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Home My WebLink About2022-12-15 PD POWERPOINT PRESENTATION (PL-REZ-2022-000033) KONA THREE ., LLC ( FORMERLY GAMREX, INC .) AMENDMENTS CHANGE OF ZONE TO ORDINANCE NO. 02 131 (AMEND REZ 470) -:..-1550Jh 19htdl]e...e.. -��%•_ ._.rE�_. ��. _��. � �� /I�� i APPLICANT'S REQUEST ■ TWO AMENDMENTS TO ORDINANCE 02 131 , WHICH RECLASSIFIED 103.293 ACRES OF LAND FROM AN UNPLANNED TO A SINGLE-FAMILY RESIDENTIAL- 15,000 SQUARE FEET (RS- 15) ZONED DISTRICT (KONA VISTAS SUBDIVISION) AND 68.837 ACRES OF LAND FROM AN UNPLANNED TO A MULTIPLE-FAMILY RESIDENTIAL-5,000 SQUARE FEET (RM-5) ZONED DISTRICT SUBJECT PROPERTIES) . (� ■ A TEN ( 10)-YEAR TIME EXTENSION TO CONDITION I COMPLETE CONSTRUCTION OF THE FIRST INCREMENT ON RM ZONED LANDS , WHICH STATES: ■ PLANS FOR THE DEVELOPMENT WITHIN THE FIRST INCREMENT OF THE RM ZONED AREA SHALL BE SUBMITTED TO THE PLANNING DEPARTMENT AND FINAL PLAN APPROVAL • SECURED WITHIN FIVE YEARS FROM THE EFFECTIVE DATE OF THIS SIXTH AMENDMENT. CONSTRUCTION SHALL COMMENCE WITHIN ONE YEAR FROM THE DATE OF RECEIPT OF FINAL PLAN APPROVAL AND BE COMPLETED WITHIN THREE YEARS THEREAFTER; ■ PLEASE NOTE, THE APPLICANT INITIALLY REQUESTED A 1 O-YEAR TIME EXTENSION TO COMPLETE PHASE I OF THE DEVELOPMENT, BUT LATER CLARIFIED THAT THE 1 O-YEAR TIME EXTENSION REQUEST IS FOR TIME TO COMPLETE CONSTRUCTION OF THE ENTIRE PROJECT. APPLICANT'S REQUEST (CONT.) ■ THE APPLICANT ALSO REQUESTS TO AMEND CONDITION N ROADWAY STANDARDS) AS FOLLOWS MATERIAL TO BE DELETED IS BRACKETED AND STRUCK THROUGH; NEW MATERIAL IS UNDERLINED) : ■ N. THE ROADWAYS AND STUBOUT WITHIN THE RM ZONED AREA, AS SHOWN ON FIGURE 3-CONCEPTUAL BUILDING LAYOUT" IN THE FINAL ENVIRONMENTAL ASSESSMENT-ROYAL VISTAS HOUSING PROJECT DATED SEPTEMBER 202 1 , SHALL BE CONSTRUCTED TO DEDICABEE STANDARDS WITH CURBS, GUTTERS, AND SIDEWALKS MEETING WITH THE APPROVAL OF THE DEPARTMENT OF PUBLIC WORKS AND SHALL BE DEDICATED TO THE COUNTY OF HA WAII UPON COMPLETION. [1T4T4T€-�A G n ninin v GRGSS S n ZGNE LINE GR !FA ZGNE I! cunt II ) nlVIDE n G n ninin v THE C-1 R89 G ITTERS, AND cl )Ei4; LKc SHALL BE -RGVInEn FGR THE ENTIRE RIGHT_GF-T E=-I4 AY At\I ) SHALL C-GNTINI IC TG NEAREST NTERSEGTIGN It\I GRE)ER TG AVGIE) TEI FSGGPI G AND TG -RGV!nE GG r.I c I cTENT !MF-RGVE=74ET-'*1 REASONS FOR REQUEST ■ UPON SECURING LAND USE ENTITLEMENTS IN 1983, THEN OWNER GAMREX CORPORATION AND ITS DEVELOPMENT ENTITY, KONA VISTAS, LLC SPENT THE NEXT 23 YEARS DEVELOPING THE INITIAL PHASE OF THE DEVELOPMENT CONSISTING OF APPROXIMATELY 103.293 ACRES OF RS-15 ZONED LANDS INTO 215 SINGLE-FAMILY RESIDENTIAL LOTS/UNITS NOW KNOWN AS THE KONA VISTAS SUBDIVISION. ■ THE DEVELOPER SECURED A SERIES OF TIME EXTENSIONS ON THE INITIAL ORDINANCE, WHICH COVERED BOTH THE KONA VISTAS SUBDIVISION LANDS AND THE SUBJECT PROPERTIES TOTALING 68.837 ACRES. ■ THE LAST AMENDMENT OCCURRED IN 2002, WHICH GRANTED A TIME EXTENSION UNTIL NOVEMBER 27, 2007, TO SECURE FINAL PLAN APPROVAL FOR THE FIRST PHASE OF THE MULTIPLE-FAMILY RESIDENTIAL COMPONENT WITHIN THE RM-5 ZONED AREA WITH ITS PLANNED COMPLETION NO LATER THAN NOVEMBER 27, 201 1 . ■ AFTER SUBSTANTIAL COMPLETION OF THE KONA VISTAS SUBDIVISION, THE OWNER LOST INTEREST/ABILITY TO COMPLETE THE MULTIPLE-FAMILY COMPONENT OF THE DEVELOPMENT AND SOLD THEIR REMAINING LAND • HOLDINGS TO TWO HAWAI`I-BASED DEVELOPMENT ENTITIES, KV3, LLC AND KONA THREE LLC (APPLICANT) IN 2015. ' ■ UPON PURCHASING THE PROPERTIES, THE APPLICANT HAS MADE A SIGNIFICANT FINANCIAL AND TIME COMMITMENT TO COMPLETE REQUIREMENTS OF THE ORDINANCE AS WELL AS PERFORM ADDITIONAL `SOFT WORK' NECESSARY TO UPDATE AND ALIGN VARIOUS STUDIES AND PREVIOUS OBLIGATIONS OF THE ORIGINAL LANDOWNER TO BE ABLE TO REQUEST ADDITIONAL TIME TO DEVELOP THE PROJECT SITE AS ORIGINALLY ENVISIONED BY THE LUC AND COUNTY COUNCIL WHEN THE ENTITLEMENTS WERE GRANTED. REASONS FOR REQUEST (CONT) ■ FURTHERMORE, AS THE ORDINANCE WAS STALE PRIOR TO THEIR ACQUISITION OF THE PROPERTIES, THE APPLICANT NEEDED TO ADDRESS MANY SUPPORTING, PROJECT-RELATED ELEMENTS TO ENSURE THAT THE AMENDMENT REQUEST IS CONSISTENT WITH THE ORIGINAL REASONS FOR GRANTING THE LAND USE ENTITLEMENTS, CONFORMS TO CURRENT LAND USE POLICIES, AND ADDRESSES PROJECT RELATED IMPACTS IN A RESPONSIBLE MANNER. THESE `SOFT-WORK' ELEMENTS INCLUDE: ■ WORKING WITH THE COUNTY DPW AND FEMA TO ADDRESS THE MANAGEMENT, DESIGN, AND PLANNING IMPLEMENTATION OF IMPROVEMENT TO BOTH THE HORSESHOE BEND AND HOLUALOA DRAINAGEWAYS BISECTING AND BORDERING THE PROJECT SITE; ■ SUBMITTING TWO (2) PREVIOUS ORDINANCE AMENDMENT REQUESTS TO THE PLANNING DEPARTMENT THAT WERE ULTIMATELY RETURNED FOR ADDITIONAL INFORMATION; ■ UPDATING ARCHAEOLOGICAL, CULTURAL IMPACT, BIOLOGICAL (FLORAL/FAUNAL , DRAINAGE AND TRAFFIC IMPACT STUDIES THAT WOULD INFORM THE DEVELOPMENT OF AN ENVIRONMENTAL ASSESSMENT • (EA) FOR THE ROYAL VISTAS PROJECT; ■ PREPARING A FINAL EA AND SECURING A FONSI FOR THE PROPOSED PROJECT; ■ WORKING WITH STAKEHOLDERS TO DEVELOP A PROPOSED ACCESS AND ROADWAY SYSTEM TO BEST ADDRESS ANTICIPATED TRAFFIC VOLUMES AND MOVEMENTS GENERATED BY THE PROPOSED PROJECT WHILE MEETING THE REQUIREMENTS OF THE KCDP; REASONS FOR REQUEST (CONT) ■ WORKING WITH OHCD TO SATISFY THE AFFORDABLE HOUSING OBLIGATIONS FOR BOTH THE EXISTING 215-UNIT KONA VISTAS SUBDIVISION AS WELL AS FOR THE PROPOSED 450-UNIT ROYAL VISTAS MULTIPLE FAMILY RESIDENTIAL PROJECT; AND ■ SUBMITTING A THIRD AMENDMENT REQUEST THAT IS THE SUBJECT OF THIS RECOMMENDATION. ■ CONDITION N (ROADWAY STANDARDS) CURRENTLY REQUIRES THAT ROADWAYS AND STUBOUTS WITHIN THE RM-ZONED LANDS BE BUILT TO COUNTY DEDICABLE STANDARDS. THE PROPOSED AMENDMENT TO CONDITION N WOULD CLARIFY THAT THE MAIN ROADWAYS IDENTIFIED IN FIGURE 3 OF THE FINAL EA WOULD BE CONSTRUCTED TO DEDICABLE STANDARDS AND ULTIMATELY DEDICATED TO THE COUNTY AS THE PROPOSED ALIGNMENTS PROVIDE THE OPPORTUNITY FOR FUTURE CONNECTION TO THE LARGER AREA ROAD NETWORK. ■ THE REMAINDER OF THE ROADWAYS/DRIVEWAYS SERVICING THE MULTIPLE-FAMILY RESIDENTIAL COMPLEXES WILL REMAIN IN PRIVATE OWNERSHIP AND BE BUILT TO NON-DEDICABLE STANDARDS. ■ FINALLY, DELETION OF THE LANGUAGE REGARDING ROADWAY TELESCOPING WILL ALLOW THE APPLICANT TO AVOID TEARING UP KEKUANAO`A PLACE (NOW A COUNTY ROAD) AND RE-CONSTRUCTING IT TO DEDICABLE STANDARDS BETWEEN ITS CROSSING AT THE HOLUALOA DITCH WITHIN THE PROJECT SITE AND ITS INTERSECTION WITHIN KAMEHAMALU STREET WITHIN THE KONA VISTAS SUBDIVISION TO THE SOUTH. PROPOSED DEVELOPEMNT THE APPLICANT PROPOSES TO CONSTRUCT THE " ROYAL VISTAS" PROJECT AS A 450-UNIT, MULTIPLE FAMILY RESIDENTIAL HOUSING PROJECT WITH: ■ 174, TWO- AND THREE-BEDROOM ` FOR RENT' UNITS AND A MANAGER 'S UNIT WITHIN TWO-STORY BUILDINGS ON THE MAKAI PORTION OF THE PROJECT AREA. ■ 274, TWO- AND THREE-BEDROOM ` FOR SALE' UNITS, AND A MANAGER 'S UNIT, TO BE DEVELOPED IN CLUSTERS OF TWO- AND THREE-STORY BUILDINGS PARTIALLY ON THE MAKAI PORTION AND THE REMAINDER ON THE MAUKA PORTION OF THE PROJECT AREA. ■ TWO (2) COMMUNITY CENTERS, ONE FOR THE ` FOR RENT' UNITS AND ONE FOR THE ` FOR SALE' UNITS. EACH COMMUNITY CENTER WILL INCLUDE A NEIGHBORHOOD PARK, POOL, AND FACILITIES FOR USE BY RESIDENTS. ■ PARKING WILL BE MADE AVAILABLE VIA ON-SITE, PAVED PARKING LOTS AND COVERED • STRUCTURES. ■ COUNTY DEDICABLE ROADWAYS AND PRIVATE, NON-DEDICABLE ROADWAYS/ACCESS DRIVEWAYS; AND ■ DRAINAGE IMPROVEMENTS. PHASING, TIMETABLE, & COST ■ THE PROJECT WILL BE DEVELOPED IN TWO OR MORE PHASES AS FOLLOWS: ■ PHASE I - A MAXIMUM OF 258 UNITS INCLUDE ALL THE ` FOR RENT' UNITS AND SOME ` FOR SALE' UNITS WILL BE CONSTRUCTED ON NO MORE THAN 42 ACRES WITHIN THE MAKAI PORTION OF THE PROJECT SITE; AND '• ■ PHASE II - THE BALANCE OF 192 ` FOR SALE' UNITS WITHIN THE MAUKA PORTION. ■ THE APPLICANT PROPOSES TO SUBMIT PLANS FOR PLAN APPROVAL WITHIN ONE ( 1 YEAR AND COMPLETE CONSTRUCTION OF THE ENTIRE PROJECT WITHIN TEN ( 10)- YEARS OF THE EFFECTIVE DATE OF THE AMENDMENT. ■ THE CURRENT ESTIMATED DEVELOPMENT COST OF THIS PROJECT IS $ 170 MILLION IN 2022 DOLLARS, INCLUDING COUNTY EXACTIONS AND FEES. . AID �i♦ �i� �� ,. z ' � O Find address or place IMP ' ♦�• ♦ ,PP mo ' PPAI � � AM CO w M AP LU Ow EWA- A � Find adaress or place ,,fS ,Is b k. aw§Nmw-�, RO-01"ONS&M-1 w 0 qv Q'R gAg,% W&I 11P I 1 0 2,41" M Se ME K k4 F. 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'� � � , '.�y r� ivy a{� 11,4 �. y :T1 f , J� 7 x } ,sa a e;s VIEW OF QUEEN KA`AHUMANU HWY STREET LOOKING NORTH • VIEW OF QUEEN KA`AHUMANU HWY STREET LOOKING SOUTH VIEW INTO PROJECT SITE FROM KEKUANAO`A PLACE (LOOKING NORTH) 4146 VIEW INTO PROJECT SITE FROM QUEEN KA`AHUMANU HWY (MAUKA) DEPUTY DIRECTOR ' S RECOMMENDATION FORWARD A FAVORABLE RECOMMENDATION TO THE COUNTY COUNCIL FOR AMENDMENTS TO � ORDINANCE NO . 02 131 Figure 10 Close-up of Proposed Improvements to Project Intersection with Queen Ka`ahumanu I I _ 120' 1 PERMITTED ACCESS NEW 10'WIDE S14011 12 �36 NEW 10'WIDE SHOLLDE12 I NEW 12'WIDE __-- ROYAL VISTAS ROAD NEW 12'WIDE AOCEiLE3 EIC 2ATION LANE 10 17 17 IT r � i DECEATION LANE 1 I �W L INE ROc-026; NEW STRIPED MEDIAN 34581 RIP Rgd 341 63AA" 64' P VqI 0 4 1 -- X17 54' IT o o OUEEN ICAAH NIJ HIGHWAY IT — — — — — — � � FL NEW STRIPED MEDIAN Ntl 42 1N1eN - 3425 INV 6IN�6 3'.p9N 64 t5•, 335. 336 WW 12'WIDE LEFT TURN LANE 5'20 NEW 17 WIDE THROUGH LANE `ROW LINE NEW 10'WIDE SHOLLD62 / �P�•vq1*P�� .....,...-•- .,.y.- ..-.... _,.. .�.._ -•—'-- ---•-��P�WIRE F��----•"'� — — — — - - - ROYAL VISTAS ROADWAY GRAPHICAL SCALE: 5 P HIGHWAY INTERSECTION 30' 0 3C' 60' 90' 200'- N 1 SCALE- I'30' I �'