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HomeMy WebLinkAboutREP PC 064 2018/07/10 (2016-2018) REPORT OF THE COMMITTEE ON PLANNING DATE: July 10, 2018 Re: Comm. No. 967/Bill No. 161 PLACE: Council Chambers Hilo, Hawai`i TIME: 11:00 a.m. Council Chair and Members Hawai`i County Council Hilo, Hawai`i 96720 Your Committee on Planning, to which was referred Bill No. 161, reports as follows: Bill No. 161, transmitted by Mayor Harry Kim, via Communication No. 967, dated May 30, 2018, adopts the County of Hawai`i Hamakua Community Development Plan (CDP). Mayor Kim forwarded the Windward Planning Commission's favorable recommendation of the Hamakua CDP. The CDP Program is established by the County's General Plan to create a framework for residents and other stakeholders to participate in regional planning for their communities. The planning area for the Hamakua CDP encompasses most of Judicial District of Hamakua,North Hilo, and a portion of the South Hilo District. Planning Director Michael Yee introduced the Hamakua CDP. Long Range Planner LeAna Gloor, together with Planner Bethany Morrison, provided a PowerPoint presentation and responded to inquiry from Council Members. Ms. Gloor explained that she worked on the Hamakua CDP process for approximately ten years and said that it was a collaborative effort. She thanked the steering committee and consultants, and said that steering committee members Brad Kurokawa and Farah Marie Gomes were also available for questions. Ms. Gloor stated that within the Hamakua CDP binder that was provided there is an important document, exhibit two, which is the policy rationale and background information, and that these documents can also be viewed on the Planning Department's website. Ms. Gloor gave an overview of the Hamakua CDP and summarized the history of the Hawai`i County General Plan. She stated that the purpose of the CDP is to implement the broad goals of the General Plan, and that the CDP steering committee came up with six key issues and created a value and vision statement that set the foundation for this process: "What is good for the land, is good for the people." Several Council Members commented with support for the Hamakua CDP and commended the Planning Department and steering committee for their work. Council Member Lee Loy inquired regarding Policy 30 of the CDP that refers to Transfer of Development Rights (TDR). Planner Bethany Morrison explained that it is a planning tool in PC Report No. 64 PC-64 Page 2 July 10, 2018 CDPs to move development from where we don't want it, to where we do want it, and to encourage growth in areas. She further stated that parties must be willing to participate and willing to sell their development rights. Ms. Lee Loy inquired regarding Policy 27 of the CDP that refers to special permits. Ms. Gloor explained that this policy calls for clarity on potential impacts to be evaluated in the process, and said that this is done on a case by case basis, as appropriate, because it is not always clear through the application process, what a mitigating condition is and what an applicant may be offering. She stated that this is for more transparency, clarifying the process, and not changing the criteria itself. Ms. Lee Loy inquired about areas of encouraged growth and asked if there has been an analysis of the growth areas where we can use 201H projects as a leveraged opportunity. Ms. Gloor responded that there was an analysis of each of the urban areas for projected growth expected, not specific to 201H, but could fit into that. Ms. Gloor said it certainly addressed infill in the existing urban areas, and further explained that there was adequate room for infill within existing towns. Ms. Lee Loy inquired regarding Policy 118 of the CDP regarding apiaries. Ms. Gloor stated that this is asking to re-evaluate the Zoning Code relating to livestock production where there is currently a minimum distance of 1,000 feet from any public street or other zoning. Ms. Gloor explained that this distance is sometimes difficult for some to be 1,000 feet from public streets. Council Member Chung commented that he is impressed with the readability of the CDP. Mr. Chung inquired regarding the maps in Pepeekeo and `O`okala and wanted to know what the industrial uses are there. Ms. Gloor responded that in the General Plan it exists as industrial. She further explained that in `O`okala it originally went all the way to the coast, but shrunk back because it was not in use, which is in line with what the CDP recommends for industrial. Mr. Chung expressed concerns voiced by Mr. Shropshire and Mr. Carvalho regarding this being a wish list or advisory. Mr. Chung stated that he is unclear as to whether the maps are regulatory, if it creates a down zoning, and whether it would change vested rights. Ms. Gloor responded that the CDP does not change zoning with its entitlements. She then referred to the Land Use Guide Maps in Policy 1, where it says future land use decisions shall be consistent with the Land Use Guide Map, unless the CDP and General Plan are in direct conflict, in which case the General Plan shall be controlling. She further explained that the CDP does not change zoning, and it does not automatically change the General Plan map designation for Hakalau. Ms. Morrison added that the General Plan is the long-term plan for the County, and that the CDP makes recommendations to the General Plan. Council Chair Valerie Poindexter commented that in `O`okala, during breakout sessions, part of the discussion was about what the group would like to see. She said they wanted their area to remain as an industrial use. They liked the plantation community where they were built around PC-Report No. 64 PC-64 Page 3 July 10, 2018 the industrial zoned area. She further commented regarding 201H, that there is a landowner who has property in `O`okala and Pepeekeo, for which the CDP is a great guideline. Ms. Gloor explained that for industrial uses, it was identified through research and community desires that it was not advantageous or desirable to have the heaviest industrial uses along the coastline or riverbanks, which was one of the issues with Hakalau Point. She further explained that Policy 6 identifies that until the General Plan can identify appropriate areas or criteria for industrial development to occur, industrial uses may be permitted outside LUPAG (Land Use Pattern Allocation Guide) industrial designated areas through regulatory processes. She added further that on a case by case basis there should be flexibility, especially for industrial uses because there is a need for that. Ms. Gloor, in response to Ms. Lee Loy's inquiry reiterates that these maps are guide maps and not policy maps. Chair Eoff thanked the Planning Department and steering committee for their work all these years. There was no further discussion, and the vote was then taken to move this measure forward to first reading, with all Council Members voting "aye." Your Committee on Planning is in accord with the purpose and intent of Bill No. 161, and recommends its passage on first reading. wb AYES NOES ABS EX Respectfully submitted, CHUNG X DAVID x COMMITTEE ON PLANNING EOFF X KANUHA X LEE LOY X O'HARA X POINDEXTER x KAREN EOFF, CHAIR `"' RICHARDS X PC REPORT NO.: 64 RUGGLES X ADOPTED: JUL 2 5 2018