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HomeMy WebLinkAboutCOM 0343.000 1998-2000 Mc!,~ M~„ Virginia Goldstein Stephen K. Yamashiro Director Mupor - Russell Kokubun Deputy Director •J i, ~7~~.,..-'~r Oi M ~II11iIIfkJ II~ ~tx~ltMtt cry ca PLANNING DEPARTMENT O n ~ 25 Aupuni Street, Room 109 • Hilo, Hawau %7204252 C n Z (BOH) 961.8288 • Fax (808) 961-8742 z ~ N W June 22, 1999 O ~ -n ~ ~ -r,-~ i ~ ~ Lr Mr. Steven S.C. Lim ,Esq. = °cu Carlsmith Ball Attorneys at Law 121 Waianuenue Avenue Hilo, Hawau 96720 Dear Mr. Lim: Special Management Area (SMA) Use Permit Petition Change of Zone Ordinance 97-79 (REZ 858) Applicant: Kamehameha Investment Corporation Subject: Compliance with Condition B of Ordinance 97-79 Txx Man Kev: 7-8-10:2 This is to inform you that we have received the above-referenced application for processing, however, an SMA Use Permit Petition is not required for the proposed subdivision. According to Planning Commission Rule 9-4 (10)B(xtii), Special Management Area, the proposed two-lot subdivision is exempt based on the following: (xiu) Subdivision of a parcel of land into four of fewer parcels when no associated construction activities are proposed, provided that any such land which is so subdivided shall not thereafter qualify for this exemption with respect to any subsequent subdivision of any of the resulting parcels; We are returning the subject application, copies and check for $200 under separate cover. Accordingly, Condition B of Change of Zone Ordinance 97-79, effective June 9, 1997, requires that an SMA Use Permit Application for the development be submitted within one year from the effective date of the change of zone. The Planning Director previously granted cone-year extension of time until June 9, 1999 to comply with Condition B. Therefore, a request to amend Condition B, along with a $250 filing fee shall be submitted to the Planning Commission for a public hearing. z Comm. No, File No. ZN6~K1~ Ref. To:------` Ref. Date ~ Mr. Steven S.C. Lim, Esq. Carlsmith Ball Attorneys at Law Page 2 June 22, 1999 Should you have any questions regarding this matter, please contact Susan Gagorik or Phyllis Fujimoto of this department at 961-8288. Sincerely, ~ S PI g Dire or SG:gp f:\wpxv~60\sueanVkicjc0l.ekg CC W/Itr: West Hawaii Office CARLSMITH BALL ATTORNEYS AT LAW A PARTNERSHIP INCLUDING LAW CORPORATIONS 121 WAtANUENUE AVENUE POST OFFICE BOX 666 ' ~~C . HILO, HAWAII 96721-0686 O J TELEPHONE (BOB) 935-66dd - FAX (808) 936-7975 DIRECT DIAL NO. OUR REFERENCE'NO, l (808) 935-6644 .037756-1 W W W.CARLSMITH.COM June 9, 1999 HAND DELIVERED Virginia Goldstein Planning Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: Special Management Area Use Permit Petition Petitioner: Kamehameha Investment Corporation Tax Map Key: (3) 7-8-12:02 (Area 31A) Related Files: REZ 89-13/SUB 97-131 (Area 31A) Related Files: REZ 95-18/SMA 95-4 rea 531 Dear Ms. Goldstein: Pursuant to Condition B of Ordinance No. 97-79 and Rule 9 of the Hawaii County Planning Commission's Rules of Practice and Procedure, enclosed please find the above-referenced Special Management Area Use Permit Petition for the proposed development within the subject property. The proposed two-lot subdivision of the subject parcel was issued tentative subdivision approval on September 4, 1998, for creation of separate development parcels for financing and related purposes. 2007773.1.037756-7 HONOLULU KAPOLEI HILO KONA MAUI GUAM SAIPAN LOS ANGELES WASHINGTON, D.C. • MEXICO CITY HAND DELIVERED Virginia Goldstein Planning Director June 9, 1999 Page 2 Reference is made herein to related files REZ 89-13 and SUB 97-131 (Area 31A), and REZ 95-18 and SMA 95-4 (Area 53), for written descriptions of the proposed project and its statement of objectives, and its anticipated impacts on the Special Management Area and on the policies and objectives of the Chapter 205A, HRS. Attached hereto as Exhibit "A" is the Planning Department's Background Report and Recommendation filed in REZ 89-13 which discusses the anticipated impacts of the proposed project on the SMA. The Petitioner respectfully requests that the information contained in the aforementioned project files be incorporated within the instant SMA Use Permit Application. Please do not hesitate to call me at 935-6644, should you have any questions concerning this submittal. Thank you for your consideration in this matter. Very truly yours, CARLSMITH BALL s STEVENN S. . L SSL:JEC Enclosures cc: Louis Kau Joseph Spencer John Rocha 2007773.1.037756-7 Please send original correspondence to: Steven S. C. Lim Carlsmith Ball 121 Waianuenue Avenue, Hilo, Hawaii 96720 SPECIf1L MANAGFJdENT AREA USE PERMIT PETITION COUNTY OF HAMAII PLANNING DEPARTMENT - PLANNING COMMISSION PETITIONER: Kamehameha Investment Corporation By S VEN S. C. LIM, Its Attorney PETITIONER'S SIGNATURE: PETITIONER'S INTEREST, IF NOT OWNER: See attached fee owner's authorization. ADDRESS: 567 South King Street, Suite 60gis Honolulu, Hawaii 96813 TELEPHONE: (808) 521-1408 s Hess ome py~~R; Owner is Petitioner. OWNER'S SIGNATURE: (3) 7-8-.1.0:02 . TAX MAP KEY: NATURE OF pEVELOPMENT: Subdivision of TMK parcel (3) 7-8-10:02 into Lot "A" (10.375 acres) and Remainder Lot acres to create separate eve opment parce s for financing and related ourposes Said subdivision was granted tentative subdivision a proval on September 4, 1998 in SUB 97-131. 06/09/9B- T~~AL COST/FAIR MARKET VALUE: $2,SOgG00 DATE OF PETITION: TFf PETITIONER. SHALL BE RESPONSIBLE FOR FILING THE FOLLOWING WITH THE DEPARTMENT: A, iifteAnwritten descript on oof~thetprop~osedipro3ect endgatstatementio~ objectives. 2. A written description of the anticipated impacts of the proposed project on the SMA including but not limited to: a. Description of environmental settanglon to the County General Plan, b. The relationship of the proposed Zoning and Subdivision Codes and other applicable ordinances; c. The probable impact of the proposed action on the envirorxnent; d. Any probable adverse environmental effects which carrot be avoided; e. Alternatives to the proposed action; f. Mitigating measures proposed to minimize impact; and g, Any irreversible and irretrievable commitment of resources. 3. A written statem:nt discussing the proposed development in relation to the objectives and policies as provided by Chapter 205A, HRS, and the Special Management Area guidelines. 4. A plot plan of the. property, drawn to scale, with all proposed and existing structures and other pertinent information shown thereon. 5. Any other plans or information required by the Director. 8. In the case of a petitioner whose proposed development has been assessed, 15 copies of the Director's Determination and any information as to the areas of critical concern as delineated by the Director. (See Instructions in Back) F 1W R'S ETTER ~F AUTH~RIZATI N Taz Map Key: (3) 7-8-10:portion of 2 (Land Area 31A) REZ 89-13/Ordinance No. 97-79 Village Commercial CV-7.5 District of North Kona Island, County and State of Hawaii The undersigned is the fee owner of the real property above-identified, and hereby authorizes the law firm of Carlsmith Ball Wickman Case & Ichiki, to apply for, execute and process any and all County, State and federal governmental permit applications, and to participate in proceedings related to said real property. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original. KAMEHAMEHA INVESTMENT CORPORATION, a Hawaii c oration B ~7 / Its ~S~ d~- Address: 567 South King Street Suite 600 Honolulu, Hawaii 96813-3036 Subscribed and sworn to before me this /O~~ day of ,~'fl-f~M~'~~ , 1997. C/"~C,k~i - (JLCt~t~ Notary Public, State of Hawaii My commission expires: APR 17 2001 u. , 200X•55.1.037756-7 N' 3186QC-10/12/90 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KAMEHAMEHA SCHOOLS/B.P. BISHOP ESTATE CHANGE OF ZONE APPLICATION 89-13 Kamehameha Schools/B. P. Bishop Estate has submitted a change of zone application for 10.375 acres of land from an Unplanned (U) to a Village Commercial - 7,500 square foot (CV-7.5) zoned district. The affected area is located to the northeast (mauka) of the Keauhou-Kona Convenience Store and Shopping Village - Increment ii, Kahalu'u, North Kona, Aawaii, TMK: 7-8-10: Portion of 4. r REQUEST 1. Kamehameha Schools/B. P. Bishop Estate is the owner of the entice property consisting of 212+ acres. 2. The purpose of ,the change o~ zone is to construct an office 5 complex which would tie in with the existing Keauhou Shopping Village. The preliminary design concept for the proposed project calls for a garden office complex consisting of four two-story buildings centered around a pedestrian courtyard. The buildings will have approximately 130,000 square feet of gross floor area. 3. Access to the site is proposed to be provided by a channelized ingress/egress along Kamehameha,III Road. A second access from Kamehameha III Road will be provided by an existing cross-intersection which presently serves the Keauhou Shopping Village. This latter channelized access is located about 1,000 feet south of the project site's access. EXHIBIT A . ~ ~ . 4. According to the application, "The project site will be created as a separate parcel from TMK 7-8-10: 4 and may be consolidated with the adjacent shopping village expansion site. Thus, a subdivision application will be required as part of the project review." 5. In support of the request, the applicant submitted, in part, the following: (SEE COMMERCIAL QUESTIONNAIRE & SUPPLEMENT) COUNTY AND STATE PLANS ' 6. The General. Plan document identifies the Keauhou-Rona area as a major resort destination area. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area for Medium Density Urban Development. Such a designation would allow for village and neighborhood commercial uses, provided applicable goals, policies and standards are met. 7. The State Land Use District Classification is Urban. 8. The Kona Regional Plan recommends a residential density of 18 units per acre (RES-18). 9. The site is zoned Unplanned by the Hawaii County Zoning Code. A list of permitted uses in the Village Commercial zoned district is attached for the Commissioners' informr.tion. 10. The project site is located within the Special Management Area (SMA) of the County of Hawaii and will require an SMA Use Permit for such development. -Z- 11. The property is located within the Rahalu'u Historic District (Site 4150), which is listed on the National Register of Historic Places. Pursuant to requirements set forth in Chapter 343, Hawaii Revised Statutes, relating to Environmental Impact Statement, an environmental assessment and determination must still be made at the time the project comes in for its first permit. DESCRIPTION OF THE PROJECT SITE AND SURROUNDING AREA 12. The site has slopes of 10 to 15 percent. 13. Elevations range from 170 to 280 feet above mean sea level. 14. The O.S.D.A. Soil Conservation Service's. Soil Survey Report classifies the soils as A'a Lava Flow (rLV). This lava soil type has practically no soil covering and is generally bare of vegetation. 15. Gentle tradewinds are pred mnant with occasional winds from the south-southwest during the winter Rona storms. 16. The average rainfall is 30 to 40 inches annually. 17. The average temperature runs about 75o F. 18. The Flood Insurance Rate Map (FIRM) prepared by the II.S. Army Corps of Engineers, depicts the property to be in Zone X--an area outside of the 500-year flood plain. 19. Vegetation consists of clustered stands of Christmas Berry, koa haole. 20. The Land Study Bureau Overall Master Productivity Rating is Class E or very poor. 21. The State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) classifies the northeast -3- corner of the project site as Other Important Agricultural Lands. Other Important lands refer to agricultural lands that is also of statewide of local importance for agricultural use. The remaining area is not classified on the ALISH map, 22. The project is affected by three archaeological sites: a trail (Site 4618); a planting area (Site 4631); and a larger planting area (Site 4632). The planting areas were evaluated as being significant for their informational content. The trail was evaluated as being significant for its informational and cultural content. Based on the Cultural Resource Management Plan (CRMP) for Keauhou, further data recovery work is recommended. 23. An historic preserve has been designated on the Keauhou Master Plan adjacent and to the north of the affected commercial development. The -historic preserve contains the Ohia Cave complex as well as other archaeological features. No timetable for the implementation of this historic preserve has been required or proposed. 24. Adjacent lands to the north (Kailua side) and west (makai) of the proposed Alii Highway are zoned Onplanned by the Hawaii County Code. Approximately 34.76 acres of land to the east across Kam III Road are zoned RM-3.0. Similarly, the Keauhou Shopping Village (Increments Z .and II), consisting of 22.9 acres, is zoned CV-7.5 by Ordinance No. 820. 25. Land uses in the area include the Aillhaven Medical Care facility, golf course and condominiums across Kam III Road; Keauhou Shopping Village and vacant lands. Keauhou Shopping Village-Increment I contains 72,000 gross square feet (gsf). -4- Increment II would add another 145,500 gsf to the commercial base. An SMA Dse Permit application for a commercial office complex to complete Increment II has been submitted to the Planning Department for processing. FACILITIES AND SERVICES 26. Access to the site would be from Kamehameha III Road, which is a county road having a 100-foot wide right-of-way. Its function is to serve as a secondary arterial. No curbs, gutters or sidewalks r have been constructed on Kam III Road. 27. A Traffic Study (Appendix B) was prepared by Wilbur Smith Associates dated May 1990 for the commercial expansion as well as for Increment II of the Keauhou Shopping Village. The Traffic Study evaluated impacts-in the Keauhou Resort area focusing on Kamehameha III Road. A three to five year timeframe for development and full occupancy was assumed. The completion of Alii Highway was not assumed. The study found that the following deficiencies can be anticipated: (a) increased delays for makai bound vehicles on Kamehameha III Road approaching Alii Drive and (b) increased delays for vehicles exiting the Keauhou Shopping Village driveways, particularly left-turn onto Kamehamhea III 12oad from the mauka driveway. The study concl~~ded that with only the office building development (a) Alii Drive-Ram III Road intersection should be signalized as the traffic volume builds and that Alii Drive approaches and the makai bound Ram III Road approaches should be striped for two approach lanes; (b) the makai Keauhou Shopping -5- ~ Village driveway should not be signalized; (c) the mauka Keauhou Shopping Village driveway should be signalized as the volume of through traffic on Kam III Road builds. The driveway should be striped to permit a dual left-turn movement; and (d) the proposed office building driveway would improve distribution of access traffic and therefore would lessen the impact on the Keauhou Shopping village mauka driveway. Without signalization the left-turn exit from the driveway is forecast to be difficult and perhaps risky due to the relatively high speed/high volume traffic on Kam III Road. Left turns from the office driveway intersection was recommended to be prohibited unless the office access drive is signalized. The study further said that while pedestrian volumes are not forecast to warrant signalization of any intersections, is signalization of Che Kam III Road i,~tersections with Alii Drive and with the mauka driveway would improve pedestrian crossing safety. Using both projects in the analysis concluded that the same set of improvements described above should be pursued with two exceptions: The increased volume of traffic at the makai driveway intersection indicates the need for left-turn pockets on Alii Drive. Signalization is indicated for the office road intersection. The conclusions for both projects were similar Leo those described above but strengthened arguments for signalization. 28. Comments August 27, 1990, from the Department of Public Works on the TIAR are attached. The State Department of Transportation-Highways Division had no comments on the TIAR. 29. Water is available for the proposed development. -6- 30. Sewage is disposed of at the Heeia sewage treatment plant (STP). The plant is expected to be expanded prior to completion of Phase II of the Keauhou Shopping Center. 31. The project site is within the service area of the Captain Cook police and fire stations. A fire station site has been dedicated to the county on Alii Highway within the Keauhou Resort Area. 32. All other essential utilities are available to the project site. AGENCIES' COMMENTS 33. Department of Public Works: (SEE MEMORANDUM DATED MAY 9, 1989) 34 . Department of Water Supply ~ . "We have no objections to the subject request. As stated in the application, the shopping village expansion, of which the proposed office complex will be a part, has a water commitment for 36,000 gallons per day. However, for the record, the applicant should provide a breakdown of the water demand requirements for each complex in the shopping village expansion." ' 35. Department of Health: "Found no Environmental Health concerns with regulatory implications in the submittals.' -7- 36. Department of Land and Natural Resources: 'With the maps supplied by Mr. Koyama, the project area is now clear to us. We agree that three historic sites are in the project area: 4618 (a trail), 4631 (a planting area) and (4632 a portion of a larger planting area) (Attachment 1). These sites are minimally discussed in the archaeological survey report of the area done by ARCH (Hammatt & Folk 1980: 149, 157). We would, thus, agree with the Keauhou Resort Cultural Resource Management Plan (CRMP) that additional systematic mapping and testing is needed (Tomonari-Tuggle 1965:194). It appears that the sites have not been adequately inventoried, nor has their significance been evaluated. •We-believe that the s tes' significance could be evaluated as follows: 4618 (trail) significant for its information content and for its cultural significance and 4631 and 4632 (planting areas) for their information content. If the Kamehameha Schools/Bishop Estate agrees with this evaluation, the mitigation measures can be addressed. "For mitigation, we follow the CRMP's recommendations that systematic mapping and testing is needed--or, in other words, archaeological data recovery is an appropriate form of mitigation. Other trails are being preserved in the Keauhou Resort under the CRMP, so it does not appear vital to preserve this trail. However, the Na Ala Hele Program should be consulted to see if it has any access concerns. -8- "Given this conclusion, we would recommend the following condition to any approved change of zone: "1. The three significant historic sites within the project area (4618, 4631, 4632) shall undergo archaeological data recovery. A detailed archaeological data recovery plan (scope of work) shall be submitted to the State's Historic Preservation Program (HPP) and the County's Planning Department (PD) for approval. These offices shall also verify in writing the successful execution of the plan, .prior. to any construction occurring in the vicinity of the three sites. "AS to the scope of the data recovery work, we would recommend two ossible ha es of work p p ~ , given the limited information available on these sites. Phase I would gather detailed descriptive information on the three sites, would photograph the sites, would map the planting areas as needed, and would place test excavation units in the planting areas to attempt to recover dating samples to date terraces, walls and agricultural soils, and samples for pollen studies. If dating samples'are obtained, at least one date needs to be rapidly processes'. At that point, then the need for a Phase II would be discussed in consultation with our office and your department. Here the question would focus on whether there is a need for more extensive excavations. if no further excavations are -9- needed, then the last steps of data recovery work would be to process the pollen samples and to prepare the final report. The report should place these sites within the context of the overall Rahalu'u settlement pattern, specifically how they tie to adjacent sites and more generally how they tie to the large patterning of sites.' 37. HELLO, Police, State Department of Transportation-Highways Division, Office of Housing and Community Development and the Rona Soil and Water Conservation District had no objections or comments on the application. 36 Fire and Real Property Tax Office did not .respond to the application. is - ~ -10- 3250QC-11/26/90 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION KAMEHAMEHA SCHOOLS/BISHOP ESTATE CHANGE OF ZONE APPLICATION 89-13 Upon review of the request, the Planning Director is recommending that it be given favorable consideration. This recommendation does not, however, sanction the specific plans submitted with the application as they may be subject to change given specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter his position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: _ The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic land use pattern for areas within the County. The LUPAG Map designates the affected area for Medium Density Urban Development. Such a designation may allow village commercial uses. An evaluative corollary of the LUPAG Map is the policy analysis approach. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The requested zone change for its intended purpose would complement a goal of the Commercial Element of the General Plan r which says "To provide for commercial developments that maximizes convenience to users.• As one of its policies, the General Plan further states that the "distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and'regianal needs.•,~ T•he General Plan also states that "appropriately zoned lands shall be provided as the need arises.• Although the Rona Regional Plan suggests residential uses, the demand for additional commercial lands have grown in the Reauhou Resort Area. In the absence of other commercial zoned lands in the vicinity, this area would be a natural extension of the 22+ acre commercial core. This appfoval will serve to centralize commercial development in Keauhou. Therefore, the granting of this particular change of zone request would be consistent with the current land use policy for the area. Water is available for the rezoning and development. Since concerns were expressed relative to the roadways serving the -2- area, as conditions of approval, the applicant will be required to make certain roadway improvements, including signalization and channelization, on Kamehameha III Road when required by the Department of Public Works. All essential utilities and services are available to the site. Therefore, the request would complement the Land Use Element of the General Plan designation, district goals, State Land Use District, compatibility with adjacent zoned uses, availability of public service and utilities, access, and public need.' The General Plan further states that areas to be considered for rezoning "shall have basic improvements and amenities necessary for immediate use." Based on the foregoing, it is determined that approval of the subject request would result in an appropriate land use pattern that will further the pug lic necessity and convenience and the general welfare. ~ It is further recommended that the request be given favorable consideration subject to the following conditions: A. The applicant, successors, or assigns shall comply with all of the stated conditions of approval. B. An SMA Use Permit application for the development shall be submitted to the Planning Department within one year from the effective date of the change of zone. C. Final Plan Approval of the proposed development shall be secured from the Planning Department within one year from the date of approval of the SMA Use Permit. To assure adequate time for plan approval review 'and in accordance -3- with Chapter 25-244 (Zoning Code), plans shall be submitted a minimum of forty-five days prior to the date by which plan approval must be secured. D. Construction shall commence within one year from the date of receipt of Final Plan Approval and be completed within two years thereafter. E. Access to the project site shall meet with the approval of the Department of Public Works. The following intersections shall be signalized and channelized at such • time as required by the Department of Public Works: (1) two existing Shopping Village driveways at Kamehameha III Road and Alii Drive; (2) Alii Drive-Kamehameha III Road intersection; and (3) the proposed mauka office complex driveway~'tcameha~meha III Road:. F. Curbs, gutters and sidewalks shall be constructed along the frontage of the affected zoned area on Kamehameha III Road meeting with the approval of the Department of Public Works. These improvements shall be completed prior to issuance of a certificate of occupancy for any portion of the commercial development. G. A drainage system shall be installed meeting with the approval of the Department of Public Wo-.ks. A. Two copies of an archaeological data recovery plan shall be submitted for review and approval to the Planning Department in consultation with the Department of Land and Natural Resources-Historic Preservation Division prior to -4- submitting plans for plan approval. Appropriate mitigation measures shall be implemented prior to land alterations of the site. I. Should any unidentified sites or remains such as artifacts, shell, bone, or charcoal deposits, human burials, rock or coral alignments, pavings or walks be encountered, work in the immediate area shall cease and the Planning Department shall be immediately notified. Subsequent work shall proceed upon an• archaeological clearance from the Planning Department when it finds that sufficient mitigative measures have been taken. - J. Comply with all other applicable laws, rules, regulations and requirements, K. Should the coumcil adopt a~Onified Impact Fees ordinance ,setting forth criteria for the imposition of exactions or the assessment of impact fees, conditions included herein may, at the developers' election, be satisfied by performance in accordance with the requirements of the Unified Impact Fees Ordinance. L. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the effective date of the change of zone, The report shall address the status of the development and the compliance with the conditions of approval, This condition shall -5- . • t' remain in effect until all of the conditions of approval have been complied and the Planning Director acknowledges that further reports are not required. M. An extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1) the non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence; 2) granting of the time extension would not be contrary to the General Plan or Zoning Code; 3) granting of the time extension would not be contrary to the original reasons for the granting of the permit; 4)-the time extensig5n ranted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year); and 5) if the applicants should require an additional extension of time, the Planning Director shall submit the applicants' request to the County Council for appropriate action, Further, should any of the conditions not be fiet or substantially complied with in a timely fashion, the Director shell initiate rezoning of the area to its original or more appropriate designation. -6- tr-POlat L+ 1 I ! ■1 P16 a a, --\ , ;-.. ■ v ,- __ ,, V 3 ' ..--- - ti _, • ■),,,-..-,.. i c; * , . . ,,, 4 ____ ft• - 3 " 11\-\) a 1 no r 9 -) 0 ' k Vic a ... - , , - - ' eD > CO I I; \ \ DC l \ \ .-, ••• •,. • r ° \1t. 11 11 11 Ill r S k \ 1 k ' t ;ill bp is, M i \ \C ..„, .13. k t k J 9 \ I — a.. ru in - - 1 -1 CD • ‘1C' • t, _ - - 11 n n in in in . 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