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HomeMy WebLinkAboutPD RECOMMENDATION REPORT (SLU-20-054) Rhawai`ils landCommunityDeve lopmentCorp oration(HICDC)SLU.10/5/2021 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION (HICDC) STATE LAND USE DISTRICT BOUNDARY AMENDMENT APPLICATION (SLU 20- 000054 Upon careful review of the request,the Planning Director recommends that a favorable recommendation for the State Land Use Boundary Amendment be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony,the Director reserves the right to modify and/or alter this position based upon additional information presented at the public hearing. The favorable recommendation is based on the following findings: The applicant,the Hawaii Island Community Development Corporation (HICDC), is requesting a State Land Use Boundary Amendment from Agricultural to Urban for 9.09 acres of land, which is the future site of the Hale Ola O Mohouli Affordable Housing Project. The applicant intends to develop 90-units of affordable housing which aims to provide afforable housing and related services on a parcel in South Hilo, which was made available by the Govenors Executive Order No. 4531. According to the applicant, the proposed affordable housing development will seek exemptions from certain code requirements, pursuant to HRS 2011-1-38 of the Hawaii Revised Statues for the Hale Ola O Mohouli Affordable Housing Project from the County Council through a resolution submitted by the County of Hawaii Office of Housing and Community Development. Construction of the proposed affordable housing project is anticipated to begin in early 2022 and be completed by the end of 2023. The completion of the full project will be dependent on funding availability and is expected to be completed by 2024. The total cost of the proposed project is estimated at$30 to$40 million. The approval of the reclassification from the State Land Use Agricultural to the Urban District for approximately 9.09 acres will not be in violation of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent -I- with the Land Use Commission Rules,the County General Plan and the Hawaii State Plan. Under the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that, "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans."The project area conforms to this standard as it is situated adjacent to existing urban-designated lands to the south and is designated for future urban growth (Medium Density Urban) on the County's Land Use Pattern Allocation Guide (LUPAG) map in the General Plan. According to the General Plan, the MDU designation allows for village and neighborhood commercial and single family and multiple family residential and related functions (multiple family residential -- up to 35 units per acre). Thus,the SLU Boundary Amendment is consistent with the LUPAG MDU designation. Finally, the reclassification action would be consistent with the goals, objectives, and policies of the Hawaii State Plan by providing urban type uses in close proximity to existing urban areas where adequate public facilities are already available and converting marginal or non-essential agricultural lands for appropriate urban uses while maintaining more productive agricultural lands in the agricultural district. The Urban District request would be consistent with the goals and policies of the Land Use and Housing elements of the General Plan. The Urban District request would be consistent with the goals,policies and standards of the Land Use-Multiple Family Residential and the Housing Elements of the Hawaii County General Plan by encouraging the construction of affordable housing. The Urban classification conforms to the standard that the development is within reasonable proximity to centers of trading and employment and to basic services such as schools, police and fire protection,transportation systems and water. Access to the subject property is proposed from Kupuna Place by way of an easement over the adjacent parcel TMK: (3) 2-4-001:176 and Mohouli Street,both County roadways. Kupuna Place is a two-lane paved roadway with an existing pavement -2- width of 32 feet within a 50 feet right-of-way. Mohouli Street is classified as a major collector road with an existing pavement width of 80 feet. The applicant conducted a Traffic Impact Assessment Report(TIAR) dated November 2020,prepared by AECOM Technical Services, Inc. The proposed affordable housing is anticipated to generate 48 a.m. peak hour trips and 68 p.m. peak hour trips. The TIAR concluded that traffic from the proposed affordable housing is expected to be minor. Additionally,the TIAR recommended the implementation of a right-in/right-out access on Mohouli Street with restriping part of the wide paved shoulder on westbound Mohouli Street as a right-turn only lane. At this time, the applicant is proposing full movement access on Kupuna Place as well as the right-in/right-out access on Mohouli Street to accomodate traffic generated by the Hale Ola O Mohouli development. Furthermore, DPW has indicated all driveway connections and construction to allow connection to Kupuna Place and Mohouli Street will require Right-of-Way permits and will need to conform to Chapter 22, County Streets, of the Hawaii County Code. Finally, DPW recommends that the applicant install streetlights and traffic control devices as may be required by their Traffic Division. According to the Department of Water Supply, County water can be made available to the property from the existing 12-inch waterline along Mohouli Street as well as along Kupuna Place. This waterline is also adequate to provide the required flow for fire protection. The applicant will connect to the County sewer system, which is available along Kahikini Street in the adjacent subdivision to the north via easements along TMKS: (3) 2-4-001:176 and 2-4-001:177. The applicant indicated that all waste generated by the project will be disposed of at appropriate sites designated by the Department of Environmental Management(DEM) Solid Waste Division. The applicant will comply with Federal, State and County laws, codes, rules,regulations and requirements for this project. Police, fire protection and emergency medical services are located in Hilo, less than two miles from the property. Electricity cable and telephone are available to the site. Urban Districts shall include lands characterized by "city-like" concentrations of people, structures, streets, urban level of services and other related land uses. This proposed reclassification action does not represent the creation of -3- a new urban concentration, as the surrounding area is already an urban-like environment. Adjacent to the subject property to the east is a 5.35-acre parcel that has been designated for the Fire Administration Support Complex. Phase 1, 2 and 3 of the Mohouli Heights Senior Neighborhood are located further to the east and were established via County Council resolution using the HRS 201H-38 provision for exemptions from County Code. Properties located to the west and northwest, north and northeast consist of single-family dwellings on land zoned A-la and RS-10 that are part of the Sunrise Ridge Estate Subdivision. Additionally, properties to the east across Komohana Street and along Mohouli Street consist of single-family dwellings on lands zoned RS-10. The property located at the southeast corner of Komohana Street and Mohouli Street is designated UNV by the General Plan, for the use by the University of Hawaii at Hilo. Other land uses within a half-mile radius to the south of the subject property include medical offices and the University Park,which houses a number of research and technical support facilities for the U.S. Department of Agriculture Basin Agricultural Research Center and the astronomical observatories on Mauna Kea. Additionally, the Wailani Project District was approved in 2004 and is situated to the North (mauka) of subject property. As these urban type uses are located within the area, the urbanization of the project site will not contribute towards scattered urban development and be generally compatible with the surrounding area. The reclassification action would conform to the following goals, objectives and/or policies of the housing element articulated in the Hawaii State Plan. The request would be consistent with the following goals, objectives and/or policies articulated in the Hawaii State Plan as it will provide greater opportunities for Hawai`i's families to secure reasonably priced, safe and liveable housing located in suitable environments in areas in which housing has become scarce and costly. • Seek to use marginal or non-essential agricultural land and public land meet housing needs of low and moderate-income and gap-group households. • Effectively accommodate the housing needs of Hawai`i's people. -4- • Stimulate and promote feasbile approaches that increase housing choises for low-income,moderate-income and gap-group households. • Promote design and location of housing developments taking into account the physical setting, accessibility to public facilities and services, and other concerns of existing communities and surrounding areas. Thus, the proposed project is consistent with the policies outlined in the Hawaii State Plan. The properties have no severe geological or topographical problems which cannot be properly rectified, or which would render the land unusable. According to the Department of Public Works—Engineering Division, the subject parcel is in an area designated as Zone X on the Flood Insurnace Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. All development-generated runoff will be disposed of on site and not directed toward any adjacent properties. A drainage study will be prepared and recommended drainage system will be constructed meeting the approval of the Department of Public Works. All earthwork activity, including grading and grubbing, will conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. Any improvements to the subject property must comply with Chapter 27 of the Hawaii County Code, relating to Floodplain Management. Thus,the reclassification meets the standard which states that the lands included within the urban district, "...shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects. " While the subject property is located within the State Land Use Agricultural and County's Agricultural (A-la) zoned district, it has been vacant of any uses for several years and is not classified as Important Agricultural Land. The State of Hawaii Agricultural Lands of Importance to the State of Hawaii (ALISH)Map classifies the subject property as "Unclassified." The Land Use Study Bureau's Overall Master Productivity Rating classifies the property as "D" or"Poor."The U.S.D.A. Soil Survey classifies the soils within the subject property as Keaukaha Series, Keaukaha extremely rocky muck with 6 to 20 percent slopes. The soil consists of well-drained thin organic -5- soils overlying pahoehoe lava bedrock. The soil above the lava is rapidly permeable. The pahoehoe lava is very slowly permeable but water runs rapidly through the cracks. Runoff is medium and the erosion hazard is slight. The Hawai`i Right to Farm Act, HRS Chapter 165,was enacted to protect farming operations on land in the State Land Use Agricultural District when adjacent land is reclassified out of the Agricultural District.A condition of approval will require the applicant to notify prospective purchasers, tenants or lessees of the Hawaii Right to Farm Act. The reclassification of the 9.09-acre area from the Agricultural to Urban State Land Use designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. Furthermore, an Urban classification would complement the existing and future land use pattern of the surrounding area in view of the urban uses already in existence in close proximity to the subject property. Based on the above, the approval of the State Land Use Boundary Amendment from the Agricultural to the Urban District complements the State Land Use District Regulations and County General Plan and is supportive of the Hawaii State Plan. The accompanying draft bill to amend the State Land Use Boundary Map is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -6- MsV Of N COUNTY OF HAWAII STATE OF HAWAII �OF•K�.I� BILL NO. ORDINANCE NO. (PLANNING DEPT.) AN ORDINANCE AMENDING THE STATE LAND USE BOUNDARIES MAPS FOR THE COUNTY OF HAWAII BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL TO THE URBAN DISTRICT AT WAIAKEA, SOUTH HILO, HAWAII TAX MAP KEY: 2-4-001:168. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. The State Land Use Boundaries Maps for the County of Hawaii are amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waidkea, South Hilo, Hawaii, shall be Urban: Beginning at the southeast corner of this parcel of land, on the east boundary of Lot 180 as shown on Map 73 of Land Court Application 1205 and at a jog on the north side of Mohouli Street,the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI"being 4745.09 feet South and 1023.39 feet West,thence running by azimuths measured clockwise from True South: 1. 2060 53' 52" 335.82 feet along Lots 180, 179 and 178 as shown on Map 73 of the Land Court Application 1205; 2. 2530 59' 52" 710.47 feet along Lots 178, 177, 176, 175, 174 and 173 as shown on Map 73 of Land Court Application 1205; 3. 3560 22' 643.58 feet along Public Safety and Related Purposes Site, Governor's Executive Order 4223; 4. Thence along the north side of Mohouli Street on a curve to the right with a radius of 1950.00 feet, the chord azimuths and distance being: 990 31' 34" 887.88 feet to the point of beginning and containing an AREA OF 9.091 ACRES. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. This change in district classification is conditioned upon the following: A. INSERT CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawai`i Date of Introduction: Date of 1 st Reading: Date of 2nd Reading: Effective Date: -2- CHawai`ils landCommunityDeve lopmentCorp oration(HICDC)SLU.10/5/2021 HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION (HICDC) STATE LAND USE DISTRICT BOUNDARY AMENDMENT APPLICATION (SLU-20-000054) CONDITIONS OF APPROVAL A. The applicant(s), its successor(s) or assign(s) shall notify prospective purchasers, tenants, or lessees of all lots that farming operations and practices on adjacent or contiguous land in the State Land Use Agricultural District are protected under Hawaii Revised Statutes Chapter 165, the Hawaii Right to Farm Act. This notice shall be included in any disclosure required for the sale or transfer of all of the proposed lots. B. Any action that would interfere with or restrain farming operations on adjacent or contiguous properties shall be prohibited under Hawaii Revised Statutes Chapter 165, the Hawaii Right to Farm Act,provided the farming operations are conducted in a manner consistent with generally accepted agricultural and management practices on adjacent or contiguous lands in the Agricultural District. 8 RBA URBAN B AGRICULTURAL R N A CULTURAL ,r_ B RBA �l 5 URBAN AGRIC T AL UR A AGRICULTURAL �G �O URBAN y v RBAN 9'G9 JSP N� � v CJ G URBAN 7 �O -o 4,745.09'S 1,023.39'E "HALAI" AGRICULTURAL AGRICULTURAL AGRICULTURAL TO URBAN 9.091 ACRES Feet 0 500 1,000 1,500 2,000 AMENDMENT TO THE STATE LAND USE. BOUNDARIES MAPS. AMENDING THE STATE LAND USE BOUNDARIES MAP FOR THE COUNTY OF HAWAI'I, BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL DISTRICT TO THE URBAN DISTRICT AT WAIAKEA, SOUTH HILO, HAWAI'I MAP PREPARED BY: TMK:(3)2-4-001:168 COUNTY OF HAWAII, PLANNING DEPARTMENT DATE:November 29,2020 HICDC EXHIBIT"A„ Map 20-202