HomeMy WebLinkAboutCOM 1784.000 1984-1988 t OJMtY OF N�;.
PLANNING COMMISSION
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.,'Nr.. 25 AUPUN► STREET • HILO, HAWAII 96720
COUNTY OF
HAWAII
September 19 , 1988
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Chairman Yamashiro and Members :
Rezoning Request - Kona Beach Development Venture
Tax Map Key 7-3-09 :Portion of 3
The Planning Commission, after a duly held public hearing on
August 30, 1988 voted to recommend for your approval the proposed
legislative bill to change the district classification for 273+
acres of land from an Open (0) to Village Commercial - 10, 000
square foot (CV-10) , Resort Hotel - 1 ,250 square foot (V-1.25) ,
Multiple Family Residential - 3, 000 square foot (RM-3) , Single
Family Residential - 10, 000 square foot (RS-10) and Limited
Industrial - 10, 000 square foot (ML-10) zoned districts at
Kohanaiki, North Kona, Hawaii.
The Commission concurs with the following Planning Director' s
reasons for initiating the change of zone:
The General Plan is a long range, comprehensive policy
document which guides the overall development of the County
of Hawaii . Section 3-16 of the County Charter reads, "It
(general plan) shall contain a statement of development
objectives, standards and principles with respect to the most
desirable use of land within the county for residential ,
recreational, agricultural, commercial, industrial and other
purposes which shall be consistent with proper conservation
of natural resources and the preservation of our natural
beauty and historical sites ; the most desirable density of
population in the several parts of the county; a system of
principal thoroughfares , highways, streets , public access to
the shorelines, and other open spaces; the general locations,
Comm. No. 11"44
File No., ZNd/A/1),,,_
Ref. To:, 1)(1,
Ref. Date_• SEP 19 128
A .'
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 2
relocations and improvement of public buildings, the general
location and extent of public utilities and terminals,
whether publicly or privately owned, for water, sewers,
light, power, transit, and other purposes ; the extent and
location of public housing projects; adequate drainage
facilities and control; air pollution; and such other matter
as may, in the council' s judgment, be beneficial to the
social, economic, and governmental conditions and trends and
shall be designed to assure the coordinated development of
the county and to promote the general welfare and prosperity
of its people. " The Charter further states that "The
(county) council shall enact zoning, subdivision, and such
other ordinances which shall contain the necessary provisions
to carry out the purpose of the general plan, " and that "No
public improvement or project, or subdivision or zoning
ordinance shall, be initiated or adopted unless the same
conforms to and implements the general plan. "
Granting of the zoning change is consistent with the
General Plan. The General Plan identifies the Kohanaiki
property as an Intermediate Resort Area. An Intermediate
Resort Area is a self-contained resort destination area which
provides basic and support facilities for the needs of the
entire development. Such facilities include sewer, water,
roads, employee housing, recreational facilities, etc. The
maximum visitor units within an area designated Intermediate
Resort is 1, 500 rooms. The concept of a self-contained
resort destination area also includes the provision of
residential accommodations and commercial activities for
long-term visitors as well as for permanent residents. Such
facilities are considered to be an integral part of a resort
area. The proposed development of three hotels having a
total of 1,250 units, single and multiple family residential
units, commercial center, a golf course and other related
activities will be in keeping with this concept of a
self-contained resort destination area.
Granting of the zone changes are also consistent with
the General Plan' s goals and policies set forth in the Resort
section of the Land Use element:
Goals
-To guide the orderly development of the visitor industry.
° To provide for resort development that maximizes
conveniences to its users.
° To ensure that resort developments maintain the social,
economic, and physical environments of Hawaii and its
people.
A
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 3
Policies
o The County shall designate and allocate resort areas in
appropriate proportions and in keeping with the social,
economic, and physical environments of the County.
o The County shall encourage the visitor industry to
provide resort facilities which provide an educational
experience of Hawaii as well as recreational activities.
The applicant proposes to phase the resort community to
meet market needs and to coincide with infrastructure
improvements. Approval of this change of zone contains
performance conditions which would allow development of the
property upon certain infrastructure being completed. The
zone changes requested will not be effective until proof of
adequate potable water and its proper management can be
demonstrated and committed. Also, a traffic monitoring plan
of the resort' s intersection at Queen Kaahumanu Highway must
be submitted and approved by the Department of
Transportation, Highways Division, prior to receipt of final
plan approval for any phase of the proposed development. In
this manner, the applicant will be assessing and evaluating
traffic flow throughout various stages of the resort
development. The applicant shall be required to provide any
intersection improvements deemed necessary by the State
Department of Transportation, Highways Division, as a result
of periodic analysis.
An anchialine pond management plan will be prepared by
the applicant to assure protection and heightened public
awareness of the significant natural resources (anchialine
ponds) in the area. The focal recreational elements of the
Kohanaiki Resort Community are the shoreline and beach area
and the golf course. These recreational amenities together
with the proposed marina commercial center create a
master-planned resort which focuses on the visitors and
residents alike. It is therefore determined that the
rezoning action would be in the direction of fulfilling the
General Plan Resort element' s goals, policies and standards.
Approval of this change of zone request would not be
contrary to the commercial and residential sections of the
Land Use Element of the General Plan, which articulate that
these uses shall be developed to maximize conveniences to its
users and should be adequately served by essential services
and other infrastructure. The Kohanaiki Resort is or will
A
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 4
be provided with all essential utilities and services,
including water. Initially, the applicant intends to provide
potable water by lower level brackish wells in conjunction
with a desalination plant. The Kona Village Resort currently
provides water through a similar desalination system. Long
range plans call for the development of higher level potable
water sources and eventual elimination of the desalination
plant. The initial phase of the development, which includes
the first hotel, will have a water demand of 0. 7 million
gallons per day (mgd) . At full build-out, the projected
water demand is 2. 0 million gallons per day (mgd) . As
mentioned previously, included in this change of zone
approval are conditions which would require the applicant to
assure adequate water supply for domestic and fire protection
purposes for the entire project. Other essential facilities
such as a private sewage treatment plant will be constructed
on the property to service the resort community.
The granting of the subject request would complement a
policy of the General Plan Land Use Element which says to
"Zone urban-type uses in areas with ease of access to
community services and employment centers and with adequate
public utilities and facilities. " The Kohanaiki Resort is
located approximately two miles south of Keahole Airport and
about five miles north of Kailua Village. Access to the
property will be through an access corridor from Queen
Kaahumanu Highway.
Approval of the request is supportive of the Economic
Element of the General Plan by providing additional and
expanded employment opportunities for residents of the area,
as well as the entire island as a whole ; increasing the
County' s real property tax base; strengthening the existing
visitor industry; and providing residents with opportunities
to improve their quality of life.
In terms of providing opportunities for residents to
improve their quality of life, this approval contains
conditions that address social and economic impacts of the
development. Specifically, a job training program shall be
developed and submitted to the Planning Department. The
concept of job training has been introduced to alleviate
potential social impacts in the realm of human interaction,
lifestyle issues and the well-being of the family or
individual.
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 5
In addition, a construction housing mitigation plan will
be submitted to the Planning Department to review housing
demand generated by in-migration of construction employees.
Thus, the project achieves the goals and policies of the
Economic Element.
With regard to the provision of employee housing, this
matter will be further conditioned as part of this rezoning
and the SMA Use Permit requests. In this regard, the
requests will conform to the following statements , goals,
policies and courses of action of the General Plan:
a) One of the General Plan' s standards for a resort states :
Employee housing shall be provided at a maximum ratio of
one employee unit to every two hotel units built. The
required ratio shall be determined by an analysis of
housing needs of each district and relative area.
b) The Housing Element of the General Plan states, in part:
O . . . many people cannot afford housing in today' s
market. The rising costs of land, land
improvements, and construction discourage many low
and moderate income families from purchasing a
home. Personal income will not rise commensurate
with rising costs of land and construction of
housing units. Inappropriate location of various
housing types also contributes to the difficulties
in providing adequate public services which are
essential for a desirable living environment.
o The basic purpose of the housing element is to
minimize housing problems and maximize housing
opportunities for residents in the County of Hawaii .
o Although efforts are being made by government to
provide low and moderate income housing,
construction still lags behind replacement and
growth needs. Government, however, will continue to
play an important role in providing housing for low
and moderate income families.
o The growth of the visitor industry is also
generating an increasing demand for low and moderate
4 -
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 6
income housing for employees, precisely the type which
private industries are not building in substantial
amounts. With the growth of visitor and other
industries , new housing units will be needed to
accommodate an increase in population. This additional
population growth will compete with the existing
population for new housing. Therefore, growth also
becomes a problem in respect to this housing element.
c) The Housing Element' s goals in the General Plan include:
o To attain diversity of socio-economic housing mix
throughout the different parts of the County.
o Maintain a housing supply which allows a variety of
choice.
d) The Housing Element' s policies in the General Plan
include:
• It shall be the policy of the County of Hawaii to
assure that safe, sanitary, and livable housing is
available to persons of all ages , income and ethnic
groups and to provide a variety of choice as to
location and types.
o A volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct
existing deficiencies shall be promoted.
o The construction of specially designed facilities
for elderly persons needing institutional care and
for active elderly persons shall be encouraged.
o Corporations and non-profit organizations shall be
encouraged to participate in Federal programs to
provide new and rehabilitated housing for low and
moderate income households and the elderly.
o Public and private programs intended to increase the
supply of housing and to create a variety of choice
shall be encouraged.
o Large industries which create a demand for housing
shall provide employee housing based upon a ratio to
be determined by an analysis of the locality' s needs.
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 7
e) The General Plan' s Housing Element includes the
following courses of action for the North Kona district:
o The County shall require developments which create a
demand for employee housing to provide for that need.
o Aid and encourage the development of a wide variety
of housing for this area to attain a diversity of
housing mix.
f) The multiple-family residential section of the General
Plan' s Land Use Element includes the following
statements:
o Multiple residential living is becoming a way of
life for many people. Such units provide housing
for persons who have no desire or need to own a
single-family residence, persons who find it
financially difficult to own a single-family
residence, persons with changing employment and
others. This trend will continue in the future due
to rapid urban growth, mobile populations and the
rising costs of land and improvements.
o Multiple residential living has not been well
accepted in the past, mainly because of the
unimaginative and stereotyped design of buildings,
social attitudes and the desire for single-family
ownership. The costs of land and construction,
however, have greatly risen, thus making it
difficult for many people to afford a home .
o The County will be faced with a great demand for
multiple residential development. A carefully
worked out land use plan and development standards
will be essential in assuring that any development
will be an asset to the County.
g) The multiple-family residential section of the General
Plan' s Land Use Element sets forth the following goal:
o To provide for multiple residential developments
that maximize convenience for its occupants.
0
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 8
h) The multiple-family residential section of the General
Plan' s Land Use Element includes the following policies :
o Appropriately zoned lands shall be allocated as the
demand for multiple residential dwellings
increases. These areas shall be allocated with
respect to places of employment, shopping
facilities, educational, recreational and cultural
facilities, and public facilities and utilities.
o To assure the use of multiple residential zoned
areas and to curb speculation and resale of
undeveloped lots only, the County shall impose
incremental and conditional zoning which shall be
based on performance requirements.
i) The multiple-family residential section of the General
Plan' s Land Use Element sets forth the following course
of action for the Kona district:
o Appropriately zoned lands shall be allocated as the
need for multiple residential development arises.
A more recent appraisal of the affordable housing
environment was given by the Office of Housing and Community
Development (OHCD) in a memorandum regarding to the subject
application. It reasoned that:
1) the median family income for the County is $28, 800;
2) the maximum home purchase price for which this family
can qualify is $96, 700; and
3) less than 10% of all single-family dwellings listed for
sale in December 1987 were below $96, 700.
The OHCD memorandum concludes that the affordable
housing problem in West Hawaii will be compounded by new
resort/residential developments along the West Hawaii coast.
In an effort to balance this inequity, this approval contains
a condition requiring the provision of affordable housing
units, in-lieu fee, in-kind services or other acceptable
means.
The proposed development of Kohanaiki Resort is also not
anticipated to have any substantial adverse environmental or
Honorable Stephen K. Yamashiro, Chairman
and Members of the County Council
Page 9
ecological effects. Any potential negative impacts will be
effectively mitigated through monitoring programs , management
and protection plans and through conditions of approval.
Finally, it should be noted that the area has no
substantial adverse topographic problems which cannot be
properly rectified or which would render the land unusable
for the proposed uses.
Based on the above, it is determined that the requested
zoning changes will result in an appropriate land use pattern
that will further the public necessity and convenience and
general welfare.
For your favorable consideration, an amendment to
Section 25-87, the North Kona Zone Map, of the County Zoning Code
is transmitted.
We are enclosing a copy of the application and a copy of the
staff background for your information.
Sinc 5e1y,
Thomas A. Kriege
Chairman, Planning Commission
Enclosures k,'\`, (0.N.1
xc: Mr. Christian Wolffer
Mr. Mark Hastert
Mr. Steve Menezes
Department of Public Works
Department of Water Supply
Planning Office - Kona
DLNR
-PROVED:
DANT K. CAR NTER, MAYOR
•
• . _ REPORT OF THE
COMMITTEE ON PLANNING
DATE: September' 26 , 1988 Re : Comm . 1784
PLACE: Councilroom
TIME: 1: 30 p.m .
Chairman and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No . 627,
regarding the rezoning request of Kona Beach Development Venture ,
Kohanaiki, North Kona, Hawaii , TMK: 7-3-09:Portion of 3 , reports as
follows:
Bill No . 627 amends Section 25-87, Article 3 , Chapter 25 of the
Hawaii County Code , by changing the district classification of
approximately 273 acres of land from Open (0) to Single Family
Residential (RS-10) , Multiple Family Residential (RM-3) , Resort-Hotel
(V-1.25) ; Village Commercial (CV-10) and Limited Industrial (ML-20 ) .
According to the Planning Department, Parcel 3 of TMK: 7-3-09 totals
462.38 acres . Christian Wolffer, general managing partner of
Kona Beach Development Venture, holds the ground lease to the
property with the option to purchase.
Of the 46Z acres, 273 acres- are being. rezoned- The remaining
184 acres will remain in the Open district and- will be used for the
golf course.
The applicant plans to develop an Intermediate Resort Destination
Area which will include three hotels totalling 1, 250 rooms; a 10-acre
marina and 60 ,000 square feet retail/office space; 500 condominium
units ; 200 single family residential lots; a beach club; a
tennis/recreation club and an 18-hole golf course.
Committee Chairman Takashi Domingo stated that major amendments which
the Council may impose on Rezoning Bills 607 (Kaupulehu Developments )
and 608 (Kukio Beach Resort ) will , if appropriate, also apply to
Bill 627 . (The. County Council is currently considering several
amendments to Bills 607 & 608) .
In response to Councilman Russell Kokubun's inquiry, the applicant 's
representative stated that they will abide by- the potable water and
affordable housing requirements as stated in Conditions B and K,
respectively, of the bill . The applicant 's representative added,
however , that if the potable water and affordable housing conditions
for Bills. 607 & 608 are amended , they would also like to be
considered for similar amendments .
PC REPORT NO, 376
ADOPTED:
N
PC-376 Page 2 September 26, 1988
The applicant ' s representative also stated, in response to
Councilman Kokubun 's inquiry, that they have applied for appropriate
Shoreline Management Area Use Permits , however , have not as yet
received approval .
In response to Committee Chairman Domingo 's inquiry, the applicant 's
representative stated that public parking will be provided ; however ,
the exact number of parking stalls that will be provided has not as
yet been determined .
Your Committee on Planning is in accord with the intent and purpose
of Bill No . 627 and recommends that it pass first reading. Your
Committee also recommends that Bill 627 be amended, wherever
appropriate , to reflect amendments which the Council may impose on
Bills 607 and 608.
T• DO INGO, CH ' IRMAN
,AAIAArti
1717
SPENCER K. SCHUTTE,. VICE CHR.. FRANK DE LUZ III, MEMBER
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•RRAI ; R. ''�CHAKU-INOU ME :ER
SH 'WOOD R. H. GREENWELL, MEMBER ,
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•
SSELL S. KOKU UN, MEMBER MERLE ' . LAI, MEM:-
LA/TN
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OFFICE OF THE COUNTY CLERK
HAWAII COUNTY BUILDING
COUNTY OF HAWAII
HILO, HAWAII 96720
October 19 , 1988
Refer: Bill 627/C-1784
To: Planning Commission
Re: Rezoning Request - Kona Beach Development Venture
Kohanaiki , North Kona
TMK: 7-3-09 :Portion of 3
The following is the action of the Hawaii County Council adopted at
its meeting held today
Approve and adopt PC Report
No. 390.
6...
COUNTY CLERK
Att.
cc: Planning Dept. 140.
Mayor "nmm'
File Na
16. Mc
its
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REPORT OF THE
":ITTEE ON PLANNING
DATE: October 11, 1988 Re : Comm. 1784
PLACE: Councilroom
TIME: 1: 30 p.m.
Chairman and Members
Hawaii County Council
Hilo, Hawaii 96720
Your Committee on Planning, to which was referred Bill No. 627,
regarding the rezoning request of Kona Beach Development Venture ,
Kohanaiki, North Kona, Hawaii , TMK: 7-3-09:Portion of 3, reports as
follows:
Bill No . 627 amends Section 25-87, Article 3 , Chapter 25 of the
Hawaii County Code , by changing the district classification of
approximately 273 acres of land from Open (0) to Single Family
Residential (RS-10) , Multiple Family Residential (RM-3) , Resort-Hotel
(V-1 . 25) ; Village Commercial (CV-10) and Limited Industrial (ML-20 ) .
Bill 627 was first heard by the Council on October 5, 1988 and
recommitted to the Planning Committee for possible amendments and
discussion as to whether or not a public hearing on the bill should
be held in Kona.
Your Committee heard testimony from Mrs. Anna Keanaaina of Kona that
her family holds legal title to at least a portion of the subject
property.
Councilman Spencer Kalani Schutte informed Mrs. Keanaaina that her
claim is a legal issue which should be settled in a court of law and
that the Council has no authority to rule on such an issue .
Corporation Counsel supported Councilman Schutte 's position and added
that the Council may continue hearing on the rezoning application.
Committee Chairman Takashi Domingo informed the members that he had
received several phone calls requesting that your Committee hold a
public hearing in Kona to discuss Bill 627. Councilwoman Lorraine
Jitchaku-Inouye moved that the Committee hold a public hearing. The
motion failed to carry.
Your Committee also discussed Draft 2 of Bill 627 which was
distributed earlier to members of the Committee . Councilman Russell
Kokubun informed your Committee that Draft 2 contains the following
amendments:
1 . Condition (B) has been replaced in its entirety and
is now identical to Condition (B ) of Bill 608 ( Kukio
Beach Resort ) .
PC REPORT No. 390
ADOPTED:
a V
PC- 390 Page 2 October 11 , 1988
2. Condition (J) has been amended to further define
the sewage treatment plant as a secondary treatment
plant .
3 . Conditions Q, R & S are new conditions .
Councilman Kokubun proposed that Draft 2 be amended as follows :
1 . Condition (B) be amended to include the words
desalination plant since the applicant is planning to
utilize a desalination plant along with a private water
well .
2. Condition (S) be amended to require the Planning
Department to consult the Natural Energy Laboratory of
Hawaii , the Hawaii Ocean Science Technology Park and
the National Park Service before determining whether
the applicant 's water quality and marine life
monitoring and mitigation plan should be approved .
Councilwoman Lorraine Jitchaku-Inouye proposed that Draft 2 be
further amended as follows:
1 . A new condition be included to require the
applicant to develop an archaeological resources
management plan which shall include considerations for
the Kaloko National Historic Park and which shall be
completed prior to the design of the marina. A new
Condition (0) has been included in the bill to include
Councilwoman Jitchaku-Inouye 's proposed amendment .
2. Condition (S ) be amended to require the applicant
to participate in a joint water quality monitoring
system with the Natural Energy Laboratory of Hawaii and
the Hawaii Ocean Science Technology Park .
Draft 2 has been amended to include the amendments proposed by
Councilwoman Jitchaku-Inouye and Councilman Kokubun.
'.
• pC-390 Page 3 October 11 , 1988
Your Committee on Planning is in accord with the intent and purpose
of Bill 627, Draft 3, and recommends that it pass second and final
reading.
7; S- DO D
AKA ; DOMINGO, CHAIRMAN
,. 11.r t4 aXim A 4415
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•ENCER K. " TT , VICE CHR. 717-017-137eLUZ III, MEMBER
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SHERWO D R. ., GREENWELL, M BER LORRA • . vi7 HAKU-INOU , MBER
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' USSELL S. KOKUBUN, MEMBER ERLE K. LAI, ME r R
LA/TN