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HomeMy WebLinkAboutCOM 0896.217 2022-2024W � ►—+ . r-i o Ln CD b f04- O H 7do Z n � H b � fD CD 00 M Cam' c-3 --�' STATE LAND USE COMMISSION Docket A83-549 (effective December 13, 1983) o The State Land Use Commission (LUC) reclassified 174 acres encompassing the existing Kona Vista subdivision and the Royal Vista project site into the URBAN District over 40 years ago. o Original petitioner Gamlon/Gamrex spent 23 years developing Kona Vistas into 215 single family residential lots spanning 103 acres of the 174-acre URBAN area. o Residents of Kona Vistas have spent last two decades experiencing the joys of single-family homeownership. o Applicant wishes to fulfill the promise made to LUC over 40 years ago to create a much-needed mixed residential community in this section of North Kona. o T request before you is a time extension to complete a project that was approved by both State and ounty officials through many actions over the course of the past 40 years. The State Land Use Commission conducted a Status Hearing on the combined Kona Vista and Royal Vista projects at its meeting held on February 4, 2024, and the Applicant was able to satisfy the LUC with the information it presented regarding the status of the project and the Applicant's on-going efforts to comply with the LUC's Decision and Orders, which is to develop the project as originally represented. o The Legislature, via the State Planning Act, requires the counties to develop general and specific development plans that carry out State objectives, policies and priorities that guide development within the State and to provide for interagency coordination processes. o For the past 40 years, the State Land Use Commission and past Councils have found that development of both the Royal Vista and Kona Vista residential projects are consistent with both State and County land use objectives, policies and priorities. THE BENEFITS OF ROYAL VISTA o Provide 450 much-needed Multiple Family Residential units priced at affordable and middle-market rates, accessible to hard-working families who are not able to afford single-family homes in urban Kona. o Help to address the insufficient and aging housing stock, and increasing demands for alternative housing types as defined by the Kona Community Development Plan, which describes the quality of the neighborhoods, and housing stock within them, as key indicators of a high quality of life. o cilitate the construction of north-south minor collector roadways that will promote the connection of Pualani Estates to the north with Kona Vistas to the south, as recommended by the Kona Community Development Plan. (Policy TRAN-2.1 : Connectivity Standards). o Achieves balance between development growth and regional infrastructure by interconnecting existing communities and bringing people closer to where they work, reducing the impact on arterial roads. o Extension of the County's sewer system, servicing not only the Royal Vista project, but expanding municipal wastewater treatment opportunities to a broader section of North Kona. (Objective PUB-4: Growth Management) THE BENEFITS OF ROYAL VISTA o Assist with construction of the Horseshoe Bend drainageway crossing (culvert) under Kuakini Highway and project-related related channelization improvements to reduce the frequent flooding events that occur to properties makai of Kuakini Highway. This new culvert under Kuakini is proposed by the Applicant, working with other landowners, to address downstream flooding, even though such off-site drainage improvements are not required by the LUC Decision and Orders or Ordinance 02 131 . o C9fitribute almost $4 million in fair share contributions towards roads, solid waste cilities, parks and recreational facilities, police and fire services. o Ensuring residential units are for residents, not visitors. The Applicant has agreed to a condition that will prohibit any dwelling unit within Royal Vista to be used as a time share, short-term vacation rental, or other form of short-term transient accommodation. EFFECTS CAN AND WILL BE MITIGATED o The Cultural Resources Commission (CRC), Councilmember Villegas and community members have spoken to the historical and cultural significance of the project site, regardless of the studies that have been performed by the Applicant and submitted into the record. o The fact is that as a multiple family residential development, proper siting and design elements can be implemented with sensitivity to natural, cultural and historical features of the landscape, as recommended by the CRC and offered as a condition by the Applicant. o The County of Hawaii may protect historical and cultural resources pursuant to Sections 1-1 , 7-1 & 6E-15, HRS and Haw. St. Const. Article XII, Section 7. However, the Hawaii Supreme Court requires a "balance" to be maintained between the protection of specific historical and cultural resources and the "reasonable accommodation" of a landowner's development. Ka Pala Kai. o If the subject properties, in their entirety, are found by the Council to be a historical and cultural district or site, a "reasonable accommodation" for the landowner is to transfer the landowner's development rights (and appurtenant water rights) to other parcel(s). 6E-15 & 46-163 HRS and Kona CDP ENV 1.5. ARCHAEOLOGICAL and CULTURAL o There has been 40 years of project-related proceedings before various State and County agencies, including the development of the Kona CDP and preparation of an environmental assessment and cultural impact assessment as part of the Applicant's amendment request. Only during these recent amendment proceedings have historical, cultural and environmental concerns been raised to the level of suggesting that the entire project site be preserved. o Applicant agrees to implement all archaeological monitoring and preservation easures meeting with approval of SHPD prior to initial ground disturbance activities (Conditions O, P, Q and R of Bill 169, Draft 3) o Applicant agrees to a condition that will require the Applicant, prior to the submittal of plans for Plan Approval review, to seek further documentation of lineal descendant and kama`aina knowledge of the natural and cultural resources of the project area, inclusive of trails, in order to be integrated into the development design. In addition, the Applicant shall consult with the Holualoa community to amend the current development plan to include larger open space areas that more sensitively integrate and protect the natural, historical, and cultural features of the landscape, including trails and other cultural sites, as well as natural features of the terrain such as drainage channels, and native plants. This provides for "reasonable accommodation" pursuant to the Ka Pa`a Kai decision. EFFECTS CAN AND WILL BE MITIGATED o The Holualoa drainage - development of Royal Vista must mitigate it's effects upon drainage or floodways in accordance with all applicable requirements of the Federal Emergency Management Agency (FEMA) and the County. There are no shortcuts. Compliance with these government agencies is absolute. o Most of the existing drainageways are not situated within the Project Site but within County- owned drainageways. Only about 8% of the Project Site resides within a FEMA floodway:restrictive. o Exis *ng flooding conditions - recent flooding events along Kuakini Highway are caused by w ters from Horseshoe Bend ditch overtopping Kuakini due to lack of culverts under the oadway, just one of many improvements recommended 50 years ago by the North Kona Flood Control Project (1974). o Applicant has secured agreements from two landowners directly affected by floodwaters to work with Applicant and County to install these culverts under Kuakini, should Royal Vista be allowed to proceed. o Without Royal Vista, residents of Alii Kai and Kuakini Makai communities will continue to experience periodic flooding events. The Applicant has a solution on the table that is not required of the Applicant as the flooding occurs downstream and not caused by Royal Vista. The Applicant is motivated to help resolve that flooding issue as part of its development process, if given the opportunity. r Comments regarding Council's Limited Meeting conducted on October 15, 2024 Stop 1 — Hualalai Road, just north of Lako Street o This site is part of County owned Holualoa Ditch drainage system. Not part of Royal Vistas. Also, location of State-owned Kealakowa'a Trail section. COU NTY OF I IAWAI'I Area Visit Mal) West Hawaii Civic op 6 ,Stop Stop 3 Stop 2 Stop 1 1 Stop 5, Stop 4 K 1% X Stop 2 — North end of Liholiho Street o Statement that end of paved road at Liholiho Place is a proposed access point to the Royal vistas project is not accurate. This road will be used solely by the County for emergency access to its Holualoa Ditch for repair and maintenance as needed. No access to Royal Vistas does or will exist at this location. C01a ,]"Y OF E...IAWA1 i 1 �j (1 / i f i I / 111111 lli West Hawaii civic Stop 5 Stop 1 Stop S stop 3 Shap 2 rrY wNr:ra< j � � stop 4 Stop 3 — North end of Kekuanaoa Place o Proposed access to Royal Vistas from Kona Vistas, over the County's "Holualoa Ditch". Erroneous statement was made in reference to a photo "This is the flooding that occurred at this location". Based on statements by eye-witnesses Aaron King (owner of Parcel 128) and by Taimane Kaopua (resident manager of the Calvary Community Church, adjacent to Holualoa Ditch), this area did not flood during the September 17th event. COU N]"YOF FIAWAI'l q;.,5 Area ViNit Mail West Hawaii civic do ,Stop 6 'St Stop 1 Strap Stop2 Stop 5 V Stop 4 iiiiiiii MEN Ilim 11@11�1111 11 1!Ili 1! Stop 4 — Culvert along Kuakini at south end of abandoned Kailua to Keauhou Road The Horseshoe Bend Ditch exits under Queen Kaahumanu Highway just north of the HELCO plant, and there is no culvert for these waters to cross Kuakini, so this water floods Kuakini at this location periodically, and it did so on the 17th- This water then flows north and floods the Sakamoto Electric commercial center as well as numerous homes on the makai side of Kuakini Highway. C()UN"IY OF II AWA II -rt. Area ViNit Mail West Hawaii civic Stop 6 Stop 1 Strap Shap Stop 5 V Stop 4 g! Stop 5 — Area of flooding along Kuakini o Note that three property owners, whose land are crossed by these floodwaters on both the mauka and mauka sides of Kuakini Highway, have proposed to the County that they work together with the County to get a culvert placed under Kuakini Highway to eliminate this periodic flooding, and await a response from the County. Also note that these floodwaters come down off the mountainside, and are transmitted by County- owned drainage channels that are not near the Royal Vista project site. C 0 U NTY 0 F AWA C11 Area ViNit Mail 1i% West Hawaii civic \ 'Stop 6 ""; 'StJ Stop 1 5tOP3 Stop2 wa:4iroui . .......... P Stop 4 44 38:26/44:24 Stop 6 — South end of Hoornarna Street o Councilmember drove on the streets of Pualani Estates and Queen Ka'ahumanu Highway to look at flooding that occurred from Waiaha and Puapua'anui Streams. Pualani Estates and these drainageways are not connected to Royal Vista in any way and are separate issues. COL)N'FY 01" 1,--IAWAI Area visit Mail U West Hawaii civic Stop 6 stop 1 Stop 3 Stop 2 ((YI Stop 5 Stop 4 44 43�04144�24 Thank you for your attention and thoughtful consideration Any questions?