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Home My WebLink AboutCOM 0375.001 2024-2026C. Kimo Alameda, Ph.D. Mayor William V. Brilhante, Jr. 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 Jeffrey W. Darrow Director Michelle S. Alm Deputy Director East Hawaii Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Phone (808) 961-8288 Fax (808) 961-8742 June 24, 2025 0 MC - MEMORANDUM n o -< n C—, TO: Heather L. Kimball, Chairperson of )>r? The Legislative Approvals and Acquisitions Committee '- and Members of the Hawaii County Council o w Uaiia,7ackron Maija Jackson for (Jun 24, 20251 :25 HST) FROM: Jeffrey W. Darrow, Planning Director SUBJECT: Planning Director Presentation Material Attached please find the presentation material from the Planning Department in relation to the following measure to be heard by the Committee of Legislative Approvals and Acquisitions: Change of Zone Application (PL-REZ-2024-000071) Applicant: Correa Ohana, LLC Request: Single -Family Residential-10,000 Square Feet (RS-10) to General Commercial-10,000 Square Feet (CG-10) Tax Map Key: (3) 2-2-022:022, Waiakea, South Hilo, Hawai`i Should you have any questions, please contact Maija Jackson of this department at (808) 961- 8159 or by email at Maija.Jackson@hawaiicoun .gov. Thank you very much. MDS MPresentationMaterialforCorrea0hanaLLCPL-REZ-2024-071 Enclosure cc via email: Dorthi Botelho-Kaili, Council Legislative Assistant Comm.o Maija Jackson, Program Planning Manager Ref. To: Rachelle Ley, Secretary to Planning Director Ref. dote J N 2 6 2025 Christian Kay, Planner www.nlanning.hawaiicounty.goy Haivai`i County is an Equal Opportunity Provider and Employer planningna.hawaiicoun .goy CORREA OHANA LLC CHANGE OF ZONE APPLICATION NO. PL-REZ-2024-000071 r wanakell 40, WAWA ' f V rn i ��WIDrM�' ' ��,1 S �_ yY'er•h,.v�19-.,,.... IY�rRrrlrW hn < +mph y � v . t_r w ,✓" "� ` , ..... � � � k e ea Ja e e . OOF ,r �S /+.. 1� -_y M Bsni ♦ a ,� -- ....YtbYtli9 - i " m n c ` mac. H r 4p f0 ,1a`p40 r5 n VOFb // 4°Ta PI '«,. �' " v t �-..,.�I '"` � ` t PINRt•RWO S.r � -INA -- .y r i � CWMbrntlMl r ,/�.. _ (! r i d. i , � n I " � 1 1 f � 4 MwmMrn i etYk•� APPLICANT'S REQUEST ■ CHANGE OF ZONE FROM ASINGLE-FAMILY RESIDENTIAL-1 0,000 SQUARE FEET (RS- 1 O) ZONING DISTRICT TO A GENERAL COMMERCIAL-1 0,000 SQUARE FEET (CG-1 0) ZONING DISTRICT FOR 33,180 SQUARE FEET OF LAND. ■ THE APPLICANT PROPOSES TO DEMOLISH THE EXISTING SINGLE-FAMILY DWELLING AND GARAGE AND CONSTRUCT A MULTI -FAMILY APARTMENT COMPLEX. ■ THE PROJECT WILL CONSIST OF TWO SEPARATE TWO-STORY BUILDINGS, EACH CONTAINING 12 RESIDENTIAL UNITS, FOR A TOTAL OF 24 UNITS, INCLUDING TWO ONE -BEDROOM UNITS AND TEN TWO -BEDROOM UNITS PER BUILDING, WITH THE DOWNSTAIRS ONE -BEDROOM UNITS MEETING ADA COMPLIANCE. c) w w ry c) Z Q U n Q_ ro APPLICANT'S REQUEST (CONT.) ■ THE DESIGN INCORPORATES 40 PARKING STALLS, INCLUDING TWO HANDICAPPED -ACCESSIBLE STALLS, AND A 24-FOOT-WIDE DRIVEWAY WITH A TURNAROUND AREA. THE FRONT YARD WILL BE LANDSCAPED, AND A SCREENING HEDGE WILL BE PLANTED ALONG THE PROPERTY BOUNDARIES. ■ IF THE CHANGE OF ZONE REQUEST IS APPROVED, THE APPLICANT PLANS TO FINALIZE CONSTRUCTION PLANS AND APPLY FOR PERMITS WITHIN 12 MONTHS. CONSTRUCTION IS EXPECTED TO BEGIN WITHIN TWO YEARS OF APPROVAL AND TAKE APPROXIMATELY 1 .5 TO 2 YEARS TO COMPLETE. HOWEVER, DUE TO POTENTIAL DELAYS FROM PERMITTING, LABOR AVAILABILITY, AND FINANCING, THE APPLICANT REQUESTS A 1 O-YEAR TIMEFRAME TO COMPLETE THE PROJECT, WHICH IS ESTIMATED TO COST AROUND $900,000. c) w w ry c) i Z Q U I n rl '001� oe MA V n J Z J n J ry w Z w H U 1148 KINOOLE STREET 9 SITE PLAN SCALE: V'-II 51JILDIN& AREA TAEULATIONS BUILDING 1 5pN8b'1 5G. PT. BUILDING 3 SAMBbT SQ. FT. TOTAL 11,,MTA4 W. PT. 5ED RY 46 PROPERTY INFORMATION: TMK: (5) 2-2-022: O22 LOCATION ADDRESS: 1198 KINOOLE STREET OWNER: CORREA OHANA LLO LAND AREA: 55,100 $0. FT. PARKINS CALCULATIONS PER SECTION 25-4-51. REQUIRED NUMBER OF PARKINS SPACES (R) (6) DMELLINSE, KL-IFLE-FAMILY: ONE AND ONE QUARTER FOR EACH UNIT 24 UNITS X 125 = 50 PARKINS SPACES 2 ADA STALLS REQUIRED 50 STALLS X 67% - 20.1 - 21 STALLS STANDARD SIZE 50 STALLS - 21 STANDARD STALLS = R COMPACT STALLS cc-i� I oEwrr irvE sane ve:w Pzou-view Niew Peorn KlNcae cTPffiTi EXTERIOR ELEVATIONS 6CA12: I jr1+Op , f � e r � 4 .. �, ... '�.„ 1�. ,y" Yyy� a ,� " � '• � � L y e� a y. lid e V) O O n w m AMENDED CONDITION N: ■ TO ENSURE THAT THE GOALS AND POLICIES OF THE HOUSING ELEMENT OF THE GENERAL PLAN ARE IMPLEMENTED, THE APPLICANT SHALL COMPLY WITH THE REQUIREMENTS OF CHAPTER 11, ARTICLE 1, HAWAI `I COUNTY CODE RELATING TO AFFORDABLE HOUSING POLICY. THIS REQUIREMENT SHALL BE APPROVED BY THE ADMINISTRATOR OF THE OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT [AND EVIDENGE GF THIS A PPRG) /A I ] AS EVIDENCED BY AN EXECUTED AND RECORDED AFFORDABLE HOUSING AGREEMENT WHICH SHALL BE PROVIDED TO THE PLANNING DEPARTMENT BY THE APPLICANT PRIOR TO FINAL PLAN APPROVAL OR FINAL SUBDIVISION APPROVAL. FAIR SHARE REQUIREMENTS UNDER CONDITION L SHALL BE CONDITIONALLY WAIVED FOR AFFORDABLE HOUSING UNITS OR LOTS, IF THE APPLICANT EXECUTES AN AFFORDABLE HOUSING AGREEMENT TO PROVIDE FIFTY (50) TO ONE HUNDRED (100) PERCENT OF THE DEVELOPMENT AS AFFORDABLE HOUSING UNITS OR LOTS. IF THE AFFORDABLE HOUSING UNITS OR LOTS ARE NOT PRODUCED AND SOLD OR RENTED IN ACCORDANCE WITH THE AFFORDABLE HOUSING AGREEMENT, ANY FAIR SHARE REQUIREMENTS UNDER CONDITION L THAT WERE WAIVED WILL BECOME DUE AND PAYABLE. ■ THIS CONDITION LANGUAGE IS INTENDED TO ENCOURAGE DEVELOPERS TO CONSTRUCT AND SELL/RENT MORE AFFORDABLE HOUSING UNITS/LOTS BY EXEMPTING FAIR SHARE PAYMENTS FOR AFFORDABLE UNITS/LOTS SHOULD THE DEVELOPER PROVIDE 50% TO 1 00% OF THE UNITS IN THE PROJECT AS AFFORDABLE UNDER AN EXECUTED AND RECORDED AFFORDABLE HOUSING AGREEMENT WITH OHCD. ■ THIS CONDITION WILL BE ADDED AS THE STANDARD AFFORDABLE HOUSING CONDITION FOR REZONES MOVING FORWARD. V) z O n z O U w C) w Q AMENDED CONDITION L: ■ SHOULD THE APPLICANT DEVELOP RESIDENTIAL UNITS ON THE SUBJECT PROPERTY, THE APPLICANT SHALL MAKE ITS FAIR SHARE CONTRIBUTION TO MITIGATE THE POTENTIAL REGIONAL IMPACTS OF THE DEVELOPMENT WITH RESPECT TO PARKS AND RECREATION, FIRE, POLICE, SOLID WASTE DISPOSAL FACILITIES AND ROADS FOR THE ADDITIONAL RESIDENTIAL UNITS TO BE CREATED. THE FAIR SHARE CONTRIBUTION SHALL BECOME DUE AND PAYABLE PRIOR TO RECEIPT OF FINAL PLAN APPROVAL AND SHALL BE BASED ON THE ACTUAL NUMBER OF ADDITIONAL RESIDENTIAL UNITS CREATED. THE FAIR SHARE CONTRIBUTION IN THE FORM OF CASH, LAND, FACILITIES OR ANY COMBINATION THEREOF SHALL BE DETERMINED BY THE COUNTY COUNCIL. THE FAIR SHARE CONTRIBUTION MAY BE ADJUSTED ANNUALLY BEGINNING THREE YEARS AFTER THE EFFECTIVE DATE OF THIS ORDINANCE, BASED ON THE PERCENTAGE CHANGE IN THE HONOLULU CONSUMER PRICE INDEX (HCPI). THE FAIR SHARE CONTRIBUTION SHALL HAVE A COMBINED VALUE OF $1 7,1 71.48 PER SINGLE FAMILY RESIDENTIAL UNIT AND $1 1,01 H.76 PER MULTIPLE FAMILY RESIDENTIAL UNIT. THE TOTAL AMOUNT SHALL BE DETERMINED WITH THE ACTUAL NUMBER OF RESIDENTIAL UNITS ACCORDING TO THE CALCULATION AND PAYMENT PROVISIONS SET FORTH IN THIS CONDITION. THE FAIR SHARE CONTRIBUTION [ ] SHALL BE ALLOCATED AS FOLLOWS: 1. $8,280.39 PER SINGLE FAMILY RESIDENTIAL UNIT AND $5,435.24 PER MULTIPLE FAMILY RESIDENTIAL UNIT TO THE COUNTY TO SUPPORT PARK AND RECREATIONAL IMPROVEMENTS AND FACILITIES; (NOTE: THE REMAINDER OF THE CONDITION STAYS THE SAME) ■ THIS PROPOSED, CLERICAL REVISION IS INTENDED TO CORRECT AN IDENTIFIED ERROR IN THE CURRENT CONDITION LANGUAGE. z O n z O U w 0 w Q PLANNING DIRECTOR'S RECOMMENDATION FORWARD A FAVORABLE RECCOMMENDATION WITH CONDITIONS TO THE COUNTY COUNCIL V) ry 0 U w ry n WINDWARD PLANNING COMMISSION RECOMMENDATION AT ITS JUNE 10.. 2025.. MEETING, THE WINDWARD PLANNING COMMISSION VOTED TO FORWARD A FAVORABLE RECOMMENDATION TO THE COUNTY COUNCIL AS RECOMMENDED BY THE PLANNING DIRECTOR Z 0 Q Z w 0 U w ry ry 3 z rA