HomeMy WebLinkAboutREP PC 027 01/28/1997 1996-1998
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REPORT OF THE SPECIAL MEETING OF
COMMITTEE ON PLANNING
DATE: January 28, 1997 Re: C-1474
PLACE: Kona Surf Hotel, King Kamehameha Ballroom
TIME: 10:15 a.m.
Chair and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No. 373, transmitted by Mayor Stephen
K. Yamashiro per Communication No. 1474, dated November 7, 1996, regarding the change of
zone request by Oceanside 1250 at Keekee 2nd, Ilikahi, Kanakau 1st and 2nd, and Kalukalu 1st,
2nd and 3rd, South Kona, 'CMK: 8-1-04:Portion of 3, reports as follows:
Bill No. 373 amends Section 25-88 (South Kona Zone Map), Article 3, Chapter 25 (Zoning
Code) of the Hawaii County Code, by changing the district classification for approximately
14.8± acres of land from Agricultural (A-la) to Resort (V-6.0) zoned district.
The subject area, owned in iee by Oceanside 1250, is part of the planned Village at Hokukano
development which is located makai of the Mamalahoa Highway and makai of Kealakekua
Village. Oceanside is proposing to develop a members' lodge on a portion of the subject azea
which is designated within the 1,550 acre master planned community.
The master planned commwrity has received approvals to develop approximately 730
agricultural lots (A-la) with associated dwelling and agricultural uses, historic preserves, 27-hole
private membership golf course, 140 acre ocean park and other related amenities and uses. The
members' lodge is intended to be an integral part of this master planned community which would
provide an important amenity in the project's concept and marketability and supporting uses and
services appropriate for an urban district.
The lodge, intended for members and their guest, is planned to accommodate up to 80 units
within approximately 34 bungalow-type cottages. Amain two-level pavilion will accommodate
reception, dining and housing facilities as well as administrative and member's service function
areas.
Concurrently, Oceanside is requesting a Change of Zone from an A-1 a to V-6.0 zoned district.
The Planning Director is also initiating a General Plan Amendment to redesignate the subject
area from "Orchards" to "Resort" and amend the General P11n Land Use Element (page 81 of
Exhibit °C") to add Keekee to Kalukalu to the list of Resort (Retreat) Areas.
The requirement of Chapter 343, Hawaii Revised Statutes, for the Villages at Hokukano
development, including the members' lodge, were met upon the completion of the Final
Environmental Impact Statement which assessed the potential impacts of the development.
PC RI~PORT NO.: 2 ~
PC- 2 7 Page 2 January 28, 1997
Access to the subject azea will be provided from Haleki'i Street, an 80-foot wide right-of--way
that links the subject property with Mamalahoa Highway. Traffic conditions in the azea will be
relieved by the proposed construction of the Mamalahoa Highway Bypass which is to be
constructed by Oceanside 1250 with the first small subdivision of the Villages at Hokukano
project. The proposed alignment is to connect with Ali'i Highway, at the southern boundary of
Keauhou and wit Mamalahoa Highway at the Napo'opo'o Road/Mamalahoa Highway
intersection.
Potable water for the lodge and related facilities will be provided by the existing County of
Hawaii North Kona Water System. Water commitments (equal to 499) units, sufficient to meet
the needs of the proposed lodge, associated golf clubhouse and the initial phase of agricultural lot
development are available.
Wastewater generated by the proposed lodge will be accommodated within a wastewater
collection, treatment and disposal system meeting with the approval of the State Department of
Health.
Solid waste generated by the project will be disposed of at the new County Puuanahulu landfill.
Transfer stations proximate to the subject area are located at Keauhou and Napo'opo'o.
An Archaeological Inventory Survey of the full 1,550-acre property was performed by Cultural
Surveys Hawaii which determined that several historic sites where located within the 14.8 area,
including two possible burials and remnants of the Ala Loa Trail (Old Government Road, King's
Trail, or Ala Aupuni). The Great Wall oC Kuakini is also located neaz but mauka and outside of
the proposed lodge site.
The applicant plans to preserve the Ala Loa Trail, with slight location modifications, as
necessazy, and only if such modifications are approved by governmental agencies. Confirmed
burials identified within the subject area will be preserved in place "as is" and specific treatment
for trails and other features designated for preservation would be determined as part of the
archaeological approval process.
Located along the mauka boundary of the project area is the 5-acre Kona Scenic Park and
approximately 2.5 miles north of the project area is the Higashihara Park. Additional
recreational facilities are provided at the Kealakekua Bay Historic Park located approximately 3
miles south of the azea. The applicant is required by conditions of Ordinance No. 96-8 to
provide two acres toward the expansion of the Kona Scenic Park and to establish approximately
140 acres within the State Conservation District as a public shoreline pazk.
PC REPORT NO.: 2 ~
PC- 2 7 Page 3 January 28, 1997
The Planning Commission concurs with the following Planning Director's reasons for
recommending a favorable consideration for the change of zone request:
I . The zone request is consistent with the goals, policies and standards of the
General Plan.
2. The zone request is consistent with the General Plan's Land Use Pattern
Allocation Guide (LUPAG) Map which designates the subject area as Retreat
Resort.
3. All essential services and utilities, including water, wastewater and roadways will
be provided.
Public testimony expressed support and opposition to the proposed development. Individuals
representing businesses and nearby communities, including an adjacent property owner, who
supported the proposed development expressed that entire project will provide extensive public
benefits such as jobs, the needed bypass highway, coastal access, preservation of archaeological
sites, and a 2.5 mile public coastal greenbelt park which is privately-maintained. Testimony also
commended the developer for seeking its land use approval for a lodge facility involving the
Council, rather than seeking a Special Permit from the Planning Commission as an exceptional
use.
Public testimony opposing the proposed development raised concerns to the lack of a regional
plan, preservation of the cultural sites, increased tax burden generated from the project, future
water supply, pollution of Class AA water and the Kealakekua Bay, and the construction of the
bypass road causing the decline of Kainaliu and Kealakekua towns. Testimony also expressed
the need to assure that the resort/retreat would remain private and not be developed as a public
commercial resort.
Public testimony also expressed concerns that Bill No. 373 did not have language relating to
Haleki'i Street which was consistent with the other ordinances in granting the approvals for the
master planned Villages at Hokukano. Because the language was not available, a proposed draft
amending Condition K(2) by including such language will be considered at the bill's first
reading.
Your Committee amended Bill No. 373 by including the fair share condition and other language
used consistently in similar zoning bills. Your Committee further amended Bill No. 373 as
follows:
PC REPORT NO.: 2 7
PC-~ ~ Page 4 January 28, 1997
1. Condition F: Deleting "utilities and systems" and replacing with "lines";
2. Condition H: Deleting "and" in the second line and replacing with "fin
consultation with";
3. Condition J: Deleting "at a time and" in the last sentence; and
4. Condition L: Adding "C" after Conditions in the first line.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 373, Draft 3,
and recommends that it pass trst reading.
CES
Respectfully submitted
AYES NOES A&E EX
LEiTeEAO-TODD X COMMITTEE ON PLANNING
TYLER X
CHUNG X 1/ /LC$`
REVxoLDS X Y JEAN LEITHEAD-TODD, CHAIR
SANTANGELO X
smtTH X PC REPORT NO. ~ ~
vAGONG x ADOPTED: FEB 1 9 199
ARAKAKI &O.M. X