HomeMy WebLinkAboutREP PC 063 04/18/2006 2004-2006 REPORT OF THE
COMMITTEE ON PLANNING
DATE: April 18, 2006 Re: Comm. No. 765Bi11 No. 249
PLACE: Council Chambers
TIME: 1:00 p.m.
Council Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No. 249, reports as follows:
Bill No. 249, transmitted via Communication No. 765 from Mayor Harry Kim, dated March 13,
2006, presents a State Land Use Boundary Amendment application by HAWAII ISLAND
COMMUNITY DEVELOPMENT CORPORATION (HICDC), at Pahoa, North Kohala,
Hawaii, TMK: 5-5-008: portion of 046.
Bill No. 249 seeks to amend the State Land Use District Boundaries Map for the County of
Hawaii, by changing the District Classification for 15 acres of land from the Agricultural
District to the Urban District. The applicant is planning to develop an affordable housing project
consisting of 48 self-help single-family units and 32 senior housing rental units on the 15-acre
site.
Communication No. 765 reports the Hawaii County Planning Commission, as required by
Chapter 4, Section 6-4.3(C), Hawaii County Charter, considered the above request and
accompanying Bill No. 249 on February 24, 2006. The Commission concurred with the Planning
Director's favorable recommendation on this matter. The Planning Director's favorable
recommendation transmitted with Communication No. 765 can be summarized as follows:
1. According to their application, HICDC is under contract to purchase the property from
the Hawaii Conference Foundation. The applicant is requesting a State Land Use
Boundary Amendment for 15 acres of the 31-acre property from the Agricultural District
to the Rural District.
2. The subject property is located along the north side of the Hawi-Niuli`i Road, within
close proximity to the town of Hawi and several other residential neighborhoods. The
project site is approximately 600 feet east of the Kohala High and Elementary School
complex. Access from the proposed development will be from the Hawi-Niuli`i Road, a
State highway with a 22-foot pavement width within an 80-foot right-of-way.
3. The applicants are also requesting a concurrent Change of Zone (Bill 250) from the
Agricultura120-acre (A-20a) to a Single Family Residential-7,500 squaze foot (RS-7.5)
zoned district.
PC REPORT NO. 63
Communication 765
Bi11249
Page 2 of 3
4. The applicants are requesting the State Land Use Boundary Amendment and the Change
of Zone so that they may develop affordable housing in North Kohala. HICDC has a
waiting list of approximately 270 families in West Hawaii, and over 300 people attended
an informational meeting about the proposed affordable housing project in November
2005. The applicant's Change of Zone application states that the homes will be marketed
in the $180,000 - $200,000 price range. The 2005 median sales price for asingle-family
home in North Kohala was $745,000. The Planning Department's recommendation states
that there is "a severe shortage of affordable housing in North Kohala."
5. The approval of the reclassification from the State Land Use Agricultural District to the
Urban District is consistent with Section 205-2, Chapter 205, Hawaii Revised Statutes;
with the Land Use Commission Rules, Rule 13 of the Planning Commission Rules of
Practice and Procedures; with the Hawaii County General Plan; and with the Hawaii
State Plan based on the following:
¦ The housing element of the Hawaii State Plan supports "greater opportunities for
Hawai`i's people to secure reasonably priced, safe, santitary, livable homes," and
development of residential areas sensitive to community needs and surrounding land
uses. The project is located in close proximity to Hawi town, in an area which is
adequately served by basic services such as schools, police and fire protection,
transportation systems, water, and other utilities.
• The action also complements the Land Use and Housing elements of the General Plan
by providing additional affordable housing opportunities and by increasing the housing
options for residents of North Kohala. The project site is designated for Low Density
Urban development by the LUPAG map.
• The Urban classification is not expected to have a significant adverse impact on
neighboring agriculture activities or on traditional, customary Hawaiian rights or
resources.
At the April 18, 2006 Committee on Planning meeting Mr. Keith Kato was present representing
Hawaii Island Community Development Corporation.
Council Member Bob Jacobson stated this project has great public interest and given the players
involved will give his support to this project.
Council Member Don Ikeda expressed concerns about availability of 30 units of water for a
project requiring 70 units of water. Mr. Kato explained his organization is working with the
Department of Water Supply and have an agreement that the Department can supply a certain
amount of water now and that applicant will wait until the Department completes its well
installation to obtain the remaining water units. Council Member James Arakaki confirmed that
PC REPORT N0.63
Communication 765
Bill 249
Page 3 of 3
applicant will build only a total number of units that water is available for at this time and that
applicant will build more units when water becomes available.
In answer to Committee Vice Chair Hoffinann's inquiry, Mr. Kato stated at this time there are
no other properties he is aware of in North Kohala that are available for self help projects except
for applicant's 30-acre parcel.
No public testimony received regarding this matter.
Your Committee concurs with the Planning Commission and the Planning Director's favorable
recommendation for approval of the State Land Use Boundary Amendment.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 249 and
recommends it pass first reading.
and
Aves Noes a&e ex Respectfully submitted,
ARAKAKI
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sAFARIK X PC REPORT NO. 63
ADOPTED: MAY ~ Z 2OOB