HomeMy WebLinkAboutPD BR (FINAL)PD Initiated Primary AirportsBRPDInitiated-PrimaryAirports.jwd 03-02-20
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND AND RECOMMENDATION
PLANNING DIRECTOR INITIATED
AMENDMENT TO CHAPTER 25 (ZONING CODE),ARTICLE 1 &ARTICLE 5
RELATING TO PRIMARY AIRPORTS
The Planning Director has initiated the following amendments to Chapter 25 (Zoning
Code), Article 1 and Article 5 of the Hawaii County Code 1983 (2016 Edition, as
amended), relating to Primary Airports. The purpose of these amendments is to establish
a land use called"Primary Airport"by adding a definition, identifying accessory land
uses, and adding the land use as a permitted use within the County's General Industrial
MG)zoning district.
BACKGROUND
The Planning Director is initiating an amendment to the Zoning Code relating to
Primary Airports. Currently, the only reference in the Zoning Code that refers to an
airport type use is listed as "airfields,heliports and private landing strips." Additionally,
these uses are not defined in the Zoning Code and do not mention any accessory uses that
may normally be associated with them.
This amendment will define"Primary Airport"in the definition section of the
Zoning Code, as defined by the Federal Aviation Administration(FAA). Also included
in the definition is a general list of accessory land uses that are normally associated with a
Primary Airport. This definition is as follows:
Primary airport"means a publicly owned airport that has more than
10,000 passenger boardings each calendar year, as defined by the Federal
Aviation Administration(FAA). Standard accessory uses for Primary Airports
include, but are not limited to, retail establishments for shopping including duty-
free shops, dining establishments that may be consolidated in food courts,
automobile rentals, service businesses, offices, conference centers and hotels.
The accessory uses must be located on publicly owned lands and support airport
operations.
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Both the Hilo and Kona International Airports far exceed the 10,000 passenger
boardings per year to qualify as Primary Airports per the FAA definition.
The County of Hawaii has two international airports: the Hilo International
Airport(ITO) and the Ellison Onizuka Kona International Airport at Kea-hole(KOA).
Both are located within the County's General Industrial (MG)zoning district and are on
publicly owned lands. These airports are constantly expanding and require the need to
provide additional services to meet the expansion.
Currently, a number of accessory land uses associated with these Primary Airports
are not permitted within the General Industrial (MG) zoning district, including but not
limited to, retail establishments, automobile rentals, offices, business services,personal
services, etc. One reason for this amendment is to bring these uses in line with the
Zoning Code. Another reason for this amendment is the County has received a request
from the Department of Transportation-Airports Division to allow for conference centers,
and for overnight accommodations (hotel)to support airport operations, which includes
airport personnel, visitors and stranded passengers, mainly for the Kona International
Airport. A hotel/conference center is identified in the Ellison Onizuka Kona
International Airport at Keahole's current master plan. The master plan states that"Many
airports support hotels on-site in support of flight crews and overnight stays for
passengers traveling early the next day." Additionally, FAA regulations require rest
periods for pilots between flights and the distance between an available hotel can affect
flight scheduling.
This amendment will give the flexibility needed for these airports to expand and
meet new demands. These accessory uses may be located within the airport terminal or
on adjacent public lands that are part of the overall airport operation. The
uses/businesses may be privately owned and operated but must be located on the publicly
owned lands and support the overall airport operation.
Lastly, this new"Primary Airport"land use, along with accessory uses, will be
added as a permitted use only within the County's General Industrial (MG) zoning
district with the requirement that plan approval must be secured by the Planning Director.
This means that an applicant will need to submit plans to the Planning Department for
Plan Approval prior to either establishing a Primary Airport or to allow any expansion of
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accessory uses for the Primary Airport, including a conference center and/or hotel. The
Plan Approval review will allow the Planning Director to approve the request, including
requested accessory uses, as well as review and approve the associated elements of each
use, such as height, amount of rooms, parking, setbacks, landscaping, etc.
PROPOSED AMENDMENTS
This bill is initiated by the Planning Director to add the following to the Zoning Code:
Relating to the definition of Primary Airport:
Section 25-1-5. Definitions
Primary airport"means a publicly owned airport that has more than 10,000 passenger
boardings each calendar year, as defined by the Federal Aviation Administration(FAA).
Standard accessory uses for Primary Airports include,but are not limited to, retail
establishments for shopping including duty-free shops, dining establishments that may be
consolidated in food courts, automobile rentals, service businesses, offices, conference
centers and hotels. The accessory uses must be located on publicly owned lands and
support airport operations."
Relating to the Uses in the MG Zoning District:
Section 25-5-152. Permitted uses (in the MG district):
a) The following uses shall be permitted in the MG district:
48) Primary Airports,provided that plan approval is secured from the director.
AGENCIES' COMMENTS
State Department of Transportation—Airports Division: Planning Department
Exhibit 1 —December 17, 2019 Letter.
State Department of Transportation—Airports Division: Planning Department
Exhibit 2—April 17, 2020 Letter.
AGENCIES—NO COMMEMT/CONCERN
Department of Public Works, Department of Environmental Management, Police
Department, State Department of Land and Natural Resources.
RECOMMENDATION
For the reasons detailed above,he Planning Director recommends that the
Leeward and Windward Planning Commissions send a favorable recommendation of
this bill to the Hawaii County Council relating to Primary Airports in the definition
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section and within the County's General Industrial (MG)zoning district.
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DAVID Y.IGE 6 o r h JADE T.BUTAY
GOVERNOR r =gsg . DIRECTOR
t ti
iydi y514 £ Deputy Directors
LYNN A S ARAKI-REGAN
N\:": 711:44 DEREK J.CHOW
g ROSS M.HIGASHI
EDWIN H.SNIFFEN
STATE OF HAWAII IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION
AIRPORTS DIVISION
400 RODGERS BOULEVARD, SUITE 700
HONOLULU, HAWAII 96819-1880
0
December 17, 2019
Mr. Michael Yee, Director
Mr. Duane Kanuha, Deputy Director
COUNTY OF HAWAII PLANNING DEPARTMENT
Aupuni Center
101 Pauahi Street, Suite 3 7Z
Hilo, Hawai`i 96720
Dear Mr. Kanuha,
SUBJECT: REQUEST TO ALLOW ACCESSORY-USE UNDER COUNTY OF HAWAI`I
CODE CHAPTER 25
The Ellison Onizuka Kona International Airport at Keahole (KOA) is experiencing tremendous
growth. This growth has led to several new developments at the airport in recent years,
including a major terminal modernization project, a new Federal Inspection Services (FIS)
building, and other, private developments. One of the airport's biggest areas of need for private
development is a hotel/conference center.
KOA is zoned as MG(general industrial). Hotels are not specifically listed in the Hawai`i
County Code for MG, except possibly as an accessory use to the airport as described in Chapter
25-5-152.e. There are numerous accessory uses for a hotel at the airport, including overnighting
flight crews, accommodating flight cancellations, day trip meeting spaces, travelers with very
early flights, and emergency passengers of all sorts. We respectfully request that the County of
Hawai`i Planning Department allow a hotel at KOA under an accessory-use under Chapter 25.
Accommodations in West Hawai`i are concentrated in downtown Kailua-Kona(approximately 8
miles south) and Waikoloa Resort (approximately 18 miles north). The goal of the KOA hotel is
not to compete directly against these hotels, but to support airport operations. The Kohala Coast
Resort Association supports a hotel on-airport, and their letter of support is attached.
A hotel/conference center is called for in the airport's current master plan. The hotel is justified
in chapter 5-23 of the master plan, stating "Many airports support hotels on-site in support of
flight crews and overnight stays for passengers traveling early the next day." FAA regulations
require rest periods for pilots between flights. The distance to an available hotel can affect flight
scheduling; the rest period will adjust to give time for uninterrupted sleep, accounting for the
travel time.
Planning Dept.SCANNED
Exhibit, 1 FEB 0 4 2020
424-w
The hotel would also support the needs of business and government-travelers who come to Kona
on business. Future projects at KOA will increase these needs, for example the Aircraft Rescue
and Firefighting (ARFF) Regional Training Center. This 80-acre campus,to be located at KOA,
will provide emergency training for firefighters from across the state, and from all sectors (not
only ARFF).
KOA faces unique challenges as an open-air airport. The traveling public is vulnerable to events
such as lightning, ash fall, tsunamis, hurricanes etc., all of which have threatened in recent years.
A hotel would provide more covered space for stranded passengers and employees. Also, we are
targeting a hotel size of 150 rooms, which would accommodate a typical flight size in the event
of a cancellation.
The hotel will be a tremendous benefit to the Ellison Onizuka Kona International Airport at
Keahole, and to the traveling public and community. We propose allowing a hotel as an
accessory use of the County of Hawai`i Zoning Code. The hotel would still be subject to RFP
requirements of HRS 102, and subject to approval by the Board of Land and Natural Resources.
Respectfully submitted,
Chaurcel on
i
n
Haw.ii D strict anager
DAVID Y.IGE
t c °`k'• JADE T.BUTAY
GOVERNOR a ,y Ey - DIRECTOR
I
S', ' Deputy Directors•
L --f 'LYNN A.S.ARAKI-REGANfY
r DEREK J.CHOW
ROSS M.HIGASHI
EDWIN H.SNIFFEN
STATE OF HAWAII IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION AIR-EP
869 PUNCHBOWL STREET 20.0056HONOLULU, HAWAII 96813-5097
April 17, 2020
PLANNING DEPT
Mr. Michael Yee, Director GP G 2020 AM 11:31
Planning Department
RF.C5DgMAILEastHawaiiOffice
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Dear Mr. Yee:
Subject: Planning Director Initiated An Ordinance Amending Chapter 25, Article 1 and
Article 5 of the Hawaii County Code 1983 (2016 Edition, as amended) Relating to
Primary Airports
The Department of Transportation, Airports Division (DOT-A), has reviewed the proposed
amendment to establish a land use called"Primary Airport"by adding a definition, identifying
accessory land uses, and adding the land use as a permitted use within the County's General
Industrial (MG) zoning district. Presently, some necessary accessory land uses at State airport
facilities are not defined in the County of Hawaii Zoning Code. The amendment is to align
accessory land uses at DOT-A airports with the Hawaii County Zoning Code, and to facilitate a
DOT-A request to allow conference centers and overnight accommodations (hotel)to support
airport operations on airport property.
DOT-A supports the amendments and offers the following comments:
Section 25-5-152. Permitted uses (in the MG district):
a) The following uses shall be permitted in the MG district:
48) Primary Airports, . •. -. . . . . . . . . - . .
pursuant to relevant sections of Hawaii Revised Statutes, Chapter 261 and
Chapter 262.
DOT-A appreciates and supports the County of Hawaii's action to address this zoning
inconsistency and looks forward to further discussions regarding the proposed zone amendment.
Planning Dept.
Exhibit Z SCANNED
APRAdobeSignTransactionNumbNumber-CBJCH BCAABAAziRR655ps2d MjDRMEyX 4VIbBGS_pVld
r52 5
Mr. Michael Yee AIR-EP
April 17, 2020 20.0056
Page 2
If there are any questions, please contact Mr. Herman Tuiolosega, Head Planner, at
808) 838-8810.
Sincerely,
1:41t
JADE T. BUTAY
Director of Transportation
Adobe Sign Transaction Number:CBJCHBCAABAAziRRb5Sps2dMjDRMEyX_4V1bBG5_pVid
C
COUNTY OF HAWAII :-ii\- -t.,',00 •' STATE OF HAWAII
ii1- ,-;.V..‘.. .--
1
BILL NO.
4/..Ctiv: >
ORDINANCE NO.
AN N
AN ORDINANCE AMENDING CHAPTER 25, ARTICLE 1 AND ARTICLE 5, OF THE
HAWAII COUNTY CODE 1983 (2016 EDITION, AS AMENDED), RELATING TO
PRIMARY AIRPORTS.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Purpose. The purpose of this ordinance is to provide a definition of a
Primary Airport and identify accessory uses, and to add the use of a Primary Airport to the
General Industrial (MG) zoning district.
SECTION 2. Chapter 25, article 1, section 25-1-5 of the Hawai`i County Code 1983
2016 Edition, as amended), is amended by amending subsection(b)by adding a definition for
primary airport"to be appropriately designated and to read as follows:
Primary airport"means a publicly owned airport that has more than 10,000 passenger
boardings each calendar year, as defined by the Federal Aviation Administration (FAA).
Standard accessory uses for Primary Airports include, but are not limited to, retail
establishments for shopping including duty-free shops, dining establishments that may be
consolidated in food courts, automobile rentals, service businesses, offices, conference
centers and hotels. The accessory uses must be located on publicly owned lands and
support airport operations."
SECTION 3. Chapter 25, article 5, division 15, section 25-5-152 of the Hawai`i County
Code 1983 (2016 Edition, as amended), is amended by amending subsection (a) to read as
follows:
a) The following uses shall be permitted in the MG district:
1) Agricultural products processing, major and minor.
2) Airfields, heliports and private landing strips.
3) Amusement and recreation facilities, indoor.
4) Animal hospitals.
5) Animal quarantine stations.
6) Animal sales, stock, and feed yards.
7) Aquaculture activities and facilities.
8) Automobile and truck storage facilities.
9) Automobile body and fender establishments.
10) Automobile service stations.
11) Bakeries.
12) Bars.
13) Breweries, distilleries, and alcohol manufacturing facilities.
14) Broadcasting stations.
15) Bulk storage of flammable products and bulk storage of explosive products.
16) Car washing.
17) Catering establishments.
18) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code.
19) Churches, temples and synagogues.
20) Cleaning and dyeing plants.
21) Commercial parking lots and garages.
22) Community buildings, as permitted under section 25-4-11.
23) Concrete or asphalt batching and mixing plants and yards.
24) Contractors' yards for equipment, material, and vehicle storage, repair, or
maintenance.
25) Crematoriums, funeral homes, funeral services, and mortuaries.
26) Day care centers.
27) Dumping, disposal, incineration, or reduction of refuse or waste matter.
28) Expansion of an existing commercial excavation operation, provided that plan
approval is secured from the director.
29) Fabricating establishments.
30) Fertilizer manufacturing plants.
31) Financial institutions.
32) Food manufacturing and processing facilities.
33) Freight movers.
34) Greenhouses, plant nurseries.
35) Heavy equipment sales, service and rental.
36) Home improvement centers.
37) Junkyards.
38) Kennels.
39) Laboratories, medical and research.
40) Laundries.
41) Lava rock or stone cutting or shaping facilities.
42) Lumberyards and building material yards.
43) Machine, welding, sheet metal, and metal plating and treating establishments.
44) Manufacturing, processing and packaging establishments, light and general.
45) Marine railways, drydocks, and ship or boat yards.
46) Motion picture and television production studios.
47) Photographic processing.
48) Primary airports, provided that plan approval is secured from the director.
18)](49) Public dumps.
49-)](50) Public uses and structures, as permitted under section 25-4-11.
50}](51) Publishing plants for newspapers, books and magazines, printing shops,
cartographing, and duplicating processes such as blueprinting or photostating
shops.
51)](52) Recycling centers.
52)](53) Reduction, refining, smelting, or alloying of metals, petroleum products or
ores.
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53)](54) Repair establishments, major and minor.
04)](55) Restaurants.
55)](56) Saw mills.
x)](57) Self storage facilities.
57)](58) Slaughterhouses.
8)](59) Storage and sale of seed, feed, fertilizer and other products essential to
agricultural production.
5-9)](60) Storage, curing, or tanning of raw, green, or salted hides or skins.
60)](61) Telecommunication antennas, as permitted under section 25-4-12.
00](62) Temporary real estate offices, as permitted under section 25-4-8.
62-)](63) Transportation and tour terminals.
63-A(64) Truck, freight and draying terminals.
04)](65) Utility facilities, public and private, including power plants, offices or yards
for equipment, material, vehicle storage, repair or maintenance.
6-5-A(66) Utility substations, as permitted under section 25-4-11.
66)](67) Veterinary establishments.
0 ](68) Warehousing.
68)](69) Wholesaling and distribution, including the storage of incidental materials and
equipment.
09)](70)Yacht harbors and boating facilities."
SECTION 4. Material to be repealed is bracketed and stricken. New material is
underscored. In printing this ordinance, the brackets, bracketed and stricken material and
underscoring need not be included.
SECTION 5. Severability. If any provision of this ordinance or the application thereof
to any person or circumstance is held invalid, such invalidity shall not affect other provisions or
applications of the ordinance which can be given effect without the invalid provision or
application, and to this end, the provisions of this ordinance are declared to be severable.
SECTION 6. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
Hawai`i
Date of Introduction:
Date of
1st Reading:
Date of
2nd Reading:
Effective Date:
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