HomeMy WebLinkAboutCOM 1773.000 1984-1988 /It MEMORANDUM:
PLANNING DEPARTMENT — County of Hawaii, Hilo, Hawaii 96720
To:
Council Members EgWtember 7, 1988
From: Planning Director
Subject: Resort Housing Conditions for Bills Nos. 607 and 60.8.
This is in response to a request made at the August 16, 1988
Planning Committee meeting, and is submitted as part of the
Council' s record for Bills Nos . 607 and 608.
We have consulted with the Office of Housing and Community
Development, and have drafted the following statement :
"If an affordable housing demand or need does not exist at the
time a particular phase of a resort is ready to be developed,
then it may be appropriate that the requirement be deferred and
the phase of resort development allowed to be developed. The
Housing Agency would review and approve the method of satisfying
the housing requirement prior to final plan approval for each
phase of development. "
With respect to the policy basis for the proposed resort housing
conditions, we have attached excerpts from the County' s General Plan
of relevant statements, goals , policies, standards and courses of
action.
AFRO D
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Ref. Date SEP 7 tr,lla
EXCE. iS FROM THE COUNTY 'S GENER PLAN
RELEVANT TO THE RESORT HOUSING CONDITIONS
PROPOSED FOR BILLS Nos. 607 and 608
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 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.
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d) The Housing Element' s policies in the General Plan include:
o 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.
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.
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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.
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.
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