Loading...
HomeMy WebLinkAboutPD Background Report - John C. Cross, Senior Land Manager for Edmund C. Olson Trust No. 2 (PL-SMA-2025-000082)parkingdh:BCross_SMA_2025 COUNTY OF HAWAI‘I PLANNING DEPARTMENT BACKGROUND REPORT JOHN C. CROSS SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA 2025-000082) JOHN C. CROSS is requesting a Special Management Area Use Permit to renovate the Kona Seaside Shops, which includes the demolition of three (3) structures, additions and renovations to two (2) existing structures, construction of two (2) new kiosks, new outdoor seating and renovating an ADA-compliant courtyard and parking area on a 33,411 square foot (sf) lot situated in the Special Management Area. The subject parcel is located at 75-5663 Palani Road, approximately 100 feet northeast of its intersection with Palani Road and Aliʻi Drive, Kailua-Kona, North Kona, Hawai‘i, TMK: (3) 7-5-006:017. APPLICANTS' REQUEST 1. Proposed Use: The applicant is requesting a Special Management Area Use Permit to renovate the Kona Seaside Shops, which includes the demolition of three (3) structures with a combined total of 2,080 square feet (sf) of retail/office spaces as outlined in Exhibit 1 pages 36-37 of the application package. The applicant also proposes additions and renovations to two (2) existing structures, the first being an addition of 1,100-ft to an existing 1,800-sf commercial building and the second being the addition of 1,854 sf to an existing 2,880-sf retail store for a proposed new restaurant. Additionally, the applicant proposes to construct two (2) new 200-sf kiosks, new outdoor seating totaling 1,654-sf and renovating an ADA-compliant courtyard and parking area on a 33,411-sf lot situated in the Special Management Area. In all, the total gross area of the proposed project is 9,688-sf. New landscaping will also be included. 2. Reason for the Request: The project presents an opportunity for Edmund C. Olson Trust No. 2 to reinvest in and renovate the subject property, enhancing its appearance and function as an attractive and welcoming gateway to the Ali‘i Drive retail corridor. 3. Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 1 – SMA Use Permit Application received August 22, 2025). -2- 4. Landowner: Edmund C Olson Trust No 2. STATE AND COUNTY PLANS 5. State Land Use District: Urban. 6. County Zoning: Resort Hotel District 750-sf (V-.75). 7. General Plan Land Use Pattern Allocation Guide (LUPAG) Map Designation: Resort Node (ren). 8. Kona Community Development Plan (KCDP): The KCDP was adopted by Ordinance No. 08-131, which became effective on September 25, 2008, as amended by Ordinance 19 091, effective September 18, 2019. The property is within the boundary of the Kona Urban Area. 9. Special Management Area (SMA): The subject property is within the Special Management Area but is not considered a “shoreline” property as it is located approximately 100 feet from the nearest shoreline and a developed parcel exists between the property and the shoreline. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 10. Description of Property: The 33,411-sf subject parcel is located makai (seaward) of Palani Road and Ali’i drive, approximately 580-ft southwest of Kuakini Highway. The subject property is irregularly shaped. The land currently contains the Kona Seaside Shops, a small development containing five (5) commercial structures and a parking lot. The parcel is primarily paved with small patches of grass areas and other non-native vegetation and sits at an elevation between 6 and 15 feet above sea level. The property is adjacent to three established public shoreline access sites; i) Kailua Pier approximately 175-ft from the subject property, ii) Kamakahonu Beach, approximately 250-ft to the north and iii) Niumalu Beach access approximately 715-ft to the south along Ali‘i Drive. 11. Surrounding Zoning/Land Uses: The zoning of the subject property and surrounding properties is Resort Hotel 750-sf (V-.75) and Open. The surrounding land uses include the King Kamehameha and P19 Hotels, several restaurants and other mixed commercial use as well as the Kailua Pier directly to the west of the subject property. 12. Flood Zone: The property is located within Zone AE-10 (areas determined by FEMA to be a high-risk area with a 1% annual chance of flooding). The property is located within -3- the Tsunami Evacuation Zone and is covered by a warning siren located at the King Kamehameha Mall, northeast of the subject property. 13. Flora/Faunal Resources: As the subject property has been fully developed for the past 50 years, there are no known floral or faunal resources on the property. 14. Archaeological/Cultural/Historical Resources: An Archaeological Field Inspection (AFI) was not conducted for the subject property. According to the applicant, the project site has been developed for more than 50 years by Uncle Billi Kimi and family, and the applicant will retain the name Kona Seaside Shops for continued linkage to Uncle Billi. The applicant noted the presence of a stacked rock wall along the southern boundary that may possess historic significance; however, no modifications to this feature are proposed as part of the project. The applicant further states that no other historic or cultural resources are known to exist on the property and that no traditional or customary Native Hawaiian practices have been identified as occurring within the project area. Additionally, a chapter 6E-42 application for review from the State Historic Preservation Division (SHPD) was submitted regarding the proposed development, but as of the date of this report, no formal comments or determinations have been issued by SHPD. 15. Public Access: There is no public access paths found on the subject property; thus, the proposed use will not impact shoreline access. The property is adjacent to three (3) established public shoreline access sites; i) Kailua Pier approximately 175-ft from the subject property, ii) Kamakahonu Beach, approximately 250-ft to the north and iii) Niumalu Beach access approximately 715-ft to the south along Ali‘i Drive. 16. Coastal Resources: The subject property will not interfere with shoreline access as it is not a shoreline parcel and no public access routes are found on the property. 17. Recreational Resources: The proposed project is not anticipated to affect recreational resources, as the shoreline is located approximately 100 feet west of the parcel boundary. In addition, the proposed development will not result in any adverse visual impacts on the shoreline. 18. Scenic and Open Space Resources: The applicant states that the proposed renovation will be consistent with the character of the surrounding development and will not result in any adverse impacts to the surrounding environment. Further, as the property is currently fully developed and the maximum proposed building heights shall remain under 30-feet, similar -4- to what is currently developed, there will be no visual impacts to the shoreline. 19. Traffic: The applicants do not anticipate the proposed renovation and expansion of the property will generate an increase in traffic to the subject property; however, the parking area will be increased to 26 stalls from the existing 15 stalls. PUBLIC SERVICES AND FACILITIES 20. Roadway Access: The subject parcel is accessed by Palani Road just as it intersects with Ali’i Drive, which is a County owned and maintained roadway approximately 50-feet- wide. 21. Parking: The applicant has proposed a total of twenty-six (26) parking stalls, inclusive of one (1) Americans with Disabilities Act (ADA)–compliant space. This parking supply does not satisfy the minimum off-street parking requirements applicable to commercial uses within the Resort-Hotel (V-.75) zoning district. Pursuant to Hawai‘i County Zoning Code §25-4-51(4), one (1) off-street parking stall is required for every three hundred (300) square feet of gross floor area. The proposed project includes approximately 9,287 square feet of combined indoor and outdoor commercial floor area, resulting in a requirement of not less than thirty-one (31) parking stalls. In addition, Hawai‘i County Zoning Code §25-4-56(1) requires one (1) off-street loading space for commercial developments with a combined floor area between 5,000 and 10,000 square feet. The current site plan does not identify or provide a designated loading zone. Further, the proposed parking stall dimensions do not conform to the minimum stall size and configuration standards set forth in §25-4-53(a) and (b). As presently designed, the application does not comply with mandatory parking, loading, and dimensional standards of the zoning code. To achieve compliance during the Plan Approval process and prior to the submittal of building permit applications, the applicant must either obtain a shared parking agreement with an adjacent or nearby property owner to satisfy the minimum parking requirement or reduce the gross-floor area of the proposed development to align with the number of parking spaces provided. Additionally, all parking stalls shall be revised to meet applicable dimensional standards, and on-site loading space shall be incorporated into the site plan. 22. Water: According to the Department of Water Supply (DWS) the subject parcel is currently served by an existing 12-inch waterline located within Palani Road fronting the subject parcel. There is an existing 1 ½-inch service lateral which is capable of -5- accommodating a 1-inch meter. DWS has requested that the applicant submit estimated maximum daily water usage calculations for review and approval. Upon receipt of the water usage calculations the DWS will make a determination as to the water commitment deposit amount and prevailing facilities charges to be paid, if necessary. Based on the water demand the DWS will determine the appropriate service lateral and meter size required. The proposed project will require the installation of a reduced pressure type backflow prevention assembly, within 5 feet of the meter on the property. The installation of the backflow prevention assembly must be inspected and approved by the DWS before commencement/continuation of water service. Additionally, DWS has requested the applicant to consider alternative water resources for landscaped areas other than potable water such as rainwater catchment or reclaimed water. DWS also requests consideration of choosing drought-tolerant plantings as well as appropriately sized turf areas which include healthy soils and appropriate grading to minimize storm runoff. 23. Wastewater: The applicant will continue to use the existing hookup to the County sewer system. 24. Other Essential Utilities and Services: Telephone and electrical power service are currently available to the subject property, and police, fire and medical services are available in Kailua-Kona. AGENCIES’ COMMENTS 25. State Department of Health: (Planning Department Exhibit 2 – October 3, 2025, Memo). 26. State Office of Planning & Sustainable Development: (Planning Department Exhibit – 3 October 28, 2025, Letter). 27. Department of Water Supply: (Planning Department Exhibit 4 – October 31, 2025, Letter). AGENCIES – NO RESPONSE 28. Department of Public Works-Engineering Division, Department of Public Works-Building Division, Police Department, Fire Department, Kona Village Design Commission, Department of Land and Natural Resources State Historic Preservation Division & Department of Land and Natural Resources Office of Conservation and Coastal Lands. -6- PUBLIC COMMENTS 29. No public comments received as of the date of this writing.