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Home My WebLink AboutREP PC 365 08/16/1988 1984-1988 111 REPORT OF THE • n�, �--�--,„. `...OM I T T tt ON PLANNING i DATE: August 16 , 1988 Re : Comm. 1739 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. 608, regarding the rezoning request of Huehue Ranch, Kukio, North Kona, Hawaii, TMK : 7-2-04 : 5 (portion) and 16, reports as follows : Bill No. 608 amends Section 25-86, Article 3, Chapter 25 of the Hawaii County Code, by changing the district classification of approximately 332 acres of land from Open (0) to Resort-Hotel (V-1 & V-2) ; Village Commercial (CV-10 ) ; Neighborhood Commercial (CN-10 ) ; Single Family Residential (RS-10 ) (RS-15 ) & (RS-20 ) & Multiple Family Residential (RM-3) (RM-3. 5 ) , (RM-4) & (RM-5) . The project site is divided into two parcels . One parcel is located makai of Queen Kaahumanu Highway and encompasses a land area of approximately 317 acres . The other parcel is located mauka of the highway and contains approximately 358 acres . Development of the makai parcel will include an 800-room first class hotel and a 450-room luxury hotel . The resort will be supported by 720 multi-family units, 90 single-family lots, an 18-hole golf course/clubhouse, a resort commercial center, a private beach clubhouse and a pond preserve . The mauka parcel will include approximately 590 multi-family units and 220 residential lots clustered around another 18-hole golf course . Other improvements will include a neighborhood commercial center and a community park . The State Land Use Commission has ruled that the applicant shall provide at least one mauka-makai public access road from Queen Kaahumanu Highway to the shoreline .and a continuous trail along the shoreline. The applicant is also required to provide public parking as close as possible to the shoreline. The Commission has also ruled that the applicant shall "Establish a pond management plan for the anchialine pond complex with provisions for a buffer zone of no less than 40 feet in width. " According to the Planning Department , the frontage along the shoreline is approximately 3, 200 feet in length. PC REPORT NO . 365 ADOPTED : 111 PC-365 Page 2 August 16 , 1988 The Department of Land & Natural Resources has stated that "The applicant should be made aware of a threat from lava flows from the rift zone of Hualalai . " The project site is located in an area rated D & E by the U. S. Geological Survey for such hazard ( "A" being the lowest risk and "F" being the highest . ) The Department of Transportation o Highways Division has stated that "All utilities crossing the Queen Kaahumanu Highway shall be underground. " The Department of Public Works has stated that the applicant should "Provide an underpass roadway to connect the mauka and makai areas of the project . " In reference to the applicant ' s requirement to develop affordable housing , the bill states that "The total affordable housing requirement being assessed, based on the current development scenario, will be a maximum of one thousand four hundred ninety- seven (1 ,497) affordable units. " The bill further states that "Stated in 1988 dollars and subject to adjustment for inflation, the dollar value equivalent of the affordable housing requirement involving one thousand four hundred ninety-seven (1,497 ) affordable units shall be a maximum of twelve million dollars ($12,000 ,000) . " The nearest fire station is located in Kailua-Kona with an approximate 15 minute response time to service Kukio, some 13 miles away. Police services will be available through the Kailua- Kona station. There are no municipal sewage treatment systems serving the property. A self- contained sewage treatment plant will be constructed. There are also no municipal domestic water system serving the area. The applicant proposes to develop its own private water source and system. A well has been drilled at mauka elevations at Huehue Ranch and pump tests have determined the dependability and water quality of the source . Your Committee heard testimony from Ms. Jan Sullivan, attorney for the applicant , who requested that Condition (B) of the bill be amended as follows: 1 . Delete the first part of the first sentence which presently reads "the change of zone ordinance shall not be in effect until" and insert in its place, the following : "In order to allow a determination that" . 2. Delete the last sentence which reads: "The executed date of said agreement shall be the effective date of this ordinance, except as specifically restricted to incremental zoned districts in the agreement ; " . Planning Director Albert Lyman informed the Committee that all large development projects have had production wells in place at the time of rezoning. 411 410 PC- 365 Page 3 August 16 , 1988 The attorney for the applicant suggested that the Committee ask Steve Bowles, the applicant ' s water system consultant , whether or not the applicant has a production well . Mr . Bowles stated that, in his opinion, Huehue Ranch has a production well in place. He added that while further testing of the well is required, he is totally and professionally satisfied that the well has a capacity to deliver at least 500 ,000 gallons per day which, to him, represents a production well . Condition (B) also requires the applicant to submit a water resource management plan to the Planning Director for his approval . The Director is to arrive at a decision as to the adequacy of the plan after consulting with the Department of Water Supply and the State Department of Health. In reference to this condition, Council Chairman Stephen Yamashiro questioned whether the Planning Director should have the authority to decision of the Water Department in matters relatingto override a p water requirements. The Planning Director stated that he merely consults with them since the Water Department plays an advisory role. Acting Planning Committee Chairman Kalani Schutte stated that he cannot see allowing the Planning Director to override the decisions of the Water Department . Councilman Sherwood Greenwell stated that it would be unwise to leave the Planning Director out of the planning process . Before calling for a vote on Bill 608, the Acting Committee Chairman informed Mr . Scott Leithead, Administrator of the Office of Housing and Community Development , that questions and concerns which were raised regarding the County ' s housing requirement during the hearing of Bill 607, must also be addressed in Bill 608 . Your Committee on Planning is in accord with the intent and purpose of Bill No . 608 and recommends that it pass first reading. (ABSENT & EXCUSED) Ek7 TAKASHI DOMINGO, CHAIRMAN LIMAAA- SPENCER K. SCHUTTE, VICE. CHR. FRANK DE LUZ III, MEMBER ), ‘-‘,"4•44,71 ' A(.i /✓vim_ ‹.10a2 SHERWOOD R. H. GREENWELL, EMBER " ORRAI R. �� E, MEM'. R V!ALLJ.. �s. `® f 1 - 'USSELL S. KO UBUN, MEMBER MERL' K. LAI, MEMB '3"" LA/TN S OFFICE INFORMATION ONLY Meeting: August 25, 1988 Action: Bill 608 was taken off the Council' s agenda. Re: . 411 REPORT OF THE 411 CSMMITTEE ON PLANNING DATE: August 16 , 1988 Re : Comm. 1739 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. 608, regarding the rezoning request of Huehue Ranch, Kukio, North Kona , Hawaii , TMK : 7-2-04 :5(portion) and 16 , reports as follows: Bill No . 608 amends Section 25-86, Article 3, Chapter 25 of the Hawaii County Code, by changing the district classification of approximately 332 acres of land from Open (0) to Resort-Hotel (V-1 & V-2) ; Village Commercial (CV-10 ) ; Neighborhood Commercial (CN-10 ) ; Single Family Residential (RS-10) (RS-15) & (RS-20) & Multiple Family Residential (RM-3 ) (RM-3 . 5 ) , (RM-4) & (RM-5) . The project site is divided into two parcels . One parcel is located makai of Queen Kaahumanu Highway and encompasses a land area of approximately 317 acres . The other parcel is located mauka of the highway and contains approximately 358 acres . Development of the makai parcel will include an 800-room first class hotel and a 450-room luxury hotel. The resort will be supported by 720 multi-family units, 90 single-family lots , an 18-hole golf course/clubhouse, a resort commercial center , a private beach clubhouse and a pond preserve . The mauka parcel will include approximately 590 multi-family units and 220 residential lots clustered around another 18-hole golf course. Other improvements will include a neighborhood commercial center and a community park . The State Land Use Commission has ruled that the applicant shall provide at least one mauka-makai public access road from Queen Kaahumanu Highway to the shoreline -and a continuous trail along the shoreline. The applicant is also required to provide public parking as close as possible to the shoreline . The Commission has also ruled that the applicant shall "Establish a pond management plan for the anchialine pond complex with provisions for a buffer zone of no less than 40 feet in width. " According to the Planning Department , the frontage along the shoreline is approximately 3, 200 feet in length. PC REPORT No . 365 ADOPTED : 411• •• PC-365 Page 2 August 16 , 1988 The Department of Land & Natural Resources has stated that "The applicant should be made aware of a threat from lava flows from the rift zone of Hualalai . " The project site is located in an area rated D & E by the U.S. Geological Survey for such hazard ( "A" being the lowest risk and "F" being the highest . ) The Department of Transportation - Highways Division has stated that "All utilities crossing the Queen Kaahumanu Highway shall be underground. " The Department of Public Works has stated that the applicant should "Provide an underpass roadway to connect the mauka and makai areas of the project . " In reference to the applicant ' s requirement to develop affordable housing, the bill states that "The total affordable housing requirement being assessed, based on the current development scenario, will be a maximum of one thousand four hundred ninety-seven (1 , 497) affordable units. " The bill further states that "Stated in 1988 dollars and subject to adjustment for inflation, the dollar value equivalent of the affordable housing requirement involving one thousand four hundred ninety-seven (1 ,497 ) affordable units shall be a maximum of twelve million dollars ($12,000 ,000) . " The nearest fire station is located in Kailua-Kona with an approximate 15 minute response time to service Kukio, some 13 miles away. Police services will be available through the Kailua-Kona station. There are no municipal sewage treatment systems serving the property. A self-contained sewage treatment plant will be constructed. There are also no municipal domestic water system serving the area . The applicant proposes to develop its own private water source and system. A well has been drilled at mauka elevations at Huehue Ranch and pump tests have determined the dependability and water quality of the source . Your Committee on Planning is in accord with the intent and purpose of Bill No . 608 and recommends that it pass first reading. Note : Due to the need to meet the deadline for placing Bill No. 608 on the Council agenda, the committee report is being released without the inclusion of discussions that took place during the August 16, PC-365 Page 3 August 16 , 1988 1988 meeting of the Planning Committee. The reader is referred to the minutes of the afore committee meeting report for details of discussions and concerns that were expressed relative to Bill No. 608. (ABSENT & EXCUSED) TAKASHI DOMINGO, CHAIRMAN ! • IVA 4144,/ SPENCER K. SCHUTTE, VICE CHR. FRANK DE LUZ III, MEMBER . ICS SHERWOOD R. H. GREENWELL, MEMBER LORRAINE R. JITCHAKU-INOUYE, MEMBER -7/A.,64 /ty€ a4" p2A Ref Mt- / /�' -y L lv�a�r�r•. I , IAA 4.1.‘,/ ( Zit Alt RUSSELL S. KOKUBUN, MEMBER MERLr K. LAI, 4EM: 121,4A-04-1, L /TN