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Home My WebLink AboutCOM 0560.028 2002-2004 To: Hawaii County Council From: Emmeline de Pillis on behalf of concerned neighbors including Jim Anderson, Joseph Lopez, Sandy Anderson, Roslland Lopez, Jeremy Agag, Cheryl Reis, Letitia Agag, Wa11y Wilson, Melchor Agag, Francis Woo, Amy Mahealani Jones, Oiwi Parker Jones Date: Tuesday, May 42004 Subject: Opposition to Western United Life Assurance Co. University Terrace rezoning As a Hilo resident, I appreciate the opportunity to share my concerns about the proposed University Terrace development. The Flooding issue, with the associated liability to Hawaii County taxpayers, is a compelling enough reason to slow down and proceed thoughtfully with this rezoning. If the safety and liability concerns related to flooding can he resolved, we as a ~uyflyj till Dave ~ o srb lr ity #o monitor// the dev//elopm~elnt that takes place on this gpgarc~el. / J V,~[ll~_F/`~" ~bJl i' ~ U /,J, 17 ~lk._ OU C~c S S COyf/I ~'i:'i ALL ~l l ~ S /l/t-O ~ J o ~'('e Don't fewer zoning re ctions make the aarcel m0 a active t0 twtential buyers? /'Nt U/laile less restricted zonin ma allow WULA Co. to unload the arcel more easil the Count s nmary g Y' P" Y~ n'' P responsibility is to the County residents, not to outside land speculators. In addition, the small business owners and potential residents who are the ultimate customers gain more benefit from carefully planned, .Sppe strictly enforced zoning. Well-planned developments are desirable. A consistently enforced plan can lead V"~~ to a thriving, functional development with useful services for the community and a net economic benefit exl' a for the County. Unfortunately, the predictable result of vague planning and weak enforcement will be a sprawling, half-developed, half-boarded-up, intermittently Flooded eyesore hospitable to the kinds of ' activities that will require the attention of our already heavily burdened public services. Such an outcome ~ will be a net drain on County resources. v We can have beneficial development in East Hawaii: L~ j.~, L~y,,K~, Thanks to decades of revitalization efforts across the United States, we now have a very good idea of>~`lJ works. The following appear to be essential to the success of a mixed-use, high density development: fop ~ Major employers within easy walking distance of housing. (This is probably the most important n~, predictor of success for amixed-use development). vlgsf{ , A solid master plan that includes meaningful entiorcement, preferably by city or county ordinance rather than by homeowner's association. 1. A master plan must include major tenant commitments before constmction begins. 2. Planning and enforcement prevents inappropriate tenants or architectural eyesores. 3. Planning and enforcement allows small lot size /high density housing to function well, rather than sliding into slum status. The supply of commercial and residential rental units available at any given time must be managed carefully to achieve affordability, and at the same time avoid a downward price spiral with attendant landlord neglect due to oversupply. High density mixed use developments are usually in downtowns, not suburban greenfield developments. Suburbs do not possess the history and cachet that makes downtown spaces attractive to tenants. Preservation societies have shown little interest in revitalizing run-down suburbs. Once underway, deterioration accelerates, and azea residents must live with the consequences. Suburban development draws business away from downtowns. Cantu. No•_._------ Ref. TorLit~ ~ Ref. Date ll1J An example The city of Claremont, CA, is an attractive, thriving foothill town with strict, and strictly enforced ordinances. Claremont's carefully redeveloped downtown Village area attracts resident and tourist dollars. The neighboring cities to the east and west, Upland and Pomona, do not enjoy Claremont's reputation. Even though they allow the "adult" businesses, liquor stores, nighttime entertainment and tattoo parioe5 that Claremont shuns, Claremont's business districts are near full occupancy, its schools are better' and its overall reputation is more desirable. Pomona's notorious gang activity thrives in Madison Park,Z a public park adjacent to Madison Elementary School' and an example of what can happen when a space is made accessible without sufficient oversight. Crime per 1,000 residents /r r Ql~ 2-' V t" d0 t -_a ao ao ao zo to 0 Pomono Clr~rnont Upland 9.1 violent 2.6 violent 5.7 violent 50.6 total 27.9 total 42.9 total ~ htro~//starcdeca,gov/star2003 ` LA Times Apd123: htto~//www latimes com/news/local/la-me-sideshot23apr231 1744278 story~coll=la-headlines-caliEomin ' http:!/www.ci.pomona.ca.us/city_departments/community_services/parks/pdf/madison.pdf data from www losan,grlesalmanac.com and www.mbuw-socal.or¢ United Way 1999 report To: Hawaii County Planning Department From: Emmeline de Pillis Date: Friday, February 6, 2004 Subject: Opposition to Western United Life Assurance Co. University Terrace proposal As a Hilo resident, I appreciate the opportunity to share my concerns about the proposed University Terrace development. While others have raised compelling objections to this proposal on environmental grounds, ' I will address the community impact. What does this elan lack? This proposal does not give UH Hilo students and other members of the UH-H community the "college town" amenities they crave, for one simple but insurmountable reason: It is not within easy walking distance of the main campus. I have taught Management 425, the business planning course at UH Hilo, for several years. In this course, the students write a plan for a business that they feel the community needs. This assignment invariably provokes a discussion about the lack of restaurants, housing, shopping and entertainment on or adjacent to campus. Students do not want these things one or two miles away. "These amenities must be within five minutes' walking distance from the main campus, and convenient for students without cars. Anything further away will simply compete with the other shopping, dining, and housing options already availahle in town. What does this plan have? The hallmarks of a very large suburban slum": • Lack of major employers within easy walking distance. (Phis is probably the most important predictor of success for amixed-use development). • No meaningful, long term barriers to inappropriate tenants or architectural eyesores. • Small lot size and high density. • Erosion of commercial and residential rental rates, both within University "Terrace and in East Hawaii overall due to oversupply of available units. Worse, while run-down inner cities have successfully undergone renewal, suburban slums do not rebound. Once a suburban area begins to deteriorate, homebuyers move on to newer properties. Suburbs do not possess the character, history, energy, or perceived intrinsic value of city centers. Historically, preservation societies have shown little interest in expending the tremendous energy and expense it would take to revitalize a mn-down suburb. Once underway, the deterioration of these blighted communities accelerates, and area residents must live with the consequences. Halting suburban sprawl limits traffic congestion, preserves property values, encourages revitalization of city centers, and benefits the community and the environment overall"'. I respectfully implore the Planning Commissioners to deny the zoning changes under consideration today. Thanks again for taking the time to consider this testimony. ` ~~,1 ,'4.~ tl4°, is ~.tr•. r 1~ d' b. d i.. a: 3: a `.Li3' ~ dv h ~~1~ Cl~~,~ c,,g. § ( ~:1: r#5+, '~G mc^ ~a~~ ~ l~ ~ smith, D. 2004. Pollution's Cause? Hawaii Ttibune-Herald January 22. I1RL: http://www.hilohawaiitribune.com/daily/2004/Jan-22-Thu-2004/news/newsl.html ii Hoogeveen, N. 2000. Suburban Slums_ Des Moines Business Record 16(26) pp 16-12 URL: http://seazch.epnet.com/directasp?an=3293789&db=f5h iii New Orleans CityBusiness. 1999. Portland's great wall'--i[ works! New Orleans CityBusiness 20 (4) p. ]2. 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