HomeMy WebLinkAboutREP PC 117 10/19/2004 2002-2004REPORT OF THE
COMMITTEE ON PLANNING
DATE: October 19, 2004 RE: Communication 560/Bill No. 248
PLACE: Councilroom
TIME: 9:08 a.m.
Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Communication No. 560 and Bill No. 248,
transmitted by Mayor Harry Kim, dated February 23, 2003, regarding a change of zone request by
Western United Life Assurance Company, at South Hilo, Hawaii, TMK: 2-3-44:19, 2-3-49:53 and 2-3-
37:1 reports as follows:
Bill No. 248 seeks to amend Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County
Code, by changing the District Classification from Agriculture I-Acre (A-la), Neighborhood
Commericial-40,000 square toot (CN-40), Single Family Residential-7,500 square foot and 10,000 square
foot (RS-7.5 and RS-10) and Open (O) to Project District for approximately 171.504 acres of land located
at South Hilo, Hawaii.
Communication No. 560 reports the Hawaii County Planning Commission, as required by the Hawaii
County Charter, Chapter 4, Section 6-4.3(C), considered the above application on February 6, 2004. At
this meeting, the Commission voted to approve the Planning Director's favorable recommendation on this
matter. Communication No. 560 also transmits the findings and recommendation of the Planning Director.
In synopsis, the Planning Director reports the following:
I . The applicant is requesting a Change of Zone from Agriculture I-Acre (A-1 a), Neighborhood
Commericial-40,000 square foot (CN-40), Single Family Residential-7,500 square foot and 10,000
square foot (RS-7.5 and RS-10) and Open (O) to the Project District Designation for
approximately 171.504 acres. Map Exhibit "A" further delineates the parcel.
2. T'he proposed site is located on the mauka side of Komohana Street-Ponahawai Street Intersection
and makai of the Mohouli Street Extension in Ponahawai, South Hilo, Hawaii. The project site is
located across from the Ka Waena Lapaau Medical Center and between Komohana Street and the
Mohouli Street Extension.
3. According to the applicant, the objective of the project is to develop an urban residential
community that is self-sustaining, pedestrian-friendly and in harmony with the natural
environment The proposed project is to be called "University Terrace" and be developed as a
Project District.
4. A Project District may be established whenever the public necessity, convenience and the general
welfare require that a comprehensive planning approach for an area should be adopted. A Project
District is an amendment to Chapter 25, Zoning Code, which changes district boundaries within
the Project District. It may be established only if the proposed district is consistent with the intent
and purpose of Chapter 25, Zoning Code, the General Plan, and will not result in substantial
adverse impact upon the surrounding area, community or region.
A Project District is intended to provide for a flexible and creative planning approach rather than
specific land use designations. The planning approach establishes continuity in land uses and
designs while providing comprehensive networks of infrastructure facilities and systems. Varieties
of uses as well as open spaces and parks may be incorporated into [he objectives of each individual
Project District.
Report No. 117
Communication 560
Bill 248
Page 2
6. The mixed-uses proposed as part of this project include a total of 600 single-family and multi-
family residential units, commercial space office and retail space (±350,000 sf), up to 150 units of
transient accommodations and open space. Homes will be offered to sale beginning at
$350,000.000. A linear park inclusive of bicycle and pedestrian walkways and areas for active
recreational uses are also planned as part of this project. The applicant expects approximately a
10-year full build out period beginning in 2005 and ending in 2014.
Access to the site is proposed primarily from the Ponahawai Street extension, which would be
constructed by the developer prior to occupancy. The applicant has also proposed pedestrian
connections to the project site to existing side streets.
8. All utilities and services are or as part of this project will made available to the property.
9. The Director, with specific conditions, recommends favorable approval to the Change of Zone
based on the following findings:
• The request is consistent with the intent and purpose of the Economic and Housing elements
of the General Plan by providing both additional housing and employment varieties and
opportu n i[ies.
• The request is supportive of the Land Use element of General Plan. The current LUPAG
designation for the parcel is Urban Expansion Area (UEA) and Medium Density Urban. The
designation allows for a mix of uses including high, medium, low densities. The applicant
has proposed consistent uses as part of the Project District.
• The Project District application is in accordance with the Hawaii County Zoning Code,
Chapter 25. Zoning for the parcel includes Agriculture I-Acre, Commercial Neighbor,
Residential and Open.
• The State of Hawaii ALISH Map identifies the part of land for this project as "unclassified"
and a portion as "Prime Agricultural Land." The Land Use Study Bureau's Overall Soil
Rating identify the soils on the subject parcel as "C" or "Fair," "D" or "Poor," and as "E" or
"Very Poor."
• The approval of the Change of Zone Request will not be violative of Chapter 205A, Hawaii
Revised Statutes. The property is not situated within the Special Management Area.
• On the subject parcel, the Flood Insurance Rate Map (FIRM) identifies the Aleniao Stream
drainage channel as within the floodway or in Zone "AE". A secondary drainage-way located
in the middle portion of property is designated as within the special flood hazard area or in
Zone "A." As a result, the applicant has proposed open space and mitigation measures to
address the flood areas. Also no construction of residential or substantial buildings will be
allowed in these two areas. The remainder of the parcel is identified as in Zone "X" or outside
the 500-year flood plain.
Communication 560
Bill 248
Page 3
• Geometrician Associates, LLC., and Rana Productions, Ltd. conducted separate studies of the
entire parcel in 2003. These studies concluded that no plant, avian or mammalian species
were expected to be negatively impacted by the proposed development.
Paul Rosendahl performed an Archeological Inventory survey of part of the site in 1991 in
conjunction with a previous project application. The survey recommended two sites for
further data collection. No other action was recommended. Haun & Associates in 2002 also
conducted an Archeological Field Inspection of a portion of the site. No significant sites or
features were encountered at that time. The applicant has agreed to preserve Puu Honu, a hill
that is part of the Halai Hill Complex, that is located on the site.
• Kumu Pono Associates conducted a cultural historical study in 2003. No known cultural
practices on the property were cited in the study.
• The request for a Project District will not result in a substantial adverse impact upon the
surrounding area, community or region.
10. Requisite of the Director's favorable recommendation are approximately 50 conditions of approval
that, in part, mandate square footage, setbacks and access routes.
Your Committee first considered this matter on May 4, 2004. At that meeting, the applicant's
representative, Stephen Yamashiro, and Planning Director Chris Yuen, provided this committee with the
background and details of the proposed project. In summation, both explained that this was the first
project of this size for Hilo in many years and that current housing demands warranted the construction of
additional residential units.
At this meeting, public testimony in relation to flooding, visual impact and traffic was received. Your
Committee deferred action on Bill 248, in order to provide the applicant, Councilmember Tulang and
members of the public time to meet and to form a shearrette.
On September 21, 2004, Committee Chair Elarionoff forwarded Bill 248, Draft 2 for consideration by this
Committee. Communication No. 560.12 transmits Bill 248, Draft 2, details Draft 2 amendments and
reports that the proposed amendments were produced by efforts of Councilmember Tulang.
On October 5, 2004 this Committee re-considered Bill 248, Draft 2. At this meeting, Your Committee
amended Bill 248 to Draft 3 (Communication No. 560.23) and then deferred the item in order to allow for
more public input about the project at a Public Hearing. This Committee held a Public Hearing for Bill
248, Draft 3 on October 18, 2004.
At today's meeting, members of this Committee received public testimony regarding the project in relation
to flooding, economic opportunities, housing necessities, a tentative golf course, deed restrictions and
traffic and visual impacts. Mr. Yuen again provided information about the origins and purpose of Bill 248.
Mr. Yamashiro responded to inquiries about project specifics.
Mc Yuen reported that the department supported the project based on several factors. The need for
additional housing in Hilo and the subject areas historic and current Urban Designation were expressed as
two of these factors. He also shared that current zoning would already allow for a certain number of
residential units and commercial structures to be built on the site.
Communication 560
Bill 248
Page 4
During discussion, members of this Committee inquired about flooding, the size of commercial
development, traffic generation and the use of administrative extensions. Other members expressed that
there was a desire to create a development that is good for the community, to create neighborhoods rather
than simply a commercial magnet.
In relation to administrative extensions Mr. Yuen assured members of this Committee that such a provision
did not include amending the conditions of the re-zoning ordinance in anyway. In addressing concerns of
flooding, Mr. Yuen informed this Committee that conditions incorporated into Bill No. 248 would require
that the applicant complete a drainage study as well as implement improvements to mitigate potential
flooding. He also circulated a letter dated October 19, 2004 proposing several amendments to Bill 248,
Draft 3.
Pos[ discussion, Your committee requested the following assistance from the Planning Department:
I . Clarification on public or private ownership and the size of the proposed park site.
2. Copies of the LUC Findings.
3. Copies of the topographic maps for the parcel.
4. The Planning Department, in conjunction with the Department of Public Works, review the 80ft
wide street-paving requirement.
Your Committee also voted to amend Bill 248, Draft 3, with the following:
L Condition C. The University Terrace Project District shall consist of not more than 172 acres for
single-family and multi-family residential, ,office and retail
commercial, open space and recreational uses, and ancillary related improvements.
Delete all references to transient accommodations and/or hotels.
2. Condition D. The maximum number of [°'°°'° c ..."• °°a •-•••'•' ~ -"• ]residential units allowed
shall be [x301 500 units, which includes a maximum of I50 [
f multi-family residential units.
3. Condition E. The maximum square footage of the commercial and office uses shall be [330;000}
180,000 square feet. No single commercial business may contain more than 60.000 sauare feet in
gross floor area.
4. Condition H. (Condition 1, Draft 4) ... A landscaped buffer shall be established along the north
boundary of the project where commercial or multiple family residential uses are proposed, which
conforms to specifics determined through the landscaping master plan [+deeti€~ed-itt Eertdi>-ien
f~.t~j in consultation with the neighboring residents and the applicant. Commercial uses and multi-
family buildings shall be no closer than 200' from existing residential lots adjoinin the Projec[
District. A landscaping buffer shall be utilized between commercial buildings, multi-family units
and single-family residential units.
Communication 560
Bi1124A
Page 5
5. Condition L (2) (b). (Condition M, Draft 4). The height limit for structures within the project shall
not exceed the following:
a. Multiple Family Residential Development: [forty-five (45) feet] thirty-five feet (two-
stories provided approval is granted by the Planning Director as part of the approval
of the site plan in accordance with Section 25-6-46, Chapter 25 (Zoning Code),
Hawaii County Code.
6. Condition L (3) (b). (Condition M. Draft 4) Side yards: 8 feet for cone-story building, I 0 feet for a
two-story buildine.
Condition R. (Condition S, Draft 4). All accesses to the property shall meet with the approval of
the Department of Public Works. [T"°_° .."°u "° .... „°":°..i°_ ,.,.,.°..,. «,. «",...,:..«:..m .:,,,...._°_«..
] No
more than two vehicular access from existin¢ streets in the Kaumana area may be allowed by the
Planning Director, in consultation with the Department of Public Works, after a community
meeting and with traffic calming or other desi¢n considerations to limit the use of the streets
connectine to the Ponahawai Extension to local traffic.
Condition Y. (Condition Z, Draft 4) . A minimum [fear} five -acre area, meeting with the
approval of the Planning Director and the Department of Parks and Recreation...
Condition AA. (Condition BB, Draft 4) ...The applicant shall maintain the two major floodways
free of debris and obstructions, including trees that could be uprooted and clog the culverts during
storms. The subject arooerty shall continue to accommodate existine drainaee from the Crescent
City Heiehts Subdivision, Omao Street Subdivision, Kaumana Gardens Subdivision and the Hilo
Boarding School Ditch
Amended Condition AA (Condition BB, Draft 4). The applicant shall pay for the hiring of an
en ing eer by the County of Hawaii to independently evaluate the completed Drainage Plan.
Drainage Study replaced with Drainage Master Plan throughout condition and bill for consistency.
10. Condition MM. DOE Fair Share. Deleted.
11. Condition NN. (Condition 00, Draft 4). Fair Share language for "Hotels" deleted.
12. Added Condition (Condition F, Draft 4). The minimum lot size for single-family residential units
shall be 7,500 square feet.
13. Added Condition (Condition FF, Draft 4). The applicant, in conjunction with the Civil Defense
Agency, shall designate appropriate commercial units within the Project District for use as an
emergency overnight evacuation shelter.
14. Re-alphabetizing and re-numbering of conditions as appropriate.
Communication 560
Bill 248
Page 6
Your Committee concurs with the Planning Director's favorable recommendation for approval of the
Change of Zone request.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 248, as amended to Draft
4, and recommends it pass first reading.
ctd
AYES NOES A & E EX
ARAKAKI X
CHUNG X
ELARIONOFF X
HOLSCHUH X
JACOBSON X
REYNOLDS X
SAFARIK X
TULANG X
TYLER X
COMMITTEE ON PLANNING
t ~
em igrad E ionoFf, CI it
PC REPORT NO. 117
ADOPTED: NOV Z O 2004