (mauka) of Kapi`olani Street above the County Police Department Headquarters building, Kukuau 1 st, South Hilo, Hawaii, TMK: 2-4-025:0487 053, and 080. At this time, the staff will make the presentation. Christian? KAY: Yes, thank you Mr. Chair. Good morning to you and to the members of the Windward Planning Commission. Give me a moment I'll share my screen here and we'll get started. Okay, can everybody see that screen? RAFFIPIY: Yes. KAY: Okay. So, again as the Chair stated this is an applicati Zone Ordinance 10 32. The subject properties are located in 1 Island, here outlined in red. For reference we got Kapi`ol �l North/South through the slide, Kukuau Street running_general further reference across from the subject properties=sthe Poli building and kitty-corner is Saint Joseph's School property. J want to go through the existing entitlements in the Applicant'; As was stated, Ordinance No. 10 32 was=approved on May 1 subject properties from RS -7.5 and RM -t- o T M-,1.5 pardon the 2.5 here for 5.05 acres. Then Applicant=and-current land originally proposed to construct a 100 -unit market -rade =nult rental housing project and related improvements. D�- Dit&V. project he abandoned it due to uncertainty in financial mark( market -rate, multiple -family rental =units in Hilo. =J purchase agreement-- ith-`the intenf:10 sell the prop purpose limited partnership -and arkaffiliate of Ikai: is anon -profit _5O 1(c)(3) o housing.rgarzatori°°with _missii - -__ Mr nfor-aendments to Change of South Hilo District of Hawaii bet runni - g generally East/West through the slide. For Department Headquarters (§y way of history=arid context I roposed project. 2.0-10 to change the zoning of the ie=R1VI-1.5,__forgive the typo with vner==_Gampaolo Paul Boschetti le -family residential pardon me $oschetti's efforts to complete the and fluctuations in demand for Boschetti has entered into a yto A0705 Hilo, L.P. which is a single Ohana, who is the Applicant. Ikaika Ohana of developing and operating affordable The Applicant again this' Ikaika Ohari'a-is proposing to develop a 64 -unit, 100% affordable rental housing development-sXty-three (63) of which will have income restrictions between thirty (30) arid, sixty (60) percent of the area median income and there will be one (1) unrestricted Manager's unit=Finally, construction of the proposed affordable housing is anticipated to begin in the first quarter -W.021 an is estimated to cost approximately forty (40) million dollars and take two (2) years to co 01ae. The Applicants are requesting, requested several amendments to the current ordinance first being a five (5) year time extension to complete construction which is Condition E; a one (1) year time extension to dedicate a future road widening strip which is Condition G; delete the requirement to install streetlights and traffic control devices Condition J; delete fair share requirements Condition P; and to delete impact fee requirements which is Condition R. It should be noted and it's on the agenda as such that the Applicant originally requested the deletion of the additional parking requirement articulated in Condition E however, they subsequently submitted a request to withdraw that amendment after the agenda was published. EXHIBIT A (DRAFT) 2 So, I just wanted to state that for the record. The County zoning for the subject and some of the surrounding properties again is Multiple -Family Residential 1.5. The subject property is outlined here in black. Again, for reference we got Kapi`olani Street running North/South through the slide and Kukuau Street running East/West. Other surrounding zoning in the area is Single - Family, Double -Family, and Multiple Family Residential. The State Land Use designation for the subject property and the surrounding area is Urban as indicated by the pink color. The General Plan Land Use Pattern Allocation Guide map designates the property and much of the surrounding area mauka of the -property as Medium Density Urban. Across Kapi`olani Street as indicated in red is High, erisiy, Urban. The Medium Density Urban designation supports the Multiple -Family- _Residential zoning designation. Here is an aerial photo, aerial photos of the subject prop outlined in black here showing the property and surrounding ah Street we've got the Police Headquarters Complex, and Saint Jo here is Hawaii Vision Specialist Ophthalmologist off ce.and th zoom in a little bit here it gives you an idea of the condition ofli unimproved and overgrown with vegetation. Again, for referee Kukuau Street here which is where the property will be entered; e upper ier-;a i. Again, acr eph's School in property is _ oi`olani er e ~lower right -hand -corner lets hevproperty. It is currently ce Kapi`olani Street here and Here is an image of the Applicant's proposed site=plan.Again, fof$ ference Kapi`olani Street is here on the right-hand side entry way and Kukuau S IfiR _s towards -the top of the screen with an entry way. Again, this is a preliminary site plan_ thApplcat=_submitted not necessarily what the final site plan is going to=look=l`key=but this just-gves an idea =of what they are thinking at this point. Here are some site photo didn't -°get. -a chance to go I out and take photos but the last time I was in the area it generally still Ions -like this;: --Again;=� I'll just go over a little bit about the favorable with modifications, the unfavorable, and the Director's proposed amendment for the parking here. First, is the favorable recommendation with modifications to Condition P and Condition R. Ultimately the Director is not supporting the requested deletion of these conditions. But in order to support the proposed affordable housing project which we do, the Director is recommending relief from fair share and impact fee requirements should the project be developed as represented by the Applicant and that's this affordable housing project with rents between 30 and 60 percent of the area median income. Just to be clear, although, the Applicant is proposing this at this point the RM zoning would allow any development that would be permitted in the zoning district. So, should for whatever reason the projects fall through we wanted to retain our standard conditionsajust'to�-cover that eventuality as well. Pardon me. The unfavorable recommendation for Condition 10111-7-0 install streetlights and traffic control devices. The Applicant rrwa this requirement be in place could add significant price-- crease some misunderstanding I think that streetlights mealike signa case it's just streetlights for lumination and had ofherMconcerns devices. So, they asked for the ability to delete that c6h on this and ultimately what DPW said is at this point those MOW set of construction plans to review agairstCounty Code to ensu we put this as a standard condition in most~ our:rezoning ordii this condition other sections of County Co&__WWWU2twuire that or possible requirement to install these traffic :control -1- s;in could be from striping to stop _signs or those types^ of thing: =SQ the Director is not suDDortin =the deletion of that: conditions.,._'=- - Finally, this got a litll related to additional p deletion of thadanguage wh additional :parkrgse^es_ up units to.... built with th-e pro Count- Council at the time=e rid thiMhe requirement to s initially ­M` erned that having on their project: _There was .ized traffic sigffgkwhere in this bout the cost of traffic control )Ve did hear back 4om DPW on :cations are made once they get a g. -Public safety. So, even though lances even if we were to delete review and possible installation the0l-ike. Traffic control devices ultimately based on all of this, volved"--l-the Director is��proposing an amendment to Condition E requirement. As we stated before the Applicant originally requested r cI%^ulfrratel said thdt the Applicant would be required to develop toT =:maximum o -60% of the required spaces for the total residential posed--- lopment. That condition language was added by the the orgWrdinance in response to the Police Department and ssible shortage of on-site parking for the then proposed 100 -unit Zt also commented on the current request, this amendment request e` eighty (80) parking spaces that will be required. Our Zoning r (1.25) parking spaces for each dwelling unit in the RM zoning neighbof=encerns over the project. T1e_aiice Departm with the sameld6hcerns that t Code requires orie=-arid a quay designation. The Police then and now are concerned that it will be insufficient, and it may negatively impact their operations. Their concern is because there is not sufficient on -street parking available in the area. If there was a shortage of parking on the project site, then residents or guests may come and park in the Police Department Headquarters parking lots across the street. The Applicant in their initial application an initial site plan proposed a hundred and seventeen (117) spaces which would have worked out to approximately forty-five (45) percent of the required parking spaces. At 45% additional spaces of the required but they subsequently updated this site plan to remove reference to. that specific number and in response to the Police Department's comments EXHIBIT A (DRAFT) 4 indicating the Police Department's concerns they indicated they thought the Zoning Code required one and a quarter spaces would be sufficient for the project. So, based on that and to try address the Police Department's concerns and to provide clarity on what that number of additional spaces should be because the way that the condition is written is very ambiguous and open to a lot of interpretation. The Director is recommending that we amend Condition E to require 1.8 parking spaces per dwelling unit which would be 116 spaces at full build out if they build the 64 -units. So, basically the Director at this point is locking in that number. The Director under our Zoning Code has the authority to detennine or require more parking than what the Code requires. If he or she sees that there's gq ft fo be a community benefit or benefit public safety and at this point the Director is making that determination and articulating proposing to amend the condition to articulate that n tle=ondition E. Again, this is one of those situations where if for whatevef=reason the affocble housing development does not get developed then it would just -Of all back to the originafcondition. So, again just to recap the Director's recommendation,is 10 forward --a favorable re&or nendation to the County Council for the Applicant's proposed= amendments t6%Condition E & G Wfavorable recommendation with modifications to Conditions P & -Rand "YN—i favorable recommendation for the proposed amendment to Condition J of rezone Ordince 10 32. I want to point out that after we sent our bac pieces of correspondence. First would be ai and then we also received a correspondence time extension request to the Department of comments and may have and unless s sharing that right now RAFFIPIY: Thank,,y_o Commission-er n AU:-, you Chair develonmerit? KAY: Sure, AU: So, my questio entrances of the prop MMith,that I am haj of the`conditions req pl and recommendation report we got two (2) 3.m Ann Toni concerns about traffic °isth_Ball which is a water commitment upply`addessing some of Water Supply's to answer -any questions that the Commission the presentation I'll go ahead and stop the Commission? Go ahead can you bring up that screen with the proposed Cght have missed it but the egress and the in and the out of both - Can you point that out again to me? KAY: Sure, will one moment please. So, here is the proposed site plan. The Kapi`olani Street entrance would be here and I believe there is a condition of approval on Kapi`olani Street which limits it to right in, right out. Let me find that condition of approval here. That's been maintain through this amendment request and then the Kukuau Street ingress/egress is going to be toward the top of this screen here. EXHIBIT A (DRAFT) 5 AU: Okay, so I guess you answered my question. Which entrances are right in and right out and which ones are not? So, you already answered my question. KAY: Sure, okay. AU: So, Kukuau is not, there are no restrictions but Kapi`olani Street it's a right in and right out. Is that correct? KAY: That's my understanding that's correct. That condition is new amended ordinance requiring the right in and right out on Kapi`olans AU: Okay, thank you. I just wanted to clarify that because Thank you. KAY: Thank you. RAFFIPIY: Okay, any other questions from the KAY: Joe, is raising his hand. RAFFIPIY: Go ahead Joe. CLARKSON: Christian, is the limited partner, Ohana a non-profit? KAY: I'll probably allow them to address that c the information we _,H s_it's jusf jkaika that is and I think a little bit better: CLARKS ON Okays I'll _wait. RAFFII Any other quests RAFFIPIY: C his hand up ioner Au go ahead. ion? also ition F of our art of your presentation. -profit or only Ikaika their presentation. My understanding and n -profit but, they'll be able to address that Commission? AU: So, I have a question about the prior developer. Is the prior developer going to be here on the call or is it just the proposed Applicant? KAY: So, we've actually got a representative from Carlsmith Ball, Kathy Garson and Carlsmith Ball is representing Mr. Boschetti the current owner and former Applicant. We've got on the call Mr. James Rock who is representing Ikaika Ohana. So, you'll be able to ask questions to both the seller and the buyer if that answers your question. AU: In response, Mr. Au gave a thumbs up. EXHIBIT A (DRAFT) 6 KAY: Thank you. RAFFIPIY: Any other questions, comments Commission? Alright, if there is none, I'll like to invite the Applicants. I should have Mr. James Rock, Mr. Doug Bigley and Ms. Kathy Garson. GARSON: Hi, good morning Chair and members of the Windward Planning Commission. Katherine Garson, I'm from Carlsmith Ball — RAFFIPIY: Ma'am excuse me, let me swear you in please. If I here? Mr. Rock? Mr. Bigley? Mr. Rock and Mr. Bigley, are yo GARSON: I don't believe Mr. Bigley will be on. James ROCK: Mr. Bigley may not be joining this parti Ohana. RAFFIPIY: Okay, Mr. Rock and Ms. Garson, can youlI you swear or affirm to tell the truth on this matter now b Commission? - - - GARSON: Yes. ROCK: Yes. an,,- ave� do I have everybody you ea clarify. but , -,.I will be abldl represent Ikaika se your right hand please. Do Windward Planning RAFFIPIY: When you speak, please state your n-'aand the area of your residence. Did you receive the Planning M— is background report Itind recommendation? - _ ___GARSON: Yes.._:.__- ROCK: ==This is James � es ,I RAFFIPY= _Alright and you=ave anyquestions, in regard to the Planning Director's recommendation, or will you cover that in your presentation? You have any questions, comments about his recor rriendation? I ROCK: I do plan ori lddressing the Planning Director's notes in the presentation. RAFFIPIY: Sounds good. Alright, so at this time I don't know who is going to speak first to make the presentation. So, will stick to the three (3) minutes rule please. Ms. Garson, you are on mute. Ms. Garson you're muted. GARSON: Alright, are we good? Alright, I was just going to introduce myself, Mr. Rock will be making the presentation for their Applicant. Again, I'm Katherine Garson from Carlsmith Ball, also present in the room with me is my paralegal Kat Luga, so nobody is hiding behind the screens. I am here representing the landowner, Paul Boschetti. We just wanted to be here to EXHIBIT A (DRAFT) 7 support the Applicant and their position, they are a proven affordable housing developer in the State of Hawaii. So, Mr. Rock will be making the presentation on behalf of the Applicant. RAFFIPIY: Thank you ma'am, Mr. Rock go ahead. ROCK: Can I confirm, I may ask is it 3 minutes for an introduction or for the entire discussion? RAFFIPIY: Mr. Rock, I take it back, go ahead and make your presentation. ROCK: Alright, thank you very much. My names is James Rock I d here, on behalf of Ikaika Ohana. We are the developers proposing the project Kaiaulu O Nlj# olani. Few things I do want to thank everybody for having us here today and I do wanfl- fharik the Planning Department. It's been a pleasure working with them thus far =dn the proj&t. I understand we have a few disagreements currently in the recommendations _buNverall, if'swb_een great to work with them. - - - A way of quick background, Ikaika Ohana is a miss ffidriven affordable housing'd_e eloper. We currently have about a hundred and eight, a hundred and e ghtff1'8'0) affordable housing units within the County. Last week we secured all of the finaneixff sixty (60) single family homes in Kona that are going to start construction -this week. We havanother project in Waikoloa that's an additional 60 -units that we hop e?t --il _construction iri he: first quarter of next year. As far as the proposed project, in general there is a couple_of_things"U' e would like to highlight. The first is that for affordable housing we can -use affordablerr Ming as a tool to help address issues within the County,,, of - f_these issues=will be directly discussed in this presentation but overall, our view of the world isthat affordable housing can be a net contributor. We can make our residents better,owwe& can make our neighborhoods, better, and we do encourage just the feedback and participation=_ th the anous groups to"inake the project the best project possible. For our project; the vcrsy=:that we'_e__looked at our site we try to take holistic approach. We do want to .balance multiple eoncernsboth the number of units that we are able to provide but also parkirirequirements, opepace, laseaping, the livability of the site and the tenant experienU There are a lotZffictors__.i we consider and so, when we start working on our developmefi s a balancing ;act. It is input from multiple parties, it's review processes from multiple agencies =State, Fedefal, County, and so bring in all of these things together into a successful development. It;des take time, it takes consideration, and it's a pretty deliberate process. So, ultimately what we kind of a goal for this is that for affordable housing development what we would like to do is maintain flexibility where possible. So, that as we go through the process of formalizing our designs and coming up with sort of the final plans. We do want to have room so that we can make practical adjustments so that the project can still move forward. The County still can get the 64 -units of affordable housing that it desperately need, and that we don't necessarily have to over burden the Planning Commission or any of the other groups and coming back for repeat approvals. So that if something is described with the hard and fast rule today it EXHIBIT A (DRAFT) 8 might not be able to address just changes that we have to face and different factors to consider as we develop the site. So, in general the concept kind of flexibility, making practical decisions, and including reasonable discussion on where we `d like to go. With that if you don't mind, I think there was a question directed about the status of A0705 Hilo as a non-profit. May I address that question? RAFFIPIY: Go ahead please. ROCK: Thank you. A0705 Hilo, L.P. it is a single purpose limited parlriership. Basically, it is an entity formed for the sole purpose of building these 64 affordab-&-lhousing units. The entity itself is not a non-profit and that's by design basically, the low!_nco=housing tax credits that are a substantial source of the financing for the project. They=ire drivelby,=incomes and expenses and the participation through just a tax return ishow We are ablMbring a lot of the equity dollars into the project. So, if this was just a r o profit you wouldn'f have much of the value for a tax write off. But, from in the investor _world with the profit this prop been around since the 80's. It's a highly successful program - and the a's_e of a for profit 4iffifted partnership such as ours is a common feature across thea_-ardg,--f _iHordable housing. If there is any additional questions, I'd be happy to answer those. RAFFIPIY: Thank you very much. Any questions from the Coirilssion? AU: Chair Raffipiy, I have a question. RAFFIPIY: Go ahead AU: Mr. Rock, I appreciate, thanlf=you for coming; and making a presentation. I appreciate affordable housing developers_ coming in and addressing our Hawaii County affordable housing issues. Your kind -of focused on 4affordabl housing and I just want to hear from you as far as what is Ikaika-Ohaas-ion asAa_a:s; hirin`ocontractors and local people. Because once that word affordability is e ployirig our local work force and we see a lot of developers come in, we see -a lot of Mainland cotractors zco_ e in. But I just want to hear your vision and see and to share aboagffiat idea of local _contractors and the local workforce. ROCK: Sure, goQci;question. =Part of our goal and I have to think if we have an image that we use pretty frequeritl in our_ esentations. It's basically our thought process behind how we can participate within a corrim_unity. Starting at the level of the individual home. That's just where the household lives, thats where tenants reside and it's the household that's kind of the center. As you grow a bit larger you get clusters of houses that becomes your neighbors, all the neighbors interact from there your neighbors interact they grow get more into a community. So, you have this growing web where once you start at the center you have all these other interactions and the interplay between them that are just a component of housing. So, in general housing by itself it's a starting point in our view but it branches out everywhere. Where, if you can solve problems for housing, you are also going to solve similar problems for education cause now you are getting a stable place to live. You are getting a healthy, and safe EXHIBIT A (DRAFT) 9 environment for just growth and being able to nurture and learn. You start with housing, but you can also assist with health. Again, you have a safe place to live, your able to sleep at night, your able to afford your rent and reduce that stress. So, just as a very broad brush that's kind of the overall concept is that we use the housing as the vehicle to try to do just so much more in the community. So, directly answering the question regarding the contractors and the local community. Absolutely, we definitely want to participate in the local community and help the local labor force, the local economy grow and so for projects like these once we areziable to secure the designs we have a decent plan we will go out to the local community to see=what resources and what labor we can have to utilize to help us build our project. So ,_or_some of the resources that we use we also have mandates that we have to meet so, I think V 6M -0 --on Businesses is a portion of it. There's I believe a training component and so vc e=do incline _those not only by mandate but also by mission and so we do want to help our=eominunity grov`t AU: Thank you Mr. Rock, Chair Raffipiy, I have another question for the RAFFIPIY: Go ahead Mr. Au. AU: Can I ask that question? RAFFIPIY: Yes, you may. AU: Okay, Ms. Garison is GARSON: Garson. AU: Okay, thank you NIs_ I just want to disclose that I of the Comri ss -ori and wei coming up -and seeing hos that he'-I�-Wasn't able to move inventory So, I guess my c stated that for =financial rea5 GARSON: I horestly _do ni what the market wodl ; community needs the ro-St. ur last name;=Garson? on�S:o _my question=fo the developer, to the current landowner is _ori lhe==rrimsson back in 2010 when this rezone was in front I e °County Council. I was very excited to see developments ul and this was ten (10) years ago. I'm a little bit disappointed mrd -v th=this project because now is the time we need that ion is_really just why really, he didn't do anything I know you out, is that the only reason why? til ave anything beyond that, development is sort of a function of and at this point affordable housing seems to be what this AU: Okay, thank you, thank you very much. RAFFIPIY: Mr. Au. Any other questions from the Commission.? Alright, if there is no questions— AU: Chair, Chair Raffipiy I have one more question. EXHIBIT A (DRAFT) 10 RAFFIPIY: Go ahead Sir. AU: So, Mr. Rock you mentioned that you had some issues with the Director's proposed amendments. Did you share that with us? ROCK: I'm happy to do so now if that's appropriate. RAFFIPIY: Go ahead. ROCK: Sure, so if I can do the quick recapture or the run through of=the conditions under discussion. So, for Conditions G, P, and R I think we are all in agreement on the recommended changes. The two (2) conditions that I believe were under discussio one relates to the traffic control devices and the other relates to parking. So, is there assue thatthe Commission would like to address first between traffic control or parking? Okay, for the traffic control devices there is a couple of different components. `endo ^understand the need for safety, the need for meeting the standardaesign b =the County as to" f affic levels and levels of service. So, currently with our project designs_ add -With the traffic studies that have been prepared the proposed development it should not decrease levels of service below the County's standards and there are also th&- xisting conditionslas-were mentioned before by Christian. The right turn in and out on K4q@#n Street to add t o_nal help mitigate the traffic concerns related to the development. The r gf-torr%==tn =and out we "think that's kind of appropriate and reasonable response but as mentione_d_ri _the _presentation as well. The concern that we have is that if there is a requirement taTsignalize-ari� (er ection perhaps Kapi`olani and Kukuau or maybe one of1001-1 t e yintersections=Wthe neighborhood. The way that the affordable housiri&nancing is sfructured is that it's very difficult and it's a very slow-moving train to�y_to obtain additional resources. So from our studies and from the County Codes nothing thatvie are see ould_ ose a requirement to install traffic control devices and e' do' ;pian on going=through the -Department of Public Works and having the traffic department review the project to cor%firm that we've met those standards. The concern that we had though is that if for soiH_Z_jeasot =the=requirement is established thru a zoning ordinance that we instdItVatraffic control device we'll end up having almost two (2) different similar requiremer is � So, you have tt e County Code requirement that we go through the Department of Public Works ariciyou have A—— licate of that requirement also in the ordinance. As we go through tl e_devdlopment if we find that traffic control devices are not needed thru the County Code and the Department of Public Works there's still the risk that I might have to come back again to the Planning Commission and now install a device because of the wording in the resolution. So, from our standpoint the County doesn't necessarily lose anything or degrade standard for traffic controls by removing some of the language requested in Condition J. It does offer more flexibility for affordable housing, it allows Public Works to continue its review during the permitting process and we do believe that the proposed development will maintain satisfactory levels of traffic in the area. So, regarding traffic are there any questions? Okay. EXHIBIT A (DRAFT) 11 AGUINALDO: I have one. ROCK: Yes, please. Pardon. AGUINALDO: I have one. Hold on. I have a question, so pertaining to what Christian showed on the site plan right for the development. I see 2 coming down on Kukuau side if I not mistaken, 2 gated, 2 gates and my question is that gate of entry what is that purpose for? ROCK: So, the proposed gated entry it is for the residents only access will be by vehicle remote for residents to be able to enter AGUINALDO: Cause I saw the trash so I was anticipating th trash for those gates so, I mean as far as to what you're tU- -- From my experience and my expertise, that's why traffie 'devi just said. You know, accessibility for the residentsAgo in ar area of going in and out. I could see if it was for= emergency c Then that is only used for those certain times but, accessh%lit` it you cannot remove Condition J because of that reason. of and out it's kind of like what I see but asfar as the devices it'? the site so that that isTafflyjbr picking up the say of reroval of the able lot. are there bYecause of what you ut so there is rrzoxeJhan one - or let's say fire -a ~something. your property you guys look at ve multiple avenues of going in )road range so, that's was the only concern that I had was I saw that gated _entry _and I saw trash :bins there I figured it was just for pick up for trash. But, not for residents' --to go=tri and_out where -%a -Pg' of Kapi`olani to go right turn in and right turn out. ROCK: I see and is it p KAY: Sure, please:_gve-nE ROCK: Thank_you. _. AGUINALDO: I justihi k indicates for traffic devices: going in a -out from Kapi' going onto p`_olani so in kind of like what I -see and accessibility also story right. istian to pf the site plan back up for everybody to see? a mo tt fh _recomm_ endation from our Planning Director and the County ;auseYo:h°at reason as well. Because you'll impact of people ni, Kukuau, and there's a stop sign coming down on Kukuau t area there might be a possibility of an impact in that area. It is for basically as well it's your neighbor is the Police station. For d see if it was for emergency access, Mr. Rock then different ROCK: For my own understanding, so the concern is with the location of the vehicle gate marked on the site plan? AGUINALDO: No, it was like the concern to me was of removing certain things in the language of traffic devices and concerns impacted cost for traffic signal that might impact you on your development but, you got to truly understand as a developer you have multiple avenues of access in and out and you just said that it's for residents to go in, go out on accessibility of Kapi`olani. I mean Olaloa is, I'm pretty sure you are familiar with the developer in Honolulu, a senior housing EXHIBIT A (DRAFT) 12 in Olaloa, there's one way in and one way out on the senior housing. It's wide, it's accessible, it's a gated community, but I can see it's your gate in the back. In the back is for access only for possibly for trash and for emergency access only. It might benefit and help where on your standpoint because I was looking at as the main entry of the accessibility right turn in right turn out that is your main entry. As far as coming on Kukuau you got to understand too the road is narrow, you are better off going on Kapi`olani. Your coming down Kukuau, it is kind of like you coming down and you got to turn and there is you know it is just my train of thought. How a going to go out from there? Which is your in and which is your out off of Kukuau? ROCK: Right on Kukuau. AGUINALDO: Yeah. ROCK: Solon Ku — AGUINALDO: By your gate, yeah? Because I don'tsed Tarrows; f"you presented�something to me and I know traffic well I would like to know what is your.117n and out as well as on that because you guys didn't say anything of tygight turn in and rigft=turn out from Kapi`olani and not on Kukuau. So, of course the recomrriedation that is made o�=traffic devices is because its broad, it's vague I don't see, I'm sorry, I got_to- oo =blow it up a N bit and excuse me there is no arrows of which is in and which is out off of Kukuau _where the vehicle gate is. So again it's vague to me, vehicle gate is to ,me like hey is for tFe rubbish=pick up people or is it for emergency access only- ROCK: nl ROCK: Understood _ank youfor that. Christan,if possible, can you zoom in on the gated entry near Kapi`olani. Isad_ththat possible?__ KAY: Let; rre=see=f�tlat_is a possl a rty. Just-orie moment. ROC VNIM-hile Christian is _in to,zoom in. I completely understand the concept of the vehicle flow, we ftot have arrows acid we do not indicate so I do apologize for the lack of clarity there. AGUINALDO =eah, no worries. ROCK: As a general concept, the site is developed or proposes to be developed as two (2) way traffic so, it will have vehicle flow you know in both directions. So, it is not a one (1) way proposed street withirf"the site and so the vehicles here if you notice on Kapi`olani kind of towards the top of the page that is the right entry and the space between Kapi`olani Street and the gate that's anticipated for just cars loading as the gate opens. So, all of these spaces are being designed in accordance with the County Code for traffic mitigation to make sure that we do have safe entries and exits for the vehicles. And then Christian, if possible, can you go to the Kukuau entry. KAY: Sure. EXHIBIT A (DRAFT) 13 ROCK: Alright and as you can see here again, I do apologize for the arrows that would have been a very- helpful piece of information. This is a 2 lane in both directions drive aisle it will also be designed with sufficient space for the loading prior to the vehicle gate and the entries and exits from here will also comply with the County Code. So, the vehicle gates it is intended to be as the residents and visitors enter the gate can slide open and slide closed and this in general will also assist with some of the parking considerations for the site as well. So, it's a bit of a dove tail and also one of the douncing factors to consider for the site. So, overall for the traffic control devices I do understand the Commissioner's comments and the need for traffic controls as appropriate and the review by Department of Public Works we do plan on continuing the discussions with the County to make sure that=tie- result of the project is appropriate. So, as far as the conditions imposed to the resolution it does_sort of fall back to the general position that as much flexibility as possible, we would like to have Tsome room to make adjustments. One of the things that specifically addresMose--parking and traf cMon our site plan is that in the previous version of our site plan the loading aisle was a bit narroweftomthe street to the gate. So, we extended that a bit at a cost of a��g stall but, that is just oe_1example of some of the changes that occur over time as we refine out stelari But, on balance we think that it's a net positive for the a safety and as we get into parking we feel khan wdoes not our residents. AGUINALDO: That load thing that you indicated1W` . I talking about Kukuau? ROCK: Both entrvFwaYs will have="--" AGUINAL because it improves traffic he availability of parking for off of Kapi`olani or are we ROCK:, ;t- ank you very; _much and indeed this a great example of the type of conversation that we likee o=have to get the"ideas fronflifi rid the table and to talk about what our vision might be having the=nput from the co_ munity__ad seeing if we can come to reasonable results and satisfy the County. RAFFIPIY: Tharikou veru =much. AGUINALDO: Chair- have one more. I have one more, my last, Tom I have one more for Mr. Rock. RAFFIPIY: Go ahead. AGUINALDO: You know as far based on the residents and what you are looking at for affordable housing and what you guys are trying to do I'm sure you guys are going to be catering and there's a threshold as far as income. I'm sure it is going to also have some seniors as well. So, with that being said there I know there's no crosswalk "—" possibly on our Condition J EXHIBIT A (DRAFT) 14 traffic devices its required by Public Works is a crosswalk for pedestrian to cross Kapi`olani. Instead of going all the way down to the shucks I call it the four-way stop or above on Kapi`olani is a device for crosswalk devices the flasher. So, that might be to maybe for you is what do you mean by traffic devices, there is a lot from streetlights to crosswalks, pedestrian flashing lights and yes part of it too is traffic signal. It all depends on what kind of impact you are going to do to our County roads.:—" but I think the questions that I've asked you, you have answered it very well. Thank you. RAFFIPIY: Thank you. Any other questions from the Commissi CLARKSON: Yes, I have a question for the Director. RAFFIPIY: Go ahead Mr. Clarkson. CLARKSON: I'm curious about this Condition J. A -f. ublic Works is going to -have=the final say every configuration of built out is going to be subject=to��Public Works review andUer requirements. I'd like to have Director Yee explain wh_ths Tcondton needs to bd_*in here at all. I thought that, I don't see it as a big deal for my point of view=but apparently this developer sees it as an unnecessary hurdle to have to gAhrough Public Works and then come back to the Planning Commission to have Condition T�fiN - ied. So, why dad?t=we just delete Condition J? YEE: I'll give Christian a chance to respond=first KAY: Sure, thanks fort question Joe. So, ulv is right now. It is a standard condition and if you set of standard conditions=that we add into our ret in there. I would like to p• streetlights and -traffic con Public Works�(DP)_shal t: to the language tho be concern_Tabout havingXnote this. ; This=is just an inforrriat c installed -if=DPW Traffic DviS y the Condition is part of the ordinance as ok at all of our rezone ordinances, we have a ling_ ordinances. This is one of those that is �h"and the intent of the condition. Is s may =be_ required by the Traffic Division, Department of bythe Applicant. There is no in my mind, there is no he Planning Commission or the Council to try and amend ton saying that these types of facilities may need to be res them. So, it is really just=advising th=-Applicant on next steps ultimately, So, basically as we stated in our recommendation even if -we deleted this condition at the end of the day functionally everything happens `the_sae way. So, we just wanted to default to our standard set of conditions. I'm not sureAhere's a huge amount of heartburn one way or the other I haven't heard anything in our conversations with the Applicants. We tried to express the same thing to them before so, unless there is something that really like this is something for funding reasons or whatever that's going to kill the project I don't see a huge reason to take it out. But that is just my opinion. YEE: Michael Yee, Planning Director. I want to add Joe that so there is kind of standard language in our conditions that basically say a project has to follow Federal, State and County laws right and we could always just write that and be one sentence and we will be done. We EXHIBIT A (DRAFT) 15 always write conditions that kind of reiterate certain areas it could be historic preservation it could be roads and we reiterate things because its important. So, it's kind of repetitive so, I don't want to document that uses every letter of the alphabet and then some. But we also don't want to just rely on one sentence that tells projects you got to follow all the laws that are out there: So, it becomes a balancing act that is the short answer to it. CLARKSON: Thank you. Can I go back to Mr. Rock then please and could you clarify one more time why this advisory "advisory condition" poses a problem since you going to have to go through DPW eventually anyway and that is still all up in the air what they going to require. What so problematic about this condition for your financing? ROCK: The condition in itself to seek approval from Public Works &basically agree with Planning Department. It is appropriate to go through Traffic— if the-ntent is to highlight the sensitivity to traffic and traffic control devices again, weYat also sensitive=rta=that matter as well. So, I think we are in alignment there. The issue is primarily just is if we have multiple sorts of like a restrictive covenant so in this case the zoningodinance itself then you have -County Code. It's just that if there happens to be a change then -if the languagelis kept in the rezoning ordinance as is it almost leads the reader to allude that a traffic confrol _de ce- s expected. Whereas, or it tells the public that I am anticipating a traffic control device="and as we discussed on this call that is a wide range of activities. The sidewalk -it could be a streetlight, a stop sign and so, if the Code and the County's current standards already _covered the requirement what we are trying to do is just to add clarity to the process. So, t -e- -t e Traffic controls'ag n, we do plan on going through the review, but we do not want to sdt�=unrealistic ar unnecessary expectations that something will be imposed on, the project. So, that being said kindf as a ge etal comment"We do agree that traffic controls and getting approvals are necessarnd this is! --condition that=e definitely got to the Planning Commission discretion. But we do plan_satisfyng traffic cont tol device requirements. RAFFIPIY You= bwith that=Mr. C CLARSON: Okay, thank you, thank you. RAFFIPIY -12 o have a question, a follow up question to the staff. Let's say if we decide to eliminate this condition and the project falls through doesn't happen. What is going to happen with that condition = KAY: Yeah. RAFFIPIY: Okay, I think Mr. Rock addressed the traffic and I think you still have the parking to address or there was a concern that one of the concern that was brought up by I think was by Commissioner Au. ROCK: Yes, would like me to address parking? RAFFIPIY: Please. ROCK: Sure. So, to start I think that over all the vision of ou Planning are pretty aligned having appropriate parking I think So, from that standpoint we on pretty good grounds. NowM_ j details and again the concept of flexibility and imposin'-requi So, where we are today is, we've been engaged withilPlanning plans and what we plan on doing just with the resclent=units aj mentioned the plans can and do change over time as weT%corl the community and addressing different needs. So, having flexibility in the system is very� to look at the entire playing field when we are go Approval and to say, does this result makes sense. provides for a minimum and ,a maximum. So; =the eighty (80) stalls and then-ffi` e reads up to -"`P` believe adds up to about -'a hundred and twenty -e` acceptable results is -some -where b6aeen 80 stalls ial because evelopment and the ideals for a conif-7 n Goal that we share. t comes down_ to some of the rents througlhe ordinance. sent some draft:=to the site the parking stalls%MrvI d.&Vie different comments from us all the opportunity through theprocesses such as Plan :rid=so he existing ordinance language it nimur s-1 1.25 parking stalls per unit or (60) per, additional units which I (128) stalls. So, for example the window of d a 128. From our standpoint_ we di&' e"back and forth with the Planning Department. Initially we requested to rer o erthe;=maximummot to ad�ust^the minimum and then we just backed off of that and said -=you know that window recuts_ I do think that's kind of a practical execution for us. _._. Where e_sit today I think _our parking stalls count is about a hundred and sixteen (116) stalls and so the ndow of resulfMat's our preferred method cause again it allows everyone to take a look at what ze are doing and as far as the actual number of stalls produced we do want to provide adequate parking for _tle residents. Having someone that can't find a parking spot, they have to park down the_,street or just in this area because of the lack of street -parking and other concerns. That would�just represent a challenge and that is not what we want to do to our own residents. _= So, we take a look at what the typical usage is for affordable housing properties like ours and so, for our project to add a little bit of clarity on the income restriction. Basically, our project has a ceiling for different levels of income so, we are not going to go above of 60% of AMI. We can go down I think effectively to zero because of the Section 8 vouchers that are allocated to the project. So, we have a wide range economic results anticipated for our tenants and its open to the general public so we may have some senior residents, we may have some families, it going to be a whole bag. And so, just looking at our properties that are currently in our portfolio and EXHIBIT A (DRAFT) 17 looking at other affordable housing projects in the County of Hawaii. The parking ratio that we actually see today like in our properties and around the County it's about one to one. Some of that might be economically driven, some of it might be socially driven, where they prefer just taking mass transit or riding a bike. Whatever the conditions may be the adverse is one to one. So, as a County's threshold having 1.25 as a site requirement that just seems to make sense. You are not going to go too low where you are going to harm your residents for not providing sufficient parking but also you are not going to high where I'm over parking my site at the very real cost of open -space and community center and the opportunities forbids to play on the site. And so, for our balancing effectively at 116 stalls I think the ratio iso gN1round 1.8 which is the recommended minimum. That becomes problematic because what=happens if I have to go to a hundred and fifteen (115). So, we mentioned traffic controls deCes=vhat was the spacing again needs to be increased coming off the street. I might lose another couple -m -parking stalls and in that case if I have the zoning ordinance requiring 1.8 then-- of ire proj6ffl§_now in jeopardy. So, I lose the ability to go to a hundred and fourteen (04) stalls or a hundreZMd thirteen (113) stalls. For our standpoint, we do want to provide sufficient parking ^for theWresidents, for guests, and reality, we think that that number to provide parking for residents plus additional units is probably somewhere between 1.25 and 15_ But. again, establishing a fora at 1.8 it really ties our hands and makes it much more difficult v he if we had these continuing conversations with the rest of the County department that should sorriehg-change I'm very -restrictive on what I can do and respond. All of our financing is tied to the produc &W 64 units. I don't have the opportunity of going to sixty-three (63) and somehow redue ng that side of it and it also just seems contrary to the County=s_go_als of providing -affordable=;housing. So, in general the parkrig_we ha and we do have a degree Wo onf continue our discussions witl_th affordable hour and the antic. immediat6"concerns requirements. RAFFIPIY- =;Thank you a look at itu e_do prefer the range of results approach ;hat as wegTthrough Plan Approval we will be able to - Department. And show that the existing uses for uses for parking on site it should be able to address our ting, onsite and satisfy the County that we met their Any other questions from the Commission? AU: Chair Raffib%Uhave a -Juestion. RAFFIPIY: Go AU: So, Mr. Rock just want to clarify your original proposal for Condition E was for 1.25 stalls is that correct? ROCK: Right, I believe the original proposal is to set the minimum and that's the County Code 1.25 stalls per unit and our intent is to do more than that. EXHIBIT A (DRAFT) 18 AU: So, your intent is not really so, for the record what we are doing for this condition is where the Director is recommending 1.8 stalls, you the Applicant originally is proposing what the Code says which is 1.25 stalls but your intentions is to come in somewhere in between. I just want to clarify what we are dealing with in this condition. Because the Director wants something, Applicant wants something, but your intentions is one thing. Maybe if you can give us a proposed request other than the Commissioner then maybe we can deal with that rather than just, you follow me? ROCK: I think I do, and we have discussed this internally with our development team. One MS.proposal might be to try to split the difference and perhaps set a minimum standard of 1.5 stalls per unit. If I may do the math, I had that in my mind and now I forgot. Let's say it's around a hundred (100) anybody has a calculator. I apologize I should have'l`acthat in front of me. Anyway, at a 1.5 ratio it is somewhat of a compromise positio wher6-_We :can increase the minimum, but we can maintain the window of results that-, -`are, ad"Ceptable for the affordable housing development. Again, our preference is to keegthe window so that thMounty Code establishes the floor, and the ceiling can be anything: Apparently, having as miU4kparking as possible is also a good thing. So, where is the ceiling that. But as a compromise position I think it would be reasonable_from our .standpoint if we did a 1.5 parking ratio requirement because I think with our current site=plan what we anticipate for the review process it should offer enough flex b` l_ iy _that we can mdk6bodest changes if it's necessary and satisfy all the County's cond tiA9 == t_-1.5 on the stall think we are in very good shape for the needs of our residents._ - AU: So, 1.5 stalls would-be off of64-units would-be ninety-six (96). I don't know if the Manager's unit would_ _count but; 6a�units would U;e 96 stalls. So, if that is what the Applicant is requesting my next :q est ;Qns is to�V istian. Ho wF vould we move forward if he is verbally saying he is requesting if, the "—" 41 _5 how would we riiove forward? Or is that an official— YEE: Christian:l'et e -chimed f hristian. YEE: So, o this discussion aro_ and parking we were left with something from the original ordinance thatWsd�there would be zero to 60% more than "—" the minimum requirement. I wished they would bt have opened it up to so much vagueness around that could be I% or there could be 60%. Righi;%W where in there or even zero right. So, part of it was did they mean thirty (30) percent, did` they mean forty-five (45) percent we landed on the number of 1.8 which was something they had shown us that we thought was reasonable and so that's what I put in, Clearly what I wanted was to move away from the vagueness of zero to 60% and to put some kind of harder number in there. Whether or not its 1.5, whether its 1.8 the Commission concern and decide. You heard James's arguments for it. I'm a little concern if we, I know his intentions as that we look at it, I know they are going off their experience in Hawaii and what that number needs to be. I know they want to be able to serve their residents. So, it's this balancing act of us EXHIBIT A (DRAFT) 19 trying to have a crystal ball over where we think the parking needs to really be right. Whether its 1.5 or 1.8 I can't tell you. My experience tells me 1.8 may not be like overshooting by it by any means either. But I could be wrong. So, I leave you with that Dean and yes I think it's a fair question could the Commission write a lower number than 1.8 yeah absolutely and I think 1.5 certainly puts us in a better place. If James has the intention that if they believe they need more I believe in them they would do more if necessary. But I also want the Commissioners to do what is practical for our needs too. Thank you. _ RAFFIPIY: Thank you very much Mr. Yee. Any other AGUINALDO: Tom, I have a question for Mr. Rock. So, just hearing parking, parking, parking. Now Mr. Rock h_a Transit as far as if there is because you got to look at p.ght. impact. Parking, vehicles is an impact. Now, have you loo Mass Transit System if there is bus stops nearby,- —17clo yo you know possibly I'm just thinking outside of the box flat. achieve. You know if you had a bus, if there is you know�b coming within the town. You know it's'sromething to think So, I know parking is the discussion right fi4*!V dorwe have another do you have a Plan B? Is that something did you_=and_y looking into that option as well. ROCK: If I may? AGUINALDO: Yeah. Zs Tarry other comments? cenari65e-are talking about I z-lookedo=our County's Mass act, an impact _walking is now an into our Mass Transit, ,County search on that. That==may help fief- in what you -are trying to small buses, Hele-On buses nogh'-parking but, is there ur ,beam look into as developers ROCK: Thank=fou:=_Regarding the. specific question for mass transit. It is part of our review process,,-- actually part oo some—oMe financing applications that we have to submit as well. So we<="an analysis of mass transif arid:=other amenities available to the community. So, beyond just_bus stops also just_groceres, medical services and so forth. I dont happen to have the map in of me I knot is part of our project package when we do look at it. But through our development there is certain things that we can control and there's other items that we would definitelb_e willing to work with the County to try to advance. So, on our side of things that we can try fo da to facilitate alternatives to vehicle travel bike racks . That is a pretty easy one we have suffie%ent open -space and locations where we can add bike racks to help encourage alternative modes in transportation. So, in deed when we see those things and it actually checks the boxes on a couple of things it's a healthy lifestyle, its exercise, reduce pollution, so it's just one of those things that is a very easy add or something that we are very happy to consider. Bus stops again, mass transit we are definitely in support of that concept. As noted, there are some challenges logistically around the site. The widths of the street, if a bus stop was located at our project entrance you also do have EXHIBIT A (DRAFT) 20 challenges of are vehicles able to get around a bus stop or are there potential modifications that the County would want to do within the County's right-of-way to assist in developing that. Some of the concerns or some of the considerations if additional financial cost that is imposed on the project it does just make bringing affordable housing to the island a bit more challenging. Cause every dollar is difficult to get we are highly in a competitive world. So, we are definitely happy to have the conversation and participate about additional tools that we can bring to the development not just for our residents but the surrounding community to help address concerns just like these.„e AGUINALDO: Yeah, because your surrounding neighbors are sayg like oh going be, sorry trying to say in a well manner that this development might impact f1eoads. So, another method like I indicated would be some surrounding neighbor like eh' %-ere's yu=know potential mass transit bus stop eh' we can just walk to the bus, catch thgffl5 _just go to th=e=:grocery shop and comeback or whatever. Then it lessens the number count of cars going on teoad in that area. But, again it's just a thought that I just wanted to ask -------1T you guys looked into that another alternative of consideration and what not but, thark taut ^ - -- ROCK: Definitely, thank you for that comment it is a con the County to see if there are opportunitfesAo provide that. AGUINALDO: Right, right because they da BdVi entertain disability as well. Again, it's a win in cannot win them all. Right, even the County. I= -So, agreement. Thank you, I ,y 1-d ;this time. e RAFFIPIY: Thank; -yo ery much;=`any other que Mr. Au go ahead. go ion we can continue to have with the smaller new buses that can k at you know Mr. Rock you a common ground of balance of from the Commission? Any comments? AU: Joe can==go ahead===Joe raised -_,- AU: hand I don t have a question I'm 'ust prepared to make a __,.__ ,_ motion.___- . Clarkson CLARKSON: � =Yeah, I just have a question about the gate loading areas. My concern is, is there any flexibility ”-2 DPW require the developer to make traffic control devices on public property but, would`-ty_be able to require the removal of the gates if there is a consistent problem with loading, backing out into the street. Because for whatever reason large numbers of people come and go of the same time with their vehicles. I just, I don't know who I would that would be a question for whether staff or the Applicant. But I see that as a potential problem and I just wanted to know what the likely resolution would be. KAY: I'm not sure that I know this for certainty, but I suspect the Code, or I suspect that once there are construction plans under review by Public Works they would take those things into account. Based on what is in the Code for distances from the right-of-way to a gated situation. EXHIBIT A (DRAFT) 21 But I can't quote it chapter and verse as to what it looks like, but I imagine it would take that into account. CLARKSON: Thank you. RAFFIPIY: Any other questions or comments? KAY: I think Mr. Rock had his hand up, Mr. Chair. RAFFIPIY: Oh, Mr. Rock go ahead. ROCK: Thank you. Indeed, just to reflect on what Christian so County Code and work with the County to find appropriate loa(i street. Making sure safety is a big priority for us. It is nod=-somE intend to short cut. So, we will find a result that works -:with the we see the site live and breathe once its full of residents. We c2 any just alternative options are available to us to a sure that there is a period of time. I'm hesitate, to offer examples=bTecaus_E d we vstill definitely follow the ing area:- oming off of the thing that=use take lightly or County and7lTenTgoing forward i definitely take =look -and see if _e do maintain safety. So, if 1 don't want to put it in the resolution. But we do have ways to mitigate that issue so­ffiatwe don't have stacking onto the street. AU: Chair Raffipiy, I have a question. RAFFIPIY: Go ahead. Go ahea AU: So, last question I _r have us right now and the -'f the organization. How soon or -are y a lot of these developers than°con done yet. I make a Mr. Au. Mr. Rods considering with what we have in front of A developer=has; intentions of selling it to your e intentions'U -build? Right away, because we deal with MAo hese'-developments and ten (10) years later its not le housing I just want you to answer that question before ROCK: -As=soon as possible: =It's def_ tely a multi -layer response all in a positive direction. As the Countytle_Planning Department might be able to express I don't give up easily I make a lot of phone calls and I see Christian laughing. It's not funny I have to do it. I am indeed a champion for our- ojects, and I will continue to press to make sure it happens. So, you have as an individual I will keeppushing forward as an organization this is our mission this is what we do. We see the need inthe community, and we are going to make it happen. Beyond that the resources that are corrimitted to the project they come in with their own timelines. If we are not successful and if we are not moving forward then we are indeed under the intense financial pressure to make sure that we deploy the funds that the State has allocated to us and same thing with the project based vouchers those also comes with timelines that we need to hit. So, looking at the development in front of us and the path to completion we do plan on starting construction next year. And so, we can see the steps that needs to be followed, we think we really have a good plan in front of us that can respond to the needs of the community, and by this EXHIBIT A (DRAFT) 22 time next year we hoped to be underway and the County can see progress and a couple years following that our sincere intent is that the County comes back and just says, why, I really want more of this. So, we're here, we're committed, we are going to make this happen. BIGLEY: James, is it possible that I can say one, one other thing? This is Doug Bigley. I also work with Ikaika Ohana. RAFFIPIY: Mr. Bigley. Did I swear you in? BIGLEY: I don't think you did nobody swears mein my wife does vheril=get up in the morning but other than that nothing, no. RAFFIPIY: Great, BIGLEY: RAFFIPIY: I'll swear you in then. BIGLEY: Alright, perfect. RAFFIPIY: Please raise your right hand. BIGLEY: RAFFIPIY: Do you sw Planning Commission'& BIGLEY: RAFFIP BIGLEY:�rI just want( affordable==housing prc have to get obtain fina and James you Pea_col this project almost _er State issue, it is reahly So, we've obtained all today that we've mad E now before the Windward 10 dove tail- dt=James was saying and indicate that when we do an ect there are a number of hurdles, we have to clear to be successful. We Lcing from the Federal and State agencies and on this particular project •ect mf I'm stating anything incorrectly. But, the success or failure of -ely rely, it is almost entirely up to the County of Hawaii now. It is not a tot=_a Federal issue anymore because we actually cleared all those hurdles. the financing at the State level and what we've just been talking about some applications for local financing. But ninety-five (95) percent of the funding for this project is going to come from non -County sources. Either way we look at it the most non -County sources have already been, all the competitive sources have already been committed to this project. So, the point I think James is making here I think the thrust of what he is saying is we understand everything everybody said and what we are trying to build into the program is flexibility so that we don't have to come back and see you not because we don't like you but more like we want to cut down on the number of EXHIBIT A (DRAFT) 23 agencies and things that we have to do to actually be successful and get the project done. But to be very clear the few hurdles that we have left are clearly in the County's control if you will. So, we won't be coming back to you saying you know the State you know did not do it. It would be more or less something here that we couldn't accomplish would be the problem usually it's a funding source that did not come through at the State level or the County level. We didn't come to you without those things in place. So, that what makes this project quite actually unique. Is that we didn't;=it's almost like in a way we are not starting with you and ending with you. In some respects ghf-because we've done all the hard work up front. So, Dean I think you asked the question P)A*oject we'd love to start it in June of next year. The likelihood it will start later than that_li_ecause?ve have one last funding source we are requesting with the County. But if that comes fl ough Auld probably be, I think that funding source is like November maybe Octob gWp'VM ember. h7? t'_s going next year if all things line up on the County level. Does that answer your question? AU: Yes, it does Mr. Bigley. Thank you. BIGLEY: Thank you. We are excited about it: AU: Mr. Chair, I'm ready to make a m RAFFIPIY: Mr. Au go ahead if there are no 1othei ahead. AU: Thank you Mr. Chair. So, I�ove that a favi County Council on_tlYe=aplicatiori= amend Chan Applicant's proposed amendment to: Condition G Planning Director, -.'..s ,modifica bh916`Cori t ons�P _ - = - 'nim-- kin of 1 �`5=st Condition E=fo �regiire�mi un�uar � RAFFIR Y: Aw, Mr. Chri=stian? KAY: I dofff now if it's ap o motion. So, you said that the`x So, going againsf vat the Direc AU: Yes. want. Commission? Mr. Au go ible recommendation be forwarded to the _of..Zone Ordinance No. 10 321 of the pplicant's proposed deletion for Condition J; Zd R, and our Commission's amended to s per unit. -fate to wait for a second or not, but I just want to clarify the licant's request of the deletion of J? Your supporting that? pr's recommendation is. KAY: Okay. And then everything else other than the change to the Director's recommendation in Condition E from 1.8 to 1.5? Your supporting the Director's recommendation? AU: From my understanding the Director's recommendation was 1.8 but I'm making the recommendation, I'm making a motion for 1.5 stalls. KAY: Correct, so going from 1.8 to 1.5 stalls "—" I just wanted to clarify, thank you. EXHIBIT A (DRAFT) 24 AU: Yes, yes, yes. RAFFIPIY: So, the clarification is you agree with everything except for that Condition J to modify it from 1.8 to 1.5, right? AU: That was Condition E. RAFFIPIY: Condition E,' I'm sorry. Condition E, yes. AU: Yes, and the original Applicant's proposal to delete Conditi RAFFIPIY: Okay, any second? CLARKSON: Second. RAFFIPIY: Who made the second? CLARKSON: Commissioner Clarkson. RAFFIPIY: Okay, it's been moved and sel Au, I don't want to go back and read the w AU: Yes, since I made the RAFFIPIY: Go AU: I just want to say affordable housing:uni affordable e n Hawaii= island Deonle important thi But it is the ped live in and that's RAFFIPIY: Thank REPLOGLE: I have one. RAFFIPIY: Go ahead. that we. Well, n9�aAny discus .on that's stated by Mr. that motion? )prec ate. any developer"that's going to come forward and address know 05 s.. knows the story for the need of oe:_whatever -proj ect we can to create more inventory for the porkant_for me as a Commissioner being here and representing the mportat_torhire local contractors that hire local people because that will be living in these homes. So, to me that is very ted that and that's an important factor. Affordability is one thing. , g to be living in it they have to be able to afford these units to s come from. So, that's the only comment I have. y other discussions? Alright. REPLOGLE: I have a statement. I disagree with the 1.5 parking I prefer the Director's recommendation for 1.8. Not having enough parking turns into a real problem and creates EXHIBIT A (DRAFT) 25 induced stress I believe and 1.8 isn't that much more than 1.5. Anyway, that's my comment on it. Thank you. RAFFIPIY: Great, any other discussions? CLARKSON: Yes, I just liked to clarify my view of the parking issue as I seconded the motion. I didn't hear anything from the Director or from Planning Staff that contradicted Mr. Rock's assertation that the actual Code minimum of 1.25 was typically ample for this kind of development. And that when the Director was talking about a possiblejehange from 1.8 to 1.5 his concern was more for certainty rather than the actual number. So I would support the 1.5. RAFFIPIY: Thank you. Any other comments? If no comments -staff-t-ake the roll call vote. AGUINALDO: Commissioner Raffipiy, I have one. RAFFIPIY: Go ahead. AGUINALDO: Just clarification. Is removing Condif o_J ucorr6ct?= And leaving=it up to Public Works to make their necessary recommendation for anything_ to do with traffic devices. Am I understanding that correctly Commissioners? KAY: That's correct. AGUINALDO: Okay, I yield. RAFFIPIY: Alright, any other, ani other comments, questions? Okay staff take the roll call voter please. KAY: Yes, thank_,you Mr. Chair-Comrrissioner Au? FEW KAY: Commissioner Clarksa? CLARKS0N:Aye, e= KAY: Commissioner= k i -aldc AGUINALDO,: Aye. KAY: Commissioner Replogle? REPLOGLE: Aye. KAY: And Chair Raffipiy? ? EXHIBIT A (DRAFT) 26 RAFFIPIY: Aye. KAY: Thank you Mr. Chair motion carries 5-0. RAFFIPIY: Alright, thank you very much Mr. Rock you will be notified of the Commission's decision in writing. GARS ON: Thank you. ROCK: Thank you everybody. KAY: Aloha. BIGLEY: Thank you. The discussion ended at 10:40 a.m. eetfull wsubmitted, Salvador, hent Secretary r Commission EXHIBIT A (DRAFT) 27