HomeMy WebLinkAboutCOM 0498.000 2000-2002 oJNZV.oa Ngy`v
Christopher J. Yuen
Harry Kim
Mayor ~ Director
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a' Roy R. Talcemoto
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Deputy Director
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PLANNING DEPARTIv1ENT
25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252
(808) 961-8288 • Fax (808) 961-8742
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January 11, 2002
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Mr. James Leonard
PBR Hawaii
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101 Aupuni Street, Suite 310
Hilo, HI 96720
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Dear Mr. Leonard:
Change of Zone Ordinance No. 98-129 (REZ 904)
Applicant: €Iawaiian Development Corporation (HDC)
Subject: Annual Progress Report for li~iohala Commercial Village
Tax 1dla~ Key: ~-5-003: Portion off 006 ~ 007
Thank you for submitting an annual progress report dated December 18, 2001 as required
by Condition O of the above referenced ordinance.
By copy of this letter, we are forwarding the Annual Progress Report to the Planning
Commission and the County Council.
Thank you for your attention to this matter. As a reminder, Conditions D and E of
Change of Zone Ordinance No. 98-129 require that both the Final Subdivision Approval
be secured and the construction of the proposed project be completed by December 7,
2003.
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Mr. James Leonard
PIER Hawaii
Page 2
January 11, 2002
Your next annual progress report will be due on or before December 7, 2002. Should you
have any questions regarding this matter, please feel free to contact Eileen O'Hora-Weir
or Esther Imamura of our office at (808) 961-8288_
Sincerelyl,
CHRISTOPHER N
Planning Director
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December 18, 2001
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',."~:>z ` Mr. Christopher Yuen, Director
Planning Department
County of Hawaii
" 25 Aupuni Street
Hilo, Hawaii 96720
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Dear Mr. Yuen:
' ~ ` ' ' In meeting the requirements of Condition O of the subject Ordinance, the
following is being submitted on behalf of Hawaiian Development
Corporation (HDC), as their Annual Progress Report on the status of
development for the Mohala Commercial ~7illage and compliance with the
conditions of approval of Ordinance No. 98-129.
St~t~ Level®pent
In April 2001, HDC completed a resubdivision to create a reconfiguration
of the four existing lots of record designated as Tax Map Rey (3)7-5-
ifs{, _ 3:006, 0007, 008 and 009. HDC sold a 12-acre portion of the property that
~<}#-~~<~~ f~~~£~ was rezoned to General Commercial (CG-20) by County Ordinance No. 98-
f >t # rw;Y; 'rf S>Y ~ 55
f > ~~~wnt: ~ 129, to Love's HIW, Inc. (Love's). Love's received Final Plan Approval for
,~~t~s#; } j#}#. its planned commercial development on February 15, 2001. It is expected
f .x.~ff { }3 that development of the love's site and associated infrastructure will start
at the end of this year (2001) or early 2002. In relation to the planned
t} infrastructure improvements for the commercial development, HDC has
obtained, through the County of Hawaii Department of Public Works, a
S Conditional Letter of Map Revision (CLOMR) from the Federal Emergency
Management Agency (FEMA) for the proposed drainage improvements in the
' area which involves a portion of the Love's property. HDC will also be
submitting iri early 2002, an application to further subdivide the remaining
portion of the Commercial zoned property.
~ i .
Mr. Christopher Yuen, Director
~LT~a3CT': NI.i P®~T
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® ~NAI~~~ 1~~. ~~-129
December 1 2001
Page 2
In the future, HDC plans to submit a rezoning application for the remaining 103-
acres which HDC intends to develop as a mixed-use residential community.
Through the rezoning application HDC will be seeking a Project District Ordinance
to allow for a range of residential uses complemented with open space, park and
commercial elements.
Regarding the developer's compliance with the conditions of approval, we offer the
following summary.
~®mpli~e with G~n~~~~®n~
A. The petitioner, its successors or assigns, shall be responsible for complying
with all conditions of the Change of .Zone.
~c~se: The development will comply with the Conditions of Approval
as set forth below.
B. The petitioner, its successors or assigns, shall be responsible for complying
with applicable conditions of the State Land Use boundary Amendment
Decision and Order in Docket No. A94-705. The petitioner, its successors
or assigns shall provide a minimum 20-foot buffer from the property line
along the Great Wall of I~uakini, and shall remove the rocks from the wall
by other than mechanical means.
~~ai~e: Compliance with the SLUBA conditions has been addressed
through a separate annual report to the State Land Use
Commission. A 20-foot buffer has been established along the
boundary with the Kuakini Wall and is reflected in all
development plans for this portion of the property.
C. The required water commitment payment shall be submitted to the
Department of Water Supply in accordance with its "Water Commitment
Guidelines Policy" within ninety (30) days from the effective date of the
Change of Zone Ordinance.
~t~~.s~~~~: A water commitment payment meeting the requirements of
Condition C, was issued to the Department of Water Supply on
May 24, 2000 (see attached letter of confirmation from DPW).
Mr. Christopher Yuen, Director
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December 18, 2001
Page 3
D. Final Subdivision Approval shall be secured within five (5) years from the
effective date of this Change of Zone Ordinance.
12e~®ns~: In meeting the requirement of Condition D, I~DC received Final
Subdivision Approval (No. 7403) for the first increment of
commercial developmenton May 2, 2001. As noted, I IDC plans
submit an application to further subdivide the Commercial
Zoned parcel in early 2002.
E. Construction of the proposed development shall be completed within five (5)
years from the effective date of this ordinance. Prior to commencing
construction, Final Plan Approval far the proposed development shall be
secured from the Planning Director in accordance with Chapter 25-2-70 of
the Zoning Code. Plans shall identify the proposed structures, vehicular
traffic, paved driveway access and parking stalls associated with the
proposed use. Landscaping shall also be indicted on the plans and be
provided for the purpose of mitigating any adverse noise or visual impacts
to adjacent properties.
~e~~a~rase: Construction of the proposed development is planned to be
completed within five (5) years from the effective date of
Ordinance (Dec. 7, 1998). Final Plan Approval for the initial
commercial development (Lowe's) was received on February 15,
2001. I-iDC is currently negotiating construction contract for
the Lowe's development and expects to start construction in
early 2002.
F. All roadways within the proposed development shall be improved with
curbs, gutter and sidewalk improvements meeting with the approval of the
Department of Public Works.
®r~se: All roadways within the proposed development will be improved
in a manner meeting the approval by the Department of Public
Works.
Mr. Christopher Yuen, Director
~LJ~~3~C~t ~ ~R ~ P®R~
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December 18, 2001
Page 4
G. All accesses, including intersection improvements, shall meet with the
approval of the Department of Public Works.
12~sp®ns~: All accesses, including intersection improvements will be
designed and constructed in a manner meeting with the
approval by the Department of Public Works. Plans for the
access and intersection improvements is currently being
prepared HDC's engineer and will be submitted to Department
of Public Works in early 2002.
H. `The additional left-turn lane for the west-bound traffic turning south onto
(queen Ka`ahumanu Highway shall be accommodated by converting the
existing through lane into a shared left/turn/through lane, along with
restriping to the intersection and changing the existing signalization,
subject to the approval of the Department of Public Works and the State
Department of Transportation.
l~e~~s~ns~: All proposed improvements are subject to the approval of the
Department of Public Works and the State Department of
Transportation and will be implemented iri conjunction with
the initial commercial development. As noted, the Plans for the
intersection improvements are currently being prepared and
will be submitted for DPW's review in early 2002.
I. Install sewer lines to ..onnect with the Kealakehe Wastewater Treatment
Plant, meeting with the approval of the Department of Public Works.
12e~~~nse: As a component of the project development, sewer lines to
connect with the Kealakehe Wastewater Treatment Plant will be
installed iri a manner meeting the approval by the Department
of Public Works.
J. A Drainage Study shall be prepared for review and approval by the
Department of Public Works. The Drainage Study shall be submitted to
FEMA and a letter of map revision (L®MI~) or a Physical Map Peevision (PMIZ)
shall be issued prior to construction, if required.
Mr. Christopher Yuen, Director
~ ACT: ~ PREI€a S 1P®121°
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December 18, 2001
Page 5
~~~~®~as~: A Drainage Study has been submitted to DPW and FEMA as
part of a CLOMIZ application. As noted, HDC has received a
CLOMI~ from FEMA and is in the progress of implementing the
prescribed drainage improvements which is a prerequisite to
receipt of the LOMI2. 1`he planned drainage improvements, as
recommended iri the approved Drainage Study, are expected to
completed by June 30, 2002.
K. A Solid Waste Management Plan for the proposed development within the
subject property shall be prepared and submitted for approval to the
Department of Public Works prior to securing Final Subdivision Approval
or Final Plan Approval, whichever occurs first. A copy of the approved Plan
shall be submitted to the Planning Department for its files.
12e~~®ns~: A copy of the Solid Waste Management Plan for the initial
commercial development has been submitted by Lowe's
engineer to the Department of Public Works for approval. A
copy of the approved plan will also be provided to the Planning
Department for its files. A revised Plan, responding to DPW's
initial comments was submitted on May 1, 2001.
L. An overall Landscaping Plan, which includes landscaping along the interior
subdivision roadway and a program for the maintenance of the Landscaping
Master Plan, shall be submitted to the Planning Director for review and
approval, prior to issuance of Final Subdivision Approval or Final Plan
Approval, whichever occurs first.
12~~~~nse: In meeting Condition L, a Landscape Pan was submitted by
this offace with the plans for Final Plan Approval for the initial
commercial development. Final Plan Approval for the initial
commercial development (Lowe's) was received on February 15,
2001.
Mr. Christopher Yuen, Director
SiT 1~7A~,~ ~ P~R~
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December 18, 2001
Page 6
M. Comply with all other applicable laws, rules, regulations and requirements
of the affected government agencies for the proposed development.
~ese: The proposed commercial development of the Mohala property
will comply will all other applicable laws, rules, regulations and
requirements of the affected government agencies for the
proposed development.
N. Should the Council adopt a Unified Impact Fees Ordinance setting forth
criteria for the imposition of exactions or assessments of impact fees,
conditions included herein shall be credited towards the requirements of the
Unified Impact Fees Ordinance.
~e~~®~~~: Should the County Council adopt a Unified Impact Fee (UIF)
Ordinance, we understand that the cost of meeting the
conditions included within Ordinance No. 98-129 would be
credited towards the relevant requirements of the UIF
Ordinance.
O. An Annual Progress Report shall be submitted to the Planning Director
prior to each anniversary date of the approval of this change of zone. The
Report shall address in detail the status of the development and the
compliance with the Conditions of Approval. This condition shall remain in
effect until all of the Conditions of Approval have been complied with and
the Director acknowledges that further reports are not required.
~®a~s~: This annual report is being submitted to meet the
requirements of Condition O.
P. An initial extension of time for the performance of conditions within the
ordinance may be granted by the Director upon the following
circumstances:
1. The non-performance is the result of conditions that could not have
been foreseen or are beyond the control of the applicant, successors
or assigns, and that are not the result of their fault or negligence.
2. Granting of the time extension would not be contrary to the General
Plan or Zoning Code.
Mr. Christopher Yuen, Director
~ I11T~~ 1~~. '~~-129
December 13, X001
Page ~
3. Granting of the time extension would not be contrary to the original
reasons for the granting of the change of zone.
The time extension shall be for a period not to exceed the period
originally granted for performance.
~e~~®ns~: We understand that an initial extension of time for the
performance of conditions within the ®rdinance may be
granted by the Director upon certain circumstances. We
expect that the planned commercial development will proceed
and all conditions will be met iri a timely manner and do not
anticipate a need for extensions of time. Should such an
extension be required for reasons beyond I-iDC's control, we
will make every effort to notify the Department at the earliest
possible time of the need for such time extensions.
Q. Should any of the conditions not be met or substantially complied with in
a timely fashion, the Director may initiate rezoning of the subject area to its
original or more appropriate designation.
It~sns~: We understand that, should any of the conditions not be met
or substantially complied with in a timely fashion, the Director
may initiate rezoning of the subject area to its original or more
appropriate designation. As noted in reference to Condition P,
HDC expects that development will continue to proceed and all
conditions will be met in a timely manner.
I trust the above fully addresses the status of development and compliance with
the conditions of approval, however, should you have any questions or require
further information, please do not hesitate to contact this office at 361-3333.
.
Mr. Christopher Yuen, Director
~ C~MR~IAIs G
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December 18, 2001
Page 8
Sincerely,
PB I-IAW
JAMES M. LEONARD, AICP
Managing :Director -Hilo Office
Attachments.
xc: Joseph Whitney, I~iawaiian Development Corp.
Richard Wheelock, East West Realty Inc.
Tom Witten, PER Ilawaii
Annual Progress Report - '02.wpd
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` i®IEmFeA~-fIV1~N'T' ®F WA,-rEd°t SUP~imY C®UNl°Y ®l=' 1°IAW.AII
IIG4pr 'A@~tr~ 25 AUPUNI STREET HILO, HAWAII 96720
TELEPHONE (808) 961-8660 FAX (808) 961.8657
May 24, 2000
Ms. Sue Keohokapu
F~T€ Hawaii
Hilo Lagoon Center, Suite 310
101 Aupuni Street
Hilo, HT 96720-4267
WATER C®I~1~~'l~l®TT RECEIPT
CAGE ZCI APPLIICATI~N {REZ 9g-012)
'I`AA M~ KElt: '?-5-003:006 AP~3 007
'I'bis is to acknowledge receipt of the $10,950.00 water commitment deposit for the change of zone for the
subject parcel. We are enclosing receipt I~lo. 209903 and a copy of the Department's mater Conrrnitrsaent
Guir~elines Policy fgr your files.
Tn accordance with the Department's ii~ater Covnrrtitmnent Guidelines Policy, a water commitment for the
proposed development is hereby granted until 1dlay 31, 2003. 'This water commitment is in the amount of
~b3,S00 gallons per day or 73 additional units of water at 600 gallons per day per unit.
For the applicant's information, should a subdivision application be executed, approval will be subject to the
following conditions:
1. Construct necessary offsite water system improvements of approximately 200 feet of 12-inch diameter
pipe to connect the subject parcel with the existing 12-inch pipeline in Henry Street.
2. Construct necessary onsite water system improvements, which shall include, but not be limited to the
following:
a. water mains capable of delivering water at adequate pressure and volume under peak-hour and
f re-flow conditions; minimum diameter of mains shall be 12 inches,
b. service laterals that will accommodate an appropriately sized meter to each complex, and
c. #ire hydrants spaced not more than 300 feet apart.
Submit construction plans and design calculations prepared by a professional engineer, registered in the
State of Hawaii, for departmental review and approval.
3. Remit the prevailing facilities charge balance and capital assessment fee, ev6ich are subject to el$as~ge,
of $236,551.00 and $36,500.00, respectively. 'T'hese are due and payable upon completion of the
construction of the water system improvements and prior to final subdivision approval being granted.
These were computed as follows:
Ms. Sue ICeohokapu
Page 2
May 24, 2000
Facilities Charge
1 first,service for each of the two parcels at $563.00 each $ 1,126.00
73 additional units of water for a portion of the two parcels at $3,375.00 each 246.375.00
Subtotal $ 247,501.00
Water Commitment Deposit Paid 05/19/00 - 10.950.00
Facilities Charge Ealance Due as of May 2000 $ 236,551.00
Capital Assessment Fee '
73 additional lots at $500.00 each ~ 36.500.00
Total Charge (Subject to Change) $ 273,051.00
The total water commitment paid to date is $10,950.00 and the total facilities charge is $247,501.00.
For your information, the amount of the water commitment deposit may exceed the prevailing facilities
charge amount, for example, when requests for time extensions continue and are approved, Until the
development is finally completed, these are separate and unrelated items. In the event that water
commitment deposits exceed the facilities charge, no refunds -are applicable. With this understanding,
the current total for the facilities charge balance and capital assessment fee is $273,051.00.
3. Submit the appropriate documents, properly prepared and executed, to convey the water system
improvements and any necessary easements to the Water Commission of the County of Iiawaii. A
registered land surveyor shall stamp and certify the metes and bounds description within the conveyance
documents. Prior to water meter services being granted to the development, the conveyance documents
shall be accepted by the Water Commission and approved by Corporation Counsel.
4. Comply with all other applicable policies and requirements of the Department's Rules tend Rega~lcrtions.
Noncompliance may because for voiding this water commitment, at which time availability will be
subject to change in accordance with the prevailing water system conditions, policies, and Rules and
Regulations. '
Should there be any questions, please call our Water Resources and Planning D3ranch at 961-8665.
Sincerely yours,
Milton D. Pavao, P.E.
Manager
ECM:gms
Enc.
copy - (w/o enc.) Planning Department
(w/o enc.) Mr. Joseph I-I. Whitney
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