HomeMy WebLinkAboutREP PC 364 08/16/1988 1984-1988REPORT OF THE
11 -, TEE
i1i, I T i i EE ON PLANN I NG
DATE: August 16, 1988
PLACE: Councilroom
TIME: 1:30 p.m.
Chairman;and Member�l
Hawaii County Counci
Hilo, Hawaii 96720 1
Re: 'Comm® 1738
Your Committee on Planning, to which was referred Bill No® 607,
regarding the rezoning request of Kaupulehu Developments, Kaupulehu,
North Kona, Hawaii, TMK: 7-2-03:Portion of parcel 1, reports as
follows:
Bill No® 607 amends Section 25-86, Article 3, Chapter 25 of the
Hawaii County Code, by changing the district classification of
233 acres of land from Open (0) to Multiple Family Residential
(RM -3 & RM -10), Village Commercial (CV -10) and Resort -Hotel (V-2.25
V-10)®
The applicant leases approximately 11,000 acres of land in the
ahupuaa of Kaupulehu from the Kamehameha Schools/B® P. Bishop
Estate. The applicant plans to develop portions of the lands makai
of the Queen Kaahumanu Highway as a self-contained resort/residential
community to be known as Kaupulehu Resort®
The proposed development concept features two oceanfront hotel
complexes, a beach club, multi -family residential units, two golf
courses and related resort/residential amenities.
One of the resort complexes will be developed by IDG Development
(Hawaii), Inc. IDG proposes to develop a self-contained, low
density, luxury resort/residential community on approximately
300 acres. The resort complex will consist of 358 rooms; 350 of
these rooms will be within one and two story bungalows and 8 rooms
will be within individual beach houses® Planned amenities include
restaurants, luau and party areas, shops, banquet and meeting rooms,
16 tennis courts, swimming pools, an 18 -hole golf course and
clubhouse facility® Construction of the hotel is proposed for late
1988 with completion in early 1990.
The other resort complex will be developed by Princess Hotels and
will consist of a 6 -story, 600 -room hotel, a golf course and
clubhouse, outdoor party areas, shops, banquet and meeting rooms,
tennis courts and swimming pools. Construction of the hotel is
scheduled to begin in early 1989 and be completed in late 1991® The
18 -hole golf course and clubhouse will be developed concurrently with
the hotel and be ready for use by late 1991®
94111MITI.Twel
364
ADOPTED: S 4E P 7 1988
r
• •
PC-364 Page 2 August 16 , 1988
Approximately 50 to 150 beach condominium units, 300 to 450 golf
condominium units and other amenities will be developed at a later
date. These improvements are not included in the current rezoning
request .
The applicant also proposes to provide an entry road from
Queen Kaahumanu Highway which will serve Kaupulehu Resort and
Kona Village Resort . Public shoreline access will be available at
both the north and south sides of the resort , with parking and
restroom facilities at both locations . A public pedestrian shoreline
path will also be provided throughout the length of the property .
The applicant will be constructing a secondary wastewater treatment
plant . The applicant has a waterwell site located mauka of the
highway at the 1,400-foot elevation. A fresh water well was
successfully drilled at the site in 1981 . The well has been approved
by the Department of Health. A second well has since been drilled to
expand the potable water supply.
In reference to affordable housing, the bill states, "The total
affordable housing requirement being assessed, based on the current
development scenario, will be a maximum of seven hundred eighteen
( 718) affordable units . These affordable housing units may be
provided on or off the project site. " The bill further states,
"Stated in 1988 dollars and subject to adjustment for inflation, the
dollar value equivalent of the affordable housing requirement
involving seven hundred eighteen (718 ) affordable units shall be a
maximum of five million seven hundred seventy-one thousand five
hundred twenty dollars ( $5 ,771 ,520) . "
Council Chairman Stephen Yamashiro inquired as to what will happen if
a housing demand did not exist at the time a particular project is to
begin. Scott Leithead, Administrator of the Office of Housing and
Community Development , replied that the applicant will not be
required to build units which will not be occupied.
Chairman Yamashiro stated that the Council ' s concern is that the
Housing Agency is addressing housing needs of a community over and
beyond that created by a particular development project . He added
that if the agency is goingto address this social problem, the
g Y
agency should propose a housing requirement policy which will be
applied to all development projects .
In s response to Councilwoman Lorraine Jitchaku--Inou e question,
Y q ,
Mr . Leithead replied that there are several alternatives from which
an applicant may choose from to satisfy the housing requirement , such
as: 1 . construct housing units on-site or off-site; and 2 . making
dollar payments in lieu of actual construction of housing units .
Planning Director Albert Lyman added that the method for satisfying
the housing requirement must be approved by the County Housing Agency .
111 111
PC- 364 Page 3 August 16 , 1988
Councilwoman Jitchaku-Inouye inquired as to whether adjustments will
be made to the number of housing units a developer may be required to
build, depending on the actual demand. Mr . Lyman answered in the
affirmative, adding that the housing policy will be kept flexible .
In response to Chairman Yamashiro' s question as to whether he is
comfortable in imposing impact fees on developments, Corporation
Counsel replied that they are a necessity. Chairman Yamashiro asked
Corporation Counsel to draft an opinion as to whether the Council
will be able to impose housing requirements over and above the actual
impact created by a particular development project . Corporation
Counsel agreed to do so.
Councilman Russell Kokubun asked Mr . Lyman to explain the criteria
the Planning Department uses to determine which development
conditions in a Shoreline Management Area ( SMA) Use Permit should
also be included in the rezoning bill . He added that only a few of
the SMA conditions are included in Bill 605 . Mr. Lyman stated that
the Planning Department tries to be as consistent as possible .
Councilman Kokubun added that he is asking for the policy the
department uses in determining which SMA condition will also appear
in the rezoning bill .
After further discussion, Councilman Kokubun asked the applicant ' s
representative whether he would have any objection to including SMA
conditions in the rezoning bill. The applicant ' s representative
stated that , in concept , he would have no objection.
Councilman Kokubun also questioned Mr. Lyman as to why deadlines for
the completion and submittal of certain conditions appear in the SMA
use permit but not in the rezoning bill . Mr . Lyman stated that the
Planning Department felt that it was not necessary to duplicate the
deadlines in the rezoning bill . Councilman Kokubun added that the
condition in the rezoning bill should be accompanied by specific time
constraints . Therefore, he stated that the rezoning bill should
include all of the SMA conditions and conditions relating to time
frames.
Mr . Lyman stated that he will present the Committee a summary of SMA
and rezoning conditions . Councilman Kokubun stated that the summary
should be presented to the Council if the bill is forwarded for first
reading.
111 110
PC- 364 Page 4 August 16 , 1988
Chairman Yamashiro instructed Mr. Lyman and Mr . Leithead to:
1 . review the housing requirement and to draft a statement clearly
indicating that if a housing need does not exist , the housing
requirement will not be imposed; and 2. present to the Council
justifications for imposing a 60 percent housing requirement and an
explanation as to whether this requirement is to be imposed on all
development projects.
Your Committee on Planning is in accord with the intent and purpose
of Bill No. 607 and recommends that it pass first reading.
(ABSENT & EXCUSED)
TAKASHI DOMINGO, CHAIRMAN
sIr jeLer46AA,
TENCER K. SCHUTTE, VICE CHR. FRANK DE LUZ III, MEMBER
Lvror,-,4
SHERWOOD R. H. 'EENWELL, MEMBER IRRAI) . HAKU-INO ' , , M' BER
11111SELL S . KOKUBtJN, MEMBER MERLE . LAI, MEMBER
LA/TN
11110 I
OFFICE INFORMATION ONLY
Meeting: August 25, 1988
Action: Bill 607 was taken off the Council' s agenda.
Re:
410 REPORT OF THE
, . k
.,OM I T TEE ON PLANNING
DATE: August 16 , 1988 Re : Comm. 1738
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. 607,
regarding the rezoning request of Kaupulehu Developments, Kaupulehu ,
North Kona, Hawaii , TMK : 7-2-03 :Portion of parcel 1 , reports as
follows :
Bill No . 607 amends Section 25-86, Article 3 , Chapter 25 of the
Hawaii County Code, by changing the district classification of
233 acres of land from Open (0) to Multiple Family Residential
(RM-3 & RM-10 ) , Village Commercial (CV-10 ) and Resort-Hotel (V-2. 25 &
V-10 ) .
The applicant leases approximately 11,000 acres of land in the
ahupuaa of Kaupulehu from the Kamehameha Schools/B. P. Bishop
Estate . The applicant plans to develop portions of the lands makai
of the Queen Kaahumanu Highway as a self-contained resort/residential
community to be known as Kaupulehu Resort .
The proposed development concept features two oceanfront hotel
complexes, a beach club, multi-family residential units, two golf
courses and related resort/residential amenities .
One of the resort complexes will be developed by IDG Development
(Hawaii ) , Inc. IDG proposes to develop a self-contained, low
density, luxury resort/residential community on approximately
300 acres . The resort complex will consist of 358 rooms ; 350 of
these rooms will be within one and two story bungalows and 8 rooms
will be within individual beach houses . Planned amenities include
restaurants, luau and party areas, shops, banquet and meeting rooms,
16 tennis courts, swimming pools, an 18-hole golf course and
clubhouse facility. Construction of the hotel is proposed for late
1988 with completion in early 1990 .
The other resort complex will be developed by Princess Hotels and
will consist of a 6-story, 600-room hotel , a golf course and
clubhouse, outdoor party areas, shops, banquet and meeting rooms,
tennis courts and swimming pools . Construction of the hotel is
scheduled to begin in early 1989 and be completed in late 1991 . The
18-hole golf course and clubhouse will be developed concurrently with
the hotel and be ready for use by late 1991.
Approximately 50 to 150 beach condominium units , 300 to 450 golf
condominium units and other amenities will be developed at a later
date. These improvements are not included in the current rezoning
request .
PC REPORT NO . 364
ADOPTED :
p S + • 111
••
i +
PC-364 Page 2 August 16 , 1988
The applicantalso proposes to provide an entry road from
Queen Kaahumanu Highway which will serve Kaupulehu Resort and
Kona Village Resort . Public shoreline access will be available at
both the north and south sides of the resort , with parking and
restroom facilities at both locations. A public pedestrian shoreline
path will also be provided throughout the length of the property .
The applicant will be constructing a secondary wastewater treatment
plant . The applicant has a waterwell site located mauka of the
highway at the 1, 400-foot elevation. A fresh water well was
successfully drilled at the site in 1981 . The well has been approved
by the Department of Health. A second well has since been drilled to
expand the potable water supply.
In reference to affordable housing, the bill states, "The total
affordable housing requirement being assessed , based on the current
development scenario, will be a maximum of seven hundred eighteen
(718) affordable units. These affordable housing units may be
provided on or off the project site. " The bill further states,
"Stated in 1988 dollars and subject to adjustment for inflation, the
dollar value equivalent of the affordable housing requirement
involving seven hundred eighteen (718) affordable units shall be a
maximum of five million seven hundred seventy-one thousand five
hundred twenty dollars ($5 ,771 ,520) . "
Fire protection for the development will be provided by the Kailua,
Waimea and South Kohala (at Mauna Lani ) Fire Stations . The adjacent
Kona Village Resort has a volunteer fire company. Police services
will be available from the Kona and Waimea stations . Electrical and
telephone services will be made available to the property.
Your Committee on Planning is in accord with the intent and purpose
of Bill No . 607 and recommends that it pass first reading.
Note: Due to the need to meet the deadline for placing Bill No . 607
on the Council agenda, the committee report is being released without
r . •
pC-364 Page 3 August 16 , 1988
the inclusion of discussions that took place during the August 16,
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 607 .
(ABSENT & EXCUSED)
TAKASHI DOMINGO, CHAIRMAN
41Akui J
SP' NCER K. SCHUTTE, VICE CHR. FRANK DE LUZ III, MEMBER
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SHE' OOD R. . GREENWELL, ME BER LORRAINE R. JITCHAKU- '0 ,YE, MEMBER
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cRUSSELL S. POKUBUN, MEMBER MERLE . LAI, MEM: , ' dcsc
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