HomeMy WebLinkAboutPD Background Report Waikoloa Village Center (PL-REZ-2023-052)B WaikoloaVillageCenterREZ.ja.10-04-2023
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
WAIKOLOA VILLAGE CENTER, LLC
CHANGE OF ZONE APPLICATION NO. PL-REZ-2023-000052
WAIKOLOA VILLAGE CENTER, LLC has submitted an application for a Change of Zone
from an Open (0) zoning district to an Industrial -Commercial Mixed -20,000 square feet (MCX-
20) zoning district for a 26.052 -acre portion of a larger 29.61 -acre property. The subject property
is located on the south side of Pua Melia Street, approximately 0.2 miles southeast of its
intersection with Waik6loa Road, Waik6loa, South Kohala, Hawaii, TMK: (3) 6-8-003:041
(por.)
PROPOSED ACTION
1. Applicant's Request: The applicant is requesting a Change of Zone from an Open (0)
zoning district to an Industrial -Commercial Mixed -20,000 square feet (MCX-20) zoning
district for a 26.052 -acre portion of a larger 29.61 -acre property. The MCX zoning
district, with a minimum area required for each building site of 20,000 square feet, would
allow a maximum density of 56 building sites. The purpose of the MCX (industrial -
commercial mixed use) district is to allow mixing of some industrial uses with
commercial uses. The intent of this district is to provide for areas of diversified
businesses and employment opportunities by permitting a broad range of uses, without
exposing nonindustrial uses to unsafe and unhealthy environments. This district is
intended to promote and maintain a viable mix of light industrial and commercial uses.
Requirements for establishing land uses in the MCX zoning district, including a list of the
variety of permitted land uses, are shown in Section 25-5-130 to 138 of the Zoning Code.
(Planning Department Exhibit 1 - Zoning Code Requirements for Industrial -
Commercial Mixed Districts)
2. Objectives of the Request: The applicant proposes to develop and operate the Waik6loa
Village Light Industrial Center, to include a 174,664 square -foot self -storage facility,
64,944 square -feet of flexible use buildings for industrial -commercial business, on-site
parking and loading spaces, an access road connecting to Waik6loa Road, drainage and
flood control improvements, landscaping, an open greenway and emergency access route
and an approximately 3.4 -acre area reserved for future MCX uses. According to the
applicant, Waik6loa Village and the surrounding area is lacking in lands zoned for light
industrial uses and the proposed development is intended to reduce the need to commute
to existing light industrial areas at the Kaloko Light Industrial Park and the Honok6hau
Industrial Park.
3. Construction Timetable and Cost: The applicant anticipates completing the proposed
development within 3 years of the approval date of the Change of Zone, at an estimated
cost of 30 million dollars.
4. Landowner: Waik6loa Village Center, LLC.
5. Supporting Information: The applicant has submitted the attached in support of the
request. (Planning Department Exhibit 2 - Change of Zone Application accepted on
October 2, 2023 and Supplemental Information dated December 13, 2023)
BACKGROUND INFORMATION
6. December 6, 1967: The comprehensive zoning map, as adopted by the County and
covering the North and South Kohala Districts, designated the subject property as
Multiple -Family Residential (RM -1.5).
7. November 29, 1968: Waik6loa Village, including the subject property, was reclassified
into the State Land Use Urban District.
8. December 27, 1990: Change of Zone Ordinance No. 90-160 was approved to rezone a
parcel then identified as TNM (3) 6-8-003:032, which included the subject property, from
Multiple -Family Residential (RM -1.5 to Open (0) and rezoned another parcel identified
as TMK (3) 6-8-002:016 (por) from Unplanned (U) to Residential -Agricultural (RA -la)
for the Highlands Golf Estates golf and residential development proposed by the
Waik6loa Development Company.
9. March 21, 1995: Ordinance No. 95-51 amended Ordinance No. 90-160 to provide an
additional five years to complete the proposed subdivision for the Highlands Golf Estates
project. Around this time, Waik6loa Development Company sold the project area for
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Highlands Golf Estates to Waik6loa Mauka, LLC, however the subject property was not
included in the sale.
10. December 15, 2005: Ordinance No. 05-157 approved a time extension of ten additional
years and added new conditions for the proposed subdivision.
11. September 20, 2007: Ordinance No. 07-127 amended the previous ordinance by
modifying some conditions.
12. March 13, 2013: Ordinance No. 13-029 approved a time extension of ten additional
years, amended several conditions and of note, the heading of this ordinance did not
include the subject property, identified at the time as TMK: (3) 6-8-003: portion of 032.
As a result, the subject property is covered by Ordinance No. 07-127, but not included in
the most current ordinance pertaining to the Highlands Golf Estates project.
STATE & COUNTY PLANS
13. State Land Use District: Urban.
14. General Plan Land Use Pattern Allocation Guide (LUPAG) MAP: The subject
property is designated Medium Density Urban and Industrial. In a letter dated March 13,
2023, the Planning Department confirmed to the applicant that the LUPAG designation
for the subject property can be interpreted as Industrial for rezoning purposes (see Exhibit
15 of Application).
15. County Zoning: Open (0).
16. South Kohala Community Development Plan (SKCDP): The SKCDP, adopted on
November 20, 2008, by Ordinance No. 08-159, depicts the subject property as within an
area planned for a "commercial center."
17. Special Management Area (SMA): The Special Management Area is a part of the
Coastal Zone Management Program and regulated by the County. The subject property is
not located within the Special Management Area and is situated approximately 4.7 miles
from the nearest coastline.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
18. Subject Property: The subject property is approximately 29.61 acres in size and
irregular in shape. The area of the proposed rezone is a 26.052 -acre portion located makai
of `Auwaiakekua Gulch with the remaining 3.558 -acre portion located mauka of the
-3-
gulch proposed to remain in the Open zoning district. The property is vacant, with no
existing structures, and has rolling terrain with an average slope of 6% in a northwesterly
direction.
19. Surrounding Zoning/Land Uses: Surrounding lands are zoned Open, Residential and
Agricultural 1 -acre (RA -la), Multiple -Family Residential 1,500 SF (RM -1.5) and Village
Commercial 10,000 -square feet (CV -10) with other properties across Waik6loa Road
zoned Single -Family Residential 10,000 -square feet (RS -10) and Multiple -Family
Residential 1,500 -square feet (RM -1.5). Existing surrounding land uses include
commercial/retail uses such as Waik6loa Plaza and Waik6loa Highlands Center to the
north and an existing quarry to the south, as well as residential uses in existing
developments including Makana Kai at Wehilani and Paniolo Greens. Additionally,
vacant land to the east of the subject property is associated with an existing ordinance
that approved the Highlands Golf Estates, a proposed residential/golf subdivision.
20. Flood Insurance Rate Map (FIRM): The subject property is situated within Zone "X"
on the Flood Insurance Rate Map (FIRM) by FEMA, an area determined to be outside the
500 -year flood plain.
21. USDA Soil Survey: Soils in this project area are classified as `Auwaiakekua Extremely
Cobbly Silt loam with 10 to 20 percent slopes, and Hapuna-Waikui-Lalamilo Complex
with 0 to 20 percent slopes. These are well drained soils.
22. Land Study Bureau's Detailed Land Classification System: Soil within the subject
property is mostly unclassified, with a small portion on the eastern side of the subject
property designated "E" or "Very Poor."
23. Agricultural Lands of Importance to the State of Hawaii (ALISH): Unclassified.
24. Formerly Used Defense Sites (FUDS): The subject property is within a cleared area of
the Former Waik6loa Maneuver Area, a FUDS site.
25. Flora/Fauna Resources: A biological survey of the subject property and adjacent
properties was conducted by Geometrician Associates, LLC, in April 2021. The survey,
which included a botanical survey and a faunal survey focused on birds and introduced
mammals, reptiles, or amphibians, found no listed, threatened or endangered species in
the survey area. According to the survey, 95% of current vegetation on the subject
me
property is savanna composed primarily of kiawe, buffelgrass and koa haole. The only
native plant found was the indigenous herb `uhaloa, while the only endemic plant found
was kawelu grass. The survey identified 10 non-native bird species, predominantly the
spotted dove and warbling silverbill, and concluded that no significant effect on native
land birds would be expected and if any Nene, Pueo or Kolea were present during
construction, they would likely depart the area and relocate to grassy habitat nearby.
Additionally, the survey stated that if Pueo nests are observed, construction in the area
should cease until the birds have fledged, and provided several recommendations to
minimize impacts to endangered native seabirds and the Hawaiian hoary bat and to avoid
an infestation of tree tobacco.
26. Archaeological/Cultural/Historical Resources: The application included a Ka Pa`akai
O Ka `Rina Assessment (Assessment) for the subject property, prepared by ASM
Affiliates in May 2023. The Assessment concluded that no valued, historical, or natural
resources, including traditional and customary native Hawaiian rights, will be affected or
impaired by the proposed rezone, and includes no recommendations for mitigative
actions. The State Historic Preservation Division (SHPD), by letter dated January 26,
2022, provided a response to a grading permit application for several parcels, including
the subject property. The SHPD letter notes the application included a 2021 archeological
inventory study (AIS) and states that SHPD records for the subject property indicated that
no AIS had been previously conducted and that no historic properties had been identified
within those parcels. Based on the conclusions of the AIS which found no significant
historic properties in the subject area, SHPD provided a determination of no historic
properties affected.
27. Public Access: The Assessment mentioned above notes that the subject property is in an
area once crisscrossed with trails used by early Hawaiians to access resources between
the coast and upland regions, and that these trails were later repurposed by paniolo for
ranching uses. According to the Assessment, one such trail passed just north of the
subject property, but its physical traces have been disturbed and never identified during
archeological surveys of the area.
-5-
PUBLIC UTILITIES AND SERVICES
28. Vehicular Access/Traffic: Access to the subject property will be from a 24 -foot -wide,
paved, private road named Hale Hana Street which runs through an adjacent parcel, TMK
No. (3) 6-8-003:032, owned by the same landowner as the subject property, and intersects
with Waik6loa Road, a county -owned and maintained roadway consisting of a pavement
width of 60 feet at the location of the proposed access road, within a 120 -foot -wide right-
of-way. Waik6loa Road is a major mauka — makai road, connecting Mamalahoa Highway
and the Queen Ka`ahumanu Highway. The access road will be located directly across
Waik6loa Road from Ehu Kai Loop and designed to form a new 4 -way intersection.
Additionally, an emergency evacuation route from Hale Hana Street to Pua Melia Street
will be provided. The application included a Transportation Impact Assessment Report
(TIAR), dated September 2023, prepared by AECOM Technical Services, Inc. The TIAR
analyzed the Waik6loa Road/ Ehu Kai Loop intersection, which was determined to
operate at an existing LOS of between A and B. In estimating trip generation for AM and
PM peak hours, the TIAR included a potential multi -family residential project that may
be developed on an adjacent parcel, TMK (3) 6-8-003:032, which, if completed, could
result in 329 multi -family dwelling units. Combined trips for the two projects (light
industrial and multi -family) are estimated at a maximum of 109 AM peak hour and 115
PM peak hour trips. The TIAR concludes that even with additional traffic generated by
the proposed light industrial uses, the Ehu Kai Loop / Hale Hana Street intersection is
projected to operate at LOS D or better, an acceptable peak hour LOS, as an unsignalized
intersection, in projections for 2028 peak hour intersection operations. Noting that the
biggest traffic impact is at the Hale Hana Street left turning movements from Waik6loa
Road, the TIAR points out that a complete warrant analysis to determine if signalization
is warranted should be performed if there is consideration to implement a traffic signal at
the intersection after completion of the proposed development and any other
developments in the area. The TIAR further recommended several traffic mitigation
measures for the proposed project, including: 1) Establish the Hale Hana Street approach
as a stop sign control intersection with separate lanes for left turn movement and a shared
through/right-turn approach; 2) Modify the median striping at the Waik6loa Road and
I on
Ehu Kai Loop /Hale Hana Street intersection to provide an exclusive left -turn lane for the
turning traffic into Hale Hana Street and to remove the existing left -turn refuge lane; 3)
Install a crosswalk across Waikoloa Road at the Ehu Kai Loop/Hale Hana Street
intersection; 4) Include bicycle signage/markings along Hale Hana Street to indicate it is
a shared use road and include limited bicycle parking racks with the Waikoloa Village
Light Industrial Center to encourage bicycle use to the project; 5) Coordinate with the
County of Hawaii to help with designating additional Hele-on bus stops to serve this
area along Waikoloa Road if there is sufficient rider demand in the future. The
Department of Public Works (DPW), Engineering Division, commented that all
connections and construction within Waikoloa Road and Pua Melia Street shall conform
to Hawaii County Code Chapter 22, County Streets, and that the applicant shall install
streetlights and traffic control devices as may be required by DPW, Traffic Division. A
request for comment was sent to DPW, Traffic Division, but no response has been
received at the time of this writing. The Police Department provided a comment letter to
request that DPW consider reducing the speed limit on Waikoloa Road at the location of
the new intersection, from 45 mph to 35 mph. Additional comments regarding road
access and traffic were received from the Waikoloa Village Association (WVA) and the
South Kohala Traffic Safety Committee (SKTSC). WVA requests that the Planning
Department "perform their due diligence on ensuring that any planning approvals address
current and future traffic mitigation for the area and especially access onto Waikoloa
Road." SKTSC notes that community members stated that the new 4 -way intersection at
Waikoloa Road /Ehu Kai Loop/Hale Hana Street should "mirror and/or complement the
forthcoming intersection at Waikoloa Road/Paniolo Ave." SKTSC advocates for
"forward -thinking safety improvements" at the new intersection, notes that a properly
improved connection to Pua Melia St would provide a secondary means to access the site
and expressed support of the TIAR recommendations regarding pedestrian/cyclist safety
and Hele-on bus stops. In response letters to agency and association comments, the
applicant states they have no major objections to agency requests, will follow the
recommendations that were included with the TIAR and would participate with an
equitable share of having a roundabout constructed at the new intersection, if deemed
-7-
necessary.
29. Water: According to the application, water will be provided by West Hawaii Water
Company (WHWC), a State Public Utilities Commission -approved provider of water in
the area. The applicant has identified demand for water average flow at 0.0675 million
gallons per day. By letter dated September 28, 2023, Hawaii Water Service Company
(HWSC) notes that WHWC is one of its subsidiaries and states that it is willing to
provide water services to the proposed project.
30. Wastewater: According to the application, wastewater service will be provided by West
Hawaii Sewer Company (WHSC), a State Public Utilities Commission -approved
wastewater service provider in the area, as confirmed by letter dated September 28, 2023.
The applicant has identified sewer demand for average dry weather flow at 0. 145 811
million gallons per day.
31. Solid Waste: The applicant states that solid waste will be handled by a private waste
management service and disposed of at authorized landfill sites or transfer stations.
32. Essential Utilities and Services: Police, Fire and medical services are available in
nearby Waimea. Electrical and telephone services are available to the site.
AGENCY COMMENTS
33. Department of Transportation: (Planning Department Exhibit 3 — November 16,
2023 letter)
34. Department of Public Works — Engineering Division: (Planning Department Exhibit
4 — November 3, 2023 memo)
35. Department of Environmental Management: (Planning Department Exhibit 5 —
October 30, 2023 memo)
36. Police Department: (Planning Department Exhibit 6 — October 18, 2023 memo)
37. South Kohala Traffic Safety Committee (Planning Department Exhibit 7 —
November 1, 2023 letter)
38. Waikoloa Village Association: (Planning Department Exhibit 8 — November 13,
2023 letter)
AGENCIES — NO RESPONSE
39. Department of Health, Department of Land and Natural Resources, Department of Public
Works — Building Division, Department of Water Supply, Fire Department
APPLICANT'S RESPONSE TO AGENCY COMMENTS
40. Response to Multiple Agency Comments: (Planning Department Exhibit 9 —
November 21, 2023 letter)
41. Response to Comments from Department of Transportation, South Kohala Traffic
Safety Committee & Waikoloa Village Association: (Planning Department Exhibit
10 — November 28, 2023 letter)
PUBLIC COMMENTS
42. Planning Department Exhibit 11 — Email from Kathleen Huckabay dated November
9, 2023
43. Planning Department Exhibit 12 - Email from Randy Anderle dated November 28,
2023
44. Planning Department Exhibit 13 - Email from Marty Cooper dated December 1,
2023
45. Planning Department Exhibit 14 - Email from Colby Coghill dated December 6,
2023
46. Planning Department Exhibit 15 - Email from Blake Patterson dated December 6,
2023
47. Planning Department Exhibit 16 - Emails from Mel Vigilla dated December 7, 2023
and December 8, 2023
48. Planning Department Exhibit 17 - Email from Howard Mendes & Noleen Kua-
Mendes dated December 10, 2023
49. Planning Department Exhibit 18 — Email dated January 2, 2024
APPLICANT'S RESPONSE TO PUBLIC COMMENTS
50. Response to testimony from Kathleen Huckabay: (Planning Department Exhibit 19
— December 21, 2023 email and attached letter)
ZONING
§ 25-5-128
Section 25-5-128. Other regulations.
(a) Plan approval shall be required for all new structures and additions to existing
structures in the CV district, except for construction of one single-family dwelling
and any accessory buildings per lot.
(b) Exceptions to the regulations for the CV district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 15; am 2015,
ord 15-33, sec 4.)
Division 13. MCX, Industrial -Commercial Mixed Districts.
Section 25-5-130. Purpose and applicability.
The purpose of the MCX (industrial -commercial mixed use) district is to allow
mixing of some industrial uses with commercial uses. The intent of this district is to
provide for areas of diversified businesses and employment opportunities by permitting
a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy
environments. This district is intended to promote and maintain a viable mix of light
industrial and commercial uses.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-131. Designation of MCX districts.
Each MCX (industrial -commercial mixed use) district shall be designated by the
symbol "MCX" followed by a number which indicates the minimum land area, in
number of thousands of square feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-132. Permitted uses.
(a) The following uses shall be permitted in the MCX district:
(1) Agricultural products processing, minor.
(2) Amusement and recreation facilities, indoor.
(3) Art galleries, museums.
(4) Art studios.
(5) Automobile sales and rentals.
(6) Automobile service stations.
(7) Bars, nightclubs and cabarets.
(8) Broadcasting stations.
(9) Business services.
(10) Car washing.
(11) Catering establishments.
(12) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(13) Churches, temples and synagogues.
Planning Depi. 25-111
Exhibit 1
§ 25-5-132 HAWAII COUNTY CODE
(14) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the
cleaning agent.
(15) Commercial parking lots and garages.
(16) Community buildings, as permitted under section 25-4-11.
(17) Convenience stores.
(18) Crematoriums, funeral homes, funeral services, and mortuaries.
(19) Data processing facilities.
(20) Display rooms for products sold elsewhere.
(21) Equipment sales and rental yards.
(22) Farmers markets.
(23) Financial institutions.
(24) Food manufacturing and processing.
(25) Home improvement centers.
(26) Ice storage and dispensing facilities.
(27) Kennels in sound -attenuated buildings.
(28) Laboratories, medical and research.
(29) Laundries.
(30) Manufacturing, processing and packaging establishments, light.
(31) Medical clinics.
(32) Meeting facilities.
(33) Model homes.
(34) Motion picture and television production studios.
(35) Offices.
(36) Personal services.
(37) Photographic processing.
(38) Photography studios.
(39) Plant nurseries.
(40) Public uses and structures, as permitted under section 25-4-11.
(41) Publishing plants for newspapers, books and magazines, printing shops,
cartographing, and duplicating processes such as blueprinting or photostating
shops.
(42) Repair establishments, minor.
(43) Restaurants.
(44) Retail establishments.
(45) Sales and service of machinery used in agricultural production.
(46) Schools, business.
(47) Schools, photography, art, music and dance.
(48) Schools, vocational.
(49) Self -storage facilities.
(50) Telecommunications antennas, as permitted under section 25-4-12.
(51) Temporary real estate offices, as permitted under section 25-4-8.
(52) Theaters.
(53) Utility substations, as permitted under section 25-4-11.
(54) Veterinary establishments in sound -attenuated buildings.
25-112
ZONING
§ 25-5-132
(55) Warehousing.
(56) Wholesaling and distribution operations.
(b) In addition to those uses permitted under subsection (a) above, the following uses
may be permitted in the MCX district, provided that a use permit is issued for each
use:
(1) Major outdoor amusement and recreation facilities.
(2) Schools.
(3) Yacht harbors and boating facilities.
(c) Buildings and uses normally considered directly accessory to the uses permitted in
this section shall also be permitted in the MCX district.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2003, ord 03-113, sec l; am 2011, ord
11-26, sec 3; am 2012, ord 12-28, sec 15.)
Section 25-5-133. Height limit.
The height limit in the MCX district shall be forty-five feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-134. Minimum building site area.
The minimum building site area in the MCX district shall be twenty thousand
square feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-135. Minimum building site average width.
Each building site in the MCX district shall have a minimum building site average
width of ninety feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-136. Minimum yards.
The minimum yards in the MCX district shall be as follows:
(1) Front yards, twenty feet; and
(2) Side and rear yards, none, except where the adjoining building site is in an
RS, RD, RM or RCX district. Where the side or rear property line adjoins the
side or rear yard of a building site in an RS, RD, RM or RCX zoned district,
there shall be a side or rear yard which conforms to the side or rear yard
requirements for dwelling use of the adjoining district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-137. Landscaping of yards.
(a) All front yards in the MCX district shall be landscaped, except for necessary access
drives and walkways.
(b) Any required side or rear yard in the MCX district adjoining a building site in an
RS, RD, RM or RCX district, shall be landscaped with a screening hedge not less
than forty-two inches in height, within five feet of the property line, except for
necessary drives and walkways.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
25-113
§ 25-5-138
HAWAII COUNTY CODE
Section 25-5-138. Other regulations.
(a) Plan approval shall be required for all new structures and additions to existing
structures in the MCX district.
(b) Exceptions to the regulations for the MCX district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.)
Division 14. ML, Limited Industrial Districts.
Section 25-5-140. Purpose and applicability.
The ML (limited industrial) district applies to areas for business and industrial
uses which are generally in support of but not necessarily compatible with those
permissible activities and uses in other commercial districts.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-141. Designation of ML districts.
Each ML (limited industrial) district shall be designated by the symbol "MU
followed by a number which indicates the minimum land area, in thousands of square
feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-142. Permitted uses.
(a) The following uses shall be permitted in the ML district:
(1) Agricultural products processing, minor.
(2) Airfields, heliports and private landing strips.
(3) Amusement and recreation facilities, indoor.
(4) Animal hospitals.
(5) Animal quarantine stations.
(6) Aquaculture activities.
(7) Automobile and truck storage facilities.
(8) Automobile and truck sales and rentals.
(9) Automobile service stations.
(10) Bakeries.
(11) Bars.
(12) Broadcasting stations.
(13) Car washing.
(14) Carpentry, hardwood products and furniture manufacturing and storage
establishments.
(15) Catering establishments.
(16) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(17) Churches, temples and synagogues.
(18) Cleaning and dyeing plants.
SUPP.7 (1-2020) 25-114
CHANGE OF ZONE APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or legibly print the requested information)
APPLICANT: Waikoloa Villawe—(�enter, LLC
APPLICANT'S SIGNATURE: DATE:—
ADDRESS: P.O.. Box 1060, Lahaina, Maui, Hawaii 96767
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: _ Greg Brown. Principal
LANDOWNER(S): Waikoloa Village Center. LLC
LANDOWNER SIGNATURE(S):_ DATE:
(May be by letter)
LANDOWNER(S) ADDRESS: P.O. Box 1060, Lahaina, Maui. Hawai' i 96767
REQUEST:___ Open TO MCX-20
Existing zoning) (Proposed Zoning)
TAX MAP KEY: 6-8-003: 041 Dortion
STREET ADDRESS OF PROPERTY: Pua Melia Street
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 29.610 acres/26.052 acres
AGENT: Sidney Fuke, Planniny, Consultant
ADDRESS: P.O. Box 1345
Hilo. HI 96721
TELEPHONE:(Bus.) 808 989-0640 (email)__ sidneyfuke(a mail.com _
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL:_ Sidney Fuke COPIES: Grep- Brown
Planning Dept.
Exhibit 2
WAIKOLOA LIGHT
INDUSTRIAL CENTER
CHANGE OF ZONING
Background & County
Environmental Report
TMK (3)6-8-003:041 (portion)
Waikoloa, South Kohala, Hawaii Island
Prepared for:
County of Hawaii Planning Department
Applicant:
Waikoloa Village Center LLC
Prepared by:
P B R HAN 'AII
\.A:� \ 0C�AII\, INS.
September 2023
WAIKOLOA LIGHT INDUSTRIAL CENTER
CHANGE OF ZONING
Background & County Environmental Report
TM (3) 6-8-003:041 (portion)
Waikoloa, South Kohala,
Hawai'i Island
Prepared for
County of Hawaii Planning Department
Applicant
Waikoloa Village Center LLC
Prepared by:
PBR HAWAII
& ASSOCIATES, INC.
September 2023
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
Table of Contents
A. SUBJECT REQUEST.....................................................................................................................
3
1.
Details of Proposed Use/Development: .................................................................................
3
a.
Project description: ...............................................................................................................
3
b.
Statement of objectives and reasons for the request: .......................................................
4
c.
Number of acres/square feet: ..............................................................................................
4
d.
Proposed units/lots/floor area of proposed building envelope: ......................................
4
e.
Development timeframe and cost: ......................................................................................
4
f.
Membership size/number of employees and clientele: ....................................................
4
g.
Parking arrangement: ...........................................................................................................
4
h.
Traffic impacts.......................................................................................................................
5
I .
Proposed on-site and off-site infrastructure: ......................................................................
6
J.
Other related information: ...................................................................................................
7
B. CONFORMANCE WITH STATE/COUNTY PLANS...................................................................
8
2.
State Land Use designation: ....................................................................................................
8
3.
County Zoning: .........................................................................................................................
8
4.
General Plan designation (LUPAG Map): ...............................................................................
8
5.
Applicable goals/policies and objectives of the General Plan: ............................................
9
6.
Consistency with Applicable Community Development Plan: ...........................................
12
7.
Special Management Area: ...................................................................................................
14
8.
Discussion on how the proposed use is consistent with Chapter 205A, Coastal
Zone
Management...........................................................................................................................
14
C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND
SURROUNDINGAREA..............................................................................................................
17
9.
Description of subject property, location, climate, topography, slope, soils ....................
17
10.
Lava Hazard Zone: ..................................................................................................................
17
11.
Distance from coastline: .........................................................................................................
17
12.
Agricultural Lands of importance in the State of Hawaii (ALISH) designation: ................
17
13.
U.S.D.A. Natural Resources Conservation Services Soil Service Report soil type :..........
17
14.
Land Study Bureau soil rating: ...............................................................................................
17
15.
Flood Insurance Rate Map (FIRM) designation: ...................................................................
18
16.
Existing drainage ways or improvements: ............................................................................
18
17.
Air/noise/water quality: ..........................................................................................................
18
18.
Description of Property..........................................................................................................
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
19.
Traditional and customary native Hawaiian rights...............................................................
19
20.
Existing public access to and along the shoreline or to mountain areas and knowledge of
public access being used.......................................................................................................
20
21.
Existing floral/faunal resources..............................................................................................
20
22.
Scenic or coastal resources: ...................................................................................................
21
23.
Social settlement pattern for the area: .................................................................................
21
24.
Economic resources of the area: ...........................................................................................
22
25.
Land values: .............................................................................................................................
22
26.
Zoning......................................................................................................................................22
27.
Land use(s): ..............................................................................................................................
22
D. PUBLIC
FACILITIES AND SERVICES.........................................................................................
23
28.
Description of access: ............................................................................................................
23
29.
Availability of water: ...............................................................................................................
23
30.
Sewage disposal: ....................................................................................................................
23
31.
Solid waste: .............................................................................................................................
23
32.
Police & fire protection: .........................................................................................................
24
33.
Schools: ...................................................................................................................................
24
34.
Parks: ........................................................................................................................................
24
35.
Other utilities and services (telephone/electricity): .............................................................
25
E. ENVIRONMENTAL
ASSESSMENT AND ANALYSIS...............................................................
26
36.
Relationship between local short term uses of environment and maintenance
and
enhancement of long-term productivity: ..............................................................................
26
37.
Mitigative measures proposed to avoid, minimize, rectify, or reduce impact: .................
26
38.
Alternatives to the proposed development: ........................................................................
26
39.
Irreversible and irretrievable commitments of natural resources that would be involved
if
proposed action implemented: .............................................................................................
27
F. AGENCIES - COMMENTS........................................................................................................
29
40.
Consultation............................................................................................................................29
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
List of Exhibits
Exhibit 1 —
Location and Surrounding Uses Map
Exhibit 2 —Tax
Map Key
Exhibit 3 —
Preliminary Site Plan
Exhibit 4 —
Legal Description of Property
Exhibit 5 —
Property Deed
Exhibit 6 —
Properties within 300' of Project
Exhibit 7 —
Traffic Impact Assessment Report
Exhibit 8 —
Preliminary Engineering Report
Exhibit 9 —
River Focus Analysis
Exhibit 10
— Formerly Used Defense Sites Map
Exhibit 11
— State Land Use Map
Exhibit 12
— County Zoning Map
Exhibit 13
— Entitlement History
Exhibit 14
—General Plan (LUPAG) Map
Exhibit 15
— Planning Department Letter
Exhibit 16
—Special Management Area Map
Exhibit 17
— Lava Flow Hazard Map
Exhibit 18
—Agricultural Lands of Importance (ALISH) Map
Exhibit 19
— NCRS Soil Map
Exhibit 20
— Land Study Bureau Soil Map
Exhibit 21
— Flood Insurance Rate Map
Exhibit 22
— SHPD Chapter 6E-42 Historic Preservation Review Letter
Exhibit 23
— Ka Pa'akai O Ka 'Aina Assessment
Exhibit 24
— Biological Survey
Exhibit 25
— South Kohala CDP Map
Exhibit 26
— Consultation Letter and Responses
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
List of Acronyms
AIS
Archaeological Inventory Survey
ALISH
Agricultural Lands of importance in the State of Hawaii
ASM
ASM Affiliates
CCT
Correlated Color Temperature
CDP
Community Development Plans
CZM
Coastal Zone Management
DEM
County Department of Environmental Management
DOH
State Department of Health
ESIM
Electric Service Installation Manual
FIRM
Flood Insurance Rate Map
FUDS
Formerly Used Defense Site
HAIR
Hawaii Administrative Rules
HELCO
Hawaiian Electric Company
HWSC
Hawaii Water Service Company
LSB
Land Study Bureau
LUPAG
Land Use Pattern Allocation Map
MCX
Industrial -Commercial Mixed District
NPDES
National Pollutant Discharge Elimination System
0
Open District
sf
square feet
SHPD
State Department of Land and Natural Resources Historic
Preservation Division
SMA
Special Management Area
TIAR
Traffic Impact Analysis Report
TMK
Tax Map Key
USFWS
U.S. Fish and Wildlife Service
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
A. SUBJECT REQUEST
1. Details of Proposed Use/Development:
a. Project description:
Waikoloa Village Center LLC (Applicant) seeks a change of zoning for a portion of Tax
Map Key (TMK) (3) 6-8-003:041 at Waikoloa, South Kohala, Hawaii Island, County and
State of Hawaii. The total area of TMK (3) 6-8-003:041 is 29.610 acres.
The Applicant seeks a change of zoning from the Open (0) District to the Industrial -
Commercial Mixed (MCX) District for a 26.052 -acre portion of TMK (3) 6-8-003:041.
The 26.052 -acre portion to be rezoned is makai of `Auwaiakekua Gulch. The 3.558 -acre
portion mauka of the gulch will remain in the Open District.
Within the area rezoned to the MCX District, the Applicant proposes to develop and
operate the Waikoloa Village Center Light Industrial Center (the Project), which will
include:
• A self -storage facility;
• Flexible use buildings for industrial -commercial business;
• Parking and loading spaces;
• An open greenway and emergency egress route between the self -storage facility
and flexible use buildings;
• Drainage and flood control improvements;
• Landscaping;
• A new roadway from Waikoloa Road to the Project site;
• Infrastructure to bring infrastructure systems to the Project site; and
• An approximately 3.4 -acre area reserved for future MCX uses.
The following exhibits provide details regarding the change of zoning and the Project:
• Exhibit I., location and surrounding uses map;
• Exhibit 2, TMK map;
• Exhibit 3, Waikoloa Village Center Light Industrial Center preliminary site plan;
• Exhibit 4, legal description of the property (map and written metes and bounds)
describing the area to be rezoned to the MCX District and the area to remain in the
O District;
• Exhibit 5, Deed showing that Waikoloa Village Center LLC owns (3) 6-8-003: 029,
031, 032, 037, and 0411; and
• Exhibit 6, A list of the names, addresses and tax map keys of all owners and lessees
of record within 300' from the Project site
' A portion of TMK (3) 6-8-003:041 is the Project site and the area subject to this change of zoning
application; The Project will include new private road within TMK (3) 6-8-003: 032 from Waikoloa Road to
the Project site. See Section 28, description of access, for more information about access and the new private
road.
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
b. Statement of objectives and reasons for the request:
Waikoloa Village and the surrounding area are lacking light industrial areas. The closest
light industrial areas are the Kaloko Light Industrial Park and the Honokohau Industrial
Park in Kailua-Kona and about 28 miles from Waik6loa Village. The Project objectives
are to: 1) provide a range of needed light industrial commercial mixed uses in the Waikoloa
Village area without exposing the community to unsafe and unhealthy conditions; and 2)
minimize traffic and commuting on Queen Ka'ahumanau Highway and Mamalahoa
Highway to light industrial areas in Kailua-Kona on Queen Ka'ahumanau Highway and
Mamalahoa Highway.
The need for the light industrial commercial mixed space is the well-known demand in the
community for such spaces along with the alignment of the General Plan, State Land Use
Urban District, and South Kohala Community Development Plan (CDP), all of which allow
or designate such uses on the property.
C. Number of acres/square feet:
• Total Area: 29.610 acres/1,289,812 sf
• Area to be rezoned to the MCX zoning district: 26.052 acres/1,134,825 sf
• Area to remain in Open zoning district: 3.558 acres/ 154,987 sf
d. Proposed units/lots/floor area of proposed building envelope:
• Lots: Ilot.
• Floor Area: Self -storage approximately 174,664 sf; MCX buildings approximately
64,944 sf.
• Units: Self -storage unit count too early to be determined; MCX buildings have
approximately 22 units
e. Development timeframe and cost:
• Development timeframe: 3 years from approval of change of zoning
• Cost: $30M (239,608 gross sf x $125/sf)
f. Membership size/number of employees and clientele:
There will be no membership required. The number of employees has not been determined
and will be dependent on the businesses that choose to lease space in the Project. The
clientele is expected to be contractors, other types of businesses needing industrial or
commercial space, and their customers.
g. Parking arrangement:
Parking for the project will comply with all zoning requirements. For MCX uses there will
be 1 space per 300 sq ft and for self -storage uses there will be 1 space per 100 units. This
amounts to 156 MCX parking spaces and 17 self -storage spaces.
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
There will be 8 loading spaces for self -storage and 5 loading spaces for MCX. All parking
and loading spaces will include the required ADA compliant stalls. See Exhibit 4 for more
information on parking.
h. Traffic impacts
(assessment of existing traffic conditions, anticipated increase in traffic and traffic
impacts from proposed use). Please note, a Traffic Impact Analysis Report (TZAR)
may be required pursuant to HCC Chapter 25-2-46):
AECOM prepared a Traffic Impact Analysis Report (TIAR) for the proposed Waik6loa
Light Industrial Center in August 2023. The TIAR:
• Documents existing conditions;
• Assesses future conditions with the proposed Waikoloa Light Industrial Center,
including the access into the site; and
• Summarizes transportation issues identified and proposes recommendations to
address those issues.
The TIAR was prepared in compliance with Hawaii County Code Section 25-2-46 which
requires a TIAR:
• Be prepared or updated within six months before the submission of a zoning
amendment application that can generate 50 or more peak hour trips; and
• Include:
o Projections for future growth in traffic for a minimum of five, 10, and 20 years;
and
o Other approved or proposed development that is expected to impact the project
area, with reasonable assumptions about the build -out of such development.
Access to the Waikoloa Light Industrial Center will be from Waikoloa Road via a new
private road (named Hale Hana Street) through TMK (3) 6-8-003: 0322. At the intersection
with Waikoloa Road the new road will be designed to line up with Ehukai Loop to form a
four-way intersection with Ehukai Loop and Waikoloa Road. The existing Quarry Road (a
private road) will be accommodated by a connection with the new road and the current
intersection of Quarry Road and Waikoloa Road will be closed.
The TIAR notes Waikoloa Village and the surrounding area currently lack light industrial
areas. Under the existing conditions, the nearest light industrial areas, Kaloko Light
Industrial Park and the Honokohau Industrial Park in Kailua-Kona, are approximately 28
miles away from Waikoloa Village. The completion of the proposed Waikoloa Light
Industrial Center is expected to reduce the need to travel outside the community to access
a light industrial area and provide a space for the needed service.
2 Waikoloa Village Center LLC (Applicant) also owns TMK (3) 6-8-003: 032 (see Exhibit 5 for the deed).
See Section 28, description of access, for more information about access and the new private road.
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
Recommendations from the TIAR include:
• Establish the Hale Hana Street approach as a stop -sign control intersection with
separate lanes for the left -turn movement and the shared through/right-turn approach
for the completion of the Project.
• Modify the median striping at the Waikoloa Road and Ehukai Loop/Hale Hana Street
intersection to provide an exclusive left -turn lane for the turning traffic into Hale
Hana Street and remove the existing left -turn refuge lane.
• Install a crosswalk across Waikoloa Road at the Ehukai Loop/Hale Hana Street
intersection.
• Include bicycle signage/markings along Hale Hana Street to indicate Hale Hana
Street is a shared use road; included limited bicycle parking racks with the Waikoloa
Village Center Light Industrial Center to encourage bicycle use to the to the project.
• Coordinate with the County of Hawaii to help with designating additional Hele-on
bus stops to serve this area along Waikoloa Road if there is sufficient rider demand in
the future.
See Exhibit 7 for the complete Waikoloa Village Center TIAR.
Proposed on-site and off-site infrastructure:
Engineering Partners prepared a preliminary engineering report (PER) for the Waikoloa
Light Industrial Center Project. The PER analyzes existing conditions and proposed
improvements related to water, wastewater, electricity, telecommunications, and drainage.
Information from the PER is summarized below and in Section D of this report. Exhibit 8
is the complete PER.
• Water: The existing water system that supplies the fire and domestic water demand
for the proposed improvements is owned and operated by Hawaii Water Service
Company (HWSC). HWSC has existing waterlines along Pua Melia Street and
along an easement that traverses the Project site to Pua Melia Street.
Per a letter from HWSC dated March 10, 2022, HWSC is willing to provide water
service to the Project. A copy of the letter is included in the PER Appendix.
• Wastewater: The existing sewer system that conveys and treats the sewage that will
be generated from the Project is owned and operated by HWSC. They have existing
sewer lines along Waikoloa Road and Pua Melia Street.
Per a letter from HWSC dated March 10, 2022, HWSC is willing to provide
wastewater services to the Project. A copy of the letter is included in the PER
Appendix.
Electricity: Existing Hawai'i Electric Light Company (HELCO) facilities are
currently routed along Waikoloa Road via a series of manholes alongside the
roadway. The area is currently served by the existing HELCO Waikoloa Substation.
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
The Applicant will work with HELCO to upgrade systems to provide adequate
capacity to Project. Waikoloa Village Center LLC will be responsible for the
installation of all conduits, manholes, and trenching for any new HELCO utilities.
• Telecommunications: Spectrum and Hawaiian Telcom provide tele-
communication infrastructure along Waikoloa Road. New Spectrum and Hawaiian
Telcom underground conduits and handholes will be installed alongside HELCO's
infrastructure, connecting into existing infrastructure along Waikoloa Road.
Conduit stub outs will be provided to the Project site.
• Drainage: The increase of onsite runoff will be mitigated by constructing onsite
drywells. To contain the increase of onsite runoff, the Project site will be graded to
provide a positive flow toward the onsite drainage structures.
Other related information:
While the Flood Insurance Rate Map (FIRM) shows that the Project site is within Zone X
(outside 0.2% -annual -chance floodplain), `Auwaiakekua Gulch, which is the mauka
boundary of the Project site, is known to overflow during extreme storm events. To address
potential impacts from flooding, the Applicant commissioned River Focus to analyze
existing conditions and propose improvements to minimize future flooding and improve
public safety. Exhibit 9 includes the diagrams from River Focus analyzing existing and
proposed conditions.
The Project site is within the Former Waikoloa Maneuver Area which is a Formerly Used
Defense Site (FUDS). The U.S. Army Corps of Engineers' 2013 Former Waikoloa
Maneuver Area map shows the Project site as Cleared Area. A portion of the northwestern
section of the Project site is designated as an Exception Area. Exhibit 10 is the portion of
the 2013 Former Waikoloa Maneuver Area map showing the Project site.
7
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
B. CONFORMANCE WITH STATE/COUNTY PLANS
2. State Land Use designation:
Urban (see Exhibit 11).
3. County Zoning:
Open (See Exhibit 12). Change of zoning proposed to MCX.
Exhibit 13 provides an entitlement history of TMK 6-8-003:041, including an explanation of why
the parcel, originally zoned RM -1.5, was taken out of the project area for REZ 678 / Ordinance
13-029. Exhibit 13 includes all relevant background information and documents regarding the
entitlement chronology, leading up to the present request to obtain MCX zoning.
4. General Plan designation (LUPAG Map):
Medium Density Urban; Industrial (See Exhibit 14).
In a letter dated March 13, 2023, the Planning Department confirmed:
"...that the GP LUPAG map designation for the subject property can be interpreted as
Industrial for rezoning purposes. This determination is not made by simply looking at where
the LUPAG Map lines roughly fall on the ground, but by carefully assessing how lots in the
area were established and the practical application of uses existing and foreseen in the area
as supported by existing infrastructure. "
See Exhibit 15 for the complete letter.
LUPAG MAP: The General Plan is a policy document with a map component called the Land
Use Pattern Allocation (LUPAG) Map to help guide land use. Together, they provide for the long-
range comprehensive and balanced development of the island of Hawaii.
According to the Land Use Concept section of the General Plan, the map component is called the
Land Use Pattern Allocation Guide ("LUPAG") map. The LUPAG map "indicates the genera
location of various land uses in relation to each other document." It is a "broad, flexible design
intended to guide the direction and quality offuture developments in a coordinated and rational
manner.
One of the standards of the General Plan document states that "The broad -brush boundaries
indicated are graphic expressions of the General Plan policies, particularly relating to land uses.
They are long-rangeug ides toeg neral location...." Hence, the LUPAG map was not designed to
be specifically measurable.
As such, in the context of the broad -brush boundary approach, the Planning Department confirmed
that Project site can be interpreted to be Industrial, a designation that allows the requested MCX
zoning (See Exhibit 15). Accordingly, the change in zoning is consistent with the LUPAG map.
0
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
Relative to the Industrial designation, the General Plan notes that "These areas include uses such
as manufacturing and processing, wholesaling, large storage and transportation facilities, light
industrial and industrial -commercial uses." Inasmuch as the requested MCX zoning allows uses
consistent with the LUPAG's Industrial designation, no amendment to the LUPAG map is needed.
5. Applicable goals/policies and objectives of the General Plan:
POLICIES
The requested zoning would be consistent with the goals, policies, and standards of the Economic
and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow:
Economic Element
Goals
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical and social
environments ofthe island of Hawaii.
• The County of Hawaii shall strive for diversity and stability in its economic system.
• The County shall provide an economic environment which allows new, expanded, or
improved economic opportunities that are compatible with the County's natural and social
environment.
Policies
• The County shall provide an economic environment which allows new, expanded, or
improved economic opportunities that are compatible with the County's natural and social
environment.
• The County shall strive for an economic climate which provides its residents with an
opportunity for choice of occupation.
• The County shall strive for diversification of its economy by strengthening existing
industries and attracting new endeavors.
• The County shall encourage the development of a visitor industry which is consistent with
the social, physical, and economic goals of the residents of the County.
Land Use Element (Commercial)
Goals
• Provide for commercial developments that maximize convenience to its users.
0
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
• Provide commercial developments that complement the overall pattern of transportation
and land usage within the island's regions, communities, and neighborhoods.
Policies
Commercial facilities shall be developed in areas adequately served by necessary services,
such as water, utilities, sewers, and transportation systems. Should such services not be
available, the development of more intensive uses should be in concert with a localized
program ofpublic and private capital improvements to meet the expected increased needs.
Distribution of commercial areas shall be such as to best meet the demands of
neighborhood, community and regional needs.
The development of commercial facilities should be designed to fit into the locale with
minimum intrusion while providing the desired services. Appropriate infrastructure and
design controls shall be incorporated into the review ofsuch developments.
Standards
• Commercial developments shall be located in areas adequately served by transportation,
utilities, and amenities. Commercial developments shall provide for adequate internal
circulation amongst commercial facilities in the area.
• Off-street parking and loading facilities shall be provided.
• Commercial development shall maintain or improve the quality of the present environment
through the consideration ofvisual, access, landscaping, and other design elements in their
development.
• Preference shall be given to commercial lands with a reasonably level topography.
Land Use Element (Industrial)
Goals
• Designate and allocate industrial areas inappropriate proportions and in keeping with the
social, cultural, and physical environments of the County.
Promote and encourage the rehabilitation of industrial areas that are serviced by basic
community facilities and utilities.
Policies
• Support the creation of industrial parks in appropriate locations as an alternative to strip
development.
10
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
• Achieve a broader diversification of local industries by providing opportunities for new
industries and strengthening existing industries.
• Locate industrial areas convenient to transportation facilities and provide a variety of
industrial zoned districts and lot sizes, depending on the needs of the industries and the
communities.
• Improve the aesthetic quality of industrial sites and protect amenities of adjacent areas by
requiring landscaping, open spaces, buffer zones, and design guidelines.
• Industrial development shall be located in areas adequately served by transportation,
utilities, and other essential infrastructure.
• Provide flexibility within the Zoning Code to accommodate emerging new industries.
• Industrial -commercial mixed-use districts shall be provided inappropriate locations.
• Require developers to provide basic infrastructure necessary for development.
Standards
• Industrial development shall maintain or improve the quality of the present environment.
• Industrial activities may be located close to raw materials or key resources.
• The topography of industrial land shall be reasonably level.
• Industrial development shall be conveniently located to its labor resource.
• Buffer zones shall be established between industrial and adjacent incompatible uses of
land.
• The direction of wind patterns and the absence of trade winds shall be considered in the
citing of industrial areas.
Courses ofAction (South Kohala)
• Industrial development should be in harmony with surrounding uses and the environment.
• Idents sites suitable for future industrial activities as the need arises.
Discussion
If approved, the Project would provide needed services to Waikoloa Village and indirectly, the
region. Its location is ideal to service the surrounding commercial and residential uses in this area.
Its location is very accessible to the community from a vehicular and pedestrian perspective.
11
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
From a visual perspective, the proposed Project would not visually overwhelm the surrounding
area. The site is situated in the lower southern quadrant of the Village and generally away from
existing residential uses. At the same time, although some of the projected uses would be of an
industrial nature, the target uses, such as a self -storage facility, would be more benign unlike heavy
industrial uses.
Relatedly, all required infrastructure is in place or, if not, will be provided by the applicant without
taxing the government's servicing ability. The Project will be serviced by a government approved
wastewater and water system provided by a private purveyor. There is an existing County fire
station near the Project site. While there is no police station in the Village, service is provided from
both the Waimea and Kona stations,
The area of the proposed development is designated "X" on the FIRM map, and as such flood
issues are generally nonexistent, or can be accommodated through normal county requirements.
The known flood prone area will be left in open space, thus indirectly also achieving the "buffer"
and open space concepts outlined in the General Plan policies.
There are also no known archaeological or cultural features on the property that would be adversely
impacted. If there are inadvertent archaeological features found on the site, work will stop, and the
State Department of Land and Natural Resources State Historic Preservation Division and the
County Planning Department will be consulted before further activities occur within the affected
area.
In addition, the Project will not remove or impact any critical habitat. An online mapping tool
provided by the U.S. Fish and Wildlife Service (USFWS)3 indicates that no designated critical
habitat for endangered plant or animal species is located on the Project site or within five miles of
it.
Finally, all structures will be built to comply with the Zoning Code standards, such as parking,
setback, height, and landscaping.
6. Consistency with Applicable Community Development Plan:
South Kohala Community Development Plan (CDP)
Relative to the South Kohala CDP, Section 15.1 of the County General Plan calls for the
development and eventual County Council adoption of Community Development Plans (CDPs).
The General Plan states that the CDPs "will translate the broad General Plan statements to specific
actions as they apply to specific geographical areas." The General Plan also notes that should the
CDP require a General Plan amendment, it could be considered concurrent with the adoption of
the CDP. However, "If there is a direct conflict between the Community Development Plan and
the General Plan, the General Plan shall be controlling."
Pursuant to the above, the South Kohala CDP was developed and subsequently adopted by the
County Council on November 20, 2008 (Ordinance No. 2008-159).
s See http://ecos.fws.gov/ecp/report/table/critical-habitat.html
12
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
As it relates to Waikoloa Village, the CDP Waikoloa Village Conceptual Plan designates the
Project site Urban Expansion and Industrial. Thus, the requested MCX zoning is consistent with
the Waikoloa Village Light Industrial Center Conceptual Plan (See Exhibit 4).
The CDP outlines five general policies and a varying number of sub -policies within each general
policy for the South Kohala District. The relationship of the proposed rezoning with the general
and applicable sub -policies is described below.
1. Preserve the culture and sense ofplace of South Kohala communities
While there are no known archaeological or cultural features or sites on the subject site, the
Project— indirectly — will continue to retain some of the open space features of this area.
2. Provide for the transportation and circulation needs of the South Kohala community and for
commuters to/from South Kohala
The Project will address transportation and circulation needs of the South Kohala community
by providing light industrial space and uses within the Waikoloa Village area, thus minimizing
the need for Waikoloa Village residents and businesses to commute to other light industrial
centers such as the Kaloko Light Industrial Park and Honokohau Industrial Park in Kailua-
Kona.
3. Provide affordable and workforce housing resources for low- and moderate -income
individuals, families, and for those residents of South Kohala with special needs.
As this is a commercial/industrial project, this policy is not specifically applicable. However,
it will provide employment opportunities and enable more people to be gainfully employed
without having to travel out of the Village. In so doing, these opportunities could then
indirectly help minimize the need for transitional homes.
4. Develop programs and standards that will protect the South Kohala community from natural
hazards, including major storms, flooding, tsunami, lava flows, and wildfires.
As outlined in one of the sub -policies, "firewise landscaping principles" could be applied
within the Project area, including fire and drought tolerant plants and native plants.
5. Develop guidelines and programs that promote environmental stewardship and the concept of
sustainability
Water conservation measures will be developed and implemented in conjunction with the
development of the Project. These could come in the form of xeriscape landscaping, use of
recycled water, use of solar, design measures to accommodate wind and sun patterns.
To ensure protection of the groundwater, the Project will be hooked up to the private
wastewater system, a system that is approved and monitored by the State Department of
Health.
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Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
One of the other strategies (Strategy 1.4) called for the development of a commercial center
with shops, stores, and small business opportunities. While there is a commercially zoned area
above the subject site, its zoning does not allow limited industrial uses. Although there is an
industrial zoned area below the subject site, it has not been developed and given its potential
infrastructure cost to access the site, may not be developed in the near term. Accordingly, the
Project potentially addresses the immediate light industrial needs of this community.
7. Special Management Area:
Not in the SMA (See Exhibit 16).
8. Discussion on how the proposed use is consistent with Chapter 205A, Coastal Zone
Management
(existing public access, scenic or open space resources, coastal view planes, and coastal
ecosystems)
The Property is located outside of the Special Management Area (SMA). The objectives of the
Coastal Zone Management (CZM) Program, along with discussions of how the Waikoloa Light
Industrial Center conforms to these objectives, are provided in Table 1 below.
Table 1. Compliance with the Coastal Zone Management Act, Chapter 205A, HRS
COASTAL ZONE MANAGEMENT ACT, CHAPTER 205A, HRS
S
NIS
N/A
(Key: S = Supportive, N/S = Not Supportive, N/A = Not Applicable)
RECREATIONAL RESOURCES
Objective: (A) Provide coastal recreational opportunities accessible to the public.
X
Discussion: Waikoloa Light Industrial Center is not along the coastal area and therefore will have no impact on
public access to coastal recreational areas and resources.
HISTORIC RESOURCES
Objective: (A) Protect, preserve, and, where desirable, restore those natural and manmade
X
historic and prehistoric resources in the coastal zone management area that are significant in
Hawaiian and American history and culture.
Discussion: Waikoloa Light Industrial Center is not anticipated to have a negative impact on archeological or cultural
resources. ASM Affiliates (ASM) conducted: 1) an Archaeological Inventory Survey (AIS) to identify any
archaeological sites on the Property; and 2) a Ka Pa`akai O Ka `Aina Assessment (Assessment) to identify traditional
customary practices associated with the Property. The AIS identified one archaeological site as not significant and
recommends no further work for the site. Regarding cultural resources, ASM concludes that that given the
consultation and assessment documented in the Assessment, "no valued cultural, historical, or natural resources,
including traditional and customary native Hawaiian rights, will be affected or impaired by the proposed rezoning
of TMK: (3)-6-8-003:041." Waikoloa Village Center LLC and its contractors will comply with all State and County
laws and rules regarding the preservation of archaeological and historic sites.
SCENIC AND OPEN SPACE RESOURCES
Objective: (A) Protect, preserve, and, where desirable, restore or improve the quality of coastal
X
scenic and open sace resources.
Discussion: The Waikoloa Light Industrial Center is not along the coastal area and therefore will have no impact on
coastal scenic and open space resources. While the Project site is currently zoned Open, the project site and
surrounding area is not recognized as scenic area or an open space resource. In addition, the change of zoning from
Open to MCX is consistent with the State Land Use Urban District designation, the LUPAG Map, and the South
Kohala CDP Waikoloa Village Conceptual Plan and thus development of the Project site is consistent with the long-
range plan and vision for the area.
COASTAL ECOSYSTEMS
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COASTAL ZONE MANAGEMENT ACT, CHAPTER 205A, HRS
S
N/S
N/A
(Key: S = Supportive, N/S = Not Supportive, N/A = Not Applicable)
Objective: (A) Protect valuable coastal ecosystems, including reefs, beaches, and coastal dunes,
X
from disruption and minimize adverse impacts on all coastal ecosystems.
Discussion: The Project is not anticipated to impact coastal ecosystems. No state or federal water quality standards
will be violated during development or after occupancy of Waikoloa Light Industrial Center. The uses within
Waikoloa Light Industrial Center will be designed and constructed so that onsite runoff during a 10 -year storm event
will be mitigated by onsite drywells, constructing grading to provide a positive flow towards the onsite drainage
structures, and the construction of secondary overflows.
A National Pollutant Discharge Elimination System (NPDES) permit will be required before grading areas one acre
or greater. The NPDES permit requires erosion control measures and covers storm water runoff discharges associated
with construction activities, including clearing, grading, excavation and construction support activities (see Hawaii
Administrative Rules (HAR) Chapter 11-55). in compliance with the Clean Water Act, a Section 401 Water Quality
Certification from the State Department of Health (DOH), Clean Water Branch (CWB) will be obtained if it is
determined that may grading and related activities may result in any discharge into navigable waters or is otherwise
triggered.
ECONOMIC USES
Objective: (A) Provide public or private facilities and improvements important to the State's
X
economy in suitable locations.
Discussion: The objective of the Waikoloa Light Industrial Center is to provide a range of light industrial commercial
mixed uses that are needed within the community. The Waikoloa Light Industrial Center will: attract new capital
investment; provide jobs during construction; and long-term jobs and revenue generation after build out from the
businesses that are located there. The Waikoloa Light Industrial Center is a needed private facility in an appropriate
location that will contribute to the County's and State's economy.
COASTAL HAzARDs
Objective: (A) Reduce hazard to life and property from coastal hazards. X
Discussion: The Waikoloa Light Industrial Center is located inland from the shoreline and thus is not subject to
storm waves and tsunamis. The FEMA FIRM for Hawaii County designates the Property as within Flood Zone X,
outside the 0.2% annual chance floodplain.
Appropriate engineering, design, and construction measures will be undertaken to minimize potential erosion of soil
during grading. All grading will be done in compliance with all applicable Federal, State, and County regulations
and rules for erosion control, including Chapter 10 of the Hawaii County Code, relating to erosion and sedimentation
control. In addition, a NPDES permit will be required before grading areas greater than one acre.
MANAGING DEVELOPMENT
Objective: (A) Improve the development review process, communication, and public
X
participation in the management of coastal resources and hazards.
Discussion: The Waikoloa Light Industrial Center is not a coastal development; however, during the planning of the
Waikoloa Light Industrial Center, representatives met with County agencies and a pre -consultation letter was sent to
State and County agencies, elected officials, and community groups.
PUBLIC PARTICIPATION
Objective: A Stimulate public awareness, education, and participation in coastal management. I X
Discussion: The Waikoloa Light Industrial Center is not a coastal development; however, during the planning of the
Waikoloa Light Industrial Center, representatives met with County agencies and a pre -consultation letter was sent to
State and County agencies, elected officials, and community groups.
BEACH AND COASTAL DUNE PROTECTION
Objective: (A) Protect beaches and coastal dunes for:
X
i) Public use and recreation;
ii) The benefit of coastal ecosystems; and
iii) Use as natural buffers against coastal hazards; and
(B) Coordinate and fund beach management and protection.
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COASTAL ZONE MANAGEMENT ACT, CHAPTER 205A, HRS
S
N/S
N/A
(Key: S = Supportive, N/S = Not Supportive, N/A = Not Applicable)
Discussion: Waikoloa Light Industrial Center is not a coastal dependent development, is not located on the coastline,
and is not in the SMA; therefore, these objectives are not applicable. The Project site is located away from the
shoreline, such that adverse impacts on beach resources and processes are not expected.
MARINE AND COASTAL RESOURCES
Objective: (A) Promote the protection, use, and development of marine and coastal resources
X
to assure their sustainability.
Discussion: Waikoloa Light Industrial Center is not a coastal dependent development, is not located on the coastline,
and is not in the SMA; therefore, these this objective is not applicable. The Property is located away from the
shoreline, such that adverse impacts on beach resources and processes are not expected.
No state or federal water quality standards will be violated during development or after occupancy of Waikoloa Light
Industrial Center. The uses within Waikoloa Light Industrial Center will be designed and constructed so that onsite
runoff will be mitigated by onsite drywells, constructing grading to provide a positive flow toward the onsite drainage
structures, and the construction of secondary overflows.
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C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL
SETTING OF THE PROPERTY AND SURROUNDING AREA
Physical Characteristics/Environmental Setting.-
9.
etting.
9. Description of subject property, location, climate, topography, slope, soils
(including size, shape, existing structures)
Waikoloa Village Center LLC (Applicant) seeks a change of zoning for a 26.052 -acre portion of
Tax Map Key (TMK) (3) 6-8-003:041 makai of `Auwaiakekua Gulch from the O District to the
MCX District. The 3.558 -acre portion mauka of the gulch will remain in the Open District.
The Project site is vacant. There are no existing structures.
The rolling terrain of the Project site generally slopes in a northwesterly direction with an estimated
average slope of 6 percent. The existing ground elevation ranges from 1,006 feet to 872 feet above
mean sea level. The highest elevation being at its common boundary with TMK: (3) 6-8-002: 017,
and the lowest portion being at its common boundary with Lot 5-B, TMK: (3) 6-8-003: 032.
The soil types in the vicinity of the Project site are `Auwaiakekua Extremely Cobbly Silt loam
with 10 to 20 percent slopes, and Hapuna-Waikui-Lalamilo Complex with 0 to 20 percent slopes.
These are well drained soils.
10. Lava Hazard Zone:
The Project site is in Lava -Flow Hazard Zone 8. Zone 8 means it is within the remaining part of
Mauna Kea. Only a few percent of this area have been covered by lava in the past 10,000 years
(See Exhibit 17).
11. Distance from coastline:
4.76 miles
12. Agricultural Lands of importance in the State of Hawaii (ALISH) designation:
Other ALISH (See Exhibit 18).
13. U.S.D.A. Natural Resources Conservation Services Soil Service Report soil type :
The soils of the Project site are identified as `Auwaiakekua Extremely Cobbly Silt Loam, 10-20%
slopes and Hapuna-Waikui-Lalamilo Complex, 0-20% slopes (See Exhibit 19).
14. Land Study Bureau soil rating:
Not designated under the Land Study Bureau (LSB) soil rating system. (See Exhibit 20)
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15. Flood Insurance Rate Map (FIRM) designation:
The Project site is within Flood Zone X which is outside the 0.2% annual chance floodplain (See
Exhibit 21).
16. Existing drainage ways or improvements:
The portion of `Auwaiakekua Gulch that that forms the mauka boundary of the Project site is
outside of the Army Corps of Engineers jurisdiction. Most of the existing onsite runoff flows
toward `Auwaiakekua Gulch. A small portion flows toward Waikoloa Road in the form of a sheet
flow.
The increase of onsite runoff will be mitigated by constructing onsite drywells. To contain the
increase of onsite runoff, the Project site will be graded to provide a positive flow toward the onsite
drainage structures. Additionally, to mitigate the flooding of buildings should the onsite drainage
structures fail, the site will be graded with secondary overflows.
17. Air/noise/water quality:
The existing water system that supplies the fire protection and domestic water demand for the
proposed improvements is owned and operated by Hawaii Water Service Company (HWSC).
They have existing waterlines along Pua Melia Street and along the existing easement that
traverses northeasterly from the south side of the Project site to Pua Melia Street.
The estimated average day domestic water demand was estimated using the County of Hawaii
DWS's Water System Standards as well as information provided by HWSC. The usage rate for
MCX is 4,500 gallons per acre per day. The maximum day demand and peak hour demand were
calculated by multiplying the average domestic water day demand by 1.5 and 5.0, respectively.
See breakdown of the Preliminary Domestic Water Demand Calculations in Appendix A within
the PER.
Archaeological and Historic Resources.,
18. Description of Property
Describe and show on the plot plan any known historic and archaeological resources on
the property. Examples include human skeletal remains, structural remains, sand
deposits, midden deposits, and lava tubes. The application may be provided to the State
Department of Land and Natural Resources Historic Preservation Division (SHPD) for a
determination of whether the project will affect archaeological/historic resources. Please
be aware that a hearing before the Planning Commission may not be held until SHPD
and the Planning Department determine resources on the property are adequately
identified, recorded, mitigated and/or preserved.
SHPD accepted an Archaeological Inventory Survey for the property (and surrounding properties)
and issued a letter with a determination of "no historic properties affected". See Exhibit 22 for the
SHPD letter.
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Valued Cultural Resources.-
19.
esources:19. Traditional and customary native Hawaiian rights
Identify any traditional and customary native Hawaiian rights that are exercised in the
area, the extent in which the proposed development will affect these rights; and feasible
action to be taken to protect native Hawaiian rights if they exist. Examples include areas
of traditional collection of terrestrial resources (ki leaf, aho chord, thatch, medicinal plants,
and ferns) or marine or riparian resources (limu, `opae, `o`opu, hihiwai) used for
subsistence, cultural and religious purposes. Traditional and customary rights may also
include rights of access to the archaeological and historical resources of the property.
ASM Affiliates prepared a Ka Pa`akai O Ka `Rina Assessment (Assessment) for the property. See
Exhibit 23 for the complete Assessment. The Assessment conclusions are as follows:
1) Valued Cultural, Historical, Or Natural Resources in the Petition Area (Including the
Extent to which Traditional and Customary Native Hawaiian Rights Are Exercised)
The culture -historical background compiled for Waikoloa indicates that the area in which the
current petition area is located was known during the Precontact Period as a place to gather pili
grass and hunt birds for food.
Beginning in the 19th century, it was used as grazing land for cattle. Traditional gathering of
pili grass and birds in the area ceased when those resources became scarce following years of
habitat change caused by ranching.
The lands of Waikoloa were crisscrossed with trails used by early Hawaiians to access
resources between the coast and upland regions. These trails over time were repurposed by
paniolo herding cattle to the coast for transport off island. One such trail passed just north of
the petition area, but its physical traces have been disturbed beyond recognition and never
identified during archaeological surveys near the petition area.
Lot 5A is in a windy region of the island, and winds feature in traditional mo Melo associated
with Kohala and Waikoloa. No traditionally named wind was identified for the petition area,
and the research for the current study did not identify traditional practices conducted in the
petition area that rely on or used the winds.
The area is also presently largely devoid of native trees and plant species and is dominated
instead by introduced plant species such as buffelgrass, fountain grass, and kiawe trees.
2) Extent to which Valued Cultural, Historical, or Natural Resources in the Petition Area -
- including traditional and customary native Hawaiian rights -- will be affected or
impaired by the proposed action
No valued cultural, historical, or natural resources, including traditional and customary native
Hawaiian rights, will be affected or impaired by the proposed rezoning of TMK: (3)-6-8-
003:041.
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3) Feasible actions to be taken to reasonably protect native Hawaiian rights
In summary, the proposed action poses no direct impact, thus no mitigative actions are
proposed.
Public Access:
20. Existing public access to and along the shoreline or to mountain areas and knowledge of
public access being used.
There are no known mauka-makai trails on the Project site and the change of zoning and the build
out of the Project will not impact public access: 1) to and along the shoreline as the Project site is
not near the shoreline; and 2) to mountain areas.
The Ka Pa`akai O Ka `Rina Assessment acknowledges and concludes that the lands of Waik6loa
were crisscrossed with trails used by early Hawaiians to access resources between the coast and
upland regions. These trails over time were repurposed by paniolo herding cattle to the coast for
transport off island. One such trail passed just north of the Project site, but its physical traces have
been disturbed beyond recognition and never identified during archaeological surveys near the
Project site.
Natural Resources:
21. Existing floral/faunal resources
(any native or exotic plants, any listed or candidate for endangered species)
Geometrician Associates conducted a biological survey of the Project site and adjacent properties
(TMKs 6-8-03: 31, 32, 41). The survey included a botanical survey and a faunal survey focused
on birds and introduced mammals, reptiles, or amphibians observed during the botanical survey.
(See Exhibit 24 for the complete biological survey)
No listed or proposed threatened or endangered plant species were found during the survey. The
current vegetation on the Project site and adjacent properties is a savanna composed primarily of
the alien plants kiawe, buffelgrass, and koa haole. It is estimated these three plants account for
more than 95 percent of biomass. The only reasonably common native plant is the indigenous herb
`uhaloa. The only endemic (found only in the Hawaiian Islands) plant was kawelu grass, which
along with pili, was found mainly in a few restricted areas. All other plants were weeds, and no
rare or unusual plant species were present.
An online mapping tool provided by the USFWS4 indicates that no designated critical habitat for
endangered plant or animal species is located on the Project site or within five miles of it.
During the survey only 10 bird species were observed, all of them common non-native. The most
observed birds were spotted dove (Spilopelia chinensis) and warbling silverbill (Lonchura
cantans).
a See http://ecos.fws.gov/ecp/report/table/critical-habitat.html
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Waikoloa Light Industrial Center Change of Zoning
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The survey concludes that no significant effect on native land birds would be expected. If any
nene, pueo or kolea were present during construction, they would depart the area and relocate to
abundant grassy habitat nearby. Of these birds, only pueo would have some possibility to be
nesting. If pueo nests are observed, construction in the area should cease until the birds have
fledged.
To avoid impacts to endangered but widespread native seabirds and the Hawaiian hoary bat, the
survey recommends:
• To minimize impacts to the endangered Hawaiian hoary bat, trees taller than 15 feet should
not be removed or trimmed during the bat birthing and pup rearing season (June 1 through
September 15).
• To avoid potential seabird downing through interaction with outdoor lighting, no construction
or unshielded equipment lighting should be used after dark between the months of April and
October. All permanent lighting should be kept to minimum necessary levels, with shielded
lights so as to lower the ambient glare, in conformance with the Hawaii County Outdoor
Lighting Ordinance (Hawai`i County Code Chapter 9, Article 14). Furthermore, all exterior
lighting should ideally consist of blue -deficient lighting such as filtered LED lights or amber
LED lights, with a Correlated Color Temperature of 2700 Kelvin. This will not only reduce
the risk that threatened or endangered seabirds may be attracted to and then disoriented by
lighting but will also assist in protecting dark skies.
• The property should be monitored for tree tobacco infestations, especially after grading or
grubbing. If tree tobacco sprouts, it should be removed before it reaches a height of three feet
and thus offers a suitable habitat for Blackburn's sphinx moth larva. If infestations of tree
tobacco over three feet in height occur, the Department of Land and Natural Resources should
be contacted for mitigation advice.
22. Scenic or coastal resources:
The Project site is not a recognized scenic area and is not near the coastline; therefore, the Project
will not impact scenic or coastal resources.
Social -Economic Characteristics:
23. Social settlement pattern for the area:
The change of zoning and use of the Project site for light industrial uses is consistent with the
social settlement pattern envisioned for the Waikoloa Village area. The Project site is within the
State Land Use Urban District. The Planning Department confirmed that the General Plan
"LUPAG map designation for the subject property can be interpreted as Industrial for rezoning
purposes" (see Exhibit 14 and Exhibit 15). The South Kohala CDP Waikoloa Village Conceptual
Plan designates the Project site Urban Expansion and Industrial (see Exhibit 25). Thus, the
requested change of zoning from Open to MCX is consistent with the settlement pattern envisioned
under the State Land Use Urban District, the General Plan LUPAG map, and South Kohala CDP
South Kohala CDP Waikoloa Village Conceptual Plan.
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Waikoloa Light Industrial Center Change of Zoning
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24. Economic resources of the area:
Before habitat change caused by ranching, the area had pili grass and birds as an economic
resource. Currently, the land supports predominantly introduced plant species and holds no great
economic resources.
25. Land values:
According to the County of Hawaii Department of Finance Real Property Tax Division, the 2023
market value of TMK (3) 6-8-003:041 is $300,400.
Surrounding Properties:
26. Zoning
The Project site is zoned Open, and the surrounding properties are zoned Open, RM -1.5, and CV -
10. See Exhibit 12 for zoning information. See Exhibit 13 for relevant background information
and documents regarding the entitlement chronology.
27. Land use(s)-
The Project site is vacant. Nearby or surrounding uses include the Waikoloa Fire Station, Waikoloa
Plaza, Post Office; uses across Waikoloa Road include the Paniolo Greens Resort, Waikoloa
Fairways, Elima Lani, and various other housing and commercial centers. See Exhibit 1 for
surrounding uses.
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D. PUBLIC FACILITIES AND SERVICES
28. Description of access:
(paved or unpaved, private or county, right-of-way and pavement width. If private
roadway, submit evidence of legal access rights)
County of Hawaii roads in the vicinity of the Project site include Waikoloa Road to the northwest
and Pua Melia Street to the northeast. The Waikoloa Road- Ehu Kai Loop and Waikoloa Road-
Uluwehi Street intersections are located on the northwestern side of Waikoloa Road.
The Project will include a new private road from Waikoloa Road to the Project site. This new road
(named Hale Hana Street) will be within TMK (3) 6-8-003: 0325 along the makai property line.
At the intersection with Waikoloa Road the new road will be designed to line up with Ehu Kai
Loop to form a four-way intersection with Ehu Kai Loop and Waikoloa Road. The existing Quarry
Road (a private road) will be accommodated by a connection with the new road. See Exhibit 3,
which shows the new private road from Waikoloa Road to the Project site.
The new private access road will have 24 -feet -wide travel lanes paved with asphalt concrete.
Drainage structures such as drywells and swales will be in-place to mitigate the increase of runoff
generated from a 10 -year storm event. The road's horizontal and vertical alignment will be
designed per county standards.
An emergency evacuation route from the new Hale Hana Street to Pua Melia Street will also be
provided. The emergency evacuation route will traverse the greenway through the Project site and
continue across `Auwaiakekua Gulch to Pua Melia Street. The emergency evacuation route is for
emergency evacuations only and will not be used for through traffic. See Exhibit 3, which shows
the emergency evacuation route from the new Hale Hana Street to Pua Melia Street.
29. Availability of water:
Per a letter from HWSC dated March 10, 2022, HWSC is willing to provide water service to the
Project. The estimated average day domestic water demand was estimated using the County of
Hawaii DWS's Water System Standards and information provided by HWSC. The usage rate for
MCX is 4,500 gallons per acre per day. The maximum day demand and peak hour demand were
calculated by multiplying the average domestic water day demand by 1.5 and 5.0, respectively.
See breakdown of the Preliminary Domestic Water Demand Calculations in within the PER
Appendix (see Exhibit 8).
30. Sewage disposal:
Per a letter from HWSC dated March 10, 2022, HWSC is willing to provide wastewater services
to the Project. HWSC has existing sewer lines along Waikoloa Road and Pua Melia Street. A copy
of the letter is included in the PER Appendix (see Exhibit 8).
31. Solid waste:
5 Waikoloa Village Center LLC (Applicant) owns TMK (3) 6-8-003: 032. See Exhibit 5
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The County Department of Environmental Management (DEM) Wastewater/Solid Waste Division
operates two landfills, one in Kona (West Hawaii Sanitary Landfill) and the other in Hilo (Hilo
Landfill). Solid waste generated in the Waikoloa region that is not recycled is transported to the
West Hawaii Sanitary Landfill in Pu`uanahulu, located approximately nine miles southwest of the
Property. There are also several solid waste transfer stations located around the island. The transfer
station nearest to the Project site is the Waimea Transfer Station and Recycling Center, located
approximately 12.5 miles to the north. Waimea Transfer Station and Recycling Center is also a
green waste collection site.
Waste generated by site preparation will primarily consist of vegetation, rocks, and debris from
clearing, grubbing, and grading. Soil and rocks displaced from grading and clearing will be used
as fill within the Property as needed and if of suitable quality. Construction waste will consist of
waste lumber, concrete, and other building materials. Demolition and construction waste that
cannot be recycled will be taken to the West Hawaii Sanitary Landfill through use of a private
waste management service, such as Pacific Waste, Inc.
In the long-term, solid waste generated from the Project is not expected to significantly increase
the total solid waste generated or anticipated to be generated on the island, as the Project will
provide light industrial space in the Waikoloa Village area to serve existing residents and
businesses that would generate approximately the same amount of solid waste regardless of if the
Project is built.
32. Police & fire protection:
The Project site is within the Hawaii Police Department, South Kohala Patrol District. The South
Kohala Patrol District extends south from the North Kohala District boarder at Kiowa to the north
boundary of the Kona District at Kauai Point. The central station for the district is Waimea Station
located at 67-5185 Kamamalu Street in Waimea, approximately 18 miles from the Project site.
The closest fire station is the Waikoloa Fire Station located at 68-1771 Pua Melia St, Waikoloa
Village, approximately one-half mile from the Project site.
The Project is not expected to create an increased demand for police and fire protection services
as the Project is not anticipated to generate an increase in population. However, there may be an
occasional and unavoidable need for police and fire protection services at the Project.
33. Schools:
The Project is not anticipated to add population to the area, but rather provide convenience to
Waikoloa Village residents and businesses with nearby light industrial uses. Therefore, the Project
is not anticipated to contribute to increases in school enrollments.
Schools that serve the Waikoloa Village area include:
• Waikoloa Elementary and Middle School approximately 2.4 miles from the Project site
• Parker School approximately 18 miles from the Project site
• Hawai`i Preparatory Academy approximately 21 miles from the Project site
• Kealakehe High School approximately 18 miles from the Project site
'tiORO
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Waikoloa Light Industrial Center Change of Zoning
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The Project is not anticipated to add population to the area, but rather provide convenience to
Waikoloa Village residents and businesses with nearby light industrial uses. Therefore, the Project
is not anticipated to contribute to increases in park and recreation area use.
Parks that serve the Waikoloa Village area include:
• Waikoloa Community Park approximately 1.7 miles from the Project site
• Ho`oko Park approximately 2.5 miles from the Project site
35. Other utilities and services (telephone/electricity)-
Existing HELCO facilities are currently routed along Waikoloa Road via a series of manholes
alongside the roadway. The area is currently served by the existing HELCO Waikoloa Substation,
which may have limited capacity to support additional development. Similar to HELCO
infrastructure, both Spectrum and Hawaiian Telcom infrastructure are available along Waikoloa
Road.
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Waikoloa Light Industrial Center Change of Zoning
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E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
36. Relationship between local short term uses of environment and maintenance and
enhancement of long-term productivity:
The short-term use of the site would probably be continued open space. However, given the
absence of light industrial zone land within the Waikoloa Village area the Project site being
essentially proximate to commercial and residential areas, the Project site is suitable for light
industrial uses. At the same time, the area adjacent and south of the Project site is and should
probably continue to be pastoral in nature. The reduction of open space character should thus be
nominal.
The Project's proposed light industrial uses are not anticipated to result in any significantly adverse
short or long-term social or economic impacts. There will be direct and indirect economic benefits
resulting from the construction and implementation of the Project. Relatedly, the Project will
generate increased tax revenues that can supplement the State and County's fiscal resources.
Further, because of its location, the Project will provide a service that is accessible to Waikoloa
Village and the various resort -residential communities along the South Kohala coast.
Finally, the required infrastructure will be implemented by the Applicant to mitigate potential
impacts of the Project.
37. Mitigative measures proposed to avoid, minimize, rectify, or reduce impact:
The Applicant intends to provide any required off and on-site infrastructure. As noted earlier, these
will include drywells to address on-site drainage and sewer and water line connections.
Infrastructure will be provided in conjunction with the permitting and permit implementation of
the Project.
Although the potential for unearthing archaeological features on the Project site is remote, if any
inadvertent discoveries are made during any phase of the Project, SHPD and Planning Department
will be notified. Work will resume only upon receipt of proper clearances from SHPD.
If required, additional landscaping will also be incorporated within the Project site, as well as along
the boundaries adjacent to the neighboring residences. The landscaping would be consistent with
the Planning Department's landscaping rules.
38. Alternatives to the proposed development:
No Project: Under the status quo alternative, the Project site would remain in its present open space
condition.
Under this scenario, the Project would not be built and light industrial uses to serve the community
would not be provided.
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Development Based on Existing Open Zoning: Under this alternative, the use of the land would
be limited. No residential or commercial uses would be allowed and structures would be limited
except for recreational purposes.
Alternative Uses: Given its proximity to other residential and commercial uses, the site could be
considered for single or multiple -family residential zones. It could also be considered for
Agricultural zoning. However, that would not be fulfilling the long-range Industrial objective of
the General Plan LUPAG map.
Evaluation of Alternatives: Notwithstanding the General Plan LUPAG map Industrial designation,
leaving the Project site in its current undeveloped state would not maximize the use of the land.
Regardless of the site's possible urban land uses, the area's overall open space ambiance would
continue, as lands south and stretching for miles are undeveloped. In other words, developing the
Project site will not result in any significant diminution of open space.
Further, leaving the Project site in an undeveloped state would result in diminished tax revenues.
While the Project site could be considered for commercial or residential uses, those uses do not
address the need of the Waikoloa Village community. Within the area there are undeveloped
commercial and residential areas, but there is no light industrial zoning in the Waikoloa Village
area. Any community requires a full complement of zoning, and the only zoning that is absent here
is industrial. Given this absence, the needs of the Waikoloa Village area are not being fully met.
At the same time, the Project's impact on the area's social and physical infrastructure will not be
pronounced, given the Project site's proximity to commercial and multiple -family zoning. Further,
additional infrastructure and related mitigative measures such as landscaping, lighting, and other
measures as required will be taken to address any possible impact associated with the proposed
use.
In that regard, the Project in totality would be consistent with the land use objectives sought to be
accomplished by the County General Plan LUPAG map. Therefore, it can be reasonably concluded
that none of the alternatives would be more prudent and beneficial than the requested MCX-20
zoning alternative.
39. Irreversible and irretrievable commitments of natural resources that would be involved if
proposed action implemented:
The Project site is already partially disturbed. Further, archaeological and other environmental
studies of the project site have been conducted and concluded that there are no significant
archaeological, cultural, floral or faunal resources on the site. The likelihood of finding
archaeological features on the site is remote; however, if any unanticipated finds are discovered
during construction of the Project, they will be properly mitigated upon consultation SHDP. As
such, the commitment of natural or other resources is not an issue.
The Project site does not have any surface water resource that is used for irrigation or other
culturally related activities. While it is unlikely that Project site is a source of groundwater,
activities that could have an impact - such as drywells or wastewater — will be subject to the
27
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
Underground Injection Control and National Pollution Discharge Elimination System process that
address groundwater impacts. Wastewater will be discharged into a privately -operated and
maintained wastewater system.
M
Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report
F. AGENCIES -COMMENTS
40. Consultation
You may consult with the following agencies and include discussion in your report or
attach their written comments regarding your proposal:
a. Department of Public Works:
b. Department of Water Supply:
c. Police Department:
d. Fire Department:
e. Department of Finance - Real Property Tax Division:
f. State of Hawaii Department of Transportation - Highways Division: (If applicable)
g. State of Hawaii Department of Health:
h. State of Hawaii Department of Agriculture: (Agricultural lands)
i. Neighbors, Community groups/individuals, Civil Defense, Office of Housing and
Community Development, Kailua Village Design Commission, State of Hawaii
Real Estate Commission, and State of Hawaii Department of Human Services: (If
applicable)
Pre -consultation letters were sent to the following agencies and organizations on May 26, 2023:
• County of Hawaii Department of Public Works
• County of Hawaii Department of Water Supply*
• County of Hawaii Police Department*
• County of Hawaii Fire Department
• County of Hawaii Department of Finance - Real Property Tax Division
• County of Hawaii Office of Housing and Community Development*
• State of Hawaii Department of Transportation, Highways Division
• State of Hawaii Department of Health*
• Waikoloa Village Association
Agencies noted with an asterisk (*) provided comments as of the date this change of zoning
application was submitted to the Planning Department. For agencies that did not provide
comments, the Applicant's planning consultant (PBR HAWAII) has followed up with the agency
to request comments. If additional comments are received, they will be provided to the Planning
Department during its review of the change of zoning application.
Exhibit 26 includes:
• A sample comment pre -consultation letter that was sent;
• Comments received; and
• Responses to comments received.
29
Commercial, RM, Resort, & Industrial
PLANNING
DEPARTMENT
APPLICATION FOR CHANGE OF
1, if your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone?
No
If yes, please answer the rest of question I and then to
question 3.
a. How many acres of the requested area do you intend
to
NA
b. Into what lot
NA
C if your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval?
NA
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2 If you nave no firm plans of subdividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has
plans
NA
b Sell or lease the land to someone who has tentative
plans
NA
C Sell or lease the land to someone who has no plans?
no
C1 Keep
yes
e other (please state)
f. If you intend to do either a, b, or c, please elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. What specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
Self Storage, wharehouse type spaces with other MCX uses. Concrete and metal, one and two story
4 Have you performed any study which would demonstrate a need
your proposed building and/or development? yes
if so, please elaborate on your findings in the space provided
below
See self storage consulants report.
5 Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County? yes
If so, please elaborate on your findings in the space
provided below.
Background & County EnOromnental Report
6 Are there any buildings on the subject area? no
If what kind?
n/a
What do you intend to do with those buildings if your
request is approved?
n/a
7• Is the subject land currently being used for any
agricultural activity? no
if so, please list the kinds of products grown on and
how many square feet or acres of land per product?
n/a
8• To your knowledge, has there been any flooding and/or
drainage problem on the subject area? yes
If so, please describe the problem.
See Exhibit 8 - River Focus Analysis for more details.
9. Do you think that the roads leading to the subject area
needs improvement? yes
If so, what
Hale Hana, see traffic report.
Is the road adequate for the proposed traffic volume
or load? Yes
10 What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
a
School
b.
Road
C
Sewe
d.
Drainag
e
Police
f
Fire
g Recreational
h Recreational
i
r�
x
x
yes
yes
yes
yes
no
no
For those checked "yes," please elaborate what type or kinds of
improvements and/or assistance are needed.
See PER
11. Have you performed any historic sites study and/or survey of
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of
zone
supplement
Yes, see archaeological and cultural reports.
Signature:
Address:
Telephone:
Date
6338A/50
P. D.
Exhibit 1
Location and Surrounding Uses
MAKANA KAI
AT WEHILANI
PAN 10L0
`GREENS
RESORT
G*41,4KEKUA UL
CH
WAIKOLOA
FIREI
�; STATI01
,HIG,HLANDS' �
GENTEV
E�
LOAD�
� PO:ST
OFFICE
WAIKOLO-A • ;
AZA
Exhibit 2
Tax Map Key
rva�xcma �
r_
f
�r
a
A
r
368003032
keak 8 Gu�ch
68003031
368003041
368003033
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LEGEND
Rezoning Area
TMK Parcels
Source: ESRI Online Base map, County of Hawai'i, 2022
Disclaimer: Thisgmphic has been prepared f-g—.l planningp-p.— only.
Exhibit 2
Tax Map Key
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 250 500 ,....,,.. ..
I'RR H,al�'A I I
Exhibit 3
Preliminary Site Plan
LOT a LOT 24 age 1
LOT 5A
�\
g Exhibit 3A:
Preliminary Site Plan with
E
Access Road
4
ii
a
IIp _ C
4�
Z�-------------- - ----------------
SITE
DATA
BUILDING AREA TABULATION ( Square Feet )
�1 b�m3
mi
BASIS
OF DESIGN
5
SET
BACKS
aow
R�PARKING
n
IN
13
LOADING SPACES
s FSTo EasPacEs 'S'IEs
ueoo
Exhibit 313:
Preliminary Site Plan
Waikoloa Light Industrial Center PRELIMINARY SITE PLAN
JOBNNTS
WAIKOLOA, HI DATE
L
NORTH
JORDAN
AIC
HITECTS
Lum
Al
Exhibit 4
Legal Description of Property
Exhibit 4: Legal
Description of Property
a 558 a. /
MAP FOR REZONING PURPOSES .a x
OF
LOT 5-A �yyyyii88
Being a Portion of Subdivision Map 06-000414, being a portion of Royal Patent 5671, Land
Commission Award No. 8521-B, Apana 1 to G.D. Hueu at Waikoloa,
South Kohala, Island, County and State of Hawaii
„„
TMK: (3)6-0-003:041
Exhibit 4: Legal
Description of Property
a 558 a. /
to] 967V_1
PORTION TO BE REZONED "MCX"
Land situated on the Southerly side of Pua Melia Street, South Kohala, Island and County of
Hawaii, State of Hawaii.
Being portions of:
Lot 5-A of Subdivision Map No. 06-000414; and Royal Patent 5671, Land Commission Award
8521-13, Apana 1 to G.D. Hueu.
Beginning at a 1/2 inch pipe (found) at the Southwesterly corner of this parcel of land, being
also the Southeasterly corner of Lot 5-13 of Subdivision Map No. 06-000414 and being a point on
the Northerly boundary of Lot 3-13 of Waikoloa Development, the coordinates of said point of
beginning referred to Government Survey Triangulation Station "PUU HINAI" being 7,247.27
feet North and 5,899.95 feet West and running by azimuths measured clockwise from true
South:
Thence, for the next two (2) courses following along said Lot 5-13 and the remainder of Royal
Patent 5671, Land Commission Award 8521-13, Apana 1 to G.D. Hueu:
1. 2070 32' 00" 260.00 feet to a point;
2. 2470 48' 00" 777.48 feet to a point;
3. 3240 03' 36" 30.17 feet along Pua Melia Street to a point;
Thence, for the next eighteen (18) courses following along the remainder of Royal Patent 5671,
Land Commission Award 8521-13, Apana 1 to G.D. Hueu:
4. 270 32' 22" 87.91 feet along Lot 4 of Waikoloa RM 1.5, Unit 1
(File Plan 1378) to a point;
Thence, for the next six (6) courses, along the centerline of gulch and following along Lot 4 of
Waikoloa RM 1.5, Unit 1 (File Plan 1378):
5. 3250 42' 30"
6. 3520 13' 50"
7. 30 46' 00"
8. 3040 37' 35"
127.67 feet to a point;
98.31 feet to a point;
144.58 feet to a point;
78.70 feet to a point;
1
LOT 5-A PORTION TO BE REZONED "MCX"
9. 2910
52'
20"
179.87
feet to a point;
10. 2980
45'
00"
108.48
feet to a point;
11. 2640
02'
05"
203.62
feet along said Lot 4 and Lot 3-A of Waikoloa
RM 1.5 Unit 1 to a point;
12. 3020
41'
35"
68.70
feet along said Lot 3-A to a point;
Thence, for the next nine (9)
courses, along the
centerline of gulch and upon and across Lot 5-A:
13. 3210
30'
53"
335.45
feet to a point;
14. 3450
17'
21"
129.35
feet to a point;
15. 3210
22'
13"
108.08
feet to a point;
16. 3510
24'
25"
162.53
feet to a point;
17. 2960
42'
33"
43.79
feet to a point;
18. 270 20' 27"
109.55
feet to a point
19. 3480
00'
00"
29.50
feet to a point;
20. 3220
26'
09"
132.22
feet to a point;
21. 3050
49'
22"
25.21
feet to a point in the West line of Lot 2 -B -2-C
(Sub. No. 17-001716);
22. 180 03' 09
280.76
feet along said Lot 2 -B -2-C and the remainder of
Royal Patent 5671, Land Commission Award 8521-
6, Apana 1 to G.D. Hueu;
Thence,
for the next two
(2) courses following along the remainder of Royal Patent 5671,
Land
Commission Award 8521-13, Apana 1 to G.D. Hueu:
2
LOT 5-A PORTION TO BE REZONED "MCX"
Thence, from a tangent azimuth of 143° 05'49" following along Lot 3-13 of Waikoloa
Development on a curve to the left with a radius of 2,900.00 feet, the chord azimuth and
distance being:
23. 1300 19' 05.5" 1282.88 feet to a point;
24. 1170 32' 22" 952.00 feet to the point of beginning and containing an
area of 26.052 acres, more or less.
Prepared by:
PATTISON LAND SURVEYING INC. S.
WAIKOLOA, HAWAII n
�JCENSED
DATED: April 20th, 2023 p�tpFESSONAL
LAND
* SUEYOR
No. 10743
All
THOMAS G. PATTISON
Licensed Professional Land Surveyor
Certificate Number 10743, expires 4/30/2024
3
to] 967V_1
PORTION TO BE REMAIN ZONED "OPEN"
Land situated on the Southerly side of Pua Melia Street, South Kohala, Island and County of
Hawaii, State of Hawaii.
Being portions of:
Lot 5-A of Subdivision Map No. 06-000414; and Royal Patent 5671, Land Commission Award
8521-13, Apana 1 to G.D. Hueu.
Beginning at a 1/2 inch pipe (found) at the Northeasterly corner of this parcel of land, being also
the Northeasterly corner of Lot 5-A and being a point on the Westerly boundary of Lot 2 -B -2-C
of Subdivision Map No. 17-001716, the coordinates of said point of beginning referred to
Government Survey Triangulation Station "PUU HINAI" being 6,763.37 feet North and 3,821.42
feet West and running by azimuths measured clockwise from true South:
Thence, for the next seventeen (17) courses following along the remainder of Royal Patent
5671, Land Commission Award 8521-13, Apana 1 to G.D. Hueu:
1. 180 03' 09" 546.27 feet along said Lot 2 -B -2-C to a point;
Thence, for the next nine (9) courses, along the centerline of gulch and upon and across Lot 5-A:
2. 1250 49' 22" 25.21 feet to a point;
3. 1420 26' 09" 132.22 feet to a point;
4. 1680 00' 00" 29.50 feet to a point;
5. 2070 20' 27" 109.55 feet to a point;
6. 1160 42' 33" 43.79 feet to a point;
7. 1710 24' 25" 162.53 feet to a point;
8. 1410 22' 13" 108.08 feet to a point;
9. 1650 17' 21" 129.35 feet to a point;
10. 1410 30' 53" 335.45 feet to a point;
Thence, for the next five (5) courses, along the centerline of gulch and following along Lot 3-13 of
Waikoloa RM 1.5, Unit 1 (File Plan 1378):
1
LOT 5-A PORTION TO BE ZONED "OPEN"
11. 2810
00'
00"
72.77
feet to a point;
12. 3010
22'
15"
110.23
feet to a point;
13. 3120
55'
00"
127.57
feet to a point;
14.2870
10'
00"
96.36
feet to a point;
15.3480
09'
45"
71.37
feet to a point;
16. 3120
49'
15"
146.55
feet along Lot 3-13 and Lot 2 of Waikoloa RM 1.5,
Unit 1 (File Plan 1378);
17.2800
18'
30"
127.50
feet along said Lot 2 to the point of beginning
and containing an area of 3.558 Acres, more or
less.
Prepared by:
PATTISON LAND SURVEYING INC. SQ.PA
WAIKOLOA, HAWAII
LICENSED
DATED: April 20th, 2023 fjFE�
SSAL
* LkND
SUEYOFI
N40-10743'qWA—I1 0
2
THOMAS G. PATTISON
Licensed Professional Land Surveyor
Certificate Number 10743, expires 4/30/2024
Exhibit 5
Deed for TMKs
(3) 6-8-003: 029, 031, 032, 037, & 041
Waikoloa Village Center LLC,
Landowner
E"o F "a STATE OF HAWAII
BUREAU OF CONVEYANCES
RECORDED
January 25, 2022 8:01 AM
Doc No(s) A - 80600122
Doc 1 of 1 /s/ LESLIE T KOBATA
Pkg 11950594 ICL REGISTRAR
Conveyance Tax: $1.50
LAND COURT SYSTEM REGULAR SYSTEM
Return by Mail ( ) Pickup ( j To:
FNT 122101558
Waikoloa Village Center LLC
P.O. Box 1060 RS
Lahaina, Hawaii 96761
Tax Key: (3) 6-8-003:029, 031, 032, 037 and 041 Total No. of Pages: _19—
WARRANTY
19—
WARRANT' DEED
THIS INDENTURE made this t
! day of �Sov4WLA ,
20�by and between SEA GRACE LLC, Hawaii limited liability
company, whose address is 206 Kai Hele Ku, Lahaina, Hawaii
96761, hereinafter called "Grantor", and WAIKOLOA VILLAGE CENTER
LLC, a Hawaii limited liability company, whose address is P.O.
Box 1.060, Lahaina, Hawaii 96767, hereinafter called "Grantee",
WITNESSETH:
The Grantor, in consideration of the sum of Ten
Dollars ($10.00) and other good and valuable consideration to
Grantor paid, the receipt of which is acknowledged, does hereby
This document was filed for recording by
Fidelity National Title Insurance Company as an
1 ACCOMMODATION ONLY. It was not examined
for validity of execution or its effect on title to
the subject property following recording.
grant, bargain, sell and convey unto the Grantee as tenant in
severalty, the real property described in Exhibit "A" attached
hereto and by reference incorporated herein (the "property");
subject, however, to all encumbrances noted on said Exhibit "A".
And the reversions, remainders, rents, issues and
profits thereof, and all the estate, right, title and interest
of the Grantor therein and thereto, and all improvements thereon
and the easements, privileges, and appurtenances thereunto
appertaining.
TO HAVE AND TO HOLD the same unto the Grantee, the
heirs, representatives, administrators, successors and assigns
of the Grantee, absolutely and in fee simple, subject as
aforesaid.
The Grantor hereby covenants with the Grantee that
Grantor is the owner in fee simple of the property and has good
right to sell and convey the same; that title to the property is
free and clear of all encumbrances, except as set forth herein;
that Grantor will and Grantor's heirs, representatives,
administrators, successors and assigns shall WARRANT and DEFEND
the same unto the Grantee, the heirs, representatives,
administrators, successors and assigns of the Grantee, against
the lawful claims and demands of all persons except as
aforesaid.
E
The terms "Grantor" and "Grantee", as and when used
herein, or any pronouns used in place thereof, shall mean and
include the masculine or feminine, or neuter, the singular or
plural number, individuals or corporations, and each of their
respective successors, heirs, personal representatives, and
permitted assigns, according to the context hereof. If these
presents shall be signed by two or more Grantors or by two or
more Grantees, all covenants of such parties shall for all
purposes be joint and several.
IN WITNESS WHEREOF, the Grantor and Grantee have
executed this instrument on the day and year first above
written.
APPROVED AS TO FORM: SEA GRACE LLC,
MANCINI, WELCH& GEIGER a Hawaii limited liability company
By Jeffrey Ueoka By EVR Moldings LLC,
a Hawaii limited liability company
Its Sole Member
At the request of the parties seeking
preparation of this instrument, the
preparer has neither obtained a
current title report for the property,
nor otherwise verified the state of
title.
3
4x-,�- -
Greg/Y Brown
Its Sole Member
GRANTOR
STATE OF HAWAII )
SS.
COUNTY OF MAUI }
On ,�RJ /3, p20Ag-- , before me personally appeared
GREGORY BROWN, to and personally known, who, being by me duly
sworn or affirmed, did say that such person(s) executed this
-page Warranty Deed dated u/,-,pq-Ten _ _ in the
Second Circuit of the State of Hawaii, as the free act and deed
of such person(s), and if applicable, in the capacity(ies)
shown, having been duly authorized to execute such instrument in
such capacity (ies) . GtA►4�i/i
88-687V-) -
Pri t Name: iNTJf� �'ft/���pilgLlc
Notary Public, State of Hawai
y��sTgrLc Of
My commission expires: l//9
Doc Date: g&a &mp # Pages:
Notary Name:/lAfDA L • &Z)
Doc. Description: 1A1A'yq agog (stamp c
d as
N tart' Signature Date
/9
r GAA •v�i��i
\�=�P�;•...... Coq ��`.
�O� A i1 y .
sov•`
.. ••yap':
�'NN"I",Tq TE.pF,�p``\���
2
EXHIBIT "A"
For Tax Map ID(s): (3) 6-8-003-031
AS TO ITEM I:
All of that certain parcel of land situate at Waikoloa, District
of South Kohala, Island and County of Hawaii, State of Hawaii,
being Lot 4, area 3.71 acres, more or less, of the "Waikoloa RM
1.5 - Unit 1", as shown on map thereof filed in the Bureau of
Conveyances of the State of Hawaii, as File Plan No. 1378.
Being all of the property conveyed to Grantor herein by Warranty
Deed of Waikoloa Mauka, LLC, a Delaware limited liability
company, dated May 26, 2016, recorded May 26, 2016 in the said
Bureau of Conveyances as Document No. A-59900270.
For Tax Map ID(s): (3) 6-8-003-032
AS TO ITEM II:
LOT 5-B
Waikoloa RM 1.5 - Unit 1
Land situated on the Southerly side of Puu Melia Street and on
the Southeasterly side of Waikoloa Road at Waikoloa, South
Kohala, Island and County of Hawaii, State of Hawaii.
Being portions of:
Lot 5 of Waikoloa RM 1.5 - Unit 1 (File Plan 1.378); and Royal
Patent 5671, Land Commission Award 8521-B, Apana 1 to G.D. Hueu.
Beginning at a 1/2 inch pipe (found) at the Southwesterly corner
of this parcel of land, being also the Northwesterly corner of
Lot 3-B of Waikoloa Development and being a point on the
Southeasterly side of Waikoloa Road, the coordinates of said
point of beginning referred to Government Survey Triangulation
Station "Puu Hinai" being 7,911.61 feet North and 7,129.75 feet
West and running by azimuths measured clockwise from true South:
Thence, for the next seven (7) courses following along the
Southeasterly side of Waikoloa Road;
1. 2400 22' 16" 42.26 feet to a point;
Thence, following on a curve to the right with a radius of 20.00
feet, the chord azimuth and distance being:
5
2. 2850 22' 16" 28.28 feet to a point;
3. 2400 22" 16" 60.00 feet to a point;
Thence, from a tangent azimuth of 150° 22' 16" following on a
curve to the right with a radius of 20.00 feet, the
chord azimuth and distance being:
4. 1950 22' 16" 28.28 feet to a point;
5. 2400 22' 16" 548.35 feet to a point;
Thence, following on a curve to the right with a radius of
922.00 feet, the chord azimuth and distance being:
6. 2490 13' 07.5" 283.62 feet to a point;
7. 2580 03' 59" 346.12 feet to a point;
8. 3480 16' 28" 199.78 feet along Lot 1 of Waikoloa
Commercial, unit 3 (File Plan 1238) to a
point;
9. 2580 03' 59" 215.00 feet along Lot 1 of Waikoloa
Commercial, Unit 3 (File Plan 1238) to a
point;
10. 3180 05' 32.5" 338.65 feet to a point;
11. 2950 42' 06" 204.67 feet along the Southerly side of Puu
Melia Street to a point;
Thence, following along the Southerly side of Puu Melia Street
on a curve to the right with a radius of 440.00 feet, the chord
azimuth and distance being:
12. 3090 52' 51" 215.56 feet to a point;
13. 3240 03' 36" 44.06 feet along the Southerly side
of Puu Melia Street to a Point;
Thence, for the next four (4) courses following along the
remainder of Royal Patent 5671 Land Commission Award 8521-B,
Apana 1 to G.D. Hueu:
14. 670 48' 777.48 feet along Lot 5-A of this
subdivision and along the remainders of Lot
0
5 of Waikoloa RM 1.5, Unit 1 (File Plan
1378) to a point;
15. 270 32' 260.00 feet along Lot 5-a of this
subdivision aiid along the remainder of Lot 5
of Waikoloa RM 1.5, Unit 1 (File Plan 1378)
to a point;
16. 1170 32` 22" 973.65 feet along Lot 3-B of Waikoloa
Development to a spike (found);
Thence, following along Lot 3-B of Waikoloa Development on a
curve to the right with a radius of 4,400.00 feet, the chord
azimuth and distance being:
17. 1200 18' 15.5" 424.49 feet to the point of beginning and
containing an area of 27.745 acres, more or
less.
TOGETHER WITH Easement "W-3" for waterline purposes affecting
Lot 5-A of this subdivision and being more particularly
described as follows:
Land situated on the Southerly side of Puu Melia Street on the
Southeasterly side of Waikoloa, South Kohala, Island and County
of Hawaii, State of Hawaii.
Being portions of:
Lot 5-A of Waikoloa RM 1.5 - Unit 1 and Royal Patent 5671, Land
Commission Award 8521-B, Apana 1 to G. D. Hueu.
Beginning at the Southwesterly corner of this easement, being
also the Southwesterly corner of Lot 5-A, the Southwesterly
corner of Lot 5-B of this subdivision, and being a portion of
the Northerly boundary of Lot 3-B of Waikoloa Development, the
coordinates of said point of beginning referred to Government
Survey Triangulation Station "PUU HINAI" being 7,247.27 feet
North and 5,899.94 feet West and running by azimuths measured
clockwise from true South:
1. 2070 32' 5.00 feet along Lot 5-B of this subdivision
to a point;
Thence, for the next seven (7) courses following the remainder
of Lot 5-A:
2. 297° 32' 22" 502.30 feet to a point;
7
3. 2070 32' 22"
4. 1000 00'
5. 1900 00'
6. 2800 00'
7. 10° 00'
8. 270 32' 22"
39.42 feet to a point;
2.16 feet to a point;
3.70 feet to a point;
7.40 feet to a point;
3.70 feet to a point;
46.00 feet to a point;
9. 11.70 32' 22" 507.30 feet along Lot 3-B of Waikoloa
Development to the point of beginning and
containing an area of 2,765 square feet,
more or less.
Being all of the property conveyed to Grantor herein by Warranty
Deed of Waikoloa Mauka, LLC, a Delaware limited liability
company, dated May 26, 2016, recorded May 26, 2016 in the said
Bureau of Conveyances as Document No. A-59900271.
For Tax Map ID(s): (3) 6-8--003-041
AS TO ITEM III:
LOT 5 --A
WAIKOLOA RM 1.5 -- UNIT 1
Land situated on the Southerly side of Puu Melia Street, South
Kohala, Island and County of Hawaii, State of Hawaii.
Being portions of:
Lot 5 of Waikoloa RM 1.5 - Unit 1 (File Plan 1378); and Royal
Patent 5671, Land Commission Award 8521--B, Apana 1 to G.D. Hueu.
Beginning at a 1/2 inch pipe (found) at the Northeasterly corner
of this parcel of land, being also the Southeasterly corner of
Lot 2 of Waikoloa RM 1.5, Unit 1 (File Plan 1378) and being a
point on the Westerly boundary of Lot 2-B of Waikoloa
Development, the coordinates of said point of beginning referred
to Government Survey Triangulation Station "PUU HINAI" being
6,763.35 feet North and 3,821.38 feet West and running by
azimuths measured clockwise from true South:
Thence, for the next five (5) courses following along the
remainder of Royal Patent 5671, Land Commission Award 8521-B,
Apana 1 to G.D. Hueu:
1. 180 03' 09" 827.03 feet along Lot 2-B of Waikoloa
Development to a 1/2 inch pipe (found);
Thence, from a tangent azimuth of 1431 05' 49" following along
Lot 3-B of Waikoloa Development on a curve to the left with a
radius of 2,900.00 feet, the chord azimuth and distance being:
2. 1300 19' 05.5" 1,282.88 feet to a 1/2 inch pipe (found);
3. 117" 32' 22" 952.00 feet along Lot 3-B of Waikoloa
Development to a point;
4. 2070 32' 260.00 feet along Lot 5-B of this
subdivision and along the remainder of
Lot 5 of Waikoloa RM 1.5, Unit 1 (File Plan
1378) to a point;
5. 2470 48' 777.48 feet along Lot 5-B of this
subdivision and along the remainder of Lot 5
of Waikoloa RM 1.5, Unit 1 (File Plan 1378)
to a point;
6. 3240 03' 36" 30.17 feet along the Southerly side of Puu
Melia Street to a "+" on walk (found);
Thence, for the next seven (7) courses following along Lot 4 of
Waikoloa RM 1.5, Unit 1 (File Plan 1378) and along the remainder
of Royal Patent 5671, Land Commission Award 8521-B, Apana 1 to
G.D. Hueu:
7. 270 32' 22" 87.91 feet to a point;
Thence, for the next fifteen (15) courses following along
centerline of Gulch:
8. 3250 42' 30"
9. 3520 13' 50"
10. 3° 46'
11. 3040 37' 35"
127.67 feet to a point;
98.31 feet to a point;
144.58 feet to a point;
78.70 feet to a point;
0
12. 2910 52' 20" 179.87 feet to a point;
13. 2980 45' 108.48 feet to a point;
14. 2640 02' 05" 203.62 feet along Lot 4 of Waikoloa RM 1.5,
Unit 1 and Lot 3-A of Waikoloa RM 1.5, Unit
Land Commission Award 8521-B, Apana 1 to
G.D. Hueu to a point;
15. 3020 41' 35" 68.70 feet along Lot 3-A of Waikolo RM 1.5,
Unit 1 and along the remainder of Royal
Patent 5671, Land Commission Award 8521-B,
Apana 1 to G. D. Hueu to a point;
Thence, for the next five (5) courses following along Lot 3-B of
Waikoloa RM 1.5, Unit 1 and along the remainder of Royal Patent
5671, Land Commission Award 8521-B, Apana 1 t G.D. Hueu to a
point;
16. 2810 00' 72.77 feet to a point;
17. 3010 22' 15" 110.23 feet to a point;
18. 3120 55' 127.57 feet to a point;
19. 2870 10' 96.36 feet to a rebar (found);
20. 3480 09' 45" '71.37 feet to a rebar (found);
21. 3120 49' 15" 146.55 feet along Lot 3-B of Waikoloa Mauka
RM 1.5, Unit 1 and Lot 2 of Waikoloa RM 1.5,
Unit 1 (File Plan 1378) and along the
remainder of Royal Patent 5671, Land
Commission Award 8521-B, Apana 1 to G.D.
Hueu to a rebar (found);
22. 2800 18' 30" 127.50 feet along Lot 2 of Waikoloa RM 1.5,
Unit 1 (File Plan 1378) and along the
remainder of Royal Patent 5671, Land
Commission Award 8521-8, Apana 1 to G.D.
Hueu to the point of beginning and
containing an area of 29.610 acres, more or
less.
Being all of the property conveyed to Grantor herein by Warranty
Deed of Waikoloa Mauka, LLC, a Delaware limited liability
company, dated May 26, 2016, recorded May 26, 2016 in the said
Bureau of Conveyances as Document No. A-59900273.
10
For Tax Map ID(s): 3-6-8-003-029
AS TO ITEM IV:
All of that certain parcel of land situate at Waikoloa, District
of South Kohala, Island and County of Hawaii, State of
Hawaii, being Lot 2, area 4.60 acres, more or less, of the
"Waikoloa RM 1.5 - Unit 1", as shown on map thereof
filed in the Bureau of Conveyances of the State of Hawaii, as
File Plan No. 1378.
Being all of the property conveyed to Grantor herein by Warranty
Deed of Waikoloa Mauka, LLC, a Delaware limited liability
company, dated May 26, 2016, recorded May 26, 2016 in the said
Bureau of Conveyances as Document No. A--59900269.
For Tax Map ID(s): 3-6-8-003-037
AS TO ITEM V:
All of that certain parcel of land situate at Waikoloa, District
of South Kohala, Island and County of Hawaii, State of Hawaii,
being Lot 3-B, area 2.301 acres, more or less, same being a
portion of Lot 3 of the "Waikoloa RM 1.5 - Unit 1", as shown on
map thereof filed in the Bureau of Conveyances of the State of
Hawaii, as File Plan No. 1378, bearing Tax Key Designation 3-6-
B--003--037.
Being all of the property conveyed to Grantor herein by Warranty
Deed of Waikoloa Mauka, LLC, a Delaware limited liability
company, dated May 26, 2016, recorded May 26, 2016 in the said
Bureau of Conveyances as Document No. A-59900274.
SUBJECT, HOWEVER, to the following:
1. Mineral and water rights of any nature in favor of the
State of Hawaii.
2. ITEM I:
a. Easement "WM-1" for Water Meter Purposes, as
shown on File Plan No. 1378.
b. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii corporation, for the
purpose of a perpetual right and easement for water lines
and water service connected with its operation as a water
public utility, being Easement "WM-1", recorded on December
27, 1978 in Liber 13374 Page 441, affecting as described
therein.
11
As amended by the Amendment to Grant of Easements
dated February 4, 1981, recorded on April 23, 1981 in Liber
15498 Page 103.
C. Covenants, conditions restrictions and
reservations (deleting therefrom any restrictions
indicating any preference, limitation or discrimination
based on race, color, religion, sex, handicap, familial
status or national origin) as set forth in the Deed with
Covenants and Reservation of Easements and Other Rights
dated September 20, 2005, recorded on September 20, 2005 in
the said Bureau of Conveyances as Document No.: 2005188908
Certain water rights reserved in said Deed have
been assigned pursuant to that certain Water Rights
Quitclaim dated September 20, 2005, recorded September 20,
2005 as Recording No. 2005188912, by and between Waikoloa
Development Co., as Grantor, and Waikoloa Water Co., Inc.,
and Waikoloa Resort utilities, Inc., as Grantee.
3. ITEM II
a. Portion of Easement "D-2" (20 feet wide) for
Drainage Purposes, as shown on File Plan No. 1378.
b. Easement A-1 for Access Purposes, as show on the
Tax Map.
C. Easement "D-11" (20 feet wide) for Drainage
Purposes, as shown on File Plan No. 1378.
d. Easement "E-14" for Electrical Vault Purposes, as
shown on File Plan No. 1378.
e. Easement "E-15" for Electrical Vault Purposes, as
shown on File Plan No. 1378.
f. Portion of Easement "W-2" for Water Pipeline
Purposes, as shown on File Plan No. 1378.
g. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii corporation, for the
purpose of a perpetual right and easement for water lines
and water service connected with its operation as a water
public utility, being Easement "W-2", recorded on December
27, 1978 in Liber 13374 Page 441, affecting as described
therein.
As amended by the Amendment to Grant of Easements
dated February 4, 1981, recorded on April 23, 1981 in Liber
15498 Page 103.
h. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Hawaiian Telephone Company, a Hawaii corporation (now
Hawaiian Telcom, Inc.), for the purpose of an easement to
12
install, construct, maintain, operate, repair and remove a
building with a tower and antennas for a radio station
facility, upon and within Easement "RS -1"; together with an
easement for access, utility and incidental purposes, over,
across, along and upon Easements "A-1" and "T-1", recorded
on January 8, 1979 in Liber 13402 Page 662, affecting as
described therein.
i. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Hawaii Electric Light Company, Inc., a Hawaii corporation,
for the purpose of a perpetual right and easement for
utility and incidental purposes, over, under, across and
through said Easements "E-14" and "E-15", recorded on
August 31, 1979 in Liber 13956 Page 499, affecting as
described therein.
j. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to GTE
Hawaiian Telephone Company Incorporated, a Hawaii
corporation (now Hawaiian Telcom, Inc.), and Hawaii
Electric Light Company, Inc., a Hawaii corporation, for the
purpose for utility and incidental purposes, over, across
and along Easements "T-1" and "T-2", recorded on August 15,
1991 in the said Bureau of Conveyances as Document No. 91-
111.124, affecting as described therein.
k. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Resort Utilities, Inc., a Hawaii corporation doing
business as West Hawaii Utility Company, for the purpose a
water pipeline and incidental purposes, over, under, across
and through said Easement "W-2", recorded on March 5, 1998
in the said Bureau of Conveyances as Document No. 98-
028922, affecting as described therein.
1. Covenants, conditions restrictions and
reservations (deleting therefrom any restrictions
indicating any preference, limitation or discrimination
based on race, color, religion, sex, handicap,,familial
status or national origin) as set forth in the Deed with
Covenants and Reservation of Easements and Other Rights
dated September 20, 2005, recorded September 20, 2005 in
the said Bureau of Conveyances as Document No. 2005-188907.
Certain water rights reserved in said Deed have
been assigned pursuant to that certain Water Rights
Quitclaim dated September 20, 2005, recorded September 20,
2005 as Recording No. 2005-188912, by and between Waikoloa
Development Co., as Grantor, and Waikoloa Water Co., Inc.,
and Waikoloa Resort utilities, Inc., as Grantee.
13
M. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii, corporation, for the
purpose of a perpetual right and easement for utility and
access purposes, over, under, upon, across and through
Easements "A-1" and "A-211, recorded on September 20, 2005
in the said Bureau of Conveyances as Document No. 2005-
188914, affecting as described therein.
n. Covenants, conditions restrictions and
reservations (deleting therefrom any restrictions
indicating any preference, limitation or discrimination
based on race, color, religion, sex, handicap, familial
status or national origin) as set forth in the Declaration
of Restrictive Covenants dated December 29, 2008, recorded
December 29, 2008 in the said Bureau of Conveyances as
Document No. 2008-193975.
o. Disclosure Agreement, upon and subject to all of
the provisions contained therein, by and between Waikoloa
Mauka, LLC, a Delaware limited liability company and
WQJ2008 Investment, LLC, a Washington limited liability
company, and Ukumehame Quarry Company Limited Partnership,
a Hawaii limited partnership, dated December 29, 2008,
recorded in the said Bureau of Conveyances as December 29,
2008 as Document No.: 2008-193976.
p. Easement "D-3" (Part 2) for Drainage Purposes, as
disclosed by and more fully described in that certain
Affidavit of Chrystal Thomas Yamasaki, recorded December
29, 2009 as Recording No. 2009-196709.
q. Easement "T-1" for Aanchor Purposes, as described
in or disclosed by the Deed with Covenants and Reservation
of Easements and other rights dated and recorded September
20, 2005, as Recording No. 2005-188907.
r. Easement "A-2" for Access Purposes, as described
in or disclosed by the Deed with Covenants and Reservation
of Easements and other rights dated and recorded September
20, 2005, as Recording No. 2005-188907.
s. Easement "PS -1" and "PS -2" (10 -ft. Wide) for
Planting Screen Purposes (No Vehicular Access Permitted),
as disclosed by and more fully described in that certain
Affidavit of Chrystal Thomas Yamasaki, recorded December
29, 2009 as Recording No. 2009-196709.
t. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Hawaii Electric Light Company, Inc., a Hawaii corporation
and Hawaii Telcom, Inc., a Hawaii corporation, for the
purpose of granting easement for the transmission and
distribution of electricity purposes, recorded on January
14
8, 2013 in the said Bureau of Conveyances as Document No.
A-47560448, affecting as described therein.
U. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Village Association, a Hawaii nonprofit
corporation, for access, utilities and sign purposes,
recorded on January 30, 2013 in the said Bureau of
Conveyances as Document No. A--47780791, affecting as
described therein.
4. ITEM III
a. Portion of Easement "D-2" (20 feet wide) for
Drainage Purposes, as shown on File Plan 1378.
b. Portion of Easement "W-2" (50 feet wide) for
Water Pipeline Purposes, as shown on File Plan 1378.
P. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii corporation, for the
purpo,ge a perpetual right and easement for water lines and
water service connected with its operation as a water
public utility, being Easement "W-2", recorded on December
27, 1978 in Liber 13374 Page 441, affecting as described
therein.
As amended by the Amendment to Grant of Easements
dated February 4, 1981, recorded on April 23, 1981 in Liber
15498 Page 103.
d. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Hawaiian 'Telephone Company, a Hawaii corporation (now
Hawaiian Telcom, Inc.), for the purpose of an easement to
install, construct, maintain, operate, repair and remove a
building with a tower and antennas for a radio station
facility, upon and within Easement "RS -1"; together with an
easement for access, utility and incidental purposes, over,
across, along and upon Easements "A-1" and "T-1", recorded
on January 8, 1979 in Liber 13402 Page 662, affecting as
described therein.
e. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Hawaii Electric Light Company, Inc., a Hawaii corporation,
for the purpose of a perpetual right and easement for
utility and incidental purposes, over, under, across and
through said Easements "E-14" and "E-15", recorded on
August 31, 1979 in Liber 13956 Page 499, affecting as
described therein.
f. Easement "D-3" (Part 1) for Drainage Purposes, as
disclosed by and more fully described in that certain
15
Affidavit of Chrystal. Thomas Yamasaki, recorded December
29, 2009 as Recording No. 2009-1.96709.
g. Easement "W-3" (Part 2) for Waterline Purposes,
as disclosed by and more fully described in that certain
Affidavit of Chrystal Thomas Yamasaki, recorded December
29, 2009 as Recording No. 2009--196709.
h. Easement "T-2" for Anchor Purposes, as described
in or disclosed by the Deed with Covenants and Reservation
of Easements and other rights dated and recorded September
20, 2005, as Recording No. 2005-188907.
i. Easement "T -1-A" (10 -ft wide) for Overhead Line
Purposes, as described in or disclosed by the Deed recorded
January 5, 1988, as Recorded in Liber 21500 Page 400.
j. Easement "A-3" for Access Purposes, as described
in or disclosed by the Deed with Covenants and Reservation
of Easements and other rights dated and recorded September
20, 2005, as Recording No. 2005-188907.
k. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to GTE
Hawaiian Telephone Company Incorporated, a Hawaii
corporation (now Hawaiian Telcom, Inc.), and Hawaii
Electric Light Company, Inc., a Hawaii corporation, for the
purpose for utility and incidental purposes, over, across
and along Easements "T-1" and "T-2", recorded on August 15,
1991 in the said Bureau of Conveyances as Document No. 91-
111124, affecting as described therein.
1. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Resort Utilities, Inc., a Hawaii corporation doing
business as West Hawaii Utility Company, for the purpose a
water pipeline and incidental purposes, over, under, across
and through said Easement "W--2", recorded on March 5, 1998
in the said Bureau of Conveyances as Document No. 98-
028922, affecting as described therein.
M. Covenants, conditions restrictions and
reservations (deleting therefrom any restrictions
indicating any preference, limitation or discrimination
based on race, color, religion, sex, handicap, familial
status or national origin) as set forth in the Deed with
Covenants and Reservation of Easements and Other Rights
dated September 20, 2005, recorded September 20, 2005 in
the said Bureau of Conveyances as Document No. 2005-188907.
Certain water rights reserved in said Deed have
been assigned pursuant to that certain Water Rights
Quitclaim dated September 20, 2005, recorded September 20,
2005 as Recording No. 2005-188912, by and between Waikoloa
16
Development Co., as Grantor, and Waikoloa Water Co., Inc.,
and Waikoloa Resort utilities, Inc., as Grantee.
n. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii corporation, for utility
and access, and incidental purposes, over, across and along
Easements "A-1", "A-2" and "A-3", recorded on September 20,
2005 in the said Bureau of Conveyances as Document No.
2005-188914, affecting as described therein.
o. Covenants, conditions restrictions and
reservations (deleting therefrom any restrictions
indicating any preference, limitation or discrimination
based on race, color, religion, sex, handicap, familial
status or national origin) as set forth in the Declaration
of Restrictive Covenants dated December 29, 2008, recorded
December 29, 2008 in the said Bureau of Conveyances as
Document No. 2008-193975.
p. Disclosure Agreement, upon and subject to all of
the provisions contained therein, by and between Waikoloa
Mauka, LLC, a Delaware limited liability company and
WQd2008 Investment, LLC, a Washington limited liability
company, and Ukumehame Quarry Company Limited Partnership,
a Hawaii limited partnership, dated December 29, 2008,
recorded in the said Bureau of Conveyances as December 29,
2008 as Document No.: 2008-193976.
5. ITEM IV
a. Easement "WM--3" for Water Meter Purposes, as
shown on File Plan No. 1378.
b. Easement for the described purpose and rights
incidental thereto, as granted in a document granted to
Waikoloa Water Co., Inc., a Hawaii corporation, for the
purpose a a perpetual right and easement for water lines
and water service connected with its operation as a water
public utility, being Easement "WM-3", recorded on December
27, 1978 in Liber 13374 Page 441, affecting as described
therein.
As amended by the Amendment to Grant of Easements
dated February 4, 1981, recorded on April 23, 1981 in Liber
15498 Page 103.
6. ITEMS IV and V
Covenants, conditions restrictions and reservations
(deleting therefrom any restrictions indicating any
preference, limitation or discrimination based on race,
color, religion, sex, handicap, familial status or national
origin) as set forth in the Deed with Covenants and
17
Reservation of Easements and Other Rights dated September
20, 2005, recorded on September 20, 2005 in the said Bureau
of Conveyances as Document No.: 2005-188908
Certain water rights reserved in said Deed have
been assigned pursuant to that certain Water Rights
Quitclaim dated September 20, 2005, recorded September 20,
2005 as Recording No. 2005-188912, by and between Waikoloa
Development Co., as Grantor, and Waikoloa Water Co., Inc.,
and Waikoloa Resort utilities, Inc., as Grantee.
Partial Release and Cancellation of Rights under:
(I) Deed with Covenants and Reservation of Easements and
Other Rights; and (II) Grant of Right to Designate and
Grant Easements, recorded October 27, 2021 in the said
Bureau of Conveyances as Document No. A-79400811.
7. The terms and provisions contained in the Grant of
Rights to Designate and Grant Easements, dated September 20,
2005, recorded September 20, 2005 in the said Bureau of
Conveyances as Document No. 2005-188910
The foregoing instrument was amended by the Addendum to
Grant of Right to Designate and Grant Easements, dated November
29, 2006, recorded December 1, 2006 in the said Bureau of
Conveyances as Document No. 2006--220313, and recorded June 17,
2021 in the said Bureau of Conveyances as Document No. A-
78380296,
8. Covenants, conditions restrictions and reservations
(deleting therefrom any restrictions indicating any preference,
limitation or discrimination based on race, color., religion,
sex, handicap, familial status or national origin) as set forth
in the Declaration of Restrictive Covenants dated February 22,
2008, recorded March 20, 2008 in the said Bureau of Conveyances
as Document No. 2008-043680.
9. Acknowledgment and Release Agreement, upon and subject
to all of the provisions contained therein, by and between
Waikoloa Mauka, LLC, a Delaware limited liability company and
WQJ2008 Investment, LLC, a Washington limited liability company
dated February 22, 2008, recorded March 20, 2008 in the said
Bureau of Conveyances as Document No. 2008-043682.
10. Disclosure Agreement, upon and subject to all of the
provisions contained therein by and Between Waikoloa Mauka, LLC,
a Delaware .limited liability company and WQJ2008 Investment,
LLC, a Washington limited liability company dated February 22,
IE:3
2008, recorded March 20, 2008 in the said Bureau of Conveyances
as Document No. 2008-043681.
END OF EXHIBIT "A"
Tax Key: (3) 6-8--003:029, 031, 032, 037 and 041
19
Exhibit b
List of Names, Addresses, and TMKs of
Owners within 300'
A0674 WAIKOLOA LP
CORP OF PRESIDING BISHOP - CHURC
JACK HALL KONA MEMORIAL
2000 E 4TH ST STE 205
LDS CHURCH TAX ADMINISTRATION 50
C/O BOB TANAKA INC
SANTA ANA CA 92705 3907
E NORTH TEMPLE ST 22ND FLR SALT
1055 KALO PL STE 103
TMK: 680030280000
LAKE CITY UT 84150 0022
HONOLULU HI 96826 1608
TMK: 680030140000
TMK: 680030300000
WAIKOLOA GREEN LLC
WAIKOLOA PLAZA LLC
WAIKOLOA VILLAGE ASSN
1 N JOHNSTON AVE STE D308
94-050 FARRINGTON HWY STE E1-3
PO BOX 383910
TRENTON NJ 08609 1868
WAIPAHU HI 96797 1842
WAIKOLOA HI 96738 3910
TMK: 680020160000
TMK: 680030400000
TMK: 680020150000,
680020330000
WAIKOLOA VILLAGE CENTER LLC WAIKOLOA VILLAGE LOFTS WEST LLC
PO BOX 1060 94-050 FARRINGTON HWY STE E1-3
LAHAINA HI 96767 1060 WAIPAHU HI 96797 1842
TMK: 680030310000, TMK: 680030450000
680030410000,680030290000,
680030320000
Exhibit 7
Traffic Impact Assessment Report
WAIKOLOA LIGHT INDUSTRIAL CENTER
Transportation Impact Assessment Report
SEPTEMBER 2023
�C� AECOM Technical Services, Inc.
1001 Bishop Street, Suite 1600
Honolulu, Hawaii 96813
Ph. (808) 521-5031
AECOM Project Number: 60712017
Transportation Impact Assessment Report
Waikoloa Light Industrial Center
Waikoloa Village, Hawaii
September 2023
Prepared for:
Waikoloa Village Center LLC
P.O. Box 1060
Lahaina, HI 96767
(808) 662-3879
Prepared by:
AECOM Technical Services, Inc.
1001 Bishop Street, Suite 1600
Honolulu, Hawaii 96813
(808) 521-5031
Project Reference: 60712017
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table of Contents
1.0 INTRODUCTION..................................................................................................1
2.0 EXISTING CONDITIONS......................................................................................3
2.1 Site Description.................................................................................................3
2.2 Roadway Conditions.........................................................................................5
2.2.1 Roadway Descriptions...............................................................................5
2.2.2 Intersection Descriptions...................................................................................7
2.3 Pedestrian and Bicycle Conditions....................................................................7
2.3.1 Pedestrian Facilities...................................................................................7
2.3.2 Bicycle Facilities.........................................................................................7
2.4 Public Transit Conditions...................................................................................7
2.5 Transportation Conditions.................................................................................7
2.5.1 Existing Traffic Volumes.............................................................................8
2.5.2 Existing Bicycle and Pedestrian Volumes...................................................8
2.5.3 Existing Intersection Operations...............................................................10
3.0 FUTURE CONDITIONS......................................................................................11
3.1 Proposed Development...................................................................................11
3.2 Future Roadway Conditions............................................................................11
3.2.1 Roadways................................................................................................11
3.2.2 Intersections.............................................................................................11
3.3 Future Pedestrian, Bicycle, and Public Transit Conditions...............................12
3.3.1 Future Pedestrian Facilities......................................................................12
3.3.2 Future Bicycle Facilities...........................................................................12
3.3.3 Future Public Transit Conditions..............................................................12
3.4 Projected Year 2028 Peak Hour Background Traffic.......................................12
3.5 Vehicular Trips Generated by the Waikoloa Light Industrial Center.................16
3.6 Projected Year 2028 Traffic Volumes..............................................................18
3.6.1 Waikoloa Light Industrial Center Trip Distribution and Assignment ...........
18
3.6.2 Total Projected Year 2028 Peak Hour Traffic Volumes ............................18
3.7 Projected Year 2028 Traffic Signal Warrant Analysis......................................20
3.8 Projected Year 2028 Peak Hour Intersection Operations................................21
3.9 Project -Generated Traffic Impacts to State Roadways....................................23
A=COM i September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.10 Projected Year 2033 and Year 2043 Peak Hour Background Traffic ...............24
3.11 Projected Year 2033 and Year 2043 Traffic Volumes......................................27
3.12 Projected Year 2033 and Year 2043 Traffic Signal Warrant Analysis ..............30
3.13 Projected Year 2033 and Year 2043 Peak Hour Intersection Operations ........... 31
4.0 SUM MARY AND RECOMMENDATIONS...........................................................34
4.1 Summary........................................................................................................34
4.2 Recommendations.......................................................................................... 35
5.0 REFERENCES...................................................................................................36
Appendix A Full Conceptual Plan
Appendix B Turning Movement Traffic Count Worksheets
Appendix C Intersection Operations Analysis — Synchro Worksheets
Appendix D Intersection Level of Service Definitions
Appendix E Warrant 3, Peak Hour, Analysis Worksheets
Table of Figures
Figure 1 Project Location Map.........................................................................................2
Figure 2 Conceptual Site Plan.........................................................................................4
Figure 3 Waikoloa Road — Looking Mauka at Pua Melia Street/Greens Driveway ...........
6
Figure 4 Waikoloa Road — Aerial of Ehukai Loop Intersection from Google Earth ...........6
Figure 5 Existing Year 2021 Peak Hour Traffic Volumes.................................................9
Figure 6 Projected Year 2028 Peak Hour Traffic Volumes No Build..............................15
Figure 7 Total Projected Year 2028 Peak Hour Traffic Volumes Build ...........................19
Figure 8 Projected Year 2033 Peak Hour Traffic Volumes No Build..............................25
Figure 9 Projected Year 2043 Peak Hour Traffic Volumes No Build..............................26
Figure 10 Projected Year 2033 Peak Hour Traffic Volumes Build..................................28
Figure 11 Projected Year 2043 Peak Hour Traffic Volumes Build...................................29
Table of Tables
Table 1 Existing Weekday Peak Hour Intersection Operation........................................10
Table 2 Trips from Proposed Developments.................................................................14
Table 3 Projected Trip Generation by Brown Development...........................................17
Table 4 Projected Year 2028 AM Peak Hour Intersection Operations ...........................22
Table 5 Projected Year 2024 PM Peak Hour Intersection Operations ...........................22
A=COM ii September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table 6 Projected Year 2033 AM Peak Hour Intersection Operations
Table 7 Projected Year 2033 PM Peak Hour Intersection Operations
Table 8 Projected Year 2043 AM Peak Hour Intersection Operations
Table 9 Projected Year 2043 PM Peak Hour Intersection Operations
........................ 31
........................ 31
........................ 32
........................ 32
A=COM iii September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
1.0 INTRODUCTION
Waikoloa Village Center LLC is proposing develop and operate the Waikoloa Light
Industrial Center near Waikoloa Village, South Kohala District of Hawaii Island (TMK (3)
6-8-003:041, portion). The Waikoloa Light Industrial Center will include a self -storage
facility and flexible use buildings for industrial -commercial business to serve area
residents and businesses.
Waikoloa Village Center LLC also owns the adjacent property (TMK (3) 6-8-003:032),
which is zoned Multiple -family Residential (RM 1.5) and may develop that parcel as a
separate project consistent with the RM 1.5 zoning. The timing of the development of the
RM 1.5 zoned parcel is not known. If and when the parcel is developed, approximately
329 multi -family residential units, at most, could be developed.
The proposed Waikoloa Light Industrial Center site is south of Waikoloa Road. Figure 1
illustrates the site location. It is makai of `Auwaiakekua Gulch with no access from Pua
Melia Street.
This transportation impact analysis report (TZAR) documents the existing conditions and
data collected. It also assesses the future conditions with the proposed Waikoloa Light
Industrial Center, including the access into the site. It summarizes transportation issues
identified and proposes recommendations to address those issues.
A=COM 1 September 2023
PROJECT LOCATION MAP
Waikoloa Light Industrial Center
Waikoloa Light Industrial Center
Transportation ImpactAnalvsis Rei:
Fho �a' Marko/oa Ra-
<p
y.
Mesa
d Pia
OJ T
Project
Location
Reserved Fd�
Figure 1 Project Location Map
Project Area
HAWAN
A_COM 2 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
2.0 EXISTING CONDITIONS
2.1 Site Description
The proposed Waikoloa Light Industrial Center site is south of Waikoloa Road. It is
makai of `Auwaiakekua Gulch with no access from Pua Melia Street.
The project site is currently zoned Open District. Waikoloa Village Center LLC is seeking
a change of zoning to the Industrial -Commercial Mixed (MCX) District. The area
requested to be rezoned is approximately 26.05 acres. Approximately 15 acres of the
rezoned area will be used for the Waikoloa Village Center Light Industrial Center; the
balance will be used for drainage and flood control improvements and open greenway
between the self -storage facility and flexible use buildings.
Waikoloa Village and the surrounding area currently lack light industrial areas. Under the
existing conditions, the nearest light industrial areas, Kaloko Light Industrial Park and the
Honokohau Industrial Park in Kailua-Kona, are approximately 28 miles away from
Waikoloa Village. The completion of the proposed Waikoloa Light Industrial Center is
expected to reduce the need to travel outside the community to access a light industrial
area and provide a space for the needed service.
The conceptual site plan is illustrated in Figure 2. The lot proposed for rezoning is
labeled as Lot 5-A in Figure 2. The RM 1.5 zoned parcel is identified as Lot 5-B in Figure
2. See Appendix A for the complete Waikoloa Light Industrial Center site plan.
A=COM 3 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
CONCEPTUAL SITE PLAN
Waikoloa Light Industrial Center Source: Engineering Partners, Milo, Haw N, 2023
Figure 2 Conceptual Site Plan
A_COM 4 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
?.2 Roadway Conditions
Waikoloa Road is the key roadway in the vicinity of the proposed Waikoloa Light
Industrial Center.
Access to the Waikoloa Light Industrial Center will be from Waikoloa Road via a new
road through TMK (3) 6-8-003: 032. At the intersection with Waikoloa Road the new road
will be designed to line up with Ehukai Loop to form a four-way intersection with Ehukai
Loop and Waikoloa Road. The existing Quarry Road will be accommodated by a
connection with the new road.
2.2.1 Roadway Descriptions
Waikoloa Road is a minor arterial roadway that provides regional access to the Waikoloa
Village area. It is a mauka-makai roadway that connects Queen Ka`ahumanu Highway
(under the jurisdiction of the State of Hawaii Department of Transportation (HDOT)) and
Mamalahoa Highway (under the jurisdiction of HDOT). Waikoloa Village is located
approximately halfway between the two highways. Waikoloa Road is a four -lane, divided
roadway with two lanes in each direction and a raised median. Waikoloa Road maintains
a four -lane cross-section through its intersections with Uluwehi Street and Ehukai Loop,
but transitions from a raised median to a painted median makai of Uluwehi Street.
Waikoloa Road then transitions to a two-lane, undivided roadway makai of Ehukai Loop.
Curb and gutter are located on both sides of the road starting makai of the Ehukai Loop
intersection and continuing mauka through the Waikoloa Village area. On the Kailua-
Kona (south) side of the road, there is an attached sidewalk while on the Kawaihae
(north) side, there is a detached sidewalk. Makai of the Ehukai Loop intersection, the
two-lane Waikoloa Road has paved shoulders. In the vicinity of the project site, the
posted speed limit on Waikoloa Road is 35 miles per hour (mph). The roadway is under
the jurisdiction of the County of Hawaii.
Figure 3 illustrates the view along Waikoloa Road while Figure 4 shows an aerial view of
the current configuration.
Ehukai Loop is a privately -owned road that provides residential units access to Waikoloa
Road.
Approximately 150 feet from Ehukai Loop on the opposite side of Waikoloa Road,
Quarry Road is an existing path that provides access to the areas south of Waikoloa
Road. It is a privately owned roadway.
A=COM 5 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Figure 3 Waikoloa Road — Looking Mauka at Pua Melia Street/Greens Driveway
Figure 4 Waikoloa Road — Aerial of Ehukai Loop Intersection from Google Earth
A=COM 6 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
The access point for the Waikoloa Light Industrial Center will be the intersection of
Waikoloa Road & Ehukai Loop.
The Waikoloa Road/Ehukai Loop intersection is currently an unsignalized
"T -intersection" with stop -sign control on the Ehukai Loop approach. The lane
configuration for the makai-bound approaches on Waikoloa Road includes a through
lane and a shared through/right-turn lane, while the mauka-bound approach has two
through lanes and an exclusive left -turn lane. There is a median refuge lane on Waikoloa
Road for the left -turning traffic exiting from Ehukai Loop. The Ehukai Loop approach is a
single shared lane for right -turn and left -turn movements. There is a crosswalk across
the Ehukai Loop leg at this intersection.
2.3 Pedestrian and Bicycle Conditions
2.3.1 Pedestrian Facilities
Waikoloa Road has sidewalks through Waikoloa Village area. On the Kailua-Kona
(south) side of the road, there is an attached sidewalk while on the Kawaihae (north)
side, there is a detached sidewalk. Makai of the Ehukai Loop intersection, the two-lane
segment of Waikoloa Road has paved shoulders.
There are no sidewalks on Ehukai Loop in the vicinity of its intersection with Waikoloa
Road.
2.3.2 Bicycle Facilities
There are no marked bicycle facilities in the vicinity of Waikoloa Village along Waikoloa
Road. Ehukai Loop also does not have marked bicycle facilities. Bicyclists observed
during the data collection process shared roadway lanes with vehicles.
Public Transit Conditions
Public transit service is provided by the Hele-On Bus system. Currently, Hele-On transit
Route 2 has stops on Waikoloa Road just makai of Paniolo Avenue.
Vehicular turning movement, bicycle, and pedestrian counts were conducted for the PM
peak period on Tuesday, November 23, 2021 and the AM peak period on Wednesday
November 24, 2021. The turning movement counts were conducted at the following
three intersections:
• Waikoloa Road/Pua Melia Street/Greens Driveway
• Waikoloa Road/Uluwehi Street
• Waikoloa Road/Ehukai Loop
A=COM 7 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
For this study, only the Waikoloa Road/Ehukai Loop intersection is analyzed due to the
location of the project site and the new project access road that will intersect with
Waikoloa Road, which will be designed to line up with Ehukai Loop. The impacts that the
project related traffic will have on the nearest state highway facilities is discussed below.
The bicycle and pedestrian counts were observed during the data collection process.
The observations indicate that both the pedestrian and bicycle volumes are very low in
magnitude.
The traffic count summary sheets are included in Appendix B.
2.5.1 Existing Traffic Volumes
The traffic study periods were from 6:30 AM to 8:30 AM for the AM peak period and 3:00
PM to 5:00 PM for the PM peak period. From these counts, the weekday AM peak hour
was determined to occur from 7:15 AM to 8:15 AM and the PM peak hour was
determined to occur from 3:30 PM to 4:30 PM. Figure 5 illustrates the vehicular counts
for the weekday AM and PM peak hours.
2.5.2 Existing Bicycle and Pedestrian Volumes
Pedestrians and bicyclists were noted during the vehicular turning movement counts at
the Waikoloa Road/Pua Melia Street, Waikoloa Road/Uluwehi Street, and Waikoloa
Road/Ehukai Loop intersections.
At the Waikoloa Road and Pua Melia Street/Greens Driveway intersection, there were 5
pedestrians per hour observed during the AM peak hour and 4 pedestrians observed
during the PM peak hour. There were 3 bicycles per hour observed during the AM peak
hour and 2 bicycles noted during the PM peak hour.
The bicyclists were observed to be sharing the travel lanes with the vehicles. The
pedestrians were observed to be using the sidewalks and marked crosswalks. The
pedestrian facilities appear to be well maintained.
A=COM 8 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2021 PEAK HOUR TRAFFIC VOLUMES
Waikoloa Light Industrial Center
Figure 5 Existing Year 2021 Peak Hour Traffic Volumes
AEcom 9 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
2.5.3 Existing Intersection Operations
The Waikoloa Road/Ehukai Loop intersection was analyzed with the existing Year 2021
conditions based on the peak hour traffic turning movement volumes and existing
intersection configurations. Table 1 summarizes calculated intersection delay and level
of service (LOS) for weekday AM and PM commuter peak hour time periods.
LOS for unsignalized intersections is a qualitative index that references a performance
measure such as intersection delay to express the quality of traffic services. Definitions
of LOS are included in Appendix D.
The intersection was analyzed using the unsignalized intersection capacity methods
described in the Highway Capacity Manual, Sixth Edition (HCM) through the
Synchro/Traffic Sim software. The Synchro analysis worksheets are included in
Appendix C.
Table 1 Existing Weekday Peak Hour Intersection Operation
The Waikoloa Road/Ehukai Loop intersection operates with little to no delay during both
peak hours.
A=COM 10 September 2023
AM Peak
PM Peak
Turning Movement/Turning
Movment
Delay
LOS
Delay
LOS
(sec/veh)
(sec/veh)
Waikoloa
Rd/Ehukai
Lp
Waikoloa Rd Mauka-Bound LT
8.7
A
8.1
A
Ehukai Lp
12.0
B
11.5
B
Notes: AM Peak Hour: 7:15-8:15 AM, PM Peak: 3:30-4:30 PM
*Unsignalized, Two -Way Stop Intersections
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp = Loop,
RT = Right Turn, LT = Left Turn
The Waikoloa Road/Ehukai Loop intersection operates with little to no delay during both
peak hours.
A=COM 10 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.0 FUTURE CONDITIONS
3.1 Proposed Development
The Waikoloa Light Industrial Center will include a self -storage facility and flexible use
buildings for industrial -commercial business to serve area residents and businesses.
The adjacent property (TMK (3) 6-8-003:032) may be developed as a separate project
consistent with the RM 1.5 zoning. If and when the parcel is developed, approximately
329 multi -family residential units, at most, could be developed.
Table 3 in Section 3.5 summarizes the amount of development and the estimated
vehicular generation.
3'.2 Future Roadway Conditions
3.2.1 Roadways
It was assumed that there would be no major changes to the physical features of the
existing roadways in the Waikoloa Village area. Access to the Waikoloa Light Industrial
Center will be from Waikoloa Road via a new road through TM K (3) 6-8-003: 032. At the
intersection with Waikoloa Road the new road, called Hale Hana Street, will be designed
to line up with Ehukai Loop to form a four-way intersection with Ehukai Loop and
Waikoloa Road. The existing Quarry Road will be accommodated by a connection with
the new road.
3.2.2 Intersections
The Waikoloa Light Industrial Center will have one access:
• Waikoloa Road opposite Ehukai Loop called Hale Hana Street
The proposed Hale Hana Street will change the existing "T -intersection to a four -legged
intersection. Changes to Waikoloa Road would involve creating a westbound left -turn
lane for traffic turning onto Hale Hana Street from Waikoloa Road. The addition of the
westbound left -turn lane for Waikoloa Light Industrial Center traffic would require the
removal of the left -turn refuge lane utilized by the traffic exiting from the Ehukai Loop
approach. The current width of Waikoloa Road does not allow the inclusion of both
lanes. These lane modifications are discussed in the recommendations section of this
report.
Once Hale Hana Street and the intersection with Waikoloa Road is established, the
Quarry Road and Waikoloa Road intersection that currently exists will be closed. Traffic
currently traveling along Quarry Road will first need to travel along Hale Hana Street.
An emergency evacuation route from the new Hale Hana Street to Pua Melia Street will
also be provided. This route is for emergency evacuations only and will not be used for
through traffic.
A=COM 11 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.3 Future Pedestrian, Bicycle, and Public Transit Conditions
3.3.1 Future Pedestrian Facilities
As noted in Section 2.3.1, Pedestrian Facilities, there are detached sidewalks along the
Kawaihae (north) -side of Waikoloa Road and attached sidewalks on the Kailua-Kona
(south) side of Waikoloa Road. There are paved shoulders but no sidewalks on
Waikoloa Road makai of the Waikoloa Road/Ehukai Loop intersection. There are
existing detached sidewalks along both sides of Pua Melia Street. It was assumed that
there would be no major changes to the sidewalks in the vicinity of the proposed project.
The proposed development will have a crosswalk across the proposed Hale Hana Street
approach. It is not recommended to have crosswalks across the two Waikoloa Road
approaches while the intersection operates as an unsignalized intersection.
3.3.2 Future Bicycle Facilities
As noted in Section 2.3.2, there are no existing bicycle facilities along Waikoloa Road.
Bicycles currently operate in a shared -lane mode with vehicular traffic.
The Hawaii Department of Transportation (HDOT) Bike Plan Hawaii - Master Plan
identifies future bicycle projects in the area. The improvement relevant to the study area
formalizes, through appropriate signing, the shared road bicycle operation on Waikoloa
Road between Waikoloa Village and Queen Ka`ahumanu Highway as a Priority Level II
(medium priority) project.
Actions associated with the proposed Waikoloa Light Industrial Center would not
preclude the ability for HDOT to implement this bicycle project in the future.
In addition to future bicycle projects on roadways, development within the proposed
project will be encouraged to provide bicycle racks. It can also be recommended that
appropriate shared roadway signage and markings be installed along Hale Hana Street
to encourage bicycle use.
3.3.3 Future Public Transit Conditions
As noted in Section 2.4, Hele-On bus Route 2 has stops on Waikoloa Road in the vicinity
of Paniolo Avenue. While no service change was assumed, the possibility of providing
an additional bus stop pair to service this area are discussed in the recommendations
section of this report.
Projected Year 2028 Peak Hour Background Traffic
Background traffic growth accounts for growth in traffic unrelated to the proposed
Waikoloa Light Industrial Center. The proposed development could open in three to four
years, but future traffic volumes analysis was based on a five-year projection to comply
with the Chapter 25 of the Hawaii County Code (HCC) Section 25-2-46, which resulted
in a 2028 analysis year. This requirement also requires traffic projections for 10 and 20
years in addition to a five-year analysis.
A=COM 12 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
For this project, the first component of future background traffic was estimated by
applying an annual growth rate globally to all the existing traffic in the vicinity of the site.
Traffic counts conducted in November 2007 as part of another traffic study were
compared with the traffic counts conducted in October 2021 by AECOM for this study.
The comparison showed that between the 2007 vehicular volumes and the 2021
vehicular volumes, there was little growth over the intervening 14 years. To be
conservative, however, an annual growth rate of 1 percent was judged appropriate to
estimate general ambient growth in traffic.
The second component of future background traffic accounts for traffic contributed by
the Waikoloa Plaza retail -office complex currently finishing up construction nearby along
with the various Lofts at Waikoloa developments. To estimate the traffic generated from
these developments, a site plan found at the Waikoloa Plaza website was used to
determine the building areas for the shopping center. Unit counts from the various Lofts
at Waikoloa multifamily developments were also included. The areas and unit counts
were used when calculating the trip generation from these developments. The vehicular
volume is based on the trip generation rates documented in the Institute of
Transportation (ITE) publication, Trip Generation, 11th Edition. Equations for AM and PM
peak hours of adjacent street traffic period was used in this estimation.
For the purposes of this Waikoloa Light Industrial Center TZAR, it was assumed that all
the existing spaces within the shopping plaza was occupied. That assumption
acknowledges the potential future traffic generated from these developments.
Also acknowledged in the background future traffic volumes is the Kaiaulu O Waikoloa
affordable residential development on Pua Melia Street, as seen from the latest imagery
from Google Earth. This development will have 60 affordable residential units and is
scheduled to open by the end of 2023.
Table 2 summarizes the trips generated by these developments. Figure 6 summarizes
the resulting projected Year 2028 peak hour background traffic volumes. It is assumed
that the traffic from these developments will be evenly distributed in the mauka and
makai directions.
A=COM 13 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table 2 Trips from Proposed Developments
A=COM 14 September 2023
AM Peak Hour
PM Peak Hour
Total
I Pass -By I In
Out
Total
I Pass -By
I In
I Out
Use
Intensity
Units
Waikoloa Plaza
Shopping Plaza
129,386
SF
224
0
139
85
672
269
329
343
Gasoline/Service Station
8
VFP
82
52
41
1 41
111
63
56
55
Multifardly Housing
(Low -Rise)
168
du
67
0
16
51
86
0
54
32
Waikoloa Plaza Total
373
52
170
151
869
332
273
264
Kaiaulu O Waikoloa
Affordable Housing
60
du
30
0 1 9
21
28
0
17
11
Grand Total
403
1 52 1 179
1 172 1
897
1 332
1 290
1 275
Trip Generation Equations
Shopping Plaza
ITE821
AMFbakHour
T=1.73(X)
62%
38%
AM Pass -by Rate
0%
RVI Peak Hour
T=5.19(X)
49%
51%
PM Pass -by Rate
40
Gasoline/Service Station
ITE944
AMFbakHour
T=10.28(X)
50%
50%
AM Pass -by Rate
63%
RVI Peak Hour
T=13.91 (X)
50%
50%
PM Pass -by Rate
57
Multifamily Housing
ITE220
AMFbakHour
T=0.40(X)
24%
76%
(Low -Rise)
RVI Peak Hour
T=0.51 (X)
63%
37%
Affordable Housing
ITE 223
AM Flak Hour
T=0.50(X)
29%
71
RVI Peak Hour
T=0.46(X)
59%
41%
A=COM 14 September 2023
Waik6loa Light Industrial Center
Transportation Impact Analvsis Rel:
YEAR 2028 PEAK HOUR TRAFFIC VOLUMES — NO BUILD
Waikoloa Light Industrial Center
Figure 6 Projected Year 2028 Peak Hour Traffic Volumes No Build
A=CM 15 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Vehicular Trips Generated by the Waikoloa Light Industrial Center
Table 3 summarizes the land use and estimated vehicular volumes that would be
generated by the Waikoloa Light Industrial Center and for the proposed multi -family
residential units if it is constructed. At this time, it is uncertain when the multi -family
residential units will be constructed. For the purpose of this analysis, it is assumed that
that the multi -family residential units will come in prior to or around the same time as the
completion of the proposed Waikoloa Light Industrial Center. The vehicular volume is
based on the trip generation rates documented in the Institute of Transportation (ITE)
publication, Trip Generation, 11th Edition. Equations for AM and PM peak hours of
adjacent street traffic period was used in this estimation.
The trip generation equations for three categories were used to estimate the trips
generated by the proposed MCX development and the multi -family residential units. For
both categories, the index used as the predictor of generated traffic was the gross floor
area (per 1,000 square feet). The proposed development will include a self -storage
facility and an area for light industrial usage (flex space). Category 151 (Mini -
Warehouses) was used to estimate the trips generated by the self -storage facility. The
proposed floor area for this facility is approximately 226,000 square feet. Category 110
(General Light Industrial) was used to estimate the trips generated by the light industrial
activities. The proposed floor area for this facility is approximately 84,000 square feet.
Consistent with the RM -1.5 zoning of the adjacent parcel with multi -family residential
units that could be three to four stories tall, which the ITE trip generation manual
identifies as a midrise apartment building. Category 221 (Multifamily Housing [Mid -Rise])
was used to estimate the trips generated by the apartments. The index used as the
predictor of the generated traffic was the number of dwelling units.
A=COM 16 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table 3 Projected Trip Generation
A=COM 17 September 2023
ITE
AM Peak Hour
PM Peak Hour
In
Out
In
Out
Land Use
Intensity
Units
Category
General Light
Industrial
84,000
sf
110
55
7
8
47
Mini Warehouse
226,000
sf
151
12
8
16
18
Multifamily Housing
329
du
221
28
94
79
50
Mid -Rise
Total
95
109
103
115
Trip
Generation
Equations
General Light
Industrial
ITE 110
AM Peak Hour
T =
0.74 (X)
88% in/12% out
PM Peak Hour
T =
0..65 (X)
14% in/86% out
Mini Warehouse
ITE 151
AM Peak Hour
T =
0.09 (X)
59% in/41% out
PM Peak Hour
T =
0.15 (X)
47% in/53% out
Multifamily Housing
ITE 221
AM Peak Hour
T =
0.37 (X)
23% in/77% out
(Mid -Rise)
PM Peak Hour
T =
0.39 (X)
61% in/39% out
A=COM 17 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Projected Year 2028 Traffic Volumes
3.6.1 Waikoloa Light Industrial Center Trip Distribution and Assignment
The projected Year 2028 vehicular traffic volumes generated by the proposed project
summarized in Table 3 were directionally distributed and assigned to the roadway
network.
The trip distribution to and from the project was based on existing travel patterns at the
Waikoloa Road and Ehukai Loop intersection.
3.6.2 Total Projected Year 2028 Peak Hour Traffic Volumes
The projected traffic volumes generated by the proposed project were combined with the
projected Year 2028 background traffic summarized in Figure 6 to obtain total projected
Year 2028 peak hour traffic volumes.
The total projected Year 2028 peak hour traffic volumes are summarized in Figure 7.
A=COM 18 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2028 PEAK HOUR TRAFFIC VOLUMES — BUILD
Waikoloa Light Industrial Center
Figure 7 Total Projected Year 2028 Peak Hour Traffic Volumes Build
A_COM 19 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Projected Year 2028 Traffic Signal Warrant Analysis
Before conducting operational analyses, the need for future traffic signalization at the
intersections evaluated was determined. The methodologies for unsignalized and
signalized intersections differ, and this determination enabled the proper analysis
methodology to be applied.
A preliminary traffic signal warrant was conducted for the Waikoloa Road and Ehukai
Loop intersection.
The amount of traffic volume data available dictated a preliminary warrant analysis
designed to identify the potential need for traffic signalization. For actual implementation
of traffic signals, a complete traffic signal warrant evaluation must be completed during
the time frame of the traffic signal implementation.
There are nine traffic signal warrants listed in Chapter 4C Traffic Control Signal Needs
Studies in the Manual on Uniform Traffic Control Devices (MUTCD). Six out of the nine
traffic signal warrants are based on factors other than the vehicular volume. Warrant 4,
Pedestrian Volume, does not apply at any of the intersections in the surrounding area of
the proposed Waikoloa Light Industrial Center given the current low pedestrian volumes
that were observed during the data collection and anticipated within the future time
frame of this evaluation. Warrant 5, School Crossing, is not applicable at any of the
intersections as there is no school in the vicinity of the proposed site. Warrant 6,
Coordinated Signal System, is judged not applicable given the current and anticipated
distance to adjacent signalized intersections. Warrant 7, Crash Experience, was not
evaluated. Warrant 8, Roadway Network, is also judged not applicable as the
intersections involved in this analysis are not a part of a complex urban traffic signal
network. Warrant 9, Intersection Near a Grade Crossing (Railroad), is not applicable as
there are no railroads in the vicinity of the site.
The remaining three warrants are volume -based warrants: Warrant 1, Eight -Hour
Vehicular Volume, Warrant 2, Four -Hour Vehicular Volume, and Warrant 3, Peak Hour.
The approach used in this analysis was to evaluate Warrant 3, Peak Hour, using the
projected Year 2028 peak hour traffic volumes to identify whether there was a potential
for signalization in conjunction with traffic demand generated by the proposed project.
Warrant 3, Peak Hour, is usually the easiest to satisfy out of the three volume warrants.
Based on this preliminary signal warrant evaluation, assuming that in the Year 2028 -
timeframe Waikoloa Plaza will be fully occupied and the Waikoloa Light Industrial
Center and all its components will be fully developed, a traffic signal would not be
warranted at the Waikoloa Road and Ehukai Loop/Hale Hana Street intersection. The
peak hour warrant analysis is shown in Appendix E.
A=COM 20 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Projected Year 2028 Peak Hour Intersection Operations
The projected Year 2028 AM and PM peak hour traffic volumes for the No Build and
Build scenarios were evaluated using the unsignalized Highway Capacity Manual
methods as implemented by the Synchro analysis software.
Table 4 and Table 5 summarizes the results of the analysis for the AM peak hour
conditions and for the PM peak hour conditions, respectively. The proposed Waikoloa
Light Industrial Center will increase delay at the Waikoloa Road and Ehu Kai Loop/Hale
Hana Street intersection. The Ehukai Loop/Hale Hana Street intersection can continue to
operate as an unsignalized intersection. Although there are increases in delay at this
intersection, most of the key movements appear to be able to operate at LOS D or
better, usually acceptable for peak hour conditions. The only movement that operates
poorly during the PM peak period is the left turn from the proposed development site,
which operates at LOS F. From previous observations of the area during the PM peak
hour, it was observed that the traffic along Waikoloa Road often comes in platoons
rather than random arrivals. As such, there are gaps between the platoons that exiting
vehicles from the proposed development can take advantage of to complete the left turn
and the actual delay may be lower than the calculated delay from the Synchro output.
The forecasted volumes of traffic at the intersection would not satisfy the peak hour
warrant and most likely would not trigger the need for a traffic signal. The traffic situation
should be monitored after the project is completed to determine if any issues with
operations develop.
For this portion of the analysis, it was assumed that the Waikoloa Plaza development
would be fully occupied by tenants, and the resulting traffic was incorporated into the
background volumes. If these adjacent developments are not fully occupied when the
project is completed, the intersection will have less delay and improved operations from
what is shown in Table 4
As previously stated, this analysis assumes that the multi -family residential units will be
established prior to or around the same timeframe as the Waikoloa Light Industrial
Center. However, if the residential units are not constructed within this timeframe, the
operations of the Hale Hana Street approach would improve. The residential units are
the larger contributor of traffic generated compared to just the self -storage facilities and
light industrial area.
From the results of this analysis, it would be recommended for the Hale Hana Street
approach to have a separate lane for the left -turn movements and the shared
through/right-turn movements. With separate lanes, vehicles making a right turn can
make the turn without experiencing delay from vehicles making a left turn.
A=COM 21 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table 4 Projected Year 2028 AM Peak Hour Intersection Operations
Turning Movement
No Build
Build
Delay
(sec/veh)
LOS
Dela
(sec/veh)
LOS
Waikoloa Rd/Ehukai Lp/Hale
Hana
St
Waikoloa Rd Mauka-Bound LT 9.1
A
9.1
A
Ehukai Lp 13.3
B
24.3
C
Waikoloa Rd Makai-Bound LT -
-
8.2
A
Hale Hana St LT -
-
30.8
D
Hale Hana St RT -
-
9.5
A
Notes:
Unsignalized, Two -Way Stop Intersections
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp =
Loop, St = Street, RT = Right Turn, LT = Left Turn
Table 5 Projected Year 2024 PM Peak Hour Intersection Operations
A=COM 22 September 2023
No Build
Build
Turning Movement
Delay
Delay
LOS
LOS
(sec/veh)
(sec/veh)
Waikoloa Rd/Ehukai
Lp/Hale
Hana
St
Waikoloa Rd Mauka-Bound LT
8.6
A
8.6
A
Ehukai Lp
12.9
B
29.9
D
Waikoloa Rd Makai-Bound LT
-
10.5
B
Hale Hana St LT
-
-
66.2
F
Hale Hana St RT
-
-
13.1
B
Notes:
Unsignalized, Two -Way Stop Intersections
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp = Loop,
St = Street, RT = Right Turn, LT = Left Turn
A=COM 22 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Project -Generated Traffic Impacts to State Roadways
The proposed Waikoloa Light Industrial Center development and multi -family residential
units are expected to generate a total of 204 trips and 218 trips during the AM and PM
peak hours, respectively. The split for the entering and exiting traffic is roughly 50% with
the split favoring the exiting traffic from the proposed development as seen in Table 3.
From the proposed project site, the traffic could head out toward the intersections with
Queen Ka`ahumanu Highway or Mamalahoa Highway, which are HDOT-owned facilities.
However, traffic heading toward either highway could also be coming from or going into
Waikoloa Village. The remaining traffic either entering or exiting the site, which could
around or less than 100 vehicles during the peak hour periods, is not expected to
significantly affect the operations of the intersections with Waikoloa Road and the state-
owned Queen Ka`ahumanu Highway or Mamalahoa Highway.
A=COM 23 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.10 Projected Year 2033 and Year 2043 Peak Hour Background Traffic
As described in Section 3.4, the background traffic for the area surrounding the project
site was projected for a five-year forecast to comply with the requirements in Chapter 25
of the HCC Section 25-2-46; however, this section also requires 10 and 20 year
forecasts. Within this timeframe, it is assumed for this study, the only additional changes
would be the ambient growth to the background traffic. To account for any additional
growth, the total projected Year 2033 and 2043 traffic volumes were increased using an
annual growth rate of 1 percent similarly to the projected Year 2028 peak hour
background traffic. Figure 8 and Figure 9 shows the estimated background traffic for the
projected Year 2033 and Year 2043 volumes.
A=COM 24 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2033 PEAK HOUR TRAFFIC VOLUMES — NO BUILD
Waikoloa Light Industrial Center
Figure 8 Projected Year 2033 Peak Hour Traffic Volumes No Build
AEcom 25 September 2023
Waik6loa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2043 PEAK HOUR TRAFFIC VOLUMES — NO BUILD
Waikoloa Light Industrial Center
Figure 9 Projected Year 2043 Peak Hour Traffic Volumes No Build
A_COM 26 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.11 Projected Year 2033 and Year 2043 Traffic Volumes
After the background traffic was grown to the projected Year 2033 and Year 2043, the
total forecasted traffic volumes can be seen on Figure 10 and Figure 11, which includes
the project -generated traffic.
A=COM 27 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2033 PEAK HOUR TRAFFIC VOLUMES — BUILD
Waikoloa Light Industrial Center
Figure 10 Projected Year 2033 Peak Hour Traffic Volumes Build
AEcom 28 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analvsis Rer
YEAR 2043 PEAK HOUR TRAFFIC VOLUMES — BUILD
Waikoloa Light Industrial Center
Figure 11 Projected Year 2043 Peak Hour Traffic Volumes Build
AEcom 29 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
3.12 Projected Year 2033 and Year 2043 Traffic Signal Warrant Analysis
Similar to the projected Year 2028, before conducting operational analysis, the need for
future traffic signalization at the intersection evaluated was determined. A preliminary
traffic signal warrant was conducted for the Waikoloa Road and Ehukai Loop
intersection. A preliminary warrant analysis was completed to identify a potential need
for traffic signalization. Before the traffic signal is implemented, a complete traffic signal
warrant evaluation must be completed during that timeframe to determine the need of a
traffic signal.
For the preliminary warrant analysis, similar to the previous analysis, the approach for
this analysis evaluated Warrant 3, Peak Hour, using the projected Year 2029 peak hour
traffic volumes to identify whether there is a potential need for signalization with the
traffic generated by multi -family residential units on the adjacent property. The reasoning
from the previous analysis for the other warrants is applicable for this analysis.
Based on the projected Year 2033 and projected Year 2043 peak hour traffic volumes,
the Waikoloa Road and Ehukai Loop/Hale Hana Street intersection is not likely to
warrant a traffic signal based on the peak hour warrant. However, the intersection should
be reviewed with a complete warrant analysis, should there be consideration to install a
traffic signal at the intersection.
This warrant analysis is included as part of Appendix E.
A=COM 30 September 2023
Waik6loa Light Industrial Center
Transportation Impact Analysis Report
3.13 Projected Year 2033 and Year 2043 Peak Hour Intersection Operations
The projected Year 2033 and Year 2043 AM and PM peak hour traffic volumes for the
No Build and Build scenarios were evaluated using the unsignalized Highway Capacity
Manual methods as implemented by the Synchro analysis software. Table 6 and Table 7
summarize the results of the analysis for the AM and PM peak hour conditions,
respectively, for the no build and build scenarios for the projected Year 2033. Table 8
and Table 9 similarly summarize the results of the analysis for the projected Year 2043.
Table 6 Projected Year 2033 AM Peak Hour Intersection Operations
Turning Movement
No Build
Build
Delay
(sec/veh)
LOS
Dela
(sec/veh)
LOS
Waik6loa Rd/Ehukai Lp/Hale
Hana
St
St
Waik6loa Rd Mauka-Bound LT 9.3
A
9.3
A
Ehukai Lp 13.6
B
25.6
D
Waik6loa Rd Makai-Bound LT -
-
8.3
A
Hale Hana St LT -
-
32.9
D
Hale Hana St RT -
-
9.6
A
Notes:
*Unsignalized, Two -Way Stop Intersection
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp =
Loop, RT = Right Turn, LT = Left Turn
Table 7 Projected Year 2033 PM Peak Hour Intersection Operations
Turning Movement
No Build
Build
Delay
(sec/veh)
LOS
Dela
(sec/veh)
LOS
Waik6loa Rd/Ehukai
Lp/Hale
Hana
St
Waik6loa Rd Mauka-Bound LT
8.7
A
8.7
A
Ehukai Lp
13.2
B
32.2
D
Waik6loa Rd Makai-Bound LT
-
-
10.7
B
Hale Hana St LT
-
-
75.0
F
Hale Hana St RT
-
-
13.3
B
Notes:
*Unsignalized, Two -Way Stop Intersections
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp =
Loop, RT = Right Turn, LT = Left Turn
A=COM 31 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Table 8 Projected Year 2043 AM Peak Hour Intersection Operations
Turning Movement
No Build
Build
Delay
(sec/veh)
LOS
Dela
(sec/veh)
LOS
Waikoloa Rd/Ehukai
Lp/Hale
Hana
St
Waikoloa Rd Mauka-Bound LT
9.5
A
9.5
A
Ehukai Lp
14.7
B
31.6
D
Waikoloa Rd Makai-Bound LT
-
-
8.4
A
Hale Hana St LT
-
-
37.8
E
Hale Hana St RT
-
-
9.6
A
Notes:
*Unsignalized, Two -Way Stop Intersection
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp =
Loop, RT = Right Turn, LT = Left Turn
Table 9 Projected Year 2043 PM Peak Hour Intersection Operations
Turning Movement
No Build
Build
Delay
(sec/veh)
LOS
Dela
(sec/veh)
LOS
Waikoloa Rd/Ehukai
Lp/Hale
Hana
St
Waikoloa Rd Mauka-Bound LT
8.8
A
8.8
A
Ehukai Lp
13.7
B
37.6
E
Waikoloa Rd Makai-Bound LT
-
-
11.2
B
Hale Hana St LT
-
-
103.9
F
Hale Hana St RT
-
-
14.0
B
Notes:
*Unsignalized, Two -Way Stop Intersections
sec/veh = seconds per vehicle, LOS = Level of Service. Rd = Road, Lp =
Loop, RT = Right Turn, LT = Left Turn
Based on the results from the analysis, the delay and LOS for the intersection worsened
with the continued growth of the background traffic. However, the only traffic that
changed during both the 10 -year and 20 -year forecast was the background traffic. The
project -generated traffic was not grown during this timeframe. The increase in delays is
primarily attributed to the growth of the background traffic further amplifying any potential
delays from the five-year forecast. It should also be stated that forecasts projecting into
the 10 -year and especially the 20 -year horizon may not be entirely accurate. There are
A=COM 32 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
many unknowns that accompany a forecast that far into the future and other factors and
developments that have not been proposed yet may occur within the 10 -year and
especially the 20 -year horizon that could affect the analysis results.
Similar to the five-year forecast, the project -generated traffic will head toward Queen
Ka`ahumanu Highway or Mamalahoa Highway with some potentially originating or
headed toward Waikoloa Village. The project -generated traffic should not affect the
operations of the two state-owned highway similar to the projected conditions for the
five-year forecast.
A=COM 33 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
4.0 SUMMARY AND RECOMMENDATIONS
4.1 Summary
The Waikoloa Light Industrial Center will include a self -storage facility and flexible use
buildings for industrial -commercial business to serve Waikoloa Village area residents
and businesses starting in the year 2028. The nearest light industrial areas, Kaloko Light
Industrial Park and the Honokohau Industrial Park in Kailua-Kona, are approximately 28
miles away from Waikoloa Village. Thus the completion of the proposed Waikoloa Light
Industrial Center is expected to reduce the need to travel outside the community to
access a light industrial area and provide a space for the needed service.
Waikoloa Village Center LLC also owns the adjacent property (TMK (3) 6-8-003:032),
which is zoned Multiple -family Residential (RM 1.5) and may develop that parcel as a
separate project consistent with the RM 1.5 zoning. If and when the adjacent parcel is
developed, approximately 329 multi -family residential units, at most, could be developed.
Access to the Waikoloa Light Industrial Center will be from Waikoloa Road via a new
road (called Hale Hana Street) through TMK (3) 6-8-003: 032. At the intersection with
Waikoloa Road the new road will be designed to line up with Ehukai Loop to form a four-
way intersection with Ehukai Loop and Waikoloa Road. The existing Quarry Road will be
accommodated by a connection with the new road and the current intersection of Quarry
Road and Waikoloa Road will be closed.
The additional traffic generated by the proposed project will increase delays at the
Ehukai Loop/Hale Hana Street intersection on Waikoloa Road. Even with increased
delays, the intersection is projected to operate at an acceptable peak hour LOS as an
unsignalized intersection with the traffic from just the light industrial areas and the self -
storage facility.
From a preliminary warrant analysis, it is likely that with the added volumes, the
intersection would not satisfy Warrant 3, Peak Hour with the project generated traffic
within the five-, ten-, and twenty-year forecasts. In general, most of the key turning
movements still operate at an acceptable LOS during the peak hour periods. There is
some additional degradation with the further future forecasts, but most of the movements
should still operate acceptably. The biggest impact is at the Hale Hana Street left -turning
movements.
A complete warrant analysis should be performed if there is consideration to implement
a traffic signal at the intersection after the completion of the proposed development and
any other developments that are developed in the area. It would help to determine if
signalization is warranted based on the surrounding conditions at that time.
A=COM 34 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
Recommendations
The following roadway improvements are recommended for the proposed Waikoloa
Light Industrial Center:
• Establish the Hale Hana Street approach as a stop -sign control intersection with
separate lanes for the left -turn movement and the shared through/right-turn approach
for the completion of the project.
• Modify the median striping at the Waikoloa Road and Ehukai Loop/Hale Hana Street
intersection to provide an exclusive left -turn lane for the turning traffic into Hale Hana
Street and remove the existing left -turn refuge lane.
• Install a crosswalk across Waikoloa Road at the Ehukai Loop/Hale Hana Street
intersection.
• Include bicycle signage/markings along Hale Hana Street to indicate Hale Hana
Street is a shared use road; include limited bicycle parking racks with the Waikoloa
Village Center Light Industrial Center to encourage bicycle use to the to the project.
• Coordinate with the County of Hawaii to help with designating additional Hele-on bus
stops to serve this area along Waikoloa Road if there is sufficient rider demand in the
future.
A=COM 35 September 2023
Waikoloa Light Industrial Center
Transportation Impact Analysis Report
5.0 REFERENCES
Institute of Transportation Engineers. 2021. "110 General Light Industrial." In Trip
Generation Manual 11`" Edition, Volume 2. Washington DC: Institute of
Transportation Engineers.
Institute of Transportation Engineers. 2021. "151 Mini Warehouse." In Trip Generation
Manual 11`" Edition, Volume 2. Washington DC: Institute of Transportation
Engineers.
Institute of Transportation Engineers. 2021. "220 — Multifamily Housing (Low -Rise)." In
Trip Generation Manual 11`" Edition, Volume 2. Washington DC: Institute of
Transportation Engineers.
Institute of Transportation Engineers. 2021. "221 Multifamily Housing (Mid -Rise)." In Trip
Generation Manual 11`" Edition, Volume 2. Washington DC: Institute of
Transportation Engineers.
Institute of Transportation Engineers. 2021. "223 —Affordable Housing." In Trip
Generation Manual 11`" Edition, Volume 2. Washington DC: Institute of
Transportation Engineers.
Institute of Transportation Engineers. 2021. "821 — Shopping Plaza (40-150k)." In Trip
Generation Manual 11`" Edition, Volume 3. Washington DC: Institute of
Transportation Engineers.
Institute of Transportation Engineers. 2021. "944 — Gasoline/Service Station." In Trip
Generation Manual 11`" Edition, Volume 3. Washington DC: Institute of
Transportation Engineers.
State of Hawaii Department of Transportation. "Bike Plan Hawaii Master Plan."
Transportation Research Board of the National Academics. 2016. "Urban Street
Facilities." In Highway Capacity Manual 6`" Edition, 3:16-1-16-33. Washington,
DC: Transportation Research Board.
United States Department of Transportation Federal Highway Administration. 2009. "4C.
Traffic Control Signal Needs Studies." In Manual on Uniform Traffic Control
Devices for Streets and Highways, 4C.03 439-441. Washington DC: Federal
Highway Administration.
Waikoloa Plaza. 2023. "Waikoloa Plaza Waikoloa Village, Hawaii."
https://www.waikoloaplaza.com/directory. Accessed August 2023.
A=COM 36 September 2023
Appendix A
Full Conceptual Site Plan
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Appendix B
Turning Movement Traffic Count Worksheets
Waikoloa Road and
Ehukai Loop Volume
Data
WAIKOLOA ENVIRONMENTAL ASSESSMENT TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Ehu Kai Loop
DATE: 11/23/21 (Tuesday)
TIME: 3:00p -5:00p
WEATHER: Clear
RECORDER: WYY
Ehu Kai Loop
Makai Bound
2 1
10.
Mauka Bound
t 5
1 6
Waikoloa Road Waikoloa Road
TIME
MOVEMENT NUMBER
PERIOD 1
2 3 4
5
6
3:00-3:15p 113
0 0 6
1
89
3:15-3:30p 117
1 0 6
1
79
3:30-3:45p 106
2 2 7
3
84
3:45-4:00p 163
0 0 4
2
79
4:00-4:15p 167
1 0 1
0
93
4:15-4:30p 216
1 1 0
1
63
4:30-4:45p 138
0 2 1
1
72
4:45-5:00p 116
0 1 1
0
88
Peak Hour:
3:30-4:30p 652
4 3 12
6
319
Note: Through movements calculated from Pua Melia intersection by adding/subtracting turning movements
from Ehukai Loop and Uluwehi Street and from the approach volumes on Waikoloa Road. See included pdf
sketch for final exisitng volume calculations
WAIKOLOA ENVIRONMENTAL ASSESSMENT TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Uluwehi St Uluwehi St
DATE: 11/24/21 (Wednesday) 3 4 10.
TIME: 6:30-8:30a Makai Bound Mauka Bound
WEATHER: Clear 2 1 t 5
RECORDER: WYY 1 - 6
Waikoloa Road Waikoloa Road
TIME
PERIOD
1
MOVEMENT NUMBER
2 3 4
5
6
6:30-6:45a
25
2
1 3
3
174
6:45-7:00a
41
2
5 3
3
147
7:00-7:15a
36
0
3 4
6
140
7:15-7:30a
53
1
4 3
2
117
7:30-7:45a
79
1
1 4
2
165
7:45-8:00a
49
0
2 6
3
131
8:00-8:15a
51
0
0 4
7
163
8:15-8:30a
46
1
0 2
4
115
Peak our
7:15-8:15a
232
2
7 17
14
576
Notes: Through movements calculated from Pua Melia intersection by adding/subtracting turning
movements from Ehukai Loop and Uluwehi Street and from the approach volumes on Waikoloa Road. See
included pdf sketch for final exisitng volume calculations
Waikoloa Road and
Uluwehi Street
Volume Data
WAIKOLOA ENVIRONMENTAL ASSESSMENT TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Uluwehi St
DATE: 11/23/21 (Tuesday)
TIME: 3:00p -5:00p
WEATHER: Clear
RECORDER: WYy
Uluwehi St
Makai Bound
2 1
10.
Mauka Bound
t 5
1 6
Waikoloa Road Waikoloa Road
TIME
MOVEMENT NUMBER
PERIOD
1
2
3 4
5
6
3:00-3:15p
113
1
0 2
1
89
3:15-3:30p
117
1
1 2
0
79
3:30-3:45p
106
0
0 0
0
84
3:45-4:00p
163
1
0 0
1
79
4:00-4:15p
167
0
0 1
0
93
4:15-4:30p
216
0
1 1
1
63
4:30-4:45p
138
1
0 1
0
72
4:45-5:00p
116
2
1 2
2
88
Peak our:
330-4:30 PM
652
1
1 2
2
319
Notes: Through movements calculated from Pua Melia intersection by adding/subtracting turning
movements from Ehukai Loop and Uluwehi Street and from the approach volumes on Waikoloa Road. See
included pdf sketch for final exisitng volume calculations
WAIKOLOA ENVIRONMENTAL ASSESSMENT TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Uluwehi St Uluwehi St
DATE: 11/24/21 (Wednesday) 3 4 10.
TIME: 6:30-8:30a Makai Bound Mauka Bound
WEATHER: Clear 2 1 t 5
RECORDER: WYY 1 - 6
Waikoloa Road Waikoloa Road
TIME
PERIOD
1
MOVEMENT NUMBER
2 3 4
5
6
6:30-6:45a
25
0
0 1
0
174
6:45-7:00a
41
0
1 2
0
147
7:00-7:15a
36
1
1 1
0
140
7:15-7:30a
53
0
1 0
0
117
7:30-7:45a
79
0
5 1
1
165
7:45-8:00a
49
1
0 3
0
131
8:00-8:15a
51
0
2 1
2
163
8:15-8:30a
46
0
1 2
0
115
Peak our
7:15-8:15a
232
1
8 5
3
576
Notes: Through movements calculated from Pua Melia intersection by adding/subtracting turning
movements from Ehukai Loop and Uluwehi Street and from the approach volumes on Waikoloa Road. See
included pdf sketch for final exisitng volume calculations
200
191
179
171 741
251 792
184 785
219 825
164 818
Waikoloa Road and
Pua Melia Street/
Green Driveway
Volume Data
WAIKOLOA TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Pua Melia Street
DATE: 11/23/21 (Tuesday)
TIME: 3:OOp-5:OOp
WEATHER: Clear
RECORDER: RS
Makai Bound
3 1
2
1 Z
Waikoloa Road
Private Driveway
4 5 6
-, t r
12 11 10
Pua Melia Street
0
Mauka Bound
L 7
8
r 9
Waikoloa Road
TIME
MOVEMENT NUMBER
PERIOD
1
2
3
4
5
6 7
8
9
10
11
12
3:00-3:15p
2
108
4
1
0
4 5
81
1
6
0
8
3:15-3:30p
4
145
2
1
0
4 1
78
0
4
0
6
3:30-3:45p
2
149
6
3
0
3 6
89
0
4
0
5
3:45-4:OOp
2
162
5
4
1
6 3
80
2
3
1
5
4:00-4:15p
4
154 1
4 1
4
0
3 6
89
2
3
0 1
2
4:15-4:30p 1
7
1 167
3
1
0
3 2
66
4
1
0
0
4:30-4:45P
2
141
4
1
0
1 5 5
64
0
4
0
1
4:45-5:OOP
0
106
7
3
0
1 6
82
1
3
0
1
Peak our
3:30-4:30p
15
632
18
12
1
15 17
324
8
11
1
12
Notes:
WAIKOLOA ENVIRONMENTAL ASSESSMENT TRANSPORTATION ANALYSIS VEHICLE TURNING MOVEMENT FORM
LOCATION: Waikoloa Road and Pua Melia Street
DATE: 11/24/21 (Wednesday)
TIME: 6:30-8:30a
WEATHER: Clear
RECORDER: RS
Pua Melia Street
4 5 6 No
Makai Bound 1 Mauka Bound
3 1 L 7
2 8
1 Z r 9
Waikoloa Road ti ? r PWaikoloa Road
12 11 10
Pua Melia Street
TIME
MOVEMENT NUMBER
PERIOD
1
2
3
4
5
6 7
8
9
10
11
12
6:30-6:45a
5
15
1
4
0
0 0
165
0
1
0
1
6:45-7:00a
3
25
0
1
0
3 3
134
3
0
0
2
7:00-7:15a
2
29
0
1
0
5 3
112
2
1
0
1
7:15-7:30a
5
41
0
4
0
4 5
110
3
1
0
1
7:30-7:45a
2
69 1
2
1 5 j
0
6 4
146 1
5
2
0
1
7:45-8:00a 1
1
56
1
4
0
8 10
125
6
1
0
4
8:00-8:15a
2
43
1
5
0
3 12
131
0
3
1
4
8:15-8:30a
5
48
1
4
0
3 8
101
0
4
1
5
Peak Hour
7:30-8:30a
10
216
5
18
0
20 34
503
11
10
2
14
Notes: In the mauka-bound direction on Waikoloa Road, saw 5 bicylists over the two-hour study period (1 from 6:00-6:15, 1 from 6:30-6:45, 2 from 6:45-7:00, and 1 from 7:30-7:45)
In the makai-bound direction on Waikoloa Road, saw 5 bicyclists over the two-hour study period (1 from 7:15-7:30, 2 from 7:30-7:45, and 2 from 7:45-8:00)
Calculated Existing
Volume Summary
t534518) a 2z D
I �j► i
31 �i_ tea" "� tra�C�iJ CI1}
�65) -.
I
_tjl
V i
L—
Zt
-,
Cb
-
<"' 522
w. 2
(341)
-� t) --�'
528
(346)
210 _
T--
226 `-�
(663)
' I
t534518) a 2z D
I �j► i
31 �i_ tea" "� tra�C�iJ CI1}
�65) -.
I
_tjl
V i
L—
Appendix C
Intersection Operations Analysis — Synchro Worksheets
Existing Year 2021
AM Peak Hour
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/03/2023
Intersection
Int Delay, s/veh
Movement
0.4
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
� 11'1
-
'req(
-
Traffic Vol, veh/h
2
210
522
14
17
7
Future Vol, veh/h
2
210
522
14
17
7
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
894
-
0
Veh in Median Storage,
# -
0
0
988
2
376
Grade, %
-
0
0
490
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
2
228
567
15
18
8
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
582
0
0 693
291
Stage 1
-
-
- 575
-
Stage 2
-
118
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
988
377
706
Stage 1
-
526
-
Stage 2
-
894
-
Platoon blocked, %
Mov Cap -1 Maneuver
988
376
706
Mov Cap -2 Maneuver
-
490
-
Stage 1
525
Stage 2
894
Approach
EB
WB
SB
HCM Control Delay, s
0.1
0
12
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
988
538
HCM Lane V/C Ratio
0.002
0.048
HCM Control Delay (s)
8.7
12
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.2
Scenario 1 Existing Year 2021 AM Peak Hour 1:51 pm 12/10/2021 Baseline Synchro 11 Report
Page 1
Existing Year 2021
PM Peak Hour
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/03/2023
Intersection
Int Delay, s/veh
Movement
0.2
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
� )'�
-
*ple
-
Traffic Vol, veh/h
4
665
348
6
12
3
Future Vol, veh/h
4
665
348
6
12
3
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
0
-
669
-
0
Veh in Median Storage,
# -
0
0
1170
2
345
Grade, %
-
0
0
529
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
4
723
378
7
13
3
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
385
0
0 752
193
Stage 1
-
-
- 382
-
Stage 2
-
370
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
1170
346
816
Stage 1
-
660
-
Stage 2
-
669
-
Platoon blocked, %
Mov Cap -1 Maneuver
1170
345
816
Mov Cap -2 Maneuver
-
529
-
Stage 1
658
Stage 2
669
Approach
EB
WB
SB
HCM Control Delay, s
0
0
11.5
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
1170
569
HCM Lane V/C Ratio
0.004
0.029
HCM Control Delay (s)
8.1
11.5
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.1
Scenario 1 Existing Year 2021 PM Peak Hour 1:51 pm 12/10/2021 Baseline Synchro 11 Report
Page 1
Projected Year 2028
AM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.4
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
-
-
*pq(
-
Traffic Vol, veh/h
5
315
650
15
20
10
Future Vol, veh/h
5
315
650
15
20
10
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
832
-
0
Veh in Median Storage,
# -
0
0
875
2
278
Grade, %
-
0
0
410
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
342
707
16
22
11
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
723
0
0 896
362
Stage 1
-
-
- 715
-
Stage 2
-
181
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
875
280
635
Stage 1
-
446
-
Stage 2
-
832
-
Platoon blocked, %
Mov Cap -1 Maneuver
875
278
635
Mov Cap -2 Maneuver
-
410
-
Stage 1
443
Stage 2
832
Approach
EB
WB
SB
HCM Control Delay, s
0.1
0
13.3
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
875
465
HCM Lane V/C Ratio
0.006
0.07
HCM Control Delay (s)
9.1
13.3
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.2
No Build Year 2028 AM Peak Hour 1:51 pm 12/10/20215 Year Forecast Synchro 11 Report
Page 1
Projected Year 2028
PM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.2
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
� )'�
-
'`ele
-
Traffic Vol, veh/h
5
845
505
10
15
5
Future Vol, veh/h
5
845
505
10
15
5
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
596
-
0
Veh in Median Storage,
# -
0
0
1007
2
230
Grade, %
-
0
0
429
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
918
549
11
16
5
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
560
0
0 1024
280
Stage 1
-
-
- 555
-
Stage 2
-
469
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
1007
231
717
Stage 1
-
539
-
Stage 2
-
596
-
Platoon blocked, %
Mov Cap -1 Maneuver
1007
230
717
Mov Cap -2 Maneuver
-
429
-
Stage 1
536
Stage 2
596
Approach
EB
WB
SB
HCM Control Delay, s
0.1
0
12.9
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
1007
477
HCM Lane V/C Ratio
0.005
0.046
HCM Control Delay (s)
8.6
12.9
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.1
No Build Year 2028 PM Peak Hour 1:51 pm 12/10/20215 Year Forecast Synchro 11 Report
Page 1
Projected Year 2028
AM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.4
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1050
1247
362
Stage 1
-
- - -
- - 365
365
-
869
Traffic Vol, veh/h
5
315
24
71
650
15
82
0
27
20
0
10
Future Vol, veh/h
5
315
24
71
650
15
82
0
27
20
0
10
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
635
None
-
-
None
-
-
None
367
-
None
Storage Length
50
516
364
50
803
614
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
1187
-
0
827
165
0
635
Grade, %
-
0
227
-
0
165
-
0
Stage 1
0
623
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
342
26
77
707
16
89
0
29
22
0
11
Major/Minor
Major1
Major2
Minor1
1187
219
Minor2
0.393
0.035
Conflicting Flow All
723
0 0 368
0 0 873
1242
184
1050
1247
362
Stage 1
-
- - -
- - 365
365
-
869
869
-
Stage 2
-
-
508
877
-
181
378
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
875
1187
244
173
827
181
172
635
Stage 1
-
-
627
622
-
313
367
-
Stage 2
-
-
516
364
-
803
614
-
Platoon blocked, %
Mov Cap -1 Maneuver
875
1187
227
161
827
165
160
635
Mov Cap -2 Maneuver
-
-
227
161
-
165
160
-
Stage 1
623
618
311
343
Stage 2
474
340
770
610
Approach
EB
WB
NB
SB
HCM Control Delay, s
0.1
0.8
25.5
24.3
HCM LOS
D
C
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
227
827
875
1187
219
HCM Lane V/C Ratio
0.393
0.035
0.006
0.065
0.149
HCM Control Delay (s)
30.8
9.5
9.1
8.2
24.3
HCM Lane LOS
D
A
A
A
C
HCM 95th %tile Q(veh)
1.8
0.1
0
0.2
0.5
Build Year 2028 AM Peak Hour 1:51 pm 12/10/20215 Year Forecast Synchro 11 Report
Page 1
Projected Year 2028
PM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.1
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1114
1640
280
Stage 1
-
- - -
- - 962
962
-
645
Traffic Vol, veh/h
5
845
62
41
505
10
46
0
69
15
0
5
Future Vol, veh/h
5
845
62
41
505
10
46
0
69
15
0
5
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
717
None
-
-
None
-
-
None
466
-
None
Storage Length
50
627
463
50
544
321
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
697
-
0
522
132
0
717
Grade, %
-
0
106
-
0
132
-
0
Stage 1
0
274
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
918
67
45
549
11
50
0
75
16
0
5
Major/Minor
Major1
Major2
Minor1
697
166
Minor2
0.472
0.144
Conflicting Flow All
560
0 0 985
0 0 1327
1612
493
1114
1640
280
Stage 1
-
- - -
- - 962
962
-
645
645
-
Stage 2
-
-
365
650
-
469
995
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
1007
697
113
103
522
163
99
717
Stage 1
-
-
275
332
-
427
466
-
Stage 2
-
-
627
463
-
544
321
-
Platoon blocked, %
Mov Cap -1 Maneuver
1007
697
106
96
522
132
92
717
Mov Cap -2 Maneuver
-
-
106
96
-
132
92
-
Stage 1
274
330
425
436
Stage 2
582
433
464
319
Approach
EB
WB
NB
SB
HCM Control Delay, s
0
0.8
34.3
29.9
HCM LOS
D
D
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
106
522
1007
697
166
HCM Lane V/C Ratio
0.472
0.144
0.005
0.064
0.131
HCM Control Delay (s)
66.2
13.1
8.6
10.5
29.9
HCM Lane LOS
F
B
A
B
D
HCM 95th %tile Q(veh)
2.1
0.5
0
0.2
0.4
Build Year 2028 PM Peak Hour 1:51 pm 12/10/20215 Year Forecast Synchro 11 Report
Page 1
Projected Year 2033
AM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.4
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
-
-
*ple
-
Traffic Vol, veh/h
5
330
675
20
20
10
Future Vol, veh/h
5
330
675
20
20
10
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
823
-
0
Veh in Median Storage,
# -
0
0
851
2
262
Grade, %
-
0
0
395
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
359
734
22
22
11
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
756
0
0 935
378
Stage 1
-
-
- 745
-
Stage 2
-
190
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
851
264
620
Stage 1
-
430
-
Stage 2
-
823
-
Platoon blocked, %
Mov Cap -1 Maneuver
851
262
620
Mov Cap -2 Maneuver
-
395
-
Stage 1
427
Stage 2
823
Approach
EB
WB
SB
HCM Control Delay, s
0.1
0
13.6
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
851
449
HCM Lane V/C Ratio
0.006
0.073
HCM Control Delay (s)
9.3
13.6
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.2
No Build Year 2033 AM Peak Hour 1:51 pm 12/10/2021 10 Year Forecast Synchro 11 Report
Page 1
Projected Year 2033
PM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.2
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
-
-
'`ele
-
Traffic Vol, veh/h
5
880
525
10
15
5
Future Vol, veh/h
5
880
525
10
15
5
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
582
-
0
Veh in Median Storage,
# -
0
0
988
2
216
Grade, %
-
0
0
415
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
957
571
11
16
5
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
582
0
0 1066
291
Stage 1
-
-
- 577
-
Stage 2
-
489
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
988
217
706
Stage 1
-
525
-
Stage 2
-
582
-
Platoon blocked, %
Mov Cap -1 Maneuver
988
216
706
Mov Cap -2 Maneuver
-
415
-
Stage 1
522
Stage 2
582
Approach
EB
WB
SB
HCM Control Delay, s
0
0
13.2
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
988
463
HCM Lane V/C Ratio
0.006
0.047
HCM Control Delay (s)
8.7
13.2
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.1
No Build Year 2033 PM Peak Hour 1:51 pm 12/10/2021 10 Year Forecast Synchro 11 Report
Page 1
Projected Year 2033
AM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.5
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1089
1294
378
Stage 1
-
- - -
- - 382
382
-
899
Traffic Vol, veh/h
5
330
24
71
675
20
82
0
27
20
0
10
Future Vol, veh/h
5
330
24
71
675
20
82
0
27
20
0
10
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
620
None
-
-
None
-
-
None
356
-
None
Storage Length
50
507
352
50
794
603
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
1170
-
0
816
155
0
620
Grade, %
-
0
216
-
0
155
-
0
Stage 1
0
608
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
359
26
77
734
22
89
0
29
22
0
11
Major/Minor
Major1
Major2
Minor1
1170
207
Minor2
0.413
0.036
Conflicting Flow All
756
0 0 385
0 0 903
1292
193
1089
1294
378
Stage 1
-
- - -
- - 382
382
-
899
899
-
Stage 2
-
-
521
910
-
190
395
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
851
1170
232
162
816
170
161
620
Stage 1
-
-
612
611
-
300
356
-
Stage 2
-
-
507
352
-
794
603
-
Platoon blocked, %
Mov Cap -1 Maneuver
851
1170
216
150
816
155
149
620
Mov Cap -2 Maneuver
-
-
216
150
-
155
149
-
Stage 1
608
607
298
333
Stage 2
465
329
761
599
Approach
EB
WB
NB
SB
HCM Control Delay, s
0.1
0.8
27.1
25.6
HCM LOS
D
D
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
216
816
851
1170
207
HCM Lane V/C Ratio
0.413
0.036
0.006
0.066
0.158
HCM Control Delay (s)
32.9
9.6
9.3
8.3
25.6
HCM Lane LOS
D
A
A
A
D
HCM 95th %tile Q(veh)
1.9
0.1
0
0.2
0.5
Build Year 2033 AM Peak Hour 1:51 pm 12/10/2021 10 Year Forecast Synchro 11 Report
Page 1
Projected Year 2029
PM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.3
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1156
1701
291
Stage 1
-
- - - -
- 1001
1001
-
667
Traffic Vol, veh/h
5
880
62
41
525
10
46
0
69
15
0
5
Future Vol, veh/h
5
880
62
41
525
10
46
0
69
15
0
5
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
706
None
-
-
None
-
-
None
455
-
None
Storage Length
50
617
453
50
529
308
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
674
-
0
507
122
0
706
Grade, %
-
0
98
-
0
122
-
0
Stage 1
0
259
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
957
67
45
571
11
50
0
75
16
0
5
Major/Minor
Major1
Major2
Minor1
674
154
Minor2
0.51
0.148
Conflicting Flow All
582
0 0 1024 0
0 1377
1673
512
1156
1701
291
Stage 1
-
- - - -
- 1001
1001
-
667
667
-
Stage 2
-
-
376
672
-
489
1034
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
988
674
104
95
507
152
91
706
Stage 1
-
-
260
319
-
414
455
-
Stage 2
-
-
617
453
-
529
308
-
Platoon blocked, %
Mov Cap -1 Maneuver
988
674
98
88
507
122
84
706
Mov Cap -2 Maneuver
-
-
98
88
-
122
84
-
Stage 1
259
317
412
425
Stage 2
571
423
448
306
Approach
EB
WB
NB
SB
HCM Control Delay, s
0
0.8
38
32.2
HCM LOS
E
D
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
98
507
988
674
154
HCM Lane V/C Ratio
0.51
0.148
0.006
0.066
0.141
HCM Control Delay (s)
75
13.3
8.7
10.7
32.2
HCM Lane LOS
F
B
A
B
D
HCM 95th %tile Q(veh)
2.3
0.5
0
0.2
0.5
Build Year 2033 PM Peak Hour 1:51 pm 12/10/2021 10 Year Forecast Synchro 11 Report
Page 1
Projected Year 2043
AM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.5
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
-
-
*ple
-
Traffic Vol, veh/h
5
350
740
20
25
10
Future Vol, veh/h
5
350
740
20
25
10
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
814
-
0
Veh in Median Storage,
# -
0
0
800
2
233
Grade, %
-
0
0
365
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
380
804
22
27
11
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
826
0
0 1015
413
Stage 1
-
-
- 815
-
Stage 2
-
200
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
800
234
588
Stage 1
-
396
-
Stage 2
-
814
-
Platoon blocked, %
Mov Cap -1 Maneuver
800
233
588
Mov Cap -2 Maneuver
-
365
-
Stage 1
394
Stage 2
814
Approach
EB
WB
SB
HCM Control Delay, s
0.1
0
14.7
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
800
409
HCM Lane V/C Ratio
0.007
0.093
HCM Control Delay (s)
9.5
14.7
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.3
No Build Year 2043 AM Peak Hour 1:51 pm 12/10/202120 Year Forecast Synchro 11 Report
Page 1
Projected Year 2043
PM Peak Hour
No Build
HCM 6th TWSC
4: Waikoloa Rd & Ehu Kai Lp 08/25/2023
Intersection
Int Delay, s/veh
Movement
0.2
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
1�
t {
-
-
'`ele
-
Traffic Vol, veh/h
5
960
565
10
15
5
Future Vol, veh/h
5
960
565
10
15
5
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
Storage Length
50
-
553
-
0
Veh in Median Storage,
# -
0
0
952
2
190
Grade, %
-
0
0
390
0
Stage 1
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
5
1043
614
11
16
5
Major/Minor Major1
Major2
Minor2
Conflicting Flow All
625
0
0 1152
313
Stage 1
-
-
- 620
-
Stage 2
-
532
-
Critical Hdwy
4.14
6.84
6.94
Critical Hdwy Stg 1
-
5.84
-
Critical Hdwy Stg 2
-
5.84
-
Follow-up Hdwy
2.22
3.52
3.32
Pot Cap -1 Maneuver
952
191
683
Stage 1
-
499
-
Stage 2
-
553
-
Platoon blocked, %
Mov Cap -1 Maneuver
952
190
683
Mov Cap -2 Maneuver
-
390
-
Stage 1
497
Stage 2
553
Approach
EB
WB
SB
HCM Control Delay, s
0
0
13.7
HCM LOS
B
Minor Lane/Major Mvmt
EBL EBT
WBT WBR SBLn1
Capacity (veh/h)
952
437
HCM Lane V/C Ratio
0.006
0.05
HCM Control Delay (s)
8.8
13.7
HCM Lane LOS
A
B
HCM 95th %tile Q(veh)
0
0.2
No Build Year 2043 PM Peak Hour 1:51 pm 12/10/202120 Year Forecast Synchro 11 Report
Page 1
Projected Year 2043
AM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.8
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1169
1385
413
Stage 1
-
- - -
- - 403
403
-
969
Traffic Vol, veh/h
5
350
24
71
740
20
82
0
27
25
0
10
Future Vol, veh/h
5
350
24
71
740
20
82
0
27
25
0
10
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
588
None
-
-
None
-
-
None
330
-
None
Storage Length
50
483
326
50
783
590
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
1149
-
0
804
135
0
588
Grade, %
-
0
196
-
0
135
-
0
Stage 1
0
591
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
380
26
77
804
22
89
0
29
27
0
11
Major/Minor
Major1
Major2
Minor1
1149
173
Minor2
0.455
0.037
Conflicting Flow All
826
0 0 406
0 0 959
1383
203
1169
1385
413
Stage 1
-
- - -
- - 403
403
-
969
969
-
Stage 2
-
-
556
980
-
200
416
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
800
1149
211
143
804
148
142
588
Stage 1
-
-
595
598
-
272
330
-
Stage 2
-
-
483
326
-
783
590
-
Platoon blocked, %
Mov Cap -1 Maneuver
800
1149
196
133
804
135
132
588
Mov Cap -2 Maneuver
-
-
196
133
-
135
132
-
Stage 1
591
594
270
308
Stage 2
442
304
750
586
Approach
EB
WB
NB
SB
HCM Control Delay, s
0.1
0.7
30.8
31.6
HCM LOS
D
D
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
196
804
800
1149
173
HCM Lane V/C Ratio
0.455
0.037
0.007
0.067
0.22
HCM Control Delay (s)
37.8
9.6
9.5
8.4
31.6
HCM Lane LOS
E
A
A
A
D
HCM 95th %tile Q(veh)
2.2
0.1
0
0.2
0.8
Build Year 2043 AM Peak Hour 1:51 pm 12/10/202120 Year Forecast Synchro 11 Report
Page 1
Projected Year 2043
PM Peak Hour
Build
HCM 6th TWSC
4: Hale Hana Street/Ehu Kai Lp & Waikoloa Rd 08/25/2023
Intersection
Int Delay, s/veh
Movement
3.9
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBT
NBR
SBL
SBT
SBR
Lane Configurations
1
1242
1830
313
Stage 1
-
- - - -
r-
1087
-
t-
710
Traffic Vol, veh/h
5
960
62
41
565
10
46
0
69
15
0
5
Future Vol, veh/h
5
960
62
41
565
10
46
0
69
15
0
5
Conflicting Peds, #/hr
0
0
0
0
0
0
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
683
None
-
-
None
-
-
None
435
-
None
Storage Length
50
600
433
50
499
280
0
Platoon blocked, %
Veh in Median Storage,
# -
0
-
0
625
-
0
475
104
0
683
Grade, %
-
0
81
-
0
104
-
0
Stage 1
0
230
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
2
2
2
2
2
2
Mvmt Flow
5
1043
67
45
614
11
50
0
75
16
0
5
Major/Minor
Major1
Major2
Minor1
625
132
Minor2
0.617
0.158
Conflicting Flow All
625
0 0 1110 0
0 1484
1802
555
1242
1830
313
Stage 1
-
- - - -
- 1087
1087
-
710
710
-
Stage 2
-
-
397
715
-
532
1120
-
Critical Hdwy
4.14
4.14
7.54
6.54
6.94
7.54
6.54
6.94
Critical Hdwy Stg 1
-
-
6.54
5.54
-
6.54
5.54
-
Critical Hdwy Stg 2
-
-
6.54
5.54
-
6.54
5.54
-
Follow-up Hdwy
2.22
2.22
3.52
4.02
3.32
3.52
4.02
3.32
Pot Cap -1 Maneuver
952
625
87
79
475
131
76
683
Stage 1
-
-
231
290
-
391
435
-
Stage 2
-
-
600
433
-
499
280
-
Platoon blocked, %
Mov Cap -1 Maneuver
952
625
81
73
475
104
70
683
Mov Cap -2 Maneuver
-
-
81
73
-
104
70
-
Stage 1
230
289
389
404
Stage 2
552
402
418
279
Approach
EB
WB
NB
SB
HCM Control Delay, s
0
0.7
50
37.6
HCM LOS
F
E
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)
81
475
952
625
132
HCM Lane V/C Ratio
0.617
0.158
0.006
0.071
0.165
HCM Control Delay (s)
103.9
14
8.8
11.2
37.6
HCM Lane LOS
F
B
A
B
E
HCM 95th %tile Q(veh)
2.8
0.6
0
0.2
0.6
Build Year 2043 PM Peak Hour 1:51 pm 12/10/202120 Year Forecast Synchro 11 Report
Page 1
Appendix D
Intersection Level of Service Definitions
Appendix E
Warrant 3, Peak Hour, Analysis Worksheets
Traffic Signal Warrant Summary Worksheet - 2028 100%
The Worksheet(s) attached are provided as an attachment to the Engineering Investigation Study for:
Intersection: Waikoloa Rd & Ehukai Loop/Hale Hana St
County: County of Hawaii
Town: Waikoloa Village
Major Street: Waikoloa Rd Minor Street: Ehukai Loop/Hale Hana St
Critical Approach Speed: 35 mph Critical Approach Speed: 25 mph
Lanes: 2 or more lanes Lanes: 1 lane
Right Turns Included In built-up area of isolated community of < 10,000 population? No
From North (SB) 100% Total number of approaches at intersection? 4 or more
From East (WB) 50% If it is a "T" intersection, inflate minor threshold to 150%? No
From South (NB) 100% Manually set volume level? No
From West (EB) 50%
Analysis based on volume data.
Time (HH:MM)
From AM / PM I To AM/PM
Warrant Evaluation Summary
Warrant Met:
Warrant 1: Eight - Hour Vehicular Volume
N/A
Condition A: Minimum Vehicular Volume
Condition B: Interruption of Continuous Traffic
Condition C: Combination: 80% of A and B
Warrant 2: Four -Hour Volume
N/A
Warrant 3: Peak Hour Volume
No
Warrant 4: Pedestrian Volume
N/A
Criterion A: Four -Hour
Criterion B: Peak -Hour
Warrant 5: School Crossing
N/A
Warrant 6: Coordinated Signal System
N/A
Warrant 7: Crash Experience
N/A
Warrant 8: Roadway Network
N/A
Warrant 9: Intersection Near a Grade Crossing
N/A
Warrant Analysis Conducted By:
Name:
Agency:
Date:
1
Warrant 3: Peak Hour Volume 100%
Warrant Evaluated? Yes Warrant Satisfied? No Manually Set To: No
Condition justifying use of warrant:
Figure 4C-3 Warrant 3, Peak Hour
500
Criteria Met? a
Delay on Minor Approach 4 Yes s 400
00
Volume on Minor Approach 100 Yes = 300
Total Entering Volume (veh/h) 800 =
> 200
w
Manually Set Peak Hour? NO N 100
Peak Hour
0 0
Major Road Vol. Minor Road Vol.
(Both App.) (High AS 00
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Pedestrian
Major Road
Peak Hour
Vol.
P
15:00
1432
115
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
Pedestrian
Major Road
Peak Hour
Vol.
Vol.
0:00
0
0
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
3
Figure 4C-7 Warrant 4, Pedestrian Peak Hour
0 500 1000 1500 2000
3
Traffic Signal Warrant Summary Worksheet - 2033 100%
The Worksheet(s) attached are provided as an attachment to the Engineering Investigation Study for:
Intersection: Waikoloa Rd & Ehukai Loop/Hale Hana St
County: County of Hawaii
Town: Waikoloa Village
Major Street: Waikoloa Rd Minor Street: Ehukai Loop/Hale Hana St
Critical Approach Speed: 35 mph Critical Approach Speed: 25 mph
Lanes: 2 or more lanes Lanes: 1 lane
Right Turns Included In built-up area of isolated community of < 10,000 population? No
From North (SB) 100% Total number of approaches at intersection? 4 or more
From East (WB) 50% If it is a "T" intersection, inflate minor threshold to 150%? No
From South (NB) 100% Manually set volume level? No
From West (EB) 50%
Analysis based on volume data.
Time (HH:MM)
From AM / PM I To AM/PM
Warrant Evaluation Summary
Warrant Met:
Warrant 1: Eight - Hour Vehicular Volume
N/A
Condition A: Minimum Vehicular Volume
Condition B: Interruption of Continuous Traffic
Condition C: Combination: 80% of A and B
Warrant 2: Four -Hour Volume
N/A
Warrant 3: Peak Hour Volume
No
Warrant 4: Pedestrian Volume
N/A
Criterion A: Four -Hour
Criterion B: Peak -Hour
Warrant 5: School Crossing
N/A
Warrant 6: Coordinated Signal System
N/A
Warrant 7: Crash Experience
N/A
Warrant 8: Roadway Network
N/A
Warrant 9: Intersection Near a Grade Crossing
N/A
Warrant Analysis Conducted By:
Name:
Agency:
Date:
1
Warrant 3: Peak Hour Volume 100%
Warrant Evaluated? Yes Warrant Satisfied? No Manually Set To: No
Condition justifying use of warrant:
Figure 4C-3 Warrant 3, Peak Hour
500
Criteria Met? a
Delay on Minor Approach 4 Yes s 400
00
Volume on Minor Approach 100 Yes = 300
Total Entering Volume (veh/h) 800 =
> 200
w
Manually Set Peak Hour? NO N 100
Peak Hour
0 0
Major Road Vol. Minor Road Vol.
(Both App.) (High AS 00
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Pedestrian
Major Road
Peak Hour
Vol.
P
15:00
1487
115
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
Pedestrian
Major Road
Peak Hour
Vol.
Vol.
0:00
0
0
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
3
Figure 4C-7 Warrant 4, Pedestrian Peak Hour
0 500 1000 1500 2000
3
Traffic Signal Warrant Summary Worksheet - 2043 100%
The Worksheet(s) attached are provided as an attachment to the Engineering Investigation Study for:
Intersection: Waikoloa Rd & Ehukai Loop/Hale Hana St
County: County of Hawaii
Town: Waikoloa Village
Major Street: Waikoloa Rd Minor Street: Ehukai Loop/Hale Hana St
Critical Approach Speed: 35 mph Critical Approach Speed: 25 mph
Lanes: 2 or more lanes Lanes: 1 lane
Right Turns Included In built-up area of isolated community of < 10,000 population? No
From North (SB) 100% Total number of approaches at intersection? 4 or more
From East (WB) 50% If it is a "T" intersection, inflate minor threshold to 150%? No
From South (NB) 100% Manually set volume level? No
From West (EB) 50%
Analysis based on volume data.
Time (HH:MM)
From AM / PM I To AM/PM
Warrant Evaluation Summary
Warrant Met:
Warrant 1: Eight - Hour Vehicular Volume
N/A
Condition A: Minimum Vehicular Volume
Condition B: Interruption of Continuous Traffic
Condition C: Combination: 80% of A and B
Warrant 2: Four -Hour Volume
N/A
Warrant 3: Peak Hour Volume
No
Warrant 4: Pedestrian Volume
N/A
Criterion A: Four -Hour
Criterion B: Peak -Hour
Warrant 5: School Crossing
N/A
Warrant 6: Coordinated Signal System
N/A
Warrant 7: Crash Experience
N/A
Warrant 8: Roadway Network
N/A
Warrant 9: Intersection Near a Grade Crossing
N/A
Warrant Analysis Conducted By:
Name:
Agency:
Date:
1
Warrant 3: Peak Hour Volume 100%
Warrant Evaluated? Yes Warrant Satisfied? No Manually Set To: No
Condition justifying use of warrant:
Figure 4C-3 Warrant 3, Peak Hour
500
Criteria Met? a
Delay on Minor Approach 4 Yes s 400
00
Volume on Minor Approach 100 Yes = 300
Total Entering Volume (veh/h) 800 =
> 200
w
Manually Set Peak Hour? NO N 100
Peak Hour
0 0
Major Road Vol. Minor Road Vol.
(Both App.) (High AS 00
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Pedestrian
Major Road
Peak Hour
Vol.
P
15:00
1607
115
0 500 1000 1500 20
Major Street VPH (Both App)
Warrant 4: Pedestrian Volume
Warrant Evaluated? Warrant Satisfied? N/A
Criterion A: Four Hour
Hour Pedestrian Major Road
(Start) Volume Vol.
0
0
0
0
Manually Set Major Rd Vol?
Avg. walk speed less than 3.5 ft/s?
Criterion A Satisfied?
Criterion B: Peak Hour
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
Pedestrian
Major Road
Peak Hour
Vol.
Vol.
0:00
0
0
Criterion B Satisfied?
500
400
300
200
100
0
700
600
500
400
300
200
100
0
Manually Set To:
Figure 4C-5 Warrant 4, Pedestrian Four -Hour Volume
100%
0 200 400 600 800 1000 1200 1400 1600
3
Figure 4C-7 Warrant 4, Pedestrian Peak Hour
0 500 1000 1500 2000
3
Exhibit 8
Preliminary Engineering Report
E ENGINEERING
P A R T N E R S
Preliminary Engineering Report
For
Waikoloa Light Industrial Center
LOT 5A
TMK: (3) 6-8-003: 041
Waikoloa, South Kohala, Island of Hawaii, Hawaii 96738
Consultant:
ENGINEERING PARTNERS, INC.
Revised September 2023
Hawaii I Las Vegas
455 E. Lanikaula Street
Hilo, Hawaii 96720
www.epinc.pro
TABLE OF CONTENTS
Page
I.
INTRODUCTION............................................................................................................................1
II.
PROPOSED PROJECT...............................................................................................................................1-2
A. LOCATION.................................................................................................................................................1
B. PROJECT DESCRIPTION.......................................................................................................................1-2
C. EXISTING TOPOGRAPHY AND SOIL CONDITIONS................................................................................2
III.
WATER.........................................................................................................................................2-3
A. EXISTING CONDITIONS...........................................................................................................................2
B. DESIGN DOMESTIC WATER FLOWS......................................................................................................2
C. FIRE FLOW REQUIREMENTS..................................................................................................................2
D. PROPOSED IMPROVEMENTS................................................................................................................3
IV.
WASTEWATER...........................................................................................................................3-4
A. EXISTING CONDITIONS.........................................................................................................................3
B. DESIGN WASTEWATER FLOWS............................................................................................................3
C. PROPOSED IMPROVEMENTS..............................................................................................................4
V.
ELECTRICITY.................................................................................................................................4
A. EXISTING CONDITIONS..........................................................................................................................4
B. PROPOSED IMPROVEMENTS..............................................................................................................4
VI.
TELECOMMUNICATIONS............................................................................................................5
A. EXISTING CONDITIONS..........................................................................................................................5
B. PROPOSED IMPROVEMENTS...............................................................................................................5
VII.
OFFSITE AND ONSITE ROADWAYS............................................................................................5-6
A. EXISTING CONDITIONS..........................................................................................................................5
B. PROPOSED IMPROVEMENTS.............................................................................................................5-6
VIII.
OFFSITE AND ONSITE DRAINAGE...............................................................................................6
A. EXISTING CONDITIONS.........................................................................................................................6
B. PROPOSED IMPROVEMENTS...............................................................................................................6
IX.
EXHIBITS................................................................................................................................................(i)
X.
APPENDIX..............................................................................................................................................(ii)
XI.
REFERENCES............................................................................................................................................(iii)
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
INTRODUCTION
The purpose of this report is to provide an overview of the preliminary civil engineering
design that involves onsite grading and drainage, accessibility to existing Waikoloa Road
and Pua Melia Street, availability of domestic and fire water, and coordinate the
conditions of the existing sewer system through the aid of Hawaii Water Service
Company to ensure its capacity in relation to the generated wastewater as a result of
the development.
This report also discusses general County Planning requirements.
PROPOSED PROJECT
A. LOCATION
The proposed Waikoloa Light Industrial Center project is located within Waikoloa
Village, South Kohala, Island of Hawaii and is identified by Tax Map Key Number
(TMK) (3) 6-8-003: 041. The TMK is bounded by TMK (3) 6-8-003:032 to the
northeast, TMK (3) 6-8-003: 031, TMK (3) 6-8-003: 030, TMK (3) 6-8-003: 037, and
TMK (3) 6-8-003: 029 to the north, TMK (3) 6-8-002:016 to the southwest, and TMK
(3) 6-8-002:033 to the south. The lands to the southeast and south of the parcel are
currently zoned open. The total area of TMK (3) 6-8-003: 041 is around 29.61 acres,
more or less. Refer to Exhibits 1 and 2 for location.
B. PROJECT DESCRIPTION
Waikoloa Village Center LLC (the landowner) seeks a change of zoning for a portion
of TMK (3) 6-8-003:041 at Waikoloa, South Kohala, Island of Hawaii, County and
State of Hawaii.
The current land use designations for TMK (3) 6-8-003:041 are the following:
• County Zoning: Open
• State Land Use: Urban
• County General Plan: Light Industrial and Medium -Density Urban
• South Kohala Community Development Plan: Commercial Center
Waikoloa Village Center LLC seeks to re -zone a 26.052 -acre portion of TMK (3) 6-8-
003:041 (all the land makai of the gulch) to MCX. The 3.558 -acre portion mauka of
the gulch will remain in the Open District. Refer to Exhibit 4. Within the area rezoned
to MCX, the Applicant proposes to develop and operate the Waikoloa Village Center
Light Industrial Center.
Access to the project site will be from Waikoloa Road via a new private road (named
Hale Hana Street) through TMK (3) 6-8-003: 0321. Refer to Exhibit 4 and Section VII,
Offsite and Onsite Roadways below.
1 Waikoloa Village Center LLC also owns TMK (3) 6-8-003: 032.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
1 of 6
There will be a designated floodplain onsite to accommodate the passage of existing
offsite drainage flow without flooding the proposed structures. Onsite drywells will
be constructed to mitigate the increase of runoff generated by the said
improvements.
Hawaii Water Service, a utility company that is based in Waikoloa Village, will be
supplying domestic and fire water demands, as well as conveying and treating
sewage flows generated by the said improvements.
C. EXISTING TOPOGRAPHY AND SOIL CONDITIONS
The project site has a rolling terrain that generally slopes in a northwesterly
direction with an estimated average slope of 6 percent. Based on the revised
topographic survey that was done by Pattison Land Surveying, dated April 12, 2021,
and November 27, 2021, the existing ground elevation ranges from 1,006 feet to 872
feet above mean sea level. The highest elevation being at its common boundary with
TMK: (3) 6-8-002: 017, and the lowest portion being at its common boundary with
Lot 5-B, TMK: (3) 6-8-003: 032. The soil types in the vicinity of the project site are
Auwaiakeakua Extremely Cobbly Silt loam with 10 to 20 percent slopes, and Hapuna-
Waikui-Lalamilo Complex with 0 to 20 percent slopes. These are well drained soils.
Refer to Exhibit 3 — Soil Map.
III�Ti4el%l4:1
A. EXISTING CONDITIONS
The existing water system that supplies the fire and domestic water demand for the
proposed improvements is owned and operated by Hawaii Water Service Company.
They have existing waterlines along Pua Melia Street and along the existing
easement that traverses northeasterly from the south side of the project site to Pua
Melia Street. Refer to Exhibit 4.
B. DESIGN DOMESTIC WATER FLOWS
The estimated average day domestic water demand was estimated using the County
of Hawaii DWS's Water System Standards as well as information provided by Hawaii
Water Service Company (HWSC). The usage rate for MCX is 4,500 gallons per acre
per day.
The maximum day demand and peak hour demand were calculated by multiplying
the average domestic water day demand by 1.5 and 5.0, respectively. See
breakdown of the Preliminary Domestic Water Demand Calculations in Appendix A.
C. FIRE FLOW REQUIREMENTS
The fire water flow requirements were estimated using the County of Hawaii DWS's
Water System Standards Table 100-19. The fire flow requirements for MCX are 2,000
gallons per minute with a duration of 2 hours, and spacing between fire hydrants
shall be 300 feet maximum.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
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D. PROPOSED IMPROVEMENTS
The design of water system to supply the domestic and fire demands of the
proposed improvements will be dependent on the available pressure and flow that
HWS's system can provide.
Per Hawaii Water Service letter dated March 10, 2022, they are willing to provide
water service to the project site. A copy of the letter is included in Appendix.
IV. WASTEWATER
A. EXISTING CONDITIONS
The existing sewer system that conveys and treat the sewage that will be generated
by the proposed improvements is owned and operated by Hawaii Water Service
Company. They have existing sewer lines along Waikoloa Road and Pua Melia Street.
B. DESIGN WASTEWATER FLOWS
The built -out and projected wastewater flows for this project was estimated based
upon the number of units proposed and the wastewater flows as set forth in
Chapter 2 of the City and County of Honolulu Wastewater System Design Standards,
dated July 2017. The Design Flows are calculated as follows:
• Base Sanitary Flow (BSF). Portion of wastewater which includes domestic,
commercial, institutional and industrial sewage and specifically excludes
infiltration and inflow. Base Sanitary flow is calculated by multiplying the average
daily per capita wastewater flow (70 gallons per capita per day for single and
multi -family homes, and 15 gallons per capita per day for industrial, commercial
and parks) by the equivalent population.
• Peak Base Sanitary Flow (PBSF). The PBSF was determined by multiplying the BSF
by a flow factor of 2.5 for parks and single/multi-family, and 3.5 for commercial
and industrial uses.
• Average Dry Weather Flow (ADWF). The ADWF is the sum of BSF and GWI.
• Ground Water Infiltration (GWI). The GWI rate used was 35 gpcd, which was
based on the average of the low nighttime flows per day for the same period as
the ADWF, minus significant industrial or commercial nighttime flows.
• Peak Dry Weather Flow (PDWF). The PDWF is the sum of the PBSF and GWI.
• Wet Weather Infiltration/Inflow (1/1). The wet weather 1/1 peak hourly rate used
was 3,000 gallons per acre per day, except for parks. An area of 0.5 acres was
used to calculate the wet weather 1/1 for parks.
• The Design Flow. The design flow is the sum of the PDWF and wet weather 1/1.
The design flow for MCX:
• Zoned MCX 0.253 mgd
See breakdown of Preliminary Wastewater Calculations in Appendix.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
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C. PROPOSED IMPROVEMENTS
The design of the sewer system to convey the sewage generated by the proposed
improvements will be dependent on the results of HWS's assessment to the sewage
flow calculations.
Per Hawaii Water Service letter dated March 10, 2022, they are willing to provide
wastewater services to the project site. A copy of the letter is included in Appendix.
V. ELECTRICITY
A. EXISTING CONDITIONS
Existing HELCO facilities are currently routed along Waikoloa Road via series of
manholes routed alongside the roadway. The area is currently served from the
existing HELCO Waikoloa Substation which may have limited capacity to support
additional development. In the scenario that the HELCO Waikoloa Substation has
insufficient capacity for the new development, the developer will work with HELCO
to upgrade systems to provide adequate capacity to the new development. In order
to verify available capacity and requirements for any utility improvements, HELCO
will require an estimated load for any future developments be generated by the
customer's electrical engineer. The process to start on HELCO's capacity assessment
includes the following:
a. Online Service Request for Master Planning
Load Estimate of connected load for the proposed and future developments.
$5,000 fee paid by customer.
In order to develop the load estimate, information on the proposed improvements
will need to be provided, including size of buildings, occupancy type (restaurant,
office, residential, etc.), and square footage.
After the capacity assessment is completed, HELCO will determine the required
improvements required to the utility distribution to accommodate the proposed and
future developments. The area served by the existing HELCO Waikoloa Substation
has other developments in process, which are actively involved in their own capacity
assessments.
B. PROPOSED IMPROVEMENTS
The customer will be responsible for the installation of all conduits, manhole, and
trenching for any new HELCO utilities (HELCO provides and installs all medium and
high voltage conductors). New underground conduits will connect into existing
HELCO infrastructure and be routed along the new roadway with manholes spaced
at intermediate points to allow HELCO to pull new conductors and allow for
additional duct connections to serve each lot. All work will comply with HECO's
Electric Service Installation Manual (ESIM), 91" edition. The customer's consultant
will complete the site distribution plan and provide to HELCO for their review and
comment, after which HELCO will proceed in developing their own internal design
documents related to their distribution within the customer provided conduits.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
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VI. TELECOMMUNICATIONS
A. EXISTING CONDTIONS
Similar to HELCO infrastructure, both Spectrum and Hawaiian Telcom infrastructure
is available along Waikoloa Road.
B. PROPOSED IMPROVEMENTS
New Spectrum and Hawaiian Telcom underground conduits and handholes will be
installed alongside HELCO's infrastructure, connecting into existing infrastructure
along Waikoloa Road. Conduit stub outs will be provided into each development to
allow for connection under the future design at each site. The customer's consultant
will complete the site distribution plan and provide to Spectrum and Hawaiian
Telcom for their review and comment, after which the communications companies
will proceed in developing their own internal design documents related to their
distribution within the customer provided conduits.
VII. OFFSITE AND ONSITE ROADWAYS
A. EXISTING CONDITIONS
The project site can be accessed off of Waikoloa Road from Quarry Road through an
existing access easement that starts on TMK: (3) 6-8-002:033 (parcel to the south of
the project site), traverses through TMK (3) 6-8-003: 032 (parcel to the west of the
project site), then dips back to parcel 33, before heading back north to provide
access to TMK (3) 6-8-003:041 (the project site). Refer to Exhibit 2 and Exhibit 4.
Waikoloa Village Center LLC owns both TMK (3) 6-8-003: 032 (parcel to the west of
the project site) and TMK (3) 6-8-003:041 (the project site). The Waikoloa Village
Association owns TMK: (3) 6-8-002:033 (parcel to the south of the project site).
There is an existing access and utility easement across the project site and traverses
in a northeasterly direction from the project's south property line to Pua Melia
Street. This existing easement can be accessed from Waikoloa Road and Pua Melia
Street. However, because the Auwaiakeakua Gulch crosses the existing easement
between the project site and Pua Melia Street, the beneficiary of the easement
takes Waikoloa Road to access the existing easement most of the time.
B. PROPOSED IMPROVEMENTS
The primary access to the project site will be from Waikoloa Road via a new private
road (named Hale Hana Street) through TMK (3) 6-8-003: 0322. At the intersection
with Waikoloa Road the new road will be designed to line up with Ehukai Loop to
form a four-way intersection with Ehukai Loop and Waikoloa Road. The portion of
the main access road that is within TMK (3) 6-8-003: 032 (Lower Lot 513, refer to
Exhibit 4 of this report) will be granted with a 40 -foot -wide access easement.
z Waikoloa Village Center LLC also owns TMK (3) 6-8-003: 032.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
5of6
An emergency evacuation route from the new private road to Pua Melia Street will
be provided over the existing access and utility easement from the project's south
property line to Pua Melia Street. Refer to Exhibit 4. The emergency evacuation
route is for emergency evacuations only and will not be used for through traffic.
The main access road will be private and will have 24 feet wide a.c. paved travel
lanes. Drainage structures such as drywells and swales will be in-place to mitigate
the increase of runoff generated from a 10 -year storm event. The road's horizontal
and vertical alignment will be designed per county standards.
VII. OFFSITE AND ONSITE DRAINAGE
A. EXISTING CONDITIONS
Per FEMA Map 155166 0283 C, revised April 2, 2004, the location of the project and
its immediate vicinity is within Flood Zone X.
That portion of Auwaiakekua Gulch that traverses through the project site, from
southeast side to the northwest side and through a bridge across Waikoloa Road, is
outside of the Army Corps of Engineers jurisdiction.
Most of the existing onsite runoff will flow towards Auwaiakekua Gulch. A small
portion of it will flow towards Waikoloa Road in the form of a sheet flow.
B. PROPOSED IMPROVEMENTS
The increase of onsite runoff during a 10 -year storm event will be mitigated by
constructing onsite drywells. The type of drywells that will be used are shown in
Exhibit 9.
To contain the increase of onsite runoff during a 10 -year storm event, the project
site will be graded to provide a positive flow towards the onsite drainage structures.
Additionally, to mitigate the flooding of buildings should the onsite drainage
structures fail, the site will be graded with secondary overflows.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
6of6
EXHIBITS
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
(i)
EXHIBIT 1
LOCATION AND VICINITY MAP
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EXHIBIT 2
TMK MAP
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LOT 4
LOT 2A SEN ENGINEERING
PROJECT LOCATION LOT 5A °
LEGEND:
311 AUWAIAKEAKUA EXTREMELY COBBLY SILT LOAM, 10 TO 20 PERCENT SLOPES, 2k1z3
312 LAVA FLOWS-AUWAIAKEAKUA COMPLEX, 2 TO 20 PERCENT SLOPES, 2IIr6
373 HAPUNA-WAIKUI-LALAMILO COMPLEX, 0 TO 20 PERCENT SLOPES, 2km20
EENGINEERING
P A R T N E R S
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EXHIBIT 4
AREA TO BE REZONED
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;"'�" x.;: n -•" tWO LOTS 5-A AND 5-8
Af Waikofoa, South Kohafa
island and County of H—R, State of H—an
EXHIBIT 6
DRYWELLS TO MITIGATE INCREASE OF RUNOFF
193Q
ENGINEERING
PARTNE RS
v�i��il��la S�.I Hilo, nmri i 9bY0
�eiaoal9JJ,9ool��w,.ev���.v�
TRAFFIC AREA
NON TRAFFIC AREA
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j4 0 "0.C. Rebar, B.O.
(4) j4 Rebar
Finish G.de� Eq. Sp. 1}fClr. J5 0 5) O.C. Rebar
:I +5 0 9' .C.
PRECAST DRYWELL COVER
TOP OF GRATE ELEV.
i"
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SEE DETAIL BELOW
(TG) PER PLAN
See s uta
8"x12" CAST IN PLACE
Plan H -01E ;,I.
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1Ho� �; Install Nanhde Rung9s
CONC. SUPPORT
0 1Y O.C., ale HOOT
0 �? Std Plans H-07 0
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WITH (2) #5 CONT. ALL
�����
o
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w
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Rebar smLa
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0 0
0 0
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STORM DRAIN PIPE
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8'-0" INSIDE DIA.
see Botta. Slab/Top
Pe as Concree Ong, Reg S, Detail D -7h
sd. D oil o -h
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8
WITH RECTANGULAR OR
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G
16" WIDEx12" THICK CAST
IN PLACE GONG. FOOTING
CIRCULAR PERFORATIONS
Detail o-7 .side Dn.
REINS WITH (2) #4 CONT.
AND #3x12" TIES AT 24" O.C.
— ���
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DIAMETER
2'-s 3E Dia. Cast in Co- Footin to solid
(a) {4 maamr Dnbed ndnw bed"oak, ContraMor shall not
Rb, Eq. Sp.
/4 H.Hi . RotorJ over ercavote below Footing, cee
T-0" OUTSIDE
DIAMETER
0 ao.c. L Faating Sm. Detail D -7h
CATCH BASIN AND DRYWELL SECTION
DRYWELL (BEARING
CURB SECTION)
SHALLOW DRYWELL
CATCH BASIN & DEEP DRYWELL
NOT TO SCALE
DPW STD. DETAIL D -7b
NOT TO SCALE
193Q
ENGINEERING
PARTNE RS
v�i��il��la S�.I Hilo, nmri i 9bY0
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APPENDIX
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
Preliminary Domestic Water Demand Calculation
Zoning / Land Use Designation
Total
Number
of Units
Area
(Acres)
Resident Density
(units per acre)
Average Demand
Total
Domestic
Average Daily
Demand (gpd)
Total
Domestic
Maximum
Daily Demand
(
(gpd)
Peak
Hour
Demand
(gpd)
MCX/ Industrial Commercial Uses
15
4,500 gals./acre/day
67,500
101,250
337,500
MCX/ Green Space & Floodplain
n/a
11.05
n/a
n/a
n/a
n/a
n/a
Open / Other Open Space
n/a
3.56
n/a
n/a
n/a
n/a
n/a
TOTAL
29.61
67,500
101,250
337,500
NOTES
MCX
Max. Daily Demand = 1.5 x Ave. Daily Demand
Minimum Site area = 20,000 sf
Peak Hour Daily Demand = 5 x Ave. Daily Demand
Minimum Average Width = 90 feet
Provided Landscaping = all front yards
N .4 HAWAII WATER SERVICE
P.O. Box 384809
11196738 rot. (877) 886-7784 toll-free
March 10, 2022
Waikoloa Village 201 H
Workforce Housing
Attn: Mel Vigilla
Re: Water Service Request
Development encompassing TMK (3) 6-8-003: 032 and 041.
Waikoloa, Hawaii
Mr. Vigilla:
West Hawaii Water Company ("WHWC") a subsidiary of Hawaii Water Service Company, Inc.,
is authorized by the Hawaii Public Utilities Commission of the State of Hawaii ("HPUC") to
provide water service in the Waikoloa area of Hawaii County, State of Hawaii.
Waikoloa Village 201 H, ("Applicant"), has requested water service for a development
encompassing TMK (3) 6-8-003: 032 and 041. The development will encompass 54.8 acres and
include 200 Multi -Family Units on 10 acres, 10.1 acres commercial, 11.4 acres of non-
residential mixed use, and 23.3 undeveloped acres identified as open (drainageway and flood
control) (the "Project").
Applicant has identified demand for water average flow at 0.1616 MGD.
This letter constitutes WHWC's willingness to provide water service to your proposed
development referenced above.
Applicant will be required to execute an Extension Agreement with WHWC for the project within
one (1) year after the date of this Will Serve Letter or it will automatically terminate and become
void.
The full amount of any contribution in aid of construction ("CIAC") fees shall be payable when
the extension agreement is executed and based on the tariff in effect at the time. The Extension
Agreement itself will automatically terminate as to any unused capacity if the Project is not
completed within two (2) years after the date of the Extension Agreement.
Sincerely,
Julian Gandara
Manager, Technical and Regulatory Matters
Quality. Service. Value.
hawaiiwaterservice.com
Preliminary Wastewater Calculations
Area
Zoning / Land Use Designation
(Acres)
Total No.
of Units
Number of People Per
Unit
Total Number
of People
Wastewater
Contribution
Base
Sanitary
Flow (gPd )
Flow
Factor
Peak Base
Sanitary
Flow d
Igp)
Groundwater
Infiltration
d
Igp)
Average Dry Peak Dry
Weather Flow Weather Flow
d d
Igp) Igp)
Wet Weather
Infiltration/Inflow
d
Igp)
Design
Design
Flow
Flow (mgd)
Igpd )
MCX/ Industrial Commercial Uses 15
200 capita per acre
3,000
15 gpcd
45,000
3.5
157,500
100,800
145,800 258,300
43,200
301,500 0.302
MCX/Green Space & Floodplain 11.05
n/a
n/a
n/a
n/a
n/a
n/a
een Space & FI
n/a
11.05 n/a
n/a
n/a n/a
Open/ Other Open Space 3.56
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a n/a
n/a
n/a n/a
TOTAL 29.61
3,000
0
45,000
4
157,500
100,800
145,811 258,300
43,200
301,500 0.302
NOTES
W
5 gp,dG
WWI/1=3,DDD gpad (exemption for parks)
Design Flow=PDWF . WWI/1
N .4 HAWAII WATER SERVICE
P.O. Box 384809
11196738 rot. (877) 886-7784 toll-free
March 10, 2022
Waikoloa Village 201 H
Workforce Housing
Attn: Mel Vigilla
Re: Wastewater Service Request
Development encompassing TMK (3) 6-8-003: 031, 032 and 041.
Waikoloa, Hawaii
Mr. Vigilla:
West Hawaii Sewer Company ("WHSC") a subsidiary of Hawaii Water Service Company, Inc., is
authorized by the Hawaii Public Utilities Commission of the State of Hawaii ("HPUC") to provide
wastewater services in the Waikoloa area of Hawaii County, State of Hawaii.
Waikoloa Village 201 H, ("Applicant"), has requested wastewater service for a development
encompassing TMK (3) 6-8-003: 031, 032 and 041. The development will encompass 54.8
acres and include 200 Multi -Family Units on 10 acres, 10.1 acres commercial, 11.4 acres of
non-residential mixed use, and 23.3 undeveloped acres identified as open (drainageway and
flood control) (the "Project")..
Applicant has identified demand for wastewater average flow at 0.09461 MGD.
This letter constitutes WHSC's willingness to provide wastewater services to your proposed
development referenced above.
Applicant will be required to execute an Extension Agreement with WHSC for the project within
one (1) year after the date of this Will Serve Letter or it will automatically terminate and become
void.
The full amount of any contribution in aid of construction ("CIAC") fees shall be payable when
the extension agreement is executed and based on the tariff in effect at the time. The Extension
Agreement itself will automatically terminate as to any unused capacity if the Project is not
completed within two (2) years after the date of the Extension Agreement.
Sincerely,
Julian Gandara
Manager, Technical and Regulatory Matters
Quality. Service. Value.
hawaiiwaterservice.com
REFERENCES
1. Department of Public Works Storm Drainage Standard, October 1970 Edition.
2. USDA Natural Resources Conservation Service Web Soil Survey.
3. Floodway Limits and Flood Control Plan for the Highland Golf Estates at Waikoloa.
4. Hawaii Flood Hazard Assessment Tool.
5. County of Hawaii, Department of Water Supply, Water System Standards, 2002.
6. Wastewater System Design Standards, City and County of Honolulu, July 2017.
7. Hawaii Housing Finance and Development Corporation 201H Application.
8. South Kohala Community Development Plan.
9. County of Hawaii Planning ArcGIS.
10. Subdivision Map Number 06-000414, Prepared by Chrystal Yamasaki, Dated November 19, 2009.
11. Topographic Survey Prepared by Pattison Land Surveying, Dated April 27, 2021, and Revised on
November 29, 2021.
Job No. 16121-22-04.1 Waikoloa Light Industrial Center
(iii)
Exhibit 9
River Focus Analysis
Waikgloa Rd PROPOSED
' ! o imp on { Flow,
\ Downstre Fire Station Access is IMPROVEQ
�' od)aiti .�during a Major Flood Event
/.t
Public Safety is IMPROVED on
' Pua Melia Street and Nearby Properties
BASIN #2
w --p
aaMelia Si_,
p a.
Public Safety is IMPROVED
1` along County Housing Area
(less erosive flow along slope)
s-
`BASINS: Two basins BASIN #1'!'d f- .
L� •' provide extra flow h
's capacity, reducing
t
offsite flooding
EXf'ST��` _
100'y4ar Flooding L,
S
IMPROVED PUBLIC SAFETY
Waikoloa Brown Development
o December 3, 2021
o December 3, 2021
Fire Station Access II
during a Major Flood
20"K �..
EXISTING FLOODING
100 -year Flood Event
MAJOR FLOODING on Pua- Melia St
}
nd Nearby Properties
5 Pua�'letiaSt
a-
' Major flood flows along
--�► County Housing Area
(potential erosive flows
at bottom of slope)
r1
� ? r
Exhibit 10
Formerly Used Defense Sites
LEGEND
Area to be Rezoned MCX ® Exception Area
Munitions of Explosive Concern (MEC) Cleared Area
01 Work Sector
02-4
• 10-13
Source: U.S. Army Corps of Engineers, 2013. County of HawaiJ, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 10
Formerly Used Defense Sites
Waikoloa Liaht Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 500 1,000 ,....,,.. ..
I'RN H,al�'A I I
Exhibit 11
State Land Use Districts
W4IK0LOp, RD
URBAN QIP
�J
LEGEND
OArea to be Rezoned MCX
LTMK Parcels
State Land Use Districts
Agricultural
Urban
Source: State Land Use Commission, 2020. County of Hawai Di, 2022.
Disclaimer. This graphic has been prepared for general plannI ng purposes only.
Exhibit 11
State Land Use Districts
Waikoloa Liaht Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 150 300 600 ......... .. ..
'IlN H,a1CA I I
Exhibit 12
County Zoning
LEGEND
Exhibit 12
O Area to be Rezoned MCX
Zoning
County Zoning
0 TMK Parcels
A -5a
RA -1 a
CV -10
RM -1.5
Waikoloa Light Industrial Center
ML -1 a
RM -3
Waikoloa Village Center LLC Island ot Hawai'i
OPEN
RS -10
North Linear Scale (feet)
0 150 300 600
Source: County of tiaW2101, 2022
Di scla imer. This graphic has been prepared for general planning purposes only.
r+
I'hlN H.als'VII
®
SidneyFuke, Planning ConSllltant
P.O. Bax 1345 • Hilo, Hawaii 96720
Cell: (808) 989-0640
E-mail: sidneyfuke4pgmail.cam
October 2, 2023
Mr. Zendo Kern, Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, Hl 96720
Dear Mr. Kern:
• Planning • Variance • Zoning
• Subdivision • Land Use Permits
• Environmenial Reports
Subject: Rezoning Application — Waikoloa Village Center, LLC
Waikoloa South Kohala Hawaii TMK: 6-8-003: 041 ortion
This is to follow up on my discussion with your staff, Ms_ Maija Jackson, regarding
the subject matter.
Specifically, your staff wanted further clarification regarding the applicant's position
in retaining the 3.558 acre Open zoned area as opposed to having it included as part of the
requested 26.052 acre MCX zoning.
There are several reasons the applicant wishes to retain the Open zoning. While
there are some technical and substantive aspects of the application that need and could be
done to include that area (such as revised site plan, updated traffic analysis, and the like),
there are other reasons for its retention.
For one, there is a gulch that separates the proposed MCX zone from the Open zone.
Thus, the site does not readily lend itself for a contiguous MCX type of project. Including
that area would be somewhat of an internal infrastructural challenge.
Then, too, the Open zoned area abuts RM- 1.5 zoned properties that front Pua Melia
Street which are also owned by the applicant. Given that, the applicant believes that the
Open zoned area can provide some open space function/use for the planned multiple -family
residential uses on those properties or even having a portion rezoned for multiple -family
residential use.
Accordingly, at this time, the applicant would like to retain those options instead of
committing them prematurely for MCX use and request that you proceed with the submitted
request.
Finally, we have made a few edits to Exhibit 13 relating to the Property's Land Use
Entitlement History. We would appreciate your replacing this in the report.
Mr. Zendo Kern, Director
October 2, 2023
Page 2
We trust that everything is in order for your acceptance and processing of this
application. If not or if there are questions relating to this matter, please feel free to direct
them to me. Thank you very much..
incerelyAvk
SIDNEY M. FUKE
Planning Consultant
Enclosure
Copy — Mr. Greg Brown, Waikoloa Village Center LLC w/ enclosure via email
Mr. Tom Schnell, PBR Hawaii w/ enclosure via email
PROPERTY ENTITLEMENT HISTORY — TMK: 3 6-8-003: 041
On December 6, 1967, the County Board of Supervisors (now County Council) adopted a
comprehensive zoning map covering the North and South Kohala Districts, including the subject
and adjoining properties that resulted in the land use entitlement birth of Waikoloa Village. The
zoning designations of Waikoloa Village included Open, Single-family Residential, Multiple -
family Residential, and Commercial. The specific zoning of the subject property was Multiple -
family Residential (RM -1.5). (Exhibit A)
Subsequently on November 29, 1968, the entire area of Waikoloa Village, including the subject
area, was reclassified into the State Land Use Urban District. (Exhibit B)
Ordinance No. 90 160, which became effective on December 27, 1990, rezoned, with conditions,
the subject property (which was then identified as TMK: 6-8-03: portion of 032) from Multiple -
family Residential (RM -1.5) to Open (0) and to other properties (which was then identified as
TMK: 6-8-02: portion of 016) from Unplanned (U) to Residential -Agricultural (RA -la) for the
Highland Golf Estates golf and residential property proposed by Waikoloa Development
Company. (Exhibit C) The approximate location of the subject property that was rezoned into
the Open zone is identified in Exhibit C.
The Waikoloa Village Zone Map identifies this Open zone. (Exhibit D) Please note that only a
portion of this Open zone is being rezoned into the Mixed Commercial -Industrial (MCX-20)
district. The balance will remain in the Open zone as approved by Ordinance No. 90 160.
Ordinance No. 95 61, which became effective on March 21, 1995, amended Ordinance No. 90
160 or the "parent" ordinance by providing more time to complete the proposed subdivision.
The then owner (Waikoloa Development Company) sold, among other properties, the RA -la
zoned area to Waikoloa Mauka, LLC. The sale, however, did not include the subject property.
Waikoloa Mauka, LLC then submitted a time extension request which was approved as
Ordinance No. 05 157 and became effective on December 15, 2005. The ordinance amended
Ordinance No. 95 61 by not only granting another time extension but added some new
conditions. This was then followed by Ordinance No. 07 127, which became effective on
September 20, 2007, which amended Ordinance 05 157 by modifying some of the conditions.
The last ordinance pertinent to the subject property is Ordinance No. 13 29, which became
effective on March 13, 2013. While this ordinance amended Ordinance No. 07 127, the
"heading" or "title" of the ordinance this time identified only one parcel — TMK: 6-8-002:
Portion of 016. It did not include the subject property which was then identified as TMK: 6-8-
003: portion 032. (Exhibit E)
It should be noted that TMK: 6-8-003: 032 has since been subdivided into two (2) lots and
identified as parcel number 041 and 032. (Exhibit F). The subject property, which was part of
the ordinance creating the original Highland Golf Estates, was assigned Parcel 041. Parcel 032
was assigned to the area of the RM -1.5 zoning established in 1967.
Accordingly, the zoning of the subject property (formerly identified as TMK: 6-8-003: Portion of
032 and now TMK: 6-8-003: 041) covered by the parent ordinance is thus put in question. The
zoning of properties in similar situations is generally referred to as "zoning in limbo".
Notwithstanding the questionable zoning designation status of the subject property, the applicant
concedes to it being zoned Open and has proceeded in structuring its application accordingly.
Exhibit 14
General Plan (LUPAG) Map
m
Exhibit 15
Planning Department Letter
Mitchell D. Roth
Mayor
Lee E. Lord
Managing Director
West Hawaii Office
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawaii 96740
Phone (808) 323-4770
Fax (808) 327-3563
March 13, 2023
County of Hawaii
PLANNING DEPARTMENT
Mr. Sidney Fuke, Planning Consultant
P.O. Box 1345
Hilo, HI 96721
Via email: sidneyf ike(a gmail.com
Dear Mr. Fuke:
SUBJECT: General Plan LUPAG Confirmation
Tax May Key: (3) 6-8-003:041 (PL -INT -2023-004623)
Zendo Kern
Director
Jeffrey W. Darrow
Deputy Director
East Hawaii Office
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Phone (808) 961-8288
Fax (808) 961-8742
This is to acknowledge receipt of your letter dated March 2, 2023, requesting for a confirmation
of the General Plan Land Use Pattern Allocation Guide (LUPAG) map designation for the above
referenced property as the owners are considering to submit a request for a change of zoning.
The General Plan states the following regarding the review and interpretation of the General Plan
LUPAG map in relation to Zoning requests:
14.1.4 Standards
(a) The designated land uses will be delineated on the General Plan Land Use Pattern
Allocation Guide Map. The broad -brush boundaries indicated are graphic
expressions of the General Plan policies, particularly those relating to land uses.
They are long-range guides to general location and will be subject to: a) existing
zoning; and b) State Land Use District.
(b) Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access, and public need.
In reviewing the request for an interpretation of the GP LUPAG map designation for the property
in relation to the above information, we can determine the following:
www.planning.hawahcounty.gov Hawaii County is an Equal Opportunity Provider and Employer planning@hawaiicountv.eov
Mr. Sidney Fuke, Planning Consultant
PL -INT -2023-004623
March 13, 2023
Page 2
1. The subject property is located in an area that transitions between the Medium
Density Urban (mdu) and Industrial (Ind) GP LUPAG designations. Since the
application of the LUPAG map designations are broad brush, the subject property
can be interpreted to be within the Industrial designation.
2. The subject property is situated within the State Land Use Urban district and the
County's Open zoning district. It is not situated within the Special Management
Area (SMA).
Based on the above review, we can confirm that the GP LUPAG map designation for the subject
property can be interpreted as Industrial for rezoning purposes. This determination is not made
by simply looking at where the LUPAG Map lines roughly fall on the ground, but by carefully
assessing how lots in the area were established and the practical application of uses existing and
foreseen in the area as supported by existing infrastructure.
Should you have any questions, please feel free to contact me at 808-961-8125.
Sincerely,
Zendo Kern (Mar 13, 202314:49 HST)
ZENDO KERN
Planning Director
Exhibit 16
Special Management Area
�R
6
LEGEND
Area to be Rezoned MCX
L_ TMK Parcels
C Special Management Area
Source: County of HawaiDi, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 16
Special Management Area
Waikoloa Liaht Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 1750 3500 ,....,,.. ..
I'RN H,al�'A I I
Exhibit 17
Lava Flow Hazard
i 9
8
3 3
3
6
3
WpIKOLop, RD
Zone 8
J�
O�
Zone 3
LEGEND
OArea to be Rezoned MCX
Lava -Flow Hazard Zones
t1 = E___1 I r—_1
1 2 3 4 5 6 7 8 9
ZONE 8 - Remaining part of Mauna Kea. Only a few percent of
this area has been covered by lava in the past 10,000 years
Source: U.S. Geological Survey, 1992. County of HawaiDi, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 17
Lava Flow Hazards
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 300 600 1200 ......... .. ..
'IlN H,a1CA I I
Exhibit 18
Agricultural Lands of Importance
to the State of Hawaii
LEGEND
Area to be Rezoned MCX
TMK Parcels
ALISH
Other ALISH
Source: State Department of Agriculture, 1977, digitized by OP. County of HawaiDi, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 18
Agricultural Lands of Importance
in The State of Hawai'i (ALISH)
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 2500 5000 ,....,,.. ..
I'RN H,al�'A I I
Exhibit 19
NCRS Soils Map
312
373
—Z2
LEGEND
OArea to be Rezoned MCX TMK Parcels
Soil IDs
373: Hapuna-Waikui-Lalamilo Complex, 0-20% Slopes
311: Auwaiakeakua Extremely Cobbly Silt Loam, 10-20% Slopes
352: Lava Flows-Nanuku Complex, 2-20% Slopes
312: Lava Flows-Auwaiakeakua Complex, 2-20% Slopes
Source: USDA NRCS, 2020. County of HawaiDi, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 19
NRCS Soils
Waikoloa Liaht Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 150 300 600 ,....,,.. ..
I'RN H,al�'A I I
Exhibit 20
Land Study Bureau Soil Rating Map
LEGEND
Area to be Rezoned MCX
TMK Parcels
LSB Land Classification
D - Poor
E - Very Poor
Source: University of Hawaii Land Study Bureau, 1965, digitized by State OP, 2012. County of HawaiDi, 2022.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 20
Land Study Bureau soil rating (LSB)
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 2500 5000 ,. ..
'IlR H,�ICA I I
Exhibit 21
Flood Insurance Rate Map
LEGEND
OArea to be Rezoned MCX
VE: 1% -Annual -Chance
fr Base Flood Elevation (BFE)
Coastal Flood, with BFE
Line
AEF: Floodway Areas in
Flood Hazard Areas
XS: 0.2% -Annual -Chance
AE: 1% -Annual -Chance Flood,
Flood
with BFE
X: Outside 0.2% -Annual -
AO: 1% -Annual -Chance Flood,
Chance Floodplain
Flood Depths of 1-3ft, Average
Depths Determined
D: Unstudied Areas
Source: FEMA, 2021. County of Hawaioi, 2022. ESRI Basemap.
Di scla imer. This graphic has been prepared for general planning purposes only.
Exhibit 21
Flood Insurance Rate Map
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 2,500 5,000 ,. ..
'IlR H,�ICA I I
Exhibit 22
SHPD Chapter 6E-42 Historic
Preservation Review Letter
DAVID Y. IGE
GOVERNOR OF HAWAII
Ok and and Ndt
o,
F
Q 4 G
N N
State of Hama
January 26, 2022
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
Ikaika Rodenhurst, Director
Department of Public Works
County of Hawaii
101 Pauahi Street, Suite 7
Hilo, HI 96720
Public _workskbawaiicouM.og_v
Dear Mr. Rodenhurst:
STATE HISTORIC PRESERVATION DIVISION
KAKUHIHEWA BUILDING
601 KAMOKILA BLVD, STE 555
KAPOLEI, HAWAII 96707
SUZANNE D. CASE
CHA IZSON
BOARD OF LAND AND NATURAL RESOURCES
COMMISSION ON WATER RESOURCE MANAGEMENT
ROBERT K MASUDA
FIRSTDEPUTY
M. KALEO MANUEL
DEPUTY DB CTOR - WATER
AQUATIC RESOURCES
BOATING AND OCEAN RECREATION
BUREAU OF CONVEYANCES
COMMISSION ON WATER RESOURCE MANAGEMENT
CONSERVATION AND COASTAL LANDS
CONSERVATION AND RESOURCES ENFORCEMENT
ENGINEERING
FORESTRY AND WILDLIFE
HISTORIC PRESERVATION
KAHOOLAWE ISLAND RESERVE COMMISSION
LAND
STATE PARKS
IN REPLY REFER TO:
Project No. 2022PR00017
Doc. No. 2201JG13
Archaeology
SUBJECT: Chapter 6E-42 Historic Preservation Review
County of Hawaii Grading Permit for the Sea Grace LLC property
Archaeological Inventory Survey
Waimea, Waikoloa Ahupua`a, North Kohala District, Island of Hawaii
TNIK: (3) 6-8-002:033 por.; (3) 6-8-003:029,031, 032, 037, and 041
This letter provides the State Historic Preservation Division's (SHPD's) review of the subject County of Hawaii
grading permit application received by our office on January 5, 2022 and a supporting archaeological inventory
survey (AIS) report titled, An Archaeological Inventory Survey for Waikoloa Village Center TMKs: (3) 6-8-002:033
(por.), (3) 6-8-003:029, 031, 032, 037, and 041, Waikoloa Ahupua'a, South Kohala District, Island of Hawai'i
(Ketner et al. 2021). The submittal included an HRS 6E submittal form, a Permit Snapshot Report (PW.ENG2002-
00003), TMK maps of the subject parcels, grading plans, a copy of a botanical and vertebrate fauna assessment
(Terry 2001), and a set of photos of the subject project area. The applicant, Greg Brown (Landowner/Landowner's
contact), proposes grading activities to facilitate the mass grading and future commercial and residential
development. The project area consists of a 69.0 -acre portion of the combined 331.254 -acre parcels.
The subject parcel is located within the Waikoloa Village area. The proposed grading activity will consist of
199,330 cubic yards of cut and fill. No exporting or importing of materials is anticipated.
A review of SHPD records indicates that TMK: (3) 6-8-002:033 has been previously subject to historic preservation
reviews resulting in determinations of "no historic properties affected" (Log No. 2003.2079, Doc. No. 0310JK12;
Log No. 2006.1195, Doc. No. 0604MM20; Log No. 2007.2307, Doc. No. 0710MD09; and Log No. 2007.4032,
Doc. No. 0711MD42). Records for parcel TMK: (3) 6-8-003:032 indicate that portions of the parcel were previously
impacted by a construction camp that once existed within the parcel (Log No. 89-514, Doc. No. 5434E). Lastly,
SHPD records for TMK: (3) 6-8003:029, 031, 037, and 041 indicate that no archaeological inventory survey (AIS)
or historic preservation reviews have been previously conducted, and that no historic properties have been identified
within these parcels.
At the request of Waikoloa Village Center, LLC (landowner), ASM Affiliates Inc. (ASM) conducted an AIS (Ketner
et al. 202 1) of a 90.5 -acre portion that includes the current project area in support of the currently proposed grading
activities. The study area is located in the Waikoloa Village area at an elevation of roughly 253 to 308 ft. above sea
level and approximately 7,563 meters from the coast. The project area is bounded to north/northeast by Pua Melia
Street, a Hawaiian Telephone Company building with associated infrastructure, an apartment complex (Waikoloa
Gardens), and undeveloped land; on the east and south by undeveloped land; and to the west/northwest by Waikoloa
Road.
Mr. Rodenhurst
January 26, 2022
Page 2
The AIS (Ketner et al. 2021) report briefly summarizes the pre- and post -Contact history of the South Kohala region
and Waikoloa Ahupua`a in the vicinity of the current project area, previous archaeological studies, and provides an
overview of project methods and findings. Previous studies that included portions of the current project area
(Hammatt 2006; Hammatt and Shideler 2006, 2007; Jensen 1990c) each yielded negative historic properties
findings. The AIS fieldwork for the current project occurred on April 29, 2021 and involved 100% pedestrian survey
with archaeologists spaced up to 20 meters apart. No subsurface testing was conducted during the inventory survey
fieldwork.
The Ketner et al. (202 1) AIS identified 18 features within a 5.8 -acre area (designated as temporary Site 50-10-11-T-
1; complex). The features comprised foundations and associated sidewalks associated with the aforementioned
Waikoloa Village employee housing complex (1960s -1990s). The site was assessed as lacking integrity and as not
being a significant historic property and, thus, was not assigned a State Inventory of Historic Places (SIHP) site
number. The structural features were assessed as having been adequately documented and, thus, were not
recommended for further work. Based on the AIS findings, Ketner et al. (2021) recommended a project effect
determination of "no historic properties affected."
SIIPD agrees with the site integrity and significance assessment of temporary Site 50-10-11-T-1 as not meeting the
criteria of a significant historic property.
Based on current information, SHPD's determination is no historic properties affected for the proposed project.
Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic
properties, this is the SHPD's written concurrence and historic preservation review ends. The historic preservation
review process is ended. The permit issuance process mu proceed.
The AIS report meets the minimum requirements of HAR § 13-276-5. It is accepted. Please send two hard copies of
the report, clearly marked FINAL, along with a text -searchable PDF copy of the report and a copy of this review
letter to the Kapolei SHPD office, attention SHPD library. Please also submit a text -searchable PDF copy of the
report to HICRIS Project No. 2022PR00017 using the Project Supplement option, and a PDF copy of the report to
SHPD at Lehua.K.Soares&bawaii. og_v.
Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or
human skeletal remains are found during construction activities please cease work in the immediate vicinity of the
find, protect the find from additional disturbance, and contact the State Historic Preservation Division at (808) 933-
7651.
Please contact Joshua Gastilo at (808) 933-7653 or at joshua.gastilo&hawaii. og_v for any questions or concerns
regarding this letter.
Aloha,
Susan A. Lebo
Signed For
Alan S. Downer, PhD
Administrator, State Historic Preservation Division
Deputy State Historic Preservation Officer
cc: Dion Gonzales, Dion.GonzaleskhawaiicouM.og_v
Leilani Lewi, Leilani.LewikhawaiicouM.oovv
Bailey Pimentel, bailey_pimentelghawaiicouM.oovv
Scott Trenery, scottkbdmaui.com
Mel Vigilla, mel.vigillakepinc.pro
Yen Wen Fang, yenwenfanggepinc.pro
Greg Brown,rg_egbrown(a)bdmaui.com
Brad Uemoto, brad.uemotokhawaiicouM.oovv
Ben Barna, bbamagasmaffiliates.com
Exhibit 23
Ka Paakal O Ka 'Aina Assessment
Ka Pa`akai O Ka `Rina Assessment for a
Proposed Change of Zoning for Lot 5A
TMK: (3) 6-8-003:041
Waikoloa Ahupua`a
South Kohala District
Island of Hawaii
ASM Project Number 43460.00
Prepared By:
Amy Ketner, B.A. and
Benjamin Barna, Ph.D.
Prepared For:
Waikoloa Village Center, LLC
P.O. Box 1060
Lahaina, HI 96767
May 2023
affiliates 04.1ti
Archaeology • History • Anthropology • Architectural History
Hilo Office: (808) 969-6066 Fax: (808) 443-0065
507-A E. Lanikaula Street, Hilo, HI 96720
Honolulu Office: (808) 439-8089 Fax: (808) 439-8087
820 Militani Street, Suite 700, Honolulu, Hl 96813
Ka Pa `akai O Ka `Rina Assessment for a
Proposed Change of Zoning for Lot 5A
TMK: (3) 6-8-003:041
Waikoloa Ahupua`a
South Kohala District
Island of Hawaii
affiliates 14.1 fl
CHAPTERS
Table of Contents
Page
1. INTRODUCTION......................................................................................................... 3
2. THE IDENTIFICATION EFFORT AND RESULTS ............................................... 7
SUMMARY OF PRIOR ARCHAEOLOGICAL STUDIES ............................................. 17
SUMMARY OF PRIOR CULTURAL IMPACT ASSESSMENTS ................................. 18
3. IDENTIFICATION, ANALYSIS AND MITIGATIVE MEASURES ...................19
REFERENCES CITED...................................................................................................20
FIGURES
Page
1. Location of Lot 5A.................................................................................................................................... 4
2. County of Hawaii Tax Map: (3) 6-8-003 with Lot 5A indicated............................................................. 5
3. Recent aerial imagery of Lot 5A............................................................................................................... 6
4. Hawaii Registered Map No. 574 by J. L. Kaelemakule showing kula pili (pili plains) near Lot
5A(Kaelemakule 1867)........................................................................................................................... 8
5. Map of Hawai'i Island published in the Pacific Commercial Advertiser on February 17, 1859,
showing a trail across Waik6loa connecting Waimea and Hilo............................................................10
6. A portion of a sketch map of the seacoast viewed from Ahumoa (Emerson's Sketch Book No.
259:109).................................................................................................................................................11
7. Detail of 1917 Hawaii Registered Map No. 2786 by G. F. Wright (Wright 1917) ...............................12
8. Portion of the 1928 USGS Puako Quadrangle with Lot 5A outlined in red...........................................13
9. Portion of the 1954 USGS Puako Quadrangle with Lot 5A outlined in red (USGS 1954) .................... 14
10. Portion of the 1956 USGS Pu`u Hinai Quadrangle with Lot 5A outlined in red (USGS 1956)...........15
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii i
1. Introduction
1. INTRODUCTION
At the request of Waikoloa Village Center, LLC (landowner), ASM Affiliates (ASM) conducted a Ka Pa `akai O Ka
Aina assessment of potential impacts to Hawaiian traditional and customary practices associated with the proposed
change of zoning for Lot 5A (petition area), located on Tax Map Key (TMK): (3)-6-8-003:041 in Waikoloa Ahupua`a,
South Kohala, Island of Hawaii (Figures 1, 2, and 3). The Waikoloa Village Center, LLC, proposes to develop a mix
of affordable housing, mixed-use commercial and affordable housing, and non-residential mixed uses, along with
roadways, parking, and park land within TMKs: (3) 6-8-003:029, 031, 032, 037, and 041. TMK parcels 029, 031, 032,
037 are already zoned RM -1.5 (residential) and are currently under development. Lot 5A (TMK parcel 041) is
currently zoned Open and the landowner seeks to change the zoning to MCX (mix of industrial and commercial) to
continue with the development plans.
In Ka Pa`akai O Ka `Rina v. Land Use Commission, the Hawaii Supreme Court recognized that the State has an
obligation to protect Hawaiian traditional and customary practices to the extent feasible, and that the proponent of an
action must show sufficient evidence that these types of practices are protected, if they exist in the location in question.
This "Ka Pa`akai framework" was created by the Court "to help ensure the enforcement of traditional and customary
native Hawaiian rights while reasonably accommodating competing private development interests." The Commission
is obligated to conduct a "Ka Pa`akai analysis" of a proposed action requiring CWRM approval independent of the
entity proposing the action. This analysis should be used to inform any decision on the impact of the proposed action
on traditional and customary practices.
Consequently, the Court required an assessment of the following:
(1) "the identity and scope of `valued cultural, historical, or natural resources' in the petition area,
including the extent to which traditional and customary native Hawaiian rights are exercised in the
petition area;
(2) "the extent to which those resources -- including traditional and customary native Hawaiian
rights -- will be affected or impaired by the proposed action;" and
(3) "the feasible action, if any, to be taken ... to reasonably protect native Hawaiian rights if they
are found to exist."
To provide a context within which to assess the potential of the proposed action to affect traditional and customary
native Hawaiian rights, a summary of the level of effort made to identify valued cultural, historical, or natural resources
in the petition area is presented, followed by the results of those efforts and the Court -required assessment of the above
items.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
1. Introduction
206000
207000
'04000
209000
HAWAII COUNTY
Portion ofUSGS 7.5 Quadrangle Puu Hinai, HI 2023 Lot SA
?07000 '()Boon 209000
Figure 1. Location of Lot 5A.
4 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
1. Introduction
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
1. Introduction
Figure 3. Recent aerial imagery of Lot 5A.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
2. THE IDENTIFICATION EFFORT AND RESULTS
The culture -historical context and summary of previously conducted archaeological and cultural research presented
below are based on research conducted by ASM Affiliates at various physical and digital repositories. Primary English
language and Hawaiian language resources were found at multiple state agencies and private collections, including
the State Historic Preservation Division, Hawaii State Archives, the Department of Accounting and General Services
Land Survey Division. Digital collections provided through the Office of Hawaiian Affairs Papakilo and Kipuka
databases, Waihona `Aina, the Ulukau Hawaiian Electronic Library, and Newspapers.com were also reviewed.
Secondary resources curated at ASM Affiliates' Hilo office were consulted for information on the history of land use,
politics, and culture change in Hawaii, enhancing the broad sampling of source materials cited throughout this report.
The petition area (Lot 5A) is located in the ahupua `a of Waikoloa, which is one of some seventy ahupua `a that
make up the traditional moku-o-loko (interior district) of Kohala. The modern-day ahupua `a of Waikoloa, which
translates literally as "duck water" (Pukui et al. 1974:223), is bound on the north by Lalamilo Ahupua`a, to the east
by PA'auhau Ahupua`a, and to the south by the ahupua `a of Pu`u Anahulu. While Waikoloa is treated as ahupua `a
today, before 1848 it was an `ili of the kalana (or `okana) of Waimea. In ancient times, Waikoloa was referred to as
Waikoloa Nui, and the neighboring area of Lalamilo was referred to as Waikoloa Iki (Maly 1999).
In Waikoloa, Precontact permanent settlements were centered at the coast with an emphasis on marine resource
procurement. Inland from the coast were "untended and uncultivated" pili grasslands primarily associated with trails
which linked coastal settlements with resources further inland (Sandwich Islands Gazette IN McEldowney 1983).
McEldowney (1983:415) describes this area between the coast extending to roughly the 1,500 -foot elevation as
"barren, stoney, and dried landscape" with "very low shrubs, thistles, and dry looking grass." The occupational focus
within the grasslands included wild birds and pili grass (McEldowney 1983). Agricultural field systems, which
undoubtedly provided much of the produce for the coastal inhabitants (Carlson and Rosendahl 1990) were located in
the rainier uplands near the present-day town of Waimea, where there was a sizable permanent population as well.
Most of the kalo (taro) and `uala (sweet potato) fields of this part of the island were found there.
The upper reaches of Waikoloa Ahupua`a and the greater Kohala District were ideal for bird hunting, where the
prized feathers were utilized for the creation of `ahu `ula (feather cloak), mahiole (feather helmet), and kahili (feather
standard) —all iconic symbols of Hawaiian royalty. Kia manu (bird catcher) techniques in capturing varied by island,
district, and ahupua `a, however, one of the more important aspects to this skill was to observe the mannerisms and
habitats of each bird species (Emerson 1894:103). The kia mann would mimic the call of abird thus tricking it to land
on the sticky pdpala kepau sap, where it was collected. Some of the most insightful sources of bird catching are found
in the Boundary Commission testimonies, which were recorded in the 1870s to describes the metes and bounds and
clarify holdings. These testimonies also provided details of traditional land use activities (Cordy 2003). Testimony
from 1865 Boundary Commission hearings indicates that Waikoloa Ahupua`a was a place for bird catching. Elm
testified, "Waikoloa was the land that had the birds" (Maly 1999:88). In addition, birds were an important source of
meat for subsistence purposes (Gomes 2016:33). The petition area, located at a slightly lower elevation, was situated
in pili grass plains (Figure 4) on the kula lands where birds were hunted for food rather than feathers.
The number of traditional mo `olelo associated with Waikoloa that have been documented is limited. Waikoloa
appears as a setting or is mentioned in stories that focus on winds, exalted personages, and battles. Tales of the famous
winds of Waikoloa include a mo `olelo featuring the famous wind -gourd La`amaomao, which was said to contain all
the winds of Hawaii. Originally published by Moses Kuaea Nakuina, the legend relates the story of Paka`a, son of
La`amaomao and Kuanu`uanu and the highly trusted, personal attendant and favorite of the ah `i `ai moku Keawenui
a `Umi, grandson of celebrated ah `i nui `Umi a Lzloa. Winds contained within the wind -gourd include the intense
Mumuku, Apa `apa `a, and other named winds of Kohala. Another tale relating winds in Waikoloa is Ka `ao Ho `oniva
Pu `uwai no Ka-Miki, which originally appeared in the Hawaiian language newspaper Ka Hoku o Hawai `i between
1914 and 1917 (Maly 1998). In this tale, the two heroes, Ka-Miki and Maka-i`ole, carry a bowl of `awa from
Holoholokd in Waimea, but a gust of wind blows some of the sacred water of Kane out of the bowl, which forms a
spring called Waiki`i (Maly 1999:25).
Other mo `olelo that refer to Waikoloa include stories of exalted figures in Hawaiian history and an invasion by
forces from Maui. Lonoikamakahiki, the son of Keawenui a `Umi, and the grandson of celebrated ah `i nui `Umi a
Ltloa led several battles against the invading Maui chief Kamalalawalu in coastal Waikoloa (Fornander 1916-1917).
These battles occurred along the South Kohala coastline, the first of which ensued at Wailea, then Kauna`oa, and
finally commenced at Puako, where his brother and high chief Kanaloakua`ana, was brutally tortured and eventually
slaughtered. Fighting then shifted north to Waimea where the Maui forces were defeated at the Battle of Hokft`ula.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
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8 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
Around the turn of the nineteenth century, Kamehameha gave control of Waikoloa Nui Ahupua`a (excluding the
coastal `ili of `Anaeho`omalu and Kalahuipua`a) to Isaac Davis (Rosendahl 2000). Although the land of Waikoloa
Nui gifted to Davis encompassed a large area, it lacked extensive resources and was primarily a place for catching
birds and gathering pili grass. When Davis died in 1810 without naming an heir, John Young took control of the land
and protected it for Davis' children, who were at that time too young to take on the responsibility (Rosendahl 2000).
Waikoloa Nui would eventually become a favored pasture for the cattle given by Vancouver to Kamehameha during
his 1793 and 1794 visits, which Kamehameha immediately made kapu, thus preventing them from being killed
(Kamakau 1992). After 1794, the kapu cattle quickly multiplied in the region, becoming a scourge for the native
planters of the area, so much so that sometime between 1813 and 1819 their numbers necessitated that a wall be built
from the northern boundary of Waikoloa Nui to the area near Pu`u Huluhulu (Barrere 1983).
Over the course of the early nineteenth century, leeward settlement shifted to the windward side of Kohala as the
leeward agriculturally marginal areas were abandoned in favor of more productive and wetter sugarcane lands.
According to Tomonari-Tuggle (1988), the remnant leeward population nucleated into a few small coastal
communities and dispersed upland settlements. These settlements were no longer based on traditional subsistence
patterns, largely because of the loss of access to the full range of necessary resources. The wetter windward slopes of
North Kohala and the Waimea plain were the focus of the shifting settlement pattern, and they eventually became the
population centers for the district.
As a result of the Mdhele Aina of 1848, Waikoloa Nui (originally an `ili of Waimea kalana) was awarded to
George Davis Hn`eu as an ahupua `a based on Kamehameha I's gift of the land to HO'cu's father Isaac Davis. This
award (LCAw. 8521-B:1) did not include the coastal areas of `Anaeho`omalu and Kalahuipua`a, which were retained
by the crown. The Davis Hn`eu award was primarily restricted to the non-agricultural pili lands south of the
agriculturally productive Lalamilo area and mauka of the rich coastal resource area. An undated Hawaii Registered
Map No. 574 (see Figure 4) produced by John L. Kaelemakule shows the extent of the pili lands, which are depicted
as pockets south of the current project area near the South Kohala and North Kona boundary. Kaelemakule's map
shows an area labeled as "Aina Mahi" or farmland southeast of Pu`u Htna`i.
On July 2" d, 1868, G. D. Hu`eu leased his lands in Waikoloa Nui to the Waimea Grazing and Agricultural
Company (WGAC) for twenty years (Maly and Maly 2002). Under the terms of the lease, the Hn`eu family was
allowed to continue grazing their 1,000 head of cattle, 1,000 head of sheep, and 100 horses on the Waikoloa lands
(Escott 2008). But, by the late -1870s, largely due to persistent drought conditions within its grazing lands, the WGAC
went out of business, and its herd was purchased by Parker Ranch (Bergin 2004). Parker Ranch eventually acquired
the lease to roughly 95,000 acres in Waikoloa originally held by G. D. Hn`eu (Bergin 2004).
Parker Ranch continued to expand their land- and lease holdings throughout the late nineteenth and early twentieth
centuries which allowed the ranch to raise cattle and sheep in paddocks around the island. Once ready for the market,
these animals would be brought back to Waimea for sorting before being driven down to Kawaihac to be shipped.
During these cattle drives, the cowboys followed a well -used network of trails that connected the distant stations at
Waiki`i, Kalai`eha, and Ke`amuku with the town of Waimea and shipping harbors on the Kohala coast (Maly and
Maly 2002).
The earliest published depiction of a trail through Waikoloa from Waimea Town was published in the Pacific
Commercial Advertiser on February 17, 1859 (Figure 5). The route appears as a dashed line between Waimea and the
saddle between Mauna Kea and Mauna Loa. The scale of the map, which was drawn to show the progress of the lava
flow from the Mauna Loa eruption, does not allow for any detailed information about the route. The general route
indicated in the 1859 map proceeds in a southerly direction from Waimea, across Waikoloa, and around Mauna Kea
into the saddle. While the position of the trail is shown in very general terms, the basic route across Waikoloa appears
to have persisted at least until the turn of the 20' century, when the Waimea -Kona highway redirected traffic across
the Waikoloa plain. Three years after the 1859 map was published, surveying work began on a "Mountain Road"
between Waimea and Hilo that crossed through Waikoloa. S. C. Wiltse was contracted to survey a route that would
connect Waimea with Hilo via Waiki`i and Kalai`eha (Maly and Maly 2003:118).
In 1882, a map produced by J. Perryman in J.S. Emerson's Field Note Books (Book 251:109, reproduced in Maly
and Maly 2003) depicts a trail labeled "To Puako" passing along the south side of the current petition area which
connected the coastal area of Puako to Ke`amuku and Waimea areas (Figure 6).
A 1917 Territory of Hawaii Survey map (Hawai`i Registered Map No. 2786; Figure 7) map shows a route
extending makai from Ke`amuku and terminating near Pu`u Htna`i. Although a faint and unlabeled line is shown
passing south of the petition area, it is unclear from this map if that line is indeed the Puako-Ke `amuku trail. However,
a 1928 USGS map (Figure 8) shows the "Puako Keamuku Trail" meandering along the south side of Pu`u Hma`i and
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
extending makai through the northeastern corner of the petition area. The Puako-Ke`amuku trail was part of that
network of trails used by paniolo (cowboys) who worked on Parker Ranch's Waikoloa lands. The Puako-Ke`amuku
trail was connected at the mauka end to the Waimea -Ke `amuku trail. Several of Maly and Maly's (2003) interviewees
stated that the Waimea-Ke`amuku trail was used during the 20' century to move livestock from Waiki`i to Waimea.
Figure 5. Map of Hawai'i Island published in the Pacific Commercial Advertiser on February 17, 1859,
showing a trail across Waikoloa connecting Waimea and Hilo.
By the 1950s, the use of the Waikoloa area for military training during World War II and the increased use of
motor vehicles by ranchers led to the development of jeep roads between the coast and inland areas (Bergin 2006).
This involved both the adaptation of existing trails and the creation of new roads more suitable for vehicular travel.
Aerial photography from 1954 (Figure 9) depicts these changes in the route from Puako toward Pu`u Htna`i. To the
north of the current project area, the Puako-Ke `amuku Trail can be seen approaching the current project area from the
northwest. The trail appears to be an unpaved road that roughly follows the alignment shown on the 1928 map. About
300 meters to the north of the current project area, however, the route turns sharply to the east for about 460 meters.
Meanwhile, about 800 meters north of the western end of the project area, a new jeep road can be seen splitting from
the trail and arcing around toward the east and south. The trail and the jeep road merge about 400 meters north of the
eastern end of the current project area. The merged jeep road then winds its way to the south toward Pu`u Htna`i. As
it does so, it skirts the eastern project area boundary. The 1956 USGS Pun Hinai Quadrangle map (Figure 10), depicts
these jeep roads, using the "trail" symbol (a single dashed line) for the portion approaching from the west and the
"unimproved road" symbol (two parallel dashed lines) along the jeep road approaching from the north. Unlike the
1928 map, 1956 topographic map does not depict the Puako-Ke`amuku Trail within TMK: (3) 6-8-003:037.
10 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
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Figure 5. Map of Hawai'i Island published in the Pacific Commercial Advertiser on February 17, 1859,
showing a trail across Waikoloa connecting Waimea and Hilo.
By the 1950s, the use of the Waikoloa area for military training during World War II and the increased use of
motor vehicles by ranchers led to the development of jeep roads between the coast and inland areas (Bergin 2006).
This involved both the adaptation of existing trails and the creation of new roads more suitable for vehicular travel.
Aerial photography from 1954 (Figure 9) depicts these changes in the route from Puako toward Pu`u Htna`i. To the
north of the current project area, the Puako-Ke `amuku Trail can be seen approaching the current project area from the
northwest. The trail appears to be an unpaved road that roughly follows the alignment shown on the 1928 map. About
300 meters to the north of the current project area, however, the route turns sharply to the east for about 460 meters.
Meanwhile, about 800 meters north of the western end of the project area, a new jeep road can be seen splitting from
the trail and arcing around toward the east and south. The trail and the jeep road merge about 400 meters north of the
eastern end of the current project area. The merged jeep road then winds its way to the south toward Pu`u Htna`i. As
it does so, it skirts the eastern project area boundary. The 1956 USGS Pun Hinai Quadrangle map (Figure 10), depicts
these jeep roads, using the "trail" symbol (a single dashed line) for the portion approaching from the west and the
"unimproved road" symbol (two parallel dashed lines) along the jeep road approaching from the north. Unlike the
1928 map, 1956 topographic map does not depict the Puako-Ke`amuku Trail within TMK: (3) 6-8-003:037.
10 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
40 Q E w»
`ry ��
� 7
Wxl'
LZ a.. a ur Z em C_
16n° -
a
r..
Pu'n llla
-r
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[ }
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I APPFOXMIxHC location
of Loi 5A y / . trI I,-r.w..
[ 7'
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Warren's Keamuk i I ty r%e
AX
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As
Figure 6. A portion of a sketch map of the seacoast viewed from Ahumoa (Emerson's Sketch Book No. 259:109)
The construction of a main thoroughfare connecting Waimea to Kona was not only beneficial for mere
transportation purposes, but also facilitated urbanization in Waikoloa. In 1969, just a year before major development
activities began across Waikoloa Road, which resulted in the creation of a resort and residential subdivision,
approximately 8,309 acres of land situated on the west side of Highway 190 was subdivided into ten lots ranging in
size from 350 to over 1,300 acres by the Boise Cascade Home and Land Corp. Trust for the proposed Waikoloa Ranch
Lots subdivision, which was originally slated for agricultural land use and construction of a single-family dwelling
and additional farm building development (FWHA and HDOT 2017). Despite the formal subdivision of these lands,
the entirety of the Waikoloa Ranch Lots subdivision has remained undeveloped.
Substantial changes of the Parker Ranch lands began to occur in the mid -twentieth century with the transfer to its
sixth -generation heir, Richard Palmer Smart. Upon inception as ranch proprietor, Smart chose to retain all Parker
Ranch lands with the exception of `Anaeho`omalu and lands extending north towards Kawaihae, which were to be
"made available on long-term lease for resort developmenf'. By December 1959, Smart initiated the $300,000,000
resort and residential development of 10,000 acres of land along the South Kohala coastline referred to as the "Gold
Coast" (Honolulu Star -Bulletin 1968; The Honolulu Advertiser 1959). Despite its barrenness capable of supporting
"only brush, scrubby trees, cactus and rocks" and the notion of it being "difficult to envision... as a future resort or
city," a good deal of interest was spurred among a host of developers who sought to establish resort facilities and
residential communities along this highly desired section of coast (Honolulu Star -Bulletin 1969).
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 11
2. the Identification Effort and Results
f �
fig,_ Y• L®�.:. , � ._ - - i
1 2 Km
m�
I
"~ w K
wA% £aya/ P /cnf 567/ L6. A. X520° c F,'�e
rxn,�ti
r -'ter
rb
Figure 7. Detail of 1917 Hawaii Registered Map No. 2786 by G. F. Wright (Wright 1917).
12 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
0.5
1
Km
Figure 7. Detail of 1917 Hawaii Registered Map No. 2786 by G. F. Wright (Wright 1917).
12 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
M
M
2. the Identification Effort and Results
x/O 76
- 2��j
inai
tie I4 :lam.
Figure 8. Portion of the 1928 USGS Puako Quadrangle with Lot 5A outlined in red.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 13
2. the Identification Effort and Results
Figure 9. Portion of the 1954 USGS Puako Quadrangle with Lot 5A outlined in red (USGS 1954).
14 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
Q025 0.5 KmKzi
7xz`'�'\
_ \ n
l o
i
0
Figure 10. Portion of the 1956 USGS Pu`u Hinai Quadrangle with Lot 5A outlined in red (USGS 1956
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 15
2. the Identification Effort and Results
Although Smart initially intended to retain `Anacho`omalu as part of Parker Ranch and simply make its acreage
available through lease, he listed the 31,000 -acre land division for sale in 1963 for roughly $11 million. In May of
1968, the Boise Cascade Home and Land Corp. purchased 25,500 acres of land above `Anacho`omalu Bay (excluding
select portions of the coastline) with visions of creating an amenity -rich resort dreamscape. Although the development
of the resort was aimed at attracting tourists to the famed coast, the ultimate success of the resort was at least partially
reliant on the creation of Waikoloa Village, a residential subdivision mauka of `Anacho`omalu Bay in the vicinity of
the current project area. In order to facilitate the imminent urbanization of `Anaeho`omalu, a main thoroughfare
leading makai from Mamalahoa Highway (currently the Waikoloa junction) to `Anaeho`omalu was developed. This
road was not only beneficial for mere transportation purposes, but the newfound accessibility afforded commercial
promise to the barren region.
By the late 1960s, groundwork for the Waikoloa Village community was underway. Plans for this new community
included construction of a vast water system to furnish future residents and businesses with water, creation of a golf
course, a residential subdivision, equestrian center, condominiums, and a shopping center. By the mid to late -1970s,
Waikoloa Village began to take shape. With the opening of the coastal resorts in the mid-1980s, Waikoloa Village
continued to expand to meet the demands of a growing visitor industry and saw in influx of new residents. While most
of the early development of Waikoloa Village was centered around the area north of the project area, since the mid-
1980s to the present-day, development of the Waikoloa Village has since expanded to the area south of Waikoloa
Road which includes the lands around Pua Melia Street and the current project area. Currently there is a County of
Hawaii Fire Station at the west end of Pua Melia Street along with a Hawaiian Telephone Company building with
associated infrastructure, a bank and post office on the east end of Pua Melia Street, and Waikoloa Gardens, an
affordable apartment complex the current petition area and Pua Melia Street.
In addition to the development of Waikoloa Village, Boise Cascade (through its contractor Morrison-Knudsen)
built employee housing, consisting of 19 buildings, south of Waikoloa Village and east of Waikoloa Road on what is
now TMK: (3) 6-8-03:32 and a portion of Parcel 041 (the petition area), as well as a small portion of TMK: (3) 7-1-
03:001. The buildings included a mess hall, employee housing units, enclosed garages, a barracks -type latrine, a
recreation room, a temporary office, a carpenter shop, a generator shack, and a machine shed. County of Hawaii Tax
Assessor's records for TMK: (3) 6-8-003:017 (which was later subdivided into the parcels comprising the current
project area) indicate that the buildings were permitted in 1969 and completed by 1970. The barracks -type employee
housing units were wood framed with plywood exteriors and gabled cedar shingle roofs. They included six bedrooms,
two bathrooms, and one living room. The other buildings were of similar construction, with a few differences that
included a mansard roof on the mess hall and a corrugated iron roof on the shop buildings, latrine, and generator shack.
Figure I I depicts the current project area, and a portion of the employee housing complex, as it appeared in 1977. In
1985, the employee housing facility was sold to Atpac Land Company and was remodeled between 1989 and 1992.
The buildings were then converted into a church, pre-school classrooms, dwellings, offices, and storage. All the
buildings were demolished in 2008.
16 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
2. the Identification Effort and Results
" 0 0.04 U98 Km
v 1JJ���1
Figure 11. Portion of a 1977 USGS aerial photograph (Hawaii Statewide G. L S. Program 2017) with the petition
area outlined in red.
SUMMARY OF PRIOR ARCHAEOLOGICAL STUDIES
Many of the prior archaeological and cultural studies conducted in Waikoloa Ahupua`a have concentrated on the
coastal areas in the vicinity of the large resort developments makai of Queen Ka`ahumanu Highway, with the `ili of
`Anaeho`omalu being one of the most extensively investigated areas (Barrera 1970, 1971; Corbin 2011; Cordy 1987;
Hann and Henry 2014, 2017; Jensen 1989x, 1989b, 1989c, 1989d, 1989e, 1989f, 1990a, 1990b, 1990d, 1991a, 1991b;
Jensen and Rosendahl 1989; Jensen 1990e; Reinecke 1930; Rosendahl 2000; Tam Sing and Barna 2019; Tam Sing
and Brandt 2019; Walker and Rosendahl 1986). Collectively, these investigations have documented a wide array of
archaeological sites that represent permanent habitation, ritual activity, marine resource exploitation, and fishpond
management within the immediate coastal zone (between the shoreline and about 100 meters inland), along with
temporary habitation occurring along trails within the coastal zone. Further inland, in the area mauka of Queen
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 17
2. the Identification Effort and Results
Ka` ahumanu Highway in the arid, intermediate inland area in which the petition area is situated, multiple studies have
been conducted. The studies conducted near present-day Waikoloa Village have generally included large land areas
but have documented none or few archaeological sites. The most common feature types recorded mauka of the Queen
Ka`ahumanu Highway have been C-shaped shelters and cairns, along with Historic military and ranching features.
The findings of the previous studies agree that the dry, intermediate inland areas of Waikoloa Ahupua`a were not
extensively utilized during Precontact times but were an area where small scale resource procurement was conducted
on a limited basis. With respect to the petition area, four archaeological studies have been conducted on the subject
parcel or portions thereof (Hammatt and Shideler 2007a, 2007b; Jensen 1990c; Ketner et al. 2021), all of which did
not identify any Prehistoric or Historic era archaeological resources within the petition area.
Lot 5A was included in an Archaeological Inventory Survey (Ketner et al. 202 1) that examined a larger 90.5 -acre
project area for the Waikoloa Village Center. The remnant foundations and earthworks associated with the Waikoloa
Village employee housing complex that was built in 1970 was identified and designated Site T-1. The site was
evaluated as "not significant," and a treatment of "no further work" was recommended for the site. No other historic
properties of any kind were identified.
SUMMARY OF PRIOR CULTURAL IMPACT ASSESSMENTS
Three Cultural Impact Assessments (Hammatt 2006; Ishihara and Brandt 2020; Vernon et al. 2018) were conducted
in the vicinity of the petition area, one of which included a portion of the petition area (Hammatt 2006). A culture -
historical background was prepared for these studies, and native Hawaiian organizations, agencies, and community
members were contacted in order to identify individuals with cultural expertise and/or knowledge of the area and the
general vicinity.
In 2006, Cultural Surveys Hawaii conducted a Cultural Impact Assessment for the proposed development of the
Waikoloa Highlands project area, located mauka of the current petition area (Hammatt 2006). Three individuals, Mr.
Eric Arakaki, Ms. Ruby MacDonald, and Ms. Hannah Springer responded to Cultural Surveys Hawai`i's request for
comment. The study did not identify any ongoing traditional and customary native Hawaiian resources or practices
within the Waikoloa Highlands project Area. Aunty Hannah did share the following general concerns:
My concern is that we need to understand that the whole landscape is a cultural landscape which is
an impact. Just because we do not find anything does not mean there is no cultural impact to a
landscape. It is dependent on the cultural practitioners of those lands in order to see the depth of
impact. It requires the people of the land. We, people who live and know lava lands look at the land
with a different eye. We have a deeper familiarity with body form of the lava lands. It does not
diminish the impact. It is my hope that there will be attention made to the cultural landscape in its
entirety. The Hill Pun Hina`i I use as an example of degradation to our lands. To us it is about a
sense of place and a sense of space, thus allowing the new people coming in to the breath in the
spaciousness of the land. (Hammatt 2006:20-21)
In 2018, Pacific Consulting Services, Inc. conducted a Cultural Impact Assessment (Vernon et al. 2018) for the
development of the 4.6 -acre Kaiaulu O Waikoloa Housing Development located to the north of the current petition
area, adjacent to Pua Melia Street. Vernon et al. (2018) initiated consultation with six individuals. They received a
single response from Ms. Kaena Peterson, President of the South Kohala Hawaiian Civic Club, who shared that there
were no ongoing cultural practices occurring in the area.
In 2020, ASM conducted a Cultural Impact Assessment for the then -proposed Waikoloa Public Library (Ishihara
and Brandt 2020) located north of the petition area also adjacent to Pua Melia Street. As a result of their outreach, a
single individual was reached and interviewed. Jen Lawson, Executive Director for the Waikoloa Dry Forest Initiative
(WDFI), shared that in the past, central Waikoloa was known as a savannah, or closed -canopy landscape that included
native wiliwili (Erythrina sandwicensis) trees, and was not traditionally inhabited, but was most likely accessed
periodically during travel to the uplands for certain resources such as bird gathering. The mauka reaches of Waikoloa
were known for native birds whose feathers were sought after to make cloaks for ali `i (chiefs) and lei (garland), but
due to years of forest degradation, the native bird population has declined, and traditional bird gathering has ceased.
More recently, people have come to Waikoloa to collect wiliwili seeds, `a `li `i (Dodonaea viscosa), and `ilima (sida
fallax)for lei making, `uhaloa (Waltheria indica) for la `au lapa `au (medicinal purposes) and for the collection of
`uhiuhi (Mezoneuron kavaiense) and dead wiliwili wood for carving traditional implements. She did not state that
these resources were located in the petition area. Ms. Lawson also shared that she had no knowledge of any
archaeological sites in the area. While Ms. Lawson did not foresee any impacts from the development of the proposed
library, she mentioned the potential of introducing invasive species during construction.
18 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
3. Identification, Analysis and Mitigative Measures
3. IDENTIFICATION, ANALYSIS AND MITIGATIVE
MEASURES
(1) Valued Cultural, Historical, Or Natural Resources in the Petition Area (Including the
Extent to which Traditional and Customary Native Hawaiian Rights Are Exercised)
The culture -historical background compiled for Waikoloa indicates that the area in which the current petition area is
located was known during the Precontact Period as a place to gather pili grass and hunt birds for food. Beginning in
the 19' century, it was used as grazing lands for cattle. Traditional gathering of pili grass and birds in the area ceased
when those resources became scarce following years of habitat change caused by ranching. The lands of Waikoloa
were crisscrossed with trails used by early Hawaiians to access resources between the coast and upland regions. These
trails over time were repurposed by paniolo herding cattle to the coast for transport off island. One such trail passed
just north of the petition area, but its physical traces have been disturbed beyond recognition and never identified
during archaeological surveys near the petition area. Lot 5A is in a windy region of the island, and winds feature in
traditional mo `olelo associated with Kohala and Waikoloa. No traditionally named wind was identified for the petition
area, and the research for the current study did not identify traditional practices conducted in the petition area that rely
on or used the winds. The area is also presently largely devoid of native trees and plant species, and is dominated
instead by introduced plant species such as buffel grass, fountain grass, and kiawe trees.
(2) Extent to which Valued Cultural, Historical, or Natural Resources in the Petition Area --
including traditional and customary native Hawaiian rights -- will be affected or impaired
by the proposed action
No valued cultural, historical, or natural resources, including traditional and customary native Hawaiian rights, will
be affected or impaired by the proposed rezoning of TMK: (3)-6-8-003:041.
(3) Feasible actions to be taken to reasonably protect native Hawaiian rights
In summary, the proposed action poses no direct impact, thus no mitigative actions are proposed.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 19
References Cited
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KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 21
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22 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
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(3) 6-8-003:029, 031, 032, 037, and 041, Waikoloa Ahupua`a, South Kohala District, Island of
Hawaii. ASM Affiliates. Prepared for Waikoloa Village Center, LLC, Hilo, HI.
Maly, K.
1998 "Kekaha Wai `Ole O Na Kona" A Report on Archival and Historical Documentary Research, and
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Awake`e, Manini`owali, and Kuki`o – District of North Kona, Island of Hawaii. Kumu Porto
Associates HiKe (030498). Revised 1998. Prepared for Group 70 International, Honolulu.
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Kawaihae-`Anaeho`omalu Trail Section: Lands of Kawaihae 2nd, `Ouli, Lalamilo, Waikoloa,
Puako, Waima, Kalahuipua`a, and `Anaeho`omalu; District of Kohala, Island of Hawaii (TMK
Overview Sheets: 6-2, 6-8 & 6-9). Kumu Porto Associates Report HiAla-17K (043099). Prepared
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Maly, K. and O. Maly
2002 He Wahi Mo`olelo No Ka `Rina A Me Na `Ohana O Waiki`i Ma Waikoloa (Kalana O Waimea,
Kohala), A Me Ka `Rina Mauna: A Collection of Traditions and Historical Accounts of the Lands
and Families of Waiki`i at Waikoloa (Waimea Region, South Kohala), and the Mountain Lands,
Island of Hawaii (TMK Overview Sheet 6-7-01). Kumu Porto Associates, LLC Report HiWaikii6l-
111202. Prepared for Waiki`i Ranch Homeowner's Association, Kamuela, HI.
2003 Appendix A- Oral History Interviews. In He Wahi Mo`olelo No Ka `Rina A Me Na `Ohana O
Waiki`i Ma Waikoloa (Kalana O Waimea, Kohala), A Me Ka `Rina Mauna: A Collection of
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Region, South Kohala), and the Mountain Lands, Island of Hawaii (TMK Overview Sheet 6-7-01).
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407-448. Edited by J. Clark and P. Kirch. Departmental Report Series 83-1. Department of
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Anthropology, B.P. Bishop Museum, Honolulu. 1930.
KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii 23
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24 KPK Assessment, Change of Zoning for Lot 5A, Waikoloa Village Center, South Kohala, Hawaii
Exhibit 24
Biological Survey
Botanical Survey and Vertebrate Fauna Assessment,
Waikoloa Pua Melia Street Properties
South Kohala District, Island of Hawaii
Prepared for:
Work Force Housing Developers LLC
Brown Development LLC
By Ron Terry, Ph.D.
Geometrician Associates, LLC
April 2021
Introduction
This biological survey was conducted on a 61 -acre piece of land comprised of three
TMKs (6-8-03: 31, 32, 41) off of Pua Melia Road in Waikoloa Village on the Island of
Hawaii ("the property") (Figures 1 and 2a j). The property is planned for workforce
housing.
The objectives of the botanical component of this survey were to 1) describe the
vegetation; 2) list all species encountered; 3) determine whether there were any rare or
threatened or endangered (T&E) plant species; and 4) identify the locations of any T&E
individuals found. The area was surveyed by Ron Terry in April 2021. Plant species were
identified in the field and, as necessary, collected and keyed out in the laboratory. Special
attention was given to the possible presence of any federally listed T&E plant species
(https://www.fws.gov/endangered/), although the habitat did not indicate a strong
potential for their presence.
The scope of work also included a faunal survey focused on birds and introduced
mammals, reptiles, or amphibians observed during the botanical survey. Also considered
in this report is the general value of the habitat for native birds and the Hawaiian hoary
bat. The habitat of Auwaiakeakua Gulch, a highly intermittent stream, was also examined
and evaluated.
Generally not included in the survey was assessment of invertebrates, with one exception.
The property was searched for the principal plant species in the area known to support the
larvae, pupae and eggs of the endangered Blackburn's sphinx moth (Manduca
blackburnii), the one listed endangered insect that is potentially present.
Vegetation Type and Influences
The geologic substrate in the surveyed areas is Pleistocene -era lavas from Mauna Kea
(Wolfe and Morris 1996). The area is one of the driest on the Big Island, with an average
annual rainfall of about 12 inches (Giambelluca et al 2013). It is difficult to speculate on
the pre -human vegetation of the area, since the introduction of certain grasses, grazing
animals and fire have changed the soil and microclimate of the area. Gagne and Cuddihy
(1990) described the vegetation in fairly undisturbed areas with similar geology and
climate as Lowland Dry Shrubland/Forest, which was formerly dominated by the grasses
pili (Heteropogon contortus) and kawelu (Eragrostis variabilis); herbs and shrubs such
as `uhaloa (Waltheria indica), `ilima (Sida fallax), `aweoweo (Chenopodium oahuense),
a`ali`i (Dodonaea viscosa), and `akia (Wikstroemia pulcherrima); and a diverse but fairly
sparse cover of native dry -forest trees lama (Diospyros sandwicensis), wiliwili (Erythrina
sandwicensis), and uhiuhi (Mezoneuron kavaiense).
The general vegetation of the Waikoloa area has changed dramatically because of alien
species. Cattle, donkey, sheep and especially feral goats intensively graze native species
in preference to hardy non-native species such as kiawe (Prosopis pallida), koa haole
(Leucaena leucocephala), fountain grass (Cenchrus setaceus) and buffel grass (Cenchrus
ciliaris). These fire -adapted species produce abundant fuel for frequent wildfires, which
decimate many natives (although some, such as a`ali`i, are somewhat adapted to fire).
The effects of overgrazing combined with fire produce severe soil erosion during heavy
rains and high winds, further degrading the habitat. Invasive insects such as the twig
borer and gall wasp destroy sensitive native trees such as uhiuhi and wiliwili. Native
species survive in the region at reduced densities in just a few locations, notably at the
Waikoloa Dry Forest Preserve, which has become an important sanctuary and habitat for
native plants. This area straddling the boundary of Mauna Kea and Mauna Loa lava flows
supported some of the last surviving wiliwili and uhiuhi trees in the region. It has since
been carefully restored with a wide diversity of dry forest plants. The 275 -acre preserve
is located a half mile south of the property.
Findings
Vegetation
The current vegetation of the property is a savanna composed primarily of the alien plants
kiawe, buffel grass, and koa haole, as shown in many of the photos in Figure 2. Over
most of the surveyed area, we estimate that these three plants account for more than 95
percent of biomass. The only reasonably common native plant is the indigenous herb
`uhaloa (Figure 2f). The low species diversity was created and is maintained by the
combination of low average annual rainfall, periodic severe droughts, overgrazing by
feral goats and various ungulates and fire. Natural and artificial drainage channels found
on the property have a higher diversity of non-native plants that are essentially short-
lived weeds, as shown in Figure 2c. The slightly higher moisture in these channels also
supports a few eucalyptus (Eucalyptus sp.) and Brazilian pepper trees (Schinus mollus).
Fountain grass has sprouted in disturbed areas (Figure 2d). A few prominent rock
outcrops are present on the southeastern boundary. Although outcrops in some parts of
Waikoloa contain a higher proportion of native plants, very few were observed here
(Figure 2i). The easternmost five percent of the property north of Auwaiakeakua Gulch
supports patches of `uhaloa and pili and kawelu grass (Figure 2j), which is somewhat
unusual. The gulch itself exhibits a very modest degree of riparian vegetation derived
from periodic high flows and lingering soil moisture. There is more kiawe, greener (non-
native) grasses, and a variety of often ephemeral weeds, including out of place weeds
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 2
more often seen in humid areas such as autograph tree seedlings (Clusia rosea) and
downy wood ferns (Christella dentata) (Figures 1 and 2g).
Flora
All plant species found on the property during the survey are listed in Table 1. Of the 32
species detected, only five were native. Aside from the widespread `uhaloa, other
indigenous (native to the Hawaiian Islands and elsewhere) species were `ilima, which
was sparingly present (Figure 2f), a few nena (Heliotropium curassavicum), and pili
grass. The only endemic (found only in the Hawaiian Islands) plant was kawelu grass,
which along with pili was found mainly in a few restricted areas. All other plants were
weeds, and no rare or unusual plant species were present.
Threatened and Endangered Plant Species and Critical Habitat
No listed or proposed threatened or endangered plant species were found. Given the
current context, in an area prone to drought and unprotected from goat grazing and fire, it
is unlikely that one would be found. The endangered plant species that have been found
in various spots within three miles of the property are all located in somewhat unique
micro -habitats that are not present on the property: cinder cones, lava tube cave collapses,
and younger lava flows.
An online mapping tool provided by the U.S. Fish and Wildlife Service (USFWS)
(http://ecos.fws. og v/ecp/report/table/critical-habitat.html) indicates that no designated
critical habitat for endangered plant (or animal) species is located in the property or
within five miles of it (Figure 3). Designated critical habitat units are present about five
miles to the east and northeast associated with a complex of species found on cinder
cones. Critical habitat to the east on Mauna Kea was established for the palila (Loxioides
bailleui) bird. Seven miles to the south is a large critical habitat unit at Pu`u Wa` awa` a,
which supports a complex of dry and mesic forest plants and the Blackburn's sphinx
moth.
In 2012, the USFWS proposed critical habitat for three endangered dryland forest plant
species directly to the south of the property. The 1,779 acres proposed as Hawaii
Lowland Dry Unit 32 was found to be occupied by one of the three plant species,
Mezoneuron kavaiense, and unoccupied but, in the opinion of USFWS, essential to the
conservation of Bidens micrantha ssp. ctenophylla and Isodendrion pyrifolium. After
considering comments for over six years, the U.S. Secretary of the Interior exercised his
discretion to exclude these lands from critical habitat, under section 4(b)(2) of the
Endangered Species Act, because of the history of actions of the Waikoloa Village
Association (WVA), the property landowners (USFWS 2018). The WVA has a history of
voluntarily facilitating and supporting the conservation of federally listed species and
habitat essential to their recovery on their privately owned lands, and recently signed a
MOU that formalizes their partnership with the USFWS. The agency determined that the
benefits of excluding these lands owned by the WVA outweighed the benefits of
including them in critical habitat.
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 3
Botanical Impacts and Recommended Mitigation Measures
The history of heavy, continuous disturbance coupled with the lowland context has
resulted in a flora and vegetation on the property that has very little value in terms of
conserving native vegetation or threatened or endangered plant species. As such, no
significant adverse botanical impacts are expected as a result of the proposed conversion
to urban uses.
Development on the urban-wildland interface can increase the likelihood of wildfire. It is
recommended that the developers consult with the Hawaii Wildfire Management
Organization and the Waikoloa Dry Forest Initiative to discuss measures (e.g., firebreaks)
that could mitigate for wildfires spreading into both developed areas of Waikoloa and the
sensitive environment of the Waikoloa Dry Forest Preserve.
-bauna
During the survey we observed ten bird species, all of them common non -natives (see
Table 2). The most commonly observed birds were spotted dove (Spilopelia chinensis)
and warbling silverbill (Lonchura cantans). Longer observations on many days in
different seasons and times of the day would undoubtedly reveal additional bird species,
nearly all of them likely to be non-native. It is doubtful that any native forest birds would
visit the property because of the lowland dry habitat and the lack of forest within ten
miles.
Although the area would not be expected to host many native birds, several are
undoubtedly present at times. The Hawaiian endemic sub -species of the short -eared owl
(Asio flammeus sandwichensis), called pueo in Hawaiian, is a diurnal bird of prey that is
regularly seen within the grasslands of North and South Kohala. We would expect the
migratory resident Pacific golden -plover or kolea (Pluvialis fulva) to be present at least
occasionally, as it is frequently seen in the area and throughout the State of Hawaii
during its residence here from August to April each year. The kolea is not a T&E species,
but it is protected under the Migratory Bird Treaty Act.
Although they are very difficult to detect, the Hawaiian petrel (Pterodroma
sandwichensis), the Hawaiian sub -species of Newell's shearwater (Puffinus auricularis
newelli), and the band-rumped storm -petrel (Oceanodroma castro) have frequently been
recorded by instruments overflying various areas on the Island of Hawaii at night
between late April and the middle of December each year. The Hawaiian petrel and band-
rumped storm -petrel are listed as endangered, and Newell's shearwater as threatened,
under both federal and State of Hawaii endangered species statutes. The petrels and
shearwaters hunt over the ocean during the day and fly to higher elevations at night to
roost and nest. The Hawaiian petrel and the band-rumped storm petrel are known to nest
at elevations well above 5,000 feet on the Big Island, nowhere near the property. But
during it breeding season from April through November, the Newell's shearwater
burrows under ferns on forested mountain slopes. These burrows are used year after year
and usually by the same pair of birds. Although capable of climbing shrubs and trees
before taking flight, the bird needs an open downhill flight path through which they can
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 4
become airborne. Once abundant on all the main Hawaiian Islands, most Newell's
shearwater today are found in the steep terrain between 500 to 2,300 feet on Kauai
(Banko 1980; Day et al 2003).
The primary cause of mortality in all these seabird species in Hawaii is thought to be
predation by alien mammalian species at the nesting colonies. Collision with man-made
structures is another significant cause. Nocturnally flying seabirds, especially fledglings
on their way to sea in the summer and fall, can become disoriented by exterior lighting.
Disoriented seabirds may collide with manmade structures and, if not killed outright,
become easy targets of predatory mammals. There is no suitable nesting habitat within or
close to the property for any of these pelagic seabird species. These T&E seabirds would
not directly utilize the property but could overfly it.
The threatened Hawaiian goose or nene (Branta sandwicensis) has become very common
on many Hawaiian islands and can be found at elevations ranging from sea level to sub -
alpine areas above 7,000 feet. Historically, flocks moved between high -elevation feeding
habitats and lowland nesting areas. Nene are often observed flying over, grazing and
nesting in the Waikoloa area, especially on golf courses. Nests consist of a shallow scrape
lined with plant material and down. Breeding pairs usually return to the previous year's
nest site, typically in dense vegetation. Nene have an extended breeding season, and
nesting may occur in all months except May, June, and July. The dry grass and lack of
permanent water bodies make the property unsuitable habitat for nene foraging or
nesting, although they may occasionally land and linger for short periods while flying
between more suitable habitat locations.
We observed feral goats (Capra hircus) during our survey. Various other mammals
would also be expected on the property, including small Indian mongooses (Herpestes a.
auropunctatus), mice (Mus spp.), rats (Rattus spp.), and feral cats (Felis catus), as well as
feral pigs (Sus scrofa), especially in Auwaiakeakua Gulch. None of these alien mammals
have conservation value and all are deleterious to native flora and fauna.
Although not detected in the survey, which took place in daylight, the only native
Hawaiian land mammal, the endangered Hawaiian hoary bat (Lasiurus cinereus semotus),
may also be present in the general area, as it is present in many areas on the island of
Hawaii. They may forage for flying insects on the property on a seasonal basis. Bats
roost in trees and very tall shrubs, and have been frequently observed around kiawe trees.
Recent sonic survey efforts by Geometrician Associates in sparse kiawe vegetation at
Kahuku in Ka`u resulted in surprisingly frequent detections in what might not initially
appear to be a favorable habitat.
There are no native terrestrial reptiles or amphibians in Hawaii. Only one reptile (a
skink, Family: Scincidae) and no amphibians were detected during the survey. The dry
vegetation is unfavorable habitat for amphibians, but it is likely that various geckoes
(Family: Gekkonidae) are also likely present.
Some streams in South Kohala that connect to wet, forested areas of the Kohala
Mountains support aquatic fauna, including native organisms. Surveys by the consulting
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 5
firm AECOS conducted for the Department of Hawaiian Homes and the Hawaii County
P&R Department of Parks and Recreation (P&R) examined Waik6loa Stream in Waimea
Town (Hawai`i County P&R 2011). AECOS found a variety of native and non-native
insects including natives green darner (Anax junius) and a damselfly (Megalagrion
blackburni). Other aquatic biota identified during surveys by AECOS and others included
aquatic snails, flatworms, leeches, guppies (Poecilia reticulata) and mosquitofish
(Gambusia affinis). Surveys of Keanu`i`oman6 Stream in Waimea by the Department of
Land and Natural Resources, Division of Aquatic Resources (DLNR-DAR) have found
that the endemic goby, `o`opu `alamo`o (Lentipes concolor) utilizes the stream channel to
access the permanently flowing, upper reaches of Waik6loa Stream in the Kohala
Mountains (Ibid). By contrast, there do not appear to be any reports of native aquatic
fauna utilizing the highly intermittent Auwaiakeakua Gulch. The Hawaii Watershed Atlas
reported no records of biota outside the coastal zone in this watershed
(https:Hhawaiiwatershedatlas.com/ha_kohala.html). No aquatic fauna was observed
during our survey. Certain highly adaptable invasive aquatic invertebrates may be present
at times.
Most T&E invertebrates in Hawaii are associated with heavily native vegetation in
sensitive environments. The only T&E invertebrate that appeared at the outset of the
survey to have some potential to be present on the property was Blackburn's sphinx moth
(Manduca blackburnii). It is found at various locations throughout West Hawaii
including the Waikoloa area. The adult moth feeds on nectar from native plants including
beach morning glory (Ipomoea pes-caprae), ilie` e (Plumbago zeylanica), and maiapilo
(Capparis sandwichiana), none of which are present or likely to be present on the
property. However, moth larvae that naturally feed upon the native aiea (Nothocestrum
spp.) have adapted to feeding on non-native tree tobacco (Nicotiana glauca), which
occupies disturbed areas such as open fields and roadway margins. There is no aiea in the
vicinity. Tree tobacco can be particularly abundant in very dry areas on `a`a flows that
have been disturbed by bulldozing. Most of the surface of the property is undisturbed and
would not normally be expected to support tree tobacco. Surveys of both disturbed and
undisturbed portions of the property failed to observe tree tobacco except at a few closely
spaced locations within Auwaiakeakua Gulch (most notably at UTM 207861
mE/2205191 mN) near the ILWU housing unit, where it is prevalent. The plants in the
gulch were inspected for larvae and signs of feeding by the moth, and none were
observed, but they could still be present.
Impacts and Mitigation Measures for Fauna
No significant effect to native land birds would be expected. If any nene, pueo or kolea
were present during construction, they would depart the area and relocate to abundant
grassy habitat nearby. Of these birds, only pueo would have at least some possibility to
be nesting. If pueo nests are observed, construction in the area should cease until the
birds have fledged.
We offer the following recommendations to avoid impacts to endangered but widespread
native seabirds and the Hawaiian hoary bat:
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 6
To minimize impacts to the endangered Hawaiian hoary bat, we recommend that
trees taller than 15 feet not be removed or trimmed during the bat birthing and
pup rearing season (June 1 through September 15).
To avoid potential seabird downing through interaction with outdoor lighting, no
construction or unshielded equipment lighting should be used after dark between
the months of April and October. All permanent lighting should be kept to
minimum necessary levels, with shielded lights so as to lower the ambient glare,
in conformance with the Hawaii County Outdoor Lighting Ordinance (Hawai`i
County Code Chapter 9, Article 14). Furthermore, all exterior lighting should
ideally consist of blue -deficient lighting such as filtered LED lights or amber LED
lights, with a Correlated Color Temperature (CCT) of 2700 Kelvin. This will not
only reduce the risk that T&E seabirds may be attracted to and then disoriented by
lighting, but will also assist in protecting dark skies.
The property should be monitored for tree tobacco infestations, especially after
grading or grubbing. If tree tobacco sprouts, it should be removed before it
reaches a height of three feet and thus offers a suitable a habitat for Blackburn's
sphinx moth larva. If infestations of tree tobacco over three feet in height occur,
the Department of Land and Natural Resources should be contacted for mitigation
advice.
Report Limitations
No biological survey of a large area can claim to have detected every species present.
Some plant species are cryptic in juvenile or even mature stages of their life cycle. Dry
conditions can render almost undetectable plants that extended rainfall may later
invigorate and make obvious. Thick brush can obscure even large, healthy specimens.
Birds utilize different patches of habitat during different times of the day and seasons,
and only long-term study can determine the exact species composition. Although this
survey was conducted in accordance with accepted practice, the findings of this survey
should be interpreted with proper caution; in particular, there is no warranty as to the
absence of any particular species.
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 7
Literature Cited
Banko, W. E. 1980. "Population Histories — Species Accounts Seabirds: Newell's
Shearwater (`A`o)." Cooperative National Park Resources Studies Unit,
University of Hawaii at Manoa, Department of Botany, Technical Report #5A.
Day, R. H., B. Cooper, and T. C. Telfer. 2003. Decline of Townsend's (Newell's
Shearwaters (Puffinus auricularis newelli) on Kauai, Hawaii. The Auk 120: 669-
679.
Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R.
Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants ofHawai `i. 2
vols. Honolulu: University of Hawaii Press.
Giambelluca, T.W., Q. Chen, A.G. Frazier, J.P. Price, Y. -L. Chen, P. -S. Chu, J.K.
Eischeid, and D.M. Delparte. 2013. Online Rainfall Atlas of Hawai `i. Bull. Amer.
Meteor. Soc. 94, 313-316, doi: 10.1175/BAMS-D-11-00228.1.
Hawaii County Department of Parks and Recreation (P&R). 2011. Final Environmental
Assessment, Ke Ala Kahawai o Waimea, Waimea Trails and Greenways. Hilo.
U.S. Fish and Wildlife Service (USFWS). 2012. Endangered and Threatened Wildlife
and Plants; Listing 15 Species on Hawaii Island as Endangered and Designating
Critical Habitat for 3 Species; Proposed Rule. Federal Register, 77 No. 201
(Wednesday, October 17, 2012): 63928-64018.
2018. Endangered and Threatened Wildlife and Plants; Designation of Critical
Habitat for Three Plant Species on Hawaii Island; Final Rule. Federal Register,
83 No. 162 (Tuesday, August 21, 2018): 42362- 42435.
University of Hawaii at Hilo, Dept. of Geography. 1998. Atlas ofHawai `i. 3rd ed.
Honolulu: University of Hawaii Press.
Wolfe, E.W., and J. Morris. 1996. Geologic Map of the Island of Hawaii. USGS Misc
Investigations Series Map i -2524-A. Washington, D.C.: U.S. Geological Survey.
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawaii, Page 8
LW
Figure 2. Property Photos
2a. View of most of brobertv from mauka♦ ♦ 2b. Savanna vegetation
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Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 10
Figure 2. Property Vegetation Photos
a
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2c. Weeds in drainage channel from Pua Melia Road
♦ 2d. Fountain grass thriving in disturbed area near old school
1
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 11
tion Photos
2e. `Uhaloa in ephemeral gulch
♦ 2f `llima in vard waste
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 12
Figure 2. Property Vegetation Photos
N
'll4'A
2g. Slightly greener grass in ephemeral drainage
♦ 2h. Nicotiana glauca in gulch
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 13
Figure 2. Pro
tion Photos
Z
2i. Rock outcrops lacking native plants, near southern border
♦ 2j. Native kawelu grass in eastern edge
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 14
Figure 3. Critical Habitat in Region
PuM«, Cinder Cone
® PW Ra J.. Complex
s
Property
r"•
Pu'u Wa'awa'a Multi-Species Units Palila Unit
L-da
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 15
Table 1
List of Plant Species Detected in Survev Area
Scientific Name
Family
Common Name
Life
Form
Status
Ageratum con zoides
Asteraceae
Ageratum
Herb
A
Aloe vera
A avaceae
Aloe
Shrub
A
Amaranthus spinosus
Amaranthaceae
Spiny amaranth
Herb
A
Boerhavia cocci nea
N cta inaceae
Boerhavia
Herb
A
Bougainvillea glabra
N cta inaceae
Bougainvillea
Shrub
A
Cenchrus ciliaris
Poaceae
Buffel grass
Grass
A
Cenchrus setaceus
Poaceae
Fountain grass
Grass
A
Chamaecrista nictitans
Fabaceae
Partridge pea
Herb
A
Christella dentata
Thelypteridaceae
Downy wood fern
Fern
A
Clusia rosea
Clusiaceae
Autograph tree
Tree
A
Crotalaria pallida
Fabaceae
Smooth rattlepod
Herb
A
Cucumis di saceus
Cucurbitaceae
Hedgehog ourd
Vine
A
Eragrostis variabilis
Poaceae
Kawelu
Herb
E
Eucalyptus s .
M rtaceae
Eucalyptus
Tree
A
Heliotropium
curassavicum
Boraginaceae
Nena
Herb
I
Hetero o on contortus
Poaceae
Pili grass
Herb
I
Indi o era sufftuticosa
Fabaceae
Indio
Shrub
A
Kalanchoe tubi ora
Crassulaceae
Chandelier plant
Herb
A
Leucaena leucocephala
Fabaceae
Koa haole
Tree
A
Neonotonia wi htii
Fabaceae
Glycine
Herb
A
Nicotiana glauca
Solanaceae
Tree tobacco
Shrub
A
Parthenium h stern horus
Asteraceae
False ragweed
Herb
A
O untia zcus-indica
Cactaceae
Prickly ear
Shrub
A
Portulaca oleracea
Portulacaceae
Pig weed
Herb
A
Portulaca pilosa
Portulacaceae
Portulaca
Herb
A
Proso is pallida
Fabaceae
Kiawe
Tree
A
Ricinus communis
Eu horbiaceae
Castor bean
Shrub
A
Salsola tragus
Cheno odaceae
Tumbleweed
Shrub
A
Schinus mollus
Anacardiaceae
Brazilian pepper tree
Shrub
A
Sida allax
Malvaceae
`I ima
Shrub
I
Sida rhombifolia
Malvaceae
Broom weed
Herb
A
Tridax procumbens
Asteraceae
Coat buttons
Herb
A
Verbesina encelioides
Asteraceae
Golden crown beard
Herb
A
Waltheria indica
Sterculiaceae
`Uhaloa
Herb
I
A = Alien, I = Indigenous, E = Endemic
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 16
Table 2
Bird Species Detected in Survey Area
Scientific Name
Common Name
Status
Acridotheres tristis
Common Myna
Alien Resident
Alauda arvensis
Skylark
Alien Resident
Cardinalis cardinalis
Northern Cardinal
Alien Resident
Car odacus mexicanus
House Finch
Alien Resident
Francolinusfirancolinus
Black Francolin
Alien Resident
Lonchura cantans
African Silverbill
Alien Resident
Meleagris gallopavo
Wild Turkey
Alien Resident
Passer domesticus
House Sparrow
Alien Resident
S ilo elia chinensis
Spotted Dove
Alien Resident
Zostero s 'a onicus
Japanese White -Eye
Alien Resident
Biological Survey, Waikoloa Pua Melia Properties, Island of Hawai `i, Page 17
Exhibit 25
South Kohala CDP
LEGEND
OArea to be Rezoned MCX
Source: County of Hawaii, 2022.
Disclaimer This graphic has been prep
Exhibit 25
South Kohala Community Development
Plan
Waikoloa Village Conceptual Plan
Waikoloa Light Industrial Center
Waikoloa Village Center LLC 05-77 Hawaii
North
® 0611,
(Not to Scale) '`'
Exhibit 26
Consultation Letter and Responses
R, STAN 6UNCA N, ASLA
T4,-,whm Chru- wn
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED WAIKOLOA
RUSSE.LI. Y. I. CHUNG, FASI-A, I.EEV- AP 1Wl C
,,.r,, ...I 11"no'ed LIGHT INDUSTRIAL CENTER, WAIKOLOA, HAWAII (TMK (3) 6 -8 -
MVI I X 5111(;MUNI 003:041)
I.M4 L.1.ILAICP,LEEI] APRI7+C Dear Mr. Pause, If
KIMI .M11CAMI YUEN, LEER' AP 14D.0 PBR HAWAII & Associates, Inc., is assisting Waikoloa Village Center LLC to prepare a Change
of Zone Application for the proposed Waikoloa Light Industrial Center, located in Waikoloa,
L. A 11 (C1.1ltinx. 1ICP .
South Kohala, Hawai'i (see Exhibit 1). b
TORI SCHNI I L.. ARP
Prirr,gW The proposed Waikoloa Light Industrial Center site is a portion o, K (3) 6-8-003:041 (see
Attachment 2). The area proposed to be rezoned ' approximately 26 acres makai of the
THOMAS S. WITTEN, FASLA Auwaiakeakea Gulch. The proposed Waikoloa � ht Industrial Center will consist of
WHrrp'ruarr F.,r+rr+rn.c
approximately 15 acres of light industrial e and the emaning 11 acres will be open space for
W. FRANK BRANIrT, FASLA flood control. With the Change of Zone Ap ' ation, aikoloa Village Center LLC seeks to re-
l"rr,nerl.ne J�unr, r
zone the entire 26 acres from Open District to X ustrial-Commercial Mixed District.
PA'. F I I1[:1,1. ASLA
The site is in the State Land Use Ur istnct (see Exhibit 3), zoned Open by the County (see
MARC SHIMATSU,ASI.A Exhibit 4), and designated ;�s Commercialenter in the South Kohala Community Development
A—qe,, h• Prna rferf
Plan (see Exhibit 5).
DACHENG DONG, MED' AP
L.,>.,,r„ri h"r`"N`r With this letter, we seek your input and comments as to whether the rezoning of the proposed
NATHAIAE RAZO Waikoloa Light Industrial Center site will have an impact on an of our existing or proposed
a„r:rrrr r,;,,r rprrf g p Y Y g p p
projects, plans, policies, or programs that we should consider when preparing the Change of Zone
ANN MIKIKcr RtlUSLI rG, 1110 Application. A response form is included with this letter for your convenience (see back of this
RAMSAY 1:.. hl. TAL,GI letter). PIcaseold us any comments you may have by June 16, 2023. If no response is received
Crrrr,r,rrr-ah,rrrrrreb;hr, Plrurr» by this da a wl ssume a response of "no comment."
esponse o
t+1114init,:
int. FllmmIEM+8, 5. <q><}
MICAH McMILLEN, ASLA, LEER AP
May 26 2023
s.wrw .4—val,
letter):
Mr. Steve Pause, P.E., Acting Director
PBR H AWA I I
County of awaii
PBR I &Associates, Inc.
Department Public Works
&ASSOC[ATES. INC-
101 Pauahi Street, Suite 7
1001 Bishop Street, Suite 650
Hilo HI 96720
R, STAN 6UNCA N, ASLA
T4,-,whm Chru- wn
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED WAIKOLOA
RUSSE.LI. Y. I. CHUNG, FASI-A, I.EEV- AP 1Wl C
,,.r,, ...I 11"no'ed LIGHT INDUSTRIAL CENTER, WAIKOLOA, HAWAII (TMK (3) 6 -8 -
MVI I X 5111(;MUNI 003:041)
I.M4 L.1.ILAICP,LEEI] APRI7+C Dear Mr. Pause, If
KIMI .M11CAMI YUEN, LEER' AP 14D.0 PBR HAWAII & Associates, Inc., is assisting Waikoloa Village Center LLC to prepare a Change
of Zone Application for the proposed Waikoloa Light Industrial Center, located in Waikoloa,
L. A 11 (C1.1ltinx. 1ICP .
South Kohala, Hawai'i (see Exhibit 1). b
TORI SCHNI I L.. ARP
Prirr,gW The proposed Waikoloa Light Industrial Center site is a portion o, K (3) 6-8-003:041 (see
Attachment 2). The area proposed to be rezoned ' approximately 26 acres makai of the
THOMAS S. WITTEN, FASLA Auwaiakeakea Gulch. The proposed Waikoloa � ht Industrial Center will consist of
WHrrp'ruarr F.,r+rr+rn.c
approximately 15 acres of light industrial e and the emaning 11 acres will be open space for
W. FRANK BRANIrT, FASLA flood control. With the Change of Zone Ap ' ation, aikoloa Village Center LLC seeks to re-
l"rr,nerl.ne J�unr, r
zone the entire 26 acres from Open District to X ustrial-Commercial Mixed District.
PA'. F I I1[:1,1. ASLA
The site is in the State Land Use Ur istnct (see Exhibit 3), zoned Open by the County (see
MARC SHIMATSU,ASI.A Exhibit 4), and designated ;�s Commercialenter in the South Kohala Community Development
A—qe,, h• Prna rferf
Plan (see Exhibit 5).
DACHENG DONG, MED' AP
L.,>.,,r„ri h"r`"N`r With this letter, we seek your input and comments as to whether the rezoning of the proposed
NATHAIAE RAZO Waikoloa Light Industrial Center site will have an impact on an of our existing or proposed
a„r:rrrr r,;,,r rprrf g p Y Y g p p
projects, plans, policies, or programs that we should consider when preparing the Change of Zone
ANN MIKIKcr RtlUSLI rG, 1110 Application. A response form is included with this letter for your convenience (see back of this
RAMSAY 1:.. hl. TAL,GI letter). PIcaseold us any comments you may have by June 16, 2023. If no response is received
Crrrr,r,rrr-ah,rrrrrreb;hr, Plrurr» by this da a wl ssume a response of "no comment."
esponse o
t+1114init,:
int. FllmmIEM+8, 5. <q><}
MICAH McMILLEN, ASLA, LEER AP
you v comments to:
s.wrw .4—val,
letter):
2.
ETSUlY7 KIL.A
L.,,xrrr„
PBR I &Associates, Inc.
GREG NAKAI
ATTN:om Schnell, AICP
arrr {sanrrrr,•
1001 Bishop Street, Suite 650
NtCirl-ESIi'ANSUN.ASLA
Honolulu, Hawaii 96813
4.
State Land Use Map (Exhibit 3)
To assist with your review, enclosed with this letter are:
Iil :.:,�„P \r,,..•r Si,;lr-r,��
1 Rf d *f f
h b h h b k
PI A\\:I\G , LA\D1C-1PF AR(-HLTICTURF • F \ V IR0NX1(\TAI sTUAIES - I tiTITLCIIF\TS PCR 111 TTItiC1 - C,RAPHIC LUFtiI(.\
rm t at may e use i your agency as no comments (see t e ac o is
;'1 ,631
letter):
2.
Location & Surrounding Uses (Exhibit 1)
3.
TMK showing the Project Site (Exhibit 2)
4.
State Land Use Map (Exhibit 3)
5.
County Zoning Map (Exhibit 4)
6.
South Kohala Community Development Plan Map (Exhibit 5)
PI A\\:I\G , LA\D1C-1PF AR(-HLTICTURF • F \ V IR0NX1(\TAI sTUAIES - I tiTITLCIIF\TS PCR 111 TTItiC1 - C,RAPHIC LUFtiI(.\
RESPONSE FORM
Waikoloa Light Industrial Center Change of Zone Application
If you, your agency, or department have no comments, please check the box below, sign, date and mail or
email, this response form to PBR HAWAII.
TO: PBR HAWAII & Associates, Inc.
ATTN: Tom Schnell, Principal
1001 Bishop Street, Suite 650
Honolulu, Hawaii 96813
Email: tschnellkpbrhawaii.com
SUBJECT: Response to review of Change of Zone Application
PROJECT: Waikoloa Light Industrial Center Change of Zone Application 'tq 111
TMK: (3) 6-8-003:041
❑ Our Agency/Department has reviewed the Waikoloa Light Industrial Center Change of Zone
Application and has no comments.
Agency/Department AL
Signed:
Vr
Printed Name/Title:
Date:
.EGEND
71 Area to be Re:
WAIKOLOA
FAIRWAY
TERRACE
VILLAS
!k
WAIKOLOA
VILLAGE
GOLF CLUB
WAIKOLOA
ELIMA-
'HILLS
LANI-
WAIKOLOA
FAIRWAYS
WAIKOLOA
AHIG,H.LAN.DS
ER:
ads
.EGEND
71 Area to be Re:
c
f
r
P
Sr
368003032
k®&k a Gulch
68003031
368003041
x
O
N
m
O
O
Y
3
m
x
O"
LEGEND Exhibit 2
Tax Map Key
Rezoning Area
TMK Parcels Waikoloa Light Industrial Center
-------------------
Waikoloa Village Center LLC Island ot Hawai'i
North Linear Scale (feet)
® :. .r
Source: ESRI Online Base map, County of HawaP0 250 500 i, 2022 0,17,1111
Disclaimer This graphic has been prepared far general planning purposes only. 'lR H.'ill'i
WAIKOLOA RD
URBAN p�P
�o
P�
�J
LEGEND
OArea to be Rezoned MCX
LTMK Parcels
State Land Use Districts
Agricultural
Urban
Source: State Land Use Commission, 2020. County of Hawai Di, 2022.
Disclaimer. This graphic has been prepared for general plannI ng purposes only.
Exhibit 3
State Land Use Districts
Waikoloa Light Industrial Center
Waikoloa Village Center LLC Island of Hawai'i
North Linear Scale (feet)
® 0 150 300 600 .,.. ,. ..
PRN HAII'All
LEGEND Exhibit 4
O Area to be Rezoned MC)Qoning County Zoning
0 TMK Parcels A -5a RA -1 a
Cv-10 RM -1.5 Waikoloa Light Industrial Center
ML -1 a RM -3 Waikoloa Village Center LLC Island ot Hawai'i
OPEN RS -10 North Linear Scale (feet)
® r
Source: County of tiaW2101, 2022 0 150 300 600 0,17,1111Di scla imer. This graphic has been prepared for general planning purposes only. I'hlN H'ill'�VII
LEGEND
OArea to be Rezoned MCX
Source: County of Hawaii, 2022.
Disclaimer This graphic has been prep
Exhibit 5
South Kohala Community Development Plan
Waikoloa Village Conceptual Plan
Waikoloa Light Industrial Center
Waikoloa Village Center LLC 05-77 Hawaii
North
® 0611,
(Not to Scale) '`'
Agency
Comments
Mitchell D. Roth
Mayor
Lee E. Lord
Managing Director
Robert H. Command
Deputy Managing Director
Susan K. Kunz
Housing Administrator
Harry M. Yada
Assistant Housing Administrator
County of Hawaii
Office of Housing and Community Development
1990 Kino`ole Street, Suite 102 • Hilo, Hawaii 96720 • (808) 961-8379 • Fax (808) 961-8685
Existing Housing: (808) 959-4642 • Fax (808) 959-9308
Kona: (808) 323-4300 • Fax (808) 323-4301
June 16, 2023
PBR HAWAII & Associates, Inc.
ATTN: Tom Schnell, AICP
1001 Bishop Street, Suite 650
Honolulu, Hawaii 96813
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED WAIKOLOA
LIGHT INDUSTRIAL CENTER, WAIKOLOA, HAWAII
(TMK (3)6-8-003:041)
Dear Mr. Schnell:
The County of Hawaii Office of Housing and Community Development (OHCD) is in receipt of your
letter dated May 26, 2023 regarding a change of zone application for the proposed Waikoloa Light
Industrial Center in Waikoloa on TMK (3)6-8-003:041, and provides the following comments on the
subject project.
The proposed project desires to rezone approximately 26 acres currently zoned Open to construct the
Waikoloa Light Industrial Center ("Project"). The Project intends to rezone approximately 15 acres to
light industrial use and the remaining 11 acres will be open space for flood control.
The proposed rezoning will trigger an affordable housing condition per Chapter 11, Housing Policy, of
the Hawaii County Code (HCC). As represented by the Applicant, the zoning will change from Open to
MCX. The specific affordable housing requirement will be based on the final rezoning change approved
by the Hawaii County Council, and currently will trigger a specific housing requirements as outlined in
Section 11-4(a)(3) and Section 11-4(d). OHCD urges the Applicant to review this section for specific
details on the number of housing credits that will be required to be earned based on full-time equivalent
jobs generated, and to work closely with our office to meet the Conditions of the rezone ordinance for
affordable housing per Chapter 11.
Should you have any additional questions, please don't hesitate to contact Anne Bailey at
anne. baileyna,hawaiicouM. gov.
Susan KkbN
Housi Admin' trator
3211pamb _
EQUAL HOUSING
OPPORTUNITY
Mitchell D. Roth
Mayor
June 7, 2023
County
®f Hawai ` i
POLICE DEPARTMENT
349 Kapi`olani Street
o Hilo, Hawaii 96720-3998
(808) 935-3311
o Fax(808)961-2389
PBR HAWAII & Associates, Inc.
Attn: Tom Schnell, AICP
1001 Bishop Street, Suite 650
Honolulu, HI 96813-3484
Benjamin T. Moszkowiez
Police Chief
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED WAIKOLOA LIGHT
INDUSTRIAL CENTER, WAIKOLOA, HAWAPI (TMK (3) 6-8-003:041)
Dear Mr. Schnell:
With reference to your May 26, 2023 letter regarding the above subject, staff' has
reviewed your correspondence and has no input or comments to offer at this time.
If you have any additional questions or concerns regarding this matter, please feel free
to contact Captain Jeremie Evangelista, Commander of our South Kohala District, at
(808)887-3080 or via email at Jeremie.evangelista@hawaiicounty.gov.
Sincerely,
BENJAMIN T. MOSZKOWICZ
POLI IEF
CH
ASSISTAN POLICE CHIEF
JCE/jaj
23HQ0718
"Hawai'i County is an Equal Opportunity Provider and Employer"
JOSH GREEN, M.D.
GOVERNOR OF HAWAII
KE KIA'AINA O KA MOKU'AINA O HAWAI'I
MEMORANDUM
DATE: June 27, 2023
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
H I LO, HAWAII 96721-0916
TO: TOM SCHNELL, Principle
PBR HAWAII & ASSOCIATES, INC.
FROM: Eric Honda
District Environmental Health Program Chief
Hawaii District Health Office
KENNETH S. FINK, M.D, MGA, MPH
DIRECTOR OF HEALTH
KA LUNA HO'OKELE
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED WAIKOLOA
LIGH INDUSTRIAL CENTER, WAIKOLOA, HAWAII
TMK: 6-8-003:041
Agencies, project owners, and their agents should apply Department of Health "Standard
Comments" regarding land use to their standard project comments in their submittal.
Standard comments can be found on the Land Use Planning Review section of the
Department of Health website: https:Hhealth.hawaii.gov/epo/landuse/. Contact
information for each Branch/Office is available on that website.
Note: Agencies and proiect owners are responsible for adhering to all applicable
standard comments and obtaining proper and necessary permits before the
commencement of any work.
General summary comments have been included for your convenience. However, these
comments are not all-inclusive and do not substitute for review of and compliance with all
applicable standard comments for the various DOH individual programs.
Clean Air Branch
1. All project activities shall comply with the Hawaii Administrative Rules (HAR),
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses, public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: hgps://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii. Dov/cwb/clean-water-branch-home-
page/cwb- standard -comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment (ESA) and Phase 11 Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas, harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation & Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-
502,
11-503, and 11-504.
Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos, the applicant should
contact the Asbestos and Lead Section of the Branch at
hltps://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
Agencies and/or project owners are responsible for ensuring environmental
compliance for their projects in the areas of 1) Public Water Systems; 2)
Underground Injection Control; and 3) Groundwater and Source Water Protection
in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11-
25. They may be responsible for fulfilling additional requirements related to the
Safe Drinking Water program: https://health.hawaii.gov/sdwb/.
Standard comments for the Safe Drinking Water Branch can be
found at: hgps://health.hawaii.gov/epo/landuse/.
Solid & Hazardous Waste Branch
1. Hazardous Waste Program - The state regulations for hazardous waste and used
oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the
identification, handling, transportation, storage, and disposal of regulated
hazardous waste and used oil.
2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters
339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282.
Generators and handlers of solid waste shall ensure proper recycling or disposal
at DOH -permitted solid waste management facilities. If possible, waste
prevention, reuse, and recycling are preferred options over disposal. The Office
of Solid Waste Management also oversees the electronic device recycling and
recovery law, the glass advanced disposal fee program, and the deposit beverage
container program.
3. Underground Storage Tank Program — The state regulations for underground
storage tanks are in HAR Chapter 11-280.1. These rules apply to the design,
operation, closure, and release response requirements for underground storage
tank systems, including unknown underground tanks identified during
construction.
4. Standard comments for the Solid & Hazardous Waste Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Wastewater Branch
For comments, please email the Wastewater Branch at doh.wwbgdoh.hawaii.gov.
Sanitation / Local DOH Comments:
Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, "Community Noise Control," shall not be exceeded unless a
noise permit is obtained from the Department of Health.
According to HAR §11-26-35, No person, firm, or corporation shall demolish or
clear any structure, place, or vacant lot without first ascertaining the presence or
absence of rodents that may endanger public health by dispersal from such
premises. Should any such inspection reveal the presence of rodents, the rodents
shall be eradicated before demolishing or clearing the structure, site, or vacant lot.
A demolition or land clearing permit is required prior to demolition or clearing.
Other
1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit
recommends that state and county planning departments, developers, planners,
engineers, and other interested parties apply these principles when planning or
reviewing new developments or redevelopment projects.
2. If new information is found or changes are made to your submittal, DOH reserves
the right to implement appropriate environmental health restrictions as required.
Should there be any questions on this matter, please contact the Department of
Health, Hawaii District Health Office, at (808) 933-0917.
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
345 KEKUANAO'ASTREET, SUITE 20 HILO, HAWAII 96720
TELEPHONE (808) 961-8050 • FAX (808) 961-8657
June 20, 2023
TO: Mr. Zendo Kern, Director
Planning Department
FROM: Keith K. Okamoto, Manager -Chief Engineer
SUBJECT: Proposed Change of Zone' Application for the Waikoloa Light Industrial Center
Waikoloa, South Kohala, Hawaii
Tax Map Key 6-8-003:041
This is in response to your letter dated May 26, 2023.
Although the water system in the area is privately owned and operated, any subdivision application
shall comply with the following minimum requirements:
1. Provide a water system designed to deliver water at adequate pressure and volume under peak -flow
and fire -flow conditions in accordance with the Water System Standards, State of Hawaii, and the
Rules and Regulations of the Department of Water Supply. The water system shall include, but not
be limited to, the installation of the necessary distribution pipeline, fire hydrants, and service
laterals.
2. Submit construction plans to the Department for review and approval.
3. Pay a fee of four -tenths of one percent of the estimated cost for the construction of the water
system, but not less than $50.00, to cover the costs for plan review, testing, and inspection.
Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and
Planning Branch at (808) 961-8070, extension 256.
RQ:dfg
Sincerely yours,
Keith K. Okamoto, P.E.
Manager -Chief Engineer
... Water, Our Most precious Resource ... KR WaiA Kane ...
The Department of Water Supply Is an Equal Opportunity provider and employer.
Applicant
Response to
Agency
Comments
July 7, 2023
PBR HAWAII Susan Kunz, Housing Administrator
& ASSOCIATES, INC- County Of Hawaii
P, STANpUNCAN,ASLA 74-5044 Ane Keohokalole Highway
ha; -r-, Building B, 2nd Floor
10'ti5!:!.I. 5. I. C. Ii UNG, FASLA. LFED— AP ISIS+C Kailua-Kona, HI 96740
.. , are ono :, 11"n, wed
t INL t"\•"I 51Ilt;C UNI
("copal
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED
I. bl4 K-A1..I�II,AIC .LFFI)'APISI3+C
WAIKOLOA LIGHT INDUSTRIAL CENTER, WAIKOLOA,
,,, p�.,�� —: P,r-ijn I
HAWAII (TMK (3) 6-8-003:041)
KINII MIKAXII YL!EN, LEEF1' AP KD1 C
YL.r Prr.,id,au: 1'r rrn ilxr!
Tom Schnell, AICP
NICOLE SWANSON. ASIA
is.r+aw
Dear Mrs. Kunz:
CATIE CULLIS<:1N, AICD
V'r,[' I' e', grlial •!'r'rl"gjai
TORI SCHNELL...AICP
Thank you for the Office of Housing and Community Development's letter dated June
1'"""'"d
16, 2023, on the Waikoloa Light Industrial Center Change of Zone Application.
Waikoloa Village Center LLC is the applicant for the Change of Zone Application. As
THOMAS S. WITTEN, FASLA
Chainow,Doe-"`
the Applicant's planning consultant, PBR HAWAII is responding to your comments.
W. FRANK BRANDT, FASLA
Thank you for noting that the change in zoning will trigger housing requirements as
PAIF III[:I,vASLA
outlined in Section 11-4(a)(3) and Section 11-4(d). The Applicant will comply with the
.'' " I -.I
applicable affordable housing requirements of Chapter 11, Hawaii County Code and
MARC SHIMATSU,ASIA
coordinate with OHCD to do so.
A—qe , Prnarferl
DACHENG DONG, LF.ED All
:I.tiv,fwa ,h
We value your participation and thank you for your review of the Waikoloa Light
NATHAIAE fZAZO
Industrial Center Change of Zone Application.
ANN MIKIM) BOUSLI rG, Phil)
Sincerely,
RAMSAY IC hl. TAL,GI
c:VYWOVI-gh,[frfwoii„tIheol -•
PBR HAWAII
MICAH NIcMILLEN, ASLA, LEER AP
s.wrw rV,u..rarr
ETSI- '(7 KI.A
LA
h
New'), sV.u.a
GREG NAKAI
Tom Schnell, AICP
NICOLE SWANSON. ASIA
is.r+aw
principal
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"? "'J"I ), ,"I g her+ f4ej,-r
OHCD Agency Response Letter
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July 7, 2023
PBR HAWAII Chad Basque, Assistant Police Chief
& ASSOCIATES, INC- County Of Hawaii
P.. STAN 17UNCAN, ASLA Police Department
ha;-r`°+a 349 Kapiolani Street
RI"tis::a.l. ti. I. C.IWNG, FASLA. LFED-AP IWn C Hilo, HI 96720
t INL t"\•"I 51IIt;C UNI
"r(„cop'l SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED
bl4 K-Alk-AMI,AIC .LFFI)'APFSI7+C WAIKOLOA LIGHT INDUSTRIAL CENTER, WAIKOLOA,
,,, ,�,.,r, -: 1•rrrtr.,rrr� HAWAII (TMK (3) 6-8-003:041)
KINII MIKAXII YL!EN, LEEF1' AP KD1 C
Y;..r Ph.,idL-W: 1'r rrnllx,!
CATIE CULLIS()N, AICP Dear Assistant Chief Basque:
FhcN+e,�rl�r,l •Vrbruyrrl
TOM SCHNELL...AICP Thank you for the Police Department's letter dated June 7, 2023, on the Waikoloa Light
P r++1"+' Industrial Center Change of Zone Application. Waikoloa Village Center LLC is the
THOMAS S. WITTEN, FASLA applicant for the Change of Zone Application. As the Applicant's planning consultant,
Charearw, Doe -m., PBR HAWAII is responding to your comments.
W. FRANK BRANDT, FASLA
F,ra nerl+gc J�uvur r
We acknowledge that the Police Department has no input or comments to offer at this
[,'A'. r+?�Ir F III[:I,v ASLA time. We value your participation and thank you for your review of the Waikoloa Light
.' I Industrial Center Change of Zone Application.
MARC SH I M ATSU, ASIA
As qem, 1107'." eO
DACHENG DONG, MED' AI' Sincerely,
i.tivvrr,rrr• f'+a u; rlurt
NATHALE RALLY PBR HAWAII
tie«: Ift Pri „rpnl
ANN MIKIKc) BOUSLI rG, 1110
P:u.,r Pena",
RAMSAY IC M. TAL,GI
(-de+r,'d - al W rr rare bila 1 1'1: he 01
MICAH NIcMILLEN, ASLA, LEER AP
"'+"rr' .4—v'a`` Tom Schnell, AICP
ETSI-TY0 KIL.A Principal
New'), ,L.� a a,r•
GREG NAKAI
Srrrrrr �V san rrrrr
MCO I_E SWANSIIN. ASIA
1awfww
.. n... .. ..I
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I.+r,rJ"I "), ,"I �fiy7 pafn-,
Police Response Letter
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July 7, 2023
PBR HAWAII Eric Honda, District Environmental Health Program Officer
& ASSOCIATES, INC- State Of Hawaii
A.STAN 17UNCAN,ASLA Department Of Health, Hawaii District Health Office
'..."°""r""' 75 Aupuni Street
RI"tis::a.l. ti. I. CII UNG, FASLA. I.FEW AP IWn C Hilo, HI 96720
-. a donor 11"n, wed
t INL t"\•"I 51IIt;C UNI
SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED
bl4 K-Alk-AMI,AIC .LFFIYAPI3P.0 WAIKOLOA LIGHT INDUSTRIAL CENTER, WAIKOLOA,
,,, ,�,.,r, -: P,rrrr.,rrr� HAWAII (TMK (3) 6-8-003:041)
KINII MIKAXII YL!EN, LEEFI• AP KD1 C
YL.r Prr.,idau: 1'r rrn i�x+!
Dear Mr. Honda:
CATIE CULLIS<:1N, AICD
Frr, I+r, grr,r+t •Vrb"iyrrl
TORI SCHNELL...AICP Thank you for the Department of Health's letter dated June 27, 2023, on the Waikoloa
P r++r"+' Light Industrial Center Change of Zone Application. Waikoloa Village Center LLC is
THOMAS S. WITTEN, FASLA the applicant for the Change of Zone Application. As the Applicant's planning
Char''+„rre'rr,-m., consultant, PBR HAWAII is responding to your comments.
W. FRANK BRANDT, FASLA
l"rra nerl+gc JVuvur r
We acknowledge all comments from each branch including the Clean Air Branch, Clean
PA'. F III(:I,v ASLA Water Branch, Hazard Evaluation Office, Indoor and Radiological Health Branch, Safe
.' Drinking Water Branch, Solid and Hazardous Waste Branch, Wastewater Branch,
AI qe SHI`1"TS" "S`' Sanitation and various other comments. The Applicant will comply with all DOH laws
;s�„gra r. 1107'."pat
DACHENG DONG, _FED' All and rules, coordinating with the appropriate department to ensure compliance.
i.tivrrrarr• f'+a u; r�urt
NATHAI.IE RALLY We value your participation and thank you for your review of the Waikoloa Light
""'wpaf Industrial Center Change of Zone Application.
ANN MIKIKO BOUSLI rG, 1110
RAMSAY IC hl. TAL,GI Sincerely,
C VYWO PI 4d i..[ rr rrre biter t' 1'A: r rnn
PBR HAWAII
MICAH NIcMILLEN, ASLA, LEER AP
s.wr,ar A—Val,
ETSI-TY0 KIL.A
srurrr+ s4.urxrrarr 1�}
GREG NAKAI �f
Srrrrrr �V san rrrrr
MCL II_ESWANSL lN. A$LA
I.,.+r+ar. Tom Schnell, AICP
Principal
�a. .r.........
7nu; inr. liae nfr 111.K1 S i.1xl
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F u. �sl ;� ..rJnin.. � I17clw,ril.r nar
I4r,boI,,), ,,c I churl f4ej,.r
LOH Agency Response Letter
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PBR HAWAII
&ASSOCIATES, INC_
1:. `:TAN DUNCA N, ASLA
,..h+ru-arrrsu
RI"ti51:!.I. ti. 1. cIlLrNG, FA51.A. I.FEW AP IWn C
.. , arrono:, frm.:rled
July 12, 2023
Mr. Keith Okamoto, Chief Engineer
County of Hawaii
Department of Water Supply
345 Kekuanaoa Street, Suite 20
Hilo HI 96720
t INL t"\'"I 51IIt;C UNI
(Al ka! 1. b11'I..lL.1\11,AIC .LFEWAPF3P.C. SUBJECT: CHANGE OF ZONE APPLICATION FOR THE PROPOSED
",r "ijn' WAIKOLOA LIGHT INDUSTRIAL CENTER, WAIKOLOA,
KINII MIKAXII rueN, Leen- AP KD1 C HAWAII (TMK (3) 6-8-003:041)
I r..r Pmaid ",, : I rnr, 01111
CATIE CULLIS<:1N. AICP
V r. r.l're,rrf�r,l •,lonuijai Dear Mr. Okamoto:
TORI SCHNELL.. AICP
P ?"qW Thank you for the Department of Water Supply's letter dated June 20, 2023, on the
THOMAS S. WITTEN, FASLA Waikoloa Light Industrial Center Change of Zone Application. Waikoloa Village Center
Chaino rrC,r+r,im., LLC is the applicant for the Change of Zone Application. As the Applicant's planning
av,FMNKBRANDT. F SLA consultant, PBR HAWAII is responding to your comments.
1�rNr.rrr, r,p Inrrr
PA:T III(:I,v ASLA Our responses are organized to follow the comments provided in your letter
AI HI``"TSII."S"
1. Water System Design The applicant or the applicant's engineer will design an
gem,Prrvn Merl
n h'
adequate water system that complies with the Water System Standards, State of
DACHENG DONG, MED' AP
a.tivurar+,fr,„t, r,ar17
Hawaii and the Rules and Regulations of the Department of Water Supply.
NATHALM RAL«
4”""r'r`Mi'wpr°1
2. Construction Plans The applicant or the applicant's engineer will submit
ANN MIKIKO6UUSL1 rG, 1110
construction plans to the Department for review and approval.
RAMSAY IC hl. TAL,GI
:rdt,r,rrl,r,Rrrrrrrrblhrtllrurrm
3. Fee The applicant will pay the appropriate fee for the plan review, testing and
inspection.
4QCAH ;vlc\4LL£N, ASLA, LEEE7- AP
'".0'r,a, .4—vafr
ETSL1Y0 KIL.A
We value your participation and thank you for your review of the Waikoloa Light
'`'w" "° axf
Industrial Center Change of Zone Application.
GREG NAKAI
Srr rmr Asan rrrrr
Sincerely,
NICOLE SWANSIIN. ASLA
PBR HAWAII
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F �sl ;r ..,Jnin..lil7ra rv,,il.r.»ir
Irr r,rrrrhnv. ,.�,r1,r+Iurfn, Tom Schnell, AICP
Principal
DWS Agency Response Letter
PI:),\\:I\"G , t kNUSC_1PF ARCHItTICTURI • F \ V IR0NX1C\TAI sTUAICS - E`tiTITLEIIF\Tt PCRI1ITTItiCi - C,RAPHIC UFSIC..\
Appendix A
1967 Zoning: Multiple -family
Residential (RM -1.5)
Appendix B
1968 Zoning: State Land Use
Urban District
Appendix C
1990 Zoning: Change to Open
Appendix D
Waikoloa Village Zone Map
Appendix E
Ordinance No. 13 29
Y,or k'+'�1
COUNTY OF HAWAII _•
ORDINANCE NO.
STATE OF HAWAII
BILL NO. 21
29 ( DRAFT 3 )
AN ORDINANCE AMENDING ORDINANCE NO. 07 127 WHICH AMENDED
ORDINANCE NO. 05-157, WHICH AMENDED ORDINANCE NO. 95-51, WHICH
AMENDED ORDINANCE NO. 90-160, WHICH RECLASSIFIED LANDS FROM
AGRICULTURAL 5 -ACRE (A -5a) (FORMERLY UNPLANNED) AND MULTIPLE FAMILY
RESIDENTIAL — 1,500 SQUARE FEET (RM -1.5) TO RESIDENTIAL — AGRICULTURAL I
ACRE (RA -1a) AND OPEN (0) DISTRICTS AT WAIKOLOA, SOUTH KOHALA,
HAWAII, COVERED BY TAX MAP KEY 6-8-002:PORTION OF 016.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Ordinance No. 07 127 is amended as follows.
"SECTION 3. In accordance with Section 25-2-44, Hawaii County Code 1983
(2005 Edition), the County Council Ends the following conditions are:
(1) Necessary to prevent circumstances which may be adverse to the public
health, safety and welfare; or
(2) Reasonably conceived to fulfill needs directly emanating from the land use
proposed with respect to:
(A) Protection of the public from the potentially deleterious effects of
the proposed use, or
(B) Fulfillment of the need for public service demands created by the
proposed use.
A. The applicant, successors or its assigns shall be responsible for complying with all
of the stated conditions of approval;
-1-
MH g�rnl
�-
months f-r-om the effeetive cute of thisfiem,affien +- Th appiieaat i, 11 ' t 11
ipf of Final Subdivision Approval or seener in the event, the war-fants for- sueh
install
eoi4stmetioa of infra + r 1 . --ts_heFe, the . p1;, „r may enter- :..+,.
Counsel. Upon e4�eetation of such agreeinent and,lo-y filing of the seeuri4y with the
shall be granted inlieuof thQ.aet al - -+.,..+"vaa of required fF + t 1
a ., �a
s. No oeeepaney pefmit shall be issued tmfil all of the ia4astfuet�ife-
s covered by the band E)f surety have been ee ruid appr-oved
by the Ceufi . , J Final Subdivision Approval for not less than 50 lots shall be
secured within five 5 ears of this new amendment provided, however, that
Final Subdivision Approval for the entire project shall be secured within ten (10)
years of the effective date of this new amendment.
C. Access shall meet with the requirements of the Department of Public Works.
Direct vehicular access to Waikoloa Road shall be limited to two roadways from
the project site. These accesses shall be fully channelized with dedicated left and
right turn deceleration and acceleration lanes on Waikoloa Road. The location of
the westernmost (makai) access shall take into consideration the existing access
easement located on a property identified by TMK: 6-8-002: 021 and situated on
the north side of Waikoloa road and, to the extent feasible, adjusted so that both
accesses utilize the same channelized intersection. Waikoloa Road-Pua Melia
-2-
Street-Paniolo Avenue intersection shall be channelized and improved by a
"roundabout" system meeting with the requirements of the Department of Public
Works. This roundabout system and the[The] first channelized intersection
improvements on Waikoloa Road together with other improvements required by the
Department of Public Works based upon a current Traffic Impact Analysis Report
shall be provided in conjunction with final subdivision approval of the first
increment of no less than fifty (50) lots, or as otherwise provided by Chapter 23
(Subdivisions). The second channelized intersection improvements on Waikoloa
Road shall be provided prior to or in conjunction with the opening and use of the
project's second access required for Phase II. Any necessary additional right-of-way
for the intersection improvements shall be dedicated to the County, at no cost to the
County, prior to Final Subdivision Ap rp oval, creating any single-family residential
lots. The applicant shall also provide a I0 -foot wide future road widening and
grading setback along the Waikoloa Road frontage of the subject property
Additionally, future road lots to adjoining properties to the east and south shall be
provided meeting with the approval of the Planning Director;
D. As recommended by the South Kohala Community Development Plan roads
within the project site, although not developed with the, standard curb gutter, and
sidewalk section, shall incorporate pedestrian and bike paths within their existing
rights-of-way meeting with the auproval of the Department of Public Works
Additionally, a pedestrian trails stem, portions of which shall serve as an
exercise or fitness course shall be incorporated..within the planned open space
area and shall be implemented in con'unction with the adjoininjz and
corresponding phases or increments of the1?roposed subdivision including the
first increment of no less than fifty (50) lots. The pedestrian trail system shall be
situated in a manner that facilitates access by foot between the subdivision and
existing and zoned commercial and/or public areas. While not necessarily paved,
the pedestrian trail system shall be at least four (4) feet wide and Basil
-3-
traversable. Access easements or lots of at least six 6 feet in width shall be
located between the -pedestrian trails stem and public roadways within the
project site shall also be provided at selected areas throughout the project. Plans
for the pedestrian trail system and access easements or lots shall be designed in
con'unction with the South Kohala Community Development Plan Action
Committee and shall be subject to a roval by the Planning Director in
con'unction with the subdivision approvalprocess;
To ensure that the goals and policies of the Housing Element of the General Plan
are implemented, the applicant shall comply with the requirements of Chapter 11,
Article 1, Hawaii County Code relating to Affordable Housing Policy_ This
requirement shall be approved by the Administrator of the Office of Housing and
Community Development prior to final subdivision approval;
[F-.] F. A drainage system shall be installed in accordance with the requirements of the
Department of Public Works and other affected agencies;
[] G. A Solid Waste Management flan shall be submitted to the Department of
Environmental Management for review and approval prior to the issuance of final
subdivision approval;
[C�] H. A water system meeting with the Department of Water Supply shall be provided
or bonded prior to issuance of final subdivision approval. At no cost to the
county, the water system shall include the construction of on and off-site water
reservoir(s), appropriate transmission system to and within the subject site, and
other related appurtenances. Said system shall also include provision(s), such as a
separate irrigation meter or system throughout the subdivision, to monitor and
control excessive use of potable water for irrigation.
-4-
[] T. Comply with all applicable County, State and Federal laws, rules, regulations and
requirements;
J-4 L Restrictive covenants in the deeds of all proposed lots within the property shall
give notice that the terms of the zoning ordinance prohibit the construction of a
second dwelling unit and condominium property regimes on each 1 -acre lot. This
restriction may be removed by amendment of this ordinance by the County
Council. The owner of the property may also, in addition, impose private
covenants restricting the number of dwellings. A copy of the proposed
covenant(s) to be recorded with the State Bureau of Conveyances shall be
submitted to the Planning Director for review and approval prior to the issuance
of Final Subdivision Approval. A copy of the recorded document shall be filed
with the Planning Department upon its receipt from the Bureau of Conveyances;
[J-.] K.[
to Chapter- 205, Havvai'i Revised Sti4utes, elear-Ij, esiablishes the legalit=y of this
the lotsfl
The area formerly planned for a golf course shall be utilized for open space
and recreational purposes as noted herein. Two (2) areas consisting of at
least five 5 acres each and outside of any floodway shall be set aside for
-5-
future park sites and dedicated to the County; and three (3) 1=acre lots
adjacent to the rural -residential lots and outside of any floodwa shall be set
aside for tot lots onions of which m4y also include a bus shelter, and shall
be kept under rivate ownership. These park site areas shall be desi hated
on a revised preliminary subdivision map as approved by the Planning
Director. The first 5 -acre park site to be dedicated shall be subdivided in
conjunction with the receipt of final subdivision approval of the project's
first subdivision increment. The required land -dedication documents for the
5 -acre park sites shall be submitted to the Planning Department for
processing prior to receipt of final subdivision approval of the rural -
residential lots adjacent to the proposed park site. These 5 -acre park sites
shall be selected with the approval of the Parks and Recreation Director.
The tot lots shall be created in conjunction with receipt of final subdivision
approval of the rural -residential lots. The value of the land for the two (2)
5 -acre park sites and 4,ny other land that is available to the public, includin
the value of aqy improvements, shall be applied to the park and recreational
fair share requirement prescribed in Condition L•
�] L. The applicant shall make its fair share contribution to mitigate the potential
regional impacts of the property with respect to parks and recreation, fire, police,
solid waste disposal facilities and roads_ The fair share contribution shall be
initially based on the representations contained within the change of zone
application and may be increased or reduced proportionally if the lot counts are
adjusted. The fair share contribution shall become due and payable prior to
receipt of Final Plan Approval or within five years from the effective date of this
amended change of zone ordinance, whichever occurs first. The fair share
contribution for each lot shall be based on a maximum density for each lot as
determined by the zoning resulting from this change of zone. The fair share
contribution in a form of cash, land, facilities or any combination thereof shall be
In
determined by the County Council. The fair share contribution may be adjusted
annually beginning three years after the effective date of the amendment to the
ordinance, based on the percentage change in the Honolulu Consumer Price Index
(HCPI). The fair share contribution shall have a maximum combined value of
[Q' "360.57] $12,772.64 per single-family residential unit. The total amount shall
be determined with the actual number of units according to the calculation and
payment provisions set forth in this condition, The fair share contribution per
single-family residential unit shall be allocated as follows:
• [$4,°�� 990.9x] $6,159.19 per single-family residential unit to the County to
support park and recreational improvements and facilities;
• [$241.0] $297.12 per single-family residential unit to the County to
support police facilities;
• [549] $586.85 per single-family residential unit to the County to
support fire facilities;
• [$-248-.5-7] $256.93 per single-family residential unit to the County to
support solid waste facilities;
•
184,-442-.501 $5472.55 per single-family residential unit to the County to
support road and traffic improvements;
In lieu of paying the fair share contribution, the applicant may contribute land
and/or construct improvements/facilities related to parks and recreation, which
may include a multi-purpose community center, fire, police, solid waste disposal
facilities and roads within the region impacted by the proposed development,
subject to the review and recommendation of the Planning Director, upon
consultation with the appropriate agencies and approval of the County Council[;]_
The value of the land and any improvements thereon as prescribed in
Condition K shall be applied to the park and recreational fair share
requirements contained herein;
-7-
[L-J1vM. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria
for imposition of exaction or the assessment of impact fees, conditions included
herein shall be credited towards the requirements of the Unified Impact Fees
Ordinance;
[M -JN. An annual progress report shall be submitted to the Planning Director prior to the
anniversary of the effective date of the change of zone. The report shall address
the status of the development and the compliance with the conditions of approval.
This condition shall remain in effect until all of the conditions of approval have
been complied with and the Planning Director acknowledges that further reports
are not required;
[1v.J0. Should any of the conditions not be met or substantially complied with in a timely
fashion, the Director may initiate rezoning of the area to its original or more
appropriate designation."
SECTION 2. Material to be deleted is bracketed and struck through and material to be
added is underscored.
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAPI
Kona Hawai' i
Date of Introduction: February 6, 2013
Date of Ist Reading: February 6, 2013
Date of 2nd Reading: February 20, 2013
Effective Date: March 13, 2013
Introduced By: Zendo Kern
Date Introduced: Febru
First Reading; Febru
Published: Febru
OFFICE OF THE COUNTY CLERK
County of Hawaii
Kana, Hawaii
6, 2013
6, 2013
16, 2013
Second Reading: February 20, 2 013
To Mayor: February 28, 2013
Retumed: March 14 2013
Effective: Mla h 13, 2013._..
Published: March 21, 2013
REA,IARKS:
-7
ROLL CALL VOTE
AYES
NOES ABS
EX
Eoff X
X
Ford X
X
I lagan X
X
Kanuha X
X
Kern X
X
Onish i X
X
Poindexter X
X
Wille X
X
Yoshimoto X
X
9
0 0
0
(Draft 3)
ROLL CALL VOTE
AYES NOES
ABS £X
Eoff
X
Ford
X
Ragan
X
Kanuha
X
Kern
X
Onishi
X
Poindexter
X
Wille
X
Yoshimoto
X
9 p
0 0
I DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as
indicated above.
APPROVED AS TO
FORM AIS IT
CO IL CIIAIRFG ON
DEP-Y CORPtTRATION COUNS
COUNTY OF HAWAII
Date MAR 112013 )u"v7t CLERK
Bill No.:
Capp oved this J 7 t I dad Reference:
Ord No.:
✓ I . 20 � �
MAYOR, COUNTY OF HAWAII
21 (Draft 3)
C-67,5/PC-12
11 29
Appendix F
Parcel 032 Zoned RM -1.5
li
11-1111AL 11IN' I P. 1111 1, F. P. 1111 1, 1 P.
POR. '—KOL01 VILLAGE," UNIT /-A, F P //86, WAIKOLOA, 3. KOHAL A, H-11 /Formerly PA, 6-6-02),
Andrews, Jessica
From:
Tom Schnell <tschnell@pbrhawaii.com>
Sent:
Wednesday, December 13, 2023 11:13 PM
To:
Andrews, Jessica
Cc:
Sunny Rosario; Greg Brown; Sid Fuke
Subject:
RE: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052) Water &
Email:
Wastewater Service
Attachments:
WHWC_Waikoloa_ViIlag e_Center_09_28_23.pdf, WHSC_Waikoloa_ViIlag e_Center_09_28_
23.pdf
Hi Jessica,
Attached with this email are letters dated September 28, 2023, from Hawaii Water Service Company, Inc., stating their
wiliness to provide:
• Water service for the current project
• Sewer service for the current project
Tom Schnell, AICP
Vice President
�NPBR
HAWAII
Phone: 808-521-5631
Mobile: 808 561-7978
&ASSOCIATES. INC.
Email:
tschnell@pbrhawaii.com
From: Greg Brown <greg@bdhawaii.com>
Sent: Wednesday, December 13, 2023 5:38 PM
To: Andrews, Jessica <Jessica.Andrews@hawaiicounty.gov>; Tom Schnell <tschnell@pbrhawaii.com>; Sid Fuke
<sidneyfuke@gmail.com>
Cc: Sunny Rosario <srosario@pbrhawaii.com>; 'Jefferson' <Jefferson.Young@aecom.com>
Subject: Re: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052)
We have updated letters and will provide them. I will have the office cirulate them. Thank you for alerting us Jessica.
Merry Christmas.
GB
Get Outlook for iOS
From: Andrews, Jessica <Jessica.Andrews@hawaiicounty.gov>
Sent: Wednesday, December 13, 2023 3:30:31 PM
To: Tom Schnell <tschnell@pbrhawaii.com>; Sid Fuke <sidneyfuke@gmail.com>
Cc: Greg Brown <greg@bdhawaii.com>; Sunny Rosario <srosario@pbrhawaii.com>; 'Jefferson'
<Jefferson.Young@aecom.com>
Subject: Re: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052)
Hi Sid, and team:
The letters that were provided with this rezone application regarding water and wastewater availability refer
to service for a 201H workforce housing development, including multi -family units, commercial and mixed use.
Can you provide confirmation that there is water and wastewater service available for the currently proposed
industrial -commercial use, the Light Industrial Park, as soon as possible? This will be important information to
inform the Planning Director's recommendation.
Thanks,
Jessica
From: Andrews, Jessica
Sent: Tuesday, December 12, 2023 8:42 AM
To: Tom Schnell; Sid Fuke
Cc: 'Greg Brown'; Sunny Rosario; 'Jefferson'
Subject: RE: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052)
Thanks for the clarification, Tom. That's what I thought but wanted to be sure.
Jessica
From: Tom Schnell <tschnell@pbrhawaii.com>
Sent: Monday, December 11, 2023 5:17 PM
To: Andrews, Jessica <Jessica.Andrews@hawaiicounty.gov>; Sid Fuke <sidneyfuke@gmail.com>
Cc: 'Greg Brown' <greg@bdhawaii.com>; Sunny Rosario <srosario@pbrhawaii.com>; 'Jefferson'
<Jefferson.Young@aecom.com>
Subject: RE: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052)
Hi Jesscia,
I am jumping in as I think Sid may be traveling.
Both TIARs are the same. The date on the cover of the TIAR is September 2023. 1 think Sid just resent the TIAR on
11/28/23 to make sure you had it.
Tom Schnell, AICP
Vice President
�W
PBR HAWAII
Phone: 808-521-5631
&ASSOCIATES- INC.
Mobile: 808 561-7978
Email:
tschnell@pbrhawaii.com
From: Andrews, Jessica <Jessica.Andrews@hawaiicounty.gov>
Sent: Monday, December 11, 2023 4:50 PM
To: Sid Fuke <sidneyfuke@gmail.com>
Cc: 'Greg Brown' <greg@bdhawaii.com>; Tom Schnell <tschnell@pbrhawaii.com>; Sunny Rosario
<srosario@pbrhawaii.com>; 'Jefferson' <Jefferson.Young@aecom.com>
Subject: RE: Agency comments - Waikoloa Village Center LLC (PL-Rez-2023-000052)
Hi Sid,
Just wanted to make sure the updated TIAR is the same document that was originally submitted as exhibit 7 of the
application package on 9/18/23?
EPIC shows that there was an updated TIAR submitted on 11/28/23. Is that just a duplicate, or is there new content to
be reviewed? Please verify either way.
Thanks,
Jessica
3
%%Awq'' HAWAII WATER SERVICE
P.O. Box 384809
�4TFR sS�y,C.
Waikoloa, HI 96738 rel: (877) 886-7784 toll-free
September 28, 2023
Waikoloa Village Center LLC
Attn: Greg Brown
380 Huku Lii Place #202
Kihei, HI 96753
Re: Wastewater Service Request
TMK: (3) 6-8-003: 041, Lot 5A, Waikoloa, Hawaii
Mr. Brown:
West Hawaii Sewer Company ("WHSC"), a subsidiary of Hawaii Water Service
Company, Inc., is authorized by the Hawaii Public Utilities Commission of the State of Hawaii
("HPUC") to provide sewer service in the Waikoloa area of Hawaii County, State of Hawaii.
Waikoloa Village Center LLC, ('Applicant"), has requested sewer service for a
development on TMK (3) 6-8-003: 041 referred to as Lot 5A as reflected on the attached Exhibit
4 provided by the applicant. The development will encompass 29.61 acres and includes 15
acres of Industrial Commercial Uses, 11.05 acres of Greenspace and Floodplain, and 3.56
acres of Other Open Space (the "Project').
Applicant has identified sewer demand for average dry weather flow at 0.145811 MGD.
This letter constitutes WHSC's willingness to provide sewer service to the project with
the following conditions:
1. Applicant will execute an Extension Agreement with WHSC for the project within one (1)
year after the date of this Will Serve Letter or it will automatically terminate and become
void.
2. The full amount of any contribution in aid of construction ("CIAC") fees shall be payable
when the extension agreement is executed and based on the tariff in effect at the time.
Based on information supplied by applicant, the fee would be $3,586,950 if paid today.
The Extension Agreement itself will automatically terminate as to any unused capacity if
the Project is not completed within two (2) years after the date of the Extension
Agreement.
Sincerely,
d4l
Robert Stout
Accounting Manager
Quality. Service. Value.
hawaiiwaterservice.com
-
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HAWAII WATER SERVICE
P.O. Box 384809
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Waikoloa, HI 96738 Tel: (877) 886-7784 toll-free
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September 28, 2023
Waikoloa Village Center LLC
Attn: Greg Brown
380 Huku Lii Place #202
Kihei, HI 96753
Re: Water Service Request
TMK: (3) 6-8-003: 041, Lot 5A, Waikoloa, Hawaii
Mr. Brown:
West Hawaii Water Company ("WHWC"), a subsidiary of Hawaii Water Service
Company, Inc., is authorized by the Hawaii Public Utilities Commission of the State of Hawaii
("HPUC") to provide water service in the Waikoloa area of Hawaii County, State of Hawaii.
Waikoloa Village Center LLC, ("Applicant"), has requested water service for a
development on TMK (3) 6-8-003: 041 referred to as Lot 5A as reflected on the attached Exhibit
4 provided by the applicant. The development will encompass 29.61 acres and includes 15
acres of Industrial Commercial Uses, 11.05 acres of Greenspace and Floodplain, and 3.56
acres of Other Open Space (the "Project").
Applicant has identified demand for water average flow at 0.0675 MGD,
This letter constitutes WHWC's willingness to provide water service to the project with
the following conditions:
1. Applicant will execute an Extension Agreement with WHWC for the project within one
(1) year after the date of this Will Serve Letter or it will automatically terminate and
become void.
2. The full amount of any contribution in aid of construction ("CIAC") fees shall be payable
when the extension agreement is executed and based on the tariff in effect at the time.
Based on applicant supplied information, the fee would be $337,500 if paid today. The
Extension Agreement itself will automatically terminate as to any unused capacity if the
Project is not completed within two (2) years after the date of the Extension Agreement.
Sincerely,
444 J,:�eo
Robert Stout
Accounting Manager
Quality. Service. Value.
hawaiiwaterservice.com
JOSH GREEN, M.D.
GOVERNORj9.Sg'`Y y'
KE KIA'AINA
irk �
STATE OF HAWAII I KA MOKU`AINA `O HAWAII
DEPARTMENT OF TRANSPORTATION I KA `OIHANA ALAKAU
869 PUNCHBOWL STREET
HONOLULU. HAWAII 96813-5097
November 16, 2023
Mr. Zendo Kern
Planning Director
County of Hawaii
Planning Department
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Attention: Jessica Andrews
Dear Mr. Kern:
Subject: Request for Comment for Change of Zoning (PL-REZ-2023-000052)
Waikoloa Village Center LLC — Lot 5A
Waikoloa, South Kohala, Hawaii
Tax Map Key No. (3) 6-8-003: 041 (Por.)
EDWIN H. SNIFFEN
DIRECTOR
KA LUNA HO'OKELE
Deputy Directors
Na Hope Luna Ho'okele
DREANALEE K. KALILI
TAMMY L. LEE
ROBIN K. SHISHIDO
IN REPLY REFER TO:
STP 00326.23
HWY-PL 23-2.3622
Thank you for your letter requesting our comments on the subject application which includes a Traffic
Impact Analysis Report (TIAR) dated September 2023. The 26 acre site is proposed to be rezoned from
Open District to Industrial -Commercial Mixed District.
The project proposes to develop 15 acres for light industrial use and an additional I I acres for flood
control and greenway purposes. The proposed site will provide 156 parking spaces for the tenants. The
primary access to the project site will be from Waikoloa Road (county road) via Hale Hana Street (private
road).
Based on our review of the TIAR, the Hawaii Department of Transportation finds that the proposed
project does not appear to significantly impact the state highway system. If there are any unexpected
traffic issues attributed to the project, the applicant shall mitigate them to the satisfaction of the Hawaii
District engineer at no cost to the state.
If you have any questions, please contact Jeyan Thirugnanam, Land Use Planning Engineer, Planning
Branch at (808) 587-6366 or by email at.leyan.thirugnanam@hawaii.gov. Please reference file review
number PL 2023-103.
Sincerely,
EDWIN H. SNIFFEN
Director of Transportation
Planning Dept.
Exhibit 3
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE: November 3, 2023
790"W0449 iL
TO: Zendo Kern, Planning Director
FROM: Department of Public Works, Engineering Division
SUBJECT: CHANGE OF ZONE APPLICATION (PL-REZ-2023-000052)
Request: Open (0) to Industrial -Commercial Mixed -20 Acres (MCX-20)
Applicant: Waikoloa Village Center LLC
TM K: 6-8-003:041
We have reviewed your submittal and offer the following comments for your
consideration:
1. All activities shall comply with the requirements of Hawaii County Code (HCC),
Chapter 10, Erosion and Sedimentary Control.
2. All development -generated runoff shall be disposed of on site and not directed
toward any adjacent properties. A drainage study shall be prepared and the
recommended drainage system shall be constructed meeting the approval of the
Department of Public Works, Engineering Division.
3. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate
Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is
an area determined to be outside the 500 -year floodplain.
4. All connections and construction within Waikoloa Road and Pua Melia Street shall
conform to Chapter 22, County Streets, of the Hawaii County Code.
5. Install streetlights and traffic control devices as may be required by the Traffic
Division, Department of Public Works. The applicant shall be responsible for the
design, purchase, and installation of such devices.
Questions may be referred to Robyn Matsumoto at 961-8924.
Planning Dap;.
Exhibit 4
County of Hawaii is an Equal Opportunity Provider and Employer
d, �V} s N.
Mitchell D. Roth Ramzi I. Mansour
Mayor Director
0►
Lee Lord
Brenda Iokepa-Moses
Managing Director Deputy Director
County of Hawaii
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuando`a Street, Suite 41 - Hilo, Hawai'i 96720 • cohdem@hawaiicounty.gov
Ph: (808) 961-8083 • Fax: (808) 961-8086
MEMORANDUM
TO: Zendo Kern, Director
Planning Department
FROM: Ramzi I. Mansour, Direcauyvac,_ ,c� . U- f ti'
Department of Environmental Management tj
DATE: October 30, 2023
SUBJECT: Change of Zone Application (PL-REZ-2023-000052)
Request: Open (0) to Industrial -Commercial Mixed -20 Acres (MCX-20)
Applicant: Waikoloa Village Center LLC
Tax Map Key: (3) 6-8-003:041 (por.); Waikoloa, South Kohala, Hawaii
The Solid Waste Division has reviewed the subject application and has provides the following
comments (Contact the Solid Waste Division for more details):
• Commercial operations, State and Federal agencies, religious entities and non-profit
organizations may not use transfer stations for disposal.
• Aggregates and any other construction/demolition waste should be responsibly reused to
its fullest extent.
• Ample room should be provided for rubbish and recycling.
• Green waste may be transported to the green waste sites located at the West Hawaii
Organics Facility and East Hawaii Organics Facility, or other suitable diversion
programs.
• Construction and demolition waste is prohibited at all County Transfer Stations.
• Paragraph 31 refers to "two landfills." The South Hilo Sanitary Landfill is closed.
The Wastewater Division has reviewed the subject application and provides the following
comments (contact the Wastewater Division for details):
• No County sewer system in area. Applicant shall follow Hawaii Department of Health,
and all other applicable federal, state, and county regulations.
Planning Dept.
Exhibit 5
County of Hawai'i is an Equal Opportunity Provider and Employer
Mitchell 1). Roth
.kI'll ew
October 18, 2023
County of Hawaf i
PQLTCIE. DEPARTMENT
341) ktiaprolam S[rccl • I filo. I la%kai'i 1)672U-31)98
( 908) 9_i5-33 1 1 I' ax ( 808) 961-2389
TO ZENDO KERN, PLANNING DIRECTOR
FROM4NWS`X4IA GOLICE CHIEF
Benjamin T. Mosckowicz
Yu1u rr'lar. I
Reed K. Mahuna
fctirg; lacprelaP(dif r r hwf
COO PLONNI G DEPT
OCT 19 2023 Pm12:49
REM) 14AND DELIVERED
SUBJECT CHANGE OF ZONE APPLICATION (PL-REZ-2023-000052)
REQUEST: OPEN (0) TO INDUSTRIAL -COMMERCIAL MIXED -20 ACRES
(M CX -20 )
APPLICANT; WAIKOLOA VILLAGE CENTER LLC
TAX MAP KEY: (3)6-8-003:041 (POR.); WAIKOLOA, SOUTH KOHALA,
HAWAII
Staff has reviewed the above -referenced change of zone application and provide the following
comments:
The second paragraph of Page 12 of the Waikoloa Light Industrial Center Change of Zoning
Background & County Environmental Report states that police service is provided from both the
Waimea and Kona Stations. It should be noted that the Waimea Police Station is the station
responsible for this area, and the Kona Police Station would only provide service if the Waimea
Station requested additional assistance; this is not a routine occurrence.
Considering the planned development of Hale Hana Street to intersect with Waikoloa Road across
from Ehu Kai Loop, we recommend that the Department of Public Works consider reducing the
Waikoloa Road speed limit so that the 45mph zone starts makai of Ehu Kai Loop and Hale Hana
Street. Currently the speed limit increases from 35mph to 45 mph just mauka of those streets.
If you have any additional questions or concerns regarding this matter, please feel free to contact
Captain Jeremie Evangelista, Commander of our South Kohala District, at (808) 887-3080 or via
email at Jeremie.evangelista@hawgiicoun . ocLv.
Planning Dept.
Exhibit 6
Hawaii Count,, is an k'.yual Opportunity Provider and Friployer
South Kohala Traffic Safety Committee
P.O. Box 2874
Kamuela, HI 96743
SKTSCsecretary@gmail.com
November 1, 2023
County of Hawaii, Planning Department
101 Pauahi Street, Suite 3
Hilo, Hawai'i 96720
Attention: Director Zendo Kern
Subject: Change of Zone Application (PL-REZ-2023-000052)
Request: Open (0) to Industrial -Commercial Mixed -20 Acres (MCX-20)
Applicant: Waikoloa Village Center LLC
Tax Map Key: (3) 6-8-003:041 (por.); Waikoloa, South Kohala, Hawai'i
Aloha Director Kern,
The South Kohala Traffic Safety Committee (SKTSC) held a discussion at its October 10, 2023 meeting
regarding the Change of Zone Application for the Waikoloa Light Industrial Center. The South Kohala Traffic
Safety Committee is grateful to be a part of this process, providing an opportunity for community members to
weigh in on projects that may impact traffic safety in South Kohala.
As detailed by the Change of Zoning Report, light industrial and light industrial/commercial mixed-use zoned
properties are lacking in the South Kohala District. Sites of this nature are necessary to limit commuting times
for our local workforce in North Hawai'i and will provide appropriate zoning for businesses, helping to limit
the requirement for special use permits.
Waikoloa Road is a major connector road for Hawai'i Island. Currently, no plans exist to increase the capacity
of Waikoloa Road. Only the forthcoming intersection improvement at Waikoloa Road and Paniolo Avenue
attempts to bring necessary safety measures for this corridor in the vicinity of Waikoloa Village. While the
project application, with its related Traffic Impact Analysis Report (TIAR), identifies an increase of average
vehicular traffic over the next 20 years from a number of factors, the proposed project may not meet the
warrant conditions for intersection signalization as referenced in the Manual on Uniform Traffic Control
Devices (MUTCD). However, the MUTCD also notes that "satisfaction of a traffic signal warrant or warrants
shall not in itself require the installation of a traffic control signal" and that intersection needs should be
analyzed for the benefit of all road users, identify unique physical characteristics of the site, and attempt to
improve upon existing conditions to determine the justification for improvement. At the most recent SKTSC
meeting, community members requested that the proposed four-way intersection at Waikoloa Road and
Ehukai Loop/Hale Hana Street mirror and/or complement the forthcoming intersection improvements slated
for the Waikoloa Road and Paniolo Avenue intersection. The increased traffic and impact to Waikoloa Road at
the Ehukai Loop/Hale Hana Street intersection from the buildout of the proposed Waikoloa Light Industrial
Center and future residential units likely warrant forward -thinking safety improvements at this intersection.
In an attempt to provide greater connectivity in our communities and/or to limit the impact to the Waikoloa
Road and Ehukai Loop/Hale Hana Street intersection, a properly improved connection to Pua Melia Street
should be identified. This access would give users a secondary means to access the site and businesses while
distributing vehicular traffic across the connected roadways. This link would help to drive business
affiliations and create greater access within the commercial center that is defined by the South Kohala
Community Development Plan.
Planning Dept.
Exhibit 7
SKTSC appreciates the additional recommendations as detailed in the TIAR to provide additional safety
features for pedestrians and cyclists. Additionally, as the proposed project is developed, along with the
referenced 300+ multi -family residential units, it will be necessary to identify an appropriate location for
users to access the County of Hawaii public transit system.
Thank you for allowing the South Kohala Traffic Safety Committee an opportunity to comment and weigh in
on this project. Please feel free to contact me with any questions at sktscsecretary@gmail.com.
Mahalo,
James Hustace, Chairman
South Kohala Traffic Safety Committee
voA1K0lioa`AVIirAGE
68-1792 MELIA STREET
P.O. BOX 383910
WAIKOLOA, HAWAII 96738
www.waikoloa.org
SENT VIA EMAIL TO: planning(a�,hawaiicounty. gov
November 13, 2023
Leeward Planning Commission
County of Hawaii, Planning Department
74-5044 Ane Keohokalole Highway
Kailua-Kona, HI 96740
Re: Notice of Submittlof Rezoning Application (PL-REZ-2023-000052)
Request: Open (0) to Industrial -Commercial Mixed (MCX-20)
Applicant: Waikoloa Village Center, LLC
Waikoloa, South Kohala, Hawai'i, Tax Map Key 6-8-003: 041 (portion)
To Whom it May Concern:
The Waikoloa Village Association supports Waikoloa Village Center, LLC's application to rezone
a 26.052 acre portion of the subject property consisting of 29.610 acres from Open (0) to
Industrial -Commercial Mixed (MC20), however, provides the following comments on the
application.
While it is anticipated that our concerns will be addressed through the Leeward Commission's
review of the application and Permitting process upon the Special Permit being approved, the
following are noted:
Traffic Mitigation: A number of applications have been submitted to the Planning
Department relating to the development of parcels in the general area south of the
Waikoloa Road/Paniolo Avenue/Pua Melia Street Intersection and down to the proposed
access entry to this subject application.
It is recommended that the County Planning Department perform their due diligence on
ensuring that any planning approvals address current and future traffic mitigation for the
area and especially access onto Waikoloa Road.
Planning Dept.
Exhibit 8
Administration Golf Club Tennis Environmental Control Pool Facsimile
(808) 883-9422 (808) 883-9621 (808) 883-9622 (808) 883-8888 (808) 883-9704 (808) 883-9246
Special Permit Application (PL-REZ-2023-000052)
November 13, 2023
Page 2 of 2
Respectfully submitted,
On behalf of the Board of Directors
Roger E. sig
General Manager
Waikoloa Village Association
Email: gm a wvagolf com
Phone: (808) 895-7102
jgff SidneyFuke, Planning Consultant
R0. Box98 -Hilo, Hawaii 96720
Cell: (808)) 989-0640
A74ew E -mall: sidneyfuke@gmail.com
November 21, 2023
Mr. Zendo Kern, Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, HI 96720
Dear Mr. Kern:
Subject: Response to Agency Comments
Rezoning Application — Waikoloa Village Center, LLC
TMK:6-S-003:041 or iPL-REZ-2023-000052
• Planning • Variance • Zoning
• Subdivision • Land Use Perrnits
• Environmental Aeporis
This is in response to agency comments to date regarding the subject application.
1. Department of Public Works "DPW": As the site is designated Zone "X" on the
Flood Insurance Rate Map, it is unlikely that there will be any significant drainage -
related issues. Nonetheless, any land disturbance activities will be performed in
accordance with approved grading/grubbing permits issued pursuant to Chapter 10,
Erosion and Sedimentary Control of the Hawai'i County Code.
Further, a site drainage plan will be prepared as part of the Plan Approval process
and its approved findings incorporated into the appropriate building and related
construction plans. Those plans, when implemented, will assure that site generated
water will be disposed on site and not directed to any adjacent properties.
Further, any driveway connections to Waikoloa Road and Pua Melia Street will
adhere to the sight distance, access and related requirements of Chapter 22, Hawaii
County Code. Streetlights and traffic control devices, as may be required by the
DPW -Highways, will also be installed during the construction phase of the project.
2. Police Department ("PDD: The PD noted essentially that, in this area, the Kona
Police Station serves as a backup to the Waimea Station. It also recommended that
the speed limit in the area of the project's proposed connection at Waikoloa Road be
reduced to 35mph. The applicant supports that concept and has no objections to that
recommendation. If so, that action roust be taken by the County Council, upon
receipt of the administration's recommendation.
3. Department of Environmental Mann ement "DEM" : The Solid Waste Division
noted that the project's waste cannot be disposed at any transfer stations. The
applicant understands and accepts that requirement. Further, to the extent feasible,
Planning Dept.
Exhibit 9
Mr. Zendo Kern, Director
November 21, 2023
Page 2
the applicant intends to minimize the site's limited green waste by mulching and
using them on-site. Recycling will be encouraged within the project site through the
placement of waste separation bins.
The Wastewater Division noted that since there is no County sewer in this area, the
project's waste disposal system must comply with the requirements of the State
Department of Health. Please note that the project will connect to the private sewer
system in this area, a system that is regulated by the Public Utilities Commission and
developed and operated consistent with the State Department of Health's
requirements.
We trust that this sufficiently responds to the agency comments to date. If not or if
there are questions relating to this matter, please feel free to direct them to me. Thank you
very much_
Sincerely,
rV
SIDNEY . FUKE
Planning Consultant
Copy — Mr. Greg Brown, Waikoloa Village Center, LLC via email
SidneyFuke, Planning Consultant
P.O. Box 1345 • Hilo, Hawai'i 96720
Cell: (808) 989-0640
E-mail: sidneyfuke@gmaii.com
November 28, 2023
Mr. Zendo Kern, Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, HI 96720
Dear Mr. Kern:
Subject: Response to Agency and Public Comments
Rezoning Application — Waikoloa Village Center, LLC
TMK: 6-8-003: 041 (por) (PL-REZ-2023-000052)
• Planning • Variance • Zoning
• Subdivision • Land Use Permits
• Environmental Reports
This is in response to comments from the State Department of Transportation, South
Kohala Traffic Safety Committee, and Waikoloa Village Association regarding the subject
application.
1. Department of Transportation ("DOT": The DOT, after reviewing the Traffic
Impact Analysis Report ("TIAR"), concluded that the "proposed project does not
appear to significantly impact the state highway system." It added that if there are
"unexpected traffic issues", the applicant shall mitigate them at no cost to the State.
The applicant will comply with any of the applicable requirements of the DOT.
2. _Waikoloa Villal?e Association ("WVA") and South Kohala Traffic Safety Committee
"SKTSC" :
The WA noted its support of the proposed rezoning. It did, however, request that
the County Planning Department address the project's traffic impact to Waikoloa
Road, be it from Pua Melia Street, Paniolo Avenue, and the project's new direct
entry, which would replace the existing entry leading to the quarry.
In summary, the SKTSC offered the following comments:
a. due to the projected traffic impact of this project combined with the future
residential units in this area, "the four-way intersection at Waikoloa Road
and Ehukai Loop/Hale Hana Street mirror and/or complement the
forthcoming intersection improvements slated for the Waikoloa Road and
Paniolo Avenue intersection."
b. in the interest of connectivity and to reduce the impact to the intersection of
Waikoloa Road and Ehukai Loop/Hale Hana Street, "a properly improved
connection to Pua Melia Street should be identified."
Planning Dept.
Exhibit 10
Mr. Zendo Kern, Director
November 28, 2023
Page 2
In reviewing these comments, the preparer/author (AECOM) of the TIAR informed
this office that the comments have already been addressed in the TIAR. The TIAR
assessed not only the project's traffic impact, but impacts from the proposed and
already, zed residential developments adjoining the subject site, as well as the
actual ground conditions, specifically, the major drainageway that separates the
project site from Pua Melia Street.
Upon full build out, this area will have two accesses. The existing "Quarry Road"
from Waikoloa Road would be relocated further mauka and within the project site
and directly across Ehukai Loop Road. This new road would serve not only the
project site but an adjoining multiple -family residential zoned property. A new road
would extend from Pua Melia Street to Waikoloa Road, directly across Uluwehi
Street was proposed, but was only for emergency vehicle access.
The traffic analysis did not route any of the generated traffic onto the connection
between the project site and Pua Melia Street. The analysis indicated that the
Waikoloa Road and Ehukai Loop/Hale Hana Street intersection would operate at a
reasonable level with the proposed development even without routing traffic onto a
proposed road between the project site and Pua Melia Street. A proposed road
connecting to Pua Melia Street would not be needed for sufficient traffic operations
at the proposed Waikoloa Light Industrial Center site.
As recommended by the TIAR, a dedicated left turn lane will be constructed at the
project's new access from Waikoloa Road directly across Ehukai Loop Road. From
Pua Melia Road, however, there will be only an emergency access road, due in large
part to the major drainageway that separates the project site from Pua Melia Street.
Nonetheless, as recommended by the TIAR, should traffic signals be warranted at
the intersection of Pua Melia and Waikoloa Road, the project would participate in its
fair share contribution to have those lights installed.
The intersection at Waikoloa Road and Paniolo Avenue is set to be improved with a
roundabout. It appears that the SKTSC is suggesting that the project's proposed new
intersection at Ehukai Loop Road also be designed with a roundabout. The applicant
has no objection to participating in its equitable share of having a roundabout
constructed at this intersection. At this point in time, however, as recommended by
the TIAR, it is committed to providing only a new dedicated left turn median at
Waikoloa Road and associated improvements to accommodate this mitigation.
It should be noted, however, that the TIAR concluded that while signalization may
be eventually warranted at the Waikoloa Road/Pua Melia Street/Greens Driveway
Mr. Zendo Kern, Director
November 28, 2023
Page 3
intersection and that the Waikoloa Road/Ehukai Loop require further traffic
monitoring to determine whether any improvements can be justified.
We trust that this sufficiently responds those comments to date. If not or if there are
questions relating to this matter, please feel free to direct them to me. Thank you very
much.
Sincerely,
SIDNEY M. FUKE
Planning Consultant
Copy — Mr. Greg Brown, Waikoloa Village Center, LLC via email
Mr. Jefferson Young, AECOM via email
Mr. Tom Schnell, PBR Hawaii via email
Andrews, Jessica
From:
Sunny Rosario <srosario@pbrhawaii.com>
Sent:
Thursday, December 21, 2023 9:25 AM
To:
Andrews, Jessica; Tom Schnell
Cc:
Greg Brown; Sidney Fuke; Scott Trenery
Subject:
RE: Waikoloa Light Industrial Center COZ Comments
Aloha Jessica,
Kathleen Huckabay sent an email which I've included below:
From: Kathleen Huckabay <kdhuckabay@gmail.com.growthzoneapp.com>
Sent: Thursday, November 9, 2023 8:29 AM
To: sidneyfuke@gmail.com
Subject: A visitor to the directory has sent you a message: Waikoloa Light Industrial Center
A visitor to the directory has sent you a message.
From: Kathleen Huckabay
Email: kdhuckabay@gmail.com
Subject: Waikoloa Light Industrial Center
Message: I provided Roger Wehrsig with information not included on the report. Also provided to the planning
department
I have been reading the background and Environmental Report and it is lacking in several significant areas.
The transportation report only includes traffic from Waikoloa whereas, if
successful it will likely have a broader capture area especially if it has storage lockers,
.Perhaps that is why they are assuming that most folks will bike there. The information provided by Mike Konowicz does
not include the about 800 apartments, townhouses and club house over there.
My phone number is 808-333-5302
The flood insurance rate shows that the project area has a slight chance of flooding. However, flooding does occur if
there are extreme storm events (Kona lows).
A portion of the project is in the army cleared area though a portion of that area is designated as an exception area.
Michael Konowicz has suggested that there is an MOU that states that the county cannot put in a roundabout but must
put in stop lights.
Given that there is no good reason to create a light industrial area and the extensive development planned for this
property will heavily impact Waikoloa Rd. it should not move forward.
This impact would be even higher if there are storage units at the facility
Mahalo,
Sunny Rosario
Planner
Planning Dep;.
Exhibit 11
DeVera, Ashley
From: Randy Anderle < randyanderle@yahoo.com >
Sent: Tuesday, November 28, 2023 3:43 PM
To: Andrews, Jessica
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Aloha Jessica,
My name is Randy Anderle and I am a resident of Waikoloa Village, and I work in the construction industry
and I have no where to store my tools. Currently to have storage I need to drive all the way to Kona which is
creating more traffic and costing me more money in fuel. Considering most of my work is in Waikoloa Beach
resort, Mauna Lani Resort and Mauna Kea Resort, magnifies these issues. There is a huge need for this in our
Waikoloa Village community, please allow this to go through.
Mahalo for you time and consideration of my request,
Randy Anderle
Planning Dept.
Exhibit 12
DeVera, Ashley
From: marty.cdb@gmail.com
Sent: Friday, December 1, 2023 10:31 AM
To: Andrews, Jessica
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Attachments: 20231201 Waikaloa Vulage Project.pdf
Aloha,
Please see the attached letter in support of the proposed Light Industrial Zoning for the
Waikoloa Village Center.
Best Regards,
Marty Cooper
CWA Ventures, LLC - License 7350-A, Principal Architect
Cooper Design Build, Inc. - License BC 27530, RME / General Contractor
246 Papa Place Unit 2, Kahului, HI
PO Box 1062, Puunene, Hawaii 96784
Cell: 808 870 3274
Planning Dept.
Exhibit 13
1
Ms. Jessica Andrews
Planning Department
County of Hawai'i
Via email
December 1, 2023
CWA Ventures, LLC
PO Box 1062
Puunene, Hi 96784
808 870 3 274 Cell
Re: Proposed Light Industrial Zoning for:
Waikoloa Village Center
Waikoloa, Hawai'i
Aloha Ms. Andrews,
am a Hawai'i state licensed Architect and General Contractor; since 1992 and
2005 respectively. I am writing to you today in support of the Waikoloa Village
Center being rezoned to Light Industrial Zoning.
My wife and I chose to relocate to Waiki'i a number of years ago and have been
taking care of our Kapuna, on Maui, prior to being able to move full time to the
Big Island. First my parents, who have recently deceased, and now Lahela's
mom.
Living part time in a Waiki'i rental necessitates that we have access to some sort
of flexible storage. Wailea Self Storage does an awesome job for us but they are
completely filled; all the time. And as more and more of our keiki grow up and
start families; the small "affordable" houses that they are unfortunately stuck with;
also, don't have sufficient storage.
And as a contractor, I have to beg and borrow for storage space; just for basic
tool and material storage.
I am familiar with the Waikoloa Village Center proposal. I think it is a great fit for
Waikoloa. If approved and built, I believe that it will provide support to our
islands young and old families alike. There is a huge need for more storage
space in the Kona / Kohala and Hamakua districts.
I also note that the proposed change in zoning aligns with the South Kohala
Community Development plan.
Respectfully submitted,
CWA Ventures, LLC
Marti V. ooper
PrinciiDY Architect
DeVera, Ashley
From: Colby Coghill <colbycoghill@gmail.com>
Sent: Wednesday, December 6, 2023 4:23 PM
To: Andrews, Jessica
Subject: "Proposed Industrial Rezoning -Waikoloa Village Center LLC"
Aloha my name is Colby Coghill
I have lived in Waikoloa Village my whole life of 27 years. I work in the construction trades, and have a growing family,
with more things needing to be stored and moved it's come to my notice I have no where to store my tools or extra
belongings. Currently to have storage I need to drive all the way to Kona which is creating more traffic, time away from
home and costing me more money in fuel. There is a huge need for this in our Waikoloa village community and would be
beneficial for the residents of the community.
Planning Dep,.
Exhibit 14
DeVera, Ashley
From: Blake Patterson <blake@rodeofame.com>
Sent: Wednesday, December 6, 2023 5:33 PM
To: Andrews, Jessica
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Aloha Jessica,
I hope this message finds you well. I am writing to express my enthusiastic support for the proposed
rezoning of Waikoloa Village Center for Light Industrial use. This initiative holds immense potential to
address crucial needs within our community for storage and light industrial spaces, benefiting us in
several significant ways:
1. Addressing Community Needs: There's a substantial demand within our community for
accessible storage and light industrial spaces. By rezoning the Waikoloa Village Center, we can
provide convenient solutions locally, reducing the need for residents to commute to Kona,
consequently minimizing traffic congestion and enhancing local convenience.
2. Alignment with Development Plans: The proposed rezoning is in harmony with the general
plan and the established development plans for Waikoloa Village. It reflects a thoughtful
approach towards growth and development that meets the evolving needs of our community.
3. Fostering Community Growth: Introducing light industrial facilities not only fulfills immediate
needs but also fosters growth opportunities for local businesses. It encourages
entrepreneurship, supports economic development, and enhances the self-sufficiency of our
community.
I know personally the stress of moving from a place where we own furniture to a furnished place and
having nowhere to store our items. This rezoning would alleviate such stress for many in our
community facing similar challenges.
I firmly believe that rezoning the Waikoloa Village Center will significantly benefit our community.
Thank you for your dedication to our community's progress. Your consideration of this rezoning
proposal is deeply appreciated.
Mahalo.,
Blake Patterson
Planning Dept.
Exhibit 15
1
DeVera, Ashley
From: Mel Vigilla <mel.vigilla@epinc.pro>
Sent: Thursday, December 7, 2023 3:11 PM
To: Andrews, Jessica
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Aloha Jessica,
My name is Mel Vigilla, and I am an Engineer at Engineering Partners, Inc. in Hilo. I am very familiar with
this project and how it will affect our community.
Our community in Hawaii is in huge need of storage and light industrial spaces with our limited
resources. Having the Waikoloa Village Center rezoned will allow the reduction of traffic as those who
have storage needs must drive to Kona. Our developmental plan is consistent with the general plan
already in place, however, the proposed condition to add more stop lights on Waikoloa Road will create
traffic and is possibly not a need at this time. I' d like to add that the proposed plan also improves drainage
by getting water off of Pua Melia Street and the existing Fire Station.
I am in support of the proposed industrial rezoning for Waikoloa Village Center.
Thanks,
Mel
Mel Vigilla, P.E. I Engineer
ENGINEERING PARTNERS
Direct (808) 930-7847 Main (808) 933-7900
mel.vigilla .epinc.pro www.epinc.pro
15 Hawaii I Las Vegas
Planning Dep;.
Exhibit 16 1
From: Mel Vigilla
To: LPCtestimonv
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Date: Friday, December 8, 2023 9:26:57 AM
Aloha Jessica,
My name is Mel Vigilla, and I am an Engineer at Engineering Partners, Inc. in Hilo. I am very
familiar with this project and how it will affect our community.
Our community in Hawaii is in huge need of storage and light industrial spaces with our
limited resources. Having the Waikoloa Village Center rezoned will allow the reduction of
traffic as those who have storage needs must drive to Kona. Our developmental plan is
consistent with the general plan already in place, however, the proposed condition to add more
stop lights on Waikoloa Road will create traffic and is possibly not a need at this time. I'd like
to add that the proposed plan also improves drainage by getting water off of Pua Melia Street
and the existing Fire Station.
I am in support of the proposed industrial rezoning for Waikoloa Village Center.
Thanks,
Mel
Mel Vigilla, P.E. I Engineer
ENGINEERING PARTNERS
Direct (808) 930-7847 Main (808) 933-7900
mel.vigilla(cD.eoinc.pro www.epinc.pro
Hawaii I Las Vegas
DeVera, Ashley
From: Noleen Mendes <nmendes57@gmail.com>
Sent: Sunday, December 10, 2023 11:27 PM
To: Andrews, Jessica
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Aloha Jessica,
I am writing in support of the zoning change for the Waikoloa Village Center LLC, taking 26 acres of open space on the
south side of Waikoloa Road and rezoning it to a Light industrial space. There is a huge need in the community for this
Light industrial space, which will include construction of a storage facility. Many in the community would agree that a
storage facility is desperately needed in the village!!.
As residents of Waikoloa Village, we have run into the problem of trying to secure storage space in Waimea as their
waiting list was a bit long. We ended up having to rent a unit in Kona, which made it difficult and inconvenient for us to
travel 45 minutes to pick up what we needed. With certain stores and facilities close by, the convenience would make a
major difference n the lives of the residents here as well as a reduction in traffic going over to Kona. Time is of the
essence and always valuable. Having what we need only a few minutes away would increase time that parents can
spend with their keiki.
Furthermore, this Light industrial space would be a good fit among the landscape of recent and future development in
Waikoloa Village, especially with the ongoing construction of new homes in the village. To deny rezoning for the project
to move ahead would be to deny the residents of Waikoloa Village with the services of businesses the industrial space
could provide.
We ask that you would highly consider granting the rezoning as a step forward in the right direction.
Sincerely,
Howard Mendes & Noleen Kua-Mendes
68-3890 Lua Kula Street #1504
Waikoloa, HI 96738
Planning Dept.
Exhibit 17
From: bonbons.gualm Os(�Oicloud.com
To: LPCtestimony
Subject: Proposed Industrial Rezoning -Waikoloa Village Center LLC
Date: Tuesday, January 2, 2024 1:20:23 PM
Aloha,
I am in support of the proposed industrial rezoning for Waikoloa Village Center.
Planning Dep;.
Exhibit 18
Andrews, Jessica
From:
Tom Schnell <tschnell@pbrhawaii.com>
Sent:
Thursday, December 21, 2023 2:56 PM
To:
kdhuckabay@gmail.com
Cc:
Sidney Fuke; 'Greg Brown'; Andrews, Jessica
Subject:
RE: A visitor to the directory has sent you a message: Waikoloa Light Industrial Center
Attachments:
2023-12-21 Kathleen Huckabay Response.pdf
Dear Ms. Huckabay,
Thank you for your email sent Thursday, November 9, 2023, to Sidney Fuke (sidneyfuke@gmail.com) regarding the
Waikoloa Light Industrial Center Change of Zoning (COZ) Application. Your email is included below.
On behalf of Waikoloa Village Center LLC (the COZ Applicant) PBR HAWAII is responding to your comments with the
attached letter.
Sidney Fuke, Greg Brown (COZ Applicant), and Jessica Andrews from the Hawaii County Planning Department are also
copied on this email.
Tom Schnell, AICP
Vice President
PBR HAWAII
Phone: 808-521-5631
%I11M121 Mobile: 808 561-7978
PBR HA\�'AI I
&ASSOCIATES-INO. Finail-
tschnell@pbrhawaii.com
From: Kathleen Huckabay <kdhuckabay@gmail.com.growthzoneapp.com>
Sent: Thursday, November 9, 2023 8:29 AM
To: sidneyfuke@gmail.com
Subject: A visitor to the directory has sent you a message: Waikoloa Light Industrial Center
A visitor to the directory has sent you a message.
From: Kathleen Huckabay
Email: kdhuckabay@gmail.com
Subject: Waikoloa Light Industrial Center
Message: I provided Roger Wehrsig with information not included on the report. Also provided to the planning
department
I have been reading the background and Environmental Report and it is lacking in several significant areas.
The transportation report only includes traffic from Waikoloa whereas, if
successful it will likely have a broader capture area especially if it has storage lockers,
Planning De:
Exhibit 19
.Perhaps that is why they are assuming that most folks will bike there. The information provided by Mike Konowicz does
not include the about 800 apartments, townhouses and club house over there.
My phone number is 808-333-5302
The flood insurance rate shows that the project area has a slight chance of flooding. However, flooding does occur if
there are extreme storm events (Kona lows).
A portion of the project is in the army cleared area though a portion of that area is designated as an exception area.
Michael Konowicz has suggested that there is an MOU that states that the county cannot put in a roundabout but must
put in stop lights.
Given that there is no good reason to create a light industrial area and the extensive development planned for this
property will heavily impact Waikoloa Rd. it should not move forward.
This impact would be even higher if there are storage units at the facility
Please do not reply directly to this email. The originating email account is not monitored. Please use caution in
determining whether to respond. This message originates from a public website. Your email address was not provided to
the website visitor; the visitor filled out a form requesting that you be contacted with this message.
2
ETSUYO KILA
SeniorAssociate
The TIAR accounted for traffic for light industrial uses of a self -storage facility and flexible -
GREG NAKAI
use buildings for industrial -commercial business to serve area residents and businesses.
,I
December 21, 2023
PBR HAWAII
consistent with the RM 1.5 zoning. If, and when, the adjacent property is developed,
&ASSOCIATES, INC.
Kathleen Huckabay
Via email: kdhuckabay@gmail.com
R. STAN DUNCAN, ASLA
the TIAR recognized future traffic growth in the area, including from the Waikoloa Plaza
President/ Chan own
SUBJECT: WAIKOLOA LIGHT INDUSTRIAL CENTER CHANGE OF ZONING APPLICATION (PL -
RUSSELL Y. L CHUNG, FASLA
Executive Vice-President/Principal
REZ- 2023- 000052)
VINCENT SHIGEKUNI
Seioorl"ire Pre_vdent/Principal
Dear Ms. Huckabay,
GRANT T. MURAKAMI, AICR LEED' AP BD+C
from the Waikoloa Light Industrial Center and multi -family residential units on the adjacent
Senior Vice-President/Principal
Thank you for your email sent Thursday, November 9, 2023 to Sidney Fuke
KIMI MIKAMI YUEN, LEED° AP BD+C
Vice-President/Principal
(sidneyfuke@gmail.com) regarding the Waikoloa Light Industrial Center Change of Zoning
(COZ) Application. On behalf of Waikoloa Village Center LLC, the COZ Applicant, PBR HAWAII is
CATIE CULLISON, AICP
Vice-President/Principal
responding to your comments.
TOM SCHNELL, AICP
Vice-President/Principal
Below your comments are listed in the order stated in your email and responses are provided.
RAYMOND T. RIGA, ASLA
Associate Principal
1. The transportation report only includes traffic from Waikoloa whereas, If successful It will
MARC SHIMATSU, ASLA
Associate Principal
likely have a broader capture area especially if it has storage lockers. Perhaps that is why
DACHENG DONG, LEED®AP
they are assuming that most folks will bike there.
Associate Principal
NATHALIERAzo
Response: Access to the Waikoloa Light Industrial Center will be from Waikoloa Road via a
Associate Principal
new road through TMK (3) 6-8-003: 032. At the intersection with Waikoloa Road the new
ANN MIKIKO BOUSLOG, PhD
Director ofLandEconomics & Real Estate
road, called Hale Hana Street, will be designed to line up with'Ehukai Loop to form a four-
RAMSAY R. M.TAUM
way intersection with'Ehukai Loop and Waikoloa Road. The Traffic Impact Analysis Report
Cultural Sustainability Planner
(TZAR) studied the impact of the Waikoloa Light Industrial Center and the realignment of
MICAH MCMILLEN, ASLA, LEED°'AP
this intersection.
Senior Associate
ETSUYO KILA
SeniorAssociate
The TIAR accounted for traffic for light industrial uses of a self -storage facility and flexible -
GREG NAKAI
use buildings for industrial -commercial business to serve area residents and businesses.
Senior Associate
The TIAR also accounted for the adjacent property (TMK (3) 6-8-003:032) being developed
NICOLE SNXANSON, ASLA
consistent with the RM 1.5 zoning. If, and when, the adjacent property is developed,
Associate
conditions modes of not assume most
approximately 329 multi -family residential units, at most, could be developed. In addition,
BRADLEY FURUYA, AICP
Associ,rt,
the TIAR recognized future traffic growth in the area, including from the Waikoloa Plaza
retail -office complex and the various Lofts at Waikoloa developments.
THOMAS S. WITTEN, FASLA
Chairman Emeritus
W. FRANK BRANDT, FASLA
Based on these factors, the TIAR analyzed the projected traffic impact on Waikoloa Road
Founding Partner
from the Waikoloa Light Industrial Center and multi -family residential units on the adjacent
property.
E-mail:sysadmin@pbrhawalLcom will bike to the Waikoloa Light Industrial Center.
printed on recycled paper
PLANNING • LANDSCAPE ARCHITECTURE • ENA-1R0AAIE\TAL STUDIES • E\TITLE VIE\TS PER .NIITT1AG • CRAPHIC DESIGN
Besides vehicle traffic impacts, the TIAR includes discussion of existing pedestrian, bicycle,
1001 Bishop Street, Suite 650
Honolulu, HawaP[ 96813-3484
and public transit conditions in the area and makes recommendations regarding future
Tel: (808) 521-5631
for these transportation; however, it does that folks
Fax: (808) 523-1402
conditions modes of not assume most
E-mail:sysadmin@pbrhawalLcom will bike to the Waikoloa Light Industrial Center.
printed on recycled paper
PLANNING • LANDSCAPE ARCHITECTURE • ENA-1R0AAIE\TAL STUDIES • E\TITLE VIE\TS PER .NIITT1AG • CRAPHIC DESIGN
Kathleen Huckabay
SUBJECT:WAIKOLOA LIGHT INDUSTRIAL CENTER CHANGE OF ZONING APPLICATION (PL- REZ- 2023-
000052)
December 21, 2023
Page 2
The TIAR notes that Waikoloa Village and the surrounding area lack light industrial areas. The
nearest light industrial areas, Kaloko Light Industrial Park and the Honokohau Industrial Park in
Kailua-Kona, are approximately 28 miles away from Waikoloa Village. The Waikoloa Light Industrial
Center is expected to reduce the need to travel outside the community to access a light industrial
area. In addition, the TIAR concludes that Waikoloa Light Industrial Center is not expected to
significantly affect the operations of the intersections with Waikoloa Road and the State-owned
Queen Ka'ahumanu Highway or Mamalahoa Highway, the major regional roadways providing access
to and from the Waikoloa Village area.
2. The information provided by Mike Konowicz does not include the about 800 apartments,
townhouses, and club house over there.
Response: As noted in response to your first comment, the TIAR accounted for the property
adjacent to the Waikoloa Light Industrial Center being developed with multi -family residential units
and also recognized future growth in traffic in the area, including from the Waikoloa Plaza retail -
office complex and the various Lofts at Waikoloa developments.
3. The flood insurance rate shows that the project area has a slight chance of flooding. However,
flooding does occur if there are extreme storm events (Kona lows).
Response: The Applicant is aware of the flooding issues in the area and has taken a proactive
approach in designing the Waikoloa Light Industrial Center.
As noted in Section 1.j of the COZ Application, while the Flood Insurance Rate Map (FIRM) shows
that the Project site is within Zone X (outside 0.2% -annual -chance floodplain), 'Auwaiakekua Gulch,
which is the mauka boundary of the Project site, is known to overflow during extreme storm events.
To address potential impacts from flooding, the Applicant commissioned River Focus to analyze
existing conditions and propose improvements to minimize future flooding and improve public
safety. Exhibit 9 of the COZ Application includes the diagrams from River Focus analyzing existing
and proposed conditions.
4. A portion of the project is in the army cleared area though a portion of that area is designated as an
exception area.
Response: The Applicant is aware that the U.S. Army Corps of Engineers' 2013 Former Waikoloa
Maneuver Area map shows the Project site as Cleared Area and portion of the northwestern section
of the Project site is designated as an Exception Area. Exhibit 10 of the COZ shows the portion of
the 2013 Former Waikoloa Maneuver Area map in relation to the Project site.
The reason why a portion of the Project site is designated as an Exception Area is because that area
of the property contains the foundations and associated concrete sidewalks constructed for a
Waikoloa Village employee housing complex in 1970. The complex was sold in 1985, renovated in
1992, and demolished in 2008. Since this area was previously developed, the US. Army Corps of
Engineers' 2013 Former Waikoloa Maneuver Area map shows that area as an Exception Area (within
a Cleared Area).
Kathleen Huckabay
SUBJECT:WAIKOLOA LIGHT INDUSTRIAL CENTER CHANGE OF ZONING APPLICATION (PL- REZ- 2023-
000052)
December 21, 2023
Page 3
5. Michael Konowicz has suggested that there is an MOU that states that the county cannot put in a
roundabout but must put in stop lights.
Response: Neither the Applicant nor the TIAR propose including a roundabout at the realigned
intersection with Waikoloa Road and the new road serving the project (Hale Hana Street), which
will be designed to line up with'Ehukai Loop to form a four-way intersection with'Ehukai Loop and
Waikoloa Road. The TIAR recommends that this intersection be stop -sign controlled at'Ehukai Loop
and Hale Hana Street with separate left -turn lanes in a median within Waikoloa Road to access
'Ehukai Loop and Hale Hana Street.
6. Given that there is no good reason to create a light industrial area and the extensive development
planned for this property will heavily impact Waikoloa Rd. it should not move forward. This impact
would be even higher if there are storage units at the facility.
Response: We acknowledge your opinion but respectfully disagree. The objectives of the Project
are to:
o Provide a range of needed light industrial commercial mixed uses in the Waikoloa Village area.
o Minimize traffic and commuting on Queen Ka'ahumanu Highway and Mamalahoa Highway to
light industrial areas in Kailua-Kona on Queen Ka'ahumanu Highway and Mamalahoa
Highway.
In addition, the analysis provided in the COZ Application (including the TIAR and the proposed flood
control measures) does not show that the Waikoloa Light Industrial Center will have a significant
impact on traffic or other conditions in the area.
Thank you for commenting on the COZ Application. If you would like additional information, please
contact me or Greg Brown, the property owner, who would be glad to meet with you. Greg can be reached
at (808) 283-8326 and gree@bdhawaii.com.
Sincerely,
Tom Schnell, AICP
Principal
Copy to: Jessica Andrews, County of Hawai'i, Planning Department (Jessica.Andrews@hawaiicounty.gov)