HomeMy WebLinkAboutCommunication No. 2024-06 General Plan Comments provided by Kona AC Members Heather Korotie and Nancy PisicchioPrepared by Kona CDP Action Committee Members Heather Korotie and Nancy Pisicchio
To be submitted at the Kona CDP AC Meeting dated 1/6/24.
General Plan, draft 2023 suggested Amendments and
Comments
Suggested deletions are bracketed [ ], and additions are
underlined.
Comment
Since the adoption of the County’s first General Plan in 1971, the primary advancements in planning at
the County level have provided a “spot zoning” system that addresses improved onsite construction
and development standards required through the Zoning Code, Subdivision Code, and Functional Plans.
There is a concern that the General Plan and the Community Development Plans lack the authority to
actually implement well-meaning sustainable community planning strategies and therefore the County
will continue to approve development that is not in the best interest of Hawai‘i Island, the residents,
the environment, or the economy. Hopefully, there can be some more productive means of
implementing the GP’s proposed policy changes and code amendments can be carried out to achieve
identified outcomes.
We have only just begun to acknowledge the government's responsibility in planning for and providing
for the most basic public infrastructure including interconnected systems for multi-modal
transportation, public water delivery, sewage treatment, and green infrastructure. Unfortunately, we
are still a long way from the implementation. Until we have first caught up with our deficiency in
providing services and infrastructure within our Urban and Rural Centers, no major development
should be approved outside of these population centers.
Climate Change Goal
Objective 1
Ensure that climate actions are equitable and uplift historically marginalized and disadvantaged
communities. GP Page 16
Comment:
Why does Objective 1 focus upon “climate actions are equitable and uplift historically marginalized and
disadvantaged communities”?
In addressing Climate mitigation, it was stated on page 12 that “Transportation is the primary source of
emissions on Hawaiʻi Island. Due to the rural geography of the island and the distance between urban
socioeconomic hubs and residential areas, many residents have long commutes.” However, this Chapter
does not seem to include policies that reflect a determination to reduce long commutes in order to reduce
Communication No. 2024-06
emissions. Therefore, a primary objective of the General Plan needs to focus on adopting Priority Actions
for land use that serve to reduce urban sprawl into low-density rural areas and to improve urban planning
policies that serve to increase density, with appropriate infrastructure, and provide workforce housing
opportunities near places of employment. Reducing sprawl will also protect the existing forest canopy in
currently undeveloped regions.
Comment: Consider configuring goals to be consistent actions with the County of Hawaiʻi Integrated
Climate Action Plan.
Objective 2
Achieve net carbon neutrality by 2045.
Policies
Proposed Amendment:
2.11 Develop and adopt an urban forestry program for the County. Integrate urban
forestry into all scales of planning. Draft GP Pg. 17
2.17 Develop and adopt a plan to increase forested lands and replant deforested lands
outside of the urban boundaries. GP Pg. 18
Priority Actions
2.e Prioritize urban tree inventories for primary urban areas such as Downtown Hilo,
Waimea, and Kailua-Kona. PROJECT
2.f Develop procedures to include street trees as part of public capital improvement
projects. PROJECT GP Pg. 18
2.l Incentivize the expansion of forested and replanting of deforested lands in rural,
agricultural and conservation lands. PROJECT GP Pg. 18
SUSTAINABLE DEVELOPMENT AND RESILIENT
COMMUNITIES GP Pg. 23
Table 5: Land Use Opportunities,
Pg. 26
Infrastructure
• Increase housing density by utilizing additional dwelling units (ADU) in
existing residential districts served by adequate utilities as well as approve code amendments to encourage increased residential densities within
mixed-use medium and high-density urban districts.
Regulations • Remove barriers to affordable, workforce, and elderly residential
development in the appropriate districts to reduce development timelines,
increase housing stock availability, and increase affordability.
Priority Actions, Draft GP Pg. 32
4.a Develop a process for County-initiated State Land Use boundary reclassification based on maps
adopted within CDPs and the GP.
4.b Create TOD and TND “Village Plans” for unique urban areas that include considerations for urban
design, aesthetic quality, and the protection of amenities in adjacent areas through landscaping, open
space, and buffer areas. PROJECT
General Plan Land Use Maps and
Designations
Table 6: Urban Land Use GP Pg. 32
GP DESIGNATION DESCRIPTION OPTIMAL
RESIDENTIAL
DENSITY
(DU/ACRE)
POSSIBLE
ZONING
DESIGNATIONS
High-Density
Urban
General commercial, multiple-family residential, and related
services. Confined to Urban Growth Areas.
36-60 RM, RCX, V, CG,
CDH, MCX, ML
Medium- Density
Urban
Village and neighborhood commercial and single-family and
multiple-family residential and related functions. Confined to
Urban Growth Areas.
13-35 RM, RD, RCX, V,
CN, CV, CG,
MCX, ML
Low-Density
Urban
Residential, with ancillary community and public uses, and
neighborhood and convenience-type commercial uses.
3-12 RS, RM, RCX,
ML, V, CV, CN
Urban Expansion
Reserve
Allows for a mix of high density, medium density, low
density, industrial-commercial mix, and/or natural
designations in areas where growth may be desirable, but
where specific settlement and infrastructure have not yet
been determined.
RS, RM, RCX,
CV, CN, CG,
MCX, ML, UNV, V
Light/Service
Industrial
Uses include but are not limited to business parks, research
and development centers, product assembly, distribution
centers, laboratories, cottage industries, and light service
industrial uses.
MCX, ML
Heavy Industrial Uses include but are not limited to landfills, quarries,
chemical plants, heavy equipment base yards, towing yards,
and other uses with the potential to create public nuisance
conditions (e.g., noise, environmental impacts).
MG
University Public university, including ancillary public uses, residential,
and support commercial uses.
UNV. CG, CN, RM
Resort
Transit-Oriented
Development
(TOD)
Traditional
Neighborhood
Development
(TND)
Uses include a mix of visitor-related uses such as hotels, condominium hotels (condominiums developed and/or
operated as hotels), single-family and multiple-family
residential units, golf courses and other typical resort
recreational facilities, resort commercial complexes, and
other support services.
Transit-Oriented Development Floating Zone (TOD) –
Mixed-use developments located at strategic points along a
regional transit system. TODs consist of moderate and high-
density housing, along with complementing public uses,
jobs, retail, and services.
Minimum land
area. The minimum land area
for a new
community shall be consistent with
the zoning code’s
requirements for
project districts, which corresponds
to the urban and
secondary core.
KCDP Pg. 4-41
V, PD, RS, RM, CV, CN, MCX
High-Density Village Design
Guidelines
Medium-Density
Village Design
Guidelines
Proposed amendment: Amend Table 6: Urban Land Use by adding TOD and TND to the list of “GP
Designation” in column 1 (see above) since it is the stated intent of the General Plan (see page 46) to
adopt zoning policies to Include both TODs and TNDs.
Sustainable Development and Resilient Communities
Draft GP Pg. 37
Land Use Map 3
Proposed amendments to Land Use Mape 3
Land Use Map 3 should indicate the TOD’s that have been identified on Kona CDP Figure 4-7, Pg. 4-36.
Map Amendment:
Regarding Draft GP Map 3, it is suggested that the property that now appears as the newly proposed
High-Density Urban and Medium Density boundaries located mauka of the Old Airport and makai of
Queen Ka'ahumanu Hwy be instead designated as a Regional Center and Neighborhood TODs as
designated in the Kona CDP Official Land Use Map, Figure 4.7.
This is important to ensure that proper mixed-use master planning is carried out for the area.
“Makaeo Village (Regional Center) A major retail center is planned near the Old Airport Park. As
a mixed-use village, the plan is to introduce residential uses into the mix, design a
complementary relationship to the Old Airport Park, and integrate a transit hub or major park
and ride facility for commuters”. Source KCDP Pg. 4-40
Land Use Goal
1.2: Urban Growth Areas
The Urban Growth Areas include high-density Transit Oriented Development (TOD),
medium-density Traditional Neighborhood Development (TND), and low-density Urban
Neighborhood Centers. These centers provide physical, social, governmental, and
economic concentrations and easier access to services, recreation, and employment
activities. Draft GP Pg. 46
Proposed amendment: Following the above language, amend the text to include this language:
Transit-Oriented Development (TOD). The development of compact, mixed-use
villages which would integrate housing, employment, shopping, and recreation
opportunities. Villages would be designed around transit stations/stops which
would reduce the need for daily trips and financially support the expanded transit
system. Source KCDP Pg. 4.6
Village Types Defined—Transit-Oriented Developments (TODs) vs. Traditional
Neighborhood Developments (TNDs). Both TODs and TNDs are compact mixed-use
villages, characterized by a village center within a higher-density urban core,
roughly equivalent to a 5-minute walking radius (1/4 mile), surrounded by a
secondary mixed-use, mixed-density area with an outer boundary roughly
equivalent to a 10-minute walking radius from the village center (1/2 mile). The
distinction between a TOD and TND is that the approximate location of a TOD is
currently designated on the Official Kona Land Use Map (Figure 4-7) along the
trunk or secondary transit route and contains a transit station, while TND locations
have not been designated and may be located off of the trunk or secondary transit
route at a location approved by a rezoning action. Source KCDP Pg. 4-28
Objective 8
Increase the use of Smart Growth principles to focus development within
existing urban centers.
Policies
“8.13 Support master planning of present and proposed public and private
institutions with an emphasis on TOD, affordable housing, and mixed-use
development.” Draft GP Pg. 47
Proposed amendment:
8.14 Rezoning Outside of Urban and Rural TODs and Outside of GP LUPAG Urban
Area. Rezoning of areas currently zoned agricultural, outside of Urban and Rural
designations on the General Plan LUPAG, shall be discouraged. This policy is
intended to prevent the rezoning of agricultural lands where the primary objective
of the lot owner will be to establish a large lot residential dwelling.
Table 7: Rural Land Use Draft GP Pg. 32
Rural
Situated outside of urban growth areas. Except where noted, these areas should
retain their rural character with low-density residential development, supporting
small-scale commercial development, and agricultural land uses. To limit growth
outside of the Urban Boundaries, rural areas should not be targeted with the
development of major public infrastructure or the extension of public sewer service
except where a documented health, safety, and/or welfare condition warrants such
an expansion. (1/2-to-5-acre lot sizes) Draft GP Pg. 32
Comment: Large developments of low-density homes sites should not be approved as “rural”. ½ to 1-
acre house lots should be approved only as an addition to an existing rural village. Large parcels of land
provided with ½ or 1-acre zoning are, in reality, low-density urban development.
Table 8: Agriculture Land Use Draft GP Pg. 33
Extensive Agriculture
Proposed amendment: Lands that are not capable of producing sustained, high agricultural yields
without the intensive application of modern farming methods and technologies due to certain physical
constraints such as soil composition, slope, machine tillability, and climate. These lands are better
suited for other less intensive agricultural uses such as grazing and pasture [and can support additional
residential densities when situated near UGAs.] but may not be appropriate for additional residential
densities due to distances from urban infrastructure, services, and places of employment. Pg. 33
Objective 8
Increase the use of Smart Growth principles to focus development within
[existing] designated urban centers.
Comment: The use of the word “designated” can encompass existing and future
urban centers.
Policies
8.18 Large, oversized blocks in new subdivisions should be avoided in favor of
smaller blocks and enhanced pedestrian networks. The determination of block size
should be based on land use and the urban or rural character of the area.
Proposed Amendments: Pg. 48
8.19 Require the inclusion of affordable, workforce, and elderly housing within
designated High Density, Medium Density Urban Centers, and TOD Nodes.
8.20 Make water available to meet the requirements of new high-density urban
development.
8.21 Prevent the development of additional transient residential development in
high-density and medium-density residential zones.
8.22 Require new development within High-Density Urban Centers to be built
within an integrated, “mixed-use zone” or TOD Node.
Question: Why doesn’t Objective 8 list Policies for Residential zones?
Resort
Proposed Amendments: Pg. 49, 50
8.45 Do not allow new Resort (V) zoning development along the ocean side of Aliʻi
Drive, including within the Resort Node of Keauhou.
8.50 Encourage the addition of workforce housing opportunities within existing
Resort Nodes.
8.51 Require the addition of workforce housing opportunities within new or
expanded Resort Nodes.
8.52 Require the preservation of open and natural spaces within existing and
future Resort Nodes.
Industrial
Proposed Amendments: Pg. 49
8.41 Areas identified for Light/Service Industrial Districts should not be permitted
to include retail commercial enterprises. Lower development standards (such as
reduced requirements for parking as well as permitted warehouse-style
construction) for Light/Service Industrial Districts may facilitate lower commercial
rents. However, locating retail/commercial businesses in these Districts takes
away from the economic sustainability of our Commercial Centers weakening the
ability of these areas to offer a lively and robust economic environment.
Priority Actions, Pg. 50
8.e Amend Zoning Code to:
viii. Require increased standards for the inclusion of affordable and workforce
housing within “mixed-use zones” including Project Districts, TODs, TNDs, and
Resort zones. Pg. 50
1.4: Agriculture
Objective 10
Support the active use of Productive Agricultural lands.
Policies
Proposed Amendments:
Policy 10.11 “Agricultural lands should be preserved in a manner that supports
family farms, ecotourism, and a self-sufficient agricultural economy. “GP Pg. 62
(source - Kona CDP)
Priority Actions, 10.j Create an agricultural tourism program with standards and
proof of burden for agricultural production. GP Pg. 63