The URL can be used to link to this page

Home My WebLink About2025-04-17 PD PowerPoint Presentation (PL-CCI-2025-000010) COUNTY COUNCIL INITIATED BILL 29 RELATING TO THE ESTABLISHMENT OF ZONING DISTRICTS AMENDMENT TO CHAPTER 25 ARTICLE 3, SECTION 25-3-3 OF THE HAWAI ` I COUNTY CODE 1983 (2016 EDITION, AS AMENDED) (PL-CCI-2025-000010) PRESENTED AT THE APRIL 17, 2025 LEEWARD PLANNING COMMISSION HEARING ■ THE HAWAI `I COUNTY COUNCIL HAS INTRODUCED BILL 29, WHICH SEEKS TO AMEND HCC SECTION 25-3-3 (A) RELATED TO THE METHOD OF ESTABLISHMENT OF ZONING DISTRICTS AS FOLLOWS: ■ "(A) ANY OF THE DISTRICTS LISTED IN SECTIONS 25-3- 1 AND 25-3-2 ARE OR MAY BE ESTABLISHED FOR ANY PORTION OF THE COUNTY BY BEING DESCRIBED BY METES AND BOUNDS AND IN MAP FORM [-]; EXCEPT THAT, WHEN DEEMED APPROPRIATE BY THE DIRECTOR, OTHER MEANS OF DESCRIPTION MAY BE USED IN LIEU OF METES AND BOUNDS TO ESTABLISH ANY DISTRICT UNDER SECTION 25-3-2. IN CASE OF CONFLICT BETWEEN A ZONING MAP AND METES AND BOUNDS DESCRIPTION DELINEATING DISTRICT BOUNDARIES, THE LATTER SHALL CONTROL. IN CASE OF CONFLICT BETWEEN A ZONING MAP, AND ANY SUMMARY OF ORDINANCES AS PROVIDED BY SUBSECTION D) BELOW ON ONE HAND, AND DULY ENACTED ORDINANCE ON THE OTHER, THE PROVISIONS OF THE ORDINANCE SHALL BE AUTHORITATIVE. AS BETWEEN ORDINANCES, THE • PROVISIONS OF AN ORDINANCE ENACTED LATER IN TIME SHALL CONTROL. " ■ ACCORDING TO THE BILL' S INTRODUCER, THE ZONING CODE CURRENTLY REQUIRES A METES AND BOUNDS (M&B) DESCRIPTION AND MAP TO ESTABLISH A ZONING DISTRICT (HCC SECTION 25-3- 1 ) OR SPECIAL ZONING DISTRICT ( HCC SECTION 25-3-2) . THIS BILL WOULD AMEND THE ZONING CODE TO GIVE THE PLANNING DIRECTOR THE AUTHORITY TO DETERMINE ALTERNATIVE METHODS TO ESTABLISH SPECIAL ZONING DISTRICTS WHEN DEEMED APPROPRIATE. ■ BILL NO. 29 WAS INTRODUCED TO ADDRESS CHALLENGES IN ESTABLISHING SPECIAL ZONING DISTRICTS WITHIN HAWAI`I COUNTY, PARTICULARLY IN REVITALIZING OLDER DOWNTOWN AREAS LIKE PAHOA VILLAGE. ACCORDING TO THE BILL' S INTRODUCER, THE EXISTING REQUIREMENT TO DEFINE THESE DISTRICTS USING M &B, WHICH CAN BE A DETAILED AND COSTLY SURVEYING METHOD, IS A SIGNIFICANT OBSTACLE, ESPECIALLY IN AREAS WITH NUMEROUS PROPERTIES. ♦ ♦ ■ ■ i ♦ ■ ♦ ■ ■ ■ • ♦ ■ ■ • ■ LU U CDH SPECIAL DISTRICT \ , LL. \' ,,; � \1 ✓ c-a� LU lid IMU KVDC SPECIAL DISTRICT ►�� O . �� ■ M&B SURVEYS OFFER A PRECISE, LEGALLY RECOGNIZED METHOD FOR DEFINING PROPERTY BOUNDARIES, WHICH IS ESPECIALLY IMPORTANT WHEN PROCESSING INDIVIDUAL PROPERTY REZONINGS, SUBDIVISION REQUESTS, PARCEL LINE ADJUSTMENTS, OR LAND USE CHANGES, AS THEY PROVIDE THE LEVEL OF DETAIL NEEDED BY ZONING AUTHORITIES, DEVELOPERS, LENDERS, AND TITLE COMPANIES. ■ HOWEVER, WHEN ESTABLISHING SPECIAL ZONING DISTRICTS, WHICH CAN ENCOMPASS DOZENS OR EVEN HUNDREDS OF PARCELS, REQUIRING A M&B SURVEY FOR EACH ' PROPERTY CAN BECOME PROHIBITIVELY COSTLY AND TIME-INTENSIVE. ■ INSTEAD, SPECIAL ZONING DISTRICTS CAN BE ESTABLISHED USING SPECIFIC TMKS & ' GENERAL GEOGRAPHIC REFERENCES SUCH AS STREETS, SHORELINES, OR OTHER RECOGNIZABLE LANDMARKS. • ■ ALSO, WITH ADVANCEMENTS IN GIS TECHNOLOGY, SPECIAL ZONING DISTRICT BOUNDARIES CAN NOW BE DIGITALLY MAPPED USING SHAPEFILES. THESE MAPS CAN BE REFERENCED IN A COUNTY COUNCIL ORDINANCE AND INCORPORATED INTO THE PLANNING DEPARTMENT'S GIS SYSTEM, ENSURING THE BOUNDARIES ARE CLEAR AND ENFORCEABLE FOR FUTURE LAND USE ACTIONS. FRIENDLY AMENDMENT ■ IN REVIEWING BILL NO. 29, IT APPEARS THAT THE ZONING CODE DOES NOT EXPLICITLY REQUIRE A M&B DESCRIPTION FOR THE ESTABLISHMENT OF ZONING OR SPECIAL DISTRICTS. SPECIFICALLY, THE CURRENT LANGUAGE IN HCC 25-3-3(A) STATES THAT SUCH DISTRICTS "ARE OR MAY BE ESTABLISHED" BY M&B AND MAPS, WHICH READS AS OPTIONAL RATHER THAN MANDATORY. ■ DESPITE THIS, THE PLANNING DEPARTMENT HAS CONSISTENTLY REQUIRED THE SUBMISSION OF A M&B SURVEY AND MAP PREPARED BY A LICENSED SURVEYOR AS PART OF CHANGE OF ZONE APPLICATIONS TO CLEARLY DEFINE THE REZONE AREA ' BOUNDARIES AND AVOID CREATING SPLIT-ZONED LOTS. ■ THE PLANNING DIRECTOR FULLY SUPPORTS THE INTENT OF BILL NO. 29 AND BASED ON THE PRECEDING, SUGGESTS A FRIENDLY AMENDMENT TO THE BILL TO FURTHER AMEND THE ZONING CODE TO EXPLICITLY REQUIRE A M&B DESCRIPTION AND A MAP PREPARED BY A LICENSED SURVEYOR FOR THE ESTABLISHMENT OF ALL ZONING •• DISTRICTS, WITH THE PROPOSED EXCEPTION, BY ADDING "SHALL" AND "BY A LICENSED SURVEYOR" AS FOLLOWS (PROPOSED CHANGES BOLDED) : ■ "ANY OF THE DISTRICTS LISTED IN SECTIONS 25-3- 1 AND 25-3-2 ARE OR [MA*] SHALL BE ESTABLISHED FOR ANY PORTION OF THE COUNTY BY BEING DESCRIBED BY METES AND BOUNDS AND IN MAP FORM BY A LICENSED SURVEYORL1; EXCEPT THAT, WHEN DEEMED APPROPRIATE BY THE DIRECTOR, OTHER MEANS OF DESCRIPTION MAY BE USED IN LIEU OF METES AND BOUNDS TO ESTABLISH ANY DISTRICT UNDER SECTION 25-3-2. IN CASE OF CONFLICT BETWEEN A ZONING MAP AND METES AND BOUNDS DESCRIPTION DELINEATING DISTRICT BOUNDARIES, THE LATTER SHALL CONTROL. IN CASE OF CONFLICT BETWEEN A ZONING MAP, AND ANY SUMMARY OF ORDINANCES AS PROVIDED BY SUBSECTION (D) BELOW ON ONE HAND, AND DULY ENACTED ORDINANCE ON THE OTHER, THE PROVISIONS OF THE ORDINANCE SHALL BE AUTHORITATIVE. AS BETWEEN ORDINANCES, THE PROVISIONS OF AN ORDINANCE ENACTED LATER IN TIME SHALL CONTROL. " ■ FINALLY, THE LANGUAGE IN BILL NO. 29, ALONG WITH THE PROPOSED FRIENDLY AMENDMENT, DOES NOT ELIMINATE THE REQUIREMENT FOR A M&B DESCRIPTION WHEN • CREATING A SPECIAL DISTRICT. INSTEAD, IT PROVIDES THE DIRECTOR WITH THE FLEXIBILITY TO USE ALTERNATIVE METHODS OF IDENTIFYING A SPECIAL DISTRICT WHEN APPROPRIATE, WHICH WILL ALLOW THE DIRECTOR TO CONSIDER THE UNIQUE CIRCUMSTANCES OF EACH CASE AND DETERMINE WHETHER A M&B DESCRIPTION OR ANOTHER METHOD IS MOST SUITABLE. Z DIRECTOR'S RECOMMENDATION 0 a 0 THE PLANNING DIRECTOR RECOMMENDS THAT w THE PLANNING COMMISSION SEND AN � FAVORABLE RECOMMENDATION OF BILL O 29 TO THE COUNTY COUNCIL INCLUDING THE PROPOSEDUj LANGUAGE OUTLINED IN THE PLANNING DIRECTOR ' S N FRIENDLY AMENDMENT. ce O CJ w ■ BOTH THE WINDWARD & LEEWARD PLANNING COMMISSIONS ARE REQUIRED TO TAKE ACTION ON BILL 29 BY TRANSMITTING THEIR RECOMMENDATIONS TO THE COUNCIL BY JUNE 26, 2025. ■ EACH COMMISSION MAY RECOMMEND APPROVAL OF ALL, SOME, OR NONE OF THE DIRECTOR ' S SUGGESTIONS . EACH COMMISSION MAY ALSO RECOMMEND THEIR OWN REVISIONS TO THE BILL. ■ BOTH COMMISSION ' S RECOMMENDATIONS WILL BE FORWARDED SEPARATELY, BUT AT THE SAME TIME, TO THE COUNTY COUNCIL FOR THEIR CONSIDERATION AND DECISION . ■ IN THE EVENT A COMMISSION FAILS TO ACT ON THE PROPOSED BILL BY THIS DATE, SUCH INACTION SHALL BE CONSIDERED AS AN UNFAVORABLE RECOMMENDATION BY THE COMMISSION .