HomeMy WebLinkAboutCOM 0267.002 1996-1998Stephen K. Yamashiro
Mayor
(90untV of '�I"AttGi2itt
25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 . (808) 961-8211 . Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808)329-5226 . Fax(808)326-5663
October 8, 1997
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
!. 1 .,Iu_n t Z 3 FIM70 • .t
William G. Davis
Managing Director
Henry Cho
Deputy Managing Director
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above -referenced matter.
Sincerely,
/Step en K. Yamashiro
Mayor
L.MAY
Enclosures
cc: Planning Commission
(:Clie.°�b�-
tl•te n3. T G
Rat. To:___ --
Bate_-.
OCT 0 g 199]
VOW
Stephen �K��..Y.,amashiro
Guttfv of WTU{t
PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii %7204252
(808) %1-8288 • Pax (BOB) %1-9615
Oc'i U 3 1997
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Hawaiian Paradise Park Community Master Plan
The Planning Commission, at its duly held public hearing of September 27, 1997, voted to
forward a favorable recommendation to the County Council to adopt the Hawaiian Paradise Park
Community Master Plan (March 1997).
The favorable recommendation is based on the following:
The Hawaiian Paradise Park Subdivision encompasses approximately 10,000
acres and a major portion extends from the Pahoa Government Road (Highway 130) to
the shoreline. A portion of the subdivision is located on the mauka side of Highway 130
which stretches in the vicinity of Kaloli Drive toward Shower Drive. The subdivision
was approved in 1959 which created approximately 8,843 lots. Since the existence of the
subdivision, there have been no formal community development plan nor area plan
approved or adopted as a tool to guide the future land use and development of the
subdivision.
In October 1993, the Community Action Committee of the Paradise Hui Hanalike
Corporation, the community association of Hawaiian Paradise Park, sponsored a
community plan development seminar to create a vision and a map/plan for the future of
the community. Subsequent extensive meetings and workshops/presentations were held
which the community, other group participation and the County provided their input in
the development of this Community Master Plan. The Hawaiian Paradise Park
Community Master Plan was based on extensive community input and planning analysis
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
of the subdivision's land use and socio-economic problems and opportunities. According
to the Plan, it has been approved by the Board of Directors and the membership of
Paradise Hui Hanalike.
The goals and objectives of the Hawaiian Paradise Park Community Master Plan
are as follows:
C��
To develop a plan for a rural community with more than 8,000 residential homes. This
plan will include small commercial enterprises, light industrial, recreational
opportunities, parks and schools in a functional, attractive and financially feasible rural
agrarian environment. The community will also plan for appropriate shoreline uses,
public facilities and infrastructure to be developed over 25 years.
Objectives
Land Use: To develop a plan for an integrated community which may be incorporated
into the County General Plan. This Plan will phase-in the required
infrastructure over time and provide for a mix of land uses in a functional,
efficient and aesthetically pleasing style.
Roads: To develop improvement to existing roads during the next 25 years which
interconnects the various land uses within the community and
accommodates all modes of travel.
Parks: To develop recreational facilities that meet the range of needs arising from
30,000 residents over the next 25 years.
Although the Director and Planning Commission support the concept of the
Hawaiian Paradise Park Community Master Plan and the use of it as a tool to guide the
land use decisions for the area, the following are issues which need to be considered by
the County Council.
The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates
the Hawaiian Paradise Park Subdivision as Orchards. Orchards are those agricultural
lands which though rocky in character and content support productive macadamia nuts,
papaya, citrus and other similar agricultural products. Therefore, the implementation of
the Community Master Plan, particularly for the proposed Village Centers (Rural Town
Districts) and industrial areas, would trigger land use changes for those areas. These land
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
use changes would require an amendment to the General Plan document and the LUPAG
Map, State Land Use Boundary amendments and Change of Zone district classifications.
The lands where the Village Centers are proposed to be situated are within the
State Land Use Agricultural District and zoned Open by the County of Hawaii. Permitted
uses within the Agricultural District must be agricultural related unless a Special Permit
is secured from the Planning Commission for uses other than agriculture. However,
according to the Zoning Code, the object of the Open District "is to encourage
development around it such as a golf course and park, and to protect investments which
have been or shall be made in reliance upon the retention of such open type use, to buffer
an otherwise incompatible land use or district, to preserve a valuable scenic vista or an
area of special historical significance, or to protect and preserve submerged land, fishing
ponds, and lakes (natural or artificial tide lands)."
The Planning Commission emphasizes that the Council should recognize that
before the Hawaiian Paradise Park Community Master Plan can function as a practical
planning tool, the following action steps need to be accomplished:
Land Use Amendments -
A) General Plan Amendment that changes the General Plan
designation from Orchard to Urban Expansion for those areas
identified as Village Centers, industrial and school sites.
B) State Land Use Boundary Amendment that changes the current
designation from Agricultural to Urban for those areas identified as
Village Centers, industrial and school sites.
C) Change of Zone district classification from Open to Commercial,
Industrial and other appropriate zoning for those areas identified as
Village Centers, industrial and school sites.
2. Infrastructure Needs -
A) Under the assumption that previously -mentioned land use
amendments are approved, do the roads accessing urban areas need
to be upgraded to meet dedicable County standards as a condition
of approval for land use amendments?
B) Under the same assumptions, does a water system meeting the
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
Department of Water Supply standards need to be developed as a
condition of approval for land use amendments?
C) A financial implementation plan should be developed to address
infrastructure improvements.
D) A definitive response from the State Department of Education
should be received regarding the need for additional school sites as
proposed which includes a reasonable schedule for actual
construction.
3. Future Actions -
A) With the understanding that the land use amendments will require
a certain time frame for accomplishment, the Planning
Commission requests that the Council adopt a policy direction with
regard to applications for changes to land use that are submitted for
the Commission consideration before the action steps as outlined
above are actually completed.
Furthermore, the Commission respectfully recommends that the Council
understands the critical nature of the action steps by developing a time frame for initiating
and accomplishing the stated tasks for implementation.
A copy of the Hawaiian Paradise Park Community Master Plan (March 1997) and Background
Report are enclosed for your information.
Should you have any questions regarding this matter, please contact Alice Kawaha or Susan
Gagorik of the Planning Department at Extension No. 8288.
Sincerely,
Kevin M. Balog, Chairman
Planning Commission
LHPPOI.pc
Enclosures
cc: Planning Director
Mr. John Luchau
B HPPMP01. agk-9/22/97
41
i� i1 1�I1 1 _0110i
A , INFORMATION
1. Subject A. -ea: The Hawaiian Paradise Park Subdivision encompasses approximately
10,000 acres and a major portion of the subdivision extends from the Pahoa
Government Road (Highway 130) to the shoreline. A portion of the subdivision is
located on the mauka side of Highway 130 which stretches in the vicinity of Kaloli
Drive toward Shower Drive. The subdivision was approved in 1959 which created
approximately 8,843 lots. Lots on the makai side and portion on the mauka side of the
Government Beach Road are 112 -acre lots and the remaining portion of the subdivision
are 1 -acre lots. There are twelve (12) 20 -acre lots which were designated or set aside
for community and park purposes, schools and shopping centers.
2. Land Ownership: There are approximately 6,500 individual lot owners. In addition,
Paradise Hui Hanalike owns 191 acres (8 20 -acre lots and 31 I -acre lots), Watumull
Properties owns 80 acres (4 20 -acre parcels and the County of Hawaii owns 8 acres
(beach park sites).
CHRONOLOGY
3. June 3, 1997: The Committee on Planning of the County Council moved to refer
Communication No. 267 - Hawaiian Paradise Park Community Master Plan. A Future
Vision for Our Community (March 1997), prepared by the Community Action
Committee of Paradise Hui Hanalike, to the Planning Commission for comments and
recommendations.
4. July 10, 1997: At its meeting, the Planning Commission voted to continue the hearing
on the Hawaiian Paradise Park Community Master Plan in order to allow the Planning
Director and Commission an opportunity to conduct a workshop in the community and
a site inspection of the subdivision.
5. September 3, 1997: The Planning Department conducted a workshop at the Paradise
Hui Hanalike Activity Center. Approximately 18 people were present of which 9
provided testimony. Those present at the workshop were in full support of the concept
of the Community Master Plan.
PROPOSED HAWAIIAN PARADISE PARK COMMUNITY MASTER PLAN
6. In October 1993, the Community Action Committee of the Paradise Hui Hanalike
Corporation, the rommunity association of Hawaiian Paradise Park, sponsored a
community plan development seminar to create a vision and a map/plan for the future
of the community. Subsequent extensive meetings and workshops/presentations were
held which the community, other group participation and the County provided their
input in the development of this Community Master Plan. According to the Plan, it has
been approved by the Board of Directors and the membership of Paradise Hui
Hanalike.
7. Goals and Objectives: The goals and objectives of the Hawaiian Paradise Park
Community Master Plan are as follows:
Saak
To develop a plan for a rural community with more than 8,000 residential homes.
This plan will include small commercial enterprises, light industrial, recreational
opportunities, parks and schools in a functional, attractive and financially feasible rural
agrarian environment. The community will also plan for appropriate shoreline uses,
public facilities and infrastructure to be developed over 25 years.
Land Use: To develop a plan for an integrated community which may be
incorporated into the County General Plan. This Plan will phase-in the
required infrastructure over time and provide for a mix of land uses in a
functional, efficient and aesthetically pleasing style.
Roads: To develop improvement to existing roads during the next 25 years
which interconnects the various land uses within the community and
accommodates all modes of travel.
-2-
Parks: To develop recreational facilities that meet the range of needs arising
from 30,000 residents over the next 25 years.
8. Recommendation: One of the purposes of the Hawaiian Paradise Park Community
Master Plan is to serve as an implementation too] and a guideline for future revisions of
the County of Hawaii General Plan. This Master Plan is not a regulatory measure,
however, it should be used as a guide in making future ]and use decisions.
The following presents the major recommendations of the Community Master Plan,
which are based on extensive community input and planning analysis of the
subdivision's land use and socio-economic problems and opportunities.
Land Use Ptan
* Six areas designated for Rural Town Districts (RTD) that provide for the
development of the traditional character of existing rural towns.
* Three of the 20 -acre parcels be designated as "Village Centers" and later zoned
for mixed use. Conceptually, each Village Center would be a small
neighborhood shopping and professional service center surround a village
green. Typical commercial establishments would be small food stores, fruit and
vegetable outlets, variety stores, hardware stores, small clothing stores,
professional offices, small restaurants and branch banks.
* Development of residential walkup apartments within the Village Centers which
would consist of apartments no more than two stories in height to meet the
needs of the elderly, light industrial area for some type of auto repair or service
outlet areas such as sheet metal shops or agriculturally based products such as
irrigation systems or greenhouse fabrication units.
Transportation
* A transportation system consisting of a shuttle service to the village centers,
light industrial areas and recreation areas.
Pedestrian Walkways and Bike PathsiTraits
* Pedestrian walkways and bike paths along the perimeter of Hawaiian Paradise
Park and on Railroad Avenue.
-3-
* A total of about 100 acres for a high school, a middle school and two
elementary school areas.
* A total of about 60 acres for park and recreation purposes. A 4 -acre parcel set
aside for the County at the comer of Kaloli Drive and Olena (26th) Avenue. A
31 -acre site adjacent to the community activity center is planned for an
educational ethno-botanical and cultural anthropological site. A 20 -acre
community park and recreational facility on Kaloli Drive and La'i (15th)
Avenue which could include a ballfield, swimming pool, tennis courts,
basketball courts, picnic areas, tot lots and related facilities.
ME
r
r}�
HAWAIIAN PARADISE PARK
COMMUNITY MASTER PLAN
March 1997
A FUTURE VISION FOR OUR
COMMUNITY
Prepared by the
Community Action Committee of
PARADISE HUI HANALIKE
Table Of Contents
I Background . . . . . . . . . . . 1
II Plan Development Process . . . 9
III Public Hearings . . . . . . . . . 17
IV Land Use Plan . . . . . . . . . 19
V Implementation . . . . . . . . . 22
VI Summary . . .. . . . . . . . . 24
APPENDIX
a Archeology Summary . . . . . . i
b Hydrology Study......... ii
MAPS
1 Location ............. a
2 Existing Land Use . .. . . . .. b
3 Land Use Plan .......... c
4 Vicinity ... . . . . . . . . . . .d
SECTION I
BACKGROUND
OBJECTIVES
In October 1993 Paradise Hui Hanalike Corporation, the community association of Hawaiian
Paradise Park authorized its Community Action Committee to sponsor a community plan
development seminar. The mission of this seminar was to create a vision and a map/plan of
Hawaiian Paradise Park as a mature community. The reasons for this effort were many and
important.
The subdivision of Hawaiian Paradise Park located 15 miles southeast of Hilo contains over
8,800 building lots and was established in the late 1950s. This subdivision fronts State Highway
130 and stretches four miles to the Pacific Ocean and is three and one half miles wide.
Approximately one and one-half miles of Highway 130 passes through the subdivision beginning
at its northwest border.
From its inception until the present there has been no plan for this community other than the lot
layout by the original developer. Currently this area is referred to in the County General Plan as
an orchard.
At this time there are an estimated 2,600 homes in Hawaiian Paradise Park with over 6,000
residents. It is the fastest growing community on the island with at least 100 active building
permits in effect on any given day.
The potential population at maximum buildout for this community with current ohana housing
regulations is well over 30,000.
The intent of the Community Action Committee in pursuing this planning effort was to create a
plan for the future. ft was not to encourage, but to contain development within areas that would
be pedestrian oriented much as historic village centers were. Presently, special use permits are
being applied for with no known plan to follow by the county nor by the community residents.
The Corporation, through the Community Action Committee, established a goal and related
specific objectives for the Hawaiian Paradise Park Community Master Plan as follows:
Goal
To develop a plan for a rural community with more than 8,000 residential homes. This
plan will include small commercial enterprises, light industrial, recreational
opportunities, parks and schools in a functional, attractive and financially feasible rural
agrarian environment. The community will also plan for appropriate shoreline uses,
public facilities and infrastructure to be developed over 25 years.
Objectives
Land Use: To develop a plan for an integrated community which may be
incorporated into the County General Plan. This Plan will phase-in
the required infrastructure over time and provide for a mix of land
uses in a functional, efficient and aesthetically pleasing style.
Roads: To develop improvement to existing roads during the next 25
years which interconnects the various land uses within the
community and accommodates all modes of travel.
Parks: To develop recreational facilities that meet the range of needs
arising from 30,000 residents over the next 25 years.
1.2 RELATIONSHIP TO OTHER PLANS
1.2.1 General Plan
One purpose of the Hawaiian Paradise Park Community Master Plan is to serve as an
implementation tool and guide for the next revision of the General Plan of the County of Hawaii
This Master Plan is not intended to supersede the next revision of the General Plan nor pose
additional developmental controls; rather, its function is to guide land use actions by both the
public and private sectors.
This Master Plan is not a regulatory measure, however, it is a guideline for future revisions of the
County General Plan and should be used as a guide in making future land use decisions. It is not
a zoning map.
1.3 AREA DESCRIPTION
1.3.1 Summary of Important Characteristics
Proiect Area Location: See OBJECTIVES; 1. 1, paragraph 2
Proiect Area Boundaries and Size: Area boundaries are those described as
the Hawaiian Paradise Park Subdivision in Puna District stretching from
State Highway 130 northeast to the shoreline.
Total Area: approximately 10,000 acres
Climate: Tropical Climate with average annual rainfall of 160 inches,
average annual temperature of 75 degrees. There are two significant
climatic variations within the area:
Coastal Area: Generally hotter and dryer.
Lowlands: From 200 to 500 feet elevation is a little cooler with
more rain
Topography: Elevation ranges from sea level to 500 feet with average slopes
from 0 to 10 percent.
Geology and Soils: Largely a'a and pahoehoe lava flows with an occasionally
thin organic soil covering.
Flora and Fauna: The subdivision supports a diverse collection of plants
including a variety of grasses such as fountain grass, pili grass, heliotrope,
aki'aki, and honohono grass. Shrubs include the naupaka plant along the
shoreline. There are wild orchids of which the bamboo orchid is the most
plentiful. Hapu u and aluhe fems are in abundance and major trees are the
mango, albezia, guava, ohia, ulu, and hala.
Birds include wandering tattler, golden plover, ruddy tumstone, and sanderling.
The Hawaiian owl, pueo, and the Hawaiian hawk as well as barn owls can be
seen occasionally. Many other non-native birds are plentiful.
Groundwater Resources: Several wells have been drilled in the subdivision
and the aquifer is just at sea level. The quantity of potable water that could
be used has not been determined. See the attached Hydrology Study.
Shoreline: The shoreline stretches approximately two miles from Kaloli Point
to the southeast. The shoreline consists of rocky cliffs ranging from 6 to 25 feet
in height. There are no sand beaches or safe water entry areas within the
boundaries of Hawaiian Paradise Park.
4
Archaeological Resources: An attached report explains some ruins contained
on 31 acres of Paradise Hui Hanalike lands. There are a few petroglyphs
along the shoreline and there are several lava tubes containing burial sites
within Hawaiian Paradise Park.
Visual Resources: Within the boundaries of the subdivision there are many
areas where Mauna Kea, Mauna Loa, and the ocean may be viewed. The
visual impression one gets when driving the main roads within the boundaries
is that of tree lined thoroughfares leading to the ocean with the exception of
those areas already cleared where homes have been built.
Natural Hazards: There is the potential for lava flows from Mauna Loa's
several vents. Coastal areas to an elevation 50 feet above mean sea level are
considered susceptible to tsunami inundation.
Mutation: The Hawaiian Paradise Park subdivision has approximately 6,000
residents. Best estimates for growth are approximately 10 percent per year
with a maximum of approximately 30,000 within 25 years.
Existing Land Use: Most of the area is undeveloped t acre parcels zoned for
agricultural use. There are orchards of guava, papaya, orchid farms, and many
small agricultural pursuits. There are several businesses/organizations such as
nurseries, a veterinarian, churches, and fruit stands within the boundaries. There
are also many unpermitted businesses which include auto repair, bicycle repair
wrecking yard, safety inspection station, nursery supply, solar equipment supply,
financial management, computer repair, trucking and heavy equipment yard.
There are two undeveloped county parks equaling about 4 acres of property along
the shoreline. There are approximately 2,600 existing homes in the subdivision.
Land Ownership: Of the nearly 10,000 acres of land in this area, nearly
9,000 acres are owned by 6,500 individual lot owners spread throughout
the world. Many acres are taken up by roadways. Other owners of property
are:
County of Hawaii 8 acres
Paradise Hui Hanalike 191
Watumull Properties 80
Land Use Regulations: State Land Use: 100 percent Agricultural
County General Plan: 100 percent Agricultural
County Zoning: 98 percent Ag L or Ag 20
Access and Transportation: From Hilo travel southwest on State Highway 11 then
southeast on State Highway 130. There is one road within the subdivision which
neither the state nor the County claims as their responsibility, Government Beach
Road. All other roads within Hawaiian Paradise Park are private subdivision
roads providing access to lots within the subdivision.
Public Services: Police services are provided by the Hawaii County Police
Department from Keaau or the police substation at Pahoa each is over
3 miles from the subdivision. The County Fire Department provides fire
protection services through a firestation near the center of the subdivision.
School districts split the subdivision at Paradise Drive. Keaau services those
students on the northwest side of Paradise Drive and Pahoa services those
students on the southeast side of Paradise Drive. High School students
go to either Waiakea High School or Pahoa High School.
Hilo Medical Center, 22 miles distant, is the nearest Hospital Service.
All Public Services to this area need expansion.
Utilities: Electrical Power and Telephone Service lines are already in place
to the majority of lots. Nearly all current residents have catchment water
systems on their property. Wastewater is disposed via cesspool and septic
systems.
Maior New Proiects: The County budget includes CIP for waterlines down
Paradise Drive to the firestation on 21st Avenue, continuation down Paradise
Drive to the County Park on Government Beach Road and on Kaloli Drive
to 26th Avenue.
1.4 OPPORTUNITIES AND CONSTRAINTS
Significant development opportunities include the following:
Land ownership and deed restrictions make several 20 acre, one 31 acre, and one
40 acre parcel available for education or recreation for either state schools or
private educational institutions or private or public recreational organizations.
2. The location of the particular properties described in 1.4.1 and the close proximity
of several other 20 acre parcels make a village center development concept
feasible.
The need for many public and private services to the projected residents within
this subdivision provides a ready-made market for a variety of small businesses.
4. The availability of a ready labor force within the boundaries of the subdivision
also make it attractive for light industrial applications.
VA
The sustainable communities concept is perfect for this area because there is a
need for services and the need for jobs within the area. The area is 15 miles from
the majority of services and jobs and there is no public transportation available.
6. The archaeological site described earlier provides study opportunities for an
education institutional and its development into a ethno-botanical park.
There are significant development constraints:
Zoning of the four privately owned 20 acre parcels makes any commercial
opportunity in those areas impossible at the present.
SECTION II
PLAN DEVELOPMENT PROCESS
2.1 THE PLANNING PROCESS
The planning process for the Hawaiian Paradise Park Community Master Plan was shaped by a
number of major themes and concerns. These themes and concerns may be summarized as
follows:
Major population growth in this area is taking place and will continue to increase.
2. The County and the Community have a unique opportunity to guide the density,
character, and quality of this future growth.
3. Land Use Plans for this area should be specific enough to provide a framework
and a guideline for infrastructure planning, yet broad enough to allow for
maximum property owner and market flexibility.
4. Environmental considerations for the rural nature of the area should be an integral
part of the planning process.
5. The Plan should be developed in consultation with State and County agencies,
property owners, community leaders, and the general public.
6. The product should be a Land Use Plan, and Limited lrtfrastructure Plan for the
further development of this subdivision.
The Community Action Committee of Paradise Hui Hanalike Corporation has developed this
Plan in accordance with these themes. Thus, the planning process has included:
+ Inventory and analysis of the major natural and cultural diversities of the area;
+ Identification and discussion of development issues;
+ Six monthly public informational meetings with residents and property owners,
briefings to County agencies, briefings to Council members, meetings with
various community groups, and extensive review and discussion with community
and County personnel.
+ A series of land use concept plans developed and revised in response to new facts,
meetings and discussions and input from community people.
+ These concept plans culminated in the development of the pictured land use and
subdivision plan and was finalized in February 1997.
The Corporation believes that this kind of open community-based planning process will facilitate
the approval of this Community Master Plan by the County Council and eventual inclusion into
the County General Plan.
2.2 KEY DEVELOPMENT ISSUES
In October, 1993 it was decided that a Community Master Plan was needed to meet the challenge
of a growing subdivision. In January of 1994 four and one half days were devoted to planning
workshops which included 30 participant residents of the community, special guest instructors
and trained community facilitators (listed in the summary).
Through these workshops days and the many presentations of the Plan to the community, the
Community Action Committee identified development issues that follow:
10
Growth Rate: What can be the realistic growth potential at maximum buildout?
2. Infrastructure Needs: What infrastructure do the residents want to include in
planning for this maximum buildout?
3 Slowing Growth Rate: Is it possible to slow the growth rate and limit building in
certain areas and circumstances?
4. Quality of Life: What do we value about this area and what do we want to retain?
5. Rural Flavor: How do we retain a rural flavor when each one or one half acre lot
has the potential for more than one home.
6. Visual and Aesthetic Concerns: Greenspace and views are a major component of
the "quality of life' in this area. Any development including that authorized by
the subdivision will have a major impact on visual quality. How do we preserve
this visual resource to the fullest extent possible?
7. Shoreline: How do we preserve the current shoreline views with the current
zoning and building permit processes in place which allow two residences per lot?
S. Development: Once the door is open for development how can we limit what
comes into our subdivision?
9. Location of Services: Where will we put public and private services in Hawaiian
Paradise Park?
10. Schools: Where can we put schools? How many and what type?
I1
1 1. Roads: Where will the access to other communities be? Where will the paved
roads be within the subdivision?
12. Plan Implementation: The Hawaiian Paradise Park Community Master Plan
should be a flexible guide for the future growth and development of the area. The
"Land Use Plan" and "Infrastructure Plans" will be conceptual in nature.
Developers of those "village centers" in cooperation with the Corporation would
be responsible for detailed plans for each village center.
2.3 PLANNING PH LOSOPHY
The planning workshops in January 1994 began with a vision that imagined what an ideal
community would look like in the future if there were no restrictions. Many ideas were formed
from that initial phase and one of the later steps was to fit all those ideas into our community.
We were fortunate to have several properties set aside for specific purposes when the area was
first subdivided in the mid 1950s. Through the workshops and the many meetings held with the
community concerning the Plan a basic philosophy and a muting theme were apparent. The
community wants to retain much of its rural atmosphere and maintain its green space. It wants to
add only those services that make it a sustainable community. The community wants to be less
dependent on Hilo and motor vehicles that cavy residents to Hilo. Key points of this philosophy
and theme are:
The community wants to retain its rural atmosphere.
2. The community wants to retain its green space as much as possible.
3. Many residents are very sensitive to environmental, health, and conservationists
concerns.
12
4. The community does not support the concept of multiple dwellings on a single
building lot. Therefore a strategy of building restriction needs to be sought.
The community does not want big development. They do not want condominiums
or resorts.
6. The residents want to build a sustainable community where public and private
services and jobs are available.
The community wants village centers where public services and private sector
jobs are available. The transportation system should include a pedestrian, bicycle
and electric vehicle friendly trail and roadway system.
The community wants a residential area within the village center where seniors
can reside within easy reach of services without the use of automobiles.
9. The communitywants a shuttle service between small village centers, school and
recreation areas, and a connection with whatever mass transit system is developed
linking other areas, such as Hilo, Keaau, or Pahoa.
t t AA -A- ?I
The evolution of the Plan began during the Community Action Committee of Paradise Hui
Hanalike meeting in October of 1993 which resulted in workshops held in January 1994.
Participants in the workshops were solicited through advertisements in the local newspaper and
by word of mouth. No individual was turned away whether they were home owners, lot owners,
renters, or even from other communities. There was no requirement for membership in any
organization. These workshops produced a consensus agreement on a basic map and the concept
of a plan. Further Community Action Committee meetings resulted in a strategy for presenting
the map and the plan concept to the community and county officials for approval by the County
13
Council. There was one "kickoff' presentation, attended by over 160 persons, and five monthly
presentations and briefings sponsored by the Community Action Committee where input was
gathered. These public meetings were followed by one meeting sponsored by the Planning
Department of the County. In early 1996, the Community Action Committee held two meetings
at which changes were made to accommodate the desires of the community. The changes to the
initial concept map are as follows:
The shoreline extended park area stretching the full length of the subdivision's
shoreline has been deleted and will remain zoned agricultural. The reason for this
change is the history of this area and the hard fought court battle between current
residents of that area and the county to allow building. Prior to its current Ag
zoning it was zoned conservation which did not allow for residences to be built. It
is possible that through dedication of lands through gifts to Paradise Hui Hanalike
that it may become a park but our plan should not be tied to that premise.
2. The light industrial area indicated on previous drawings has decreased in size
from 175 acres to 20 acres and moved from near Highway 130 to a parcel owned
now by the original developer and located two miles northeast of the intersection
of Highway 130 and Kaloli Drive on Kaloli Drive and 14th Avenue. The reason
for this change is that it would not change zoning in an area that has already 75
homes and that it would remove it from a strip along the highway to prevent strip
development. It would also prevent a dispute between any developer and the
county because the county has consistently fought development along major
highways. This change also brings it more to the center of the subdivision
providing easier access by residents and connects it to one of the stops on our
proposed shuttle route. These previous advantages outweigh major disadvantages
of not being on a highway and therefore users must transit via a private road, and
that there is currently no county water distributed to the site. The size decrease is
a plus to those who want no light industrial area at all but a disadvantage to a
larger commercial enterprise who may employ some of our residents.
14
3. The initial map and concept included residential zoning on many lots surrounding
village centers and in ever increasing circles, larger lots up to 3 acre agricultural
lots. This concept would have decreased the possibility of population growth to
60,000 (each of the nearly 9,000 lots has an Ohana house) by increasing the size
of agricultural lots in the majority of the subdivision. It also would have insured
more green space with the idea that most of the larger 3 acre lots would have been
landscaped or be orchard crops. This was to be accomplished by a concept of
"transfer of development rights". This concept, although it may work, is not
currently legal in Hawaii and was not understood by the majority of participants in
our presentation meetings of the plan. Therefore, all existing Ag l lots that
surround the village centers will remain Ag I lots and there will be no expansion
to Ag 3 lots. The concept of limiting our growth potential needs to be addressed
by an effort to convince the state and county officials that ohana housing is a fine
idea where infrastructure can support it but in Puna where there are so many areas
where there is no infrastructure it can only cause severe problems. We also
encourage the county to provide incentives to combine parcels, if a lot owner
acquires an adjacent property the two properties could be combined to make one
tax map key property thereby decreasing real property taxes. The Paradise Hui
Hanalike Corporation can also provide an incentive by charging only one road
maintenance fee for a combined property where there is only one residence. With
cooperation we can limit the growth potential to 30,000.
4. The current plan drawing does not include all bicycle trails and pedestrian
walkways only because at this time there is no easement rights over individual
properties to connect any of the village centers with roads running parallel to the
avenues on the drawing. The concept of bicycle paths and pedestrian walkways
remains integral to this plan so that residents may walk or bike to and from
services within a few minutes. We have pictured major trails on Railroad Avenue
15
and on the borders of the subdivision. It is intended that Railroad Avenue become
limited to bicycles, pedestrians and electric vehicles.
These adjustments to the initial map and concept are a result of being responsive and sensitive to
community input. When viewed in their entirety the changes remain generally consistent with
the original direction laid out by the original participants of the workshops of January, 1994.
16
SECTION III
PUBLIC HEARINGS
3.l COMMUMTY INPUT
The Corporation recognized from the beginning that the input of all interested persons was
crucial. Although participants from the community initially created the first draft of the map and
concept plan, it was decided early that the community as stakeholders in their environment, must
have an opportunity to input to the plan. We also determined that six meetings and contact with
local groups was necessary to get the maximum number of persons into the process.
1. The first public meeting was the best attended and was held May 10, 1994. At
that meeting were 168 attendees of whom 153 actually signed in. Of the 100
evaluation forms distributed, 59 were returned. The results were:
Ratings: Very Good Good So -So Could Be Better
Questions: How do you rate
the presentation? 39 16 3 1
Answers: Yes No
Did this presentation
address your needs? 30 16
Did you team anything
new? 56 3
2. The evaluation forms also contained seven questions requiring a written response
from the attendees. These responses were invaluable in assisting the committee to
17
evaluate the general attitude of the public. Several changes were made as a result
of numerous comments on the same topic.
I8
SECTION N
LAND USE PLAN
4.1 OBJECTIVES OF THE LAND USE PLAN
The overall purpose of the Land Use Plan is to:
1. Provide a framework for the future growth and development of the Hawaiian
Paradise Park Subdivision;
2. Provide a basis for coordinated public-private implementation of major
infrastructure projects;
3. Provide a framework for infrastructure plans;
4. Provide a framework for State and County action on designating lands for
rezoning;
The Land Use Plan is a document, tool and guideline for the granting of permits and variances
for both the County and the Community. Each lot is owned by individuals who purchased their
properties with the intent of building residences and/or using their land for agricultural pursuits.
There should be no deviation from this plan with regard to the installation of roadways or zoning
other than that described in the plan. There are many services currently offered in Paradise Park
that do not meet County requirements. The Plan provides for these services to remain in Paradise
Park, however, not necessarily in the same location.
The major development theme that is a change to the plan of the original developer of the
subdivision is the addition of a light industrial area and a very small area of residential in each of
19
the areas set aside for commercial development. It is central to the Plan that the rural theme of
the original developer should be preserved.
These ideas are depicted in a map referred to as the Hawaiian Paradise Park Community Master
Plan. It is included in this document as map number 3 (Land Use Plan). A larger version of this
map showing more detail is appended to this document. This larger map will be the basis for the
visual presentation of the Plan.
In the developer's original plan there were several 20 acre parcels set aside for commercial
development although none have ever been zoned for that purpose. It is proposed in this Master
Plan that three of those 20 acre parcels be designated as "Village Centers" and later zoned for
mixed use. Conceptually, each Village Center would be a small neighborhood shopping and
professional service center surrounding a village green. Typical commercial establishments
would be small food stores, fruit and vegetable outlets,.variety stores, hardware stores, small
clothing stores, professional offices, small restaurants, branch banks. The village greens could be
used for entertainment or farmer's market type of activities as well as just a large green space for
relaxation, lawn sports and recreation.
The early development plan had no mixed use area nor any area set aside for light industrial
purposes. There are also no bikeways or pedestrian paths to the areas designated for commercial
development. In the Master Plan we have indicated in the three Village Centers each consisting
of 20 acres each that there should also be the possibility of developing residential walkup
apartments truly creating a "Village Center." These would consist of apartments no more than
two stories in height to meet the needs of the elderly who decide to stay near their friends or for
families just starting out. Also one 20 acre parcel on Kaloli and 14th Avenue would be set aside
for light industrial so that some type of auto repair or service outlet areas such as sheet metal
shops or agriculturally based products such as irrigation systems or greenhouse fabrication units
can exist legally within the boundaries of the community.
F
Transportation System
A transportation system consisting of a shuttle service the village centers, light industrial areas
and recreation areas. This is diagrammed on map 3 in the attached maps. That route should be
thought of as a prelude to what could be accomplished with a permanent transportation system
throughout Paradise Park and connecting with the other communities including Hilo.
Pedestrian Walkways and Bike Paths/Trails
Pedestrian walkways and bicycle paths are key to keeping automobiles in the garage/carport and
off the road when an easy walk or bike ride can get a person to essential services. The perimeter
of Paradise Park and Railroad Avenue are the only mapped out areas that we have dedicated to
pedestrian walkways and bicycle paths. Key to land use here is to keep people in Paradise Park
from having to drive elsewhere to buy things that could very well be provided within its
boundaries.
Public Schools (Total of about 100 acres)
The Land Use Plan shows very specific locations for several schools. These areas would include
a high school, a middle school and two elementary schools.
Parks and Recreation Areas (Total of about 60 acres)
There are two existing undeveloped county shoreline parks. In addition, there is one four acre
parcel set aside for the county at Kaloli Drive and 26th Avenue. A thirty-one acre site adjacent to
the Community Center is planned to be an educational ethno-botanical and cultural
anthropological site. A 20 acre community park and recreational facility on Kaloli Drive and
I Sth Avenue could include a ballfteld, swimming pool, tennis courts, basketball courts, picnic
areas, tot lots and related facilities.
P41
SECTION V
IMPLEMENTATION
This final section of the Hawaiian Paradise Park Community Master Plan presents
recommendations on implementation of the Land Use Plan and infrastructure systems.
5.1 NPLEMENTATION
The Hawaiian Paradise Park Community Master Plan is based on an already existing County
approved subdivision and is focused on providing the existing and future residents services
which are necessary to any community. This plan has set aside certain areas for development
which require a change of zoning and additional bifiastructure.
If the zoning is allowed in our subdivision for the proposed development, the developers of each
village center or industrial area will be responsible for the financial support to carry out the
development independent of the community.
The overall concept is similar to that of utilizing an Improvement District. All of the property
targeted for development will be responsible for its share of the ial5 astructure cost. before
development is permitted.
5.2 IMPLEMENTATION PLAN
A community-based planning effort can only be successful if the community is allowed to
participate in the implementation of any plan approved by the County. This master plan has
taken into account the population estimates for the next 25 years. The next step would be to
organize a planning subcommittee of the Community Action Committee to plan in five year
increments. The subcommittee would interface with the County, State and surrounding large
land owners to integrate plans for schools, highways, industrial areas, etc. which would effect the
22
community within the next five years. This subcommittee would also prioritize projects and
contact developers for targeted projects. Several goals in this implementation process would be:
Establish a process by which improvement of all the roads including widening and paving
to be accomplished by the year 2010.
Pursue the establishment of an ordnance that would not allow second dwelling or ohana
housing or the sale of condominiums in subdivisions where infrastructure has not been
created to support it.
Pursue zoning changes that would allow mixed use commercial and urban zoning in those
areas designated as village centers and light industrial.
Pursue establishing a water system using private water system companies.
Establish transportation routes for a shuttle service between village centers, schools,
recreation and light industrial areas with connecting points to public transportation.
Contact lot owners for dedication of property and easements for pedestrian and bike
routes and establish bikeways and pedestrian paths where easements will be available.
Recommendation by the County Planning Director to the County Council for adoption of
the Plan into the County General Plan.
Adoption by the County Council of the Plan into the County General Plan by ordinance.
The planning subcommittee will also organize and implement a public information participation
process that will include articles in the community newsletter, news releases, periodic public
information meetings, informal meetings, special interest groups and formal public hearings as
may be required.
23
SFCTION vl
SUMMARY
6.1 REVIF
Hawaiian Paradise Park had its origin in the 1950's as the result of a collaboration of business
interests. The developers, David Watumull and his partners, had , as their goal, the perfectly
legitimate objective of making money. If one may go back in time; back 40 years to an era when
the entire country was consumed by the development of its resources; perhaps it is easier to
understand the forces that created what is now erroneously referred to as a "substandard
subdivision".
This was an era when environmental concerns had yet to be raised. An era when the boundaries
of cities and towns were pushed outward without regard for infrastructure. An era when each
person was anxious to pursue their individual dreams in a land of unlimited promise. In this
atmosphere it is not surprising that the approval of such subdivisions had less to do with common
sense and more to do with the enthusiasm of the day.
The l5 year period from the late fifties to the early seventies found the emphasis on lot sales.
There was virtually no thought about nor interest in roads, water, services or any of the other
amenities that most developing communities take for granted.
From 1972 until 1989 turbulence ruled Paradise Park. The few residents and local lot owners
began to understand that if they were ever to realize the potential of their new home, the
developer had to give over to these interested parties some measure of control. Thus was born
"Paradise Hui Hanalike", the voluntary owners association and the "Road Maintenance
Committee", a semi -autonomous committee. The controvery between these two groups became
the central issue rather than the problems that they had been formed to solve. They sued the
developer, some individuals and, ultimately, each other. The result was a 1989 Supreme Court
ruling, the infamous civil 6595, under which the organizations toil today.
24
During this legal wrangling, which included the paving of the main roads, the ceding of some
property to the owners association and additional land set aside for commercial development,
many lot owners and residents became very dismayed with the entire process. The time and
money spent on these problems was money not spent for the maintenance of the roads and other
community improvements.
The past eight years have been equally difficult. The 1989 court settlement settled very little and
guaranteed continued strife. The community leaders have done their best under the circumstances
and the proposed master plan, begun three and one-half years ago, is an example of how, in spite
of the obstacles that are no fault of the existing lot owners, residents or elected leadership, can
pull together for the community well-being.
The various interests in Hawaiian Paradise Park have recently come together, set aside old biases
and attacked the problems with a renewed enthusiasm. A reorganization plan, proposed to the
court, is expected to be voted on by the lot owners soon. The HPP Community Master Plan, if
adopted, will be a major step towards the maturation of the community.
a�OWN441
For the past three and one-half years the Community Action Committee of Paradise Hui
Hanalike has pursued approval by Hawaii County of the Hawaiian Paradise Park Community
Master Plan. The Community Action Committee, under chairman Brooks Maloof, sponsored the
design charette process.
Dedicated participants in that exhausting process were Jeannie and Jeff Rivera, John Luchau,
Christine Wolf, Peter Morton, Denise Smith, Don Pascual, Gary Jung, Cyndie Greenlaw, Jherrie
Rubeyiat, Christopher Lichty, Victoria Tenbrink, Bill Collard, Craig Allen, Mitsi Lau, Richard
Lain, and Jerry Miller. John Luchau led the presentation of five monthly informational meetings
to the community which entailed coordinating guests and speakers to participate. These meetings
were invaluable in assessing the publics input and resulted in several improvements to the Plan.
25
Professional planners who volunteered their time were Michael Riehms, Bruce Owensby,
Virginia Goldstein, Roy Takemoto and Sonja Juvik. Bonnie Goodell and Ginny Aste of
Community Management Associates participated and continued their involvement for several
months after the design charettes to encourage the community to push forward with the Plan.
Facilitators in the charette process were Barbara Bell, Merry Blechta, Diane Bucato-Thomas,
Gail Clarke, Diane Gentry, Lori Pasco and Dr Robert Lambe.
A particular thank you is due to Bill Moore. A former planner with the County Planning
Department, Mr Moore, currently in private practice, has been invaluable in providing ongoing
advice over the past two years.
The individual deserving of the most recognition is John Luchau. Mr. Luchau has been involved
in the Plan from the very first meeting until the very last. His contributions cannot be measured.
The community owes a debt of gratitude to all of the participants named above. However, an
even greater debt is owed to all of those individuals over the past few years who have been
critical of the Plan and, therefore, ultimately, were responsible for the result.
26
PAUL H. ROSENDAHL. Ph.D., Ir
Consulting Archaeologist
June 9, 1985
Mrs. Liki Shappell
Member, Board and Planning Coemiittee
Paradise Hui Haaalike
SR 11006
Leasu, Hawaii 96749
Subject: Proposed Park Site on 17th Street
Hawaiian Paradise Park Subdivision
Dear Mrs. Shappell:
Do Sunday. April 21, 1985, we met with you and Mr. Shappell in order
to make a field inspection of the archaeological remains previously identi-
fied within the proposed park site on 17th Street.'off of Makuu Drive. We
were accompanied on our inspection by two of my staff, Mrs. Deborah Hay
and Mrs. Caren Delimont. ad by Mr. Ralph bink of Hawaiian Paradise Park.
She area of concern consisted of the portion (estimated c. 4-5 acres)
of a small kicuka on the inland (southwest) side of the recently graded
section of 17th Street that tuts across .the kipuka. She interior of the
kinuka was characterized by generally level to gently rolling terrain and
well-developed organic soil atop the paboahoe lava substrate. While the
area had a heavy vegetation canopy dominated by numerous large mango
trees, the ground surface was relatively open and clear. This situation
greatly facilitated our inspection and the identification of the numerous
surface structural remains of past cultural activities present within the
area.
A range of surface structural remains relating to habitation and agri-
cultural exploitation were identified. These remains included stacked
stona walla. walled enclosures. low terraces and platforms, modified bed-
rock outcrops, stone momds and piles, and cleared areas. One of the
better built platforms had a slab -lined firepit and a large, intentionally
modified. waterworn cobble of uncertain cultural function present on the
surface. All of the structural remains were in good physical condition,
and most appeared to have good integrity; i.e., not significantly altered,
if at all, since their abandonment.
In terms of function. the identified archaeological features most
likely represent the remains of traditional Hawaiian dryland agricultural
exploitation and associated temporary residential occupation. While the
probable function of the identified remains is readily apparent, their age
is not. Tho absence of any obvious portable mains commonly found in
association with historic period sites. such as fragments of broken glass
bottles or ceramic vessels, suggests that a late prehistoric or early
historic period occupation can be tentatively inferred at present.
P.O. Box 504 • Kurtistown, Hawaii %760 • (808) 9665038
Paradise Hui Hanalike
Jane 9, 1985
In my opinion, the identified archaeological remains present within
the proposed park site on 17th Street are potentially significant in terms
of both scientific research and interpretive values. Scientific research
value refers to the potential of archaeological resources for providing
information valuable in the understanding of culture history, past life -
ways, and cultural processes at the local, regional, and interregional
levels of organisation, while interpretive value refers to the potential
of archaeological resources for public education and recreation.
As an initial step. I recomnd that you initiate efforts to determine
and document the nature and degree of archaeological significance repre-
seated by the identified remains. In order to accomplish this objective,
two immediate tasks should be undertaken: (1) preserve the potential scien-
tific research mad interpretive values inherent is the remains by assuring
their continued physical protection; and (2) prepare an inventory of the
remains present by meaning of archaeological survey recordation (written
descriptions. maps. and photograph&).
Once such an inventory is completed, and a basic understanding of the
formal and function variation represented by the archaeological remains
obtained, it would be possible to determine how best to deal with them
appropriately, in terms of farther study, and/or interpretive development.
She latter could easily involve, as you suggested daring our discussion
and on-site inspection, the establishment of scenic foot trails with
associated botanical plantings. tad perhaps representative archaeological
features, being highlighted.
Since -we made our field inspection in April, I have discussed the
findings and your situation with colleagues in the Anthropology Department
at the University here in Hilo. We feel that there are several possible,
mutually beneficial. ways in which we might be able to assist you and your
community organisation by involving both some of oas students and any of
your association members who might like working together. Please let me
know if you are interested in diseassiag such possibilities.
Shank yon for the opportunity to loon at the archaeological remains
located in this proposed park site on 17th •trent. He enjoyed our morning
with yon very smah. Please contact as if you have any immediate questions
concerning our field inspection.
scare ly'yo
Paul H. Hosandahl,Ph.D.
President and Principal
Archaeologist
A WATER SUPPLY SYSTEM HP�SID ON WELLS
FOR HAWAZ2AN PAE2ADSSE PARK_ SCTBD2VSSTON
PUNA D= STRT CT , HAWAT T
Prepared by Chester Lao
V. DEVELOPMENT OF GROUND WATER
The underdeveloped state of ground water resources of this
hydrologic area means that competition of other owners is almost
non-existent. The few wells owned by the county and private
owners
pump only a small fraction of the available water. The most
recent wells scattered through the subdivision have revealed
valuable data
on the nature of the fresh lens in this area.
Desian Considerations
Placement of wells would be less critical at this time than
when many wells are already in use in the Puna District, except
for the fact that the area is unsewered. Department of Health
regulations do not permit drinking water wells to located within
1000 feet of cesspools or injection well for waste disposal. The
concern is for the contamination of potable water from the
infiltration of effluent carrying bacteria, viruses, and
chemicals into the water table. Although the lava formations have
a certain capacity for natural filtration of the water, the
documented cases of contamination of well by coliform bacteria of
presumptive fecal origin, although relatively few in Hawaii, are
sufficient to warrant observation of maximum efforts to protect
the water supply from contamination. As a rule, prevention is
better than the cure especially when applied to ground water.
The number of wells required to meet the needs of the
community depend upon the water use. At the present time the area
is developed primarily along the coast, along the highway, and
along the major paved roads leading to the shoreline properties.
Although some lots are devoted to small nurseries and small
orchards, the developed lots are largely occupied by single
family homes. If the pattern does not change in the future, the
projected water use at full development may be estimated. For
ease of computation, assume 6000 units of single family housing
each with an average of 4 persons with a daily percapita use of
150 gallons.
Average daily use would be 3.6 million gallon a day. In order to
meet requirements of fire flow, maximum day, and standby
requirements, the system would have to have an installed pumping
capacity of 8.2 mgd (5700 gallons per minute) to meet county
subdivision water system standards. Not to design to water system
standards is the option of a privately owned system. Many systems
have capacities only 1.5 times the daily average.
In this report, a generalized total system design is
discussed as an overview of the large elements required for
detailed planning and design. A discussion on an initial startup
7
phase to service the sections closest to the well(s) then follows
with details of es.t.imated costs. Actual costs will differ
depending upon many external factors such as cost of money, cost
for labor and materials, changes in water system regulations and
whether land can be exchanged for location of wells and
reservoirs.
A first cut at a total system design would four wells of 1
mgd capacity each operating an average of 21 hours would meet
daily requirements. Reservoir capacity of 3 million gallons is
sufficient to meet morning and evening peak loads when short time
_ demand of two to three hours will require nearly 5 mgd plus
having a reserve storage. During dry weather when water use
increases for irrigation increases, standby wells can be used. In
practice, no well is operated only for standby and the wells are
operated on a rotational basis. With this design, no more than 6
wells are required, two of which are designated standby.
Location of Wells
Locations meetings the 1000 -ft. requirement of the
Department of Health means that only large parcels can be
utilized for the construction of wells serving drinking water.
The 40 acre parcels owned by Paradise Hui Hanalike become logical
choices as most nearly fitting the above requirement; parcel
trading may be required. Two are located north of Hakuu Drive.
The parcel between Lai and Kaaahi avenues is considered superior
based on water quality considerations. The 30 acre parcel across
Kaaahi is considered equally good. Three wells of less than 200
depth with 12 inch casings should be constructed. Recommended
well spacing is 100 feet. The wells, pumps and control building
will occupy approximately 25,000 square feet of land. Although a
storage reservoir can be constructed on site with the inclusion
of more land, another location at a higher elevation offers more
favorable system pressures.
The 20 acre parcel south of Kaloli Drive and between Okika
Avenue and Olena Avenue is recommended as the second site for a
well field. Ground elevation is approximately Parcel trading may
be required to meet DOH requirements of space. Three 12 -inch
wells of approximately 310' depth are required. A portion of
water from this well field is designed to service the higher
elevations of the subdivision.
Storaoe Reservoir Locations
Reservoirs can be planned to maximize benefits to existing
and planned residences along the shoreline that are two story
structures for tsunami protection and/or because of individual
design preferences. This design pressure will also permit more
water to flow through a given pipe. Purchase or trade of a lot
should provide ample room for multiple reservoirs. The reservoirs
not only provide storage but gravity flow to all residences below
and fluctuation of system pressure of less than a pound.
The assumption made in this report is that the system would
be independent of the county system. If land could be acquired
across the highway with the required elevation, the systems would
be compatible.
The lower tier of storage should have a spillway elevation
of 280' in order to adequately service the second floor of
beachfront homes. Since the Hui does not own property at the
ground elevation of 260', acquisition of land would be required.
water would be pumped from the well field on Makuu Drive.
Overflow from another
reservoir located at the Kaloli well field would also fill this
system.
An intermediate tier of storage is optional at higher cost
by enlarging the small reservoir used for boosting water at the
Kaloli well field. This would be desirable only a "temporary"
basis during the time when two separate systems might exist
because of an incremental plan for construction. with suitably
placed pressure reducing valves, the system could be made
compatible with the main 280' system.
The last tier of reservoirs should be located near the
highway. Because the highest elevation is about 490', the system
would service homes down to elevation 220' or about a third of
the subdivision. Since only water required for this service
should be pumped, a small reservoir and booster system should be
installed at the upper well field. The remaining two-thirds of
the development will be serviced from the main system at 280'.
Steel tanks or porcelainized steel tanks are more economical
than concrete structures. With coating inspection and
maintenance, steel tanks give good service. The porcelainized
design is a non -weld, standard tool assembled structure, and a
great saver of labor and time.
A number of options are available to design the distribution
system in addition to the main service systems of 490 ' and 280'
particularly near the upper well field with an elevation of
approximately 275. Since gravity feed of services is the desired
objective, lines for inlet and outlet are separate. By-pass
combinations for meeting peak loads or unusual loads are possible
so that service can be taken from the inlet while filling the
reservoir.
Pipelines
Use of approved plastic pipe for the mains and distribution
9
system is more economical than metal pipe. Although plastic is
unsuitable, however, for grounding electric circuits, it has
additional advantages of light weight, low friction losses for
water flow, and longevity owing to an extremely high resistance
to corrosion by either water or soils.
Since no single main must carry the total load, pipe size is
reduced considerably. The largest line would connect to mains
going down the main arterials to the shoreline. If only homes are
serviced, then the crossmain can be reduced to 4". Service
laterals can be 1" or smaller through water meters to monitor use
and for billing purposes.
_ An Incremental design
Design of an incremental system should always keep in mind
the total system design. Proper planning requires that the wells
be large enough to accommodate larger pumps at the appropriate
times because this incremental cost is the least of the critical
elements. Pump capacities can be upgraded as required. Larger
mains can be added parallel to the existing lines. Larger power
transformers can be also added. Reservoirs can be added for
additional storage capacity.
A starter water system requires a source of preferably two
wells for standby purposes, the pumps and controllers, a
reservoir and booster pumps. The booster pump is to provide
pressure and water to elevations above the well station until
such time the total system is implemented for total gravity flow.
Service below the well station reservoir would be served by
gravity. As many second tier mains along the avenues would be
constructed as permitted by existing capacity. Separate systems
can be designed for the Kaloli Drive area and for the Makuu Drive
area and integrated in the future.
10
VI. COST ESTIMATES
Rather than develop costs that may not be meaningful over
the time for full implementation of the Total System, the
emphasis is on the near future and the starter system since the
desire is for water in this time frame. Pumps and pipelines can
be downsized. Hydropneumatic systems can be substituted for
reservoirs to a limited capacity. Planning and engineering costs
are not included and would add at least 10 percent.
Makuu well Station
Item
A. Gravity system only below station
1. Two 12 -inch wells
2. Two 350 qpm pumps and controls
3. Control building
4. 8" Mains 2 miles
5. 4" Laterals 5 miles'
6. 100,000 gallon reservoir
b. Additional reservoir system
1. 100,000 gallon reservoir
2. Booster pump and controls
3. 8" connecting main 2000'
Estimated Cost
$190,000
80,000
15,000
600,000
400,000
100,000
TOTAL $1,385,000
100,000
25,000
80,000
TOTAL 205,000
Kaloli Station -as above plus incremental costs below
1. Two 12 -inch wells (Additional cost
for greater depth) 90,000
2. Additional cost of greater horsepower pumps 20,000
TOTAL 100,000
The estimated cost of the Makuu system is $1,385,000 with an
additional ;205,000 for an extended service gravity system. The
11
cost estimate for the Kaloli system is $1,485,000 plus $205,000
for an extended gravity system (extended service pipelines not
included).
A BAREBONES DESIGN
A barebones design to service only a limited immediate area
would require only a single starter well, a small tank of at
least 20,000 gallons capacity with a booster/hydropneumatic
system depending on service area, and the necessary 4 " lines and
laterals. This system would supply at least 125 homes each with 4
persons using an total daily average of 600 gallons. A limited
peaking capacity would be available. With the high rainfall of
this area, the more likely average daily home use would be less
than half of the above and would extend availability to 250
homes.
Makuu System
1. 12" well
2. 100 qpm pump and controls
3. 20,000 gallon tank
4. 4" mains, meter and laterals 3 miles
Kaloli System
1. Extra well depth
2. Larger pump motor
$ 95,000
15,000
15,000
330,000
TOTAL $455,000
45,000
1,000
For the equivalent Kaloli system, the added cost is
estimated at $46,000 for a total of $501,000.
1.&1O( fb `I
12
VII. ECONOMIC JUSTIFICATION
The 'luxury or capability of having a reliable clean source
of water at all times with activation of a faucet is difficult to
place a value upon. Value judgements will differ. The rugged
individualist content with catchmentwill place a low value
compared to the high value placed by a recently arrived urbanite.
In-between are those willing truck in water or fills containers
at the highway when dry years occur.
Cost of the distribution system can be readily seen to be
one of the highest costs. The large area of the development and
large lot sizes require more pipelin-e--Ehan denser developments by
a factor of at least 2.
Because of the present small papulation, A test of the
simplest of the bare bones systems should be made to test
feasibility.
Yearly Expenses -
1. Cost bf Money 8% on $450,000
amortized over 25 years $42,155
2. Power cost of 8 kwh plus demand charges 14,000
3. Overhead including labor for
maintenance, meter reading, supplies,
yearly water analysis, and billing 12,000
4. Replacement fund for pumps 2,000
Total $54,0
Yearly Income
Full capacity of system is 125,000 gallon/day
1. Hater Sales of 100,000 gallons/day
(37,500,000 gallons total or 37,550
K gallons $1.50/1000 gallons) $47,750
2. Service Charge on 200 meters
$4/month/meter 91600
Total $57,350
The above example indicates the system barely breaks even.
Simply increasing the costs of water consumed and service charges
results in less competitiveness with the county system which
13
operates primarily on recovery of operational expenses because
the primary infrastructure is funded by state grants.
If bank financing cannot be obtained, then a subscription
system can be devised for initial funding by those living near
enough to tie into the barebones system. If 225 residents would
subscribe $2000 each to fund the system, the system can be
constructed.
Alternatively, or in conjunction with, in-kind trades of
real estate or term payments for services like well drilling and
pump installation, professional services, and perhaps the pipes
and pipe laying can be arranged. These are possible avenues to
explore if the Hui wants to retain control and ownership of the
systems.
The presently large number of undeveloped lots may
discourage the would be investors that are interested in quick
returns. Only an extremely rapid increase of new homes would
encourage their participation at this time. Installation of a
system, however, would cluster new development around the system
of the kind that would attract developers. As the service base
increases, service to adjacent areas can be extended
incrementally.
If in-kind financing can be arranged for the well, water
could be made available to the surrounding area at the cost of a
pump,.controls, and a tank. Extending service beyond several
thousand feet becomes more costly owing to larger pipes. A charge
of $2000 for water development and hookup to the system could be
collected to fund the limited piping system- Fifty subscribers
would be sufficient to generate capital for funding this type of
system. Once a water system is constructed, rapid expansion may
occur, especially on the undeveloped lots on the system.
14
VII. SUMMARY AND RECOMMENDATIONS
Feasibility of developing a water system based on wells has
been clearly established. The many alternatives discussed in this
report are developed for comparison purposes only, and more
complete study to obtain detailed costs must be made. Relative
standings should not change.
For economic, water quality and system pressure
considerations, it recommended that well fields be developed only
on Hui property located on Kaloli Drive between Olena and Okika
avenues and on Makuu Drive between Kelani and Lai avenues.
For the fully implemented design for the development, three wells
each of 1 mgd capacity per site are sufficient to design for
maximum day, daily peaks, and fireflow requirements for complete
development of Hawaiian Paradise Park. The Kaloli well field will
provide a service interconnect with a Makuu 260 reservoir to
provide service from 240' elevation to the shoreline. From the
Makuu reservoir, water will be boosted to another reservoir at
elevation 490' to provide service from 470' elevation to 240'.
Cost estimates of such a system were not attempted due to
obsolescence of unit cost estimates before the many years
required for completion.
For barebones Hui owned systems based on limited service
area and funding, it is recommended that in-kind financing be
explored as the least capital intensive for well drilling,
professional services, and the pipeline. Such financing will
permit startup of a system consisting of one well with pump for
approximately $15,000. Subscription to the system by 25 homes at
the cost of $2000 each can pay for a minimal basic distribution
system and a storage tank -booster pump. Service can be
immediately extended to surrounding homes. The service area of
the well will be determined by the number of homes subscribing.
Those too far off the system will have wait for extension of the
system. A rapid increase may follow in the rate of development
that can be used to fund progressive upgrading and expansion of
the system. Such systems can be constructed around the Makuu and
Kaloli wells using them as the nucleus and ultimately integrating
them into a complete system.
Startup of the next larger system that would service a much
larger area area requires a much larger investment and is not
recommended at this time. If the barebones projects develop
sufficient interest to justify the large scale expansion and
upgrading, then the one million dollar financing of two well
fields, 3 reservoir sites and distribution system can be sought.
The nucleus effect of these systems will promote more rapid
expansion.
15
� ~moi^.;.Jrvi " ��t •. .ti � ��
6
0
RI-IINII may -
jj �►.r.
,0 �G LIZMA <_A Vit•• t •' �'`•
Hawaiian Paradise
a r = Park Subdivision
mile &or
UtIA
RII/VI •91i. � .. ,T��j\ � 7-4
:1a.
41'r fs7ga .YAU NA i R.IIgVfl nr
R11NbIV1 '� �SAsem.
Bar 6y \ eu AUOA `
AN
�/�� i •' ..� avt��G OCC
!Senn powep
i � • 1
aaaa a;aaabaa
ttt.t=. ____tt
v
I I
HIGHWAY =I
730 G0V
- _
i y -r•'< -r_ `_`-------'-- =z area-_x32-3=L3xx=3 --' '-` `%
"5t- ---" <"max----------'—`_ --_
z 2 _
Ili � c xz -•2.2 z. :.�x _o x _
s F z
,',...rl ...� '}.✓}. al 1 ! alt �`? N.. -?... r .?•. _• I.f�1 1 r t 1 +, /-�
1-' __._-____ .•-�t`2xiiS3-•._--T.az s2__ Sa ae�az>T.ii _ _ _ ___ _ ___ ___ __ __
xa Lx3xxzazagzas x-_ _ -' , -- �t =- -- --_�-_ _ _ -'r!• f1
! - 1 -I 1 •-E$ Pr. iy�=• LL
�l 1 rt 1.. , VC �" • � ddf
x_--2LSzx p i,ra2QY4a-z saa;3?�za xSxa_a__z Z;a 2Fe•______�. _- ____ __
.. -`� ` -
.
..-1•-! I : 1+•44.1 _ - _ -. r ? i I�+i•1! i 1 rl-! I+t +t ?' : !7
3 --' ----'-_ ____ a
1
a x_ Sx _
.n<__• -__nom_ _
�x a3 x +•.t x
Ix; -1 1 =
1 arm r. f J
77
... .... •.• :.::. ..- 222 _ _
i t .r�� _..+t :;.PSS?: r-'_ ..__�___ _ _..._ _ ...._ _ _ _ : � � - �• '.
-------------
UA
l --
-; �� ax Si �f
wl�+
IT`�_•q2_ I - - --_-_a 2__ -_aa!a ._22..2_----_---••_-_•_
-`t'•T-ti-:-. ....:�
,^+Ci�2PxO77
:T: l^ _ ..•_.a•wlc__--�..� `w� � �_ ._•2_. Y -� 'cam____ l
17
m:r- _•�tr�Fr`L _-y��_--•_yn�-� -
........::1 .':+:•:y' - �. i i-14f+l+1+1-1-F?M-HLf
i
c
0
}t�2'z2x2rS�XSS;s3'
rzji;•� 22�2�_..azz;2zxz2:
Fera Fn
' ; •1• ,�.... :. ..., ...
_ _ _
:jx �x2aez2Levean_ 2. _c_��zs.-is's
00\
I • '1 I a
II ii
iCC
J.
� I
z
5 c
rI
�
m O
N
D
C
i
'
>a
D
%1
y
O
CDDD1
I
% O7CDD
A
n D
O r7Z