HomeMy WebLinkAboutREP PC 065 12/02/2003 2002-2004REPORT OF THE
COMMITTEE ON PLANNING
DATE: December 2, 2003
PLACE: Councilroom
T[MF,: 2:25p.m.
RF.: Comm. No. 400/Bill No. 17A
Chair and Members
ilawaii County Council
Ililo.I~awaii 96720
Your Committee nn Planning, to which was referred Communication No. 400 and Bill No. 178,
transmitted by Mayor Harry Kim, dated October 23. 2003, regarding a change of zone request by
Clifto's Kona Coast, LLC, at Ooma, North Kona. TMK: 7-3-9:22 (83 acres) reports as follows:
Bill No. 178 seeks to amend Section 25-8-3. Article 8. Chapter 25 (zoning Code) of the Hawaii
County Code, by changing the District Classification ti-om General Industrial (MG-3a) to Project
District for 83 acres of land located at Ooma 2°`~, North Kona, llawai'i.
Communication No. 400 reports the }lawaii County Planning Commission_ as required by the
}{avvai`i County Charter. Chapter 4, Section 6-4.3(C), considered the above application on
August 1. 2003, September 1 1 and October 2. ?003. At the last meeting, the Commission's vote
to approve the Planning Director's favorable recommendation on this matter was recorded as
four to one. According to section 25-2-42(d)(3 ), Planning Commission Kules, the lour to one
vote constitutes a "no action" and. therefore. is recorded as an unfavorable recommendation.
Communication No. 400 also transmits the findings and recommendation of the Planning
Director. In synopsis, the Planning Director reports the following:
1. fhe applicant is requesting a change of zone for 83 acres from Industrial 3-acre (M(i-3a)
to Project District designation. The proposed objective is to develop amixed-use project,
including a total of 240 multi-family residential units. commercial space office and retail
space (±392.000 sl) and three hotels with a total of 400 rooms.
2. The proposed site is located near the Kohanaiki property and the Natural F,nergy
Laboratory of I lawaii Authority (Nk~LiIA) site.
3. fwo archeological sites exist on the property: the Mamalahoa'Trail and a cave shelter
associated with the trail.
4. A Project District is intended to provide for a flexible and creative planning approach
rather than specific land use designations. Varieties of uses as well as open spaces, parks
and other project uses are unintended to he in accord with each individual Project District
objective.
5. A Project District may be established whenever the public necessity and convenience and
the general welfare require that a comprehensive planning approach lur an area should be
adopted.
6. A Project District is an amendment to Chapter 25. Zoning Code, which changes district
boundaries with the individual Project District. It may established only if the proposed
Communication 400
Bill 178
Page 2
district is consistent with the intent and purpose of the Chapter 25. Zoning C ode, the
General Plan, and will not result in substantial adverse impact upon the surrounding area.
community or region.
l~he Director, with specific conditions, recommends favorable approval, to the Change of
Zone request from General Industrial 3-acre (MG-3a) to Project District (PD) based on
the following findings:
"The request is consistent with the intent and purpose of the Economics and Land Use
elements of the General Plan and is in accordance with the Hawaii County Zoning
Code. Chapter 25.
The Project District will conform to the Land Use Pattern Allocation Guide
(LUPAG) Map, as the property is designated as an Urban Expansion area.
• "fhe requests for a Project District will not result in a substantial adverse impact upon
the surrounding area, community or region.
Requisite of the Director's favorable recommendation are approximately 47 approval
conditions which, in part, mandate construction increment square footage, access routes
and preserve archeological sites. In addition, the Director has scaled back the applicant's
original request for 400 hotel rooms to 200.
At today's meeting, Planning Director Chris Yuen and Sidney Fuke, representative for the
applicant Clifto's Kona Coast, LLC., provided this committee with background information
about the origins and purpose of Bill No. 178.
During discussion, members of this Committee inquired about plans and conditions to address
long-standing traffic problems in the area. Mr. Yuen informed this Committee that conditions
incorporated into Bill No. 178 would require that the applicant construct various road
improvements, including a connection to a four-lane highway planned by the state.
Also at today's meeting, a motion from Council Vice Chair J. Curtis 7~yler to defer approval of
Bill No. 178 and a subsequent motion to hold a Public Hearing in Kona failed with a 6-2 vote.
Members expressed a desire to hold-oft scheduling a public hearing since the Planning
Commission had held at least four public hearings on the matter before sending it to the Council
&>r consideration.
Communication No. 400.1, dated November 21, 2003 from Legislative Auditor Connie Kiriu.
was received and circulated during the meeting. Communication No. 400.1 suggest that
clarification on various conditions contained in Bill No. 178 is sought from the Planning
Deparhnent. It also proposes several amendments to Bill No. 178 for this committee's
consideration. Communications in opposition to the approval of Bill No. 178 and the Planning
Directors response to Communication No. 400.1 were also received and circulated.
Communication 400
[3ill 178
Page 3
Post discussion. Your committee voted to amend Bifl 178 with the following:
Condition E. Increase transient accommodation rooms to the original request
amount of 400.
2. Condition MM. Replace with standard language requiring Council approval of
"in-lieu" and also include contributions amount. The Planning Director is to
forward specific amounts for inclusion.
4. Condition GG. Reword condition to include detailed language for affordable
housing requirements. The Planning Director is to forward the specific language
for the amendment.
5. Condition HH. Replace the words "the Kings I Iighway° with "they are" to correct
an erroneous reference to the Kings Highway.
Your C ommittee concurs with the Planning Director's favorable recommendation for approval of
the C hange of Zone request.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 178, as
amended to Draft 2. and recommends it pass first reading.
AYES NOES A & L' EX
ARAKAKI X
CHUNG X
F,LARIONOFF X
L1OLSCIIULI X
.IACOBSON X
RI?YNOLDS X
SAPARIK X
TULANG X
TYLER X
CY)MMI"TTEEON PLANNING
i
c
Leningrad E riono'f Chair
PC' REPORT NO. 6~
ADOPTED: __~P~~' __~~~_