HomeMy WebLinkAboutCOM 0100.001 2004-2006 SidneyFuke, Planning Consultant
100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance •ZOning
Telephone: (808) 969-1522 • Fax (808) 969-7996 , Suprpyision • Land Use Permits
~~i~n ~1~ (-.E i6nmenial Reports
Apri18, 2005
Honorable Pete Hoffmann, Co-Chair
Honorable K. Angel Pilago, Co-Chair
Planning Committee
HAWAII COUNTY COUNCIL
25 Aupuni Street
Hilo, HI 96720
Dear Honorable Hoffmann and Pilago:
Subject: Bill No. 367, Draft 2 - Koua Hale Alii
Thank you very much for taking time out of your busy schedule to meet with me
regarding the subject matter. Your input on the issues of cultural importance of this area,
infrastructure, and affordable housing was most constructive and invaluable.
As explained, the applicant wants to do a project that is visually more in keeping
with the character of this area than the entitled 80-unit project. To that end, if approved,
the curcent proposal will result in 12 additional units for a total of 92 units spread out
over a lazger land area (2.381 acres versus 6.279 acres). The net effective density would
thus be reduced from 34 units/acre to 15 units/acre (with the planned open space along
Kuakini Highway). Furthermore, the proposed project would reduce the height of a
single, monolithic 4-5 story 45-foot structure to a series of 2-story plus a loft, 28± -foot
structures.
At the same time, the applicant shares your concerns on the need to be mindful of
the area's cultural history, infrastructure, and affordable housing. Accordingly, if this
project were approved, the applicant is prepared to set aside the front portion of an
adjoining property for preservation and help establish an overall cultural program
affecting sites in this general area, as outlined in my letter of January 18, 2005 to you.
Since the 80-units are already entitled, it is the applicant's understanding that the
recently-adopted affordable housing policy would apply only to the additional units.
However, in light of the need of affordable housing in general and more so proximate to
the Village of Kailua, the applicant is prepared to have an affordable housing program
that would apply to not 20% but 40% of the additional units created by this project.
Improvements to Kuakini Highway are currently underway. In the interest of
concurcency and while recognizing the pressing need for affordable housing, the
applicant is prepared to develop the project in a minimum of two (2) phases. The first
phase would consist of no more than forty-five (45) units and would include all of the
Comm. No.
R~=f. 70: (btu~a j
t~ef r~.t~ _APR 1 1 9(105
Honorable Councilman Pete Hoffmann
Honorable Angel Pilago
April 8, 2005
Page 2
required affordable housing units. Final occupancy permit for this phase would be
issued no earlier than June 30, 2006, the scheduled completion of the Kuakini Highway
improvements. Occupancy permit for the remaining units would be issued only upon the
actual completion of the improvements.
I trust that the aforementioned adequately addresses your concerns, and we look
forward to your favorable consideration of this matter. To facilitate matters, I have
drafted proposed amendments to the subject bill for your consideration. Please note that
this bill is now pending before the full Council for first reading.
Again, thank you very much for your time and consideration on this matter.
SIDNE~ M. FiJKE
Planning Consultant
Enclosure
Copy -All Councilmembers w/ enclosure
Mr. Robert E. Saunders w/ enclosure
PROPOSED AMENDMENTS TO BILL N0.367, Draft 2
Underscored items to be added; bracketed [ ]items to be deleted.
1. Amend Condition J
"An Archaeological Preservation and Burial Treatment Plan shall be
submitted for the review and approval [for the review and approval]
of the Planning Director, in consultation with the Department of Land
and Natural Resources -State Historic Preservation Division (DLNR-
SHPD). The Preservation Plan shall incorporate appropriate
mitigation measures resulting,from the impact o~~fence andlor
wall constructed along the boundaries of the subject site subject to the
archaeological and cultural~eatures of the adioinin~? properties
identified by TMK• 7-5-9: 55 and portion of 54. Proposed mitigation
treatment for the burial sites within the subject property shall be
approved by the SHPD's Hawaii Island Burial Council before
detailed mitigation plans are finalized for these sites. A copy
of the approved Final Archaeological Preservation and Burial
Treatment Plan shall be submitted to the Planning Director for its files
prior to submitting plans for Final Plan Approval review or prior to
the issuance of any land alteration permits, whichever occurs first.
Appropriate interim preservation buffers and measures acceptable to
i
the Planning Director shall be installed between any historic sites in
the zoned areas before any land disturbance occurs on the property. A
separate Preservation Plan for that portion of "TNII~: 7-5-9: 54 that is
zoned A-la shall be to SID prior to any mechanical disturbance or
issuance of any land disturbance permit of that area."
2. Add new Condition L
"The applicant shall identi an entity that would be responsible for
the management and care oche archaeological/cultural features on
that portion ofTMK• 7-5-09: 54 that is not covered by this ordinance.
Prior to its designation the applicant shall solicit the input o the
native Hawaiian community_and the County Council. Within 60 days
ofthe identification ofthis entity this area with the concurrence of
the County Council shall be conveyed via lease or fee to the identified
entity for $1.00.
3. Add new Condition M
"The applicant shall prepare and submit a landscaping plan for the
sub'ect site in conjunction with the Plan Approval process. Said plan
shall reflect where feasible the use of indigenous and water
conserving plants and comply with the guidelines outlined in Planning
Department Rule No 17 relating to landscaping."
z
4. Re-letter existing Condition L to N
5. Re-letter Condition M to O and amend
"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, Hawaii County Code relating to
Affordable Housing Policy. This requirement shall appl
ty
o, as
represented by the applicant. 40% ofall residential units in excess of
the entitled eighty BO) units on TMK: 7-5-9: 67 [shall be approved by
the County Housing Agency prior to receipt of Final Plan Approval]."
6. Add new Condition P
"The project shall be developed in a minimum of two phases. The
frstphase shall consist ofno more than forty-five (45) units, which
shall include all o~the required affordable housing units approved in
accordance with Condition Mabove. Final occupancy permit or the
arst~hase shall be issued no earlier than June 30. 2006, which is the
scheduled completion of the on-going Kuakini Him
improvements. Occupancypermitfnr the remaining units shall be
issued only upon completion of the aforementioned Highway
i~rovements. "
3
7. Re-letter Condition N to O
8. Re-letter Condition O to R and amend
"The applicant shall make its fair share contribution to mitigate the
potential regional impacts of the subject project with respect to parks
and recreation, fire, police and solid waste disposal facilities and
roads. The amount of the fair share contribution shall be the sum
which is the product of multiplying the number of additional multiple
family residential units proposed to be developed by the amounts
allocated herein below for each such unit, and shall become, with the
exce
tio~parks and recreation ees, due and payable prior to the
issuance of the Certificate of Occupancy for any unit on the subject
property. The mark and recreation fees shall be due and payableprior
to the issuance of a building permit. The fair share contribution, in a
form of cash, land, facilities or any combination thereof, acceptable to
the director in consultation with the affected agencies, shall be
determined by the County Council. The fair share contribution shall
have a maximum combined value of $6,206.06 per multiple-family
residential unit. Based upon the applicant's representation of intent to
develop a total of twelve (12) additional multiple-family residential
units, the indicated total of fair share contribution is $74,472.72 for
a
the additional multiple-family residential units. However, the total
amount shall be increased or reduced in proportion with the actual
number of units according to the calculation and payment provisions
set forth in this condition. The fair share contribution shall be
allocated as follows:
1. $3,061.27 per multiple family residential unit for an indicated
total of $36,735.24 to the County or, i the County Council so
agrees. directly to the entity so designated under condition L to
the further the objectives of condition L and to support park
cultural and recreational improvements;
9. Re-letter Conditions P, O, and R to S T and W
s