HomeMy WebLinkAboutPL-SLU-2022-008-PL-REZ-2022-039 06.14.23 E. Flores Opposition Testimony within 48 hrs From: E. Flores
To: LPCtestimony
Subject: Testimony for LPC Meeting (6-15-23)-Agenda Items: 1&2
Date: Wednesday,June 14, 2023 2:04:15 AM
Attachments: LPC testimony 6-15-23.odf
Aloha,
Attached is written testimony for LPC Meeting (6-15-23)
June 15, 2023 Meeting - Agenda Items:
1 . Applicant: Kaupulehu Land LLC (PL-SLU-2022-000008)
2. Applicant: Kaupulehu Land LLC (PL-REZ-2022-000039)
Also, please include me on the list to provide oral testimony for this meeting.
Mahalo, E. Kalani Flores
June 13, 2023
TO: Leeward Planning Commission - County of Hawaii
LPCtesti mony(cD hawai icou nty.gov
FR: E. Kalani Flores
PO Box 6918, Kamuela, HI 96743
08ef80(a)gmail.com
RE: June 15, 2023 Meeting - Agenda Items:
1. Applicant: Kaupulehu Land LLC (PL-SLU-2022-000008)
2. Applicant: Kaupulehu Land LLC (PL-REZ-2022-000039)
Aloha e Commissioners,
As a Waimea resident located just a few blocks from the proposed project, I including all our
household family members, adamantly OPPOSE this project and call upon the LPC to REJECT
the application for rezoning and state land use amendment for the 64-983 Mamalahoa Hwy.
property for the following reasons:
Proposed project is NOT in compliance with the Hawaii County General Plan (2005)
This proposed project fails to protect significant Agriculture lands by rezoning them and fails to
preserve the rural, ranching character of Waimea as stipulated in the General Plan.
2.4.6.2 South Kohala - Courses of Action
(a) Assist in the development of agriculture by protecting important agricultural land from
urbanization, providing or having provided the necessary capital improvements, such as
water, and working cooperatively with the agricultural sector and government.
(e) Encourage the preservation of the rural, ranching character within the town of Waimea.
Likewise, this proposed project is NOT consistent with the General Plan goals and policies that
pertain to Agriculture.
14.2.2 Agriculture - Goals
(a) Identify, protect and maintain important agriculture lands on the island of Hawaii.
(b) Preserve the agricultural character of the island.
(c) Preserve and enhance opportunities for the expansion of Hawaii's Agricultural Industry.
14.2.3 Aariculture - Policies
(i) Designate, protect and maintain important agricultural lands from urban encroachment.
6) Ensure that development of important agricultural land be primarily for agricultural use.
14.2.4.5.2 South Kohala - Courses of Action
(a) Protect important agricultural lands from urban encroachment.
1
(b) Encourage buffer zones or compatible uses between important agricultural land and
adjacent uses of land.
In addition, this proposed project is NOT consistent with the General Plan goals and policies
that pertain to commercial development. This speculation project has failed to demonstrate the
need for additional retail space in Waimea with many existing vacant retail properties in
Waimea. Also, this project would severely impact the traffic and create further congestion in this
particular area.
14.3.2 Commercial Development- Goals
(b) Provide commercial developments that complement the overall pattern of transportation
and land usage within the island's regions, communities, and neighborhoods.
14.3.3 Commercial Development- Policies
(c) Distribution of commercial areas shall meet the demands of neighborhood, community
and regional needs.
14.3.5.6.2 Courses of Action
(b) Establish controls to insure orderly development and minimize speculation of
commercially zoned lands.
Proposed project is NOT consistent with the South Kohala CDP (2008)
This proposed project fails to meet the guidelines and policies set forth for the Waimea Town as
stipulated in the South Kohala CDP. Instead, this project would remove prime agricultural lands
and push unsightly commercial development further east of the Waimea Town center.
4.2 WAIMEA TOMORROW. WAIMEA CONCEPTUAL PLAN & POLICIES PURPOSE: This
Waimea Town Conceptual Plan presents in graphic and narrative form general guidelines for
the long-range—20+year look-ahead— future of Waimea Town. During the course of the
Community Readiness Process and Waimea Focus Group meetings, five main concerns
were consistently voiced:
• Preserving Waimea's "sense of place"
• Moderating the pace of growth and change in Waimea
• Wise management of natural resources and important agricultural lands
• Development of affordable housing
• Timely construction of transportation and circulation improve
POLICY NO. 2 "RESPONSIBLE GROWTH". MODERATE THE PACE OF GROWTH AND
CHANGE IN WAIMEA
Strategy 2.1 The County should carefully evaluate and condition, as appropriate, any
rezoning that would negatively impact important agricultural lands or culturally, visually and
environmentally important open spaces or resources in Waimea -- Time will be needed to
implement a number of important open space preservation tools and programs, including
acquisition of fee interest or conservation easements for important pu'u and some of the
2
East Waimea farm and ranch lots. While these tools and programs are being put into place,
private lands that are currently zoned A-5a, A-10a, A-20a, orA-40a should retain their
current zoning. Exceptions can be made for affordable housing, agricultural cluster
subdivisions, and small-scale rezonings of 4 lots or less that may assist families in allowing
their children to obtain individual properties.
Proposed project is solely for speculation purposes
Kaupulehu Development LLC, aka John Metzler, is trying to build a 2-story 3-building
commercial development and 4 residential lots on agricultural land in Waimea, as well as a 77
stall parking lot near a busy intersection. John Metzler previously changed the property zoning
from commercial to agricultural in 2003 to avoid paying his fair share of property tax, evading
hundreds of thousands of dollars in property taxes for the past two decades. He is now trying to
change the zoning back to commercial to overdevelop this area of land with two historic former
farming houses. The county of Hawaii property taxes were $27,933.64 in 2002 and by changing
the zoning to agriculture, Metzler drastically decreased taxes on the property for twenty years
and as such only paid $3,969.08 in 2022. Commissioners should NOT entertain this blatant
gaming of the system for merely speculation, financial and development benefits while us as
residents were required to pay our share of property taxes throughout these years.
Proposed project would adversely increase traffic congestion near this area
This proposed project site would only be accessible from the main Mamalahoa Highway with
surrounding residential homes and commercial properties which are already difficult to navigate
as the highway starts to narrow near here when driving west into Waimea Town.
Proposed commercial development scale and size is NOT compatible for this area
This scale and size of this proposed commercial development is too large and NOT compatible
for this area. Likewise, it would degrade the "rural, ranching character" of Waimea. The site is
presently surrounded on both sides by historic ranch and farm houses. In addition, there aren't
any two-story commercial structures in this area. Furthermore, the applicant has demonstrated a
need for additional commercial and retail space for Waimea. In fact, there are a number of
existing vacant retail properties in Waimea.
Proposed project would adversely increase property taxes for residents in this area
This proposed residential development which is being built for the high-end market and not for
the affordable range would only increase the property taxes for residents such as us in this area.
3
6/14/23, 12:17 AM gPublic.net-Hawai'i County,HI-Report:640240270000
COUNTY OF HAWAI'I
Real Property Tax Office
Parcel Information
Parcel Number 640240270000
Location Address 64-983 MAMALAHOA HIGHWAY
Project Name Puukapu Homesteads
Property Class AGRICULTURAL
Property Class refers to Tax Classification ONLY. For Zoning information,please go to
Planning Department GIS Public Layers(hawaiicounty_.gov?or email planning@hawaiicounty_.gov
Neighborhood Code 6426-5
Legal Information LOT 11-A-15.349 AC
Land Area(acres) 5.3490
Land Area(approximate sq ft) 233,002
,Jiew Map
Plat(TMK) Maps
Owner Information
Owner Names Mailing Address
KA'UPULEHU LAND LLC Fee Owner KA'UPULEHU LAND LLC
ATTN:METZLER,JCHN
PO BOX 617
KAPAAU HI 96755 0617
Assessment Information
1 Show Historical Assessments
Market Assessed Market Assessed Total Total Total Total
Land Dedicated Land Building Building Market Assessed Exemption Taxable
Year Property Class Value Use Value Value Value Value Value Value Value Value
2023 AGRICULTURAL $593,500 $3,000 $3,000 $421,500 $421,500 $1,015,000 $424,500 $0 $424,500
Land Information
Property Class Square Footage Acreage Agricultural Use Indicator
AGRICULTURAL 233,002 5.349 Yes
Agricultural Assessment Information
Acres in Production Use Description Agricultural Value
4.849 PASTURE,AG USE $2,037
0.25 HOMESITE $500
0.25 HOMESITE $500
This parcel has land in agricultural usage and therefore agricultural usage assessments have been made.
Residential Improvement Information
Building Number 1 Bedrooms 3
Year Built 1927 Framing DOUBLEWALL
Eff Year Built 1981 Exterior Wall OTHER
Square Feet 1,120 Roof Material CORRUGATED IRON
Total Room Count 5 Heating/AC NONE
Full Baths 2 Fireplace 0
Half Baths 0 Grade 4
Building Number 2 Bedrooms 2
Year Built 1928 Framing DOUBLEWALL
Eff Year Built 1981 Exterior Wall OTHER
Square Feet 656 Roof Material METAL
Total Room Count 4 Heating/AC
Full Baths 1 Fireplace 0
Half Baths 0 Grade 4
Sketches
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Room Type Area
-
A Main Area 1120
B GARAGE WD FR BIDCONC FLOOR 576
C PGRCH UNCEILED WIRAILING 160
D PGRCH UNCEILED WIRAILING 90
T
6 D 6
15
A 55
20 C 4v
8
22
24
24 B 24
24
Building 1
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6/14/23, 12:17 AM gPublic.net-Hawai'i County,HI-Report:640240270000
Room Type Area
A Main Area 656
B OPEN CARPORT BITICONC FLOOR 528
C PORCH UNCEILED WIRAILING 60
16
41 A 41
6
14 C14
6
16
22
24 E 2
22
Building2
Permit Information
The permit data reflected in this section is for the purposes of Real Property Tax assessments.For Building permit information
or updates,please refer to the link below under the Building Division Permit and Inspections Information.
Date Permit Number Reason Status PermitAmount
9/11/2006 B2006-2320H Addition PERMITCOMPLETED $22,000
5/13/2004 B2004-0762K PERMITCOMPLETED $20,000
9/12/2003 036318 PERMITCOMPLETED $16,000
Building Division Permit&Inspections Information
httos://hawa i icou ntvhi-eneraovou b.tvlerhost.net/Apes/SelfService#/home
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6/14/23, 12:17 AM gPublic.net-Hawai'i County,HI-Report:640240270000
Sales Information
Land Court
Sale Instrument Date Document Cert Conveyance
Sale Date Amount Instrument# Instrument Type Description Recorded Number # Book/Page Tax Document Type
06/23/2004 $0 OTHER Mapping Change 06/23/2004 Mapping Change
04/11/2002 $650,000 02-087168 FEE Deed 05/17/2002 650.00 Deed
CONVEYANCE
02/23/2001 $0 01-025604 A/SON FEE Cancel agreement 02/26/2001 Cancel
of sale or subs agreement of sale
orsubs
05/28/1991 $0 0000000000
05/10/1991 $1,100,000 9100065825 A/SON FEE 05/21/1991 550.00
Historical Tax Information
Payments Amount
Year Tax and Credits Penalty Interest Other Due
p+ 2022 $3,969.08 ($3,969.08) $0.00 $0.00 $0.00 $0.00
O+ 2021 $3,090.18 ($3,090.18) $0.00 $0.00 $0.00 $0.00
O+ 2020 $2,969.56 ($2,969.56) $0.00 $0.00 $0.00 $0.00
O+ 2019 $2,762.93 ($2,762.93) $0.00 $0.00 $0.00 $0.00
O+ 2018 $2,452.51 ($2,452.51) $0.00 $0.00 $0.00 $0.00
O+ 2017 $2,418.85 ($2,418.85) $0.00 $0.00 $0.00 $0.00
O+ 2016 $2,339.33 ($2,339.33) $0.00 $0.00 $0.00 $0.00
O+ 2015 $2,132.13 ($2,132.13) $0.00 $0.00 $0.00 $0.00
O+ 2014 $2,151.56 ($2,151.56) $0.00 $0.00 $0.00 $0.00
p+ 2013 $2,062.76 ($2,062.76) $0.00 $0.00 $0.00 $0.00
O+ 2012 $1,846.19 ($1,846.19) $0.00 $0.00 $0.00 $0.00
O+ 2011 $1,859.55 ($1,859.55) $0.00 $0.00 $0.00 $0.00
O+ 2010 $2,135.10 ($2,135.10) $0.00 $0.00 $0.00 $0.00
O+ 2009 $1,754.71 ($1,754.71) $0.00 $0.00 $0.00 $0.00
O+ 2008 $1,770.22 ($1,770.22) $0.00 $0.00 $0.00 $0.00
O+ 2007 $5,184.52 ($5,184.52) $0.00 $0.00 $0.00 $0.00
O+ 2006 $4,152.46 ($4,152.46) $0.00 $0.00 $0.00 $0.00
O+ 2005 $3,407.12 ($3,407.12) $0.00 $0.00 $0.00 $0.00
p+ 2004 $5,061.92 ($5,061.92) $0.00 $0.00 $0.00 $0.00
O+ 2003 $5,050.10 ($5,050.10) $0.00 $0.00 $0.00 $0.00
O+ 2002 $27,933.64 ($27,933.64) $0.00 $0.00 $0.00 $0.00
O+ 2001 $16,592.65 ($16,592.65) ($829.63) ($273.78) $0.00 $0.00
O+ 2000 $49,770.30 ($49,770.30) ($4,147.36) ($6,843.48) $0.00 $0.00
Map
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Chapter 4: Waimea Town Plan
4 WAIMEA TOWN PLAN
4.1 CURRENT AND FUTURE PLANS AND DEVELOPMENTS
4.1.1 POPULATION
FIGURE 4.1: WAIMEA POPULATION 1960-2000
Population of Waimea Town 1960-2000
8000
7000
5972
6000
m
0 5000
0
IL
0 4000
`m
E E 3000
Z 2000
657 756
1000
0
1960 1970 1980 1990 2000
U.S. Census 1960, 1970, 1980, 1990, 2000
As can be seen in the figure above, it appears that the town of Waimea saw a dramatic increase in
population between 1980 and 1990. However, part of the reason for the apparent dramatic
increase in population is that the Census expanded the boundary area of the Waimea Census
Designated Place between 1980 and 1990. In 1980 the Waimea Census Designated Place
consisted of areas mainly surrounding the town center, while the 1990 Waimea Census Designated
Place incorporated areas extending beyond the town center from Mahua St. on the west end to a
little past Mud Lane on the east end and also extending south towards the Waimea Airport. Thus,
with a larger area, the 1990 Census counted significantly more people in Waimea when compared
with the 1980 Census. That said, the 1990 population count is much more reflective of the actual
Waimea community, as compared with the 1980 Census count that was only limited to the town
center area.
Of more relevance to the current CDP process is the increase in population from 1990 to 2000: a
net increase of a little over 1,000 people. There are no accurate numbers available for the current
(May 2008) Waimea population, but based on County building permit records (see "Housing"
section, below), permits were issued in Waimea for a total of 415 units for the years 2003 through
2006, or an average of about 104 units per year. This level of building activity was probably slower
for 2001-02 and for 2007. If about 500 units were built for the years 2001 through 2007, additional
South Kohala CDP November 2008
FINAL Page 55
Chapter 4: Waimea Town Plan
population for that period would have been about 1,500 people — a significant increase for a
relatively small community.
4.1.2 LAND USE
The development pattern in Waimea Town is linear from east to west, and concentrated along
Mamalahoa Highway and Kawaihae Road. Development along these two roadways is spread out
over six miles with the town center approximately at the mid point of the six mile stretch. Important
developments along the highway include the North Hawai'i Community Hospital and the W.M.
Keck Observatory. In part, because of the town's spread out development pattern along the major
highway corridor, traffic congestion is a problem as residents who need to commute to the town
center for daily necessities such as shopping or banking, compete with commuters who are traveling
between Hilo and Kona.
Most of the commercial development is concentrated in and around the Waimea Town Center, at
the intersections of Mamalahoa Highway and Kawaihae Road. The two main shopping centers
include supermarkets, banks, and other smaller shops which cater to both local residents and
tourists. Also located near Waimea Center are several of the town's 12 schools, including the
Parker School on Lindsey Road and Waimea Elementary and Middle School on Mamalahoa Hwy.
Hawai'i Preparatory Academy, one of the largest private schools in the state, has its main campus
located on the west end of town along Kawaihae Rd.
Most of the Parker Ranch lands in South Kohala are located to the south of Waimea along
Mamalahoa Highway. The Parker Ranch corporate headquarters, along with the historic race track,
is located off of Mamalahoa Highway. Located just south of the Waimea Town Center is the
historic Pukalani Stables Complex. To the south of town is the Waimea-Kohala Airport and the
Lalamilo farm lots. To the north of the Town Center are views of the Kohala Mountains and various
culturally important pu'u that dot the mountain's slopes.
Table 4.1 summarizes planned development projects in the Waimea area. Figures 4.2 and 4.3
illustrate the General Plan LUPAG for Waimea and County Zoning for Waimea.
South Kohala CDP November 2008
FINAL Page 56
Chapter 4: Waimea Town Plan
Table 4.1 Current and Future Development—Waimea Area
No. Name of Land Owner/ Description Development
Development Developer Status
1 DHHL DHHL 442 house lots on 160 acres. Development will also Preliminary
Lalamilo include a community center, parks, general agriculture, construction
Homesteads preservation area (19.1 acres), open space areas (44.5 began in 2005
acres) Phase 1 includes 34 in-fill house lots. The
remaining planned house lots will be built in Phases 2
& 3.
2 DHHL DHHL Unspecified numbers of: house lots on 88 acres, farm Master Plan
Pu'ukapu lots on 598 acres, pasture lots on 4,797 acres; completed
Homesteads Community Pasture (529 acres), Pasture & Farm Lease 2006
(5,573 acres), Public Service Facilities (40 acres), Water
/Forest Reserve/Conservation (165 acres)
3 DHHL DHHL The project is actually located in the neighboring Preliminary
Honoka'ia Hamakua district, but is within close proximity to planning and
Homelots Waimea. The minimum lot sizes are designed to be 10 research
acres. The entire project area is about 2,500 acres completed
4 HPA campus Hawai'i The school is considering relocating the lower and TBD
consolidation Preparatory middle schools from their current sites to a site on the
Academy Kohala side of the existing solid waste transfer station.
Access to the proposed campus relocation would be
from Kawaihae Road.
5 Okada Farm Okada Farms The farm is planned to be subdivided into one acre TBD
Subdivision agriculture parcels. Currently, the farm is the largest
contiguous farm in Waimea.
6 Waimea Kaloko 40-lot subdivision on a 9.18 parcel near Lindsey Road Under
Parkside Development construction
Inc.
7 Parker Ranch Parker Ranch Overall Plan calls for 750 homes and 250,000 (?) square 80 homes
2020 feet of commercial space. have been
(Waimea constructed
Town Center
Plan)
9 Luala'i at Kaomalo 322 residential units, parks, and open space on 75 acres Phase I
Parker Ranch LLC, Schuler of land. This project is part of the "Parker Ranch 2020" completed in
Homes Inc., plan. 2002
Parker Ranch
10 Magoon Magoon Property across from Waimea school is under In planning
Property Estate Ltd. consideration for a possible mixed-use commercial and stage
residential development
South Kohala CDP November 2008
FINAL Page 57
Chapter 4: Waimea Town Plan
Table 4.1 Current and Future Development (Continued)
No. Name of Land Description Development
Development Owner/ Status
Developer
11 Waimea Hawai'i As part of the Parker Ranch 2020 Plan, Parker Ranch is TBD
District Park County required to allocate 21.5 acres of its land for a County
regional park facility. Currently the land adjacent to and
south of the Lalamilo Farmlots is the leading candidate
for the site of the future regional park.
12 Lalamilo State DLNR DLNR entered a 35-year lease agreement with FR Cattle TBD
State Land Company for 9,000 acres of ranch land. The area has
several archeological sites and unexploded ordnance
from previous military training exercises.
13 Parker Parker The school is looking at plans for expansion. A site north TBD
School School of the KTA shopping center is being considered.
Expansion Trust
Corporation
14 North North A 2008 master plan calls for the development of multi- TBD
Hawai'i Hawai'i story office buildings behind the hospital, a large
Community Community auditorium, classrooms, and kitchen. Parker Ranch has
Hospital Hospital donated lands for the hospital's expansion plans.
15 Waimea Hawai'i The greenway system will provide alternative modes of Phase I
Trails and County circulation. The greenway system is intended for construction
Greenways pedestrian and bicycle uses. Currently,the project is completed
managed by the County of Hawai'i Department of Parks
and Recreation and a citizen advisory group known as
the Waimea Trails and Greenway Committee.
16 Anna Ranch Anna Ranch Trustees of the ranch are engaged in strategic planning to In Progress
Trust preserve the ranches historic sites and possibly establish
a historic museum.
17 Waiulaula MKSWCD The Mauna Kea Soil and Water Conservation District TBD
Watershed (MKSWCD) in collaboration with NRCS are planning to
preserve and increase water quality in the Waiuluulu
Watershed. This watershed area includes flood prone
areas in Waimea Town and Lalamilo.
18 Kauhale Kanu o ka The project is a series of small scale building complexes Phase I
'Oiwi 'Aina New meant to house the programs and services of Kanu o ka construction
Pu'ukapu Century 'Aina. The project is located on 15 acres on DHHL has begun
Public Pu'ukapu Homestead land.
Charter
School
South Kohala CDP November 2008
FINAL Page 58
Chapter 4: Waimea Town Plan
FIGURE 4.2: GENERAL PLAN LUPAG FOR WAIMEA
Important aMr. ,
Ag.Land
ti.+�,,w,� Extensive Ag.
a`
I
s Rural
;�il,uc 1Zd
Qpt�n
Urban Expansion i
Rural
nlllll.Pu'u1xHpH
I lwa.x•.�tcadr
Lalamlln M"arm I.�N.S
LUPAG is a� Important Ag.Land
riffi
-CONSERWT,ON ��
I'OPEN
---'�EXiENSrvE AG
-wPORTAHT RO.LMIO
RURAL
JRMH EXPANSION m
LO DENSITVURRM Extensive Ag. 7
MEOIIIM OEMSIT iJRBM+ D l�
os +
FIGURE 4.3: COUNTY ZONING FOR WAIMEA
A-40a
A40a wo
FA.3d
A-Sa
i
RS•20
RS.15
RS 10 '
RS-15 Its-is
RS 20 \ `.RX-5a% \
-1 I CN-7.5 .+ CN 1
t S 7 S -' CV-7.6 A,Se
71�11FA-3a
p ti A-008
RS.7.5
M-20 RM
CV-7.6 RS-10
A-1a RS•10
,�. RA-Iii
7.
County Zoning A40a
RS-10
A. F.ti w- CWT 5
.1-'.. R-15 C
., .,SS-, -CWTS 0 025 0.5 1 N
_ML-20 ] Miles
South Kohala CDP November 2008
FINAL Page 59
Chapter 4: Waimea Town Plan
Figure 4.2 Housing
Number of Housing Units Built in Waimea 1930-2000;2003-2006"
1000
�+ 870
900
800
M 700
m 600 545 548
0 500
x336
c 400
300
97 E 200
Z 100
0
1939 or 1940 to 1960 to 1970 to 1980 to 1990 to 2003 to
earlier 1959 1969 1979 1989 2000 2006'
From 1970-2000 almost 1,400 housing units were built in Waimea. Currently, there are approximately
2,900 housing units in Waimea. * 2003-2006 Housing units are an estimate based upon the number of
Building permits that were issued during those years.
Table 4.2 New Residential Building Permits in Waimea (2003-2006)
Waimea"Dry Side" Waimea"Wet Side" Waimea South of
Mamalahoa Hw .
Year Number of Number of Number of Number Number of Number
Permits Units Permits of Units Permits of Units
2003 4 4 57 81 58 58
2004 7 6 66 65 12 12
2005 11 11 65 63 46 45
2006 3 3 29 29 38 38
Total 25 24 217 238 144 153
Source: The HI Co. Planning Department
There were a total of 396 residential building permits issued by the County for the Waimea area for
415 residential units from 2003-2006. The large majority of permits were issued for the "Wet Side"
or east side of Waimea Town, while relatively few building permits were issued for the "Dry Side"
or west side of Waimea Town.
Current and Future Road Projects
Parker Ranch Connector Road is designed to start from Mamalahoa Highway near the Parker Ranch
rodeo grounds, then run just south of Parker Ranch's Luala'i subdivision and shopping center, and
reconnect Mamalahoa Highway at or near Kamamalu Street, near the Waimea Civic Center. The
connector road project will include a linear park and bikeway and a pedestrian pathway. The
project is estimated to cost approximately $13.1 million, and construction for part of the project is
to begin in the near future .The timetable for completion of this connector road is as follows:
South Kohala CDP November 2008
FINAL Page 60
Chapter 4: Waimea Town Plan
1. From Mamalahoa Highway near the rodeo grounds to the Luala'i subdivision,
Kaomaloa Street, including the intersection with Mamalahoa: by May of 2009.
2. From Luala'i subdivision, Kaomaloa Street to Pukalani Road including the Pukalani
Extension with connection to the completed portion of Pukalani Road: by May of
2010.
3. Completion of the final section of the Parker Ranch connector road, from Pukalani
Road to Mamalahoa Highway in the vicinity of Kamamalu Street. Parker Ranch is
responsible for construction of this final section of road in conjunction with
development of the immediately surrounding area, with the proviso that this section
must be completed no later than the issuance of the building permit for the 4501"
residential unit within the rezoned parcel. There continues to be debate as to whether
this section of the connector road should intersect with Kamamalu Street, or should
connect directly onto Mamalahoa Highway in the vicinity of the civic center and
North Hawai'i Hospital. Other options are to indefinitely postpone construction of this
section of the road or to connect the road in both locations with only one-way traffic
traveling west adjacent to the North Hawai'i hospital so as to mitigate the noise impact
to the hospital and to decrease the extent to which Kamamalu Street is affected.
Lindsey Road Extension. This project extends Lindsey Road from its intersection with Mamalahoa
Highway to the proposed Waimea Bypass Road. Extension of Lindsey Road from its current
terminus near the Post Office and Kahilu Theater to the Parker Ranch Connector Road corridor is
the responsibility of Parker Ranch. Parker Ranch is required to construct this section of the Lindsey
Road Extension concurrently with any commercial development of the immediately surrounding
commercial zoned areas and must complete this section prior to issuance of a certificate of
occupancy for that commercial development. Parker Ranch is also responsible for construction of
that portion of the Lindsey Road extension located between the Connector Road and the future State
Waimea Bypass Road located east of the rezoned property.
Richard Smart in the Parker Ranch 2020 Plan envisioned this Lindsey Road Extension as a
"community street" and central to his vision of creating a "village center" in Waimea.
Road "A" is an internal connector road that will bisect the Luala'i subdivision and the Waimea
public school property and connect on to the Lindsey Road Extension. The Department of Education
is expected to pay for this road.
Lalamilo Connector Road also known as the Mamalahoa Highway — Kawaihae Road Connector
Project would connect the Kawaihae Road to Mamalahoa Highway near the Lalamilo Farm Lots.
The proposed road would start at the Mamalahoa Highway near the Parker Ranch Race Track and
near the terminus of the planned Parker Ranch Connector Road. The road would travel in a
northwesterly direction, intersecting Kawaihae Road near the Waimea Solid Waste Transfer Station
Road. The cost for this project is estimated to be over $9 million. Currently an Environmental
Assessment for the project is being prepared by the County Department of Public Works. A number
of objections to the alignment of the road have been raised. There is concern about the adverse
impact the road may have on the farm lots and other abutting properties, in particular an organic
farm.
Waiaka Bridge and Intersection Replacement Project would widen and realign the bridge over the
Waiaka Stream. The scope of the project also includes reconstruction of the adjacent intersection of
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Chapter 4: Waimea Town Plan
the Kohala Mountain Road and Kawaihae Road and installation of various safety improvements. To
date the public prefers a new alignment mauka of the existing bridge location, with provisions for
pedestrian, bicycle, and equestrian use. One possibility that received general community support is
to retain the current bridge and use it solely for non-vehicular traffic. Construction is scheduled to
begin in 2011 and will be funded by State and possibly Federal funds.
Lindsey Road Bridge Replacement Project is located near the Mamalahoa Highway intersection.
The project is slated for the 2009-2010 fiscal year. There is great concern that this construction
project will cause more traffic congestion in the center of town.
Waimea Bypass Road was initially proposed by the State DOT in the 1960s. The purpose of the
proposed Waimea Bypass Road is to reduce cross-island traffic traveling between east and west
Hawai'i through Waimea Town. The road's most recent design is to start from the Mamalahoa
Highway near Mud Lane and connect with the Kawaihae Bypass Road at Mamalahoa Highway.
The project is expected to be funded by State and Federal highway programs. However, the only
funding to date has been for an Environmental Impact Statement, which is still underway. Major
controversial questions surrounding this project include how, where, and whether to traverse the
DHHL Pu'ukapu farm lots on the east side of Waimea. Waimea residents are also concerned about
the road's alignment immediately south of the town center. There is considerable sentiment in the
Waimea community that this State highway should be aligned to the south of the Waimea Airport.
Kawaihae Road Bypass is planned to start at Mamalahoa Highway near the Waimea Airport at the
terminus of the Waimea Bypass Road. As with the Waimea Bypass Road, there is considerable
sentiment in the Waimea community for this road to be aligned south of the Pu'u Pa — Pu'u
Huluhulu cindercone complex. This highway will link up with the Queen Ka'ahumanu Highway in
the vicinity of Kawaihae Harbor. The road is designed to relieve traffic anticipated from the further
development of the resort areas, vehicles traveling between East Hawai'i and West Hawai'i, and
increased vehicle, cargo, and Superferry traffic from Kawaihae Harbor. The Draft EIS was begun in
2006 and planning for the project is still in process. This road is proposed to be constructed in up to
three sections. There is considerable district-wide community support for construction of the
segment in the area of Kawaihae, given the potentially significant impact of the Superferry and
military traffic into and out of the Harbor. According to the County Department of Public Works,
construction of the road is scheduled to begin in 2014.
Waimea Trails and Greenways creates a corridor through Waimea town along the Waikoloa Stream
consisting of trails and greenways. This project is intended to encourage alternative forms of
circulation other than by car for trips within Waimea Town by providing accessible pathways to
connect residential areas with schools and commercial areas. The trail will extend along Waikoloa
Stream from the South Kohala View Estates on the west and travel northeast, through the Waimea
Nature Park to the State land north of Church Row. The project will also consist of a 17-acre trail
head, picnic area, and parking area located on the State land near the Waimea Solid Waste Transfer
Station. The first phase of the project, in the vicinity of the Waimea Nature Park, has been
completed and is open to the public. The project will be federally funded.
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Chapter 4: Waimea Town Plan
4.2 WAIMEA TOMORROW: WAIMEA CONCEPTUAL PLAN &
POLICIES
PURPOSE: This Waimea Town Conceptual Plan presents in graphic and narrative form general
guidelines for the long-range—20+ year look-ahead—future of Waimea Town.
During the course of the Community Readiness Process and Waimea Focus Group meetings, five
main concerns were consistently voiced:
o Preserving Waimea's"sense of place"
o Moderating the pace of growth and change in Waimea
o Wise management of natural resources and important agricultural lands
o Development of affordable housing
o Timely construction of transportation and circulation improvements
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South Kohala CDP November 2008
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Chapw,4:Waimea Town Plan
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Chapter 4:Waimea Town Plan
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Page 66
Chapter 4: Waimea Town Plan
This Conceptual Plan is presented as an important linking step between the Focus Group
discussions and the resulting "Planning Notes" (November 2007) and the more detailed Action
Programs that the CDP Team has developed on specific plan elements, including:
1. Strategies to "save the pu'u"
2. Strategies for preserving small farms, small ranches, and open spaces in East Waimea, and
expanding farming activities
3. Plans for implementing walkways and bikeways along major roads
A note on the Conceptual Plan graphics and text:the graphic includes a variety of land use elements
and ideas, including:
• Existing Land Uses (black text on the graphic)
• Projects and developments planned by various agencies and land owners (blue text)
• Concepts and land uses recommended by the CDP (red text)
The Conceptual Plan text provided here addresses most of but not all of the elements shown on the
graphic. The text also includes some policies and details that are not shown on the graphic. Thus,
text and graphics are presented as mutually supporting planning tools, but are not "identical" in
content.
Note: the term "Waimea Community" is used in many places in this CDP text. Our working
definition of the "Waimea Community" is all of the people who live in and work in and are
associated with the town of Waimea, including but of course not limited to recognized community
leaders and the members of various Waimea-based social, educational, cultural, and business
organizations.
Based on input from the Community Meetings and Focus Group Meetings, the South Kohala
Steering Committee meetings, and planning studies undertaken to date, suggested Overall Policies
for Land Use in Waimea Town are:
Waimea Policy 1. PRESERVATION OF WAIMEA'S SENSE OF PLACE shall be the principal,
overarching land use policy for Waimea. This policy shall be implemented
through measures for responsible growth, and through the preservation and
protection of important lands and resources, including important cultural
and historic sites and structures, important agricultural lands, and visually
and environmentally important open space areas in Waimea Town.
Waimea Policy 2. "RESPONSIBLE GROWTH" shall be an overarching land use policy for
Waimea. Adequate infrastructure, including roads, water supply, electrical
power, drainage structures, schools, and parks, shall be provided by public
and/or private entities before any large-scale new residential or
commercial projects can be considered for approval by the County.
Waimea Policy 3. ENVIRONMENTAL STEWARDSHIP shall be an overarching land use
policy for Waimea. Land use decisions shall be based on wise
management practices for forests, watersheds, natural drainage ways and
streams, native ecosystems, and important agricultural lands.
Waimea Policy 4. DEVELOP AFFORDABLE HOUSING FOR WAIMEA. County Government
and the Waimea community shall work with major area land owners,
including the State of Hawai'i, Parker Ranch and the Department of
Hawaiian Home Lands, to plan and implement affordable housing projects
for low and moderate income people of Waimea.
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Waimea Policy 5. TIMELY IMPLEMENTATION OF NEEDED CIRCULATION AND
TRANSPORTATION IMPROVEMENTS. The County Government shall
coordinate and work with the community and with state and federal
agencies toward the timely construction of priority circulation and
transportation improvements, including pedestrian, bicycling, and public
transportation, improvements in order to alleviate severe traffic congestion
that is impacting Waimea Town.
Important related land use strategies for Waimea Town are summarized below.
POLICY NO. 1 PRESERVATION OF WAIMEA'S SENSE OF PLACE
Strategy 1.1 Protect the Pu'u of Waimea — The green pu'u above Waimea Town have great
cultural, historical, and visual importance for the community. Together with the grand views of
Mauna Kea to the southeast of the town, the pu'u define the special landscape "sense of place" of
Waimea.
Efforts to protect the pu'u should be centered on keeping the pu'u and surrounding areas in
agricultural use (grazing) and conservation use. Many of the pu'u have deep cultural importance for
Native Hawaiians, and they are important areas for Native Hawaiians to pursue traditional cultural
practices. Allowing access to the pu'u is important for these traditional cultural practices. The pu'u
also play an important role in the natural systems of the watershed.
A State-owned parcel that contains three of the most important pu'u of Waimea was recently
"downzoned" by the County Council from Ag-1 a and Ag-5a to "Ag-400"—a zoning designation that
will prevent the land from being divided up into small agricultural lots. An overall protection plan
is now needed for the other important pu'u: not only the steeply sloping cinder cone features, but
also their associated slopes within the "Pu'u Protection Zone" as illustrated in the accompanying
"Concept Plan for Waimea." The tree line referenced in the 1986 Waimea Design Plan should
serve as the lower boundary line for the "Pu'u Protection Zone." The Waimea Design Plan states:
"Preserve the Kohala Mountains and pu'u's above the present tree line."
The Pu'u Protection Plan for Waimea could include one or more of the following tools:
• Prohibit any new structures above the tree line referenced in the 1986 Waimea Design Plan
• Voluntary downzonings
• Purchase of conservation easements by the County or by a Land Trust
• Development of educational materials on the history and cultural importance of the pu'u
• Partnership agreements with DLNR and DHHL
• Partnership agreements with private land owners
If restrictions on the use of these lands are found to significantly diminish the value of a particular
parcel, consideration should be given to providing fair compensation to the land owner.
The Pu'u Protection Plan for Waimea presented in the "Action Program" section consists of the
acquisition of conservation easements and the requirement of a use permit for grading and
construction on steep slopes. It has also been suggested that the Waimea Community and the
County request the State Legislature to pass a Concurrent Resolution stating that the pu'u lands of
Waimea shall be preserved as undeveloped pasture and forests. Public access to pu'u located on
State land should be provided. Private land owners may also be able to provide public access
easements. A regional scale pu'u protection program could preserve all of the important pu'u in the
District of South Kohala — and perhaps in neighboring districts as well. See the Pu'u Protection
Action Program for details.
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Strategy 1.2 Acquire Critical Open Space Areas—Some of the pu'u lands may need to be acquired
— either by the County through the recently formed Open Space Commission or by a non-profit
entity like the Hawai'i Island Land Trust. Some of the visually important small farm and small ranch
lots in East Waimea may also be priorities for acquisition in order to ensure their continued use for
farming or ranching —either fee purchase or acquisition of conservation easements. Depending on
the disposition of the land owner, "downzoning" or special overlay districts may not be the best
strategy to use for preserving critical open space areas, as these measures can lead to legal
challenges and litigation. Acquisition of the fee interest or of conservation easements for critical
open space parcels can therefore be, in some cases,the best approach. Of course, the constraint for
this strategy is the availability of acquisition funds. See the Action Program—Acquire Critical Open
Space Areas in East Waimea for details.
Strategy 1.3 Protect important cultural and historic sites, structures, and landscapes — Waimea
Town has a wealth of cultural and historic resources, from pre-contact Hawaiian culture, from the
heyday of the paniolo era, and from more recent times. A list of some of these sites and resources is
located in section 2.5.1 of this CDP. Many of these sites, structures, and landscapes should be
protected and preserved as important elements of Waimea's heritage and sense of place. The
"Waimea Concept Plan" graphic identifies only a few of these important resources: the Waimea
Field System to the west of the Lalamilo Farm Lots, the Pukalani Complex, including the Breaking
Pen, Carriage Barn, Pukalani Stables, Blacksmith Shop, and Pu'u Hihale Corral near Waimea Town
Center, the pu'u mauka of the Town, and the Racetrack Complex near the Parker Ranch
Headquarters. These identified sites are not meant to be "officially protected" sites, but are
identified as important examples of Waimea's history. There are many other important historical
properties, including the Anna Ranch, the churches of "Church Row," the old Lindsey house, and
the Parker Ranch houses at Puopelu, to name a few. Overall, Waimea needs to establish an official
"historic district," at the state and/or federal level, to preserve and protect its cultural and historic
heritage. A Waimea historic district could honor Hawaiian culture, paniolo traditions, agriculture,
and natural resources. Access to grants and other funding sources is possible by establishing such a
special historic district designation.
Strategy 1.4 Encourage small-scale farming through expanded tax credits —There has been much
talk of late about the need for "food security" for Hawai'i, and the need to expand diversified
agriculture. However, recent statistics from the state Department of Agriculture indicate that the
number of farms, farm acreage, and farm workers is declining in Hawai'i. This trend appears to be
especially acute for animal products, including dairies, chicken and egg farms, and pig farms. If
farming, including small family farms and part-time farms, is to continue to be an important part of
the region's food production and economy, incentives for farming are needed. These incentives
could include County real property tax incentives and state farm income tax credits. The State
Legislature is currently considering a number of incentives for farming, including tax credits, loan
guarantees, and a provision allowing on-site housing for farm workers.
Strategy 1.5 Expand the Lalamilo Farm Lots — The Lalamilo Farm Lots were originally subdivided
and made available to farmers in the early 1960's and were intentionally isolated by locating them
sufficiently distant from town. At that time, there were 27 lots, ranging in size from 15 to 57 acres,
and totaling approximately 550 acres. This development was created with the intention that no
individual lot would have less than 15 arable acres to produce truck-crops for local and export
markets. Today, there are approximately 35 farm operations active here, employing about 150 full-
time and some part-time workers. Of the 35 farm lots, 32 are now owned in fee, and 3 are still
leased from the State. These farmlots are an important asset not just for Waimea, but for the entire
State due to the unique climatic conditions of the area and the irreplaceable irrigation system.
There are a hundred acres or more of state-owned land located between the existing farm lots and
the historic "Waimea Field System" that could be developed for expansion of farming activities.
Assuming a minimum farm lot size of 15 acres, this expansion area could provide about 7 new farm
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Chapter 4: Waimea Town Plan
lots, and something in the range of an additional 30 to 40 full-time farm jobs, and additional food-
producing farms. There have been conflicting opinions from the community regarding the need or
demand for additional farm acreage. A market demand analysis and agriculture water use analysis
should be developed to address the need for expanding the Farm Lots. Expansion of the farm lots
should also be conditional on the ability to adequately increase the supply of water for irrigation.
A caution: any expansion of the Lalamilo Farm Lots should be carefully designed to avoid infringing
on the culturally and historically significant Waimea Field System. As well, buffer areas consistent
with the State Department of Agriculture's recommendation of "800 feet and preferably 1,000 feet
distant from the Farm Lots" should be maintained around the existing (and any future) farm lots so
that farming activities will not be adversely impacted by nearby residential or other development.
Strategy 1.6 Recognize and protect significant trees and other plants in Waimea —A high priority
for Waimea should be the identification and protection of significant mature trees or tree clusters
within Waimea Town, especially those along the road sides and stream beds, as well those that
serve as significant windbreaks.
Throughout its history and still today, Waimea has been recognized as a place of great natural
beauty. Waimea is where the mountains and forests and the streams and lush varied tree canopy
meet the fertile plains. Preserving Waimea's close relationship with nature is critical to preserving
its "sense of place". Most people in the Waimea community recognize the need to protect and
preserve the quantity and diversity of mature trees in and near the town center, as a way to
maintain:
• its village character,
• its diversity of bird life,
• its pedestrian friendly character;
• its visual beauty, and
• the environmental benefits, such as creating windbreaks and erosion control buffers, and
the contribution to an agriculture-friendly climate.
Thought needs to be given to the establishment of a "Waimea Trees Advisory Committee" that
would work in partnership with interested private groups such as the Outdoor Circle, and with
concerned government entities such as the County's exceptional tree Council and the Parks and
Recreation Department toward the recognition and preservation of exceptional trees in Waimea.
The importance of encouraging protection of trees and vegetation in Waimea goes beyond the
significance of individual trees. Other reasons such as global warming, rainfall distribution, and
windbreak preservation, make protecting the trees of Waimea a vital undertaking.
Strategy 1.7 Encourage design and architectural guidelines that promote Waimea's paniolo
heritage - The 1986 Waimea Design Plan should be used as a reference and starting point for
formulating additional design and architectural guidelines for new developments in Waimea.
POLICY NO. 2 "RESPONSIBLE GROWTH": MODERATE THE PACE OF GROWTH AND CHANGE
IN WAIMEA
Strategy 2.1 The County should carefully evaluate and condition, as appropriate, any rezoning
that would negatively impact important agricultural lands or culturally, visually and
environmentally important open spaces or resources in Waimea -- Time will be needed to
implement a number of important open space preservation tools and programs, including
acquisition of fee interest or conservation easements for important pu'u and some of the East
Waimea farm and ranch lots. While these tools and programs are being put into place, private
lands that are currently zoned A-5a, A-10a, A-20a, or A-40a should retain their current zoning.
Exceptions can be made for affordable housing, agricultural cluster subdivisions, and small-scale
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Chapter 4: Waimea Town Plan
rezonings of 4 lots or less that may assist families in allowing their children to obtain individual
properties.
Strategy 2.2 Work with Parker Ranch to phase the "Parker 2020" Development -- The original
Parker 2020 Master Plan envisioned a total of about 750 homes and 250,000 square feet of retail
and office commercial development on Parker Ranch lands located at the center of Waimea Town.
To date, about 240 lots have been subdivided and 80 homes have been built and sold. Pursuant to
a major re-organization, there is an understanding that the newly appointed Parker Ranch Trustees
will be taking a fresh look at the goals and objectives of this major development. If the additional
670 homes per the original Master Plan were to be built by 2020, this one project alone would add
some 1800 people to Waimea's population over the next 12 years — a population increase
comparable to the increase of 1,056 people in Waimea's population during the decade 1990-2000.
Development projects of this size typically have a fairly aggressive "build-out" schedule. However,
this may be a good time to reassess the size and development pace of this project. In the event that
Parker Ranch does proceed to develop any of the remaining portions of this Parker 2020
development, community input should be encouraged and carefully considered during the
development approval process.
Strategy 2.3 Revise the County Subdivision Regulations and Planning Department policies and
enforcement procedures to ensure that agricultural subdivisions are created for agricultural
purposes and are not used for rural residential purposes without rezoning -- State Land Use
statutes restrict residential structures on lots created after June 3, 1976 in the State "Agriculture"
District to "farm dwellings." In practice however, the Hawai'i County Planning Department has
approved many "agricultural subdivisions"that are actually rural residential developments.
There is certainly a demand and a place for rural residential projects. However, rural residential
projects should be required to apply for and receive State Land Use "Rural" classification, and
County "Rural Residential" Zoning designation. As a corollary, any and all agricultural subdivisions
should be required to submit a farming plan for either commercial farming, including grazing of
animals, or subsistence farming together with their preliminary subdivision documents, and the
Planning Department should design and implement a monitoring program that will ensure
implementation of these farming plans. In the interim, until such farm plan requirements are put in
place, the Planning Department should encourage land owners of Ag-zoned parcels who are
proposing "Ag Subdivisions" to cluster smaller lots in areas of the site where structures would have
low visual impact, and then delineate most of the remaining acreage as permanent open space
areas.
Strategy 2.4 Amend the County of Hawai'i General Plan "LUPAG" map by reducing the acreage
of"Low Density Urban" land in Waimea Town --The current County General Plan LUPAG map for
the Waimea area includes over 1,000 acres of"Low Density Urban" land in the Waimea area. This
designation is defined in the General Plan (page 14-7) as: "Residential, with ancillary community
and public uses, and neighborhood and convenience-type commercial uses; overall residential
density may he up to six units per acre."
Note that "six units per acre"translates to 5,000 square foot minimum lot size. The "Low Density
Urban" areas on the LUPAG map include some existing development, but also include important
cultural, historic, agricultural, and open space lands both mauka and makai of Mamalahoa
Highway. Also of concern are the several hundred acres of "Urban Expansion" land shown on the
south side of Kawaihae Road just west of Waimea Center, and the several hundred acres of "Rural"
land shown along the south side of Kawaihae Road, roughly between Waimea and Kawaihae.
Further development of these areas would continue the "suburban sprawl" development pattern that
is not compatible with the goal of preserving Waimea's "sense of place."
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The details of any changes to the Waimea section of the County General Plan LUPAG map will
need to be worked out at a future date.
Strategy 2.5 Develop a secondary commercial center on the east end of town -- By providing a
secondary center that services people's basic daily necessities, a small-scale commercial center
located on the east end of town would help to alleviate traffic congestion that develops around the
existing commercial center in the town center. Residents who live on the east end of town could
instead patronize the secondary commercial center for daily necessities instead of driving to the
town center.
POLICY NO. 3 ENVIRONMENTAL STEWARDSHIP
Strategy 3.1 Protect Important Agricultural Lands — The Hawai'i County General Plan (February
2005) defines "Important Agricultural Lands" (IAL) as "those (lands) with better potential for
sustained high agricultural yields because of soil type, climate, topography, or other factors." (See
General Plan p. 14-8 for the full definition.) The LUPAG maps for South Kohala show Important
Agricultural Lands in a broad band about 1.2 miles wide north and south of the first 1+ mile of
Kohala Mountain Road, in a broad area that includes most of the DHHL Pu'ukapu lands, and in the
southeastern sector of the South Kohala District in the vicinity of the Saddle Road/Mamalahoa
Highway junction. (See LUPAG map for details.) These lands should be used for extensive and
intensive farming and ranching, and should not be rezoned for urban or suburban-type land uses.
POLICY NO.4 DEVELOP AFFORDABLE HOUSING FOR WAIMEA
Strategy 4.1 Develop a Waimea Affordable Housing Program — In 2006, State and County housing
agencies sponsored an update of a state-wide "Housing Policy Study." This study included a special
analysis of the "homeless" issue. For Hawai'i County, the study found that approximately 1/3 of the
County's 150,000 residents were either: (1) homeless, or (2) only a paycheck or two away from
becoming homeless, or (3) doubled up or tripled up with other families because they were unable to
find affordable for sale or rental housing. Clearly, affordable housing is a state-wide— and national
— issue and problem, and one that is very difficult to solve.
During the CDP process, Waimea residents have said: "Please find a way to provide affordable
housing so that our children can live in the town where they grew up." There is also a need for
affordable housing for many of the key employees that work in Waimea, including teachers and
hospital workers. An effective affordable housing program that would build affordable for sale
homes and provide affordable rentals could be developed using a non-profit, locally-based housing
corporation and the "land trust" model. See the Affordable Housing Action Program for further
details.
Strategy 4.2 Encourage policies that would provide more affordable rental units in Waimea -- The
County should work with the Waimea community to develop programs that would increase the
number of affordable rental units. Ideas such as revising the Ohana Dwelling section of the Zoning
Code should be further studied.
POLICY NO. 5 TIMELY IMPLEMENTATION OF NEEDED TRANSPORTATION AND
CIRCULATION IMPROVEMENTS
Note: with the exception of, Policy 5.1 "Walkways and Bikeways along the main roads," the
projects described below are all at some level of planning by various community, county and state
entities. We have included a brief description of these projects because they are very important for
the future of Waimea. However, the CDP cannot devote a significant amount of time and resources
to evaluating these transportation plans or develop any detailed alternatives to proposed new
roadways or traffic improvements. The CDP can, however, reflect community priorities and
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Chapter 4: Waimea Town Plan
concerns regarding these projects — concerns that are not always reflected in the official project
plans and reports.
Strategy 5.1 Plan, design, and construct walkways and bikeways within the existing rights of way
of the main Waimea Roads: Kawaihae Road and Mamalahoa Highway -- Except for sidewalks for a
few blocks within the center of Waimea Town, there are no walkways or bikeways along the major
roads that could be used by pedestrians and bicyclists, including children walking to and from
school. Constructing safe bikeways and walkways along Mamalahoa Highway and Kawaihae Road
would provide people with alternatives to travel by car, and would thus potentially alleviate to some
degree the peak hour traffic jams that now characterize Waimea.
There is a need for both "higher speed" bike lanes for the "expert" recreational or commuter
bicyclist, as well as walkway/bikeway shared paths that are separated from the roadway, and that
are safe for children and elders. The Waimea Town Plan section of the South Kohala CDP provides
a detailed Action Program for the planning, design, and construction of these walkways and
bikeways.
Strategy 5.2 Support the implementation of the Waimea Trails and Greenways Project— Plans for
the Waimea Trails and Greenways project have been developed over a period of some 13 years.
The first phase of the project, about 1/2miles in length, from Lindsey Road to the beginning of the
Sandalwood subdivision, has recently been completed. This multi-purpose path is planned to
eventually extend to the vicinity of "Church Row." This stream-side trail will be an important
complement to the planned walkway/bikeway system that the CDP proposes along the main
roadways. It is recommended that the Waimea Trails and Greenways Project also be considered for
equestrian use. The County should continue to support this important community project through
funding and technical assistance.
Strategy 5.3 Plan, design, and construct a system of equestrian trails for Waimea—There has been
considerable discussion in recent years about the need and desirability of equestrian trails in the
Waimea area. Of course, a generation or two ago, horses and riders were a natural part of the
Waimea scene, and as recently as the 1980's, it was not uncommon to see people riding their
horses along the main roads. Now, however, traffic volumes effectively preclude horses and riders
in town. Community leaders need to work with Parker Ranch and other land owners to develop a
system of equestrian trails that will be compatible with existing and future residential, commercial,
and institutional land uses.
The "Waimea Conceptual Plan" graphic shows two schematic alignments for possible equestrian
trails: one from the vicinity of the Parker Ranch Headquarters to the vicinity of the Pu'ukapu
houselots, and another trail along the State DOT easement that parallels Mamalahoa Highway, from
the vicinity of the Waimea Airport southward for a distance of about 7 miles. The establishment of
safe equestrian trails in and around Waimea Town is an important program that can connect
Waimea present and future to its special paniolo past.
Strategy 5.4 Plan, design, and construct a system of multi-purpose paths and trails for Waimea—
There are many other opportunities for the establishment of paths and trails in the Waimea area.
The CDP Action Committee should organize a sub-committee to help gather community input to
decide on priority trail routes. After community input has been gathered, the sub-committee should
help with the implementation of priority trail projects. Several suggested multi-purpose paths and
trails for Waimea include but are not limited to the following ideas below.
Parker Ranch Equestrian Plan - The Parker Ranch 2020 Equestrian Plan calls for a non-profit to take
over the operation and maintenance of this trail. According to the zoning ordinance, the trail is to
be completed before the occupation of any residential or commercial development in the Waimea
Town Center.
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A temporary trail located in the Parker Ranch Connector Road Phase Two corridor may serve the
community well. While the connector road cannot be built in the immediate future, a trail in this
location would provide the community a needed alternative travel route.
A perimeter trail around the State owned Buster Brown parcel that could possibly extend to Anna
Ranch or to HPA has been advocated by several community members.
Ala Kahakai National Historic Trail Comprehensive Management Plan/EIS — Map of Alternative C:
Ahupua'a Trail Systems shows the proposed corridor and possible connector and lateral trails in
South Kohala. Waimea Trails & Greenways could be extended down an alignment that would
follow Waikoloa Stream and Waiulaula Stream to connect with the Ala Kahakai NHT. When
Paniolo Road is extended from Waikoloa to Kawaihae Road, a parallel shared use path could
connect to Waimea Trails & Greenways and the Ala Kahakai NHT.
Kohala Watershed Management Plan — Trails and Public Recreational Use Areas map shows a
number of existing unimproved and dirt roads and trails in South Kohala. The plan encourages use
of these roads and trails by the public.
PB Americas Waimea Traffic Circulation Study—Map shows Waimea Trails & Greenways extending
eastward along the Old Homestead Road, a path along Mamalahoa Highway, Parker Ranch
Connector Road and Lalamilo Connector Road and the Lindsey Road Extension. During the Parker
Ranch Connector charrette, it was suggested that a path on one side of the connector road(s) could
accommodate pedestrians and slow bike riders and one on the other side of the connector road(s)
could accommodate equestrians. Note that this suggestion plus the opening of the Parker Ranch
equestrian trail would create an equestrian loop. Also, it would connect the Waimea Trails &
Greenways parking lot (which is planned to accommodate horse trailers to allow equestrian use of
portions of the trail)to the equestrian trail loop, and if a north-south shared use trail in the vicinity of
Waimea Civic Center connected these trails to the Old Government Road, a longer loop would be
possible.
It is also recommended that the Old Government Road (that extends behind Imiola Church and runs
along until it reaches behind Pu'u Kakanihia and follows down Lanimaomao Stream, exiting out
near the Kamehameha Schools Preschool) be cleared of vegetation and considered as a multi-
purpose trail.
Nino Walker's Paths in the Country Map —This map shows one way to create an alternative access
to the Waipio Rim Trail that was lost when the White Road Trail was closed. The trail could follow
the perimeter of Anna Ranch or the State parcel north of town. A number of possible trail
alignments are suggested within Waimea town.
Existing utility pole easements are potential trail systems that already exist and with minimal
improvement could become long linear recreational facilities, for hiking, horseback riding and
bicycling. The conceptual Kapuni O Hawai'i trail paralleling Queen Ka'ahumanu Highway along
the utility pole line, as well as the one makai of Mamalahoa Highway are examples. Steps should
be taken in the initial phasing of the bike/pedestrian network to include these rights of way where
ever possible.
A pedestrian/bike/horse bridge across Waikoloa Stream would be provided on State property to
connect the Kapiolani/Spencer/Hokuula/Lindsey loop (which is already used by pedestrians, bike
riders and equestrians) to the rest of the shared use network via Church Row. Portions of one or
both of State lots 6-5-004-015 and 6-5-004-079 could serve as trail head parking lots and/or
community gardens. Parker Ranch lot 6-5-004-099 would have to be crossed, but crossing might
be possible within a drainage easement.
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The widening of the shoulder area along the Kohala Mountain Road to allow for bicyclists should
also be considered as a future project. Currently,the road is already used by many bicyclists.
Implementation of many of the ideas presented above would require the cooperation of South
Kohala land owners.
Strategy 5.5 Implement short-term traffic mitigation improvements in and around Waimea Town
Center — The "Draft Waimea Traffic Circulation Study" by the engineering company PB Americas
provides recommendations on relatively near-term improvements that could be implemented to
lessen the severity of peak hour traffic congestion in Waimea Town Center. These improvements
include widening a section of Mamalahoa Highway from 2 lanes to 4 lanes, and improvements to
the main intersection of Mamalahoa Highway/Lindsey Road/Kawaihae Road.
Some community members have gone on record criticizing the study for lack of understanding of
Waimea's unique history and "country town" character. Specifically, some people have strongly
opposed any widening of Mamalahoa Highway near the town center from 2 lanes to 4 lanes. The
suggested alternate action is "changes in travel habits" rather than road widening. For example,
starting time for (some) schools and/or some places of employment both in Waimea and in the
Resorts might significantly alleviate traffic congestion during peak hours — although changing
starting times for schools to a later time may result in schools ending at the same time as the
afternoon peak traffic conditions.
There were community concerns about other plan details. However, the plan was recently
submitted to the County as a "final" plan with no changes. Safe routes to school programs that
encourage bicycling and walking to school will alleviate a percentage of morning traffic and should
be part of a comprehensive traffic mitigation plan for Waimea Town Center. This includes
sidewalk, cross walk improvements, crossing guards, pedestrian and bicycle education in schools,
"Walking Bus" programs, and "Bicycle Train" (adult supervised bicycling to school programs.) The
County needs to work closely with the Waimea community as elements of this plan are designed
and implemented.
Strategy 5.6 Design and construct the Parker Ranch Connector Road — Parker Ranch and the
County of Hawai'i recently reached an agreement regarding design and construction of the "Parker
Ranch Connector Road." This much needed road would extend from Kamamalu Street in east
Waimea to Mamalahoa Highway just north of the Parker Ranch racetrack and rodeo grounds.
Regarding the intersection of this Connector Road with Mamalahoa Highway to the east of Waimea
Center: the North Hawai'i Hospital has gone on record opposing any intersection that would
require the Connector Road to be constructed in close proximity to the Hospital's eastern boundary.
The North Hawai'i Hospital has also stated that the bypass should not be constructed on hospital
property. Construction of this road would allow traffic between East Hawai'i and Mamalahoa
Highway south to avoid the congestion of Waimea Town Center. The estimated cost of the road is
$15 million, and the estimated completion date is 2010. Engineering design work for the project is
to proceed in early 2008. Details of the multi-purpose path that will parallel the new road have yet
to be finalized.
Strategy 5.7 Design and construct the Lalamilo Connector Road — This proposed road would
extend from the Parker Ranch Connector/Mamalahoa intersection to Kawaihae Road in the vicinity
of the existing County solid waste transfer station. Construction of this road, together with
completion of all three Phases of the Parker Ranch Connector Road, could potentially allow traffic
between Waiaka and Pu'ukapu to circumvent the Waimea Center. The estimated cost is over $9
million, and the road would be financed and maintained by the County. As of January 2008, the
Environmental Assessment and detailed design work for this project was "on hold" pending
finalization of the "Waimea Traffic Circulation Study." Of special concern is the State Department
of Agriculture's recommendation of "800 feet and preferably greater than 1,000 feet distance from
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the Farm Lots" between this proposed road and the existing Lalamilo Farm Lots, and in particular an
organic farm that would be adversely affected by the new road. Bicycle facilities and pedestrian
paths should be included in the design of this road.
Strategy 5.8 Work with the State Department of Transportation to resolve the best alignment for
the proposed Waimea/Kawaihae Road Bypass Highway — This major state highway project has
been studied and debated for some thirty years. This Bypass Highway would be a major regional
arterial 2-1ane highway that would provide a new route for traffic between East Hawai'i and
Kawaihae Harbor. The most recent proposed alignment for this road in the vicinity of Waimea
extends from near the Mud Lane/Mamalahoa Highway intersection, through the upper sections of
the DHHL Pu'ukapu Homesteads, through Parker Ranch lands just north of the Waimea Airport,
across Mamalahoa Highway south, and then south of the Lalamilo Farm Lots and the Waimea Field
System.
There appears to be a strong community consensus that this highway must be built and that it is
absolutely critical not only to the preservation of the culture and character of Waimea Town, but to
the safety and convenience for all the residents and businesses of East, North, and West Hawai'i and
would clearly solve the current as well as the future ills facing the traffic through Waimea Town.
Much community input has indicated that the alignment should be south of, rather than north of,
the Airport (see page 62). Some community members have commented that the entire alignment of
this road in the vicinity of Waimea as proposed by the State is not acceptable, and that the
alignment should be farther south of Waimea Town (see Figure 4.4). Also, some members of the
local Hawaiian community are opposed to any highway construction within Pu'ukapu Homesteads.
An "Environmental Impact Statement" for this project has been "in the works" for approximately 10
years. Actual design and construction of this bypass highway may take another 10 years or more.
Any plans for this Bypass Highway should include designation of this road as a "Scenic Highway"
with appropriate controls on future development of lands with highway frontage. Adequate right-of-
way width to include future widening and bike lanes should also be included in the design of the
road.
4.3 ACTION PROGRAMS FOR WAIMEA
4.3.1 ACTION PROGRAM — "PROTECT THE PU'U OF WAIMEA"
The Need for Action
The green pu'u above Waimea Town and their associated
sloping acreage have great cultural, historical, ecological,
and visual importance for the community. Together with
the grand views of Mauna Kea to the southeast of the
town, the pu'u define the special landscape "sense of
place" of Waimea. The pu'u are also important spiritual
and resource areas for Waimea's Native Hawaiian people.
Many of these pu'u have been used as grazing lands for
generations, while some are forested. These pu'u and
their associated lands are of vital importance to the health of the Waimea watershed. Generally, by
"protection of the pu'u" the CDP means continuing pasture and forest use of the pu'u and not
allowing residential or commercial development.
The pu'u that most strongly define the mauka landscape of Waimea are the large, green pastureland
pu'u that are located outside of the State's Forest Preserve area. Moving from west to east, these
pu'u are:
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Table 4.3 Pu'u in Pastureland
PU'U NAME ELEVATION TMK NO. TMK ACREAGE OWNER
KAMOA 3,439 362001005 247 State of Hawai'i
LANIKEPU 3,442 362001008 895 Parker Ranch
LAELAE 3,665 5 TMK's * (see note below) (see note below)
HOKU'ULA 3,377 365001020 420 State of Hawai'i
OWAOWAKA 3,449 365001020 420 State of Hawai'i
KI 3,201 365001020/03 420+37 State of Hawai'i
*Note: Pu'u Laelae is located at the junction of five (5) TMK's: 06 (State of Hawai'i), 08 (Parker
Ranch), 10 (DHHL), 11 (DHHL) and 19 (DHHL). Open pasture lands downslope from this pu'u
summit, TMK 14, are owned by the Anna Ranch Trust. Sloping lands associated with the pu'u
above Hawai'i Preparatory Academy are owned by the Academy.
Other important pu'u in the area include a number of forested pu'u located within the State Forest
Reserve:
• Pu'u Pelu Elevation 3,750 (feet above MSL)
• Pu'u Ohu Elevation 3,934
• Pu'u Iki Elevation 3,768
• Pu'u Haloa Elevation 4,084
• Pu'u Ka'aIa Elevation 3,985
• Pu'u Lala Elevation 3,200
Given their location in the State Forest Reserve area,these pu'u are not at risk of being subdivided
or developed.
There are also several small pu'u that are located within the small ag/ranch lots area of East
Waimea:
• Pu'u Kakaniha Elevation 3,157
• Pu'u Maile Elevation 3,625
• Pu'u Manu Elevation 3,635
And some isolated pu'u located south of Waimea, including:
• Pu'u Pa/Huluhulu Elevation 2,687
• Pu'u Holoholo Ku Elevation 3,263
The state-owned parcel that contains three of the most important pu'u of Waimea (parcel 20) was
recently "downzoned" by the County Council, with the concurrence of the State DLNR, from Ag-1 a
and Ag-5a to "Ag-400" —a zoning designation that will prevent the land from being divided up into
small ag lots.
An overall protection plan is now needed for the other important pu'u. and their associated pasture
lands and forests. Of most concern are the pu'u that are the first three pastureland pu'u identified
in the Table above — Pu'u Kamoa, Pu'u Lanikepu, and Pu'u Laelae. In a "worst case" scenario,
these pu'u and their associated lands would some day be subdivided and developed as houselots.
The visual and environmental impact of developing these steep, scenic, and historic lands would be
huge.
The overall Pu'u Protection Plan for Waimea can include a number of strategies, including the
following:
Strategy 1.1. Acquire conservation easements
Strategy 1.2. Require a Use Permit for Grading on Steep Land
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Details and proposed "Action Programs" for these strategies are provided on the following pages.
Strategy 1.1 Acquire Conservation Easements for Critical Pu'u Parcels
Overview
Acquisition of the fee interest of a property — by the County or by a non-profit land trust — would
provide the higher level of control, but would also be the more expensive type of action. Purchase
of a Conservation Easement would give the purchasing entity a limited level of control over future
uses of the parcel, but would be less costly. Purchase of a conservation easement would also be
more appropriate if the parcel's owner intends to continue using the parcel for ranching.
Generally, the purchase of a conservation easement for a given property would mean that the
property cannot be developed for residential, commercial, industrial, or institutional uses, and that
the use of the property shall remain agricultural and/or open space.
The conservation easement strategy would be feasible for privately owned pu'u lands, but would
not be applicable to DHHL lands, which are held in trust by DHHL for the benefit of native
Hawaiian people.
The Action Program for the acquisition of conservation easements on critical pu'u parcels can be
summarized as follows:
• Who should take the lead? Waimea-based open space subcommittee of the South Kohala
"CDP Action Committee," which is the community-based entity that will be the successor
to the Steering Committee; with assistance from the County Planning Department; the
County Public Access, Open Space, Natural Resources Preservation Commission; and the
Hawai'i Island Land Trust(HILT)
• What needs to be done? Meet with owners of critical privately owned pu'u parcels "one on
one" to find out if they are willing to negotiate a conservation easement for the parcel(s).
These meetings could include "land owner education" on the tax benefits and other
benefits of establishing conservation easements. For willing land owners, proceed with
appraisals of the value of a conservation easement, and negotiate a fair price. Seek
acquisition funds from the County and/or from the HILT and/or from wealthy donors
residing in the Waimea area. Implement the acquisition process, including final
negotiations, funding, finalizing a purchase and sale agreement, and a formal closing.
Note: some land owners may be willing to donate a conservation easement to the County
in order to receive tax benefits.
• When should actions be initiated? Initial discussions with land owners can begin as part of
the CDP process. Details and a start on actual acquisitions can be pursued after the South
Kohala CDP has been enacted.
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• How much will it cost? The cost of an acquisition program of this kind can be quite high.
For example, if the program results in the acquisition of 1000 acres of conservation
easements at a cost of $10,000 per acre, the cost would be $10,000,000 — not including
costs for appraisals, attorneys' fees, closing costs, and other related expenses. To put these
costs in perspective, however, we should keep some of the following numbers in mind:
o The County of Hawai'i is setting aside 2% per year of County real property tax
revenues in the County's open space acquisition fund. This percentage currently
equates to about$4,000,000 per year.
o The Hawai'i Island Land Trust, first formed in 2004, may eventually be able to raise
enough money to fund annual acquisitions of$1,000,000 or more.
o In 2007, 1160 acres of open space lands at Pupukea-Paumalu on O'ahu were
acquired by the North Shore Community Land Trust (NSCLT). Funding for this
acquisition - $11.5 million — was provided by a coalition of public and private
entities, including the U.S. Army, the State legislature, the City and County of
Honolulu,the Trust for Public Lands, and the NSCLT)
General conclusion: an open space acquisition program costing in the millions of dollars is
expensive, but can be done if the lands in question are important enough. For the
"preservation of the Waimea's sense of place," the preservation of the green, historic,
culturally important pu'u of Waimea is of critical importance.
• Intended Outcome: Preservation of the pu'u of Waimea as open space for ranching,
forestry, and watershed protection in perpetuity.
Strategy 1.2. Require a Use Permit for Construction on Steep Slopes
Overview
Construction of buildings, roads, and associated structures on steep slopes of over 25 percent often
results in significant increases in storm water runoff, soil erosion, and siltation of streams and near
shore waters. Homes built on steep slopes have experienced foundation failures, with resulting
costly structural damage and injury to the occupants.
The County Planning Department could control construction on steep slopes including construction
on otherwise unprotected pu'u or pu'u related slopes by requiring a use permit for proposed grading
and construction on any parcel where the average slope of the land is greater than 25 percent. This
requirement would include any proposed construction on the steep sides of pu'u and gulches. The
use permit requirement would include a requirement for a public hearing on the proposed use. The
use permit could be denied if the proposed construction was found to have potential significant
negative impacts on the natural and/or visual environment. The permit could also direct the owner
to avoid building on steep slopes if there is a less steep building site available on the parcel.
• Who should take the lead? Hawai'i County Planning Department
• What needs to be done? Develop appropriate language requiring a use permit for
construction on steep slopes, and proceed with the process for amending the Zoning
Ordinance.
• When should actions be initiated? The Planning Department can move ahead with this
Zoning Ordinance amendment in the near future.
• How much will it cost? Costs will be primarily staff time and the cost of notifying the
public of the proposed Zoning Ordinance amendment.
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• Intended Outcome: The Planning Department will then have better regulatory tools to
control construction activities on steep slopes, including any proposed construction on the
scenic and culturally important pu'u of Waimea.
4.3.2 ACTION PROGRAM — ACQUIRE CRITICAL OPEN SPACE AREAS IN EAST
WAIMEA
The Need for Action
Some of the privately-owned pu'u lands of Waimea may need to be acquired—either by the County
through the recently formed Open Space Commission or by a non-profit entity like the Hawaii
Island Land Trust.
Also of great importance to the rural and paniolo
character of Waimea are the visually important
small farm lots and ranch lots in East Waimea.
Some of these parcels may also be priorities for
acquisition in order to preserve their use for farming
and ranching—either fee purchase or acquisition of
conservation easements.
From Mud Lane to Church Row, and not including
DHHL lands or large parcels that are more or less
"country estate" parcels with large homes, there are
approximately 40 small farm and ranch parcels 10
or more acres in size in this area that front onto Open pasture land in East Waimea
Mamalahoa Highway, and that are still "intact" and
in some form of open space — e.g., that have not been subdivided and developed for residential
purposes. The "view from the road" driving into Waimea from the east (from Honoka'a) is thus still
rural in nature, with grazing horses, sheep, and cattle, woodlots, and small farm fields dominating
the view.
For some years, however, the trend for these rural lots in east Waimea has been subdivision actions
and/or sale of a parcel and development of expensive homes. A major impediment that
discourages the continued use of these lands for agriculture is the heavy traffic on Mamalahoa
Highway, especially during peak morning and afternoon commute times. Farmers often must
transport slow moving agricultural equipment and products on the highway, which is extremely
hazardous during these periods of the day. Potential new farmers, as well as the remaining farmers,
consider this condition a deterrent to expanding their operations by seeking more land to lease or
purchase in this area.
It is important to note a couple of distinguishing features between the agricultural lands in east
Waimea and those in the Lalamilo Farm Lots. First, east Waimea agricultural lots have been farmed
since the era leading up to World War I, whereas the Lalamilo Farm Lots were first awarded in the
1960s. Second, traffic problems do not exist yet in the Lalamilo farm lots because it is a
concentrated agricultural subdivision that was constructed away from the town center with the
express intention of keeping it isolated.
Acquisition of the fee interest or of conservation easements for several critical open space parcels
may be possible. Of course,the constraint for this strategy is the availability of acquisition funds.
For those parcels that are being proposed for rezoning by the owner — say from A-40a (40-acre
minimum lot size) to A-5a (5-acre minimum lot size) — an alternate strategy would be to work with
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the parcel owner and agree to rezoning a portion of the parcel to RS-20 or RS-10 to accommodate a
reasonable number of lots, and downzone or place an agricultural easement on the rest of the
property. This strategy would be a sort of"internal Transfer of Development Rights" (TDR).
Strategies to consider for the preservation of some of the small farms and ranches thus include:
Strategy 2.1 —Acquisition of Fee Interest or of Conservation Easements
Strategy 2.2— Internal TDR
Strategy 2.1 —Acquisition of Fee Interest or of Conservation Easements
Overview
Acquisition of the fee interest of a property — by the County or by a non-profit land trust — would
provide the higher level of control, but would also be the more expensive type of action. Purchase
of a Conservation Easement would give the purchasing entity a limited level of control over future
uses of the parcel, but would be less costly. Purchase of a conservation easement would also be
more appropriate if the parcel's owner intends to continue to live on the property and continue
using the parcel for farming or ranching. Acquisition of the fee interest would be the better
approach for those small farmers and ranchers who need retirement funds.
Generally, the purchase of a conservation easement for a given property would mean that the
property cannot be developed for residential, commercial, industrial, or institutional uses, and that
the use of the property shall remain agricultural and/or open space.
Based on recent sales of some of the parcels in East Waimea, a 40-acre farm or ranch lot might sell
in 2008 for about $2,000,000. The alternative Conservation Easement cost for the 40-acre parcel
might be about 1/2 that amount, or about$1,000,000.
A further alternative might be the purchase of a conservation easement for only a portion of the
parcel —e.g.,that portion of the parcel that is most visible from Mamalahoa Highway. For example,
if a typical 20-acre parcel is about 400 feet wide by about 2200 feet deep, a conservation easement
on the highway frontage section of the parcel measuring 400 feet wide by 1000 feet deep would still
provide for a significant amount of open space at a cost of perhaps about 50% of the cost of a
conservation easement for the entire parcel.
The Action Program for the acquisition of the fee interest or of conservation easements for selected
parcels in East Waimea would be similar to the Action Program for the purchase of conservation
easements for the pu'u parcels, and can be summarized as follows:
• Who should take the lead? Waimea-based open space subcommittee of the South Kohala
CDP Community Action Committee, with assistance from the County Planning Department,
the County Open Space Commission, and the Hawai'i Island Land Trust(HILT)
• What needs to be done? Create a detailed map and list of open space parcels, together
with notes on their current use and owners. Meet with owners "one on one" or in small
groups to find out if they are willing to or planning to or in need of selling their land—either
the fee interest or a conservation easement. Set approximate purchase prices and designate
one or more parcels as the highest priority for acquisition. Seek acquisition funds from the
County and/or from the HILT and/or from wealthy donors residing in the Waimea area.
Implement the acquisition process, including appraisals, negotiations, funding, finalizing a
purchase and sale agreement, and a formal closing.
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• When should actions be initiated? Initial discussions with land owners can begin as part of
the CDP process. Details and a start on actual acquisitions can be pursued after the South
Kohala CDP has been enacted.
• How much will it cost? The cost of an acquisition program of this kind can be quite high.
For example, if the program results in the acquisition of 100 acres in fee simple at a cost of
$50,000 per acre = $5,000,000 plus 400 acres of conservation easements at a cost of
$25,000 per acre = $10,000,000 over a 10-year period, total 10-year costs could easily be
$15,000,000 or more— not including costs for appraisals, attorneys' fees, closing costs, and
other related expenses. To keep these costs in perspective, however, we should keep in
mind the funding sources and conservation precedents that are noted for the Strategy 1.2.
Acquire Conservation Easements for Critical Pu'u Parcels, above.
General conclusion: an open space acquisition program costing in the millions of dollars is
expensive, but can be done if the lands in question are important enough. For the
"preservation of the Waimea's sense of place," the East Waimea small farms and ranches
are of critical importance.
• Intended Outcome: Preservation of most of the remaining small farms and ranches in East
Waimea as open space for farming and ranching.
Strategy 2.2 — Internal Transfer of Development Rights
Overview
During the CDP process, there has been considerable interest in and discussion of the concept of
"Transfer of Development Rights" (TDR). This planning/development concept is used in many U.S.
mainland communities. In a typical transaction, a developer purchases the development rights for
"Farmer A's" 200-acre farm that has A-5a zoning = development potential for about 36 5-acre lots
(assuming 10% of the land for roads and other infrastructure). The developer is then allowed to
"transfer" the "development rights" for the 36 units to a "receiving site" — say a 50-acre site near
town zoned RS-10. The developer is allowed to increase the density of his development by 36 units
without having to go through a rezoning process to be permitted the higher density. Farmer A's
land can no longer be subdivided and developed and the developer's project near term is more
profitable.
The proposed "internal" TDR strategy for some of the small farms and ranches in East Waimea
would involve the Planning Department working with the parcel owner to work out an agreement
whereby a portion of the parcel would be rezoned to RS-20 or RS-10 to accommodate a reasonable
number of lots, and the remainder of the parcel would be downzoned or restricted by means of an
agricultural easement or conservation easement.
• Who should take the lead? Hawai'i County Planning Department
• What needs to be done? The Planning Department can begin discussions with the owners
of priority parcels. Rezonings from Ag zoning to Residential zoning will also require a
change in State Land Use designation from "Agricultural" to "Urban," but this change can
be accomplished through a County Special Permit/County Council action if the parcel to be
rezoned is less than 15 acres.
• When should actions be initiated? This program for internal TDR's could be initiated at
any time, and could be applied to several rezonings of East Waimea lands that are currently
being proposed.
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• How much will it cost? The cost to the County will be mainly Planning Department staff
time.
• Intended Outcome: A number of critical East Waimea open space and farm areas will be
preserved and protected in perpetuity, and, at the same time, the parcel owner will be able
to create a number of residential lots for use by family members and/or for sale to others.
4.3.3 ACTION PROGRAM—AFFORDABLE HOUSING FOR WAIMEA
The Need for Action
Throughout the "Community Readiness Program" (CRP) and the Community Development Plan
(CDP) process,the theme of AFFORDABLE HOUSING was discussed by the community many times
and with great urgency.
The state-wide real estate market surge from about 2002 through 2006 resulted in a 100% or more
increase in house prices in many communities, including Waimea. By the end of 2006, the median
price for a new 3-bedroom single family house in Waimea was about $800,000 —well beyond the
means of most local families, even with both husband and wife working full time. As has been the
case for many established Hawai'i communities, the people of Waimea found that their young
families could no longer afford a home there, and many older couples were struggling to pay their
inflated real property taxes.
There are no easy answers to the affordable housing needs—of Waimea, or of Hawai'i County, or of
the State of Hawai'i. Even without the impacts of the recent real estate market surge, land and labor
and materials are expensive in Hawai'i, and there is little incentive for private developers and
contractors to build affordably priced for sale or rental units.
For Waimea,the "land" part of the equation may be solvable to some extent. There are a number of
State-owned parcels in or near Waimea that could potentially be developed for affordable housing.
In addition, as some of the need for affordable housing is for employees of beneficiaries of Parker
Ranch Trust— e.g., teachers at Hawai'i Preparatory Academy and at Parker School, and staff of the
North Hawai'i Hospital — Parker Ranch may be able to provide land for affordable housing at a low
cost.
For the Waimea community and its affordable housing needs, the most useful tools or strategies may
be:
Strategy 3.1 Self-Help Housing
Strategy 3.2 Non-Profit Housing Development Corporation or similar entity
Strategy 3.1 Self-help housing
Overview
The Hawai'i Island Community Development Corporation (HICDC), with offices in Hilo, develops
self-help housing projects throughout Hawai'i County.
The mission of HICDC is to provide low income families with housing opportunities. The
organization provides technical assistance to participants in self-help housing programs and assists
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families in applying for loans from USDA Rural Development. HICDC also develops housing for
low income senior citizens.
HICDC is currently developing plans for two affordable housing projects in North Kohala:
• Kamakua Self Help Subdivision — 22 self help homes on 7,500+ sf lots on a 16-acre site
near Kohala High School. The 15-acre makai portion of the 31-acre property could be
developed as a "phase 2" project.
• Ainakea Senior Residences — 30 1-bedroom, 1 bath units for senior citizens 62+ years of
age and with incomes at 50% of area median income. Construction scheduled to start in
June 2008.
The Waimea community could establish an ongoing Self-Help Housing Construction Program that
would provide 10 to 20 homes per year for at least the next 10 to 20 years. Although these numbers
are not very large, the construction of 100 to 200 affordable homes per decade would still be a
significant achievement, and would certainly help both young and old to live affordably in their
own town.
• WHO will take the lead? The South Kohala CDP Action Committee will have an ongoing
role for the implementation of the CDP, including the implementation of affordable housing
programs. A subcommittee of the Action Committee can work with HICDC and with the
County Office of Housing and Community Development (OHCD) to establish an ongoing
self-help housing program for Waimea.
• WHAT needs to be done? Work with the Hawai'i Island Community Development
Corporation (HICDC)to establish an ongoing self-help housing program for Waimea.
• WHERE will actions take place? State-owned parcels in and near Waimea may have
potential as affordable housing sites. In addition, Parker Ranch may be able to provide land
at a nominal cost if employees of Parker Ranch Trust beneficiaries are given preferential
status for the purchase or rent of affordable units that would be constructed on that land.
• HOW MUCH will self-help housing cost? For a small (10-20 lots) subdivision with 7,500 sf
lots, and assuming conformance to current County subdivision standards, and assuming
building a new subdivision, the cost of land plus grading, roads, drainage, and utilities
("infrastructure") will be in the range of $100,000 to $150,000 for each house lot. Costs
would be lower if land costs are nominal. For a "self-help" constructed home of 1,100
square feet, the cost of materials and contractors for foundations, plumbing and electrical
work will be about $120,000, not including the value of the "self-help" labor. So:total cost
for a self-help home could be in the range of$220,000 to $270,000 for self-help homes in a
new subdivision.
o Intended Outcome - If an average of 10 to 20 moderately priced self-help homes can be
constructed every year for the next ten years, there would be a total of 100 to 200 new
affordable homes created in Waimea.
Strategy 3.2 Non-profit housing corporation(s)
Overview
There are a number of non-profit corporations in Hawai'i that are focused on the development of
affordable housing.
In 2006, the County's Office of Housing and Community Development (OHCD) and others were
instrumental in forming a new "501 c (3)" non-profit entity called the "Hawai'i Island Housing Trust.
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(HINT)." The mission of HIHT is to plan, finance, and construct affordable housing projects,
including "workforce housing projects," in areas of the County where there is the greatest need.
HIHT is designed to create a number of subsidiary entities, each of which would be a "single
member Limited Liability Corporation (LLC)" that would also have tax-exempt status under the 501 c
(3) certification of HINT. Each LLC would be the "developer" of a particular housing project.
HIHT's first project will be the "Kamakoa at Waikoloa Village" workforce housing project. The
master plan for this ambitious project calls for the construction of 800 for-sale homes and 400 rental
units, plus parks, a community center, a daycare center, and a site for a future elementary school.
For sale homes will be comparable in quality to "market homes," but will be priced to be affordable
to families earning 80% to 140% of the area median income, which in 2007 was about $57,000 for
a family of 4 persons. In 2007 dollars, that would mean that homes would be priced from about
$235,000 to $385,000, and rents will be from about$800 to $1100 a month.
The "For Sale" homes do not include sale of the land; each home buyer will receive a sub-lease for
their building lot. Prices for the homes and apartments are to remain affordable "in perpetuity."
One of the major challenges for affordable housing projects is financing: how to design a financing
plan that will provide construction financing and "permanent" financing at the lowest possible cost.
For the Kamakoa project,the primary financing sources may be summarized as follows:
• Initial planning funds: from the County's Affordable Housing Revolving Fund
• Infrastructure financing: from County General Obligation (GO) Bond funds and from Tax
Exempt Bonds that will be issued through a "Community Facilities District" (CFD), a new
entity that will be created for this purpose;
• Vertical (housing construction) financing: from Tax Exempt Revenue Bonds.
• Home mortgage loans for home buyers: special "below market rate" loans guaranteed by
the quasi-public national home loan corporation known as "Fannie Mae."
These financing tools collectively, together with the "Land Trust" land lease structure, lower the
price of the for—sale homes to about 60% to 70% or less of the price of a market home. Thus, for
example, a $300,000 home in the Kamakoa project would sell for about $430,000 to $500,000 if it
was located elsewhere in Waikoloa Village.
A subsidiary LLC of HIHT could be created to develop affordable housing projects for Waimea.
There could be one LLC that could develop a number of sites, or alternatively there could be several
LLC's each of which would develop a specific site. Alternatively, a new non-profit entity could be
affiliated with HIHT for the purposes of developing affordable homes and rental apartments for
Waimea. A second alternative would be to establish a Waimea affordable housing entity that would
be affiliated with HIHT but that would NOT need its own 501(c) 3 certification, per IRS rules for
what is called "Group Exemptions." The IRS sometimes recognizes a group of organizations as tax-
exempt if they are affiliated with a central (non-profit) organization. (See IRS Rev. Proc. 80-27,
1980-1 C.B. 677). A third alternative would be to create a separate Waimea Housing Non-Profit.
At least for the first several projects, new affordable housing projects for Waimea should probably
be relatively small in size: perhaps in the range of 20 to 30 units. Smaller projects would fit better
into the fabric of the existing community, and would also be easier to bring on line in a reasonable
timeframe. Note that planning for the Kamakoa project began in early 2004, and the project will
(finally) begin site construction work in mid 2008 — a planning/design period of 4+ years. The first
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homes will not be ready for occupancy until late 2009 — nearly 6 years after planning work began.
Large projects require large land areas and large amounts of time to plan and design!
The LLC (or similar Waimea-based entity) would own the land, and home buyers would lease their
lot for a nominal amount. Homes would be kept affordably priced in perpetuity through deed
restrictions that limit price appreciation, and through a requirement that any future sale of a home
would have to be to the LLC.
This strategy would thus be to create a non-profit housing development organization (or similar
entity) for Waimea that will develop affordable for-sale and rental housing to meet the needs of the
Waimea community.
• WHO will take the lead? The South Kohala CDP Action Committee should have an
ongoing role for the implementation of the CDP, including the implementation of affordable
housing programs. A subcommittee of the Action Committee can work with HIHT and with
the OHCD to establish the Waimea Affordable Housing LLC or some similar entity.
• WHAT needs to be done? Work with the HIHT Board of Directors and the County Office
of Housing and Community Development (OHCD) to create an LLC subsidiary or similar
entity to develop affordable housing for Waimea. Some of the more detailed tasks include
the following:
o Create and organize the Waimea Affordable Housing Entity: articles of
incorporation, bylaws, board of directors, policies and procedures, etc.; seek and
obtain initial seed money
o Tentative selection of a project site or sites,
o Initial project planning and financial proforma, potentially funded by the County's
Affordable Housing Revolving Fund.
o Proposal to County Council for General Obligation (GO) Bond financing for land
acquisition, design, and possibly for some of the infrastructure costs.
o County Council approval of GO Bond financing for land acquisition and M some
of the infrastructure costs.
o Designation of the project site as a "201 H experimental affordable housing
project."
o Design and implement financing program for infrastructure and vertical
construction.
o Design and construction of infrastructure and homes. Note: the project could
include some "self-help" homes and/or "owner-builder" homes.
o Marketing and sale of the homes.
• WHERE will actions take place? Potential sites for the development of small affordable
housing projects in Waimea will need to be identified. Sites within walking distance of
Waimea Town Center should be given priority.
• HOW MUCH will it cost? Use of the "land trust" land lease model, together with
restrictions on appreciation of house values and creative financing can result in sales prices
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and rent prices that are significantly below area "market" prices. For Waimea, that could
mean, for example, a new 1,100 square foot home on a 7,500 square foot lot might sell for
$250,000 to $300,000, and a 400 sf 1-bedroom rental apartment might rent for $600 to
$800 per month.
• Intended Outcome: Once organized, up and running, the Waimea Affordable Housing
Entity could conceivably develop 20 or more units per year. At this production rate, the
Entity could build about 200 or more units over a 10 year period — which would meet a
significant amount of the demand for affordable homes.
4.3.4 ACTION PROGRAM —WALKWAYS AND BIKEWAYS FOR WAIMEA
The Need for Action
There is a critical need to plan, design, and construct walkways and bikeways within the existing
rights of way of the main Waimea Roads: Kawaihae Road and Mamalahoa Highway.
Except for sidewalks for a few blocks within the center of Waimea Town, there are no walkways or
bikeways along the major roads that can be used by pedestrians and bicyclists, including children
walking to and from school.
Constructing safe bikeways and walkways along Mamalahoa Highway and Kawaihae Road would
provide people with alternatives to travel by car, and would thus potentially alleviate to some
degree the peak hour traffic jams that now characterize Waimea.
The typical right-of-way of the main roads leading into and out of Waimea is 50 to 60 feet in width,
and the average paved roadway, including travel lanes and a narrow paved shoulder, is about 26
feet. (See map showing rights-of-way widths.) Thus, there is typically about 24 feet of right-of-way,
or an average of 12 feet on each side, that is available for walkways and/or bikeways. These
dimensions will of course vary, depending on specific site conditions including drainage ditches,
slope conditions, adjacent land uses, and the need for left turn lanes at major intersections.
See Appendix G for illustrative cross-sections for several "typical existing conditions" for both
Mamalahoa Highway and Kawaihae Road, followed by "conceptual walkway and bikeway" cross-
sections that illustrate possible widths and locations for permanent walkways and bikeways along
these roads.
It should be noted that the pedestrian and bicycle advocacy non-profit known as "PATH" (Peoples
Advocacy for Trails Hawai'i) has proposed that the County adopt a "shoulder stabilization" strategy
with future maintenance projects —e.g. extending the new pavement an additional +/- eight feet on
both sides of the road to provide a shared use shoulder that would create additional surface for
walking, bicycling, emergency breakdown, bus pick up. "Shoulder Stabilization" should be funded
with "shoulder preparation" funds that allow for preparation of the shoulder (e.g. grading, grubbing)
prior to repaving. PATH and other organizations point out that while this is not considered the ideal
treatment for the shoulder (sidewalks and where possible separated shared use paths are far superior
to create safe walkways); this treatment uses the existing in-house resources of the Department of
Public Works to at least maintain the shoulder for use. This strategy has recently been implemented
for the Kawaihae Road repaving project.
Strategy 4.1 Walkways and bikeways for Waimea
The Action Program for planning, design, and construction of walkways and bikeways along
Waimea's main roads may be described as follows:
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• Who should take the lead? Waimea-based walkways/bikeways subcommittee of the South
Kohala Community CDP Action Committee, with assistance from the County Planning
Department, the County Department of Public Works, the State Department of
Transportation, and PATH.
• What needs to be done? Receive review and input from the Waimea community on these
walkway/bikeway ideas during the implementation of the CDP, including input on phasing
the design and construction work. Agree on a "Phase 1" length of walkway/bikeway for
early implementation. Soon after enactment of the South Kohala CDP, present a request to
County Council for funding of the survey work and design for Phase 1, with the
understanding that construction funds will be requested in the following year. Contract for
(perhaps through PATH) the survey and design work, and do the work. Put together the
request to County Council for construction funds. Receive construction funds and contract
for the work. Do the construction work and proceed with design and construction of
subsequent phases.
• When should actions be initiated? Phasing of the bikeways and walkways should be
decided by the CDP Action Committee. A funding request for design and survey work for
Phase 1 can be submitted as part of the FY 2009/2010 County CIP program.
• How much will it cost? Order of magnitude cost estimates developed as part of the South
Kohala CDP work were as follows: "for one mile sections of roadway with improvements
on both sides of the road"
Curb and Gutter $550,000
5' wide asphalt bike lane $250,000
5' wide concrete path $300,000
5' wide asphalt path $200,000
5' wide grass strip $200,000
Thus, if the "typical" bikeway/walkway configuration for the main roadways in Waimea is
no curb/gutter, 5'wide bike lane both sides + 5' wide grass strip both sides + 5' wide
asphalt path both sides,the cost per mile would be approximately $650,000, or about $123
per linear foot. These costs do not include topo survey, design costs, or construction
management, which would add about 20%to the costs.
• Intended Outcome: Completion of a continuous walkway/bikeway system along
Mamalahoa Highway from Mud Lane to Waimea Center and from Waimea Center to the
vicinity of the Waimea-Kohala Airport; and along Lindsey Road/Kawaihae Road from
Waimea Center to Hawai'i Preparatory Academy. The system, when completed, would
total about 10 miles. The walkways and bikeways would provide Waimea residents with
alternative, safe modes of circulation, promote healthy walking and bicycling, and alleviate
traffic congestion and air pollution.
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