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HomeMy WebLinkAboutCOM 0134.001 2004-2006 oJNSY Os Nq{49 • Harry Kim Christopher J. Yuen Mayor Dirccmr ~TF o•~N•~ Roy R. Takemoto Deputy Dirccior C~niY~I#~r of ~ttfuttti PLANNING DEPARTMENT March 9, 2005 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043 (808)961-8288 • Fax(808)961-8742 Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII , County Council 25 Aupuni Street Hilo, HI 96720 Dear Chair Safarik and Members of the County Council: SUBJECT: OVERVIEW OF LAND USE TRENDS _ - It's useful to take an overview of land use and zoning on the island. We tend to put a great deal of time and attention on new zoning applications, looking at them one by one, and it is easy to lose sight of the big picture. We also have to look at whether small actions are having a significant cumulative effect. The purpose of this letter is to summarize the existing zoning and land use picture, to review rezoning activity since the start of the Kim administration in December 2000, and to offer some conclusions. The main points are: • we have an overall population growth driven by in-migration to the island • there is a great deal of potential growth built into existing zoning • over the past four years, there hasn't been much rezoning, most of it occurring in the Kailua-Kona area • we are currently in a huge building boom concentrated in a few areas: lower Puna, Kailua-Kona to Keauhou, Waikoloa Village, and the major resorts. Population Trends In the 2000 census our island had a resident population of 148,677. In addition, on any given day, there are about 22,000 visitors. Our population increased by about 29,000 in Hawaii County is an equal opportunity provider acid employer. Comm. No. ~ ~ ~ Ref. To: Pre~eefe~ aef. Late J Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 2 Mazch 9, 2005 the decade from 1990-2000, and has also increased by about 29,000 every decade since 1970. About 65% of the increase over the past decade came from net in-migration (that is people moving to the island from elsewhere, which could be another island, a foreign country, or, more often, from the Mainland.) The remainder of the population growth is births minus deaths. The U.S. Census gave an interim report that estimated the island's population in July 2003 at 158,243. If correct, this would be a continuation of the general trend of about 29,000 per decade, and give us a current population in March 2005 of about 163,000. At this same trend of 29,000 people per decade, we would have about 206,000 people in 2020. This is slightly lower than the General Plan's "Series A" "slow growth" projection. The recent upsurge in building permits makes it likely that we are growing much faster than this rate, however. Growth Potential with Existing Land Use Entitlements Given the average household size of about 2.8, the island's current population occupies about 57,000 residential units. Current zoning, with no new zoning, would allow a very large population increase, at least double our current population, because of existing lots, and lots that could be created by subdividing property to the existing zoning, or on apartments and condominiums built on zoned property. Existing Vacant Lots In the 1950's and 1960's, the County allowed many subdivisions with minimal infrastructure, almost entirely in Puna and Ka'u. About 48,000 lots were created in Puna alone during this era. Today, there aze about 40,000 vacant lots in Puna vs. about 13,000 that have a home on them. (All numbers given here are approximate.) Most are in the state land use agricultural district, including about 20,000 lots that are less than an acre in size. About 40% of the island's population increase in the 1990's occurred in Puna, almost entirely in these older subdivisions. Ka'u has about 13,000 vacant lots, mostly in Hawaiian Ocean View Estates, but less than 3000 with homes. Zoned But Unsubdivided Proyerty Major areas of existing residential zoning, mostly single-family, that have not yet been developed into subdivisions, outside of major resorts include: Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 3 March 9, 2005 --Waikoloa Village, approximately 1600 acres of unsubdivided RS-10 zoning, for a potential of at least 5000 more units- could triple current population in the area. --Bridge Ainalea, zoned for 2600 residential and timeshare units. --Kohala Ranch Project IV, zoned for 1490 units. --Former "Y.O." property near the top of Hina Lani St., about 1100 units. --"University Terrace" above Komohana St., 500 units. --Wilder Rd. property, has 333 water commitments. --Parker Ranch 2020 Plan, Waimea-potentially about 600 more units. --Former "Haseko" property, south of Kona Palisades-about 400 units. It is also possible to create thousands of lots in agricultural areas with existing zoning. Most of South Kona makai of Highway 11 (and some mauka) is zoned A-Sa, as well as most of the mauka Kona area around Highway 180 through Holualoa. There is a great deal of unsubdivided A-la and A-Sa land in Puna. Most of the former sugar lands along the Hilo coast north to O'okala are zoned A-20a. Most of the former Hamakua Sugar lands are zoned A-40a. The former sugar lands in North Kohala, and the leeward area of Norih Kohala toward Kawaihae, are mostly zoned A-20a. Most of Ka'u is zoned A-20a. In agricultural areas, the cost of meeting the current subdivision code standards water supply and roads inhibits subdivision. Most subdivision in agricultural areas for many years have been done either as consolidation/resubdivisions, which do not increase the number of lots, or with water variances. The Council took two big actions in 2002 to eliminate loopholes that allowed the creation of more lots without rezoning: tightening up CPR rules, and clarifying that abandoned plantation camps, road lots, and the like could not be counted as "pre-existing lots." Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 4 March 9, 2005 DHHL Projects The Department of Hawaiian Home Lands does not have to follow county zoning, and hence falls into this general discussion of development that can occur without rezoning. Their projects can be quite significant. The major commercial areas ofHilo-Prince Kuhio Plaza and Walmart Center-are located on DHHL property. Major pending DHHL expansion projects include: --La'iopua Village 4 236 units, potentially 7 more villages --Lalamilo Phase 1--36 lots, Phase 2--400 lots --Maku'u Mauka--374 lots --Panaewa Residential--40 lots --Honokohau project (partnership with DLNR, state lands will need county zoning). --Waiakea Residential 500 lots Existing Maior Resorts The existing major zoned resort areas: Mauna Kea Beach Hotel-Hapuna, Mauna Lani, Waikoloa Beach Resort, Kaupulehu, Kona Village, Hualalai, Kuki'o, Manini'owali, Kohanaiki and Keauhou, are zoned for a large number of units. It is difficult to predict the final build-out of these projects because in some cases, their current plans call for far fewer units than allowed by zoning. For example, Manini'owali is planning to have only about 100 units while the zoning allows about 1000. At any rate, however, there is a very large potential expansion in these developments under existing zoning. There are, in addition, some zoned but vacant condominium sites in Kailua-Kona. The Council, bypassing the new 2005 General Plan, reduced some of the potential for further expansion by deleting some of the resort and other urban areas, such as O'oma, the area near Spencer Park, the "Hawaiian Riviera", and Honaunau. Most of these areas were not yet zoned for urban uses, but having them in the General Plan suggested that it was County policy that they should be developed. This is a long-term correction that will tend to slow rezoning activity in the future, but doesn't change the potential for growth under existing zoning. Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 5 March 9, 2005 Zonine Since December 2000 Since the start of the Kim administration in December 2000, a potential of about 1250 new residential units has been added by rezoning. (These numbers are not exact, but they are close.) Almost all of this rezoning has been in Kailua-Kona and in the "University Terrace" rezoning in Hilo. Most of the additional units in Kailua-Kona were added in a few large multi-family rezonings. (There has also been some commercial zoning not included in this total that potentially could include some residential uses.) Very little rezoning occuned elsewhere on the island. In South Kohala, there was a decrease of about 200 units due to downzoning, so the net addition from rezoning over the last four years was about 1050 units. North Kona The attached map shows major rezoning actions in the Kailua-Kona area. L Queen Liliuokalani Trust RCX-2 rezoning in February 2001 (passed Planning Commission in previous administration), located on south side of Palani Rd. just above Henry St. 250 units per developer plans, (potentially about 500 if all land is put in residential use, but I am using 250 figure.) 2. "Alii Cove" mauka of Alii Dr.-increase of 117 units from previous RS zoning. 3. Proposed apartment project for older residents next to "The Pines"-160 units. 4. U.N. Bencorp rezoning on Hualalai Rd.-48 units. 5. "Westpro" rezoning near Kona Palisades 100 units (not on map). Tota] Multi-family rezonings: 685 units. Agricultural to residential rezonings: 133 new lots total. Largest: "Lehua Lani" rezone on Alii Dr., 58 lots, remainder mostly off Nani Kailua Dr. Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 6 March 9, 2005 Rezoning to smaller Ag lots-72 additional lots, mostly in Kalaoa and Kaloko mauka, largest single rezone "Hualalai Vistas" in Kalaoa, an additional 30 lots. Of the projects allowed by new zoning, only the UN Bencorp has been completed, and Alii Cove is under construction. South Kohala In South Kohala, there was an increase of about 18 additional lots created by one-lot rezonings in the areas near Anekona Estates, but there was also a downzoning from RM- 3 to RS-15 in "Champion Ridge" resulting in a net decrease of about 200 units, and a downzoning from V-1.25 to RS-10 in Puako resulting in a net decrease of about 15 units. North Kohala Increase of about 7 lots. Hamakua No net increase, some up-and downzoning around former plantation manager's house in Kukuihaele. North Hilo. Increase of I lot. South Hilo "University Terrace" 500 units allowed, but prior zoning would have allowed about 150 units, so a net increase of about 350 units. About 20 units added with smaller residential rezonings, also some commercial and MCX rezoning. Puna Increase of 1 lot. Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 7 March 9, 2005 Ka'u Increase of 9 lots for "Hester" rezoning. South Kona Increase of 2 lots. In addition to rezoning activity that could create more residential units there were major MCX rezonings for the "Honokohau Business Park" and TSA area in Kaloko Industrial Park, and the "Gateway" project in Keaau. None of these have started construction. There were, in addition, some smaller commercial and light industrial rezonings in Hilo, mostly along Kanoelehua and in the Waiakea Houselots. Conclusions re 2000-2004 rezoning activity. Rezoning activity in 2000-2004 generally followed the policy of directing growth toward the urban core areas of Kailua-Kona and Hilo. There was almost no rezoning outside of these two areas. Almost all rezoning in the state land use agricultural district to smaller lots took place in Kalaoa, makai of Hwy. 190, in an area designated as "urban expansion" in the 1989 General Plan (mostly "low density urban" in the 2005 General Plan), and in a few areas where there was along-established rezoning pattern the Anekona subdivision area and Kaloko mauka. The only rezonings of "prime" agricultural land were the "Hester" rezoning in Ka'u, and a few two-lot rezonings. Most rezoning, about 1100 of the additional 1250 units, occurred in seven relatively major rezonings. The many small rezoning actions added relatively few units. Recent Construction Activity The attached charts show building permits for new residential units issued by year since 1980, and by district in 2003-2004. The charts show that after a long slump during the 1990's, when new building permits averaged about 700-800 per year, a major upswing began in 1999. In 2003, new residential building permits reached 2386, and in 2004, reached 3115. Only about 200 of these building permits were issued on parcels rezoned in 2001-2004, the rest are on property zoned or subdivided earlier. Honorable Gary Safarik, Chair and Members of the County Counci] COUNTY OF HAWAII County Council Page 8 March 9, 2005 This upsurge in building permits is mainly in a few areas. Puna had 869 new building permits in 2004, mostly in lower Puna. 542 permits were issued in tax map sections 1-5 and 1-6, the Pazadise Park-Orchidland-Nanawale-Pahoa region. South Kohala had 826 new permits. Of these, 668 were in the Waikoloa Beach Resort, Waikoloa Village, or Mauna Lani Resort. North Kona had 749 new permits. To put this in perspective: to house the historical population growth rate of 29,000 per decade would take about 14,000 new residential units, including the replacement of older units. But in the past five years the county has issued about 10,000 new residential building permits. This is enough to house about 20,000. This implies a much faster population growth in this decade than in the 1990's. Conclusions The main purpose of this letter has been to give information to the Council about trends in land use and population on the island. In part, this is preparation for the Planning Committee meeting on March LS to discuss the Community Development Plans. This overview does support some of the following conclusions, though: • The County and State cannot build roads, parks, and other infrastructure fast enough to keep up with the population growth that will come with the current building boom. Our traffic is likely to get much worse in the near future. Example, in five years, we issued about 1,700 building permits for new homes in lower Puna. It is a fair bet that most of them will generate a vehicle trip on Hwy. 130 during the morning rush period, but Hwy. 130 is already congested with only about 1,000 vehicles per lane per hour. • We are over-zoned for our current infrastructure: we have far more potential growth built into our current zoning than we can support with our existing (and planned) facilities. • This doesn't mean that we should stop all rezoning, because we need more housing opportunities in certain areas, like Kailua-Kona, but it means we should be very strategic about new zoning. Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 9 March 9, 2005 • We have a few very fast-growing areas that need attention. Some of them, like Waikoloa Village and lower Puna, do not normally come before the Council for planning matters because the development is mostly occurring on old zoning. • The large amount of rezoning in the Kailua-Kona area suggests that it should be a focus of a community development plan. • Small rezonings are not adding very many units, and do not have significant growth implications. We can keep handling them on asite-specific and case-by-case basis. I hope the Council finds this useful and we can discuss this further at the Planning Committee meeting on March 15. Sincerely, i CHRISTOPHER L YUE Planning Director CJY:pak WpwinGO/Chris/Chair Gary Sa(ank -Overview oP Land Use Trends Attachments cc: Mayor Harry Kim Mr. Roy Takemoto, Deputy Mr. Fred Galdones, Chair and Members of the Planning Commission Mr. David Frankel, Legislative Auditor Planning Program Managers 1 y,. ~ ~ ~a1 ~r ~ 1~ it! ~ t7 ti \ r ` Palani Rd , ~ i y t i / l~ ~ + r A ~1 l P ' \ / y l r. lr ~ f~ s. 11 T ~ / r l ~y ~ LYv r ~ ~ I E i , t t ' i -h ~ j ~ s i~ ~ 'rN { -C ~ t - ~ ~ 5 1 z101~k'}"{X v~~S l._ ~ ~ L. C ~ °:.~.1. 1=QLTPalani 3 :tt ` ~.N- 2=Alii Cove ~ ' ` ~'~t t~, _ t 3=Hualalai 160 units `~4" 1 ~ L U' 4-UN Bencorp ~ 1, ~ r ~ ti y 1 r1 Y }S { ~~,„n , ~4 5 sjr` 1}i1}St .~f~ A'~ `,S it 1.~, Major Residential Rezoning, ~ ~ , Kailua-Kona, 2001-2004 _-Y ',s i ~ t N N W W _ O O O O O O O O 1980 1983 1986. 1989 _ ~ . 1992 N ~ 0 1995 0 • 1998 ~ ~ 2001 2004 z ~ ~ O 2004 New Residential Permits PCC: 01 -Houses -One Family PERMIT CNT: 2181 UNITS CNT' 2181 PCC: 02 -Houses -Two Family PERMIT CNT: 41 UNITS CNT 82 PCC: 03 -Apartment Building, 3 or 4 Family PERMIT CNT; 22 UNITS CNT: 86 PCC: 04 -Apartment Buildings, 5 family & Up, up to 3 s PERMIT CNT: 96 UNITS CNT: 723 PCC: OS -Apartment Buildings, 5 family & Up, 4 or mor PERMIT CNT: 4 UNITS CNT: 35 PCC: O6 -Hotels & Motels - up to 3 stories PERMIT CNT; 1 UNITS CNT: PCC: 07 -Hotels & Molels - 4 or more stories PERMIT CNT: 1 UNITS CNT'. PCC: 08 -Other Shelters PERMIT CNT 25 UNITS CNT: 8 Zone 1 ~PJ nC~ permits: 875 UNITS: 869 Zone-Section: 1-1 Permits: 100 UNITS: 99 Zone-Section: i-2 Permits: 36 UNITS: 36 Zone-Section: 1-3 Permits: 73 UNITS: 73 Zone-Section; 1-4 Permits: 24 UNITS:. 24 13Nd wtP~ Zone-Section: 1-5 Permits: 415 UNITS: 413 (L e..a.. f Q~hon Zone-Section: 1-6 Permits 132 UNITS 129 Zone-Section: 1-7 Permits: 36 UNITS: 36 Zone-Section: 1-8 Permits: 45 UNITS: 45 Zone-Seclion: 1-9 Permits: 14 UNITS: 14 Zone'. 2 ~ ~ t-}• Permits: 243 UNITS 283 Zone-Section'. 2-1 Permits: 15 UNITS: 15 Zone-Section: 2-2 Permits: 22 UNITS: '64 Zone-Section: 2-3 Permits 18 UNITS: 18 Zone-Section: 2-4 Permits: 103 UNITS: 103 Zone-Section: 2-5 Permits: 37 UNITS'. 37 Zone-Section: 2-6 Permi[s: 8 UNITS 8 Zone-Section: 2-7 Permits'. 18 UNITS: 17 Zone-Section. 2-8 Permits: 17 UNITS: ifi Zone-Section: 2-9 Permits: 5 UNITS: 5 Zone: 3 Ni tc~ Permits 24 UNITS: 24 Zone-Section: 3-1 Permits: 5 UNITS 5 Zone-Section 3-2 Permits: 7 UNITS: 7 Zone-Section: 3-5 Permits: 6 UNITS: 6 Zone-Section: 3-6 Permits: 4 UNITS: 4 Zone-Section: 3-9 Permits'. 2 UNITS 2 Zone'. 4 Li'~nm+ck u.:.~ Permits: 68 UNITS: 67 Zone-Section: 4-1 Permits: 6 UNITS: 6 Zone-Section'. 4-3 Permits: 6 UNITS: 6 Zone-Section: 4-4 Permits 23 UNITS: 23 Zone-Section: 4-5 Permits: 13 UNITS: 12 Zone-Seclion: 4-6 Permits: 12 UNITS: 12 Zone-Section: 4-7 Permits: 6 UNITS 6 Zone-Section: 4-8 Permits- 2 UNITS: 2 Zone: 5 Cti. Kc Lula~ Permits: 69 UNITS: 69 Zone-Section: 5-2 Permits: 2 UNITS: 2 Zone-Section: 5-3 Permits: 3 UNITS: 3 Zone-Seclion: 5-4 Permits: 10 UNITS'. 10 Zone-Section: 5-5 Permits 17 UNITS: 17 Zone-Section: 5-6 Permits: 2 UNITS: 2 Zone-Section: 5-7 Permits: 1 UNITS: 1 Zone-Section. 5-9 Permits: 34 UNITS: 34 Zone: 6 ~S~ Ku 6a4'~~ Permits: 370 UNITS: 826 Zone-Section: 6-1 Permits: 18 ~~.UNITS: 18 Zone-Section: 6-2 Permits: 38. UNITS: 48 Zone-Section: 6-4 Permits: 66' UNITS: 65 Zone-Section: 6-5 Permits: 7 UNITS: 6 Zone-Section. 6-6 Permits: 9 '.UNITS: 9 Zone-Section: 6-7 Permits: 12 UNITS: 12 i/Vni (~olc~-V My~ZOne-Section: fi-8 Permits 198 UNITS: 452 w~. ko1„ FQ;: ~r Zone-Section: 6-9 Permits: 22 UNITS: 216 Zone. 7 ~N K~wz) Permits: 492 UNITS: 749 Zone-Section: 7-1 Permits: 19 UNITS: 19 Zone-Section: 7-2 Permits: 53 UNITS: 55 Zone-Section: 7-3 Permits 114 UNITS: 112 Zone-Section: 7-4 Permits: 17 UNITS:' i6 Zone-Section. 7-5 Permits: 135 UNITS: 306 Zone-Section: 7-6 Permits: 27 UNITS: 32 Zone-Section: 7-7 Permits: 721 UNITS: 72 Zone-Section: 7-8 Permits. 48 UNITS: 130 Zone-Section: 7-9 Permits: 7 UNITS: 7 Zone. 8 Korv+~ Permits: 99 UNITS. 97 Zone-Section: 8-1 Permits: 16 UNITS: 16 Zone-Section: 8-2 Permits: i4 UNITS: 14 Zone-Section: 8-3 Permits: 12 UNITS: 12 Zone-Section: 8-4 Permi[s: 1 UNITS: 1 Zone-Section: 8-6 Permits: 2 UNITS: 2 Zone-Section: 8-7 Permits: 27 UNITS: 27 Zone-Section: 8-B Permits: 17 UNITS: 17 Zone-Section: 8-9 Permits: 10 UNITS: 6 Zone: 9 C(<ci .7~ Permits: 131 UNITS: 131 Zone-Section: 9-2 Permits 70 UNITS: 70 Zone-Section: 9-3 Permits: 1 UNITS: 1 Zone-Section: 9-4 Permits: 46 UNITS: 46 Zone-Section: 9-5 Permits: 5 UNITS: 5 Zone-Section: 9-9 Permits: 9 UNITS: 9 Total: Permits 2371 2003 New Residential Permits PCC. 01 -Houses -One Family PERMIT CNT: 1931 UNITS CNT: 1931 PCC: 02 -Houses -Two Family PERMIT CNT 21 UNITS CNT. 42 PCC: 03 -Apartment Bmlding, 3 or 4 Family PERMIT CNT: 36 UNITS CNT' 135 PCC: 04 -Apartment Buildings, 5 family & Up, up l0 3 s PERMIT CNT: 40 UNITS CNT: 262 PCC: Ofi -Hotels & Motels - up to 3 stories PERMIT CNL 1 UNITS CNL i6 PCC: OB -Other Shelters PERMIT CNT: 24 UNITS CNT 0 Zone: 1 ~ P~+`Z~~ Permits: 604 UNITS: 602 Zone-Section: 1-1 Permits: 67 UNITS: 67 Zone-Section: 1-2 Permits: 35 UNITS: 35 Zone-Section: 1-3 Permits: 52 UNITS: 52 Zone-Section. 1-4 Permits: 26 UNITS 26 /'3[l.v~p,~ Zone-Section: 1-5 Permits: 215 UNITS: 215 /c «ru a Zone-Section: 1-6 Permits: 120 UNITS: 119 FJ~`,un. Zone-Section: 1-7 Permits 26 UNITS: 26 Zone-Section: 1-8 Permits: 49 UNITS: 49 Zone-Section 1-9 Permits: 14 UNITS: 13 Zone: 2C$. N~~o~ Permits: 231 UNITS: 229 Zone-Section: 2-1 Permits: 9 UNITS: 9 Zone-Section: 2-2 Permits. 22 UNITS: 22 Zone-Section: 2-3 Permits: 5 UNITS: 5 Zone-Section: 2-4 Permits: 79 UNITS: 79 Zone-Section: 2-5 Permits 51 UNITS: 51 Zone-Section: 2-6 Permits: 14 UNITS: 14 Zone-Section: 2-7 Permils: 24 UNITS: 23 Zone-Section: 2-8 Permits: 18 UNITS: 17 Z/one-Section. 2-9 Permits: 9 UNITS: 9 Zone: 3 C/v~ I-f • I'• ~ Permits: 38 UNITS: 37 Zone-Section: 3-1 Permits: 5 UNITS: 5 Zone-Section: 3-2 Permits 9 UNITS: 9 Zone-Section: 3-4 Permits' 2 UNITS: 2 Zone-Section: 3-5 Permits: 9 UNITS: 9 Zone-Section. 3-6 Permits: 10 UNITS: 9 Zone-Section: 3-9 Permits: 3 UNITS: 3 Zone: 4 ~ I~An^wk~n~ permits: 60 UNITS: 60 Zane-Section: 4-2 Permits'. 1 UNITS: 1 Zone-Section: 4-3 Permils: 10 UNITS: 10 Zone-Section: 4-4 Permits: 25 UNITS 25 Zone-Section: 4-5 Permits: 14 UNITS: 14 Zone-Section: 4-6 Permits: 6 UNITS: 6 Zone-Section: 4-7 Permits: 3 UNITS: 3 Zone-Section: 4-8 Permits 1 UNITS: 1 Zone: S~hL K'ohy4i,~ Permits: 75 UNITS: 73 Zone-Section: 5-2 Permits: 4 UNITS' 4 Zone-Section: 5-3 Permits: 4 UNITS. 4 Zane-Seclian: 5-4 Permits: 7 UNITS: 6 Zone-Section: 5-5 Permils: 20 UNITS: 19 Zone-Section: 5-6 Permits: 3 UNITS: 3 Zone-Section: 5-8 Permi[s: 2 ,UNITS: 2 Zone-Section: 5-9 Permits: 35 UNITS: '35 Zone: 6 ~J. xo h.,,l~) Permits: 30T UNITS: 445 Zone-Section: 6-1 Permits: iT UNITS: 17 Zone-Section: 6-2 Permits. 15 UNITS: 9 Zone-Section: 6-4 Permits: 57 UNITS: 81 Zone-Section: 6-5 Permits: 4. UNITS: 4 Zone-Section: 6-6 Permits: 2 UNITS: 2 Zone-Section: 6-7 Permits: 58 UNITS: 58 ~`ZOne-Section: 6-8 Permits: 124' UNITS: 131 w ar /ru lc,,. Q.rc Zone-Section: 6-9 Permits: 30. 'UNITS: 143 Zone: 7~f~J Kai-~ Permits: 555 UNITS: 757 Zane-Section: 7-1 Permits. 18 UNITS: 18 Zone-Section: 7-2 Permits: 53 UNITS: 51 Zone-Section: 7-3 Permits: 131 UNITS 129 Zone-Section: 7-4 Permits: 17 UNITS: 17 k~il~~ Kp..ti Zone-Section: 7-5 Permits: 224 UNITS: 421 Zone-Seclion: 7-6 Permits: 36 .UNITS: 3fi Zone-Section: 7-7 Permits: 58' UNITS: 59 Zone-Section: 7-8 Permits: 14 UNITS: 22 Zone-Section: 7-9 Permits: 4 UNITS: 4 Zone: 8 ~S. K°^-`~ Permits: 92 UNITS: 92 Zone-Section: 8-1 Permits: 26 UNITS 27 Zone-Section: 8-2 Permits: 9 UNITS: 9 Zone-Section: 8-3 Permits: 11 UNITS: 11 Zone-Section: 8-4 Permits: 1 UNITS: 1 Zone-Section: 8-5 Permits: 1 UNITS: 1 Zone-Section: 8-6 Permits: 1 UNITS: 1 Zone-Seclion: 8-7 Permits: 26 UNITS: 25 Zone-Section: 8-8 Permits: 13' UNITS: 13 Zone-Section: 8-9 Permits: 4 UNITS: 4 Zone: 9 ~KR'.,) Permits: 91 UNITS: 91 Zone-Section 9-2 Permits: 42 UNITS: 42 Zone-Section: 9-3 Permits: S UNITS: 5 Zone-Section: 9-4 Permits: 38 UNITS: 38 Zone-Section: 9-6 Permits: 1 UNITS: 1 Zone-Section: 9-9 Permits: 5 UNITS: 5 Total: Permits: 2053