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HomeMy WebLinkAboutREP PC 098 03/05/1998 1996-1998 REPORT OF THE COMMITTEE ON PLANNING DATE: Mazch 5, 1998 Re: C-648Bi11 No. 186 PLACE: Councilroom TIME: 2:51 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 186, transmitted by Mayor Stephen K. Yamashiro per Communication No. 648, dated December 16, 1997, regarding the change of zone request by Kamehameha Investment Corporation at Kahalu'u, North Kona, Hawaii, TMK: 7-8-10: Portion of 2, reports as follows: Bill No. 186 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code} of the Hawaii County Code, by changing the district classification for approximately 281 acres of land from anUnplanned/Agricultural to Single Family Residential, Multiple Family Residential and Open zoned districts. The vacant subject property, owned in fee by the applicant, is located directly makai of Kuakini Highway, mauka of the proposed Ali'i Highway Extension and along Kamehameha III Road at Keauhou, North Kona, Hawaii. The property is an irregulaz-shaped lot, with gentle to steep slopes, that is situated 110 to 600 feet above mean sea level. The applicant wishes to subdivide the property into 203 single family residential 10,000 square foot lots and develop 773 multiple family residential units. The objective of the proposed project is to develop ahigh-quality master-planned residential community, which is part of the long- range development plans for the Keauhou Resort and the region to provide a range of residential products in response to the projected market demand. The proposed development has been planned in accordance with the topographical, environmental, and cultural characteristics of the site, including the protection of important archaeological sites and site complexes. The project site is naturally divided into mauka and makai development azeas by an azea of steep slope which runs in a north-south direction midway through the property. The mauka and makai development azeas would have primary and secondary access provided through internal loop roads that are designed to fit the natural terrain. An internal road would provide a potential connection between the mauka and makai portions. The mauka portion of the project would consist of a combination ofmulti-family and single family use. Lazger lots would be located in the steeply sloping azeas to avoid unnecessary grading or other site alterations. Multi-family development would occur near the primary and secondary mauka entries to utilize the relatively gentle slopes to enhance the view from these areas. The makai portion of the project is primazily planned for multi-family development, with some PC-98 PC-98 Page 2 Mazch 5, 1998 single family homes located at the base of steeper slopes. Those portions of the site not planned for residential development consists of azeas of steep slopes, azchaeological reserves, and open space buffer azeas which aze located between residential azeas and higher intensity land uses, such as the planned Alii Highway extension. These open space resources would be connected by an internal trail system, and integrated through uniform landscape design guidelines which would be enforced through restrictive covenants. Buffer azeas would also protect the azchaeological resources. Archaeological signage, in conjunction with the trail system, is planned to convey the cultural and historic significance of the project area to visitors and residents. Approximately 25 percent of the project would remain as open space. Access to the subject property will be provided by two entryways off of Kamehameha III Road. The primary mauka access is planned at the Kamehameha III Road/Keali' i Street intersection. A secondary mauka access off Kamehameha III Road is proposed approximately 450 feet mauka of the makai boundary. In addition, two additional points of access onto the proposed Alii Highway will be provided in the later phases of the development. The proposed Alii Highway will traverse along the makai boundary of the project site. Lands to the south of the subject property aze zoned RS-15 and RM-3, and lands to the west are zoned RS-7.5, RM-1, RM-3 and V-4. Lands to the north and southwest aze zoned for single family residential. The property is located mauka of Alii Drive and there is no visual impact to the ocean due to the topographical nature of the project site and design standazds. The proposed development will not adversely impact any recreational or visual resources along the shoreline and coastal ecosystems. All utilities and services are available to the property. The He' eia Waste Water Treatment Plant, which is owned by the applicant, will service the project. The General Plan document identifies the Keauhou-Kona areas as a major resort destination. The Genera] Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the azea for Urban Expansion and Low Density Urban Development. The Kona Regional Plan recommends a residential density of 18 units per acre (RES-18). The Flood Insurance Rate Map (FIRM) designates the entire region to be within Zone "X", an area determined to be outside the 500-yeaz flood plain. The State Department of Agriculture Lands of Importance to the State of Hawaii (ALISH) Map classifies the southeastern end of the property as "Other Important Agricultural Land" and the remainder is "Unclassified". The Land Use Study Bureau determined that one-third of the subject lands is "E" or "Very Poor" and the remaining two-thirds of the property is "D" or "Poor". The soils aze classified as Punalu'u, Kaimu and A'a. Neazly 85 percent of the subject property is covered by Kaimu, a stony peat over the a' a that is a thin organic soil varying from 3 to 8 inches in thickness with rapid water permeability and slow runoff. Bill No. 186 was introduced on the .ianuary 15, 1998 Planning Committee agenda, and Draft 2, which includes standard language used in similaz zonings and the fair share contributions, was PC-98 Page 3 March 5, 1998 circulated. Draft 2 also deleted Condition H because the northern boundary is undeveloped and there are no plans available for the adjoining property to which a roadway can be linked. Bill No. 186 was deferred until a public hearing could be held in Kona to heaz the concerns of the local residents. The public hearing was held on February 10, 1998 at the Kona Surf Resort and Country Club. At today's meeting, Bill No. 186, Draft 3 was circulated. Draft 3 restored the original Condition H, which was deleted in Draft 2, and amended it a bit further to read as follows: [A roadway] Roadway connection( to the adjoining parcel of the subject property's northern boundary shall be provided,jf such subdivision roads are dedicated to the coun(X. in a manner as req nL'red by the planning Department in consultation [meeting] with the [approval of theJ Department of Public Works, and shall be delineated on the final subdivision plat map for the subject property. There was a concern about Condition H because the Subdivision Code is currently being revised, so the language proposed in Draft 3 creates a leeway for any Subdivision Code changes. Testimony received at today's meeting favored the development of this KIC project. Written testimony asked for a deferral on this bill so the Kona Hawaiian Civic Club could provide their input into this project's plans. Because of the Committee's concern for the preservation of Hawaiian history which is embedded in this area, an amendment to Condition M was proposed An Archaeological Data Recovery Plan and Preservation Plan shall be submitted for the review and approval by the Planning Director in consultation with the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) and a cultural advisory committee composed of members of the community including but not limited to representatives from the Kona Hawaiian Civic Club. Na ' bpio O Kahalu'u and the Office of Hawaiian Affairs. Proposed mitigation treatment (preservation in place or disinternment/reinterrmrent) for burial sites within the subject property shall be approved by the Historic Preservation Division's Hawaii Island Burial Council before detailed mitigation plans aze finalized for these sites. A copy of the approved Final Archaeological Data Recovery Plan and Preservation Plan shall be submitted to the Planning Director for its files prior to submitting plans for subdivision review and prior to any approval for any land alteration permits. An interpretation/mitigation plan which shall include buffer zones, signage and long-range preservation concerns shall be submitted to the Planning Director prior to Final Subdivision Approval. A concern about Condition O (1) which sets aside money for the development of pazks was discussed. Although there aze no imminent plans for the development of a pazk, the lazge open spaces left in the development could be construed as "pazk". A suggestion was made that since there aze no plans for a park, perhaps the funds allotted in Condition O (1) could be redirected to develop Kahalu' u Pazk. A concern for the need for walking paths, Homing paths, etc was made, and your Committee was reminded that these are included in the overall design concept for the Open areas. • ~ PC-98 Page 4 Niw•ch 5, 1998 Another concern which was mentioned is that the name of the azea is Kahalu'u and not Keauhou. Bill No. 186, Draft 2, as amended with Draft 3 and further aznendments to Condition M was agreed upon by Your Committee. For information purposes only, on the final vote, Committee member Curtis Tyler voted "kanalua" twice. Your Committee on Planning is in accord with the intent and purpose of Bill No. 186, Draft 3, as amended to Draft 4 and recommends it pass first reading. bh AYES NOES A&E EX Respectfully submitted LEITHEAD-TODD J{ COMMITTEE j 1,A TYLER J{ cnuNG X REYNOLDS x B JEAN L ITHEAD-TODD, CHAI SANTANGELO sMiTe x PC REPORT NO. 98 YAGONG X I'2.AR ~ K lyytl ADOPTED: ARAKAKI E.O.M. X