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HomeMy WebLinkAboutCOM 0049.000 2006-2008 4~ Harry Kim ~ Christopher J. Yuen Mayor Director •'•,;i•oF:w;:~ Brad Kurokawa, ASLA LEED®AP EttC Deputy Director PLANNING DEPARTMENT 101 Pauahi Sveet, Suite 3 Hilo, Hawaii 96720-3043 (808) 961-8288 FAX (808) 961-8742 ~ , rv December 22, 2006 `J" m_:; c.l Honorable K. Angel Pilago, Chair and Members of the Committee on Planning cam, COMMITTEE ON PLANNING 333 Kilauea Avenue Hilo, HI 96720 Dear Chair Pilago and Members of the Committee on Planning: COUNCIL ZONING OVERVIEW RE: LAND USE TRENDS, 2005-2006 It's important to look at overall development trends in planning the future of the island. The general public tends to focus on individual rezoning applications because these require public meetings and County Council approval, so they are highly visible and well-publicized. While these new rezonings are important, the bulk of development has been occurring based on land use approvals given decades ago. This letter presents a review of overall development on the island, Focusing on residential building permits, because these are a good indication where people are moving on the island. It also reviews rezoning activity focusing on the last two years, with some discussion of the previous four years. L Recent Building Permit Activity. Attachment "1"shows the number of new residential units authorized by building permits for each year, by tax map zone and section, from 2004-2006. The 2006 data is complete only to the end of November. The 2006 table also shows the general area covered each tax map zone and section. We continue at a very high level of new units: 2,627 in 2006, through the end of November, and 3,501 in 2005. In 2004, there were 3,107 new units authorized, Cornet. No._~ Ref. To: Z Ref. Uate~ Hawai `i County is an Equal Opportunity Provider and Employer. Honorable K. Angel Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 2 December 22, 2006 and in 2003, 2,386 units. This compares to the average of about 1,500 units/year in the decade of the 1990's, with a low of 765 in 1997. The locations are extremely significant. Most are in the private subdivisions approved in the 1950's and 1960's. About 40% of the island's new units are in Puna, and about 70% of the Puna permits are in lower Puna. This growth in Puna is consistent with the trend from 1980-2000, when Puna accounted for about 35% of the island's total population increase. Besides Puna, the other major area of older subdivisions with many new building permits is the Hawaiian Ocean View Estates/Hawaiian Ranchos area in section 9- 2. Building permits allow 422 new homes in this area in the last two years. To put this in perspective, there were almost as many building permits for new homes in Hawaiian Ocean View/Ranchos in 2006 as in the entire district of South Hilo, which had permits for 225 new units. In West Hawaii, the greatest center of building permit activity in 2006 was Waikoloa Village, with 300 new units authorized, out of 429 in South Kohala as a whole. (The 2006 table separates out Waikoloa Village from the Mauna Lani Resort to better analyze section 6-8, which includes both areas.) Building permits in North Kona actually declined in 2005-2006 from the very high levels of the previous two years. There were 369 new units permitted through the end of November 2006, mostly in Kailua-Kona and north of Palani Rd. There were 481 in 2005. This is down from 749 in 2004 and 757 in 2003. The more rural districts have much lower levels of building permit activity. North Hilo, Hamakua, North Kohala, and Ka'u, excluding the Ocean View/Ranchos and Discovery Harbor areas, had a total of 218 new units authorized through November 2006. Although some of the homes built on former sugar cane land are very noticeable, the total numbers are low compared with Puna, Waikoloa, and Kailua-Kona. II. Recent Zoning Activity In 2005-2006, almost all of the new residential development authorized was contained in five major rezoning actions in Kona. The Suffolk and Pua'a rezonings, near the intersection of Kuakini Highway and the Queen Kaahumanu Highway, involved adjacent properties that were zoned for commercial and multi- Honorable K. Angel Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 3 December 22, 2006 family use, with a probable density of about 350 units if developed according to the developer's projections. "Lava Kuakini", on Kuakini Highway neaz Pottery Terrace, was zoned for 212 multi-family units. The Lava Kuakini and the Pua'a rezonings required much more affordable housing than the standazd 20%. The "SCD 108" rezoning, just above Lowe's, would have 57 one-acre lots, and 56 multifamily units according to the developer's plans, although more units would be possible under the zoning. The "Palamanui" development, just north of Kona Palisades, is the largest rezoning that has gone through the council in the six years of the Kim administration, with a potential for 1,116 units. Attachments " 2" and " 3" are maps showing these major rezonings. While each of these rezonings were accompanied by some controversy, al] of them, except for Palamanui, aze within two miles of the intersection of Queen Kaahumanu Highway and Henry St., and they tend to concentrate growth within the urban center of Kona, which is consistent with the General Plan. Palamanui is the outer boundary of the "urban expansion azea" north of Kailua-Kona in the General Plan, and it was supported largely because it offered infrastructure improvements necessazy for the University of Hawaii West Hawaii campus, as well as construction of a portion of the regional road network. Outside of North Kona, the largest residential rezoning was 15 acres in North Kohala for self-help housing. Although zoned RS-7.5, this will probably be developed with 10,000 square foot lots to allow septic systems rather than a sewer, and therefore may result in about 60 homes. In Hilo, there were about 15 rezonings from residential to neighborhood commercial or light industrial in the Waiakea Houselots area. Typically these aze half-acre lots that are being rezoned to allow small businesses. This follows a long-term trend. There was one multi-family rezoning that would allow 19 units near the University, and one multi-family rezoning that was rejected in the Waiakea Houselots area. In agricultural azeas, there were two rezonings from A-40a on the wet side of Waimea, one which could result in seven additional lots, the other potentially resulting in nine additional lots. There were also nine individual rezonings in Kaloko Mauka, mostly adding one lot each, and seven in the Anekona Estates- Ouli area in South Kohala, each adding one lot. These rezonings followed long- Honorable K. Angel Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 4 December 22, 2006 established policies. There were also three small rezonings of ag land in North Kohala that added one lot each. There were no rezonings at all in North Hilo and South Kona, two small ones in Puna, and one in Hamakua. I wrote a similar letter to the Council reviewing development trends and rezoning decisions, in March 2005, covering the period from the start of the Harry Kim administration in December 2000 up to that point. A copy of that letter is "Attachment 4". Because of Palamanui, there were considerably more residential units potentially added in 2005-2006 than in 2001-2004, but the basic outline is the same-that almost all rezoning activity has been in Kailua-Kona. The main exceptions are Palamanui, and, outside of Kona, the "University Terrace" rezoning in Hilo, which created the potential for about 350 homes more than the previous zoning. In the rest of the island, rezoning activity has created the potential for fewer than 200 new units. At the same time, there have been downzonings that reduced the potential number of units by about 650 (in the Mauna Lani and Mauna Kea resorts.) Almost none of the development that has occurred in the last six years has been on projects that were rezoned during that time. The only major construction was on the "Ali'i Cove" project and on the University of the Nations condominiums, both in Kailua-Kona. The Seascape project, the "Lehua Lani" residential project of 58 units on Alii Drive, and the "Hualalai Vistas" subdivision in Kalaoa aze being actively developed, but the remainder of the major rezonings are still in design or stalled by market or other issues. Out of roughly 15,000 new residential units authorized by building permits in the last six years, fewer than 300 units are on property rezoned during that time. Almost all residential construction is occurring on property zoned in prior years, and most is occumng in areas that were subdivided in the 1950's and 60's. My previous letter to the council, in March 2005, outlines the major sources of growth on the island that are built into prior zoning and subdivision actions. The basic conclusions of that letter are still valid: • rezoning in the last six years has been primarily in the urban core of Kailua-Kona and is consistent with the General Plan; Honorable K. Angel Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 5 December 22, 2006 • the many small rezoning actions do not add much new potential growth, even taken collectively, have not rezoned much agricultural land, and have not changed the basic growth patterns that are built into prior zoning. III. Trends and Conclusions Development on this island has had aboom-and-bust cyclical pattern. Attachment "5" is a graph of new residential building permits on the island from 1980 to 2006. (The 2006 data, again, is only through the end of November.) In the past, the high part of the cycle has been broken by events outside Hawaii: by the high interest rates and recession of 1981-82, and by the end of the Japanese "bubble economy" and the first Gulf War in 1991-92. It is of course impossible to predict how long the present cycle will continue, but it shows signs of decreasing. The building permit level in 2006 will be lower than 2005. New homes in Puna are selling much more slowly than a year ago, and this will discourage much of the spec home construction that has been occurring. Hawaii real estate tends to follow the Mainland, and home construction has been down considerably in most Mainland markets. There are some basic trends that aze likely to continue, however. Most importantly, the private subdivisions will continue to attract population, because the lots will always be less expensive than lots built to current subdivision code requirements. We have to recognize that at ]east 50% of the new homes on the island are being built in these subdivisions. Most of them were originally created to cash in on real estate speculation, without basic amenities. The residents of some of the subdivisions have made major improvements on their own. The County needs to find ways to help enhance the quality of life in these areas. This will be a major theme of the Puna Community Development Plan. The sepazation of the older subdivisions from the job centers on the island creates commuting needs, and in turn, is a major contributor to our traffic problems. To find employment, most of the people moving to the 400+ new homes approved in the Hawaiian Ocean View/Ranchos area in the last two yeazs will have to commute to and from Kailua-Kona and the resorts to the north, through very congested roads in South and North Kona. This is a very basic reason to try to develop workforce housing opportunities in North Kona and Waikoloa. We have had about 3,300 permits for new homes issued in the last seven years in the area Honorable K. Angel Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 6 December 22, 2006 from Kea'au to Kalapana that depends almost exclusively on Hwy. 130 for access. This suggests that there is an urgent need to increase highway capacity into lower Puna. Highway 130 will only handle about 1,000 cazs per hour per lane. It is hard to see how the traffic from all these new homes-about 1,600 permitted in the last two years~an possibly be handled with the current roadway. Sadly, with all of this new home construction, we have not had much affordable housing built, outside of the older subdivisions in Puna and Ka'u. Most of the zoned properties in Kona and South Kohala never had affordable housing conditions, because they were zoned prior to the time when the County started requiring affordable housing with new zoning, or satisfied their affordable requirements when it was relatively easy to do so. The amendments to Chap. 11 in February 2005 plugged the loopholes, but there are still many projects being developed without affordable housing requirements because of these gaps. We are researching ways to try to broaden these affordable housing requirements so that we get more affordable housing. I hope this has been informative and I will be happy to answer questions about planning issues at the Planning Committee meeting on January 3, 2007. Sincerely, CHRISTOPHER J EN Planning Director CJY:pak Wpwin60/Christ/Council zoning overview 2006 Attachments cc: Mayor Harry Kim Mr. C. Kimo Alameda, Chair and Members of the Planning Commission CDP Steering Committees Planning Program Managers Mr. Brad Kurokawa Mr. Roy Takemoto Honorable K. Ange] Pilago, Chair and Members of the Committee on Planning COMMITTEE ON PLANNING Page 7 December 22, 2006 cc: Reseazch and Development Wilson Okamoto & Associates Mr. John Whalen 2006 New Residential Permits (Up to End of November) PCC: Ol -Houses -One Family PERMIT CNT: 2373 UNITS CNT: 2373 PCC: 02 -Houses -Two Family PERMIT CNT: 2 UNITS CNT: 4 PCC: 03 - Aparhnent Building, 3 or 4 Family PERMIT CNT: 40 UNITS CNT: 167 PCC: 04 -Apartment Buildings, 5 family & Up, up to 3 st PERMIT CNT: 9 UNITS CNT: 83 Zone: 1 (PUNA) Permits: 1099 UNITS: 1099 Zone-Section Permits UNITS 1-1 (Mauna Loa Est., Fern Forest) 176 176 1-2 (Kalapana-Opihikao) 36 36 1-3 (Pohoiki-Leilani Est.) 70 70 1-4 (Kapoho-Nanawale) 102 102 1-5 (Pahoa-Haw'n Paradise Park) 334 334 1-6 (Orchidland-Ainaloa) 217 217 1-6 (Hawaiian Acres) 51 51 I-7 (Keaau-Mt. View) 26 26 1-8 (Mt. View-Glenwood) 71 71 1-9 (Volcano) 16 16 Zone: 2 (SOUTH HILO) Permits: 223 UNITS: 225 Zone-Section Permits UNITS 2-1 (Banyan Dr.-Keaukaha) 13 13 2-2 (Panaewa) 66 67 2-3 (Downtown-Pi'ihonua) 23 24 2-4 (Waiakea) 50 50 2-5 (Kaumana-Kaumana City) 37 37 2-6 (Wainaku-Honoli'i) 9 9 2-7 (Honoli'i-Onomea) 5 5 2-8 (Onomea-Pepeekeo) IS 15 2-9 (Honomu-Hakalau) 5 5 Zone: 3 (NORTH HILO) Permits: 25 UNITS: 25 Zone-Section Permits UNITS 3-1 (Hakalau-Honohina) 5 5 3-2 (Ninole) 4 4 3-4 (Ninole-Maulua) 1 1 3-5 (Papaaloa) 7 7 3-6 (Laupahoehoe) 4 4 3-9 (O'okala) 4 4 ATTACFA'IENT 1 Zone: 4 (HAMAKUA) Permits: 40 UNITS: 40 Zone-Section Permits UNITS 4-1 (Kaohe) 2 4-3 (Paauilo) 6 6 4-4 (Kalopa-Paauhau) 12 12 4-5 (Honoka'a) 9 9 4-6 (Ahualoa) 8 8 4-7 (Kapulena) 2 2 4-8 (Kukuihaele) 1 1 Zone: 5 (NORTH KOHALA) Permits: 57 UNITS: 57 Zone-Section Permits UNITS 5-2 (Niuli'i) 2 2 5-3 (Halawa) 2 2 5-4 (Kapa'au) 7 7 5-5 (Hawi) 18 18 5-6 (Pohakea Est.) 5 5 5-7 (Mahukona) 2 2 5-8 (Kaiholena) 1 1 5-9 (Kohala Ranch-Kohala Est.) 20 20 Zone: 6 (SOUTH KOHALA) Permits: 294 UNITS: 429 Zone-Section Permits UNITS 6-1 (Kawaihae) 7 7 6-2 (Mauna Kea, Kawaihae Rd.) 8 8 6-4 (Waimea, wet side) 29 29 6-5 (Waimea, dry side) 3 3 6-6 (Puako) 4 4 6-7 (Waimea, south of Mamalahoa) 38 38 6-8 (Waikoloa Village) 165 300 6-8 (Mauna Lani Resort) 33 33 6-9 (Waikoloa Resort) 7 7 Zone: 7 (NORTH KONA) Permits: 313 UNITS: 369 Zone-Section Permits UNITS 7-1 (Kiholo) 1 1 7-2(Kaupulehu) 52 60 7-3 (Kuki'o-Hualalai-Kalaoa) 91 105 7-4 (Kealakehe) 6 6 7-5 (Kailua-Kona) 106 140 7-6 (Royal Poinciana Dr.) 16 16 7-7 (Holualoa-Magic Sands) 23 23 7-8(Keauhou) 15 15 7-9 (Kainaliu-Kealakekua) 3 3 Zone: 8 (SOUTH KONA) Permits: 66 UNITS: 76 Zone-Section Permits UNITS 8-1 (Capt. Cook) 18 28 8-2 (Napo'opo'o) 6 6 8-3 (Ke'ei) 2 2 8-4 (Honaunau) 1 I 8-5 (Ki'ilae) 1 1 8-6 (Ho'okena) 2 2 8-7 (Opihi'hale) 14 14 8-8 (Papa Bay) 20 20 8-9 (Miloli'i) 2 2 Zone: 9 (KA'U) Permits: 307 UNITS: 307 Zone-Section Permits UNITS 9-2 (HOVE-Haw'n Ranchos) 221 221 9-3 (Kama'oa) 2 2 9-4 (Discovery Harbor) 67 67 9-5 (Wai'ohinu-Na'alehu) 5 5 9-6 (Pahala) 2 2 9-9 (Volcano Country Club) 10 10 2005 New Residential Permits PCC: 01 -Houses -One Family PERMIT CNT: 2694 UNITS CNT: 2694 PCC: 02 -Houses -Two Family PERMIT CNT: 78 UNITS CNT: 156 PCC: 03 -Apartment Building, 3 or 4 Family PERMIT CNT: 31 UNITS CNT: 124 PCC: 04 -Apartment Buildings, 5 family 8 Up, up to 3 st PERMIT CNT: 61 UNITS CNT: 498 PCC: 05 -Apartment Buildings, 5 family 8 Up, 4 or more PERMIT CNT: 3 UNITS CNT: 15 PCC: O6 -Hotels 8 Motels - up to 3 stories PERMIT CNT: 1 UNITS CNT: PCC: 07 -Hotels 8 Motels - 4 or more stories PERMIT CNT: 1 UNITS CNT: 14 PCC: 08 -Other Shelters PERMIT CNT: 37 UNITS CNT: Zone: 1 Pertnds: I r- 12871 UNITS: 1279 Zone-Section: 1~~ Permits: j 165 UNITS: 163 Cone-Secticn: 1-2 Permits: 44 UNITS: 44 Zone-Section: 1-3 Permits: 77 UNITS: 76 Zone-Section: 14 Pennils: 41 UNITS: 41 ZoneZone-S~e :oncUoncU 1-5 Permits: 559 UNITS: 556 ~ZOne-Section: 1-6 Permits: ~ 288 UNITS: 288 Cone-Section: 1-7 Permits: 33 UNITS: 32 cone-Section: 1-8 I,Pertnits: 70 UNIJS: ~ 69 Cone-Secton: 1-9 Permits: 10 UNITS: 10 Zone: 2 Permits: 275 UNITS: 297 (Zone-Section: 2-1 Permits: 9 UNITS: 0 Lone-Section: 2-2 Permits: 57 UNITS: 86 Zone-Section: CJ Permits: _ 14 UNITS: 14 Cone-Section: 2-4 Permits: 841 UNITS: 80 Zone-Section: 2-5 Permits: 48 UNITS `47 Zone-Section: 'i2-6 ~Pertnits: 14 !UNITS 13 `Zone-Section: 2-7 , Permits: ~ 13} ~UNITS~ ~12~1 cone-Section: i2~ Permits: 21UNITS: ~21_~ one-Sectiom_ 2~~ ~Pertnits: J 15 LUNITS: 115 Zone: 3 _ !Permits: ~ ! 17 UNITS: 19 ~~Zone-Section: ri J~ Permits: J _ _ 3~~UNITS: L ~ Zone-Section: '3LJ Permits: LUNITS: r7~ Zone-Section: 3-4 Permits: ~ UN~TS:I ~11~ Zone-Section: 3-5 Permits: UNITS l5 Zone-Section: 3-6J !Permits: 7 ~NITS:~ I"_~ Zone: 4 ,Penn :i st :i st _ 1 'IUNITS~ !34 ~ Zone-Sedian: '4-1_~ jPermits: J ;UNITS:; i1 (Zone-Section: ~4-2 ~ (permits: 1: '~UNITSJ i1 Zone-Section: X43 ! ~ermits: - 8~ iUNITS' B ~ jZOn_e-Section: ;4-4 f (Permits: I 111 (UNITS: i '71--~ iZone-Section: 4-5 Permits: 4~. ;UNITS: I 14 IZOne-Sediorc 14-6 IPermits~. 6i UNITS: !6-~ Lone-Section: i4_7 J 'Permits: 21i ;rUN1T5: , (Zone-Section: 14-8 (Permits: ~ 1 ~~NI75: !1 Zone: 5 ~ermiis: ~ 5~ UNITS: ! 54 ;Zone-Section: j5-2 !Permits: _ 21 jUNITS: I ;2 ;Zane-Section: !5-4 ' !Permits: ~ 6I UNITS 1~J 'Zone-Secton_ x,5_5_' :Permits J 12! !UNITS:' 111 (Zone-Section: 5-6 Permits: J _ ~ UNITS: j4 J Zone-Section: 5~I rPermits: -j ~ UNITS:( jZone-Section: 5-9 Permits ~ - 32 (UNITS:, 31 J Zone: 6 --IPermits 447 'UNI ITS: ~ 95~ 5 ~ Zone-Section: 6-1 ~ Permits: 11~ UNITS: j11 Zone-Sectiorc.6 2~ Permits. 54 UNITS: 109 Zone-Section: 6-4 Permits: 65 UNITS: 63 Zone-Section: 6-5 Permits: 11 UNITS: 11 Zone-Section: 6-6 J Permits: ~ UNITS: , Zone-Section: 6-7 jPertnits: ~ 46 UNITS: Lam' Zone-Section: 6-8 ,Permits s: 'I 209 UNITS: 394 Zone-Section: 6~ Permits:_~ 49 UNITS: 320 Zone: 7 Permits: 'i~ 403( (UNITS: ~ (481 jZone-Section: 7-1 ~ Permits: 10 UNITS: '~i Zane-Section: 7-2~ Permits: 49 UNITS: ( 62 Zone-Section: 7-3 Permits: 131 UNITS: 128 Zone-Section: 7-4 Permits: 26 UNITS: 26 Zone-Section: 7-5 Permits: 46 UNITS: 94 Zone-Section: 7-6 Permits: 26 UNITS: 25 Zone-Section: 7-7 Permits: 84 UNITS: 83 Zone-Section: 77-8 Permits: 24 UNITS: 48 Zone-Section: 7~ Permits: i bl UNITS: 50 Zone: 8 Permits: 80 UNITS: ~ 78 ~ Zone-Section: 8-1 Permits: 9 UNITS: (Zone-Section: 8-2 i~ Permits: 1Ja UNITS: ~71 Zane-Section: 8~ rPermits: 91 UNITS: gO Zone-Section: 8-4 Permits: ~ (UNITS: Zone-Section: 8-7 Permits: 141 rUNITS: 14 Zone-Section: 8-8 Permits: 22 UNITS: 22 Zoned 8-9 Permits: UNITS: Zone: 9 Permits: ~ 304 UNITS: ~ 304 rZone-Section: 9-2_ I Permits: 201 UNITS: 201 Zone-Section: r9-3 J Permit~~j ~ ij ''iUNITS:~ jZone-Section: 19_4 IPermits: _ 7g jUNITS: ~ L79-~ (Zone-Section 9-5_J IPermits: ~ J ~UNITTS: ~4~ Zone-Section: ~9_6_ Permits: ~ ~iU ITS I3`J jZone-Section: ~ ~ Permits: 16 UNITS: i6 jTOtal: Permits: _ 2906 2004 New Residential Permits PCC: Ot -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: 06 -Hotels & Motels - up to 3 stories PERMIT CNT: 1 UNITS CNT: PCC: 07 -Hotels & Motels - 4 or more stories PERMIT CNT: 1 UNITS CNT: ~I PCC: OS-Other Shelters PERMIT CNT:- 25 - UNITS CNT: 8 Zone: 1 _ - ~ Zone-Section: ~ 1Permits:~ 875 ,UNITS: 869 J J LFermits: 100 UNITS .99 ~ - r-___. I Zone-Section: f1~ IPermits: - 36 IUNITS: i36 J (Zone-Section: 1-3 `Permits _ _ J ~ 731 LNITS: 73 _ - Zone-Section: 1-4 'Permits-- J ~ 24 UNITS: 24 ; (Zone-Section: 1-5 1 IPermits;-__~ r 4151 NITS: 413 Zone-Section: aL_ Permits: ~ 732 UNITS ~ 129 J Zone-Section: ~1i 7 Permits: _ ~ 38 UNITS: 36 Zone-Section: 1-~ Permits: 4~ UNITS: 45 Zone_Section, ~ 1, 9 _ Permits- _ i 14 UNITS: ~ ~14 Zone: 2 Permits: i 243 'UNI STS: i' 283 i ~ T (Zone-Section: 2-1 ~iPermits: ~ _ 15 UNITS: ~~15 Zone Section: 2-2 Permits: ~ ~ _ 22 UNITS: ~ 64 Zone-Sectional I2-3 Permits: ~ 18 UNITS_I ~18 _ _ (Zone Section 2-4 - IPermits:_ i_ 1031 LUNITS: ~ 1103 J Zone-Section: 12-5 Permits: _ I~ r - 371 ~UNIT~ 33~ Zone-Section 2-6 ~ermlts: ~ 8~ UNITSJ 'Zone-Section: i2 7 _Permit~ L '8 'UNITS `17 ZoneSection: ~ 2-8 'Permits: IUNITS: 16 (Zane-Section: i i2-9 Permits: ~ _ ~ rUNITS: ! i5 Zone: 3 Permits ~ 24~NITS I ~24 ~I (Zone-Sectional 33-1 IPermits:_ _ 5 UNITS- 5 Zone-Section: 3~ Permits: I i 7 ~UNIT~ ~i~~ ~ZOne-Section: ~3-5 Permits _ ~ ~ ~~6 UNIT ~fi--- I2one-Section -1 '13-6 IPermits: ~ _ ~ 4i UNITS _ I4 ~IZone-Sectiona 3-9 Permits: - 'i 2I UNITS' ~2_ Zone: 4 ',Permds I 68 rUNITS X67 ~ rZOne-Section i4 ~ IPermits: ~ ~ - _6 ~UNIT~ Zane-Section:. X43_ ~ ,Permits: _ _ ~ 6 UN1T~ '6 ~ (Zone-Section: ~ i4-4 Permits: ~ 23; UNITS ~3 ~ Zone-Section:~ 1414~I Permits: _ ~ ~ 13 UNITS: ! ~2 ' Permits: - ~~ll~ 'Zone-Section: i 4-6 ~ 12~ ,UNITS: 112 Zone-Section: 4-7 ~ Permits: i ~ 'UNITS: ~ 6 i _ Zone-Section 4-8 Permits: 2 IUNITS: i 2 ~ Zone: 5 'Permtis: 169 ~UMTS X69 ~i Zone-Section I5 2 ,Permits: i~ 2 fl1NITT5. 2 J Zone Sec6an i5-3 .Permits: ~I '~i IUNITS[ 3 ~I _ _ Zone Section i5-4 .Permits: 101 IUNITS 'I 10 ~ __-J IZone_Section: i 5-5 jermits i _ - 1~, UNITS: 117 J I ~ ~ - ~Zol ne-Section: 5-6 Permits: J J iUNITS t2- _ (Zone-Section_ I5-7 PerPer s~ ~ ~ UNITS j1 ~ Zone-Section: j `5~ _Permits_ ~ 34'1 ,STS:~ i34 Zone: 6 Permits: 1 370 ,UNITS: 826 i ~_L_.._. _ _ cone-Section: 6-1 jPermits: I 18 UNITS: I78 Zone-SecGOn: 6-2 IPermits: Ir 381,UNITS:~ X48 Zone-Sectional 6-4 ~ iPermits: _6~ UNITS: 65 ~ Zone-Section: 16-5 _ ~ IPermits: - ~ UNITS: ~1 Zone-Section: 6-6 IPermits 5~~i 'i ~ UNITS: Zone-Section: 6-7 I Permits: ~I ~ 121UNITS; 112-- Zone-Section: 6-8 LPermlts: ~ ~ 1981 UNITS `452 ;Zone-Section: 6-9 I Permits: ~ 22 (UNITS: 216 Zone: 7 ~ iPermits: 492 _ - UNITS 749 Zone-Section: 7-1 Permits: I~ 19 UNITS: 19 Zone Section: 7-2 Permits: ~ . 53J UNITS: 55 Zone-Section: 7 3 j Permits: _ 114 UNITS: 112 Zone-Sectional 7-4 :Permits: ~ 17 UNITS: 16 - - (Zone-Section_l f7-5 iPeimits ~ ~ 135 UNITS: 306 Zone-Section: 7-6 IPermits: I - 27 KNITS: 3~~ ~ZoneSection:J 7-7 I Permits: ~ ~ 72~ UNITS: ,72 - J ZoneSectlon: ~-8~ Permlts: ~ ~I U~NITIS: 113 Zone-Section: 7-9 f Permits: ~ 7 UNITS:J i7_~ Zone: 8 Pemits_,I 99- ~ 97 - - Zone-Section: j8-i ~Permils: 16 UNITS: 16 IZone-Section: ~8-2 ~ Permlts: Ir 14 ~ITJI f14 Zone-Section: 8-3 Permit ~ ~ 12 UNITS: 12 'Zone-Section: 8_4 Permits_ _ .UNITS 'ZI one~Section: 8-~ Permits: ~ 2 (UNITS: Zone-Section: 8_7~ Permits: i 27~ (UNITS 27 r__.~ jZone-Section: ~ ~8-8 Permlts: Ji 17 UNITS: ~I L7 _ - Zone-Section: 'S-9 iPermits: ~ 10 UNITS: ~ Zone: 9 Permits: ~ 131 (UNITS:~ 131 I~ZOne-Section: C9-2 ~ ~ ~ermits: ~ 70 :UNITS: 70 Zone-Section: ~ 9-3 ~I Permits__ 1~ UNITS: i1 Zone-Section: ~9-4 - Permit ~ ~ 4~ (UNITS '146 Zone-Section:~ 9~ Permita~i ` 5UNITS: IS--~ Zone-Section: ~9-9 IPermits: 9 rUNITS.i 9 -1 ~TOtal: Permits: 2371 Kailua-Kona Rezonings, 2005-2006 ti ~ ~ ` ~ ~ ~'`Ji-- _ 4 yak'' y..r - 'fti / 1 -J ,,~~~,,'~r Sri` y i I / ^y3 u~`~° Y ~ 1 l - _ ~r it l+'-...=`V3~, t~1 li j._, .i_ yam, _ _ _ _rS ti-~ mot.-' ' 1 . , " ~ - ~ y ty f ~ _ 1 t r .Jr r ,,k~ ~ _ _ ,~,,,h''-t Y .T _ i~ ~ Kailua Bay°~_. , ..:~__~,T _ r t"_~-~ ~1` ~T .1~ t., _ _ _ ~I 1 ~ l _ _ _ . j _ 11--~ ~ 2 1 } ~ f _ - 1 _ ~ _ ,-C ,r ~ , , 2=Suffolk " 3=Lava Kuakini --~,i 4=SCD 108 k = _ t 1~ J 1 ~ _ , ^ y a. l , / ~ ~ ~ T 0 700 1 ,408 2,800 4,200 5,6~Deet ATTACI-A7ENT 2 Palamanui Rezoning r ; 1 r' - Queen Ka~fh'umanu _H ig t~~iia y (t'l, r~ r - - ~ - ~ ~ J N ~ i i ~ Palamanui _ _ r~ ~ ~ f 1 _ ? 1 ~ ~:~t. i ~ Airport t f~ ~ j 1 t ~J~~' ~ f I~-~- r 1 lj r-~ ~ ~ rr---t i jJ x j i _~I I _ "ir '1 ~I~ I~ '0y~` - ~~I - - << 0 1,250 2,500 5,000 7,500 10,O~Oet ATTACI-IMQVT 3 atY•Or /iqW 6G~, Ifasry 1{im Christopher J. -Yuen e• Mayor Direcor Sj'~TF Ci rNP~P Roy R. Takemoto Depury Director ~uixnf~r oaf ~ttfi~rtti PLANNING DEPARTMENT 2vlarch 9 2005 1G1 Pauahi Street, Suite 3 • Ililo, Hawaii 95720-3043 ' (808)951-528° ^ Pax(808)951.87?"_ 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 and employer. M~ 81~~ R ATTACI~NI' 4 Honorable Gary Safarik, Chair and Members of the County Council COUNTY OF HAWAII County Council Page 2 March 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 Existin¢ 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 are 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 Property 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, fOi a potential of at least 5000 more units could triple current population ir_ 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-1 a 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 azea of North 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 1-361ots, Phase 2--4001ots --Maku'u Mauka-374 lots --Panaewa Residential--401ots --Honokohau project (partnership with DLNR, state lands will need county zoning). --Waiakea Residential-500 lots Existing Major 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 azeas 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 Zoning 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 occurred 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. 1. 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). Total 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 "Haalalai 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 alsu a downzuning 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 1 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 Council 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 ir, 2004, ino~tly in lower Puna. 542 permits were issued in tax map sections 1-5 and 1-6, the Paradise 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 prepazation for the Planning Committee meeting on March 15 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 yeazs, 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 Walkoloa 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 aze 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, l i ~ F` _ , CHRISTOPHER J. YUEN~ Planning Director CJY:pak Wpwin60/Chris/Chair Gary Safarik -Overview of 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 tt i +1 , t: l,, f Palani Rd .fr e:~ k ~ ~ ~ l 1 +l 1=QLT Palani - _ 2=Alii Cove ~ 3=Hualalai 160 units 4-UN Bencorp ~ Major Residential Rezoning, Kailua-Kona, 2001-2004 \ ~'y /°l 1 ~ N N W W O Ul O CIi O C11 O O O O O O O O 1980 - ~ 1983 1986 1989 ~ _ C/~ E--+ - 1992 N ~ 1995 ~ e 0 • 1998 2001 2004 ~ Z ~ ~ b ~ ~ 2004 New Residential Permits - - i 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: 05 -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 & Mntels - 4 or more stories PERMIT CNT: 1 UNITS CNT: PL'C~ OB -Other Shelters PERMIT CNT. 25 UNITS CNT: 8 lnne: .i i ~ Permits: 875' UNITS: 869 ,'Zone-SectionJi ~;1-1 iPermits: I , 1 )001 UNITS: j 199_-~ !Zone-Section: j 11-N (,Permits: 36 UNIT) ~3fi i !Zone-Section: , ',1-3 Permits 73 SNITS: 73_~ Zone-Section: ! 1-4 I Permits: - ~ 24 UNITS: 24 lji twte^~ (Zone-Section: ~ ~1-5 ~ ~Parmits:~ i 415 UNIT 413 l;taus y ~c.rton. Zone-Section: 1-6 Permits: 132 UNITS: 129 '~Zone_Sectio¢ t-7_ 'Permits: ~ 36 UNITS: 36 Zone-Section: 1-8 Permits ~ 45 .,UNITS: '45 (Zone-Secti~m :i 11~Permits: I~~ 14 UNITS:-' '1~ 4 li Zone: 2 ~i' ~'~i°) Permits:l ~ 243 UNITS: 283 Zone-Section: 2-1 I Permits: 15 UNITS: 15 Zone-Section: ~ 2-2 I Permits: 22 UNITS: 64 iZone-Sediort 2-3Permits:~ 18 UN17S: 18 Zone-Section ; ',2-4 ermits: J _ 103 UNITS: ~ 103 i iZone-Sectional ~5 ~Pe=mits~ 3Z LNITS'~ ~37 _ _ _ ~ Zone-Section: i 'L I-Permits ~ ~ UNITS: f8 Zone-Section: j ~&7 J (Permits: ~ 18 UN1T~ 17 C-. - _ LoneSection:~ 2.8_I Permits: _ 17 UNITS: 16 (Zone-Section: i ,2-9 (Permits: ~ LNITS:1 Zone: 3 u~ lad Permits: 24 UNITS: 24 Zone-Section: 3-1 Permits: 5 UNITS: 5 Zone-Section: ~3 2 Permits: l~~ UNITS: rC~ Zone-Section: 3-5 Permits: © UNITS Zone-Section) ~6 ~ermils: UNITS Zone-SectiNn 3-9 LPermi[s: L `I UNITS Zone: 4 ~Nrrv-x.~C'•~> Permits: ~ I I I~ TS:, X67 LZone-Section: 4-1 ~ Permits: 6 UNITS: 6 Zone-Section: ~ 44N Permits ~ 6 UNITS: i Zone-Section: 4-4 Peimits:~ I 23 UNITS: 23~ done-Section: , 4r 5 I Permits: i 13 UNITS: 12 (Zone-Section: i4-6 I. Permits:_J 12 UNITS: 1~J Zone-Section: I `4-7~~~ Permits: ~ IrUNITS: j C~ Zone-Section: ~ j4_ 8 Permits: i ~ UNITS: I C~ Zone: 5 ~ tv Kc ~ ~ fig UNITS: ~ 69 LnIK, Permits: I 2 UNITS: 2 j (Zone-SeclionJ 5-2 (Permits: ~ ~ _ (Zone-Section:~ !~5-3 Permits: ~ Imo- 31,UNITS:' ~i3 ~ oneSec[ion: i I54J Permits) 101 UNITS: 10 ~i Zone-Sectional 5-5 J Lermits'. - 1~ ~NIN 1~~ iZone-Section: ~ 5-6 (Permits: 2i (UNITS:; 2 I - _ _ - Zone-Section: ~ i5-7 Permits: 1, UNITS 1 II+Zone-Section ~5-9 ;Permits 34~ (,UNITS ~ '34 _ ~i Zone 6 k,- IiP~ ermds:~ - ~370iUNITS_I 826 ' 'Zone-Section: ~ 6-1 (Permits 181 UNITS I, ,18 J~ Zone-Section: ' I6-2 (Permits: Ir ~ 38 (UNITS: '48 y Zone-Sectional I6-4 Permit I~ 66 UNITS: 65 jZone-Sectiore ~ 6-5 (Permits: i 7 UNITS: 6 J - - 'Zone-Section: ~ I6-6 IPermils: 9' 'UNITS: ~.9 _ Zone-Section: 6-7 ~Permrts 12 UNITS 12 _ Zone-Section: 6-8 Permits: 198 UNITS: 452 _ 7nne-SPrhOn'. ~ '6-9 Permis _ 22' UNITS 216 Zone. 7 ~ ~ Permits: _ 492 UNI75: 745 iZone-Section J, 7-1 (,Permits: J 19 UNITS: 19 _ _ ~ Vie-Section: ~2 jj ~ermits: l 53 UNITS ss Zone-Section ii ~7-3 ~ Permits: 114 UNITS: j Ir112 Zone-Section: 7-4 ~'l Permits: 17 UNITS i6 Zone-Sectionl 7-5 i Permits I~ 135 UNITS:( 306 ~ZOne-Section: • 7-6 Permits: ~ 27 UNITS: 32 done-Sec[i~ 17-7 'Permits: ~ 72 UNITS: 72 ~ Zone-Section: 7-8 Permits: 48. ,UNITS: 130 Zone-Section: ~7-9 !Permits: J 71i UNITS: ~ ~i t- - Zone: B Ke+~~) Permits: I 99 UNITS: 97 Zone-Sectional ~8_~ Permits: _ 16 UNITS: ,16 rZone-Sectional 8_2 I Permits: ~ 14 UNITS: 114 J rZone-Section: i 18-3 rPermits 12 UNITS: ~ 12 ' 'lZone-Section.~ 8-4 Permits: ~ ~ UNITS: LZOee-Sectional 8-6 (Permits: ~ UNIT L ~ one-Section: 8-7 lPermits: ~ ~ 27 UNITS: r27 l iZone-Section: 8-B , I, rPermits: J~ _ 17 NITS: ~i~ Z ne-Section: ~ ~ Permits: ! - _ 10 UNITS: Zone' 9 t,~t,.a;.',: ~ ;Permits:---, - 131 _~UNITS' 1131 (Zone-Secti°n: ~l ~9-P ~i IPermils 'I I~_ 70 UNIT 170 rZone-Section) ~9~ (Permits: ~ r it NITS: Zone-Section: ' 9-4~ Permits: lam- 46 UNITS:( 4~ Zone-Section: ~ 9-5 Permits ~ ~ UNITS (Zone-Sectional 9-9 i Permits: I 9~ UNITS: ( ;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 Building, 3 or 4 Family PERMIT CNT: 36 UNITS CNT: 135 PCC: 04 -Apartment Buildings, 5 family & Up, up to 3 s PERMIT CNT; 40 UNITS CNT: 262 PCC: O6 -Hotels & Motels - up to 3 stories PERMIT CNT; 1 UNITS CNT: 16 PCC: 08 -Other Shelters PERMIT CNT: 24 UNITS CNT: 0 Zone: 1 ~ ~ - Permits: 6041UNITS: 602 Zone-Section: I-1 ~ Permits: 67~ UNITS: 67 Zone-Section: I-2 Permits: 35, UNITS: 35 ,Zone-Section:. 1-3 Permits: 52. UNITS: 52 IZon S oo: 'I 11-4 Permits: I i-- IUNITSI r26~ ~ZoneSec[ion~ 11-5 ~ (Permits: ~ 215 UNITS: 1215 /~e~:<,? Zone-Section: 1 6 Permits: ~ 120 UNITS 119 ~rrtivr.. Zone-Section: 1_7J Permits: ~ 26 UNITS: 26 Zone-Section: 1-8 ~ Permits: ~ ~ 49 UNITS: 49 Zone-Section: ~1-9 ~ P_ermits: 14 UNITS: 13 . ^ I' ' _1 ~P=,rmits: 231 ~I (UNITS: I 1229 ,Zone-Section: ~&1- .Permits: 9, ~iUNITS: i ~9 ' ~ne-Section: ~ 2-2 ' Permits: J ~ ~ 22 UNITS: 22 one-Section: ~ 2-3 Permits: ~ ~ ~ UNITS: Zane-Section: 2-4 1 Permits: ~ ~ 79 UNITS 79 Zone-Section ; 2-5 I Permits ~ _ 51 UNITS: 51 i Zone-Section: ~ 2-6 - 1 ~ermits:~~ ~ ~ UNITS: 14 ~ZOne-Sectio~ ~2-7~ ~Permlt~, I~ 24~ rUNITS: 23 ~ jZOne-Section: 2-8~~ Permits: ~ 18 UNITS: i~ Zone-Section: , 2-9~ Permits: 9 UNITS: 9 Zone' 3 f-) ~ i'-> ~IPermits: ~i it 38 UNITS: 37 !Zone-Section: ~ 13-1 I (Permits: I 5 UNITS: jZone-Section: i 3-2 ~Permits~ UNITS: ~I Zone-Section: Permits:-~ ~ ~ NITS C~ Zone-Section: ~5~ Permits: L (UNITS: Zone-Section: 3-6 Permits: I ~ 10 UNITS: 0 Zone-Section: 3-9 Permits: UNITS: f3 Zone: 4 L ~aarv+c.k~r~ (permits: ~ fi~ UNITS) 60 Zone-Section: , ~4~ Permits: 1~ UNITS: 1 Zone-Section: 4-3 I Permits: ~ 10 UNITS: 10 cone-Section: 4-4 I Permits: I 25 NITS: 25 LZone-Section: 4-5 I Permits: ~ 14 UNITS: 14 (Zone-Section: j r4-6 I Permits: I 6~ UNITS: (Zone-Section) L4-7 iPermi[s: i 3i jUNITS, 3 I, one-Section: 14-8 I Permits: UNITS , 11 75 UNITS: j73 ~ Zone: 5 LhL K~h<ak~~~Permits: ~ ~ I Zone-Section: j ~5-2 (Permits: -4 (UNITS: j4 Zone-Sectional 5-3 J, Permits: ~ vl UNITS: ~J IZ e--Section:~ 15-4 P_ermits: J IL__ U IN TS: I, 16 '(Zone-Section: j 5-5 ~ (Permits: 20 LUNITS: I 19 Zone-Section:mil 5-6 1 Permits: _ ~ ~ ~ UNITS: ~ . ZoneSection _I 5-8 ~ IPermits: ~ 2; IUNITS; I 2 - ~ - __I ' ~ :Zone-Section 5-9 Permits: 35'I ',UNITS:, '',35 ~ : ~ ._y Permits: _ _ _ 307; _ !UNITS: '1 5 _ ~ Zone: 6 44 - _ - ;UNITS__I 117 (Zone-Section: i6-1 - IPermits: 17i, _ _ _j I,Zone-Section:; !6-2 I ~iPermits - ~ 15 UNITS 1 19 ~ Zone-Section: 1 I~6-4 I Perm_ts__, L 57~ ,UNITS'. X81 j Zone-Section: j 6-5 i IPermits: - I ~ 4 UNITS - iZone-Section: ~6-6 Permits: ~ UNITS:~ ~ 1-- _ ~ 'Zone-Section: !6-7 'Permits: 581 :UNITS' X58 - _ ~1 Zone-Section: 6-8Permits: ~ 124, IUNITS:I 1131 ' Zone-Section: 6-9 Permits: 30UNITS: 143 - - 1_ Zone: 7 ~ n: j ~ Permits: 5551 UNITS:. .757 Zone-Section: ?-1 Permits: 18 UNITS 18 (Zone-Section: ~ 7-2 IPermits. X531 IUNITS 151 Zone-Section ~73~ iPermlts:~ 131 IUNITS:~ 129 iZ -Section: ~~1 ~17-4 IPermits: - _i ~ 17!I IUN T ill k Zone-Section: 7~ Permits: _ 224 UNITS: 427 k:i~~:z• ua Zone-Sectional 7 6 rPermits: J 36 UNITS:` 36 Zone-Section: 7-7 Permits: ~ 58 UNITS: 59 ZoneSec n ~7-8 ;Permit~~ ~ _ _ 14 UNITS r22-~~ Zone-Section: 7-9 Permits: 41 IUNITS: :4 Zone: 8 ~S. K~^•w=~ IPermits: I 92 UN~ ITS: 92 Zone-Section: 8-1 Permits: 26 UNITS: 27 Zone-Section: 8-2 i, Permits: ~I UNITS: Zone-Section: i r83 IPermits: j 11 UNITS: j 17 Zone-Section 8-4 Permits: ' UNITS: 0 ~ZoneSec[ion: ; 8-5 IPermits: i 1 UNITS: Zol ne-Section:~ j86 J ~'~Permits ~ ~ UNITS: ~ Zone-Section: 8_7_ Permits: _ 26 UNITS: 25 Zone-Section: 8-8 I Permits: ~ I ~ 13 UNITS: 13 rZone-Section_ 8=9 I Permits: LNITS: ~ I i rmits:r~ 91~ ,UNITS:; 91 i Zone: 9 ~ hsx~.. ~ L Pe Zone-Section 9-2 Permts 42 UNITS: 42 i Zone-Section: ~-3 ~ Permits: ~ UNITS: Zone-Section: 9-4 Permits: ~ ~ 38 UNITS: 38 Zone-Section: 9-6 Permits: Ir ~ UNITS: Zone-Section: 9-9 Permits: ~ JI UNITS: 0 Total: IPermits: 2053 Island New Residential Permits 1980-11/2006 4000 3500 3000 2500 2000 1500 1000 500 0 1980198319861989199219951998 20012004 ATTACf-IMQVT 5