HomeMy WebLinkAboutCOM 0200.037 2006-2008 To: Cottttty Council Plantnng Committee • ` ~ ~ ~r~ n c,.
From: Margaret wilt 65-1316 Lihipali Road Kemuela Hawaii 96743 r
Tel: 887-1419; email: marprctvvillt~mac.com
Re: Bi0156 ABordsb#e l5ionaing >~egairemeab
Date: MaY 2, 2007
I4daee to Testi'wr: Ae a member afthe Mayors Advirary Comte far the South Kohe{~ Canmoruq~ :JSrttopmesn
IMea, I wee a9lted to inform the Camtal tlrt I am a member dthie cometittae but mY ter6marry ~y tepYetnts toy own
view eod not that of the Advisory Commiaa. I,ila•wiee, I sm en albmey bye terrify u e rnncvaed a. a.: mu xd as behal`
of another yerty.
~ateament of SnI>~rt: I support the Council's effort to address the lack of aP`orclable
housing im those districts where adequate affordable housing is not available. ~erencc:
Attached is my Aprl'118, 2007 testimony on Bill 156. I here stress the f yl.J owba~:
1, I support making an exception for those districts in which there ::s cw~Itly
substantial affordable housing available. However, care should be taken uI the draifting so
that constihttional objections are not raised, and regardless of the legal issues, sa hat the
legislation does not appear to be unfairly imposed on the constituents of cea-ain districts.
and not others. Perhaps the legislation could be drafted so that it applies to all districts,
but that the Council ten makes 5ntiing that if substantial affordable hous.:u:g is xtailabla
in a particular district, that district would be exempt from these requirements far .t terrain
period oftime Provide for reevaluation every so many years -very 2 ye;:a-i?~?
2. It is absurd to limit the application of affordable housing regtlirentcnt;; t~ only
extremely large entelprises - rather than to establish a level playing field with t`,e
Iequiremeiats based on a sliding scale and applied to all industrial enterprises o~,rr a
minimal threshold. Small scale enterprises woald pay ao appropriate "in lieu o:' fee.
3. All commercial and residential dcveloners (say building 4 or nnrm: homes)
should be subject to the same sliding scale requirements for affordable hruiity;.
4. These requirements should also be imposed at the subdivision or .:the.- special
development approval phase, and not just at the initial point of rezoning; with the
exception where there is an affordable housing plan in place and there is #a!I compliance
with that plan.
g Any determination based on the number of workers should be b:u•ed siarply tm
the number of workers, both. pearl-limos and fiill hme• Likewise oontt~act lattccr that is
primarily oa-site should be included in these calculations. Otherwise amp ic!i~e~: hire on a
cotlttact basis to ciarcumvcnt requirements such as these.
~s~~. 20.3'7
Rat. E ,:i~ AY F' ;i:•'m.'_
To: Hawaii County Coundl: Testlmony for 4/t 8107 Hearing
Fr: Margaret WiNe
Re: Bill N 156: Affordable Housing Requiremertta for Industrial Enterprises
Date: April 15, 2007
Testimony on behalf of: 1 am submRtlng this testimony on beheN of myself as a concern sd citiz 3n
end not as the representative of any other party. Also, 1 am on the steering commit6a=. f.r tlrE
Soutli Kohala Development Community Plan, however these views are my own and iu no;
represent those of the South Kohela Steering tbmmdtee.
GENERAL POSITION: SUDPORT --wkh seems sugger<ttd eAanges to simplify arni Improve
thfa drafting, and to provide for f fNn? appNeatlorr of SrMe nqultaments.
I support the Council's efforts to impose an affordable housing requVemeM on induE ~ ri al
developments. This legis~fion ie important given ilia cdais In affordable housing the': h gs r a::ul;ad
in large part from the IrtlpaCl of industrial developmertls that are located in areas when' lte* ~ is
inatlequate affordable frousfrtg.
MY Cpmments/Suggestions for changes ere as toNows:
1.Ra "Home imer*+V nt gruel" evomxton vet: t 1-4th; Delete the words: suratifl.tsa_]s:last
improvement canters"
Rationale: Why should there be an exemption for `riome improvement centers"? Thel e: is r o
meaningful justnicatlon for Otis excepton. tl is Nmply a favor to one segment of indur. ri 31
developers, and uMair to all others. The County needs m establish level gaylnp tielcis. and rrc[
grant exceptlons to certain industrial di3vebpers.
2 fte. ~gwi n mpnppm, ~ ~ .t:S3L31ii.8
.,e_:c_ .,,..m...e..r ter affnrdabe horwine Swc a-t t td): Tt115 provision, relating to pr;tiou:31 ~
agreed upon terms for affordable housing requirrtrrreMS should be tightened. For era nple:
/r_
o~^~~nt
drBQ whi .h .rates: `...or to which Me County has agreed previously as te'tte
specific means of satisfying the requirerrrents."
3e MIS p~Qnncerr redra2 "...or to which the Courriy has agreed previously es to th! !{recd c
means of satisfying the requiremem6 anA ramalnrlin,_j~
e"onT..u.........rn. fh0-w~a losms of the aonad~rton means of aanst~mg JpN:ir1)hutANLIS
onrarwise the requfrenrerrts of ItNS artlde appy. Jo.fllsiaffficss'hiithS
ay J~tilUmm~.Ilcc.al~tsi6u
.....tx.. n...nlr~mwn6 tll!!n a earted of 6 Y~[$.!m.Q"i1110.
h,~sta
~9
~1ui[flmauta.
Ratlonale: This exception should rot provide an uttair loopfale for an irioustrtal rezoning thsl s
not in full compliance with the agreed upon means of afltlsfylrr9 the housing requirramE+nt.. tAt
the othar hand h is not fair m subject a davetpper who Is in compliance with an agrent pen
eRoMaMe housing plan. >A rrow Da subject m some nttrer standard.
v Ra~ ~ ~ntl_ arrro mt of atlorrtable housing credits rea~drea on the eal.fySiECHlll
~riyber of emobv full-tl ~ - ~ - 91.Sff1. ~.lS.l' `-u~g&e+t
that Instead base this calculation on the number of empbyaesD~lrt"~.
pngrsons paid on a , ~pfl whhout.r_,gard w
wheth .r thou amnlovees or contr~ctad persons are full time or oafiL'Qte-
RatlOnale: The tletermirtation of affordable housing requiromeMs should be based rrirr plt~ on the
number of empbyees and contract woArors - aN of whom need fwusing whether lhep era Gll are
part-time. There should not be a dislirrcton matle between persona designated as ertp oya+ss x
paid on a contract basis where both tVe workkx-{ prxnarily on site. Making that distinclmr furt lei
encourages bltsihess enMfp08e6 !b hre people on a contract basis rather than on an
empbyrnent bnnis---encor>ragirrg a less stable labor market.
4.8a ~11g9f~+Lt9 the -r+olirafion d reo!r'vemenM en 7001~I fine emtl~1(~
ecgjt~S
upjl$;_I Object to the use or ttds aigle point trigger br detertrrirrirrg wheMrer there is an u3ordab e
housing requirement, (urYhermore this aingl8 point trigger ttaarrre exceedingly nigh. lhr~ tri93e•
point of "Individual industrial enterprises generetrrq more than one hundred employet?r; On a full-
time equivalent basis' should be revised to a sliding scale for aN industrial developrraris, and as
Stated above, without regard to whether Mrs person is hired as an employee or on COrtl)act n'td
without regard t0 whether' Oh full time or part-1Jrtre status. Mstead, corgider applying Itxf
requirement of effortleble houeirg on a sliding scale b all industrial enterprises wNh nmrs tru;n i
employees Including both fall and parttme employees as well as persons paid on a ~:cattre::taa
basis for wont prlmadly performed on the site.
Ratbnale: M a sliding seek were used, each indtrstrfal enterprise would contribute to th a
aMordable housing shortage on a propOrtlonate betels on its level of impact and not havr. a ::i~igle
trigger point determinatlon. Single trigger points work to artrxaaxy determi,e the size v' a~
enterprise ttecfluae the developer/employer wit make a point to set up this enterpris: ~zr as M
stay below mat trigger regardess of whetfrer doing So makes good M~eineas seas.; o+ha tins 3.
h does not make sense to exempt out aN irrdusbinl enterprises 17eceuse ttreY ere not ~n~3 cF °hE
"supefbfgboys" ~ tO sp~k. Tfrere is err affOfdaole housing cnsls on this island, and otrt er tF+e
Calmly Council takes Meat rxisis serfouahr or it does rtot.
e o.~ inn ^ .rridita Rers arFxr^ The organization of this "CredRs Required" se~.tu>n Is
confusing and 50 are the srittparts (q.(if), and(iii) to subsection (B). k is rot clear how :ter tiorki (+1)
and (B) correspond- Section (A) designates the requiement for a type of developmtNit the: I£
'YndMdual intluetnal enterprises generatkrg etc". k there some other type of devek,pr•e~i Ihet
needs t0 be referenced es well, e,g. "mukiple individual developments' or is that re31 !r whet
subpart (B) is taMdrrg about. M appears that (B) krstead bee to do with the TIMIFIQ of an approve of
an industrial use-i.e. reznnings or plan approvals etc. This section should be redratW.d tar
parallel construction.
Suggest that section 11-4(d) be reorganized as follows with subheadngs: along mo3rr Ilna::-
(d} Requirements for Industrial uses.
(t) ANecteG Industrial uses: The industrial uses tltat must ...etc
(2) ~atculati r ivid al `~t6t,(
entemrisa8. and as antral dAyg~mreMa>tat IrrJude orte or more indiyiduaLiOdflii[iEt_t91Lft:J:SlS95. _
r~~ ~4t eam
onr effor Me horffiihsr credit for every'
aJOtts~e~(or for whatever rxr tt _ er o' loos
you want b desigtlete).
f,'~.Jiming,yf Me q~atbn of affordable frousingS,r11Sl~S:
fit At the time of Mrs in~al remnirrc• y1/herlMta_raipdaarur of affordable housi[to ~~i15_jiSaE93t
.,,,a .,r a. nisi r~enin Min the not~rtial w oenerete lobs stall be assumetl t~t~stLd:
±gpggyn.,
~~h
1000 s0uare fee[ of flo~a_~ [or What~wr caldllatlon u7t~der,tl~tLSlf1[il~_
M Qa wM rd t1B 9r~unu kept that m81hOd of a~ld1<9UOO~QI€1
Gil- to the rime of anYpl~n apPrpval wh~nr to a tentative subdivfsion_ PUD (Gli~~l~!!d
deve~l mp anti. or for a variance jQ¢,¢~nation shag ~;~a3ed to be
e e ~y f
g errordeblehnu~na~( ~@~ge of final subdivision r4Yiew: secittuu„y,~, ~ 21
piD ELIMINATE this provision relating to satisying the affordable housing requiremerr. a the stage
of final subdivision approval. All conditions far subdivision approval should tre detem•I-uc at the
tentatlve/prefiminary review stage. Final subdivision approval is supposetl to be simply:t minEh~rial
exercise of reviewing cornplianGe wfltl the cor>artiorts imposed at the stage of prellmMtn~~~ ai>Euovel.
Revlsbns made to the subdivision code lest July did contuse the distinctlon between tenlat ve
erxl final subdivision review !wt tlonl add >D Mtat contusion. So that you understand oro:ra a
sUbdiwsibn recenres terttrtdve sufMivlsbrt approval, the deveoper can proceed with J+13ign and
review of the construction plena. Once those construction plans are approved. then t,e
deveoper can proceed with ALL infrastructure construction. Fns! subdivision appro+rgl s vrf~at
allows the developer to start to III the units.
7 ~ • D~~S where there is ew>~oa Exempt this alt: rdab'e
housing requirement m those districts where there is exrsting pyal affordable h.us ng
available. Proposed Ianguage:'Every five years the pltuurirg director shall reeolnme:~d to tf e
County Council which districts nave substantial afforoade housing available. As of the nffec5wr
date of this ordinerlce, the districts of Hilo and P+xta are determined to have substant a ai~xdable
housing available. "
Rtriionale' reasonable not to include this requirement m dtsMCts where affordable hn~e: ng is nit
needed.
Ouesuon; which districts currently have substantial aftorrWble housing available --Purpr' Hil<'? any
others?