HomeMy WebLinkAboutQueen Liliuokalani Trust - Letter 060515
June 5, 2015
Mr. Duane Kanuha, Director
Planning Department
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Dear Mr. Kanuha:
Subject: Response to the County of Hawaii General Plan Comprehensive Review
We thank you for the opportunity to provide our initial comments to the County of Hawaii
(County) General Plan. It is our understanding that the Planning Director will be reviewing the
initial comments and suggestions received to prepare recommended amendments to the County
General Plan. We felt that it would be helpful to provide proposed language revisions and
encourage you to review them for consideration. These proposed revisions are shown below as
changes to the County General Plan as amended through Ordinance 14-09, with deletions shown
as strikethroughs and additions shown in red and underlined.
Page 9-26
Section 9.5.7.2 Housing, Districts, North Kona, Courses of Action
Proposed Changes
(d) Vacant lands in areas identified as Urban and Urban
Expansion should be made available for residential use before
additional agricultural lands are converted into residential use.
(e) Encourage a variety of available housing options that allows
for choices and flexibility for all households and income groups.
Discussion: The proposed action amendments are consistent
with the County General Plan overall, and should be priorities
for North Kona as there is a need for additional housing supply
that allows for financial flexibility for all households and income
groups. Greater emphasis should be placed on encouraging
development in areas already identified as Urban and Urban
Expansion near existing utilities and services. As highlighted in
To: Mr. Duane Kanuha
Subject: Response to the County of Hawaii General Plan Comprehensive Review
June 5, 2015
Page 2
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Section
Proposed Changes
the Kona Community Development Plan (CDP), “there is a
growing demand for development that is mixed-use, well-
designed, walkable, and higher density. These developments are
an important opportunity for redevelopment, infill, and new
developments in strategic areas.”
Page
Section 10-5 10.2.3 Public Facilities, Education, Standards
Proposed Changes
(b) State Department of Education’s education specifications and
standards for facilities, as well as addressing 21st century school
concepts in its approach.
Discussion: The proposed amendment is consistent with the
County General Plan’s overall policy of Public Utilities –
Education, Section 10.2.2 (b) Encourage combining schoolyards
with county parks and allow school facilities for afterschool use
by the community for recreational, cultural, and other
compatible uses.” and Section 10.2.2 (c) Encourage joint
community-school library facilities, where a separate community
library may not be feasible, in proximity to other community
facilities, affording both pedestrian and vehicular access. In
addition, Act 155 (SLH 2013) was enacted on June 21, 2013 and
its purpose is to optimize the use of public school lands,
generating opportunities to improve public school facilities and
infrastructure that meet the challenges of 21st century standards.
Pages 11-22
Section 11.6.4.7.2 Courses of Action
Proposed Changes
(c) Allow connection to Kealakehe Wastewater Treatment Plant
if feasible, in particular for developments in close proximity to
the facility.
Discussion: This proposed action amendment is consistent with
the County General Plan’s overall policy of Public Utilities –
Sewer, Section 11.6.2 (b) “Private systems shall be installed by
large developers for major resort and other developments along
shorelines and sensitive higher inland areas, except where
connection to nearby treatment facilities is feasible and
compatible with the County’s long-range plans, and in
conformance with State and County requirements.”
Pages 13-14
Section 13.2.5.7.2 Transportation, Roadways,
Proposed Changes
(p) Construct the proposed Shore Drive from the Old Kona
Airport Park to the Kealakehe Drive intersection. Connect
To: Mr. Duane Kanuha
Subject: Response to the County of Hawaii General Plan Comprehensive Review
June 5, 2015
Page 3
Page
Section Districts, North Kona, Courses of Action
Proposed Changes
Kuakini Highway from Kaiwi Street to Kealakehe Parkway.
(z) Connect Makala Boulevard from Queen Kaahumanu
Highway to the Mid-Level Road.
Discussion: These roadways, among others, were identified in
Table 4-1 and Figure 4-3 of the Kona CDP as priority roadway
improvements.
Page 14-7
Section 14.1.1 Land Use, Overview, Introduction and Analysis
Proposed Changes
Industrial Area: These areas include uses such as manufacturing
and processing, wholesaling, large storage and transportation
facilities, light industrial and a mix of industrial-commercial-
residential uses.
Discussion: The proposed amendment encourages the potential
for residential to be an allowable use in Mixed Use Zones.
Mixed-use developments are an important opportunity for
redevelopment, infill, and new developments in strategic areas.
Residential housing is a key component of this mixed-use
development approach as it allows people the opportunity to
live, work, play, eat, and shop in their community. Additionally,
mixed-use developments in centrally situated areas do not
contribute to urban sprawl.
Page 14-13
Section 14.1.1 Land Use, Overview, Introduction and Analysis
Proposed Changes
Mixed Use Zones
The revision to the Zoning Code, completed in 1996,
incorporated the concept of mixed use zones to allow compatible
commercial uses to mix with light industrial uses, and mixing of
residential and commercial uses. Mixed use light industrial and
commercial zones may include, but are not limited to, wholesale,
retail, office, residential uses and personal and business services.
Mixed use zones are appropriate in areas of economic transition,
such as light industrial areas that are in demand as sites for
commercial and residential uses, and older residential areas
needed as sites for more intensive development.
Discussion: The proposed amendment encourages the potential
for residential to be an allowable use in Mixed Use Zones.
Mixed-use developments are an important opportunity for
To: Mr. Duane Kanuha
Subject: Response to the County of Hawaii General Plan Comprehensive Review
June 5, 2015
Page 4
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Section
Proposed Changes
redevelopment, infill, and new developments in strategic areas.
Residential housing is a key component of this mixed-use
development approach as it allows people the opportunity to
live, work, play, eat, and shop in their community. Additionally,
mixed-use developments in centrally situated areas do not
contribute to urban sprawl.
Page 14-34
Section 14.4.2 Land Use, Industrial, Goals
Proposed Changes
The MCX district allows for a mix of some industrial uses with
commercial and residential uses. The following areas are
identified for industrial – commercial (and/or residential) mixed
uses: Keaau (Gateway Center); Hawaiian Paradise Park; Hilo
Iron Works; Waiakea Houselots; Kona Industrial Subdivision
and the adjacent area to the north (Makalapua Business Center);
and Honokohau (south of the existing Kaloko Industrial
Subdivision).
Discussion: The Kona Industrial Subdivision and Makalapua
Business Center are identified within Transit Oriented
Development (TOD) areas in the Kona CDP. The Kona CDP
identifies that “there is a growing demand for development that
is mixed-use, well-designed, walkable, and higher density. These
developments are an important opportunity for redevelopment,
infill, and new developments in strategic areas.” Residential
housing, especially within a TOD, is a key component of this
mixed-use development approach as it allows people the
opportunity to live, work, play, eat, and shop in their community.
Page 14-61
Section 14.7.5.7.2 Land Use, Resort, Districts, North Kona, Courses of Action
Proposed Changes
(d) Encourage additional minor resort and small-scale retreat
resort areas in appropriate Urban Expansion Areas.
Discussion: As indicated in the County General Plan, not all of
the areas zoned for resort are actually utilized for hotels. The
County General Plan then identifies as a course of action,
Section 14.7.5.7.2 (b) to “Re-evaluate some areas currently
zoned for resort use.” As the County re-evaluates resort use in
North Kona, we encourage the County to consider including
provisions for additional minor resort and small-scale retreat
resort areas in appropriate Urban Expansion Areas. With the
niche tourism market(s) continuing to expand and establishing
itself throughout Hawaii island, we believe that the minor resort
To: Mr. Duane Kanuha
Subject: Response to the County of Hawaii General Plan Comprehensive Review
June 5, 2015
Page 5
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Section
Proposed Changes
and retreat resort areas provides an attractive alternative and
complement to the major resort and intermediate resort areas in
North Kona.
In addition, here is our proposed revision to the County General Plan’s Land Use Pattern
Allocation Guide (LUPAG) Map.
Figure 12
Map 11
Proposed Changes
We request that the Industrial area that represents the
approximate boundaries of the Kona Industrial Subdivision
(KIS) be adjusted. Specifically, the northwestern boundary line
should be located between the KIS (zoned MG-1a) and
Makalapua Business Center (zoned MCX-20; also referred to as
Kona Commons). The Makalapua Business Center parcels
should be identified as Urban Expansion, this revision would
help in addressing compliance with the Zoning Code and the
LUPAG Map.
We appreciate the opportunity to review and provide input to the County General Plan and thank
you for your consideration of our above suggestions. If you have any questions or comments,
please feel free to contact Ms. LeeAnn Crabbe or myself at (808) 203-6150.
Sincerely,
Michael Shibata
Development Manager