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Home My WebLink AboutREP PC 342 12/02/1992 1988-19927 %.1/000 REPORT OF THE ,JMMITTEE ON PLANNING DATE: November 16, 1992 Re: C-4335 PLACE: Councilroom TIME: 2 : 10 p.m. Chairman and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No . 699 , regarding the change of zone request by Puako Hawaii Properties at Waikoloa, Waimea, South Kohala, Hawaii , TMK: 6-8-01 : Portions of 25, 36, 37, 38, 39 and 40, reports as follows : Bill No . 699 amends Section 25-95A (North and South Kohala Districts Zone Map) , Article 3, Chapter 25 (Zoning Code) of the Hawaii County Code by changing the district classification of 1, 269 . 511± acres of land from Unplanned (U) to Agricultural-1 acre (A-la) ; Multiple-Family Residential (RM-4 . 0) , (RM-7 . 0) and (RM-14 . 5) to Village Commercial (CV-10) zoned district . The project site, previously owned by Signal Puako Corporation but now owned in fee simple by Puako Hawaii Properties (Nansay) , is located east (mauka) of and adjacent to Queen Kaahumanu Highway, approximately one-half mile north of the Waikoloa Road-Queen Kaahumanu Highway intersection. In January 1989 , approximately 1, 600 acres of land were reclassified into the Urban District by Decision and Order, subject to conditions, one in which a 1,200 foot wide open space buffer strip is planned along the subject parcels fronting Queen Kaahumanu Highway. The project, called the "Puako Residential Golf Community (PRGC) " , is proposed to be developed as an international residential golf community comprised of six villages with a total of 2, 658 agricultural and multi-family housing lots/units surrounding six world class 18-hole championship golf courses, designed by renowned international golf course designers/golfers with a maintenance facility and possible smaller maintenance facilities for each course. The proposed project will also include five or six clubhouses, a golf academy, commercial and business center, golf course research center and nursery, a park and approximately five miles of bicycle and jogging trails . The general public will be encouraged to use the academy, commercial business center, trails and some of the golf courses and clubhouses . The residential areas and a couple of the golf clubhouses will be secured. The project is projected to be fully developed and occupied over a 20-year period in the following phases : Phase 1 ( 1992-1998) : 394 agricultural (A-la) lots, 972 multi-family residential units, 3 golf courses/clubhouses, golf teaching academy with course #2 and 20, 000 s . f . of commercial space. PC REPORT N0 , 342 ADOPTED : DEC 2 1992 PC_ 342 Page 2 November 16, 1992 Phase 2 (1999-2000) : 272 agricultural (A-la) lots, 704 multi-family residential units, 2 golf courses/clubhouses, and 50, 000 s . f . of commercial space . Phase 3 (2001-2002) : 197 agricultural (A-la) lots, 119 multi-family residential units, 1 golf course/clubhouse, and 50, 000 s . f . of commercial space. The total area involved in the proposed development is approximately 3, 000 acres with the remaining 2, 000 acres situated in the SLU Agricultural District which contains four villages with lot sizes of one to three acres . The six lots will be consolidated and resubdivided to accommodate the proposed development . The Land Use Study Bureau Overall Master Productivity Rating for the subject area, having no present agricultural activity, is Class "E" or "Very Poor" and are not classified by the Agricultural Land of Importance to the State of Hawaii (ALISH) map . A Botanical Survey Report was performed by Botanical Consultants of the project site that found a federally endangered species known as the red ' ilima which is a member of the hibiscus family. Also, the pololei fern was found which the applicant intends to preserve in undeveloped areas and may transplant within the golf course and multi-family development areas . No endangered species of mammals were sighted nor were there special or unique environmental systems that would support faunal communities . It was suggested that the project may alter habitats that would result in a decrease of certain introduced species of birds such as francolin, while at the same time increasing the suitability of the property for other species . An Archaeological Survey and Evaluation of the project site, conducted by ERC Environmental and Energy Services Company found 13 sites, one of which appears to have been used primarily as a burial cave was cited as significant and recommended for preservation. The applicant intends to preserve this site within the golf course. In submitting a favorable consideration for the change of zone, the Planning Commission concurs with the following Planning Director ' s reasons : 1) The requested zone change conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the area as Urban Expansion; PC-342 Page 3 November 16, 1992 2) The change of zone is consistent with the goals, policies, and courses of action of the General Plan; 3) Commercial facilities will help to deliver convenient services to the residents in the area which can be accommodated in the Village Commercial zoned district; 4) All basic utilities will be made available to the project site. Public testimony supported the proposed development because of the potential job opportunities and the applicant ' s support for junior golf programs . The project will be a tremendous boost to the island' s economy especially with the present situation of the sugar . Water Potable water will be provided by two wells located off-site on the Ouli Hawaii Property also owned by the applicant . One well has been successfully tested for quantity and quality and the second well has test results outstanding . The two wells are anticipated to have planned pumping capacity of 3 . 0 mgd. The potable water demand is anticipated to be 1 .3 mgd based on the Water Resource Report . Six brackish water wells on the mauka edge of the subject development will provide 4 . 62 to 6 . 16 mgd . of non-potable water to irrigate the proposed golf courses . Traffic Access to the proposed development will be from Queen Kaahumanu Highway. There will be a proposed north access and a proposed south access . The applicant has designated a mauka-makai road (by easement) on the northern boundary of the project site as required by the Use Permit to provide a mauka-makai connection, which may eventually hook-up to Paniolo Drive. Because the actual location of the mauka-makai road in the region has not been finalized, especially in view of Waikoloa Village Association' s position that it does not wish to see the road built on its property which lies between the subject property and other developments proposed adjoining Paniolo Drive, your Committee had concerns that the monies set aside for this mauka-makai road could be spent in the near future for other infrastructure improvements . Sewage Construction of a private secondary treatment system on site consisting of underground gravity sewer lines ranging from 8 to 15 inches, force mains and two sewage pump stations . The effluent may be used to irrigate portions of the golf courses and landscaped areas . T .d' PC- 342 Page 4 November 16, 1992 Solid Waste Disposal will be at the new county landfill transported by private collection services . Police and Fire The County' s police will be serviced from Waimea, Kapaau and Kealakehe and fire protection services are provided by the South Kohala station across Queen Kaahumanu Highway from the project site. When questioned of additional fire, police and emergency medical services, the applicant did not feel that the project would require any need. Your Committee disagreed and felt that it was unfair and irresponsible to make a broad generalization. Park The applicant will provide a privately owned and maintained 16-acre park site and a 5-mile bike and pedestrian pathway. Through 1 discussions, the applicant had envisioned a passive park but realized that your Committee would like to see an active park, which would include a soccer field, baseball field, and other recreational activities . Your Committee had concerns that 16 acres for a park site for the proposed residential development would not be sufficient and the 5-mile bike path should not be considered as part of the park requirement . Your Committee would like to see more lands set aside for an active park area . It was suggested that a compromise would be 25 acres, which is the lesser amount required for the park site. To remain consistent with the Council ' s policy relating to a recent bill on one-acre agricultural lots which passed first reading and was sent to the Planning Commission for public hearings, your Committee felt that the Agricultural One-Acre (A-la) lots should be amended to Residential and Agricultural (RA-la) . Therefore, your Committee amended the title of the bill and all other parts of the bill by changing Agricultural (A-la) to Residential and Agricultural (RA-la) zoned district. Your Committee on Planning is in accord with the intent and purpose of Bill No . 699 , Draft 2, and recommends that it pass first reading . Respectfully submitted, COMMITTEE ON PLAN G AYES ES NOES L54041op64044:01 * AA X TAKASHI DOMINGO, HAIRMAN DOMINGO X HALE X MAKUAKANE X RUDDLE X PC REPORT NO. 342 ADOPTED: