the Future of Puna

[Rob Tucker]

At this time Puna and Hilo have approximately equal populations.

Puna has 35+/- acres of commercially zoned land.

Hilo has 2,000+/- acres of commercially zoned land.

[Seeb]

There is the proof and a goal.
and given how much bigger Puna is it would space out quite nicely.

[kalakoa]

the price of (commercial use) is so high that only big chain or high profit businesses like burger king and 7/11 can afford it

Exactly: I call it the "Shipman Tax" (though to be fair, there are a few other names that work).

The reality of this county is: almost everything is zoned Ag, any non-Ag use is "Special", and the Special Use process is so expensive that a small business could rent commercial space for quite a while before breaking even on their SUP, if they manage to get one at all.

Overlay zoning would actually be an improvement; see parallel thread.

[ironyak]

So to return again: what options are there to influence the (re)zoning process? The PDCP outlines general goals on village centers and possible locations; does this have any impact on how (re)zoning is accomplished? If not, what does?

Bryson's Cinders was recently rezoned from Ag to Commercial - other than the public comments gathered, what factors into this decision? Anyone have experience with the process?

[kalakoa]

The rezoning process is simple: file some paperwork (including SMA/CMA, traffic study, archaeology research, etc), pay a fee, notify all other landowners that are "close enough", post a sign. At some point there will be a hearing, at which the public may testify for/against. SUP process is very similar.

Reality is that most requests are denied because they're "inconsistent with" the PCDP (or other planning document), do not fit the "existing land-use pattern", or lack apporpriate infrastructure to meet the desired use (water, sewer, roads, grid power, etc).

Often there are conditions which must be met prior to final approval, and sometimes these conditions are well beyond anyone's immediate control.

Bryson's rezoning is within the "commercial" area designated in the PCDP, but their final approval is also contingent on State constructing a roundabout, and that project was over a year behind schedule before the lava emergency put everything on hold.

Note that adjacent landowners may object to a rezoning simply because it affects their property values; while an SUP may allow alternate uses, it's not an actual "change of zone", so does not affect the local property values.

Practical reality: subject property needs to be in an area designated by the PCDP (or surrounded by existing use that matches the desired use), with full infrastructure and enough road to service the trips-per-day. Owner needs to be well-connected, well-funded, or some combination of both, and very very very patient, especially if County says "sure, just as soon as State fixes the highway".

[kalakoa]

PDCP outlines general goals

PCDP also says that any development outside those designated "centers" should be denied.

[Rob Tucker]

quote:

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Originally posted by ironyak

So to return again: what options are there to influence the (re)zoning process? The PDCP outlines general goals on village centers and possible locations; does this have any impact on how (re)zoning is accomplished? If not, what does?

Bryson's Cinders was recently rezoned from Ag to Commercial - other than the public comments gathered, what factors into this decision? Anyone have experience with the process?

---

It was within a designated Village Center. All property within a designated Village Center should be pre-approved for commercial without additional expense.

[Seeb]

SUPs are a way to make it that only connected can do business ( your fate is at the whim of the planning board)
What's it cost to jump thru all the hoops to get an individual lot rezoned $10,000? ... more? And no guarantee that your not just wasting your money

[ironyak]

Originally posted by kalakoa
Reality is that most requests are denied because they're "inconsistent with" the PCDP (or other planning document)...

PCDP also says that any development outside those designated "centers" should be denied.


Any examples where this has happened? Does the PCDP have some teeth or just used as the excuse when it's convenient...

[Southernmost]

Just go back home where everything is better. Two simple reasons of why so much problems in Puna. Too much people moved here, but it's not only your fault for having absolutely no clue of what all you malahinis are causing. It's also the super corrupt council, planning commissioners of the 1950's - 60's who approved "the biggest subdivisions in the world", HOVE and HPP, plus all the others in Puna. All in the very possible path of lava.All with a little two lane highway that used to have NO TRAFFIC. Those dummies are the most responsible. They were the pied pipers, all the malahinis are just rats going somewhere without a friggin clue about anything.