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+--- Thread: Land Use/Growth Mgmt Other Draft Recommendations (/showthread.php?tid=4343)
Land Use/Growth Mgmt Other Draft Recommendations - peteadams - 01-10-2007
Goal: Manage highway usage resulting from increased population pressure
Objective: Decrease congestion on Hwy 130 by providing alternative routes
Objective: Increase safety by focusing on improved intersection controls
Recommendation: Do not widen Hwy 130 to four lanes; do not implement DOT 2012 widening plan but apply its funding to alternative routes between Puna and Hilo.
Recommendation: Immediately begin survey for mauka and makai (relative to Hwy 130) alternative access routes
Recommendation: Add safety improvements such as longer merging lanes and stop lights at subdivision intersections to Hwy 130
Recommendation: Add alternate types of transportation routes (bicycle, small motor bikes) parallel to existing and new routes
Recommendation: Use existing roads to support alternative corridors where ever possible, with improvements and assumption of maintenance as required
Discussion: It is doubtful that any highway widening project in any urban area has ever resulted in long term reduction of traffic congestion unless population growth does not occur. Every projection indicates Puna will have significant population increases. Eventually alternatives to simple highway widening must be sought, as Honolulu is demonstrating at this time with its proposed guided rail system. Until significant job and shopping opportunities exist in Puna, automobile commuting to Hilo will be a fact of life. While buses and bicycle transportation may be addressed by other working groups, it is the firm recommendation of this group that guiding traffic to parallel routes mauka and makai of Highway 130 provides the best hope of significant congestion alleviation for a longer term than widening. Alternate corridor routes should be selected for optimum access from the larger subdivisions into Hilo but development should be phased to accommodate funding realities and to work with the subdivisions on routing. The initial stages should not involve taking of subdivision property but should emphasize seeking the best routing for the significant increase in traffic that will occur in Puna.
Goal: Maintain integrity of zoning as reflected in property taxation and allowed activities
Objective: Parcel usage and property taxation should reflect parcel zoning
Recommendation: Develop standards defining commercial agricultural activity for purpose of assigning property tax rates
Recommendation: Adjust tax rates to confer advantage on commercial agricultural and conservation land use (per http://www.hawaiipropertytax.com, current tax rates per $1000: Improved Residential - $8.10; Agricultural - $8.35; Conservation - $8.55; Homeowner - $5.55)
Recommendation: Move parcels in agricultural zones that do not demonstrate commercial agricultural activity into a residential property tax bracket.
Recommendation: Support taxation at (reduced) conservation zoning rates in exchange for owners agreeing to land banking or conservation easements for significant periods of time such as ten years with penalties for early withdrawal. No significant alteration of the property would be allowed other than removal of invasive and other non-native plants and planting of native species.
Discussion: Our working group found it very surprising that commercial agriculture and conservation property is taxed at higher rates than residential property. The benefits of commercial agriculture in retaining rural character, creating jobs and maintaining continuity with the history and culture of Puna, should be supported by the property tax rates. However, for the purpose of taxation, commercial agriculture must be distinguished from hobby farming (a small number of trees or grazing, trivial investments) and backyard gardening by such criteria as a business license in an agricultural business, significant investment in agricultural assets or actual or projected ability to produce income, thereby demonstrating long term intent. In the same way
Goal: Provide for long term future job opportunities and industrial services availability while minimizing impact on rural and agricultural character by industrial zoning a significant amount of appropriately located land within Puna.
Objective: Prevent spot commercial and industrial development to avoid sprawl and inappropriate mixed uses
Objective: Confine industrial development to designated areas such as "parks" (similar to the Shipman Industrial Park) or in conjunction with existing intensive development.
Objective: Insure that a useful amount of industrially zoned land with good proximity to infrastructure and population resources is allocated in several locations in the Puna district.
Recommendation: Define industrial/commercial zoned areas that are physically associated but have minimal impact on residential use.
Recommendation: Disallow any industrial/commercial zoning or variance in any location substantially separated from other intensive uses to reduce sprawl
Recommendation: Investigate the large geothermal power plant leasehold and Hawaiian Homelands properties for possible industrial zones.
Recommendation: Insure that no strip development occurs along major roads; eliminate any existing illegal commercial development
Recommendation: Insure meaningful buffer space between industrial development and residential or agricultural areas.
Recommendation: Maintain high standards of safe access and green belt setback for all commercial development adjacent to primary highways to minimize traffic safety risks and visual impact.
Goal: Increase knowledge of natural dangers in Puna
Objective: Property purchasers and builders must be informed of the natural dangers inherent in building in Puna
Recommendation: Require informational form specifying lava, tsunami and subsidence issues of property location as part of land purchase and building permit processes with signed acknowledgment of understanding.
Recommendation: Indemnify county from any damages resulting from purchasing land or buildings impacted by lava, tsunami or subsidence.
Goal: Minimize issuance of Special Use permits
Objective: Prevent avoidance of zoning requirements by granting of Special Use permits
Recommendation: No special use permit shall be issued that contravenes the 2005 General Plan or PCDP recommendations without demonstration of substantial public need relating to safety, infrastructure or education.
Recommendation: Insure that any special use permits are issued based on broad county interests rather than the interests of the property owner
Goal: Reduce or eliminate property speculation ("flipping"
Objective: Reduce or eliminate incentives for uncontrolled development and price increases
Recommendation: Impose significantly higher conveyance fee for short term ownership or no occupancy by builder unless genuine hardship demonstrated or dwelling meets criteria for affordable housing.
Recommendation: Require building permit for sale of property having a residence