What is required for sustainable, environmental development in Hawaii County? I support Mark Van Pernis’ call for a “sunset clause” or an end date to subdivision entitlements. I would take it a few steps further.
When I worked for Council member Brenda Ford in 2006, we asked the Planning Director, over and over how many homes could be built in Kona if all the subdivisions that had been approved were built. We never got a straight answer with reliable data, so I plotted the proposed subdivisions on a map. Our best guess was that more than 10,000 homes could be built in the Hina Lani area near Costco, mauka of Queen Ka’ahumanu Highway and makai of the Mamalahoa Highway. These subdivision approvals can be extended every five years for “circumstances beyond their control” as Mr. Van Pernis cited. Which happens most of the time. Remember that the Planning Director is a political appointee of the mayor. This means that the Planning Director, can with the stroke of a pen, extend the approvals for years with no public input or the approval of elected officials.
In Arizona and California, elected officials are required to approve and reconsider all subdivision plans. There are frequently additional requirements to update infrastructure and bring the unfinished subdivisions into compliance with new laws. Requirements may include impact fees, road widening, sidewalks, bike lanes, sewer fees, new water line or sewer line extension costs and additional wells or parks.
If developers do not pay the cost to increase infrastructure to serve new homes, then those of us who “choose” to own older homes must pay an increase in property taxes to provide the necessary infrastructure or endure more traffic on already overcrowded streets. The diminished quality of life due to more population without infrastructure upgrades, might include a diminished level of service due to overused water lines, paying higher fees to extend water and sewer lines, building new schools, libraries, hospitals etc. All these amenities will result in higher taxes county-wide. Why should citizens with older properties pay these expenses? Shouldn’t developers pay their fair share?
I have suggested to several county council members that they introduce an end date as part of the process for all initial subdivision approvals. A proposed bill for subdivision re-approval should make it mandatory for reconsideration of subdivision plans every three to five years with a County Council vote. This proposed bill would require three hearings and therefore three opportunities for public input as part of the process. This would eliminate the ability of the politically appointed Planning Director to extend these approvals without public review, testimony, and vote by the Council. It would limit the ability of developers to buy land, get entitlements and flip the land to someone else with no requirement to update proposed infrastructure or to comply with new subdivision laws.
Other governments in other states that achieve sustainable development, require a supermajority or two-thirds approval of their elected bodies (County Council or Board of Supervisors) to approve subdivisions. They also require support of more than 51% of people within 1,000 feet of the proposed subdivision, conformance with the Community Development Plan and approval of the local Planning Commission. Elected officials can require impact fees and/or Community Facility Districts to increase sewer and water capacity, and to build connector streets to the new homes, which is added to the new house owner’s yearly tax bill. Shouldn’t people who choose to buy a new home pay for the services that are necessary to live in these homes? Why should people who choose to buy older homes pay for the infrastructure for new homes?
What is needed? An end date to developer’s entitlements to increase the density on vacant land. A formal process with a Bill approved by the County Council that requires input from citizens, adjacent property owners, the local Community Development Plan group and the Planning Commission for reconsideration of all subdivision approvals three to five years after initial approval.
The burden should be on the developer to demonstrate that real progress has been made toward implementing the proposed development plan with measurable benchmarks. These are the requirements to implement sustainable, environmentally sensitive development in Hawaii County. Let’s work together to make our island home more sustainable.
Debbie Hecht is campaign coordinator for Save Our Lands Citizens’ Committee and Kailua-Kona resident.