HomeMy WebLinkAboutCOM 0560.003 2002-2004Planning Committee of the Hawan" County Council
May 4, 2004
University Terrace is the first master planned mix use community in Hilo in over 30
years. The project is designed to create a community that is pedestrian friendly with residences
in close proximity of employment and services. The proposed project site conforms to the
General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the property
as medium density and urban expansion area. The Urban Expansion Area designation allows for
a mix of high density, medium density, low density, industrial and/or open designations in areas
where new settlements may be desirable. The present zoning is RS 7.5, RS 10, Ag 1,
Neighborhood commercial - 40,000 sq. fL and Open. Under present zoning approximately 160
homes and approximately 100,000 sq. ft. of commercial space could be built.
The Planning Commission at its duly held public hearing on February 6, 2004, reviewed
and acted on this application recommending an approval of the application. The Planning
Commission conditioned its recommendation by limiting the project district to 172 acres, a
maximum number 750 residential units which includes a maximum of 150 transient
accommodation (short term rental) units and a maximum of 350,000 sq. ft. of commercial space.
University Terrace, the project, is planned as a mixed use community
incorporating design concepts intended to promote a more livable and pedestrian friendly
community that will support and enhance the growth of the educational complex centered around
the University of Hawaii at Hilo. The educational complex, University of Hawaii at Hilo,
University Technical park, Pacific Basin Agriculture Research Center, U.S. Forrest Service, and
(Sui,rnitted by Stephen Yarnashiro on 5/4/04 P" mtg.)
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Hawaii Community College will grow on both sides of Komohana Street and have a potential
population of 7,000 to 10,000 people. University Terrace will provide residential opportunities
and services to support this population in a manner which will minimize the need to travel
outside the community for employment, goods, services and entertainment. The overall design
theme provides generous open space with active and passive type recreational uses. This open
space area will consist of approximately 49 acres. The proposal is to improve the banks of the
drainage way for use as a linear park with the provision of bicycle and pedestrian pathways.
The applicant is in agreement that it should mitigate any adverse impact that this development
may create. The level of mitigation should be based on the latest and best information. The
Departments charged with imposing the mitigation plan should be allowed some flexibility in the
imposition. The County Council should have a means of making policy changes which comply
with existing ordinances. Based on this principal the following comments are presented for your
consideration.
K. It should be made clear that if required improvements are bonded for completion
within the time required that certificates of occupancy can be issued for projects
where the improvements are complete.
L. The Council acting by resolution should have the ability to approve a project that is
in compliance with the County Code but not allowed under this ordinance.
O. The dedicable standard without 80 feet of roadway surface with curbs,
gutters and sidewalks or paved shoulders can be worked out with DPW. To
propose unpaved shoulders with a naturalized surface and some planting,
an agreement with DPW to accept the pavement for dedication and
maintenance can be formalized if the developer can commit to the
maintenance of the shoulders by a community association
P. This condition is covered by Condition R which provides that all accesses to the
property shall meet with the approval of the Department of Public Works. This
can be deleted.
Q. The exact requirements for these roadway improvements should be
negotiated with DPW after the final traffic study is completed, prior to
the design of these improvements. These conditions can be covered by Condition
W which provides for a revised Traffic Impact Analysis Report. Planning Director
and DPW should decide if some streets do not need curbs, gutters and sidewalks.
Thank you for your consideration. On behalf of the applicant I request your favorable
action on this application.
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