HomeMy WebLinkAboutREP PC 050 10/16/2007 2006-2008 REPORT OF THE
COMMITTEE ON PLANNING
DATE: October 16, 2007 Re: Comm. No. 700Bi11 No. 181
PLACE: Sheraton Keauhou Bay Resort and Spa
78-128 Ehukai Street
Kailua-Kona, Hawaii
TIME: 2:15 a.m.
Council Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Communication No. 700 and Bill No. 181,
transmitted by Mayor Harry Kim, dated September 24, 2007, regarding a State Land Use
Boundary Amendment Application by Seascape Development, LLC, at O`oma 1", North Kona,
Hawaii, TMK: 7-3-010:003 reports as follows:
Bill No. 181 seeks to amend the State Land Use Boundaries Maps for the County of Hawaii by
changing the District Classification from the Agricultural to the Urban District, for approximately
10.001 acres, more or less, at O`oma 1", North Kona, Hawaii.
Communication No. 700 reports that the Hawal`i County Planning Commission, as required by
Chapter 4, Section 6-4.3(C), Hawaii County Charter, considered the above request and
accompanying Bill No. 181 on August 31, 2007. The Commission voted to send a favorable
recommendation to the council, concurring with the Planning Director's reasons for a favorable
recommendation as follows:
1. Applicant is requesting approval to reclassify approximately 10.001 acres from the State
Land Use Agricultural District to the Urban. Apphcant is also requesting a concurrent
Change of Zone (Bill 182) to change the District Classification from Agricultural - 5 Acre
(A-Sa) to Multiple-Family Residential - 1,000 Square Feet (RM-1).
2. The subject property is located on the south side of Kona Palisades Subdivision,
approximately 1,200 feet south of Kaiminani Drive - Kakahiaka Street intersection,
O`oma 19`, North Kona, Hawaii.
3. The applicant is proposing to develop a 306-unit affordable housing rental project of
which all units will be tazgeted at the 60% of median income level to addresses a critical
problem in the community, the need for affordable rental housing. The Planning Director
proposed a condition to allow rentals up to the 80% of median income level to allow some
flexibility in development of the site.
4. The proposed project includes eighteen (18) 3-story structures to include 90 studio units,
108 one-bedroom/one-bath units and 108 two-bedroom one-half bath units), asingle-story
PC Repor[ No. 50
Communication 700
Bill 181
Page 2 of 3
office structure, cone-acre recreation azea, landscaping and archaeological preserve.
Construction completion date is approximately 12 to 18 months, initial occupancy
projected for fall of 2008. Approximate cost of the project is $30 million.
5. Surrounding properties to the north, east and south are zoned Agricultural 5-acre. The
10-acre pazcel to the west (across Kakahiaka Street extension) is currently being
developed by the applicant (Seascape Condominium), proposed Lokahi Mauka and Makai
developments are north of the project site, and further north, the Kona Palisades
Subdivision.
6. Favorable recommendation of the Planning Director for the State Land Use Boundary
Amendment is based upon the following:
• The reclassification from the State Land Use Agriculture to the Urban District will not
be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor be
inconsistent with the Land Use Commission Rules, the County General Plan and the
Hawaii State Plan.
• The reclassification request also conforms to the goals, policies and standards of, among
others, the Land Use and Housing Elements of the General Plan, and also the General
Plan Land Use Pattern Allocation Guide (LUPAG) Map, which designates this area for
Urban Expansion.
• There will be several potential accesses to the project area from Kaiminani Drive:
Kakahiaka Street (direct from Kaiminani Drive), a makai route through the Lokahi Kau
subdivision (developed by applicant), through a portion of the future Mid-Level Road
(Ane Keohokalole Highway) constructed by applicant to connect the lower part of
Lokahi Kau subdivision with Kaiminani Drive, and possibly from Kakahiaka Street
through mauka portion of Lokahi Subdivision to Kapuahi Street (not a typical route to
go to and from Queen Kaahumanu Highway).
• The Department of Public Works recommends that a roadway master plan including
roadway alignments and connections, in conjunction with an implementation strategy for
the K to K Plan roads be adopted prior to further incremental development in the azea.
In the absence of such a plan, a recommendation has been made that development plans
include extension of and access to Ane Keohokalole Highway (Midlevel Road) by an
improved Homestead Road.
• County water will be made available through the extension of a County water line within
Kakahiaka Street. A Department of Water Supply memo dated April 27, 2007, states
that "the water development agreement (referenced as Appendix F) is currently being
revised and negotiated between the developer and the department.
PC Report No. 50
Communication 700
Bill 181
Page 3 of 3
• The U. S. Federal Emergency Management Agency Flood Insurance Rate Map (FIRM)
designates the property as Zone "X", areas outside of the 500-year flood plain. The
property is unclassified by the State Department of Agriculture's "Agricultural Lands of
Importance to the State of Hawaii ("ALISH") Map and the Land Study Bureau's
Overall Master Productivity Rating is "E" or "Very Poor."
At the October 16, 2007 Planning Committee meeting written testimony was received from
Anthony Ching, Executive Officer, Land Use Commission, State of Hawaii and was discussed in
detail under companion Bill No. 182, applicant's request for Change of Zone.
Your Conunittee concurs with the Planning Commission and Planning Director's favorable
recommendation for approval of the State Land Use Boundary Amendment request.
Your Committee on Planning is in accord with the purpose and intent of Bill No. 181, and
recommends it pass first reading.
and
AYES NOE5 A&E EX Respectfully submitted,
FORD X
HIGH X COMIv/IITTEE O ANNING
HOFFMANN X L i ~
JACOBSON X
NAEOLE X K. Angel Pila , Chav
PILAGO X
YAGONG X
YOSHIMOTO X PC REPORT NO. ~ 50
ADOPTED: N0~ U f LQQI