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HomeMy WebLinkAboutREP PC 001 2017/01/04 (2016-2018) REPORT OF THE COMMITTEE ON PLANNING DATE: January 4, 2017 Re: Comm. No. 40/Res. No. 31-17 PLACE: Council Chambers Hilo, Hawai`i TIME: 1:10 p.m. Council Chair and Members Hawai`i County Council Hilo, Hawai`i 96720 Your Committee on Planning, to which was referred Resolution No. 31-17, reports as follows: Resolution No. 31-17, transmitted by Housing Administrator Neil S. Gyotoku, via Communication No. 40 dated December 15, 2016, authorizes the exemption of certain code requirements, pursuant to Section 201H-38 and 46-15.1 of the Hawai`i Revised Statutes, for the proposed Kaloko Heights affordable housing project in North Kona, Hawai`i. The Hawai`i Island Community Development Corporation(HICDC) is proposing to develop at least 80 affordable housing units for rental or homeownership to qualified low and moderate- income residents in the County. HICDC seeks a change in zoning classification from Open to Residential Multiple-Family for a portion of Tax Map Key: 7-3-009:032 and an exemption from Off-Street Loading requirements. Jeremy McComber, Development Manager of HICDC, Keith Kato, Executive Director of HICDC, Housing Administrator Neil S. Gyotoku, Deputy Planning Director Daryn Arai, and Mr. William Moore, an independent planning consultant, were available to offer information regarding the project and to answer questions. Mr. McComber explained that HICDC is in partnership with the property owner, RCFC Kaloko Heights, LLC, (RCFC) and that RCFC will convey property to HICDC to develop 80 rental units to satisfy affordable housing requirements. He stated the background information, site map overview of the entire property, including the parcel that will be conveyed to HICDC has been provided. Mr. McComber clarified that the exemption from the off-street loading requirement is being requested because it is impractical to install due to the grading and slope of the site. Mr. Kato stated that the landowner, RCFC, is donating 80 water units for the project, so that the project now has the land and the water to go forward. Chair Eoff asked Mr. McComber to briefly explain the 201H process. Mr. McComber stated that the Hawai`i Revised Statutes allows affordable housing projects that meet statutory requirements to pursue exemptions from county zoning and other code requirements, and if the project meets those criteria, and if approved by the County Council via county resolution, those exemptions can be received. PC Report No. 1 PC-1 Page 2 January 4,2017 Mr. McComber further explained that he approached the Office of Housing with this request and had discussions with the Planning Department regarding the exemptions that are overseen and managed by them. After both departments expressed their agreement, the resolution was referred to the Planning Committee, and once approved, that approval would be included as part of a financing application to the State of Hawai`i, who will finance the majority of this project. Council Member Aaron Chung inquired regarding the recommendations. Housing Administrator Gyotoku explained that he met with Mayor Kim regarding this project, and the recommendations discussed were that this project be community friendly, that it be close to a park when it is built, that there would be centrally located community centers, and that there would be road access for fire and emergency medical vehicles. He stated that HICDC has been requested to incorporate these changes into the project. Mr. Kato stated that he had discussions with the Office of Housing and stated that they have no problem complying with these suggestions. Council Member Eileen O'Hara commented that she met with Mr. McComber and Mr. Kato and appreciated the explanation of the project. She further commented that she would like to see the building of affordable units with alternative energy designs that are comfortable and affordable, and stated that she did not know if this is part of the statutory affordable housing requirements. Chair Eoff stated her agreement with the recommendations for a community center and park to be provided nearby, and Ms. O'Hara's idea of providing some form of energy saving measures to make it more affordable. Chair Eoff questioned Mr. Gyotoku as to how we would find out that the adjustments have been made, and asked if this information would be put into written form. Mr. Gyotoku responded that when HICDC starts to design and develop the project, the Office of Housing will be checking to see that these factors have been incorporated. Deputy Planning Director Arai commented that they are in support of affordable housing initiatives by HICDC, and that they are in support of this project. He mentioned that during discussions, there have been questions because this project is part of a much larger project. He explained that when you pre-empt a portion of a project, the Planning Department must still manage the larger project, then said that they have received the revised Master Plan, however it has not yet been fully vetted. Ms. Eoff asked Mr. Arai if he recommends that this project be forwarded with a favorable recommendation at this meeting today, with good faith that the dialogue will remain open, and that these concerns will be integrated into the project, to which Mr. Arai responded affirmatively. Mr. Moore, an independent planning consultant, came forward and stated that he represents the landowner, announced that the attorney for the landowner is Thomas Yeh. Mr. Moore affirmed his commitment to work with the Planning Department, and explained that they have conceptually located a portion of the park and a trail going through the property that they will honor. He said they will create a portion of the park immediately adjacent and as close as possible, to the affordable housing site. He said he will work with the Planning Department PC Report No. 1 PC-1 Page 3 January 4,2017 on the Master Plan. Mr. Moore explained that the original Master Plan did not include a requirement regarding a collector road all the way through, but at the request of the Planning Department, they have rearranged the road networks. He then reaffirmed that the park location will be worked out with the Planning Department and that they are committed to having it across the street from the affordable housing project. Mr. Moore commented that other lands were offered to the HICDC for the park location, however, HICDC wanted the flattest piece of land, which would be the least cost to develop. Council Member Tim Richards commented that he also met with Mr. McComber, and supports the intent and direction of the project, and shared that he was concerned with the park situation. Council Member Maile David shared her concern regarding the recommendations and asked Mr. Arai if there would be a written memorialization of these recommendations, aside from this resolution, that could go into the planning process as a condition of approval. Mr. Arai responded that in the zoning ordinance there is a specific condition speaking to a Master Plan, and that it is this Master Plan that they are seeking to formally review and accept. He then affirmed that this Master Plan is the vehicle that will be used to provide the necessary assurances. Your Committee on Planning is in accord with the purpose and intent of Resolution No. 31-17, and recommends its adoption. wb AYES NOES ABS EX Respectfully submitted, CHUNG X DAVID x COMMITTEE ON PLANNING EOFF X KANUHA X LEE LOY X O'HARA X e46_ POINDEXTER x KAREN EOFF, CHAIR RICHARDS X PC REPORT NO.: 1 RUGGLES X ADOPTED: JAN 2 5 2017