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HomeMy WebLinkAbout2025-05-08 Applicant's Response to Public Testimony and Comments for PL-SMA-2025-000072 From: Kim Chiodo To: LPCtestimony Cc: Plannina Internet Mail; Roy.Alex;John Pioan Subject: Response to Testimony for PL-SMA-2025-000072 Date: Thursday, May 8,2025 3:55:17 PM Attachments: Boaz LLC-Resoonse to Testimony.odf Aloha, Please see the attached letter responding to testimony regarding the subject application. Thank you, Kim Chiodo Project Manager Land Planning Hawaii 194 Wiwoole St, Hilo, HI 96720 (808) 333-3393 (office) (808) 333-3576 (direct) kim(@landplanninahawaii.com LANUO ;-a. PLANNING HAWAII LLC This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. Please notify the sender immediately by e-mail if you have received this e-mail by mistake and delete this e-mail from your system. If you are not the intended recipient you are notified that disclosing, copying, distributing or taking any action in reliance on the contents of this information is strictly prohibited. LAND' * PLANNING 194 wiwo`ole St. Hilo, HI 96720 (808) 333-3393 H AWA I I LLC info@landplanninghawaii.com May 8, 2025 Leeward Planning Commission County of Hawaii Dean Au, Chair 101 Pauahi Street, Ste 3 Hilo, HI 63420 Subject: Response to Public Testimony and Comments RE: Special Management Area Use Permit(PL-SMA 2025-000072) To Construct a Four(4) Story,Thirty-Four(34) Unit Condominium Building with Pool, Shoreline Access, and Related Improvements Applicant: BOAZ LLC Location: Kailua-Kona,North Kona,Hawaii,TMK: (3) 7-5-020:021 Dear Chair Au, Upon publication of the SMA permit application for BOAZ LLC, public testimonies and comments have been received regarding concerns with the proposed development. The following letter aims to address concerns expressed by community members. Building Height Residents have expressed concern with the size of the development, primarily relating to the proposed height of the building. While four stories are proposed, the building height remains under the 45-foot limit under the Hawaii County Zoning Code. Several other developments of comparable height exist in the surrounding area. In order to stay consistent with County goals to increase housing availability and to preserve natural resources, it is most appropriate to build taller structures in areas where they are already part of the existing infrastructure instead of in more rural areas. Traffic Increased traffic impacts were among the main concerns raised by community members. As the project will be located along a heavily used road that is sometimes affected by traffic delays, several mitigating measures will be implemented to reduce possible impacts. The proposed project would be required to improve traffic conditions on Ali`i Drive through compliance with Conditions 7 & 9 of the previously approved SMA Use Permit 437, providing for a turn lane offAli`i Drive and future road widening and frontage improvements. An updated Traffic Impact Analysis Report in November 2024 concluded that the affected intersections are projected to continue to operate acceptably under Full Build conditions. With the proposed mitigations, the project will not have a significant impact on the existing conditions along Ali`i Drive. LAND' *:-, PLANNING 194 wiwo`ole St. Hilo, HI 96720 (808) 333-3393 H AWA I I L L C info@landplanninghawaii.com Density Similar to concerns regarding building height, community residents have concerns regarding the density of the development, which is proposed to contain 34-units. The subject property is designated as Medium Density Urban, which allows for 35 units per acre, which is consistent with the 34 units proposed for the 1.195-acre property. It is understandable that community members would be concerned about higher-density developments, however, as a part of the Kona Urban Area, this is one of the few areas that allows for higher density in the County. Constraining larger developments to the urban area allows for the preservation of rural character outside of these designated areas while also helping to address the housing deficit in Hawaii County. Open Areas As the subject property is currently vacant, concerns about the reduction in green or open spaces along Ali`i Drive were raised. While the project would result in new construction, open areas would be preserved on the property. The proposed project will adhere to required shoreline setbacks that preserve shoreline scenic and open space resources. Public shoreline recreation access will be improved by the easement pathways and parking spaces provided by the proposed project. Shoreline access will be available through established non-exclusive easements running east-west and north-south on the subject property for pedestrian access plus three (3)parking stalls. Additionally, as one testifier who is a resident of the adjacent Kona Isle Condominium noted, the subject property has had issues with homelessness encampments in the past, resulting in litter, noise and safety concerns. Given the urban nature of the area, if left vacant, it will be difficult for the landowner to keep the property secure and avoid similar issues in the future. Developing the property will alleviate this issue. Environmental Resources Several concerns regarding environmental resources were raised by one resident, including potential impacts of runoff on coral reefs and marine life and coastal pollution. While any development has the potential to negatively impact environmental resources, mitigation measures are planned in order to minimize these impacts. A site drainage plan will be prepared for approval by the Department of Public works in order to ensure that runoff is appropriately disposed of on site. Additionally, the proposed project will be developed in accordance with construction Best Management Practices to minimize adverse impacts to air pollution, sedimentation, and erosion, control stormwater runoff, and wastewater management. In terms of wastewater, the project will connect to the County sewer system. The project will be designed to minimize runoff and adhere to the LAND' *:-, PLANNING 194 wiwo`ole St. Hilo, HI 96720 (808) 333-3393 H AWA I I LLC info@landplanninghawaii.com shoreline setback rules, further preventing potential adverse impacts to coastal and marine resources. Water Supply Concerns regarding the availability of utilities were also raised, particularly pertaining to water availability. Per the County Department of Water Supply (DWS), sufficient water can be made available to support the project from an existing 6-inch waterline within Ali'i Drive fronting the parcel. The applicant will comply with all DWS conditions to ensure adequate water service. Furthermore, the development will employ water conservation measures, such as the implementation of water-efficient landscaping and water efficient fixtures. Parking Concerns were raised by a few residents over the number of parking stalls the development proposes, although it appears that those residents may have misunderstood the total number of parking stalls that are proposed. To clarify, the applicant proposes to construct thirty-four(34)parking stalls on the ground floor beneath the building and an additional thirteen (13) stalls mauka of the building, three (3) of which will be reserved for public parking for shoreline access. This equates to a total of 44 parking spaces reserved for residents of 34-unit development and exceeds the minimum parking requirements of the Zoning Code. The applicant appreciates the feedback from the community and hopes that the aforementioned mitigation measures alleviate their concerns. I trust that everything is in order for your acceptance and processing of this request and look forward to presenting this application before the Leeward Planning Commission. Thank you very much for your consideration. Sincerely, John Pipan Land Planning Hawaii LLC