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HomeMy WebLinkAboutRES 087 Draft 01 1992-1994OFFICE INFORMATION ONLY Meeting: Hawaii County Council - 12/22/93 Action: Close file - 12/22/93 council meeting Re: Res. 87-93; C-496; C-496.07 (maps attached) COUNTY OF HAWAII STATE OF HAWAII RESOLUTION NO. 8793 WHEREAS, Trans Pacific Development Corporation, Inc. has proposed the construction of a forty -lot residential subdivision in a 10 -acre RS -10 zoned area to be named Kaiulani Subdivision; and WHEREAS, the subject property located on East Kawailani Street (TMK:2-2-44:5) is transversed by a known floodway which significantly reduces the buildable land area within the property; and WHEREAS, Trans Pacific Development Corp., Inc. has submitted a Planned Unit Development application (P.U.D.) to the Planning Department requesting they be allowed to construct forty residential lots in the significantly reduced buildable land area; and WHEREAS, in order to accomplish this undertaking Trans Pacific Development Corporation, Inc. is requesting numerous variances in its P.U.D. application including the reduction of lot sizes from the required 10,000 sq. ft. to 37 lots of 3,200 sq. ft. and 3 lots of 3,600 sq. ft.; and WHEREAS, the County Council believes that the request to significantly reduce lot sizes in this P.U.D. application may be perceived as a circumvention of present zoning laws and is not in accord with the intent of the Hawaii County Zoning Code; and WHEREAS, a development of this type in an RS -10 zoned neighborhood of 10,000 sq. ft. lots is not consistent with Section 25-251(a)(3) of the Hawaii County Code 1983 which states that in order for a PUD to be approved all residential development shall be in harmony with the character of the surrounding neighborhood. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that it urges the Planning Department to deny the proposed Planned Unit Development application of Trans Pacific Development Corp., Inc. BE IT FURTHER RESOLVED that copies of this resolution be presented to Virginia Goldstein, Planning Department Director, and the Honorable Stephen K. Yamashiro, Mayor of the County of Hawaii. Dated at Hilo, Hawaii, this day of COUNTY COUNCIL County of Hawaii Hilo, Hawaii I hereby certify that the foregoing RESOLUTION was by the vote indicated to the right hereof adopted by the COUNCIL of the County of Hawaii on ATTEST: COUNTY CLERK CHAIRMAN & PRESIDING OFFICER 1993. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII ROLL CALL VOTE IUMLMICN NO. 87 93 SPENCER K. SCHUITE Chairman & Presiding Officer BRIAN J. DE LIMA Vice -Chairman Mr. Spencer K. Schutte Council Chairman Hawaii County Council Hilo, Hawaii COUNTY COUNCIL County of Hawaii Hawaii County Building 25 Aupuni Street Hilo, Hawaii 96720 July 19, 1992 Re: Waiver of Committee Referral JAMES Y. ARAKAKI KEIKO BONK-ABRAMSON WILLIAM K. CHILDS TAKASHI DOMINGO HELENE H. HALE JAMES M. RATH ROBERT F. ROSEHILL Pursuant to Section 1(d) of Rule 4 of the Rules of Procedure of the Council of the County of Hawaii, this written approval is submitted in regards to Res. 87 - 93 , relating to the Planned Unit Development of Trans Pacific Development Corporation, Inc., for waiving said referral from the Committee on Planning, in order that appropriate action can be taken by the Council. In reviewing the contents of the referral, it is deemed advisable that such waiver be granted. Mr. Takashi Domingo, Committee n Planning rperson Mr. Spence K. Schutte, C�uncil Chairman Hawaii Cou ty Council ROBERT F. ROSEHILL Cnunalm� July 19, 1993 MEMO: TO: FROM: SUBJECT: COU,,\TY COLEXCIL County of Hawaii Hawaii County Building 25 Aupuni Street Hilo, Hawaii 96720 = — SPENCER K. SCHUTTE, COUNCIL CHAIRMAN BOB ROSEHILL, COUNCILMEMBER'✓'-�V� ATTACHED RESOLUTION ON KAIULANI SUBDIVISION DEVELOPMENT Please refer the attached resolution to the appropriate committee for consideration. Thank You. Att. ,Zes 87 COMM. NO. " To: Council Stephen K. Yamashiro Mayor October 21, 1993 Non -A 'y C— Ql-l% (&)A -LS --� -- r•»...Iii PLANNING DEPARTMENT 25 Aupuni Street, Room 109 - Hilo, Hawaii 96720-4252 (808) 961-8288 • Fax (808) 961.9615 Dennis K. Shigeoka, P.E. 709 Kupulau Road Hilo, HI 97820-3433 Dear Mr. Shigeoka: PLANNED UNIT DEVELOPMENT APPLICATION (PUD 93-3) PETITIONER: TRANS PACIFIC DEVELOPMENT CORP., INC. WAIAKEA HOMESTEADS IST SERIES, SOUTH HILO, HAWAII TAX MAP KEY: 2-2-44:05 Virginia Goldstein Da,cto, Norman Olesen Deputy Dlrratm This acknowledges the subject Planned Unit Development Applications on September 30 and October 19, 1993. The brochure entitled KAIULANI received October 8, 1993, was incorporated into the subject file for reference. The Planned Unit Development Application (PUD 93-3) is a new and substantially revised proposal for the subject tax map key parcel. Enclosed is a receipt for the $100.00 filing fee. The Planning Director will be rendering a decision on your Planned Unit Development (PUD 93-3) request on or after November 15, 1993, but no later than December 18, 1993. If the Planning Director is unable to render a decision by the December 18, 1993, date, the subject Planned Unit Application will be considered denied, unless you agree to an extension of time: No later than (3) working days after receiving this 1E --er, you must "serve notice of the application on owners of interests in properties within three hundred (300) feet of the perimeter boundary of the applicant's property and to owners of interests in other properties which the Director may find to be directly affected by the Planned Unit Development sought." Comm. No. 4 P11e No. 'PLG ' Rd. To: Fc, Rei OCT 2 8 1993 4 Mr. Dennis K. Shigeoka, P.E. October 21, 1993 Page 2 The notice must state: (1) The name of the applicant. (2) The precise location of the property involved. (3) Nature or purpose of the application, showing any structures or improvements drawn to scale, which are involved in the request. (4) The date on which the Director will consider the application. Prior to the stated decision date, you are required to submit to us proof that you have served notice of the application to the surrounding property owners, or proof of your good faith efforts to do so. Certified mail receipts, affidavits or similar evidence are acceptable. A copy of the public notice describing your application is enclosed which you may elect to use in your notification letter. Please contact William Yamanoha of this office at 961-8288 should you have any questions. Sincerely, VIRGNIA GO tTE Plan ing Director WRY: eti 0864D Enclosure xc: Mayor Yamashiro Nonoraf .lam# Domingof Honorable Robert Rosehill Department of Public Works Department of Water Supply Police Department Fire Department Tax Office State Highways Department of Health Soil Conservation Department of Public Works Civil Defense Agency East Kawailan-' 7 iai - Hilo - Building Division Stephen K. Yamashiro Mayor October 19, 1993 (0unfv of pufunii PLANNING DEPARTMENT 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252 (808) %1.8288 • Fax (808) %1.9615 Dennis K. Shigeoka, P.E. 709 Kupulau Road Hilo, HI 96720-3433 Dear Mr. Shigeoka: PLANNED UNIT DEVELOPMENT APPLICATION (PUD 93-2) PETITIONER: TRANS PACIFIC DEVELOPMENT CORP., INC. WAIAKEA HOMESTEADS IST SERIES, SOUTH HILO, HAWAII TAX MAP KEY: 2-2-44.5 Virginia Goldstein Director Norman Olesen Deputy Dime,, Pursuant to letter dated August 23, 1993, the subject application is hereby withdrawn from further consideration and declared null and void. Please contact William Yamanoha of this office at 961-8288 should you have any questions. Sincerely, VIRG IA G®re!ToEtr Plan ng D WRY: eti 0864D xc:VHonorable Takashi Domingo Honorable Robert Rosehill Department of Public Works Department of Water Supply Police Department Fire Department Tax Office State Highways Department of Health Soil Conservation Department of Public Works Civil Defense Agency East Kawailani Kumiai r Hilo - Building Division Hawaii Anthurium Industry Association PLANNED UNIT DEVELCPMENP (PUD) PERMIT APPLICATICN cotkrrf OF HMAII PLANNUZ DEPARTMENT APPLICANT': �AW'Ab�ldm APPLICANT'S SIGNA'"UR6: MAILING ADDRESS: 709 Kupulau Road Hilo, HI 96720-3433 TELFPHONE: (BUS.) 959-1961 (HONE) Same LrA�NNER: LANDOWNER'S SIGNATURE: ( TAX MAP KEY: 2-2-44:005 th Power of Attornev to Kenneth AREA (SIZE) OF PRCPERTY (A minimum of 2 acres required): 10.0 acres FMUEST: See attachment. Revised Planned Unit Development Application - September 30, 1993. THE APPLY=. SHALL SUBMIT THE FQSAWri1G: A. Non-refundable filing and processing fee of one hundred dollars; B. Original and fifteen copies of: 1. Application Form. 2. Written description of the proposed project including, but not Limited to: a. Statemeit of objectives and reasons for the request; b. Any request for deviations or variances from the requirements of the Zoning and Subdivision Control Codes; c. Schedule of development timetable; and d. How the proposed development substantially conforms to the General Plan. 3. Drawings and plans comprising a general development plan covering the entire area of the PUD and including, where applicable: uses, dimensions and locations of proposed structures; widths, alignments ani improvements of proposed streets, pedestrian and drainage .rays; now tae property can Y -- divided for individual parcel sale; parking areas; public uses; and landscaping and open spaces. 4. Architectural drawings for all buildings demonstrating the design .nd character of tae proposed ouildings and uses. C. A list of the names and addresses of all property owners .vitnin 300 feet of the property involved. 5181A/50A 8/84 C-4 1(.,o I September 29, 1993 CS1063 Ms. Virginia Goldstein, Director Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 + Subject: PUD Application (PUD 93-2) Subdivider: Trans Pacific Development Corp., Inc. TMK: 2-2-44:005 Waiakea Homsteads 1st Series, South Hilo, Hawaii Dear Ms. Goldstein: Please find the enclosed amendments to the above PUD Application for your inspection and review. After much discussion with you and your staff, it would be in the best interest for the East Kawailani Community Association, County Council, and Land Owner with this new submittal. We have the following enclosures for your review: 1. Original and fifteen copies of an Amended written description and EXHIBITS. V100- F�(,iv�q �Q� t 4UD Af?1kiaT"a✓\ Form 2. Plans showing the site as follows: a. Preliminary Plat Map - 24" x 36" b. Preliminary Landscape Plan - 24" x 361+ C. Elevation AA - Entry, Elevation AA - Interior Road & Paths, Elevation BB —Typical Driveway Entry, and Plan View - Entry. (one sheet 241+ x 3611) d. General Plan (Entire Site) - C-2, 24+' x 36+' e. Plan & Profiles - Roadway, C-13 & C-14, 2-24" x 36" f. House Floor Plans and Elevations, 3- 24" x 36+' If there are any questions of me please feel free to call me at 959-1961. Sinly . Dennis K. Shigeoka,(,P.E. DENNIS A. SHIGEOHA, P.E. cc: Trans Pacific Development Corp., Inc. Registered Professional Engineer Consultants 709 Kupulau Road, TT- Hawaii 96720-3433, (808) 959-1961 September 29, 1993 CS1063 Ms. Virginia Goldstein, Director Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 Subject: Revised PUD Application (Formerly PUD 93-2) Subdivider: Trans Pacific Development Corp., Inc. TMK: 2-2-44:005 Waiakea Homsteads 1st Series, South Hilo, Hawaii Dear Ms. Goldstein: After much discussion with you and your staff, it would be in the best interest for the East Kawailani Community Association, County Council, and Land Owner with this new submittal. We have the following enclosures for your review: 1. Filing Fee of $100.00. Copy of PUD Application Form. 2. Original and fifteen copies of an Amended written description and EXHIBITS. 3. Plans showing the site as follows: a. Preliminary Plat Map - 24" x 36" b. Preliminary Landscape Plan - 24" x 36" C. Elevation AA - Entry, Elevation AA - Interior Road & Paths, Elevation BB - Typical Driveway Entry, and Plan View - Entry. (one sheet 24" x 3611) d. General Plan (Entire Site) - C-2, 24" x 36" e. Plan & Profiles - Roadway, C-13 & C-14, 2-24" x 36" f. House Floor Plans and Elevations, 3- 24" x 36" If there are any questions, please feel free to call. Sincerely, Dennis K. Shigeoka, President Dennis K. Shigeoka, P.E., Inc. cc: Trans Pacific Development Corp., Inc. Consultants DENNIS K. SIIIGEOKA, P.E. Registered Professional Engineer 709 Kupulau Road, Hilo, Hawaii 96720-3433, (808) 959-1961 1:1 A1j 4-f 491 PLANNED UNIT DEVELOPMENT APPLICATION PROPOSED SUBDIVISION-KAIULANI TMK: 2-2-44:05 WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII Island of Hawaii PREPARED FOR: TRANS PACIFIC DEVELOPMENT CORP., INC. r7iW3XT� DENNIS K. SHIGEOKA, P.E., INC. 709 KUPULAU ROAD HILO, HAWAII 96720-3433 SEPTEMBER 30, 1993 INTRODUCTION AND PURPOSE This report has been prepared to comply with item no. 2 of the Planned Unit Development Permit Application form 5181A/50A 8/84. The City of Hilo is the capital of the Island of Hawaii but does not possess any entry level residential housing for the first time buyer. There are State Housing projects initiated in Hilo that holds strong contractual qualifications, along with no sale or rental clauses for. a fixed period of ten years. In contrast, this development is privately initiated without any funding assistance of State or County agencies. Trans Pacific Development Corp., Inc. believes that a "partnering" with the County is needed for this entitlement process for a PUD application and for Subdivision Application. PROJECT DESCRIPTION Located in the City of Hilo about 5,000 feet south-east of the Puainako Street-Kanoelehua Avenue intersection is a 10.0 acre site. See Island of Hawaii Map and USGS Map. Trans Pacific Development Corp., Inc. proposes to develop 25 single family house lots and residences on approximately 8.2 acres of the site presently transversed with a mapped floodway. A flood study has been prepared to address this development's impact upon the existing flood hazard area. If need reference may be made to an earlier filed flood study. The entire site is presently zoned RS -10, which allows for 43.6 residential units. See FEMA FIRM #880 and County of Hawaii -DPW interpretation of floodway (used as project base). -2- giv HAMAKUA or ua rom) 7 zMALM. KONA mmtAxom n Boxhum oalm u am KAT TWO TULM sm POGR THE BIG ISLAND PROJECT SIT The area encompassed by the floodway will remain in open space and will be grassed and landscaped for passive use of the forty lot owners. Generous pedestrian paths (with lights) and trails will also be constructed within the common areas. Picnic shelters and pedestrian paths will generally follow the rim of the floodway. The site is adjacent to East Kawailani Street, which is forty (40) feet wide, and provides access to areas east of Kanoelehua Avenue. An existing pavement of twenty (20) feet width allows safe two-way traffic fronting the site. Within Kawailani Streets are adequate water and electrical utility lines. Proposed development is for twenty five (25) residential lots. Three differing building types (single story, 3 bedroom, 2 bath unit; two story, 3 bedroom, 2-1/2 bath unit; and single story, 3 bedroom, 2- 1/2 bath unit) shall be constructed on the site. Roadways within the proposed development shall be privately owned and maintained. Travel ways are 24.0 feet wide and with street lights spaced approximately 200 feet apart, allowing passenger cars to easily negotiate access to each lot. Minimum requirements for 50 feet wide roads, cul-de-sac turnaround (32.0' radius within travelway), drainage (catch basins/outlets at low points), radii of curves (200' radii min.) and grades (0.5% min. -at cul-de-sacs) are conforming to County & AASHTO Standards. Refer to Plans attached. All basic utilities such as water, sewage disposal system, electricity, telephone conduits, cable TV conduits, and entry security systems shall be provided. All open space grassing, landscaping and pedestrian paths, and picnic shelters improvements shall also be provided by the development then turned - over to the Community Association. -3- .waw - 1~� z % y . » \ ( / \ \ � { / \ t \ t 7) w^ ®. L \\ zi \ \ \ \\ � © .waw - 1~� z » { / \ / w^ ®. W woe KASW rr W WIIYNtW7 �* I f. I Q' V80000 PARK Y .tlllllfle 61N6 GQPl��' A• W1PtN CQ11•ALIED TYPICAL 50' WIDE ROADWA`r' AND UT1L1T`r EA501 TENT OR055 5ECTION DETAIL 5CALE: 1" = 10'-0" r n r o � x ImIIi e n „ ULl r r �f _.. -, n.�sn ....'���V. � r. b.'.. ...$ t. rl + 3r 1 N_w:� ... <.. �.. .. '1 �nc......i !� 1 Y' E2 \� .� ) § �\ \ {\ {) `± § k c § ■ § � � k \ � � e / � § 2 & I \, § �\ \ {\ {) `± § It // �� � �ilill Iilllllll PENN a6 7�'Zmmmw ���� In s�� WI� dil�®I� I�rl�ll�i� �I► —�— �� .;u 1900 COLLECTION ABEDDED FLUTED D' 3'- 3' 13'- 3' S' 7' 13-1/2- 13500 430 3' 3'= 3' i6'- 3' S' 7' 13-1/2' 13500 480 5' 3'- 3' 18'- 3- S' 7- 13-1/2- 13500 830 8' 4'-11' 22'-11' 5- 7' 13.1/2' 135W 720 ASEPLATE FLUTED Q°B -04 O ie 'o Jho � e 10' 5' 7- 13-1/2" 13500 1 1-4' 350 13' 5" 7' 134/2' 13.500 1'-4' 400 15' 5" 7- 13-1/2" 135W 1-4" 500 18' 5" 7" 13-1/2- '13.500 I'-4' 640 WIWI CENTRECON 1130 West Marine Drive P.O. Box 28 Everett, WA 98206 (206) 256.2616 FAX(206)258-3322 ST1zEEr L.tQVJ' 5 EXHIBIT 11 21 - - 22 - O 00 O C O y T 6 A � x i m o n n 0 2 c F'SDF-STP-IAN PATH EXHIBIT(B o . 0 c c > a v u d ` 3 v rs Y.vy C_ O � W -1-. EN SAE al.. N Y C n C C C - 22 - O 00 O C O y T 6 A � x i m o n n 0 2 c F'SDF-STP-IAN PATH EXHIBIT(B Maintenance of the roads, utilities, and landscaping within the 10 acre site shall be done by a Community Association. This association will be set by rules under a Declaration of Covenants, Conditions and Restrictions (DCC&R) which holds priority and protection of property values for all lot owners. The Community Association shall be self governing and will have an elected board consisting of lot owners and managed and financed with monthly dues (initially seeded by the developer) for maintenance of landscaping, roadways, sewage system, and all else within the common areas designated. STATEMENT OF OBJECTIVES AND REASONS FOR REQUEST Presently, building permits for 43 single family dwellings may be possible. However, to have individual ownership of house and lots, subdivision into fee simple entities is more desirable. A Condominium Property Regime (CPR) concept may have been an alternative, however, house sites are more tangible and affords each owner to have title vested for physically defined areas that could be deeded to heirs. Goal of comprehensive planning and better land use management can be achieved since almost one third of the site is within the floodway whereby 1)Unbuildable land (floodway) can be effectively used as open space; 2)Lot sizes can be reduced from the minimum 10,000 square feet thereby eliminating land waste, and yet providing affordable fee - ownership of a home site for each owner and 3)Reduction of large, difficult to maintain asphalted roads. -4- REQUEST FOR DEVIATION OR VARIANCES FROM THE REOUREMENTS OF THE ZONING AND SUBDIVISION CODES Several items for consideration by the County is herein requested for deviation from requirements of the Zoning Code and Subdivision Codes. 1. House lots that range between an area of 7,100 square feet to 9,930 square feet consisting of 23 lots. This is deviation from Article 4, Section 25-122 of the Zoning Code pertaining to allowable lots sizes within an RS -10 zoned district. Refer to Site Plan. 2. Setbacks of ten (10) feet minimum from any boundary line or the 50 feet wide Roadway Easement line for a two story house. Then setbacks of five (5) feet minimum from any boundary line or the 50 feet wide Roadway Easement line for a single story house. These are deviations from Article 4, Section 25-124 of the Zoning Code. Refer to House Plans, Elevations and Floor Plans. 3. Private (non-dedicable standard) streets that are 50.0 feet wide and designated as a perpetual easement with intermittent sidewalks of 3' to 4' width serving 25 house lots. Travel lanes within the roadway that are 24 feet wide with asphalt curbing. These are deviations from Article 3, Division 4 - Street Design, Section 23- 23-41 and; Article 6, Division 2 - Improvements Required, Section 23-88(a) of the Subdivision Code. See Typical 50.0' wide Roadway & Utility Easement Plan. 4. Dead-end roadway that serves 25 lots. This is deviation from Article 3, Division 4, Section 23-48(a) of the Subdivision Code. Refer to Preliminary Plat Map. -5- 5. Approval of street lighting (Antique Light Poles) and ground lights, in deviation of County standards as per Article 6, Division 2, Section 23-93 of the Subdivision Code. See Exhibit for description of light poles. See Exhibit filed with original application - Street Light and Pedestrian Path light Details. SCHEDULE OF DEVELOPMENT TIMETABLE Sales will be offered first only to the owner occupant & first- time buyers and then opened to the general public. At this time, sale prices are expected to range between $155,000 to $175,000 for each house and lot. Approximate market demand is estimated to be 300 to 500 qualified buyers, with no market inventory available in the City of Hilo. These buyers are moving to the Puna District where home prices are affordable in the price range of $120,000 to $150,000, but not at a desirable location. To allow this project to proceed diligently and within budget, the Subdivision application for 25 lots shall also be filed as soon as the process of the PUD Application review is completed. Proposed are six (6) house lots (Lots 1, 2, 22, 23, 24 & 25) for immediate construction near the intersection with Kawailani Street and at the entrance to the project. Residential units of two basic units (one - single story, one-two story) will be constructed and will serve as models units. Access roadway and utilities for these units will also be developed immediately. The second phase will include development of 19 lots and homes. Parking areas, and the remaining roadway and utilities shall also be constructed. Lots #26 and #27 shall be developed as permits allow. r.r GENERAL PLAN CONFORMANCE PROJECT LOCATION The property is situated in the Waiakea Houselots area more commonly referred to as Panaewa Houselots between elevations 100 feet and 84 feet based on National Geodetic Vertical Datum (NGVD) within the "Hilo" USGS Quadrangle, and is about 500 feet makai of Kanoelehua Avenue or Hawaii Belt Road (Route 19). Five thousand feet to the north is the regional shopping center (Prince Kuhio Plaza). Then west on Kawailani Street about 2,000 feet from the site is the Waiakea Elementary School. The Waiakea High and UHHC complex is a mile west of Prince Kuhio Plaza. Downtown Hilo is approximately three miles north west. PHYSICAL CHARACTERISTICS Soils on the site are of the Olaa Series (OaC), that is stony fragmented Aa lava overlying bedrock that is about 2 feet below the surface. Pockets of soils that are high organic can also be found on the site. The site was formerly cultivated for agricultural endeavours and until recently used for pasturage and contains a single family residence that will be removed. Portions of the site to the north is heavily wooded with large trees that include hau, Hibiscus rosa-sinensis; hibiscus, octopus tree, Brassaia actinophyila; abezia, monkey pod, Samanea saman; palms (Alexander), mango, Mangifera indica; panax, and bamboo. A walk through of the site indicates that any pre -historical features may have been destroyed or non-existent as most of the site was bulldozed at one time. Rainfall to the site is moderate and averages 150 inches annually. The entire site is relatively flat from Kawailani Street to the northern boundary with a grade of less than two (2) percent. -7- GENERAL PLAN ELEMENTS AFFECTED Goals and Policies of the recently adopted (Ordinance 89-142) Revised General Plan of November 1989 sets goals and standards for the County of Hawaii. Comprehensive planning of various sites is encouraged with innovative solutions for areas subject to conditions unique due to physical features. The site has a floodway of the Palai Stream Estuary crossing through it. Following Zoning and Subdivision Codes, the site cannot be readily developed into house lots. Fairness to the land owner and achieving recognized Goals and Standards of the General Plan dictates this application. Specific elements of the General Plan affects the project as follows: Economic Element: Provide residents with opportunities to improve their quality of life. This project is aimed at providing residents the choice of living in a planned residential setting of single family dwelling lots and homes that are uniquely different in size and spatial living environs from any other "typical" Hilo development. Each house site shall be finished with landscaping, utilities and the residential structure already in place. Maintenance of the site that are in common ownership shall be shared and managed with strict guidelines (CC&R's) and seed money already provided and set-up for ease of operation. -7a- The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. This policy shall be met with this project since residents can afford these house sites that are not subsidized by government nor regulated except by the community association themselves, thereby providing housing allowing residents to seek job opportunities .here on the Island of Hawaii. Environmental Quality: Pollution shall be prevented, abated, and controlled at levels which will protect and preserve the public health and well-being, through the enforcement of appropriate Federal, State and County Standards. The requested deviations from the Standards do not compromise this policy as water, solid waste, and air quality standards shall be maintained with clean and safe sources of water, non-polluting sewage disposal system, and lush landscaping to enhance air quality. Flood Control and Drainage: Prevent damage from inundation. The site shall be graded to meet minimum drainage standards with the rim of the floodway at the 100 year Flood levels. No house site within this project shall be subject to flood inundation hazards nor subjected to surface runoff or sediment losses. c=M It is the responsibility of both the government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities. This project allows ample open spaces that characteristically can contain the anticipated flood levels affecting the site. Any planned development of the drainage system for Palai Stream can be accommodated within the floodways on the site. Natural Beauty: Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. (Goal) Areas which are harmoniously developed and enhanced by man so as to appear natural. (Policy) The development of the site shall provide an attractive view from Kawailani Street along the proposed floodway. This open space feature shall be landscaped with trees and grassed. Pedestrian paths and picnic area will be provided for enhancement and enjoyment of its beauty and foliage. See Landscaping Site Plan. Housing: Goals: Several goals enforce this project. Attain a diversity of socio-economic housing mix throughout the different parts of the County. Maintain a housing supply which allows a variety of choice. Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. Improve and maintain the quality and affordability of the existing housing stock. Seek sufficient production of new affordable rental and fee- simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. Policies: Several policies applies to this project. The County shall initiate and participate in activities with the private sector including the provision of leadership and expertise to neighborhoods and non-profit organizations in the development of housing and community development projects. The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. This diverse housing project with smaller lots, is based on providing affordable fee -simple house and lot packages to first-time buyers. This is a private -sector effort which can only be accomplished with the understanding and cooperation of the reviewing agencies to reduce the review time, eliminating unnecessary conditions and consideration of the projects' long-term benefit to the community and surrounding properties. Development costs are dependent upon necessary access, drainage and utility needs. There is no compromise of safety, health and welfare for the lot owners. Access to each site is minimal but adequate for two-way vehicular traffic and accommodates ample on-site guest parking (15 spaces). Each lot shall have domestic water meeting safe standards. Each house shall be connected onto a septic -step system or conforming waste water system. No house shall be below the expected flood levels. Each house meets Housing, Building, Electrical, and Plumbing Codes. Deviations from lot size, and setbacks affects the Zoning Code. Roadway width standards exceptions are requested as affected by provisions of the Subdivision Code. -10- Land Use: Policies applicable for this project are as follows: The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of socio-economic housing mix and to permit aesthetic balance between single- family residential structures and open spaces. This site is transversed by the floodway for Palai Stream. This physical attribute affords this opportunity for a diverse balance of smaller lots that are planned to blend with the site's character for a unique living environment that is found no where else. -11- ►�MALLYll MM A 01 046991 R t a • •{• ti= t _ , t ? 'L' t•-1 .11 = , .1 C - Trans Pacific Developpment, Inc., is offering Hilo's first' Planned Unit Development' En Level Residential Housing Pro'ect to meet the pent up demand for the First Time Buyer and Move Down Market for Active Seniors. First Time Buver: This market is identified as never having purchased a residence previously. Financing is very supportive and favorable, i.e. 5 % percent down programs, for income levels of $ 30,000.00 to $ 50, 000.00 per year. Approximately 91 % percent of First Time Buyers are under the age of 44, nearly 60 % percent of all First Time Buyers are under age 34. Move Down for Active Seniors: This market is identified as the ' Empty Nester' where the children have grown and have no need for their present older obsolete residence. Average age from 55 + taking advantage of a one time tax credit of $125, 000.00 for the sale of their present residence and being able to draw on their earned equity. Benefits are better designed homes, modern quality of living, reduced cost, i.e. yard service, building maintenance, etc. Kaiulani, Single Family Residences, located within an 8.20 acre site, transversed with a floodway, this site is presentlyzoned RS -10, which allows 35.72 residential units. Our application is for a Planned Unit Development, ( PUD) with 25 single family house and lots, with lots sizes of 7,000 to 19,000 square feet, buffered by open space - common area. Total land area taken for residences is approximately 5.50 acres, leaving 3.20 acres for open space - trees scapes and garden setting, ( nature walkways) with one private streets, 24 feet wide ( total roadway reserve of 50 feet) designated as a perpetual Ment serving 25 lots, with 6 " asphalt curbing, pedestrian walkway ( asphalt sidewalks) no gutters, community recreational park &picnic area, and a Home Owners Association ( C. C. & R's). Trans Pacific Development, has addressed in this proposed Planned Unit Development ( PUD) the issue of the safe passage of the expected flood flow through the site, with no infringement on to the 100 year floodline. Architectural designs are of the very latest styles, interior space planning, quality product and construction for tropical Hilo weather. Kaiulani, is a finished product to the homeowner, complete with front yard architectural designed and landscaped, with monthly front yard maintenance, along with common areas. We offer the Buyer / Homeowner a turn key home product, with low personal maintenance, with the latest building systems of steel and modified expanded polystyrene that will last much longer then conventional wood built homes and generations to come. Residences will be constructed of concrete floor foundations, with steel framing. galvanized and fiberglass shingle roofing material, ceramic tile, European kitchens, designs with the finest space planning. Six house plans are offered from square footage of 1,250 to 1,700 square feet, with sales prices from $155, 000.00 to 3170, 000.00 meeting the entry level demand, along with special First Time Buyer financing, with exceptional interest rates, for the first time in 25 years. Hilo is needing of a planned housing community as described. Lets us be open to the changes that are now taking place throughout Hawaii that gives the home buyer a planned residential community and realistic buying prices. Sincerely, Kimo Kinard CEO Ken Suga President Trans Pacific Development, Inc. KAIULANI the new beginnings .... For the many people who never thou§ht they could afford a house of their own, we present KARMOR The Everything Home. ' We are proud to present a home community different from any that you have seen before We have combined a vastly improved construction method -steel and modified expanded polystyrene framing, a panelized systems, with a new home customized program that is unique in the industry. Total construction eliminates wood frame construction, outside of interior finishes, as cabinets, doors. Exterior finishes are of solid vinyl siding or concrete stucco. The result ? Abetter home for your family. And the biggest homes for the price anywhere in the immediate Hilo area. This remarkable new concept in entry level / senior move down market, single family community and residence was createdby demand from those who want their own home. Trans Pacific Development's Team listened to the many prospective homebuyers. They told us what they wanted: Family sized, full featured homes on compact lots. Neighborhood in convenient and desirable locations within the Hilo area. These homes had to be realistically affordable and they should be personalized, so they reflect the lifestyle of real families. KAIULANI'S three and four bedroom homes offer1,250to1,700 square feet of big, beautiful living space. Six floorplans feature spacious living areas with large family room, a breakfast nook, big cornfortable bedrooms including an impressive master suite, walk - in closets and all those features families insist upon. Welcome to Kaiulani. Beautiful homes built with value, and the strength of steel. FEATURES and APPOINTMENTS Steel 1 :Ill 1 •_with I c111 VI 1m - Wallftme,pane= Mding sy-sam fctr ukkd 1:11ksaftand &nbft- Solid 1 1 II 1'. one - 1' 0= «.1 / wood 1 : 11 11floors, m11rafters:111 load 1 1 e: 1 • I1 / 1 1. Atchiftbirallycomdinated .111♦ 1 colorsendclew&m AMactivemiddaublegdvmuzedmlmdmphaks&gesmo& ' 1 11 '1:1 1 V' 111 • Formal entry with ceramic the flombg • Spaciousfamilyroam • EZ=vcmofvoh m mnlmp ' Designerselatedlightwfix ores • Fre-wired for telephone and cable TV � I •II 1 :1 :11'1 :I p,1:� / I •' 1 IL/1 I'M. C, In :il 1I::1 m 141m r-11 I WrFi 111OF III T4 NII: 71: 1 1.11, � 1 1'.II II :I ' 1' 1 1'.I / •,VIII ilii I :� 71IL1 / 1 ::ull :11 1 «: 1 II : ./ • 11 11 al 1 Incl fll,a « 1111 II VIII: II :I V •' I : I :III I •11 1 I 1.1 111. U 1 For generations, steel frame construcdon has been used in large commercial buildings as well as million dollar custom homes. Now it is being offered at a price you can afford. This development in residential construction technique will came as very pod news to many new home buyers, because the advantages of steed frame and wallframe polystrene construction are many. The strength of steel and thermastrucmm - wallfrsme is legendary. Wallframe and steel doesai shrink, warp, twist, or rot. Its durability allows far increase design flexibility. Tbermastructne - Wallframe is immnme to ietmitedamage. We invite you to visit the Kaiulani Model Home Center and see faryourself the many advantages of this long overdue alternative to wood construction. MahaloandAloha, Kaiulani Trans Pacific Development, Inc.