HomeMy WebLinkAboutCOM 0687.079 2004-2006 ~vv as p
STACY K. HIGA Phone: (808) 961-8396
Clzoir& Presiding Officer ~ Fax: (808) 961-8912
District J ~ v
Email:: shiga@co.hawaii.hi.us
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HAWAII COUNTY COUNCIL
County ofHawai'i _ _
HaHni'i Counq' Building
25 Aupuni Street. Suite 109
Hilo. Hawaii 96720
June 5, 2006
MEMORANDUM
TO: Council Members
Hawaii County Council
FROM: Stacy K. Higa, Council Chair `-=v'e't"
Hawaii County Council
SUBJECT: Bi11224, Draft 3
Applicant: Hiluhilu Development, LLC
Attached for your review and consideration is Bi11224, Draft 3, which proposes
following amendments:
1. Amend Condition "D"
D. The project shall consist of a maximum of 725.2 acres for single-family
and multi-family residential, commercial uses, hotel, °
dry forest preserve, archaeological and cave preserve areas, active
and passive parks, a trail system and supporting infrastructure.
2. Amend Condition "I"
I. The uses allowed in the Project District shall be all permitted uses allowed
by right in the RS, RM, CN and CV zoned districts, and [a-geI€searse
ead] related facilities. Uses allowed by Use Permit in the CV district may
be allowed.
3. Amend Condition "J"
J. A detailed Master Plan of the Project District, which includes the location
and number of residential lots and units, hotel, commercial uses, parking,
Comm. No.
~ dill 2?-q' Dr. 3) Ref. To:
~ Hmr'ni'i C~npnh' As qn F,gnal Oppnrfnnih' Prrn•iflCr and fittplm'~r jtef, Jate
Page 2 of I 1
Bill 224, Draft 3
Hiluhilu Development, LLC
[a_'_F= open space and recreational azeas and other related
improvements on the property, shall be submitted to the Planning Director
within two (2) yeazs from the effective date of the Project District
Ordinance or prior to submission of plans for plan approval or subdivision
approval, whichever occurs first.
4. Amend Condition "P"
P. Occupancy of the hotel shall not be granted until the construction of the
Queen Kaahumanu Highway, Phase II widening improvements to four
lanes from Kealakehe Parkway to the Kona International Airport at
Keahole has been secured by the [s]State entering into a construction
contract for the improvements, or [
epeFatietts] the 20,000 squaze foot buildin>? on [ ]
State land has been turned over to the University of Hawaii for use [er]
rn,l: «r na..ae ...w. ..i.:..l.e e ~ f:«~tl.
5. AmendLCondition "S"
S. Total retail space knot including restaurants) shall not exceed 65,000
square feet under roof until the construction of the Queen Kaahumanu
Highway, Phase II widening improvements to four lanes from Kealakehe
Parkway to the Kona International Airport at Keahole has been secured by
the state entering into a construction contract for the improvements. The
square footage of improvements leased to the University of Hawaii shall
not count against this limit.
6. Delete Condition "T"
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Page 3 of 11
Bi11224, Drafr 3
Hiluhilu Development, LLC
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7. Reletter Conditions "U" to "TT" to Conditions "T" to "SS"
8. Amend Condition "U"
[~]U. The applicant shall develop [ ^ ^«l, ^FF.^° ^ °
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one 20 acre active park site ^F°^.11n°n H,^~ c...n °,.nn an....,°..n,l]
prior to [8he] occupancy of the first residential unit on the property]. The 20
acre active nark site shall include one baseball field, one soccer field, parking lot
and [kl.n ~.«tl.n«:«n.°... °..tn nL.nll 1.n .1°..°ln«°.7 «v.. hl,°.. ..F tT.° Zl11~
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with the specific requirements to be determined in consultation with the
Department of Parks and Recreation. The [parks] 20 acre active nark shall be
constructed to be dedicated to the county, and the county shall accept dedication.
Page 4 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
9. Amend Condition "X"
[3~]X. The applicant shall construct the following roads to access other properties
and the regional road system:
1. Main project access road from the Queen Kaahumanu Highway to
the eastern boundary of the project. (Road "1" on attached map
Exhibit "B"): The main project access road shall intersect with the
Queen Kaahumanu Highway at a location approved by the State
Department of Transportation, and shall connect with Makalei
Drive at the eastern (mauka) end. The road shall be constructed on
an 88-foot wide right-of--way, as a two-lane road, to county-
dedicable standards as a collector road, except that design
standards shall be vazied to permit the connection with Makalei
Drive without encroaching into the Lowland Dry Forest Preserve.
The connection with Makalei Drive shall be designed to not
encroach into the Lowland Dry Forest Preserve. The grade shall
not exceed 10%, except near the connection with Makalei Drive.
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{a) If a ¢rade separated interchange is available to connect Road 1
to Queen Kaahtunanu Highway when Applicant is readv to
construct Road 1, Applicant will connect Road 1 to such
interchange and in such case, Applicant will contribute $1,500,000
to the Department of Transnortation.
{b) If a rag
de separated interchange is not available to connect
Road 1 to Oueen Kaahumanu Highway when Applicant is readv to
make the connection, Applicant's obligation for the connection
shall be to create the intersection (at Applicant's expense) as
required by the Department of Transportation, but shall include, at
a minimum, a deceleration and an acceleration lane on Queen
Kaahumanu Highway, alert-turn lane on Queen Kaahumanu
Highway, a refuge lane for vehicles turning left into Queen
Kaahumanu Highway, and a dedicated right-turn and left-turn lane
from the main project access road to Queen Kaahtunanu Highway.
If warranted, at the request of Department of Transportation, the
applicant shall install traffic signals and a second left-tum lane
from the main project access road to the Queen Kaahumanu
Highway.
2. "Mid-Level Road" from the main project access road to Kaiminani
Drive (Road " 2" on Exhibit "B"): The applicant shall construct the
Page 5 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
mauka half-section of a 120-foot wide right-of-way to county-
dedicable standards as a collector road. The applicant shall
construct the intersection at Kaiminani Drive meeting with the
approval of the Department of Public Works, but the intersection
shall include a Ieft-turn lane on Kaiminani Drive.
3. A north-south collector road at approximately the 600-foot
elevation (Road " 3" on Exhibit "B"): The north-south collector
road shall be designed to function as a portion of a future collector
road (Road "4") connecting Highway 190 with the main project
access road and the Queen Kaahumanu Highway. Road " 3" shall
be constructed to county-dedicable standazds as a collector road
with an 88-foot wide right-of--way. The applicant shall construct
the intersection between Road " 3" and the main project access road
meeting with the approval of the Department of Public Works.
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New Connector Road to Mamalahoa Highwav Proiect (Road "4"
on attached Man Exhibit "B"). Applicant shall participate in Road
"4" as follows:
Page 6 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
{a) Road 4A.
Applicant shall obtain aright-of-wav from the
Department of Land and Natural Resources to build
the section of Road "4" that is within the land to the
north of the protect that is owned by the State of
Hawaii (that section may be referred to as Road
"4A"). Applicant shall build Road "4A" at its
expense, but Applicant is not responsible for the
purchase of said road right-of--wav.
(b) Road 4B.
(I) Applicant shall use its best efforts to obtain the
land for the road right-of--wav from the private
owner of the land through which the upper portion
of Road "4" runs to its intersection with the
Mamalahoa Highway (that section may be referred
to as Road "4B"). "Best efforts" do not require that
Applicant purchase said land. If Applicant is not
able to obtain said right-of--wav within one (1) year
of the approval of the Project District Ordinance,
and the County wishes to proceed with construction
of Road "4B", the County will acquire the land for
said right-of--wav within one (1) yeaz after
Applicant notifies the County that it is not able to
obtain said land.
(2) Applicant will build Road "4B" under the terms
described below.
(31 The County agrees to reimburse Applicant for
the cost of designing and building Road "4B" within
three (3) years of its completion and to pay an
amount equivalent to eight percent (8%) per year on
such cost from and after the period following
completion of Road "4B". The cost to Applicant
and resultant reimbursement shall not exceed
$10,300,000 plus the eight percent (8%) per year
amount. The County will provide documents
showing that all actions necessary to ensure
reimbursement have been taken prior to the
commencement of substantial construction of Road
Page 7 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
"4B".
(4) Applicant's obligation will be to design and
build Road "4" to applicable rural road standazds
(12 foot traveled lands, up to 18 foot paved
shoulders and not including utilities or street liehtsl.
Specific design standazds and maximum grade of
Road "4" shall be determined by the Director of
Public Works after consultation with Applicant and
the Plannine Director.
(5) Substantial construction of Road "4" shall
commence within the later o£ 1) three (3) yeazs of
the approval of the Project District Ordinance or 2)
acquisition of the road right-of-way: 3) the date of
final subdivision plat approval for the first
residential subdivision (including multifamily
residential) in the proiect; 4) approval by the
County of all documents and actions necessary to
ensure reimbursement described above. Provided
that if substantial construction of Road "4B" has not
commenced within three (3) years after approval of
the Proiect District Ordinance without fault on the
part of Applicant, then Applicant's obligations for
Road "4B" shall expire.
5. A road to connect south to the future extension of Holoholo Street
-Nana Street (Road "5" on Exhibit "B"): The applicant shall build
Road "5" within the project area to county-dedicable standazds as a
minor street, and it shall intersect with the main project access road
(Road "1").
6. The Planning Director may require other local streets within the
project to provide local connections to the adjoining property to the
north and south as a condition of subdivision approval or plan
approval.
7. At the western (makai) end of Makalei Drive, the applicant shall
provide safety improvements necessary to make a safe transition to
the Palamanui section, which may include, but are not limited to,
rumble strips and establishing superelevation for the curve, as
required by the Department of Public Works.
8. The following road improvements shall be completed before a
Page 8 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
certificate of occupancy is issued for any portion of the subject
property:
(a) the main project access road (Road "1 at least from the
Queen Kaahumanu Highway to the intersection with the
Mid-Level Road (Road " 2");
(b) intersection of the main project access road with the Queen
Kaahumanu Highway; and
(c) the Mid-Level Road (Road " 2) from the main project
access road to Kaiminani Drive, and the Kaiminani Drive
intersection.
9. The following road improvements shall be secured by bond or
other surety meeting with the approval of the Planning Director to
guazantee that the improvements will be completed within two (2)
years after the issuance of a certificate of occupancy for any
portion of the subject property:
(a) the remaining portion of Road "1 including any
necessazy improvements to the lower portion of Makalei
Drive;
(b) Road " 3", and
(c) Road "5."
10. Amend Condition "AA"
[l~]AA. No vehicular security gate shall be installed within sixty (60) feet of
any proposed county road and a turnaround gate shall be provided within the
private road or property on the county road side of the gate.
11. Amend Condition "EE"
[S]EE. [Tl.n n..«I:nn«} nL.nll nll...., H.e iT..:..e..n:}....FLL....~:: o,.}..,:µ, :}n
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rRn...n..n..a..... ,.F ~ ,..nn...e... ~,a~e,,..o.,} , o.,,~...e„.~.] University of
Hawaii Condition. Applicant shall provide the following to relocate the
Universitv of Hawaii operations:
1. Connectivity with the University of Hawaii 500 acre site.
Applicant shall allow the Universitv of Hawaii to connect with its
Page 9 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
wastewater and water supply svstems on terms consistent with the
April 16, 2004 Memorandum of Agreement, or any subsequent
amendments. Applicant shall also allow the University of Hawaii
to connect electrical and telecommunication svstems to facilities
installed within the proiect. Applicant shall design its projects so
that the University of Hawaii shall have access through the public
roads within the project for Universitv operations.
2. Build Applicant's wastewater treatment system to handle the
wastewater from the initial Universitv of Hawaii building to be
built on the 500 acres of State land and design the wastewater
treatment system to accommodate future expansion for wastewater
from future expansion of the University of Hawaii operations.
3. Build an initial classroom building of 20,000 sauare feet at
Applicant's expense up to a maximum of $3,500,000 on the 500
acres of State land in close proximity to the Universitv Village on
Applicant's land. The location and design of the building (interior
and exterior) and related improvements will be on terms mutually
acceptable to Applicant and the Universitv of Hawaii.
4. Applicant shall use its best efforts to construct and make the
20,000 square foot classroom building available for use by the
Universitv prior to occupancy of the first permanent building on
the proiect site. Within one year of receiving its first certificate of
occupancy for buildings on its land, Applicant shall: 1) turn over
the 20 000 square foot building on State land to the University of
Hawaii for use.
5. Applicant shall be required to deposit into escrow the estimated
cost of $5,000,000 for construction of the Universitv Center.
Funds will be released to Applicant for construction of said Center
as required by Applicant. The Center's drawings shall be
approved by the Chancellor of Hawaii Community College before
start of construction. Applicant shall post a $5,000,000
performance bond with a time limit of five (5) years. If the
Universitv is unable to obtain all required permits for the Center
within five (5) years, the performance bond shall be returned to
Applicant and Applicant shall be released from construction
requirements for the 20,000 square foot classroom building.
Page 10 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
12. Amend Condition "00"
[x]00. The applicant shall make its fair share contribution to mitigate the
potential regional impacts of the property with respect to parks and recreation,
fire, police, solid waste disposal facilities and roads. The fair share contribution
shall become due and payable [grief-te-resei}~t] on the sale or lease of
residential units subiect to such
contribution. The fair share contribution shall have a maximum combined value
of $6,411.25 per multiple family residential unit ($9,991.20) per single family
residential unit). The total amount shall be determined with the actual number of
units accordin to the calculation and payment provisions set forth in this
condition. The fair share contribution per multiple family residential unit (single
family residential units) shall be allocated as follows:
1. $3,162.49 per multiple Family residential unit ($4,817.93 per single
family residential unit) to the County to support park and
recreational improvements and facilities;
2. $99.95 per multiple family residential unit ($232.42 per single
family residential unit) to the County to support police facilities;
3. $307.46 per multiple family residential unit ($459.06 per single
family residential unit) to the County to support fire facilities;
4. $137.04 per multiple family residential unit ($200.98 per single
family residential unit) to the County to support solid waste
facilities; and
5. $2,704.31 per multiple family residential unit ($4,280.82 per single
family residential unit) to the County to support road and traffic
improvements.
The fair share contribution shall not apply to affordable housing units. In
lieu of paying the fair share contribution, the applicant may contribute
land and/or construct improvements/facilities related to parks and
recreation, fire, police, solid waste disposal facilities and roads within the
region impacted by the proposed development, subject to the review and
recommendation of the Planning Director, upon consultation with the
appropriate agencies and approval of the County Council [4=he
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respect to the fair share contribution for parks and recreationlthat
Page 11 of 11
Bi11224, Draft 3
Hiluhilu Development, LLC
contribution for all residential units will be satisfied when Applicant
completes and offers for dedication all of the land facilities for the active
use pazk described in Condition U above. The fair share contribution for
roads will be satisfied upon completion of the Mid-Level Road (Road
" 2") Road " 3", Road "5" and Road "4A".