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HomeMy WebLinkAboutREP PC 065 04/18/2006 2004-2006 REPORT OF THE COMMITTEE ON PLANNING DATE: April 18, 2006 Re: Comm. No. 690Bi11 No. 226 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. 226, reports as follows: BiII No. 226, transmitted via Communication No. 690 from Mayor Hany Kim, dated February 6, 2006, presents a State Land Use Boundary Amendment by LAVA KUAKINI, LLC, at Kahului ls', North Kona, Hawaii, TMK: 7-5-17: portions of 2 & 5. Bill No. 226 seeks to amend the State Land Use Boundaries Maps for the County of Hawaii, by changing the District Classification for 14 acres of land from the Agricultural to the Urban District. Communication No. 690 reports that the Hawaii County Planning Commission, as required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, considered the above request on January 20, 2006. The Commission concurred with the Planning Director's reasons for a favorable recommendation for approval of this matter. Communication No. 690 transmits the following findings and recommendations: 1. The subject property is located along the northeast side of Kuakini Highway, adjacent to and south of the Kona Hillcrest Subdivision, at Kahului 1 s', North Kona, Hawaii and is in close proximity to several residential neighborhoods. To the north is the 101-lot Kona Hillcrest Subdivision, to the Southeast, the recently approved Suffolk Investment and Puaa Development projects, and south of the project area across Kuakini Highway, is the Kona Sea Villas Condominiums and Kahakai Estates further south. To the west of the project area across Kuakini Highway are two condominium projects, the Kona Hawaiian Village and the Kona Sea Ridge. 2. The applicants are also requesting a Change of Zone (Bi11227), changing the District Classification from an Agricultural 5-acre (A-Sa) to a Multiple Family Residential - 2,500 square foot (RM-2.5) zoned district. 3. The applicant is proposing to develop a 212-unit housing project that will help address the housing needs of the community. 4. The reclassification to the Urban District would be consistent with the goals and policies of the Land Use and Housing Elements of the Hawaii County General Plan. It would create a mix of residential housing opportunities, maintain a housing supply that would allow a variety of choices for residents and provide needed affordable housing for the North Kona district. 5. The Urban District request conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, which designates the project area for Urban Expansion and Medium Density Urban and is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. 6. The project area includes lands with no severe geological or topographical problems that cannot be properly rectified and is located within Zone X, an area outside of the 500-year flood plain. A small PC REPORT NO. 65 Communication 690 Bi11226 Page 2 portion of the southern side of the property is within the AE Zone and the Waiaha Drainageway. Conditions of approval for the Change of Zone application will be added to address drainage issues. 7. The project area is located outside of any tsunami inundation area and any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. 8. The approval of the reclassification of the State Land Use Boundary Amendment from Agricultural to Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, and is consistent with the Hawaii Land Use Commission Rules, the Hawaii State Plan and the County General Plan. At the April 18, 2006 Planning Committee meeting Steven Lim, Esq. was present representing the principals of Lava Kuakini, LLC, who were also present. Mr. Lim provided background information regarding applicant's efforts in finding ways to give back to the Kona Community. He stated as a whole, the applicants are small guys that can't do things such as big roadway systems. However, what applicants could do is secure a site and build affordable housing. Mr. Ed Rapoza who secured the 14-acre property will organize affordable housing forums to determine what the people of Kona want to see with respect to size and design of the housing units. Council Member Bob Jacobson confirmed that applicant is offering 50 feet of a 100-foot road right-of- way but that the other 50 feet road right-of--way would have to come from an adjoining landowner. Applicants are not offering a road, but to the extent feasible, will develop the sub-base of their portion of the road. Mr. Lim stated the project will not be dependent upon USDA funding and that applicants intend to give the ILWU Local 142 preference for county standard affordable housing units within the project. Mc Lim stated that the ILWU strongly supported the project at the Planning Commission heazing. Council Member Jacobson expressed serious doubt that this project would remain affordable and questioned the impacts this project would have on the Kona community. Mr. Jacobson stated that the concerns of the people in Kona are loud and clear and primarily focused upon impacts the project will have on their quality of life and ongoing traffic problems. Mc Jacobson stated the proposed project does not meet the needs of the Kona community as a whole. Council Vice Chair Virginia Isbell noted that applicant's map refers to Yen acres while the application refers to fourteen and that the notation on the map marked Hawaii Belt Road is in actuality the Queen Ka`ahumanu Highway. PC REPORT NO.65 Communication 690 Bill 226 Page 3 A motion to approve [his measure received three aye votes. Pursuant to Council Rules, 5 aye votes are needed to pass a measure. Therefore, your Committee on Planning forwards Bill 226 to the Council with a negative recommendation. mpd Aves rvoes A&E Ex Respectfully submitted, ARAKAKI X RIGA X COMMITTEE ON PLANNING HOFFMANN X HOLSCHUH X 2/~f/' IKEDA X !SHELL X K. ANGEL PILA ,CHAIR JACOBSON X PILAGO X PC REPORT NO. 65 sAFAaIK X ADOPTED: OFFICE INFORMATION ONLY Meeting: May 2, 2006 -Council Meeting (36`" Session) Action: passed Bi11226 on first reading PC Report 65 transmitted Bi11226 with a "negative recommendation" due to a vote of 3 ayes, 4 noes, & 2 excused. Re: C-690/BILL 226/PC-65