HomeMy WebLinkAboutCommunication No. 2018-08- KCDP Amendments Subcommittee ReportExhibit A
Kona Community Development Plan
Compendium of Goals, Objectives, and Policies from Chapter 4
4.1 TRANSPORTATION
Transportation Goal: An efficient, safe, and attractive multi-modal transportation system integrated with land use planning that allows movement around and through Kona with minimal reliance on the automobile.
Objective TRAN-1: Transportation and Land Use. To organize growth on a regional level in Kona, growth should be compact and transit-supportive. Compact mixed-use villages along transit routes provide sufficient densities to support transit feasibility and enable people to meet a variety of daily needs within walking distance.
Policy TRAN-1.1: Official Transportation Network Map. The Official Transportation Network Map shall show proposed transit routes, proposed arterials and collectors, and pedestrian/bicycle paths (see Figures 4-2a to 4-2d). This map shall designate the functional classification of the roadway. The purpose of this map is to show intended interconnections, plan and preserve these corridors, budget public improvements, and provide notice to affected landowners of potential impacts from these projects. As applicable, permit approvals (e.g., rezonings, subdivisions, planned unit developments, plan approvals) shall commit the rights-of-way and/or improvements of proposed roadways shown on the map that traverse through the project area with discretion to the Planning Director to determine the extent of reservation and/or improvements proportionate to the project’s impact. If the corridor alignment has not been sufficiently studied, the Planning Director has the discretion to determine an appropriate action including realigning or other appropriate feasible alternative.
Policy TRAN-1.2: Trunk Line. The new Keohokālole Highway (Mid-Level Road) shall should function as the trunk transit route connecting Kailua Village with the airport, along which transit-oriented developments (TODs) will be located. As the trunk transit route, there will should be future allowance for a dedicated transit-way within the right-of-way. and the headways will should The time interval between vehicles moving in the same direction on the same route should be of the highest lowest amount among all transit routes in Kona (see Figure 4-2a).
Policy TRAN-1.3: Spacing of TODs along Trunk Line. Transit-Oriented Development (TOD) Urban Villages shall should be located a minimum of one mile apart, between major transit stations, along Keohokālole Highway trunk route in order to preserve the transit efficiency of this route.
Policy TRAN-1.4: Secondary Transit Route. A secondary transit route shall should connect Kailua Village with Keauhou and also serve the areas mauka of Queen
Note: Subcommittee proposed moving this proposed section of text with some wording changes to Policy TRAN-6.1 Note: Subcommittee proposed rewording for clarity
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Ka‘ahumanu and Kuakini Highways (see Figure 4-2a). As a secondary transit route, transit will would share the vehicular travel lane., and its headways will should be equal or less than the trunk route. Any new developments along these routes shall pay their proportionate share for the frontage road costs and provide transit stops or stations.
Policy TRAN-1.5: Frontage Road. A frontage road makai of the Queen Ka‘ahumanu Highway, or, if permitted by DOT, within the 300-foot wide Queen Ka‘ahumanu Highway right-of-way between the airport and Honokōhau Harbor shall should serve as a Secondary Transit Route. It will would enable the consolidation of Queen Ka‘ahumanu Highway vehicular access points for the developments makai of Queen Ka‘ahumanu Highway.
Policy TRAN-1.6: Kailua or Makaeo Village as a Transit Hub. The redevelopment of Kailua shall include a plan to create an intra-Kona transportation service, with Kailua Village or Makaeo Village as the "hub" or transit center. Buses would operate from Captain Cook to the Kailua or Makaeo Village hub. At the hub, buses would intersect with other routes operating from Keohokālole Highway (Mid-Level Road), the frontage road, and other Kona destinations. Transfers for continued travel would be made at this location.
Policy TRAN-1.7: Transit Route to Rural Town Transit-Oriented Developments (TODs). The existing rural towns between Honalo and Captain Cook are encouraged to be redeveloped as TODs with Māmalahoa Highway (Highway 190) functioning as a Secondary Transit Route connecting these villages to Kailua or Makaeo Village.
Objective TRAN-2 Street Network Connectivity. To develop a system of interconnected roads in Kona that will provide alternative transportation routes that will disperse automobile trips and reduce their length, while not compromising the through functions of arterials and major collectors with excessive intersections.
Policy TRAN-2.1: Connectivity Standards. Connectivity refers to the directness of links and the density of connections that make up the transportation network. Within the Kona Urban Area (UA) new development shall contribute to this interconnected transportation network of streets, pedestrian, and bicycle access that work to disperse traffic and connect and integrate new development with the existing fabric of the community. Proposals for new development or redevelopment within Kona’s UA shall meet the following connectivity standards:
1.Maximum Block Size. In lieu of Hawai‘i County Code (HCC) Section 23-29(c), the maximum length of blocks for predominantly residentialsubdivisions shall be 800 feet, unless unfeasible due to natural topography,protected resources, or surrounding development patterns.
2.Connection to Adjoining Development. The road system for newdevelopment shall contribute to the local transportation network. Tosupplement HCC Section 23-40, at a minimum, new subdivisions shallshould
Note: Subcommittee proposed deleting this sentence because it may be redundant
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incorporate and continue all collector streets, and selected local streets to adjoining property. If a portion of the stub-out is not improved, the current developer shall improve the stub-out portion, where practicable. Connection to adjoining properties may not be required if seriously constrained by topography or other physical hindrances, or in cases where through travel cannot occur because the property is bounded by development with private streets previously allowed.
3. Gated Entry. In the Kona UA outside of General Plan Resort or Resort Node, gates will be prohibited across new roadways identified to service the local transportation network.
4. Cul-de-sacs Discouraged. Cul-de-sacs are discouraged based on Policy TRAN-2.1 (1) Maximum Block Size and Policy TRAN-2.1 (2) Connection to Adjoining Property unless construction of a through street is found to be impracticable. Where cul-de-sacs or dead-end streets are allowed, they shall meet the prevailing standards in the Chapter 23 Subdivision Code.
5. Future Extensions. Roads serving future transportation interconnectivity will be identified for any proposed subdivision located adjacent to a vacant parcel. To supplement HCC Section 23-44, where necessary to give access to or permit a satisfactory future subdivision of adjoining land, or to conform with the Official Transportation Network Map (Figures 4-2a to 4-2d), a street stub-out or pedestrian path improved to the boundary is required unless financially guaranteed to enable the County to coordinate the stub-out construction as a regional project or in coordination with the development of the adjoining property. Applicants submitting preliminary development plans shall provide for feasible extension of selected local streets to adjoining undeveloped properties and eventual connection with the existing street system. Within phased subdivisions, temporary stub-outs shall be required.
6. Connectivity. In the Kona UA, all new roads that will serve as part of the interconnecting roadway system shall be dedicated to the County.
Policy TRAN-2.2: Access Management. To preserve the through functions of arterials and major collectors, driveway access along new arterials and major collectors shall be minimized to the greatest extent consistent with the need to provide access to adjoining property. Access to such adjoining properties shall be planned to occur from local streets, and not from the arterial or collector road, whenever possible. On existing arterials and major collectors, the number of access driveways currently permitted shall should not be increased, and when development is proposed that would increase the usage of an existing driveway access, every effort should be made to eliminate the driveway access in favor of access at an existing or planned intersection. Four-way intersections with arterials and major collectors shall should be permitted only as shown Communication No. 2018-08
on the Official Transportation Network Map (Figures 4-2a to 4-2d), in order to preserve the through functions of arterials and major collectors.
Objective TRAN-3. Multi-Modal System. To develop a multi-modal transportation system to encourage walking, biking, transit, and other non-vehicular modes of travel. A multi-modal system needs to be attractive, safe, comfortable, convenient, accessible, environmentally friendly, and affordable. Such a system would reduce congestion, improve air quality, reduce fuel consumption, and increase healthy activity. Not only would the system enhance the mobility of the elderly and youth, who do not drive, it would also make it possible for residents to divert automobile ownership expenses to other daily needs, such as a homeownership mortgage or insurance. The network could connect pathways within and outside of street rights-of-way. The system should provide convenient transfers between modes of transportation.
Policy TRAN–3.1: Street Standards. County street standards should be pedestrian-friendly, safely accommodate bicycles, accessible to the disabled, and appropriate for its surrounding land use context.
Policy TRAN–3.2: Public Right-of-Way Maintenance. Recognizing that the County is not currently staffed or equipped to maintain landscaping within street rights-of-ways, a combination of new and existing tools, both public and private, shall should be developed to implement a landscaping maintenance program.
Policy TRAN–3.3: Right-of-Way Landscaping. Recognizing that the availability of water should dictate the nature of landscaping within public rights-of-way, lusher landscaping shall should be provided on streets where reclaimed wastewater will be available for irrigation as noted on the Official Public Facilities and Services Map (see Figure 4-10c), and xeriscape landscaping shall should be the preference where reclaimed wastewater is not available.
Policy TRAN–3.4: Retrofit of Existing Streets. To the extent practicable, pedestrian improvements and/or bicycle accommodations shall should be added to existing public streets when repaving or doing other repair or maintenance work, especially on those streets identified for such multi-modal purposes in the Official Transportation Network Map (see Figure 4-2b).
Policy TRAN–3.5: Safe Routes to Schools. Every public elementary school in Kona shall should have a Safe Routes to School program.
Policy TRAN–3.6: Multi-Modal Network. The Official Transportation Network Map (Figures 4-2a to 4-2d) shall designate a system of pedestrian and bicycle paths to use as a guide for street design, public improvements, and subdivision improvements. Recognizing that the appropriate type of facility may evolve, the Implementation Committee (see Chapter 5) shall have the authority to change the designated type and maintain such changes on a database. The Action Committee may recommend amendments to the Official Transportation Network Map.
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Policy TRAN–3.7: Traffic Calming Standards. In order to slow traffic for pedestrian safety or comfort, standards for traffic calming shall should be included, as part of the County of Hawai‘i Street Standards.
Policy TRAN–3.8: Inter-Modal Connections. To facilitate the transfer between modes of travel:
1. Automobile/Transit and Bike/Transit Transfer. Park and ride facilities are desirable and must be built to ameliorate the traffic congestion in Kona. A transit station or transit hub will should be located within each of the TODs, as shown in the Official Transportation Network Map (Figures 4-2a to 4-2d). Park and ride facilities will should be provided in the vicinity of the transit station and transit hub. Park and ride facilities shall should include storage for bicycles.
2. Ground/Air Transfer. The transit and bicycle network shown on the Official Transportation Network Map (Figures 4-2a to 4-2d) shall should provide connections from major residential areas to the airport. The Kona International Airport’s Master Plan should include accommodations for transit and bicycles.
3. Bike/Transit Transfer and Beach Accommodation. To the extent feasible, public transit should have the ability to carry bicycles and surfboards.
Objective TRAN-4 Non-Structural Solutions to Manage Congestion. To manage peak-hour traffic using a diversity of non-structural approaches in order to reduce congestion on Kona roads, while acknowledging that building new roads is only one of many needed solutions.
Policy TRAN–4.1: Transportation Demand Management (TDM) Solutions. The County government will should educate its community on the value of a rideshare program and provide incentives towards its use; the County will should encourage flexible hours among its staff and workers and educate by example; or the County will should encourage the community to reach and adopt innovative solutions to transportation demand.
The community will should recognize all employers in Kona who do their part to either, participate in the County’s Rideshare Program, subsidize transit costs for their employees, provide flexible work hours or work-at-home options, or use other innovative programs to reduce reliance on the automobile for work-related trips.
Policy TRAN-4.2: Commuter Transit Service. Express bus commuter routes and schedules should be provided to major employment centers.
Policy TRAN–4.3: Managed Parking. New construction in Transit-Oriented Developments (TODs) shall should provide parking in accordance with the Village Design Guidelines in Attachment B, which were designed to limit parking as a means of discouraging automobile trips to TODs. The public improvements program, as part of the TOD Master Plan, centralized public parking facilities shall should be included. Communication No. 2018-08
Public parking fees should be set low enough to be affordable yet high enough to discourage automobile use.
Objective TRAN-5 Rural Transit. To provide a paratransit system for Kona – with emphasis on mauka areas and South Kona recognizing that a rural population cannot support an urban transit system.
Policy TRAN–5.1: Paratransit. An affordable public paratransit system shall should serve the general public of South Kona (i.e., it should not be restricted by age or disabilities).
Objective TRAN-6 Concurrency. To manage the timing of growth so as to avoid overloading the arterial system. Policy TRAN–6.1: Official Concurrency Map.
The Kona UA shall be designated as a “critical road area”, as defined in HCC 25-2-46. Rezonings within the Kona UA shall comply with the Official Concurrency Map (see Table 4-1 and Figure 4-3), which identifies the road segments to be constructed concurrent with occupancy of units as the minimum “area mitigation”, as defined in HCC 25-2-46(Zoning Code).Concurrency requirements shall be determined by HCC §25-2-46supplemented as follows: and be generally consistent with the Official ConcurrencyMap, where applicable, as determined by the approved TIAR.
The Kona UA shall be designated as a “critical road area” pursuant to HCC §25-2-46(j) that triggers “area mitigation”;
Concurrency requirements shall not apply to rezonings where a TIAR is notrequired pursuant to HCC §25-2-46(d()(1);
Area mitigation requirements shall be determined by the Official ConcurrencyMap (Figure 4-3) and table (Table 4-1) and TRAN-1.1, as applicable;
Area mitigation, where required, shall be deemed satisfied upon defining theapplicable right-of-way by metes and bounds or guaranteeing the performance of that commitment pursuant to HCC §25-2-46(f)(2) at the time of subdivision or plan approval, except as otherwise required by TRAN-1.1.
As applicable, permit approvals (e.g., rezonings, subdivisions, planned unit developments, plan approvals) shall commit the rights-of-way and/or improvements of proposed roadways shown on the Official Transportation mMap that traverse through the project area. with discretion to the Planning Director to determine tThe extent of reservation and/or improvements shall be proportionate to the project’s impact as determined by the project’s approved TIAR. If the corridor alignment has not been sufficiently studied, the Planning Director has the discretion to determine an appropriate action including realigning or other appropriate feasible alternative prior to the tentative subdivision/plan approval.
The Official Concurrency Map assumes:
Note: See Attachment A at end of document
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1. The widening of Queen Ka‘ahumanu Highway to four lanes from the Kona International Airport to Henry Street, and
2. Completion of the Māmalahoa Bypass Road to the Napo‘opo‘o junction.
Any rezoning outside of a designated TOD within the Kona UA approved prior to completion of the Queen Ka‘ahumanu Highway widening to the Airport shall restrict occupancy until this widening project is completed. Any rezoning in South Kona approved prior to the completion of the Māmalahoa Bypass Road shall restrict occupancy until this bypass project is completed. This policy does not apply to projects exempt under concurrency provisions in HCC Section 25-2-46 (e.g. affordable housing).
The Concurrency Map shall distinguish the current planning status of the corridor alignment. Table 4-1 shows the roadway corridors that shall be built concurrently within the concurrency zone and/or TOD Village. Other roadway corridors shown on the Concurrency Map, but not listed in Table 4-1 are part of the proposed roadway network, but are not critical to concurrency determinations.
Policy TRAN–6.2: Prioritized Road Improvements. In order to rectify existing deficiencies and influence the pattern of future growth and new roads, the following are priorities:
Kuakini Highway widening (State)
Kahului-Keauhou Parkway
Māmalahoa Bypass Māmalahoa Bypass (completed)
Keanalehu Street-Manuwale‘a Street Keanalehu Street Manuwale‘a (completed)
Keohokālole Highway (Mid-Level Road), Phase I Palani to Kealakehe Parkway Keohokālole Highway (Mid-Level Road), Phase I Palani to Kealakehe Parkway (completed)
Kamanu Street Extension
La‘aloa Street Extension La‘aloa Street Extension (completed)
Lako Street Extension
Keohokālole Highway (Mid-Level Road), Phase II, Kealakehe Parkway to Hina Lani Street Keohokālole Highway (Mid-Level Road), Phase II, Kealakehe Parkway to Hina Lani Street (completed)
Nani Kailua Street Extension
a. Makai section (Kuakini Highway to Ali‘i Drive)
b. Mauka section (Hualālai Road to Kuakini Highway)
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Kealaka‘a Street Extension
Keohokālole Highway (Mid-Level Road), Phase III, Hina Lani Street toKa‘iminani Drive
Hienaloli Street Extension
University Drive
Table 4-1 Concurrency Roadway Description Table
Concurrency Zone
Roadway and ID No.
A
4A – Queen Ka‘ahumanu Frontage Road and provide adequate access to Queen Ka‘ahumanu Frontage Road. (Keāhole Road to Huliko‘a Drive)
B
1 – University Drive Extension (Māmalahoa Highway to Keohokālole Highway, a.k.a Mid-Level Road), and
2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu Highway), or
3A – Main Street (Ka‘iminani Drive to University Drive), or
6A – Keohokālole Highway, (University Drive to Ka‘iminani Drive), or
7 – Kealaka‘a Street (Kukuna Street to north end) and/or provide adequate interconnectivity to surrounding area
University Village
2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu Highway) 2 – University Drive (Makalea Drive to Queen Ka‘ahumanu Highway)
3A – Main Street (Ka‘iminani Drive to University Drive) 3A –Main Street (Ka‘iminani Drive to University Drive)
Kalaoa Village
None (infill)
C
Connection between Kaiminani Drive and Hina Lani Street: 3B or 5B/5A or 5B/6B
3B – Main Street (Ka‘iminani Drive to Hina Lani Street)
Note: Subcommittee proposed making this table descriptive which would mean: not deleting the completed roadways (instead mark them complete), and removing the words “and”, “or”, and “any segment of” Communication No. 2018-08
5A – Keohokālole Arteriall
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street)
6B – Keohokālole Highway (Kapuahi Street to Keohokālole Arterial)
D
9A – Kealaka‘a Street (Extend Holoholo Street to Hina Lani Street)
Kaloko Makai Village
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street) (portion within development project) 5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street) (completed)
5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway) 5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway) (completed)
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) 5D – Keohokālole Highway (Kealakehe Parkway to Palani Street) (completed)
None
E
None
F
3C - Kamanu Street Extension (to Kealakehe Parkway)
Honokohau Village
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) 5D – Keohokālole Highway (Kealakehe Parkway to Palani Street)
G
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street) (portion within development project) 5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street)
5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway) 5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway)
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5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) 5D – Keohokālole Highway (Kealakehe Parkway to Palani Street)
Keahuolu Village
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) 5D – Keohokālole Highway (Kealakehe Parkway to Palani Street)
18 – Makala Blvd. Extension (any developmentmauka or makai of 5D as applicable to project)
H
9B – Kealaka‘a Street (Hina Lani Street to Kealakehe Parkway)
9C – Kealaka‘a Street (Kealakehe Parkway to Hao Kuni Street)
I
4B– Kuakini Extension Collector (Kealakehe Parkway to Old Airport)
Makaeo Village
4B– Kuakini Extension Collector (Kealakehe Parkway to Old Airport)
Kailua Village Redevelopment
None (infill)
Pua‘a-Wa‘iaha Village
19C – any segment of Kakalina Street Extension (Nani Kailua Drive to Puapua‘anui Street)
Kahului- Puapua‘a Village
29 – Puapua‘anui Street Extension 29 – Puapua‘anui Street Extension
J
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) 5D – Keohokālole Highway (Kealakehe Parkway to Palani Street)
K
19A/19B-any segment of Kakalina Street Extension, or (to Puapua‘anui Street))
19B-Kakalina Street Extension(E. Kakalina Street to 19A) (any development south of Malulani Drive) 19B – Kakalina Street Extension (E. Kakalina Street to 19A)
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20 – any segment of Hienaloli Street Extension (Palani Street to Keolani Drive) or
21-any segment of Connector 4 (Hienaloli Street Ext. to Kakalina St. Ext.)
L
30A – Kahului-Keauhou Parkway (Lako Street to Kuakini Highway), or
31 – Lako Street Extension
M
30B – Kahului-Keauhou Parkway (Lako Street to Kamehameha III Road), or
31 – Lako Street Extension
32 – La‘aloa Street Extension32 – La‘aloa Street Extension
Kahalu‘u Makai Village
30B – Kahului-Keauhou Parkway (Lako Street to Kamehameha III Road)
33 – Connector 9
34 – Connector 10 34 – Connector 10
4.2 LAND USE
Land Use Goal: Public policies set the foundation and framework within which the community and private sector work collaboratively towards a shared vision of concentrating growth within urban villages in North Kona, preserving rural character and agricultural lands, protecting significant natural and cultural resources, providing a range of housing opportunities, and a process to constructively, efficiently, and fairly achieve these ends with the best practices and quality.
Objective LU-1: Overall Growth Pattern. To identify areas where higher intensity growth areas should occur and areas where the rural character and open space along the shoreline should be preserved.
Policy LU-1.1: Official Kona Land Use Map. The Official Kona Land Use Map (see Figure 4-7) shall define the Kona Urban Area (see Policy LU-1.2) and the general locations, spacing, and type of TOD Villages (see Policies TRAN-1.3 and LU-2.3).
Policy LU-1.2: Urban Area. The majority of future growth in Kona shall be directed to the Kona Urban Area shown on the Official Kona Land Use Map (see Figure 4-7), which Communication No. 2018-08
spans from the Kona International Airport to Keauhou subject to the policies set forth under Objective LU-2 Urban Area Growth Management.
Policy LU-1.3: Rural Area. The rural area consists of the lands outside of the Kona Urban Area. Future growth in this area shall be concentrated within and around the existing LUPAG medium and low density areas, which correspond to the existing rural towns.
Policy LU-1.4: Consistency with Land Use Pattern Allocation Guide (LUPAG). The current LUPAG accommodates the vision and needs for the Kona CDP area planning horizon and should be amended only for compelling reasons. Any rezoning application shall be consistent with the LUPAG. Policy LU-1.5: Enhanced Shoreline Setback. Beyond the 40 foot shoreline setback regulated by Hawai‘i Revised Statutes (HRS) Sections 205A Part III, the County shall explore alternatives (e.g., density transfer based on gross density) for the applicant of a Special Management Area (SMA) Major Permit to dedicate to the government or land trust or encumber as open space for the purpose of realizing a shoreline linear park along as much of Kona’s coastline as possible. Consistent with the Federal Coastal Zone Management Act (CZMA) and County of Hawai‘i General Plan policy to retain open space and protect natural resources along with public access to and along the shoreline, it shall be a priority of it shall be a priority of the County to should to maintain a minimum of 1,000-foot open space no-build setback for undeveloped lands adjacent to the shoreline, on parcels which currently exceed 1,000 feet in depth, in discretionary land use approvals such as SMA major permits, rezonings, and state land use boundary amendments. Structures makai of this setback should be for public recreation and ocean-dependent facilities such as harbor improvements.
Policy LU-1.6: 17-Mile Protected Coastline: As part of any discretionary land use approvals such as SMA major permits, rezonings, and state land use boundary amendments, implement the vision of a 17 mile long protected stretch of open coastline from Makaeo north to Kikaua Pt. at the Kuki‘o development. Most of this area is already publicly owned and much of it has already been set aside for park purposes. This incorporates the Kaloko-Honokōhau National Historical Park, the portion of Kohanaiki that will be deeded to the County under the terms of the existing SMA permit, the makai portion of O‘oma 2, NELHA and state lands makai of the airport runway, to the extent that they can be used for public recreation consistent with the requirements of NELHA and the airport, the Kekaha Kai State Park, and Makalawena.
Objective LU-2: Urban Area Growth Management. Recognizing that the LUPAG Urban Area is larger than needed in order to accommodate the projected growth within the planning horizon, future growth within the Urban Area shall be encouraged in a pattern of compact villages at densities that support public transit.
Policy LU–2.1: Village Types Defined—Transit-Oriented Developments (TODs) vs. Traditional Neighborhood Developments (TNDs). Both TODs and TNDs are
Note: Subcommittee disagreed with the proposed amendments to this policy
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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.
Policy LU-2.2: TOD/TND Components. The components of a TOD/TND include Urban Core, Secondary Core, and Greenbelt. A TOD/TND contains a higher density urban core surrounded by a lower density secondary area. A greenbelt willshould, in turn, surround and define the outer edge of the secondary area.
1. Urban Core: To control the scale and intensity of development within the urban core of a TOD/TND, there shall be two types of urban cores:
a. Regional Center. Regional centers are intended for mixed use and higher-density residential, retail, commercial, employment, and/or regional one-of-a-kind facilities, such as major civic, medical, education, and entertainment facilities. Regional centers shall be designed around a Commercial Center, which is the focus for the Village and designed to encourage pedestrian activity.
b. Neighborhood Village. Neighborhood Village Core Areas are intended for predominately residential, public/civic uses, or small-scale neighborhood-oriented commercial uses. The Core’s commercial uses are of a small scale and are intended to serve the needs of the Village residents. Neighborhood Village Core Areas shall be designed around a Neighborhood Center. Land uses include recreational space, small-scale public/civic uses, neighborhood oriented retail uses, and mixed-use.
2. Secondary Area. TODs/TNDs may be surrounded by more auto-oriented, lower-density areas called “Secondary Areas.” The Secondary Areas are within a half-mile of the TOD/TND urban core. These Secondary Areas take advantage of the services within the Urban Core through an interconnected street system with easy access to transit by foot, bike or car. Secondary Areas will be primarily comprised of standard single-family and multi-family neighborhoods. These areas may also provide more land-extensive uses that serve TOD/TND residents, such as schools and community parks. Because of their proximity to the Urban Core, Secondary Areas are ideal for bicycle travel.
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3. Greenbelt. The Greenbelt is an undeveloped area surrounding the Secondary Area. The Greenbelt is a strategic planning tool to prevent urban sprawl by keeping land permanently open. The purpose of the Greenbelt is to prevent urban sprawl of the TODs/TNDs, prevent neighboring towns from merging into one another, and to preserve the setting and the character of the TODs/TNDs. The Greenbelt may also serve multi-purpose uses, such as for drainage (e.g., flow ways or retention basins), sensitive resource preserves or wildfire protection buffers.
Policy LU-2.3: TODs Identified. To control the spacing of transit stations in support of Policy TRAN-1.2, TOD floating zones, identifying the general location of TOD, shallshould be encouraged as growth opportunity zoneslimited to the following, as shown on the Official Kona Land Use Map (see Figure 4-7):
1. University Village (Regional Center). The goal is to use the university as a catalyst for complementary commercial opportunities surrounding the campus and to attract students, faculty, and staff to live on or near campus. The university would hopefully be a center for cultural and performing arts, life-long learning, innovation, and workforce development that would benefit the broader community.
2. Kalaoa Village (Neighborhood)
3. Kaloko Makai Village (Neighborhood)
4. Honokōhau Village (Regional Center). The County Civic Center shall be one part of a centralized government service center with surrounding complementary office and retail. The area would serve as an appropriate location for a regional park that would include active recreation facilities and a multi-purpose auditorium.
5. Keahuolū Village (Neighborhood)
6. 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 to integrate a transit hub or major park and ride facility for commuters (primarily resort workers).
7. Kailua Village Redevelopment (Regional Center) In recognition of the importance of Kailua Village as the cultural, retail and visitor core of the Kona District, redevelopment of the area shall be a high priority. The majority of Kona’s urban affordable housing is located close to the Village Center, but much of this housing is in poor condition. The availability of infrastructure in the Village offers the opportunity to provide new, high density affordable housing for the resident workforce. Redevelopment plans shall consider the following: location of a transit hub, enhanced Communication No. 2018-08
pedestrian-oriented improvements along Ali‘i Drive, centralized public parking strategically located in relation to shuttle routes, and village design guidelines.
8. Pua‘a – Wai‘aha Village (Neighborhood)
9. Kahului – Puapua‘a Village (Neighborhood)
10.Kahalu‘u Makai Village (Neighborhood)
Policy LU-2.4: Transit-Oriented Development (TOD) Floating Zones Established. The Development of TOD’s are encouraged within the extent and locations of the floating zones shown on the Official Kona Land Use Map (Figure 4-7). These locations are approximate and become fixed pursuant to the Project District rezoning procedures as modified below:
1) Minimum land area. The minimum land area for a new community shall be 80 acres consistent with the zoning code’s requirements for project districts, which corresponds to the urban and secondary core, plus a density transfer area proposed in the master plan to set an urban boundary limit.
2) Project District Rezoning Application. In addition to the requirements specified for a Project District application, the application shall include the following:
a. Master Conceptual Master Plan. To the extent practicable, the master conceptual master plan shall conform with the Village Design Guidelines (Attachment B) and at a minimum address:
i. Mix of permitted uses and density;
ii. Transportation systems including street layout and standards, transit routes and facilities, and bike and pedestrian pathways;
iii. Village center public facilities, if any and financing;
iv. Infrastructure requirements, financing, and timing;
v. Neighborhood park and public space standards;
vi. Phasing plan;
vii. Calculation and treatment of density transfer area, if any;
viii. Planning process, including extent of consultation with the Design Center.
b. An environmental report meeting the requirements of the zoning code or HRS Chapter 343, as applicable.
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3)Expedited Review. Within ninety (90) days after a project district applicationhas been accepted by the Planning Director, the Director shall forward theapplication to the Planning Commission.4)Environmental Review Concurrent Processing. The Planning Director shallenable and allow the applicant to concurrently process the environmental document according to the procedures of HRS Chapter 343.
5)State Land Use Boundary Amendment Concurrent Processing. If a StateLand Use District Boundary Amendment is necessary, the Planning Directormay accept the application, review the application to determine consistencywith the decision criteria below, suspend the processing of the Project Districtuntil a decision is made by the State Land Use Commission, and express theCounty’s support of the application before the State Land Use Commission asconsistent with the Kona CDP and County of Hawai‘i General Plan. TheProject District process may then immediately resume upon favorableapproval by the State Land Use Commission.
6)Development Agreement. Concurrent with or subsequent to the adoption of aproject district ordinance, A a development agreement pursuant to Hawai‘iCounty Code may be used to memorialize reciprocal agreements among theseveral parties responsible for implementing the plan, including the County,and thereby vest the rights as set forth in the Development Agreement.
7)Planning Commission Review. Within sixty (60) days after receipt of theapplication from the Planning Director, unless a longer period is agreed to bythe applicant, the Planning Commission shall transmit the proposed projectdistrict ordinance together with its recommendation thereon through theMayor to the County Council. The Planning Commission shallshouldrecommend approval in whole or in part, with or without modifications, orrejection of such proposal, based on the following criteria:
a.Extent to which the master plan meets the intent and objectives of theVillage Design Guidelines;
b.Extent, inclusiveness, and mix of affordable housing;
c.Feasibility of the infrastructure financing plan;
d.Effectiveness of concurrency controls;
e.Compatible linkages and relationships to surrounding areas;
f.Effectiveness in optimizing and protecting open space within thedensity transfer area.
8)Rebuttable Presumption. The Planning Director, Planning Commission, andCounty Council shall review the TOD application with a rebuttable
Note: Subcommittee believes this conflicts with zoning code chapter 25-6-44
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presumption that the project furthers the intent of Chapter 25 Zoning Code and is consistent with the goals, objectives, and policies of the County General Plan and Kona CDP, provided that the proposed location is generally consistent with the Official Kona Land Use Map and the master plan consistent with the Village Design Guidelines. This rebuttable presumption does not apply to a TND application since the general location of a TND has not been determined by the Kona CDP
9) Amendments. Amendments to the master plan shall be processed administratively by approval of the Planning Director, unless the changes are significant as determined by the Planning Director.
Policy LU-2.5: Village Design Guidelines. The Village Design Guidelines in Attachment B should be used as a guideapply to the development of master plans for TODs and TNDs, as well as subsequent projects or site plans implementing the master plans. The intent of the Village Design Guidelines are to do the following:
1. Promote transit-oriented and pedestrian-oriented development, to increase transit use, to manage traffic congestion,
2. Encourage mixed-use, compact development that is pedestrian in scale and sensitive to environmental characteristics of the land, and facilitates the efficient use of public services;
3. Have residences, shopping, employment, and recreational uses located within close proximity with each other and efficiently organized to provide for the daily needs of the residents;
4. Provide for a range of housing types and affordability within pedestrian-oriented, human-scale neighborhoods;
5. Incorporate natural features, open space, and cultural features;
6. Provide efficient circulation systems for pedestrians, non-motorized vehicles, and motorists that serve to functionally and physically integrate the various land use activities; and
7. Promote strong neighborhood identity and focus.
The Village Design Guidelines establish suggest:
1. An acceptable mix of uses for regional centers, neighborhood core areas, and secondary areas;
2. Minimum as well as maximum residential densities;
3. Non-permitted uses in the urban core that are primarily automobile-dependent that detract from a walkable town center;
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4. Pedestrian-oriented street standards, supplementing County of Hawai‘i Street Standards;
5. Nomenclature of public facilities and siting criteria that serve as the town focus;
6. Density transfer calculation methodology; and
7. Transportation standards.
Policy LU-2.6: TOD/TND Public Infrastructure and Facilities. To encourage the development of TODs and TNDs, public financing sources shall should pay 100% for:
Major proposed trunk transit route,
A transit station (or transit station component if the transit station is part of a private mixed-use project) within the Urban Core ,
A major park or plaza within the urban core.
In the preparation of the master conceptual master plan, the applicant shall should coordinate the input of appropriate agencies to identify sites and financing of appropriate public facilities such as schools, libraries, and post offices, with respective financial commitments between public and private sources documented in the master plan. The County water allocation and capital improvement policies in Section 4.6: Public Facilities, Infrastructure and Services, Policy PUB-4.1 shallshould further support the development of the TODs.
Policy LU-2.7: Traditional Neighborhood Development (TND) Floating Zone Established. Where as the locations of TODs are conceptually determined by the Official Kona Land Use Map, the locations of TNDs are proposed by applicants outside of the TODs within the Kona Urban Area (UA). Because of the need to review the specific suitability at the time of proposal, TND floating zones shall not have the rebuttable presumption of a TOD; otherwise, rezoning procedures shallshould be the same as a TOD Project District.
Policy LU-2.8: Development Outside Transit-Oriented Developments (TODs), but within the Kona Urban Area. Development outside the TODs, but within the Kona UA, may occur as follows:
1. Existing Zoning
a. TND Overlay. Any project greater than 20 acres on land zoned Single-family residential (RS), Multiple residential (RM), Residential-Commercial Mixed Use (RCX), General Commercial (CG), Village Commercial (CV), or Neighborhood Commercial (CN), shall be permitted to develop as a neighborhood TND following the procedures for a PUD and the Village Design Guidelines.
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b. Non-TND Projects. Any project may be developed in accordance with the existing zoning, subject to the following requirements:
i. Parks (see Policy PUB-6.2.)
ii. Affordable Housing. Resale restrictions on affordable units built in compliance with HCC Chapter 11 (see Policy HSG-5.2).
iii. Street Standards. Connectivity standards (see Policy TRAN-2.1), street standards (see Policy TRAN-3.1), and traffic calming standards (see Policy TRAN-3.7).
iv. Wastewater. Priority sewer area (see Policy PUB-4.4).
v. Concurrency. The requirements of Hawai‘i County Code Section 25-2-46 and Policy TRAN-6.1.
vi.v. Sensitive Resources. Survey of potential sensitive resources (see Policy ENV-1.5).
2. Rezoning
a. TND. Any project greater than 20 acres within the Kona UA may apply for the TND Floating Zone.
b. Conventional Rezoning. Rezoning to other than TND, is subject to the following guidelines:
i. Consistency with LUPAG. Refer to Policy LU-1.3.
ii. Infill. Rezonings that promote infill are encouraged. The concept of infill is to connect two or more pre-existing developments. Infill is usually associated with small scale developments of 20 acres or less that have been leapfrogged by the surrounding or adjacent developments. Infill rezonings should be conditioned to ensure connectivity to the surrounding developments and, where applicable, to provide mixed-use opportunities to make the area more walkable.
iii. “Greenfields” Rezoning. Rezoning anywhere within the Kona UA, whether within or outside a TOD area designated on Figure 4-7 Official Kona Land Use Map, that is not a TOD, TND, or infill shall require an amendment to the Kona CDP that triggers HRS Chapter 343 Environmental Review Process.
c. State Land Use. Where a rezoning application meets the above criteria, the County shall support a State Land Use Urban Boundary amendment for lands within the County Urban Expansion Area.
Objective LU-3: Rural Area Growth Management. To preserve the rural character of the existing rural towns, the agricultural lifestyle, and the open landscape.
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Policy LU-3.1: Redevelopment of Rural Towns as TODs/TNDs. The rural towns along Māmalahoa Highway, consisting of Hōlualoa, Honalo, Kainaliu, Kealakekua, and Captain Cook, are encouraged to be redeveloped as TODs/TNDs. The master plan for a TOD/TND redevelopment shallshould: a) identify the site and appropriate design character of a transit stop or station, as applicable; b) identify other public facilities that would enhance the civic and economic vitality of these towns; c) encourage innovative opportunities to provide affordable housing and live/work opportunities; and d) improve pedestrian-friendliness of the streetscape. To the extent practicable, the TOD/TND master plan shall should follow the intent of the Village Design Guidelines in Attachment B. The master plan shallshould be the basis for any comprehensive rezoning, capital improvement program, and/or business improvement district for facilities or services.
Policy LU-3.2: Revitalization of Other Existing Rural Villages. Rural Villages such as Hōnaunau, Nāpo‘opo‘o, Keālia, and Miloli‘i are also encouraged to develop community-based revitalization master plans that would serve as the basis for any comprehensive rezoning, capital improvement program, and/or business improvement district for facilities or services.
Policy LU-3.3: Clustered Rural Subdivision Project Planned Unit Development (PUD). Provided a PUD application for rural- or agriculturally-zoned land substantially meets the Clustered Rural Subdivision Guidelines in Attachment C, the Planning Director shall issue approval a recommendation, with or without conditions within sixty (60) days after acceptance of the application, and the approval shall be considered a tentative subdivision approval. All other requirements and procedures of a PUD shall be as set forth in Article 6 of the Zoning Code.
Policy LU-3.4: Clustered Rural Subdivision Guidelines. The Clustered Rural Subdivision Guidelines in Attachment C apply to proposed subdivisions outside of the Kona Urban Area (UA) at the applicant’s option. The intent of the guidelines is to minimize grading, preserve the natural appearance of the land to the maximum extent possible, ensure agriculture use in the State Land Use Agricultural District, and create a rural setting for residences. Towards this end, the guidelines shall, at a minimum, specify:
1. Minimum lot sizes;
2. Natural and cultural resources meriting protection and associated buffer areas, as applicable;
3. Minimum standards for roads and wastewater disposal;
4. Legal tools for permanent protection, maintenance of open space, and/or agricultural lands;
5. Connections to the open spaces of surrounding areas.
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Policy LU-3.5: Encourage Clustered Rural Subdivision for IAL Lands Less Than 5 Acres. Any subdivision of important agricultural land (IAL) lands involving 30 acres or more currently zoned at densities between and including Ag-1a to Ag-5a and FA are encouraged to follow the Clustered Rural Subdivision Guidelines in order to prevent sprawling, large-scale residential subdivision of these lands.
Policy LU-3.6: Subdivision on Agriculturally-Zoned Land Served by a Private Water System. When granting any subdivision water variance served by a private water system to allow a subdivision involving 30 acres or more, a condition of the variance should be to follow the Clustered Rural Subdivision Guidelines. (Enacted by Plan)
Policy LU-3.7: Farmworker Housing. Agricultural employee housing where the employee works a minimum of 20 hours a week on a farm is permitted on agriculturally zoned lands where the housing and the farm are not on the same parcel.
Policy LU-3.8: Rezoning Outside of Urban and Rural TODs and Outside of GP LUPAG Urban Area. Rezoning of areas currently zoned agricultural, outside of the Urban and Rural TOD areas shown on Figure 4-7 Official Kona Land Use Map, and outside of urban designations on the General Plan LUPAG, shall not be allowed, except in the following limited circumstances: (1) the rezoning allows only a small number of additional lots, consistent in scale with the transfer of lots to family members, (2) the rezoning does not create a net increase in the potential number of agricultural lots (such as a rezoning that increases potential density in one area but also reduces density in another), or (3) the rezoning is to permit a subdivision consistent with the Clustered Rural Subdivision Guidelines, while preserving the majority of the property in non-residential use dedicated to agriculture, open space, or other conservation purposes, and does not have the primary effect of allowing subdivision into lots smaller than allowed by existing zoning. This policy is intended to prevent the rezoning of agricultural property to allow agricultural subdivisions where the primary objective of the lot owner will be to have a residential estate.
Objective LU-4: Pro-active Design Review. To foster a spirit of excellence, creativity and collaboration among the applicants, community, and County to meet the Kona CDP goals, objectives and policies.
Policy LU-4.1: Design Center Establishment. The County Planning Department shall establish a Design Center to accomplish the following objectives:
1. To support and expedite the translation and implementation of the Kona CDP goals, objectives, policies, actions, and design guidelines as applied to proposed development projects;
2. To be a catalyst for creative excellence and innovation;
3. To foster public-private partnerships;
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4. To promote coordination and collaboration among the community, government agencies, applicants, landowners, professionals, and educational institutions;
5. To provide education on best design practices to applicants, government staff, community members, educators and students; and,
6. To award and recognize exemplary projects.
Although the Design Center will be administered by the Planning Department and staffed by County employees, the department may organize a technical committee of interdisciplinary volunteers.
Policy LU-4.2: Mandatory Review. The Design Center shall review and approve provide recommendations to the applicant prior to submittal of the application to the Planning Department for all master plans prepared for floating zones (TODs/TNDs, Affordable Housing, Eco-Industrial) and Clustered Rural Subdivision PUDs. Projects implementing these master plans, as well as any other project within the Kona CDP planning area, are encouraged, but not required, to be reviewed by the Design Center.
Policy LU-4.3: Expedited Permit Processing. For projects reviewed by the Design Center, a staff member of the Design Center may be assigned to coordinate and expedite permit approvals for the proposed project.
4.3 ENVIRONMENTAL RESOURCES
Goal: The natural and cultural resources enhance Kona’s character together with the built environment, developed in harmony with ecological principles, where residents and visitors enjoy and interact with nature through a networked system that promotes a healthy active lifestyle, and where the financial and moral commitment reflects the high level of caring that the Kona people have for the land.
Objective ENV-1: Managing Impacts. In order to minimize impacts on the land, make use of best management planning practices for any land-based endeavor by balancing public and private rights, and taking advantage of an ever-improving knowledge of resource sensitivity and natural processes.
Policy ENV-1.1: Central Environmental Resources Inventory. The County should be a central repository of environmental resources GIS data (including the metadata documentation), assist in inventory creation where there are data gaps, and assist in maintenance where there are no assigned maintenance responsibilities.
Policy ENV-1.2: Kona Mauka Watershed Management Program. The Kona Mauka Watershed Management Program shallshould encompass the public and private lands mauka of Māmalahoa Highway (see Figure 4-8a). The purpose of this program is to synthesize the current knowledge of the mauka lands resources, develop a viable action plan to coordinate the various public agencies and private owners, and serve as the basis for establishing an ecosystem services incentives program. Such a program Communication No. 2018-08
recognizes the ecosystem service value of our watershed and open space in our community to protect values such as aesthetics and scenic vistas; water catchment and infiltration; carbon sequestration; oxygen production; habitat enhancement and preservation; fire suppression and fuel load management; soil conservation; preservation of cultural values; and, potential for additional public access and recreational opportunities. The action plan shall be prepared by the Kona Mauka Watershed Partnership, whose membership shall include at a minimum the affected public agencies and private landowners, a community representative(s), and the County.
The action plan shall be approved by the Kona CDP ImplementationAction Committee (see Chapter 5). The action plan shall at a minimum address:
Existing Conditions—physical characteristics, hydrology and water use, biological resources, land ownership, existing land use and zoning;
Ahupua‘a Watershed Values—water resources, native habitat, cultural resources, public access and outdoor recreation;
Threats—invasive species, feral ungulates, human activities, aquatic pollutants, wildfire, climate change;
Management Program—cooperative private initiatives, government programs, designation of suitable sending and receiving areas for density transfer, models of appropriate development, certification system to determine eligible ecosystem services incentives, grant administration.
Policy ENV-1.3: Publicly-Owned Mauka Lands. All public lands mauka of Māmalahoa Highway should be managed with a holistic, multi-purpose approach for habitat preservation, groundwater source protection, and stormwater management, as coordinated by a Kona Mauka Watershed Partnership, based on a Kona Mauka Watershed Management Program. The objective is to reevaluate the need to broaden and integrate the management of those lands currently under a more focused management program (referred to as the “Managed Public Lands”) and to initiate management program for those public lands not currently managed for environmental integrity (referred to as “Institutional Public Lands”).
Policy ENV-1.4: Privately-Owned Mauka Lands. All private lands mauka of Māmalahoa Highway are eligible for ecosystem services incentives as set forth in the Kona Mauka Watershed Management Program, provided the landowner actively participates in the Kona Mauka Watershed Partnership. Ecosystem services incentives include, without limitation:
1. Government funding. Payments from Federal, State, or County sources for a conservation easements;
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2. Property tax credits for landowners. A new ecosystem services assessment class would result in minimum tax;
3. Grants. Grants administered by the Kona Mauka Watershed Partnership would be available to help fund various ecosystem management activities such as constructing detention basins, controlling invasive species, mitigating wildfire threats, restoring native forests, and other activities consistent with the Kona Mauka Watershed Management Program;
4. Government approval assistance. The Design Center staff shall be available to resolve any difficulties with obtaining approvals for ecosystem management activities, such as issues relating to the Conservation District, or in applying for various programs such as U.S. Forest Services’ Forest Legacy Program.
Policy ENV–1.5: Sensitive Resources. In the context of Kona’s ecology and history, the following natural and cultural resources shall be considered sensitive and therefore shallshould be inventoried, as part of any permit application to the County Planning Department (see Figures 4-8a to 4-8d):
Critical habitat areas as identified by the U.S. Fish & Wildlife or County General Plan;
Predominantly native ecosystems, which may not be considered endangered but are valued because of their nearly pristine condition;
Anchialine ponds subject to a management Program addressed in Policy ENV-1.10: Non-Degradation of Anchialine Ponds;
High-level groundwater recharge area which shall initially be defined as all lands mauka of the 1,500 foot elevation and which may be refined by the Kona Mauka Watershed Management Program;
Historic trails;
Archaeological and historic sites subject to protection under HRS Chapter 6E; and,
Enhanced Shoreline Setback (see Policy LU-1.5).
Any permit application that encompasses any of the above resources shall strive toshould incorporate these resources as assets. If a proposed project will have significant, unavoidable, adverse impacts to any of the above resources, the presumption shall be denial of the application and the applicant will have the burden of explaining any overriding considerations. The presence of any of these resources shall qualify for density transfers through a planned unit development based on potential gross density allowed by the prevailing zoning. The protection or restoration of any of
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these resources shallshould qualify for funding from the Kona Treasures Fund (see Policy ENV-3.3). (Enacted by plan)
Policy ENV–1.6: Ecotourism and Other Mauka Lands Development. On LUPAG Extensive Agricultural lands, a special permit for an ecotourism-related or other non-agricultural use may be considered provided the proposed project is consistent with the Kona Mauka Watershed Management Program and reviewed by the Design Center. If the project involves residential lots, then the Clustered Rural Subdivision Guidelines (Attachment C) should apply. Density transfers may be permitted between sending and receiving areas identified in the Kona Mauka Watershed Management Program, including between non-contiguous parcels, as approved under the special permit or Clustered Rural Subdivision PUD process.
Policy ENV-1.7: Flood Corridors. The County’s Central Environmental Resources Inventory (see Policy ENV-1.1) should include the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) 100-year floodplains, as well as planned natural flow ways identified by the Stormwater Management Program (see Policy PUB – 4.7), where excess runoff from existing and future development will be directed. Collectively, the FIRM floodplains and the planned flow ways may serve as open space amenities, such as linear parks and/or greenbelts between urbanized areas.
Policy ENV-1.8: Multi-Purpose Flood Corridors. If the flood corridor serves regional multiple benefits the County should consider ownership and/or maintenance responsibility for the flood corridor, upon request of the affected landowner. Owners may participate in an adopt-a-flood corridor program to enhance the landscaping of the flood corridor fronting their property, preferably with appropriate native Hawaiian plants.
Policy ENV-1.9: Setback Buffer from Flood Corridor. To account for nature’s unpredictability, any structure as defined in Chapter 27 Floodplain Management Code shall be in compliance with Section 27-18(d)(5) (Ordinance 07-169).
Policy ENV-1.10: Non-Degradation of Anchialine Ponds. Within the United States, these unique habitats are only found in Hawai`i. Anchialine shall be eligible for the Kona Treasures Fund for restoration and maintenance, subject to the preparation of a maintenance and water quality monitoring plan. As wetlands, these resources merit heightened community vigilance for any violations of the federal law relating to the disturbance of wetlands. (Enacted by plan)
Policy ENV-1.11: Anchialine Ponds Management Program. The County shall should adopt the following strategies:
1. Conduct an inventory of anchialine ponds in Kona.
2. Develop management policy:
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a. Development projects must map anchialine ponds and monitor their physical, chemical, and biological status
b. Management of anchialine ponds on development project land should include assessment and removal of invasive species
c. No development project should be approved that impacts anchialine ponds
3. Develop education modules for anchialine ponds and signage for sites in Kona to educate the public about ponds and their “protected” status.
4. Identify public/private funding mechanisms for the maintenance of Kona’s anchialine ponds.
Policy ENV-1.12: Water Quality Monitoring Program. In recognition of Kona’s exceptional nearshore coastal resource, a comprehensive system to monitor nearshore water quality shall should be established for purposes of protecting public health as well as ecosystem health (particularly coral reefs) to supplement the State Department of Health’s water quality monitoring program. At a minimum, water quality should be monitored at stations which correspond to the popular water-contact recreational areas and the exceptional coral reef habitats. The Water Quality Monitoring Guidelines shall be referenced when requiring water quality monitoring as a condition of permit approval or in the establishment of a comprehensive Water Quality Monitoring Program.
Policy ENV–1.13: Environmental Resource Management Education. A diversity of tools shall should be sought to provide increased education and awareness on the part of our residents and visitors regarding the preservation of Kona’s environment.
Objective ENV-2: Open Space Network. To develop a networked system of appropriate access to all significant open space resources that enhances opportunities for residents and visitors for recreational, educational, subsistence, or gathering purposes.
Policy ENV-2.1: Open Space Network Program. The purpose of the Open Space Network Program is to enhance opportunities for residents and visitors to access Kona’s Environmental Resources for recreational, educational, subsistence, or gathering purposes. The Program will should identify the following:
i. Hubs and Links. Map the existing and planned “hubs” and “links” that comprise the open space network. “Hubs” include, without limitation, parks, cultural sites open to the public, and natural beauty vantage points and views. The “links” include, without limitation, bikeways, trails, scenic/heritage corridors, public accessways, flow ways, and linear parks.
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ii. Public Access Management. Address any special needs to manage access, such as ownership, maintenance, and/or sensitivity of the resource.
iii. Public Areas. Identify areas that have high traffic which shall then receive special attention for funding, maintenance, safety and educational signage.
Objective ENV-3: Fiscal Commitments to Open Space. To affirm the commitment that expenditures for open space management are just as important as investment in hard infrastructure (e.g., water, sewer, and roads).
Policy ENV-3.1: Acquisition Priorities. To supplement the activities of the County Open Space Commission, the Open Space Network Program shall identify high priority areas in Kona for public acquisition, based on the following criteria:
a. Significant value;
b. Extensive public use;
c. Imminent threat by private development; and
d. Lack of alternative means of protection.
Policy ENV-3.2: Maintenance Commitment. A variety of funding sources shall be pursued to supplement, as necessary, existing government operational budgets to ensure a high standard of maintenance of all “hubs” and “links” identified in the Open Space Network Program.
Policy ENV-3.3: Public/Private Partnership. To foster a public and private partnership of stewardship, a Kona Treasures Fund shall should be established and administered by a non-profit entity to implement the environmental policies set forth in this plan by supplementing any governmental funding. The non-profit entity would enable individuals and/or businesses to contribute time and/or money tax-deductible monetary contributions for environmental causes without sacrificing the resources to commercial use.
4.4 CULTURAL RESOURCES
Goal: The multi-ethnic cultures of Kona are preserved, protected, and restored in a manner that perpetuates those cultures and all aspects of the Aloha Spirit.
Objective CR-1: Community-Based Program. Develop a community-based program to evaluate and to protect Kona’s cultural resources. Kona is rich with historic and cultural resources, but organized, proactive processes to provide stewardship for these resources are lacking.
Policy CR-1.1: Kona Cultural Resources CommissionCommittee (KCRC). The Action Committee should work closely with the County of Hawai‘i Cultural Resources
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Commission to implement shall create the Kona Cultural Resource Committee. The KCRC shall assist in the implementation of the Kona CDP’s goals, policies, and actions for Kona, along with the General Plan. This Committee will be made up of residents of Kona. Some of the duties of this KCRC shall include the following itemsincluding:
1. Review and supplement the State’s inventory of historic sites, trails, and buildings
2. Recommend that cultural resources, including trails and historic sites appropriate for public access be included as part of the Kona CDP Open Space Network Program. Provide recommendations for the County to purchase appropriate buffers surrounding these sites, and providing appropriate tools for interpretation.
3. Recommend which cultural resources may not be appropriate for public access.
4. Assist in the identification, preservation and restoration of historic buildings.
5. Prepare a report on Kona’s cultural landscape that would form the basis for:
a. Assisting in the development of a joint program with the State and private property owners to protect and/or restore sites on public or private lands.
b. Aiding in the development of a public education program regarding Kona’s cultural landscape and resources.
c. Identifying funding sources, such as the Kona Treasures Fund and the County Open Space Fund, to undertake actions designated in this plan.
d. Promoting the accurate and proper use of the Hawaiian language and traditional Hawaiian place names.
e. Assisting in promoting public awareness, education, and the appropriate use of native plants in public and private landscaping.
Objective CR-2: Funding of Kona Historic Resources Programs. In addition to budgeting general fund revenues, the County of Hawai‘i shall should seek and participate in programs that can provide resources serving to protect and enhance Kona’s historic resources.
The federal government offers one source of preservation grant funds to local government agencies that is administered and distributed through the State Division of Historic Preservation. Known as Certified Local Government (CLG) funds, these monies are provided to the state by the federal government with the express purpose that they be distributed to support preservation projects engaged in by local governments. Typically, CLG funds help pay for historic site surveys and other studies and planning projects. If Hawai‘i County becomes qualified as a CLG, it will become Communication No. 2018-08
eligible to apply for funding to complete studies of the historic resources in Kona and throughout the County.
Policy CR-2.1: Certified Local Government. The County shall seek the CLG status as Part of the National Historic Preservation Program, by establishing a Hawai‘i County Cultural Resources Commission (HCCRC) which shall be comprised of a representative from each CDP.
Policy CR-2.2: Regulatory System. The County shall should examine interrelated responsibilities, identify weaknesses in the current programs, and make recommendations for improving programs regulating and protecting cultural resources and historic sites. This may result in recommendations for changes in policy County-wide or specifically to the Kona CDP.
Objective CR-3: Preservation of Kanaka Maoli Culture and Island Values. Ensure that our Kanaka Maoli and island values and cultures are preserved and perpetuated.
Policy CR-3.1: Honor Kanaka Maoli culture and heritage. The Kanaka Maoli culture is the foundation of Hawai‘i’s living culture. We must ensure that the Kanaka Maoli people are supported and that this part of our culture is perpetuated. The success of this endeavor will ensure that the way of the Kanaka Maoli will guide our actions and behaviors in the years ahead.
Policy CR-3.2: Preserve and perpetuate our Hawaiian and island cultural values by celebrating our cultural diversity and island way of life. Our diversity likewise defines us. Ensuring that our cultural practices flourish through language, dance, song, and art is crucial to sustaining who we are as a people. We must protect and nurture all aspects of our diverse history, traditions and cultures.
Policy CR-3.3: Enable Kanaka Maoli and others to pursue traditional Kanaka Maoli lifestyles and practices. We must provide opportunities to those who want to pursue and perpetuate the way of the Kanaka Maoli.
Policy CR-3.4: Provide support for subsistence-based businesses and economies. We must create opportunities for the Kanaka Maoli practice of subsistence-based businesses and economies, and remove the hurdles to their start-ups and development. Such traditional cultural practices are an economic alternative to Western forms of trade and commerce. Subsistence fishing, gathering, hunting and farming are examples of subsistence-based economies that are viable.
Policy CR-3.5: Ahupua‘a Resource and Management. Integrate the values and principles of the traditional ahupua‘a resource and management systems as a basis for a sustainable Hawai‘i.
4.5 HOUSING
Housing Goal: Diversity of housing choices for all segments of the population close to places of employment and/or daily needs.
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Objective HSG-1: Create Local Funding Source. To establish a non-profit entity and funding source to address Kona’s affordable housing needs, which are particularly acute relative to the other areas of the County.
Policy HSG-1.1: Kona Housing Non-Profit. The Kona CDP ImplementationAction Committee (see Section 5.2.1 Organizational Structure and Membership) shall should advocate for the creation ofdesignate an existing non-profit corporation, or create a new non-profit corporation, to carry out the Housing policies. The board of directors for this Kona Housing Non-Profit shall should be Kona-based. Besides administering the Kona Housing Trust Fund, this non-profit shall should carry out other responsibilities specified in this plan.
Policy HSG-1.2: Kona Housing Trust Fund. The Kona Housing Non-Profit shall should establish a Kona Housing Trust Fund. The potential funding sources to be coordinated with the County include linkage fees, which are funds contributed by companies requiring large numbers of employees, in-lieu fees, shared appreciation proceeds, charitable contributions, and others. The fund would be used as authorized by the Kona Housing Non-Profit, including without limitation, down payment assistance to first-time homebuyers, supplemental Section 8 subsidy, supplemental homebuyer education and counseling, homeless shelters, emergency rent, and data gathering.
Objective HSG-2: Monitoring Housing Conditions. To gather Kona-specific data in order to adjust to changing needs and market conditions.
Policy HSG-2.1: Data Gathering. The Kona Housing Trust Fund may be used to finance annual gathering of relevant data, as determined by the Kona Housing Non-Profit, including, without limitation, the following:
1. To evaluate whether adjustments of target groups are necessary:
a. Median income for North and South Kona residents;
b. Median home sales price for North and South Kona;
c. Median rental for North and South Kona;
d. % own vs. % rent.
2. To evaluate current need for affordable units:
a. Number of affordable rental units and vacancy rates (Section 8 rent units or receiving property tax break);
b. Number of returned Section 8 vouchers;
c. Number of perpetually affordable (controlled appreciation or leased) units and vacancy rates;
d. Number of affordable units sold at market price (due to lack of demand for restricted affordable unit);
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e. Number on waiting list for government housing.
Objective HSG-3: Increase Buying and Renting Capacity of Target Groups. To assist the lower income groups in obtaining decent housing and to enhance the opportunities of first-time homebuyers.
Policy HSG-3.1: Homebuyer Education and Counseling. The Kona Housing Non-Profit will should have the authority to supplement the County’s homebuyer education and counseling program, ensuring appropriate and meaningful outreach to educate prospective first-time Kona homebuyers on strategies to save money, finance mortgages (including the potential rental income of an accessory unit), rehabilitate credit, and other pertinent subjects.
Policy HSG-3.2: First-Time Homebuyers. The Kona Housing Non-Profit (see Policy HSG-3.4 below) will should have the authority to finance programs to assist first-time Kona homebuyers, thus supplementing available county, state, or federal programs.
Policy HSG-3.3: Low-Income Renters. The Kona Housing Non-Profit will should have the authority to finance a program to supplement the Section 8 subsidy to pay security deposits, or provide other assistance, in order to minimize the number of returned vouchers.
Policy HSG-3.4: Employer-Assisted Rental. The Kona Housing Non-Profit will should have the authority to assist employers who provide rental assistance to their employees for onsite housing or housing within five (5) miles of the place of work by locating rental units and expanding recruitment advertisements.
Objective HSG-4: Build More Units. To build more units that offer a variety of housing types, tenures, and affordability.
Policy HSG-4.1: Public Sector and Non-profits Primarily Responsible to Meet Needs of Lower-Income and Middle-Income Renters. Because affordable rents cannot usually fully pay for the actual costs to develop a rental project1, the private market cannot be relied upon to deliver these types of projects. Therefore, public housing projects and projects using public lands or financing shallshould devote a significant percentage of the residential units to meeting the needs of middle-income renters (50 to 100% of median income) and lower-income households (less than 50% of median).
Policy HSG-4.2: Workforce Housing. Because of the higher market sales prices in Kona, relative to the other parts of the island, even the workforce group (up to 180% of median income) has difficulty finding housing close to work. Therefore, a developer of a housing project in Kona may earn an affordable housing credit of 0.25 for every completed for-sale dwelling unit affordable for qualified households earning 120-180%
1 See David Paul Rosen & Associates, Kona Affordable Housing Economic Analysis, p. ES-2, -6, -8. Communication No. 2018-08
of median, provided that this provision shall be superseded by any subsequent amendment to Chapter 11 relating to Countywide standards for workforce housing.
Policy HSG -4.3: Affordable Housing Floating Zone. In recognition of the critical affordable housing needs in Kona, a project that meets the following criteria shall qualify as an affordable housing floating zone:
The project is located in the Kona Urban Area;
The project area requiring rezoning totals less than 15 acres;
The project is served, will provide, or has commitments to provide all necessary infrastructure in a timely manner;
The project consists predominantly of residential uses and at least 80% of the residential units will be priced to be affordable;
The application includes a form of a declaration of covenants that requires 80% of all residential units built on the subject property to be affordable under the definition of HCC Chapter 11 Housing (including workforce), in which the declaration shall incorporate by reference the Affordable Housing Agreement referenced below and recorded upon rezoning approval;
The application includes a draft Affordable Housing Agreement setting forth the terms of sale or rent, resale restrictions, and other terms, which Agreement shall be finalized and executed between the applicant and the County Office of Housing and Community Development prior to enactment of the rezoning ordinance.
A project meeting the above criteria entitles the applicant to the following:
The application shall be reviewed with a rebuttable presumption that the project furthers the intent of the zoning code and is consistent with the goals, objectives, policies, and action of the General Plan and the Kona CDP;
The application for State Land Use reclassification, as appropriate, shall be processed concurrently with the rezoning application;
The time period for the Director’s review and the Planning Commission’s review shall be 60 days, respectively;
The project shall be exempt from fair share (or impact fees) conditions;
If 100% affordable, the project in concurrence with the Design Center may preempt planning standards pursuant to HRS Section 46-15;
The project may qualify for any available subsidies from the County, Kona Housing Trust Fund, or other sources to pay, in whole, or in part the water commitment fees.
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Policy HSG-4.4: Housing Variety. The housing in TODs and TNDs shall should be designed to mix the types, tenures, and affordability at the block level, to the extent practicable. An additional credit of 0.5 (beyond the credits specified in HCC Section 11-5) shall be recognized for senior or disability housing units (e.g., assisted living) and affordable live-work units (see Table 4-5).
Table 4-5
Housing Credit
Percentage of median household income
Affordable housing credit per HCC Section 11-5 Elderly, Disabled, or Live-Work Unit Credits
Dwelling Unit
120140-180% (proposed)
0.25 0.75
120-140%
0.5 1.0
100-120%
1.0 1.5
80-100%
1.5 2.0
80%
2.0 2.5
Rental Unit
80-100
1.0 1.5
60-80%
1.5 2.0
60%
2.0 2.5
Policy HSG 4.5: Innovation Encouraged for Redevelopment Projects. In Kailua Village, or the Rural Towns and Villages, landowners or developers who wish to develop affordable housing by rehabilitating or adapting an existing building, building a new infill building, or providing such housing above a commercial establishment may bring their proposal to the Design Center. The Design Center shall assist with any building code, zoning code, or other permitting issues to facilitate and enable the construction of such units. The level of assistance, such as permit coordination or subsidy financing, may increase proportionate to the number of committed affordable units.
Policy HSG-4.6: Accessory Units. Accessory (‘ohana dwelling) units are encouraged in order to increase the supply of rentals. For TODs and TNDs, any provisions in the Project District rezoning ordinance relating to accessory units may preempt the zoning Communication No. 2018-08
code ohana dwelling provisions (HCC Chapter 25, Article 6, Division 3). For existing residences in conventional zoning districts that want to add an accessory unit, the ‘ohana dwelling requirements of the zoning code apply.
Policy HSG-4.7: Pre-Approved Affordable Housing Designs. The Kona Housing Non-Profit (see Policy HSG-1.2) shall may pay for the design of standard accessory units, starter homes, and other appropriate housing types. The County will should consider expeditiously issue issuing issue building permits for pre-approved designs. These designs shall be available to interested individuals or professional builders at nominal or no cost.
Policy HSG-4.8: Density Bonus for Affordable Housing. The developer shall be granted a 1:1 density bonus over and beyond the 10% density bonus in HCC Section 11-8 for each affordable housing unit that exceeds the affordable housing requirements, up to a maximum 30% density bonus.
Objective HSG -5: Maintain Affordable Housing Stock. To maintain an inventory of affordable units to meet present and future needs, while providing some opportunity for homeowners to upgrade their housing condition through equity appreciation.
Policy HSG-5.1: Perpetually Affordable Units. Public agencies and non-profits that develop or own affordable housing units shall utilize methods, such as leasing or controlled appreciation, to ensure that sales prices of these units remain perpetually affordable.
Policy HSG-5.2: Privately-Constructed Affordable Units. For private projects subject to affordable housing requirements, the Kona Housing Non-Profit or other non-profit shall have a first right of refusal to 10% of the required affordable units. All affordable units shall remain affordable for 40 years. No restrictions may apply after 40 years based on the rationale that newer homes will replace these older homes in the affordable housing stock. During the resale-restricted period, the level of restriction shall meet the following minimum requirements:
1st 20 years: The affordable units shall have a minimum 20-year controlled appreciation restriction (cost of improvements plus appreciation based on the Honolulu Consumer Price Index);
After 20 years: The owner may sell the property at market value with a shared appreciation with the County or Kona Housing Non-Profit at 50%;
Right of First Refusal: After 20-years, the Kona Housing Non-Profit shall have the right of first refusal to purchase the unit;
Owner-occupancy: During the resale-restricted period, affordable units must shall remain owner-occupied or rented out by the owner at
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an affordable rate as certified by the County real property tax division pursuant to the affordable rent provisions in HCC Chapter 19.
Policy HSG-5.3: Redevelopment Shall Not Displace Affordable Units. Where there are concentrations of existing affordable units, redevelopment plans or projects shall ensure that units comparable in number and affordability to the existing units are provided in the new project, with priority given to displaced residents to purchase or rent.
Policy HSG–5.4: Renovate Under-Used Existing Rental Housing. For public housing, the County shall should explore privatization or other options with the responsible public agency if the responsible agency is financially unable to properlyproperty maintain the affordable units. For Kona, a developer may earn affordable housing credits under HCC Chapter 11 Housing to rehabilitate public housing rental units or units within a multi-family rental complex owned by a non-profit, with the number of credits earned comparable to the costs the developer would have incurred for construction of new rental units.
Objective HSG-6. Address Special Needs. To address the needs of special groups who are not normally provided for in the free market system.
Policy HSG-6.1: Elderly and Disabled. Information services on housing choices to the specific needs of the elderly and disabled (including caregivers) as well as potential providers, shall should be provided by a one-stop information center coordinated through the Office of Aging (see Policy PUB-3.2).
Policy HSG-6.2: Homeless and Emergency Rent. The Kona Housing Trust Fund may finance the construction or operation of homeless shelters, and supplement or create an emergency rent program to provide short-term (no more than six months) assistance to low-income households who face potential homelessness as a result of unemployment, medical payments, or other unforeseeable causes.
Policy HSG-6.3: Single-Resident Occupancy (SRO) Units. Recognizing that commuting resort workers often prefer an affordable place to stay overnight during workdays and return home on the off-days, that immigrant farm workers are often single, and that SRO’s often are the last resort before homelessness, developers and government housing agencies are encouraged to provide such units in their mix of affordable housing units.
Policy HSG-6.4: Farm Worker Housing. To support Kona’s agricultural industry and its desire to strive for greater food sustainability, farm worker housing shall be a permitted use on agricultural lands where the tenant farm worker does not have to work on the same parcel where the farm worker housing is located.
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4.6 PUBLIC FACILITIES, INFRASTRUCTURE, AND SERVICES
Goal: A community where the public infrastructure and facilities are sustainably built and maintained with innovation and pride, promote sense of community, and support a quality of life where visitors and residents feel safe, healthy, and inspired.
Objective PUB–1: To coordinate planning and budgeting for public facilities, the Official Public Facilities and Services Map shall identify existing and proposed public facilities.
Policy PUB.1.1: Official Public Facilities and Services Map. The Official Public Facilities and Services Map shall identify existing and proposed public facilities. Proposed facilities shall distinguish whether the mapped site is committed or requires further planning. On the premise that the mapped proposed facilities are priority, only those proposed facilities shown on the map shall should be eligible for funding (see Figures 4-10a to 4-10c). (Enacted by plan)
PUBLIC SAFETY
Objective PUB–2: Public Safety. To establish a minimum level of service for public safety resources in order to identify deficiencies and plan for future growth, and to recognize that how we design our communities can help to prevent crime.
Policy PUB–2.1: Law Enforcement Level of Service. To enable timely response over a geographic area spanning approximately 60 miles long, there should be, at a minimum, a police station for North Kona and another police station for South Kona. The North Kona police station should have an adequately-sized holding jail and should be located near the court for efficient operations. Until superseded by a county-wide standard, the number of police officers for each district should be planned and budgeted at 4 officers/1000 persons in order to cover three shifts with a minimum of three officers per shift (Personal Communication, Chief Lawrence Mahuna, December 19, 2007).
Policy PUB–2.2: Crime Prevention Emphasis. The community policing program with its emphasis on building relationships and partnerships with the community plays a vital role in creating a safe Kona. But, beyond community organization and education programs, such as the Neighborhood Watch Program, the presence of these police officers on foot or on bicycles in villages instills a sense of public safety. The design of new or renovated buildings or public facilities shall should consider environmental design principles that prevent crime.
Policy PUB–2.3: Fire Protection, EMS, Rescue, HazMat Level of Service. Until superseded by a county-wide standard, fire station locations should be planned to provide a response time of 8 minutes in the Urban Area (10 mile radius with 5 mile overlap) and 12 minutes in the rural areas (15 mile radius with 5 mile overlap). All fire stations should provide fire protection and EMS services. Rescue services should be provided by ground and sea by at least one station in each district, and by helicopter to Communication No. 2018-08
service the North Kona and South Kona districts. One station should have HazMat capability to service the North Kona and South Kona districts.
Policy PUB–2.4: Beach Safety Level of Service. Lifeguard stations should be located at County and State beach parks, in accordance with the “Needs Assessment Study” prepared by the County Fire Department as shown on Figure 4-10a Public Facilities and Services Map-Public Safety.
Policy PUB–2.5: Highway Safety Level of Service. In order to reduce the number of motor vehicle traffic accidents, high-risk locations or hot spots should be identified in order to improve roadway safety.
Policy PUB–2.6: Disaster Shelters and Critical Facilities. There shall should be adequate hurricane-proof shelters concurrent with the growing population. Where designated on Figure 4-10a Official Public Facilities and Services Map-Public Safety, new public buildings shall be evaluated by the Civil Defense regarding whether or not the design should include specifications to be hardened to serve as a hurricane shelter. Any new fire station or hospital shall should be appropriately designed to withstand all hazards.
HEALTHCARE
Objective PUB-3: Healthcare. To ensure access to healthcare and promote a healthy lifestyle.
Policy PUB–3.1: Medical Care. The community shall should support a viable medical clinic to ensure a safety net for those without health insurance or those unable to access the mainstream medical system.
Policy PUB–3.2: Long-Term Care. An information center/activity center shall should serve as a clearinghouse for the community-based and institutional long-term care choices available. This resource center may be co-located with a senior recreational center in Kailua.
Policy PUB–3.3: Preventive Health through Walkable Communities. Through the Village Design Guidelines’ pedestrian-friendly street standards, Kona shall should be known as an avid walking and biking community conducive to all ages. Also refer to Policy LU-2.2 TOD/TND Components.
Policy PUB–3.4: Universal Access. As its expression of compassion and caring, the Kona community shall should take pride in having all public facilities accessible to the disabled and respectful of the accessible parking stalls.
GROWTH MANAGEMENT AND ENVIRONMENTAL QUALITY
Objective PUB-4: Growth Management. To prioritize and locate growth-supporting infrastructure (water, sewer, drainage) to support the TODs and infill development and to minimize the environmental impacts of such growth.
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Policy PUB–4.1: Water for TODs. To encourage and direct development to the TODs, a priority shall should be to provide an appropriately sized water transmission line within the Keohokālole Highway Corridor, and to flexibly enable water allocation policies to support the Kona CDP land use policy to concentrate growth within the TODs, in lieu of sprawl.
Policy PUB–4.2: South Kona Water System. In recognition that the extension of the County water system south beyond its existing limit at Ho‘okena would increase the growth pressures to convert agricultural land to urban uses, the South Kona County water system shall shouldshall not be extended further south. (Enacted by plan)
Policy PUB–4.3: Agricultural Water. Recognizing the importance of agriculture as part of the rural character of Kona, the pervasiveness of small farms, and the critical need for irrigation in Kona’s relatively dry climate, DWS shall should develop a policy to implement best efforts to serve the agricultural water needs of the Kona area. This policy is not intended to subsidize the farmers. Instead, the intent is to explore cost-effective systems to provide water for irrigation purposes, set water rates that encourage the small farms, and to ensure that these agricultural customers are committed to agriculture and use the water responsibly. Towards this end, the policies may consider agricultural dedication for property tax purposes (to evidence a commitment to agriculture) and the use of best practices irrigation (to evidence responsible water use) as a condition to receive DWS agricultural water rates.
Policy PUB–4.4: Sewer Priorities. In order to protect the nearshore water quality, the requirement to hookup to the County sewer system (HCC Section 21-5) shall should be strictly enforced. The highest priority in expanding the sewer system within the Kona Urban Area shall should be to service any shoreline properties that do not have access to a public sewer system and then to service lots within approximately 1 mile of the shoreline. Any new subdivision within 1 mile of shoreline within the Kona Urban Area shall either hookup to the public sewer system, or provide a private treatment system, and/or install dry sewers (see Figure 4-10c Official Public Facilities and Services Map-Waste Management). Private wastewater collection systems within the 1 mile zone shall should be designed and constructed to County standards to enable potential connection to County sewer system. The County shall should ensure that TODs can be served by the public sewer system in a timely manner.
Policy PUB–4.5: Wastewater Treatment and Effluent Reuse. The Kealakehe Wastewater Treatment Plant shall should be expanded to accommodate at a minimum the projected sewage volume from the Urban Area sewer priority areas extending south of Hina Lani Street to the Keauhou Wastewater Treatment Plant service area. If another treatment plant is needed, aA new County wastewater treatment plant shall be locatedshould be considered in the vicinity shown on Figure 4-10c Official Public Facilities and Services Map-Waste Management and designed to the extent feasible to utilize a natural treatment system that can double as an open space feature. Communication No. 2018-08
Policy PUB-4.6 Wastewater Reuse Area: Recognizing the limited drinking water supply in the Kona area, every effort should be taken to develop a feasible wastewater reclamation system for non-potable uses. Also refer to Policy TRAN-3.3. The wastewater reuse area should be, at a minimum, located mauka of the shoreline up to Keohokālole Highway (Mid-Level Road), north of Palani Road and south of Huliko‘a Drive (see Figure 4-10c Official Public Facilities and Services Map-Waste Management).
Policy PUB–4.7: Urban Stormwater Management. In recognition that stormwater runoff transports sediment and contaminants, thereby threatening the degradation of Kona’s coastal water quality, and that Kona’s undefined drainageways and susceptibility to intense rainfall cause flash flooding that threatens life and property, innovative solutions are necessary to address Kona’s unique conditions and to guide future development and flood management projects. Acknowledging the complexity of managing stormwater, a stormwater management program tailored to Kona shall evolve through a public education and training phase, voluntary incentives, and the ultimate development of Stormwater Management Guidelines that will should regulate development and establish standards for public projects. The evolution of this program shall should consider the following:
(a) a connected hierarchical overflow system where overflows from 10-year storm facilities (e.g., drywells) are directed to higher-capacity flood management systems, so that the total system can safely accommodate a 100-year storm;
(b) use of natural drainageways and retention areas to the extent possible to maximize infiltration (groundwater recharge), filtration, and settling;
(c) multi-purpose use of the higher-capacity (e.g., 25-year, 50-year, 100-year) flood management facilities for recreation or other uses since these areas will flood infrequently;
(d) engineered “natural” flow ways to direct the sheetflow runoff into more defined drainageways;
(e) onsite retention measures, such as rainwater harvesting methods;
(f) street standards that minimize runoff and transport of sediment and contaminants;
(g) watershed management system perspective;
(h) Based When on thea Stormwater Management Program has been accepted by the Action CommitteeCounty, existing and proposed stormwater management flow ways and facilities shall be shown on the Official Public Facilities and Services Map, especially those maintained by the County.
SUSTAINABLE SOLID WASTE MANAGEMENT
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Objective PUB- 5: Zero Waste. To maximize recycling, reuse, and reduction.
Policy PUB–5.1: Integrated Waste Disposal. To the extent feasible, Kona’s proposed natural system wastewater treatment facility shall should be co-located with a non-edible crop, such as a biofuel crop, to use the R-1 wastewater effluent, and also co-located with Kona’s green waste composting site to compost the sludge from the wastewater treatment facility for use on biofuel crop.
Policy PUB–5.2: Solid Waste. Within the Kona Urban Area, to increase the capture of recyclable materials and also to decrease the number of automobile trips, the County shall should explore feasible alternatives for residential curbside collection, including source-separated recyclables.
SENSE OF COMMUNITY AND QUALITY OF LIFE
Objective PUB-6. Quality of Life. To foster a sense of community and health through the public realm such as gathering places, parks, pedestrian networks, and open spaces.
Policy PUB–6.1: Gathering Places. TODs shall include appropriate public gathering areas, such as plazas, in accordance with the intent of the Village Design Guidelines. The planning and design of such public spaces shall address any maintenance requirements. (Enacted by plan)
Policy PUB–6.2: Active Recreation Opportunities. A range of recreational opportunities shall should be provided to encourage physical activity and interaction among toddlers, youth, teens, adults, and seniors, including, without limitation the following:
(a) Regional park (minimum 50 acres)—New regional park at Kealakehe as shown on the Public Facilities Plan to include playfields, multi-purpose building (e.g., gymnasium)
(b) Kona Civic Auditorium or Performing Arts Center. Facility to provide a venue for major entertainment, social, cultural, and performing arts opportunities.
(c) District park (10-30 acres)—Upgrade the Old Airport Park to enhance the playfields, swimming pool, multi-purpose building, courts (basketball, tennis, volleyball), tot lots, fitness area, pet area, and skateboard area; locate a district park to service South Kona to include playfields, multi-purpose use building (e.g., community/senior center, gym), and a tot lot
(d) Community parks (4-8 acres)—A community park should be located 2 miles apart within the Urban Area to include, at a minimum, playfields and a restroom, as designated in the Public Facilities Plan to provide adequate playfields for youth leagues; multi-purpose use of school playgrounds should be candidates for these types of parks.
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(e) Neighborhood parks (up to 4 acres) –Subdividers shall provideA neighborhood parks (including community gardens, community centers, pocket parks, and pet parks) should be located ½ mile apart for area residents andsubdivisions within the Urban Area. Subdividers shall provide for private maintenance or pay a fee pursuant to HCC Chapter 8 when required to provide neighborhood parks.
Policy PUB–6.3: Optimize recreational facilities in the rural areas.
Policy PUB–6.4: Environment as a Public Realm and Classroom. For Kona, nature is the most culturally significant public realm as the setting for interaction, stewardship, and learning. The Open Space Network is the primary access point to nature and culture. The purpose of this policy is to emphasize the educational value of the Open Space Network (see Policy ENV-2.1 Open Space Network Program), to accordingly design this Network with interpretive opportunities, to encourage teachers to incorporate the Network into their activities, for the visitor industry to sensitively share learning opportunities of the Network with visitors, for residents to use the Network opportunities to interact with nature whether for leisure or subsistence purposes, and to develop deeper respect for people and places through cultural learning opportunities accessed through the Network.
Policy PUB–6.5: Public Art. In recognition of Kona’s embrace of cultural traditions, opportunities should be sought to creatively incorporate public art into public areas or facilities, to create a sense of place.
Policy PUB–6.6: Important Role of Schools in Creating a Sense of Community. The quality of its schools defines the quality of the Kona community. Quality schools show the caring of the community for its children. Quality schools are an investment in the quality of the future, which create outstanding citizens who acquire market-competitive survival skills.
Encourage the placement of an elementary school campus in every Neighborhood TOD/TND.
Link intermediate schools to the public transportation line.
Encourage schools to be utilized as community hubs for family-centered recreation and learning.
Encourage local governance of public schools.
Where DOE plans do not provide for development of planned school sites, charter or private school alternatives should be sought.
To provide life-long learning opportunities and to draw the community into the schools, the schools and the community are encouraged to develop community-based, after-school programs open to all ages
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STANDARD OF EXCELLENCE
Objective PUB-7. Standard of Excellence. To set a standard of excellence in design, operation, and maintenance for public workers in Kona to strive toward and for the community to encourage such efforts through partnerships.
Policy PUB–7.1: Excellence in Design. Design of County facilities shall should be evaluated on a life cycle cost basis, accept a higher level of risk for innovation where government has the opportunity to lead by example, and a reasonable premium to incorporate aesthetics or character.
Policy PUB–7.2: Excellence in Maintenance. If the community and responsible public workers cannot stand next to the public facility with pride, then that is a call to action for both the community and the responsible public agency.
Policy PUB–7.3: Recruitment Incentives. Since government’s ability to achieve excellence depends on its ability to fill positions with qualified workers, and since affordable housing close to work is one of the primary obstacles to recruitment, housing projects where government provides land or other substantial resources shall should give a high priority to government workers purchasing or renting units within the project.
PUBLIC SERVICES AND SOCIAL PROGRAMS
Objective PUB– 8: To promote the cooperation between government, citizens and organizations, and to facilitate the development of programs to strengthen families and communities
Policy PUB–8.1: One-Stop Community Resource Center. The County shall should serve as point of community access for information and referral for health, education and social services. This is not to duplicate services or provide direct services provided by private service organizations, but to foster maximum utilization of all available resources.
Policy PUB–8.2: The County shall should serve as an advocate for programs serving the elderly, disabled, and homeless persons.
4.7 ENERGY
Energy Goal: Establish Kona as a model for sustainability and energy self sufficiency.
Objective ENGY-1. To provide a multi-prong framework, including standards, innovations, incentives, and education, to reduce the dependency on imported fossil fuels through energy efficiency and renewable energy generation.
Policy ENGY–1.1: Energy Building Standards for New Residences. Recognizing that residential housing is the largest consumer of electricity (38%) and that air conditioning as a significant driver of residential demand is a relatively recent phenomenon in West Hawai‘i due to the numerous larger homes, this Kona CDP Communication No. 2018-08
supports the mandatory application of the Model Energy Code to residential structures with gross living floor area of 6,000 square feet (s.f.) and over (Davies, M. et al, October 3, 2007). For residences less than 6,000 s.f., this CDP supports expedited permit processing by the County for builders who voluntarily employ energy efficient measures certified under the Hawai‘i BuiltGreen, EnergyStar, or LEED programs.
Policy ENGY-1.2: Energy Saving Renovation for Existing Residences. For existing home retrofits, the County should investigate establishing a Home Performance with EnergyStar (HpwES) program, as modified and implemented in the State of Oregon. Trained and certified contractors work with homeowners to assess the energy performance of a residence, list recommended improvements, and analyze the approximate payback period (identifying and factoring eligible tax credits). (Kona Housing Non-Profit, 2-3)
Policy ENGY-1.3. Mortgage Incentives. Advocate The County should advocate for a mortgage program that provides combined benefits for energy efficiency (to increase marketability of certified homes) and location efficiency (to increase marketability of homes in the walkable transit-oriented villages).
Policy ENGY–1.4: Energy-Related Water System Technology and Practices. As the largest single consumer of electricity in Hawai‘i County, water conservation programs by the DWS translate into energy conservation programs. Aggressive efforts to fix water leaks and conserve water (e.g., dual-flush toilets, drip landscape irrigation systems, and low-flow shower heads) save energy by reducing the need to pump water. To take advantage of Kona’s sloping terrain, DWS should consider installation of power generating-pressure reducing valves, which are turbines placed on existing water lines that produce electricity while relieving water pressure for domestic use at lower elevations.
Policy ENGY-1.5: Distributed Energy and Other Innovative Technology Support. Photovoltaic systems are typically used as distributed generation when connected to the electrical grid where they have the potential to sell excess energy back to the grid. This is an emerging technology with challenges for the utility to incorporate such systems into the grid. This policy is aspirational and expresses general support in whatever way possible (e.g., permit coordination, grants) to encourage further development in this endeavor.
Policy ENGY-1.6: Alternative Fuel for Keāhole Power Plant. Consider biofuel or other renewable source to replace fossil fuel at the Keāhole Power Plant.
Policy ENGY-1.7: County Lead by Example. For projects and offices in Kona, the County shall should lead by example in the following areas:
a. New buildings—certified by LEED, EnergyStar, or Hawai‘i GreenBuilt
b. Existing buildings—certified by LEED for major renovations or operations and maintenance
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c. Street lights—use energy-efficient or solar-powered lights
d. Rain water and gray water harvesting—for new buildings, evaluate the possibility of installing rain water harvesting techniques such as tanks that collect roof drainage, roof-top tanks for toilet flushing, piping stormwater to lawns and gardens, permeable pavements for parking lots with collection system
e. Pesticide substitution—explore nontoxic alternatives for maintaining landscaping in public rights-of-way, parks, and at County facilities
f. Purchasing—purchase EnergyStar and products made from recycled materials; purchase energy-efficient vehicles (and pioneer electric vehicle purchases when they become available).
4.8 ECONOMIC DEVELOPMENT
Goal: To foster economic diversification, reduce import dependence, and increase employment opportunities that pay living wages.
Objective ECON-1. Strategic Public Facilities and Business Opportunities as Economic Stimuli. To optimize the potential of certain public facilities and policies to stimulate ancillary economic growth that is desirable because they are environmentally clean, diversify the economy (i.e., not visitor-dependent), pay decent wages, and demand skills and intellect that challenge Kona’s existing and upcoming workforce.
Policy ECON–1.1: Hospital as Stimulus for Healthcare Industry. Kona needs a new hospital to replace its existing outdated and out-of-place facility. The new hospital should be located on in a TOD along Keohokālole Highway (Mid-Level Road) for optimum accessibility by automobile or transit. To encourage the private sector to negotiate a site for the hospital, the TOD in which the hospital decides to locate within shall be automatically designated a Regional Center TOD if the Official Kona Land Use Map (see Figure 4-7) has designated it as a Neighborhood TOD. As a Regional Center TOD, there would be incentives for medical offices and other hospital-related businesses to develop in the vicinity.
Policy ECON–1.2: Civic Center as Stimulus for Office and Retail Development. The proposed civic center should be master planned within the context of an overall TOD master plan in order to have the civic center function as an inviting and attractive town center, and to properly capture the potential secondary business demands generated by the numerous County employees working at the civic center as well as the residents drawn to the civic center to conduct business.
Policy ECON–1.3: NELHA as Stimulus for Energy and Research Industry. NELHA has paradoxical missions: is it a research institution that requires State subsidy or a self-sustaining commercial operation. Are the diverse uses of the cold, pristine, deep ocean water its focus or is the innovative energy research that may use the deep ocean Communication No. 2018-08
water or other ocean resources as well as non-ocean energy research its focus. The Kona CDP encourages the State and NELHA’s board of directors to balance NELHA’s complex mission in order to make it a world-class renewable energy research center with close ties to the proposed West Hawai‘i University. To offset research subsidies, the plan supports commercial development of the mauka NELHA area by businesses incubated at the NELHA’s research area. The proposed frontage road would provide convenient access by residents and visitors to this proposed commercial area.
Policy ECON–1.4: University as Workforce Development. The synergistic relationship of a university or community college at West Hawai‘i with the hospital, NELHA, and Design Center will provide opportunities for the West Hawai‘i residents to obtain the necessary education and training to fill jobs in the emerging skill areas of healthcare, energy, agriculture and urban design.
Policy ECON–1.5: Food industry catalysts. Support the expansion of the Keāhole Agricultural Park to provide affordable farm lots that emphasize local food production. The proximity of the Park to the new university (for research and technical support), the airport (for exporting), and the urban villages (for direct marketing such as farmers’ markets) makes this area a unique opportunity.
Policy ECON–1.6: Conservation as a viable business option. Support the evolving refinement of the concept of ecosystem services to encourage private owners to manage or restore their lands in their natural state (see Policies ENV-1.3 and ENV-1.4).
Policy ECON–1.7: Redevelopment as Economic Stimuli. The County shall should work with the Kailua Village Improvement District, the Chamber of Commerce and other Stakeholders to develop the Kailua Village Redevelopment District Plan and the Rural Towns’ redevelopment plans (see Policy LU – 2.4). The plans shall address:
Infrastructure improvements and public safety
Infill and Brownfield Development
Multi modal transportation
Mixed-use development opportunities
Affordable and workforce housing
Public Parking
Policy ECON–1.8: Eco-Industrial Park. To encourage the feasibility testing of the concept of an eco-industrial park, which is a community of firms that exchange and make use of each other’s byproducts, there shall be a floating Project District called the Eco-Industrial Park that shall be available to areas within the Urban Area zoned MG, ML, or MCX. The County would assist by funding experts to work with the developer to create a master plan and marketing scheme, to expedite permit approvals, and to coordinate with the County’s Solid Waste Division and other interested parties. On a Communication No. 2018-08
smaller scale, a community program shall should recognize efforts by individual businesses to modify their practices to reduce waste and/or substitute with recoverable materials.
Objective ECON-2. Strengthen and Encourage New Agricultural-Related Endeavors. To enhance existing and encourage new agriculturally-related endeavors.
Policy ECON–2.1: Explore and provide opportunities to support, promote, or enhance Kona’s agricultural industry.
Communication No. 2018-08
Attachment A: Policy TRAN-6.1: Official Concurrency Map
Original Proposed Amendments:
Concurrency requirements shall be determined by HCC §25-2-46 supplemented as follows:
The Kona UA shall be designated as a “critical road area” pursuant to HCC §25-2-46(j) that triggers “area mitigation”;
Concurrency requirements shall not apply to rezonings where a TIAR is not required pursuant to HCC §25-2-46(d()(1);
Area mitigation requirements shall be determined by the Official Concurrency Map (Figure 4-3) and table (Table 4-1) and TRAN-1.1, as applicable;
Area mitigation, where required, shall be deemed satisfied upon defining the applicable right-of-way by metes and bounds or guaranteeing the performance of that commitment pursuant to HCC §25-2-46(f)(2) at the time of subdivision or plan approval, except as otherwise required by TRAN-1.1.
Subcommittee Proposed Amendments:
Concurrency requirements shall be determined by HCC §25-2-46 and be generally consistent with the Official Concurrency Map, where applicable, as determined by the approved TIAR.
As applicable, permit approvals (e.g., rezonings, subdivisions, planned unit developments, plan approvals) shall commit the rights-of-way and/or improvements of proposed roadways shown on the Official Transportation Map that traverse through the project area. The extent of reservation and/or improvements shall be proportionate to the project’s impact as determined by the project’s approved TIAR. If the corridor alignment has not been sufficiently studied, the Planning Director has the discretion to determine an appropriate action including realigning or other appropriate feasible alternative prior to the tentative subdivision/plan approval. Communication No. 2018-08