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Home My WebLink AboutHonua’ula Living Community Proposal01-4CIX HONUA'ULA p r•-•CD P.O. Box 2532,Kealakekua, HI 96750 n o0 March 29, 2021 Mrs. Susan Kunz Housing Administrator Office of Housing& Community Development Attn: Community Development Division 1990 Kinoole Street, Suite 102 Hilo, Hawaii 96720 Re: Honua'ula Housing Project - Kealakehe, Hawaii Aloha Mrs. Kunz, Please accept this 201-H submission package requesting a Hawaii County 201-H resolution approving construction and operation of 112 units ofaffordable housing to be located in Kealakehe. Sincerely, 64 Carlo R. Mireles Chief Operating Officer Honua'ula, LLC I 4) Honua'ula LLC 201H Application Package Table of Contents Summary Sheet Application Checklist General Information Form Certifications and Assurances Environmental Questionnaire Exhibit A- Project Cost Breakdown Exhibit B— Estimated Project Revenue Exhibit C, D & E—Operating Income, Expense & Proforma Exhibit 1— IRS Tax Exempt Letter Exhibit 2—Treasury Form 990 Exhibit 3—Organizational Documents Exhibit 4— Financial Statements Exhibit 5,6 &7 Organizational Chart, Development Experience & Resumes Exhibit 8— List of Affordable Housing Projects Exhibit 9— Location Map Exhibit 10—Photographs/Renderings Exhibit 11-Survey Exhibit 12—Site Control Exhibit 13— Existing note, mortgage or loan agreement Exhibit 14— Preliminary Title Report Exhibit 15 —Special Site Classifications Exhibit 16— Planning Department/Rezoning Status Exhibit 17—Variances Exhibit 18— Record of Consultation With Surrounding Community Exhibit 19— Draft of EA, FONSI or EIS Exhibit 20 —Water, Sewer & Electricity Exhibit 21—Environmental Questionnaire & Phase 1 ESA Exhibit 22- Proposed Construction Timetable Exhibit 23—Justification of Market Demand Exhibit 24—Terms & Conditions of Loan & Commitment Letter Exhibit 25 —Operating Subsidy Commitment Letters or Executed Contracts Exhibit 26— Plans & Specifications Exhibit 27 —Drainage Plan Exhibit 28— Property Management Plan Exhibit 29—Traffic Impact Analysis Report C 2 m m I County of Hawaii Office of Housing and Community Develoment 201H Application Form Summary Sheet 1.INFORMATION: APPLICANT NAME: Honua'ula LLC PROJECT NAME: Honua'ula Living Community ll. Income and Rent Restrictions Applicant commits to set-aside units based on the following income and rent restrictions. Complete the chart below. Affordable Units 112 Restricted at%of AMGI* Number of units Percent of total units of AMGI 30% 24 units 22 of AMGI 50% 20 units 18 of AMGI 60% 68 units 60 Total Affordable Units 112 units Market Rate Units 0 units Total Number of Units 112 units 100 AMGI=Average Median Gross Income III. Length of Affordability Commitment How long will your project commit to affordability restrictions and program compliance? 20 Years IV. Occupancy Type Indicate the number of units allotted for each of the following: Family 112 Elderly* Homeless Tenants with Special Housing Needs 6 please describe the Special Housing Need of the tenants below) Please refer to the definition of Elder or Elderly Households as defined in Act 64, Session Laws of Hawaii 2002 Form 20111-001,03/11/2014 Page 1 2257pasr.doc updated 03/11/2014 2 mro5 Dr O Z or. County of Hawaii n 20111 Application Package Application Checklist To be completed and signed by applicant and returned with application.) Project Name: Honua'ula Living Community Done/Enclosed Correct number of copies(1 original,3 copies. 1 electronic version)ET Complete Anolication 1. Application Checklist(completed and signed) Er 2. Summary Sheet El 3. General Information Section 4. Questions XI 5. Certifications and Assurances El 6. Index of Application Exhibits Included EI 7. Environmental Questionnaire(completed and signed) 4 8. Exhibit Worksheets a. Project Cost Breakdown Worksheet(Exhibit A) illiw f b. Estimated Project Revenue(Exhibit B) 0 AIM J c. Operating Income(Exhibit C) L d. Operating Expenses (Exhibit D) 111 e. Operating Proforma (Exhibit E) rig. 9. All Exhibits attached EL OHCD's receipt of this application,consisting of the documents above-referenced, does not constitute acceptance of this application. Applications must be complete in accordance with this checklist. Incomplete applications and applications that fail to meet individual program criteria,shall be returned to the applicant without further action. Applicant: Honu ' Ia LLC Applicant Representative: C l • / ,,ec ' ,.J,f 7/t Q, gnature,Date) Section I-General Information 0 Page2257pFormasr.docp201H-00] 2 asr.doc v01/11/2016 Z G) Z m Or Z County of Hawaii 201H Application Package Honua'ula Living Community Project Name 1. APPLICANT INFORMATION A) Applicant Information Honua'ula LLC Applicant Name EIN-85-1383990 Applicant Tax ID Number Carlo Mireles-Chief Operating Officer 808-333-9338 Applicant Contact Name,Title Phone Number. Applicant Address Fax Number P.O. Box 2532 Kealakekua, HI 96750 E-Mail Address. honuaulainfo@gmail.com Fill in the information below if application was prepared by a person or entity different from the applicant. Application Preparer Name Application Preparer Contact Name,Title Phone Number Applicant Address Fax Number E-Mail Address 110 Form 201 H-001 Page 3 2257pasr.doc v01/11/2016 County of Hawai`i 201H Application Package rI B) Applicant Organization/Entity(Check the appropriate box) Non-profit organization Qualified, existing 501(c)(3) or (4) organization, as determined by the Internal Revenue Service) Ifthe applicant is a Non-profit organization include Exhibit 1 and Exhibit 2. Private developer Limited Partnership 0 General Partnership Corporation 0 Limited Liability Corporation Other: Government Identify(Level of Government and Department) I I County Government: I I State Government: Department: All applicants must submit Exhibit 3, Exhibit 4, and Exhibit 5 as applicable. C) Applicant Experience Check the appropriate box: O Applicant has no prior experience in developing or owning housing. Applicant has prior experience in developing or owning housing. If the Applicant has experience in developing or owning housing,please complete Exhibit 6. Form 201H-001 Page 4 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package D) Project Team Information (Complete with name,address and phone number) Complete Exhibit 7for each Project Team member Developer: Honua'ula, LLC Contact: Carlo Mireles Address: P.O. Box 2532, Kealakekua, HI 96750 Phone: 808-333-9338 Fax: E: honuaulainfo@gmail.com Role/ 1. Bruce Beard. - Chief executive officer. Oversee and assist Responsibility: overall objectives and activates for development of Honua'ula Living. 2. Carlo Mireles - Chief Operating officer. Oversee and assist all operations in Hawaii County and state of HI If the Developer has experience in developing or owning housing,please complete Exhibit 6. Consultant: Sidney Fuke Land Planner Contact:Sidney Fuke Address: 100 Pauahi St. #212, Hilo Phone: 808-969-1522 Fax: E: Mail:sidfuke@hawaiiantel.net Role/ Land Use Planning Responsibility: tliro Form 20111-001 Page 5 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package General Contractor: Nan Inc Contact:Jason Ko Address: 636 Laumaka Street Phone: 808-842-4929 Fax: 808-841-8281 E: Mail:mko@nanhawaii.com Role/ Director of Big Island Operations Responsibility: Architect: Dana Webber Design Group Contact:Dana L. Webber AIA Address: 197 Parfitt Way SW, Suite 200, Bainbridge Island, WA 98110 Phone: 206-715-4551 Fax: E: Mail:dana@danawebber.com Role/ Lead Architect Responsibility: Management Agent: Hawaii Affordable Properties Inc. Contact:Michael Sohriakoff Address: 79-7266 Mamalahoa Hwy, Suite 1, Kealakekua, HI 96750 Phone: 808-322-3422 Fax: 808-322-0632 E: Mail:sohriakoffjr@gmail.com Role/ Property Management and market it. Responsibility: IfManagement Agent is selected or proposed as part of this application,submit Exhibit 8 Form 20111-001 Page 6 2257pasr.doc v01/11/2016 Count' of Hawaii 201H Application Package Legal Counsel: Templeton Horton Weibel & Broughton PLLC Contact: Dave Weibel Address:3212 NW Byron St. Suite 104 Silverdale WA 98383 Phone: 360-692-6415 lax: E: Mail: dweibel@kitsaplawgroup.com Role/ Legal over-site for project development. Responsibility: Tax Counsel: TBD Contact: Address: Phone: Fax: E: Mail: Role/ Responsibility: Certified PuAccountant: Gintz Warner PLLC Contact:Chris Gintz Address:3473 NW Lowell St. #200, Silverdale, WA 98383 Phone: 360-692-1040 Fax: E: Mail: chris@gintzwarner.com Role/ Lead CPA Responsibility: Form 20IH-001 Page 7 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package 2. SITE INFORMATION A) Location Address City Tax Map Keys(TMK): Kailua-Kona 3) 7-4-004:014 3) 7-4-004:092 State HI Island Hawaii Zip Code 96740 Legislative District(for Neighbor Islands) Census Tract(s) 6 215.04 Neighborhood Board(for Oahu)N11110 Special design or management districts Economic Opportunity Zone Submit Exhibit 9,Exhibit 10 and Exhibit 11 B) Site Size 5.354 Acres 233,330 Square Feet C) Present legal owner of the project site Name West View Developments LLC - 21 Waianuenue Ave. Address Hilo HI 96745 City State Zip Form 201H-001 Page 8 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package D) Site Control Status Own site-fee simple Executed ground lease Expires on:2075 with Ten 10 year period extensions Option to purchase Expires on: Option to lease Expires on:2175 Other Describe: Expires on: Submit Exhibit 12 and 14. Submit Exhibit 13,ifapplicable. E) Special Site Classification Identify: Flood Zone No flood zone Tsunami(Intertidal Area) No Tsunami Special Management Area No Special Management Area Special or Historic District No Special or Historic District Shoreline Protection Area No Shoreline Protection Area Other(wetlands,volcano,etc.) No Other Submit Exhibit 15,ifapplicable. F) Zoning Current Zoning Designation: Ag-1A Land Use Classification:Urban Will your project conform to the existing zoning for the property?0 Yes ® No List the variances and/or special use permits required and attach as Exhibit 17. Describe your consultation with the surrounding community,particularly in the past six months, and attach as Exhibit 18. See Exhibit 17 for full list. Submit Exhibits 16, 17 and 18. Form 2011-1-001 Page 9 2257pasr.doc v01/11/2016 County of Hawaii rniev 201H Application Package G) Does this project involve any relocation of tenants or existing homeowners? D Yes No If yes,please describe any proposed relocation assistance: H) Environmental Assessment Please check the appropriate box below. HRS Chapter 343 requirements must be followed, if applicable. If an Environmental Assessment(EA)or Environmental Impact Statement(EIS)has been published or will be published please identify the date of publication in the Office of Environmental Quality Control(OEQC)Bulletin. Please identify the accepting agency. Accepting Agency: Check if applicable Date of publication or estimated completion date. No EA or EIS is required O EA In Progress EA Published O Finding of No Significant Impact Published O EIS In Progress EIS Published Federal EA or EIS Required July 2021 Submit Exhibit 19. Form 20111-001 Page 10 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package I) Site Feasibility Identify the benefits in use or disclose any potential problems associated with your proposed site. Submit Exhibit 20. Questions Yes No Will the project utilize gas for cooking or water heating? O Ifyes, is gas service currently available to the site? Will the project utilize solar water heating? Is electricity service currently available to the site? Sewer/Septic service is currently available to the site for the number and type of units proposed. Water is currently available for the proposed number of units and type of units for this project. Does the site have a hook-up to telephone service? Does the site have a hook-up to cable or Internet service? Are there any environmental concerns associated with site? Is the project located on or near a Brownfield? p El S Form 201H-001 Page 11 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package Identify the benefits in use or disclose any potential problems associated with your proposed site. Access to site: Kealakaa Street Site improvements: Sewer line is approximately 850 ft from the property Availability of utilities submit Utilities are available to the site. Topography and soils Kekake-Keei-Kiloa association is characterized by very shallow, gently sloping to steep, well-drained organic soils over A'a or Pahoehoe lava on uplands. The site generally slopes from 0 to 12% grade with average slope of 9%. Environmental Issues: The property was extensively used for cattle grazing. Environmental Issues J'uhnnl/.ih,hu 21 ) Form 201H-001 Page 12 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package Form 201H-001 Page 13 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package J) Off-Site Improvements Please provide information on the availability of utilities and site access for the proposed project. Please include information on existing infrastructure capabilities and any planned or potential expansion of infrastructure needed to develop this project. Water Existing: Water is available to the site through Kealakaa Street. See Exhibit 20) Planned: The project will install water lines and meters in accordance with the specifications of the Department of Water Supply. Sewer Existing. Sewer is currently 850 ft west of the property along Manawalea Planned: The project will connect to the existing sewer along Manawalea in accordance with the specifications of the Department of Environmental Management Drainage Existing: There are no drainage measures in place as the well-drained organic soils over A'a or Pahoehoe lava provide adequate drainage. (See attached Exhibit 27 - Drainage Plan) Planned: The project will install drainage in accordance with County standards as per the attached drainage plan. Form 201H-0O1 Page 14 2257pasr.doc v01/11/2016 County of Hawai`i 20111 Application Package Roads Existing: Currently the property is accessed off Kealakaa Street. Traffic Impact Analysis Report Completed. (See Exhibit 29) Planned: The project will provide roads to meet County standards Electrical Existing: Electricity is available to the site Planned: The project plans to install electrical pole in accordance with County and Hawaii Electric Light Company requirements Gas Existing: There is no gas to the property Planned: There are no plans to install gas tanks or gas lines to the property Form 20TH-001 Page 15 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package Telephone,Television and Data Existing: Telephone, Television and Data are readily available to the site. Planned: The project plans to install phone lines in accordance with County and Hawaii Telecom standards to provide telephone service, Internet and cable to the property. Form 20IH-001 Page 16 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package 3. PROJECT DESCRIPTION A) Project Classification What type of project are you planning? (Check all that apply) Apartment building 0 Garden Style Mid-rise 0 High-rise Cluster Single-family dwelling units Townhouse in Duplex,triplex,fourplex n New Construction Rehabilitation 0 Acquisition Type of construction? Light gauge steel, metal deck with concrete floor Number of Buildings: 4 Building Description. Garden Community Submit Exhibit 22. B) Project Unit Mix Fill in the appropriate number in the table below. No.of Buildings •,tu I:o: I BR 2 BR BR I BR Total two. 4 N/A 12 20 44 36 112 Gross Building Arca it u:;a it unc RF/unit RI umt SF/unit Gross Residential Area in square feet N/A 585 757 1004 1193 109,284 Resi Common Area (in square feet) 14,247 Commercial Space (in square feet) N/A 1 Total Area 123,531 II Ifyou need more space, attach a separate sheet with the information requested above. Form 201H-001 Page 17 2257pasr.doc v01/11/2016 County of Hawaii Ofir 201H Application Package C) Project Amenities The Project will include the following amenities: p Playground/Tot lot p Picnic Area 0 Swimming Pool p Community Meeting Room 0 Elevator 0 Transportation p Laundry Room 0 Computer with high-speed intemet access Other(describe) p Project will utilize solar water heating. p Project will install Energy Star certified appliances throughout the project. p Project will install low flow plumbing fixtures which conserve water. D) Unit Amenities What equipment/furnishings will be available in each unit? El Range 0 Refrigerator Air Conditioning p Disposal p Dishwasher 0 Washer 0 Dryer 0 Carpet Drapes 0 Furniture 0 Heating p Cable TV p High speed internet access 0 Other(describe) Ceiling Fans&Window Coverings E) Parking How many parking spaces will be provided at the project site? Please complete the table below. Number of spaces Ratio of Spaces/Units Tenant 224 2 Per Unit Guest Handicap Accessible Per Code Commercial Total 224 Will a fee be charged to tenants for parking in addition to rent? 0 Yes 0 No Form 201H-001 Page 18 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package F) Proximity to Services,Schools,Shopping and Recreational Opportunities Please identify schools,recreational facilities,and shopping facilities are located in the immediate vicinity of the project site(i.e.,within walking distance for occupants or accessible by mass transit). Identify Distance: Super Market/Grocery Store Safeway Grocery 2.4 miles Matsuyama Store 3.5 miles Costco 4.7 miles Schools:Elementary Kealakehe Elementary School .6 milesfamily project)Middle Kealakehe Middle School .5 miles High Kealakehe High School 1 .9 miles Child care: Creative Day Preschool & Hawaii Montessori .7 & .1 milesfamilyproject) Public Library: Kailua Kona Public Library Ni'ihau Library 3.3&3.8 miles Healthcare: West Hawaii Community Health Center 1.2 Miles Kaiser Permanente Kona Medical 3.3 Miles Community Center/ Laiopua Community Center 1.3 miles Activities: Kona CommunityAquatic Center 3.4 miles 4 2.6 miles West Hawaii Civic Center Park/Playground: Jack Hall Playground 2 miles Hale Halawai Park 3.2 miles Playground,75-5500 Kauakini Hwy 3.7 miles Bank/Financial Services: Territorial Savings Bank 2.4 miles Bank of Hawaii ATM 2.7 miles Public Transportation: Ane Keohokalohe Hwy 2.1 miles Employment:Honokohau Industrial Park 3.0 miles Lanihau Center 2.8 miles Form 201H-001 Page 19 2257pasr.doc v01/11/2016 County of Hawaii 201H Application Package G) Project Schedule Indicate the approximate dates for the following: Milestones: Date Approval of201(H)Variances May 2021 Projected Building Permit Date: June 2021 Closing of Construction Financing: July 2021 Construction Start Date: Aug. 2021 Projected Occupancy Permit Date: Aug. 2022 Placed in service date': Sept. 2022 Achievement of occupancy for 100%of the units' Dec. 2022 Achievement of 95%stabilized occupancy; June 2023 Submit Exhibit 22. H) Market Demand Please include a justification of market demand in Exhibit 23. OHCD may,at its discretion, require a market analysis. 1) Management/Sales Plan Provide a detailed description ofhow the project will be managed,if"Rental Project." If"For Sale Project"detailed description of sales force and plan. Include anticipated staffing,programs,etc. See Exhibit 28 1 If project consists of multiple buildings or phases,please include the date on which each building or phase will be placed in service. Date at which the project shall have leased 100%ofthe units in the project at least once. 3 Date at which the project shall have 95%of the project occupied for 90 consecutive days. Form 201H-001 Page 20 2257pasr.doc v01/11/2016 County of Hawaii 20111 Application Package 4. TARGET POPULATION A) Occupancy Type Indicate the number of units allotted for each of the following: Family 112 Elderly Handicapped 12 Homeless Mentally Ill B) Accessible units Number of Accessible units 12 Number of Adaptable units 12 C) Availability Will all of the residential units be available to the general public? Yes No IIIIf you answered no, please qualify which populations the units will be made available to. 5. SOURCES AND USES A) Sponsor Equity Indicate the TOTAL AMOUNT of funds that your organization is contributing to the project. Only list project resources that will remain permanently in the project. 26,445,679 Cash, 3,160,000 Land, (Please provide an explanation) In kind," (Please provide an explanation) 29,605,679 Total Sponsor Equity Land Value In Kind Form 20I H-001 Page 21 2257pasr.doc v01/11/2016 2 _ C 1 \ 3 C\ \ 0- C)n E 0 \ \ 0 \ 0 7 g = a m E 1 0 x 0 a c q o tz x O 4" 0 q 0 m C o cp g= 6 69 Cd) kn CO CO CO 0 0. / 0 0 0 m b S 0 a• d 0 00 00 J \ 2r- m m m r 6 2 o 0 2 7 U 0 a _zs 11)n cn / 0 et 3 CD @ n = S pfa 0 0 G 0 B. 0 713 k 2 2 2 U.0 0 0 X 2c J0 * n a) 0 JD 1 J ( }0 0 2 0 3 3 J3CDCD c. C) CD 0 0 i ( 2 /C c coQ aay7 e / 0 CP Cri 7-7 J J e 2 - F:. ES o I 2 c @k0 ® 2 q ` c2 J § I- _ q ± / E a * rn r- 2 x f C o 0_ 2 A EA 69 m I— m m m =. m t^ »_ \ c £ £ £ 2 c c/ Q gg § ' ƒ' §§ 3 AP o > o§ x 0 CD \ Z $ ce00 = 3 p k 3. / 0_ CL nr' _.65.0 0 7 p 2 2 n o p n JD JD JJ JD R c I e c c ( / 0 0 C iii G @ o z o j 0cn a Qy 0 td 12 @ / 7 t » I >CD County of Hawaii 201H Application Package C) Operational Subsidies Will any low-income units receive Rental Subsidies? n Yes No If the Project will receive rental subsidies, please fill out the following chart. Subsidy Program of Units Term of Commitment Status koject Based Voucher: 44 Intent to Award Letter Please summarize each subsidy program that will be utilized by the project. Include the source of the project,terms of the subsidy,the population served and any other pertinent information below. Also include any restrictions imposed on the project by using the subsidy. If the subsidy has not yet been awarded, please provide status on the application including a project award date and a projected date the subsidy will be available. Ifproject will be receiving operating subsidy.submit Exhibit 25. 6. PLANS,SPECIFICATIONS AND REQUESTED EXEMPTIONS A) Plans and Specifications Provide sets of half-size plans and specifications,as described in Exhibit 26. B) Required Exemptions Provide a comprehensive and detailed list of all exemptions required and citations in Exhibit 19. 7. QUESTIONS Please address one question per page. 1. How does the project fit into state,regional,and local housing plans? Where does the project fit in relation to community development, land use, and zoning plans? 2. Describe the design features(i.e., larger bedrooms, wider hallways,etc.)you are including in your project. How will these features address the health and safety concerns of the owners/tenants? How will these features enhance the project's ability to meet the target population's needs? 3. Describe any associated community facilities or social or special services that will be provided, if applicable. 4. What are the main contingencies to the project? 41110. Form 201H-001 Page 24 2257pasr.doc Page 24 - Question #1 How does the project fit into state, regional, and local housing plans? Where does the project fit in relation to community development, land use, and zoning plans? Current land use designations for the Site are: State Land Use:Urban County General Plan Land Use Pattern Allocation Guide (LUPAG): Low-and MediumDensity Urban County of Hawai'i Kona Development Plan:Kona Urban Area County Zoning:A-la (Agricultural District, minimum lot size of 1 acre) Special Management Area: Not within SMA Surrounding Land Uses: The existing settlement pattern in the North Kona District is agricultural and residential, with more densely populated areas closest to the ocean.According to the County of Hawai`i's General Plan LUPAG, the areas surrounding the Project site are designated as Important Agricultural and Medium Density Urban land use classifications. The project site zoning will require Medium Density Urban land use classification and RM-2 zoning (Residential Multifamily, 1 dwelling unit for every 2,000 sq ft land) The project has environmental assessment in process. The Project is immediately surrounded on three sides(north, south and west) by either single-family residences or residential streets, including the Kealakehe Public Housing to the west. The northern boundary of the Site is bounded by residences of Paniolo Country subdivision of 1-acre lots. To the south is a residential subdivision of 7,500 sq ft lots along Uluaoa Street. The eastern boundary of the property abuts undeveloped land. The Honua`ula Forest Reserve is located approximately 2.5 miles mauka of the Project site. Downtown Kailua-Kona is located about 2.5 miles makai of the Project site. The Project fulfills important goals of the Kona Community Development plan ("KCDP") in addition to the County's General Plan and 5-Year Consolidated Plan, by providing much needed low-income and moderate-income families. The project meets the following Housing Objectives of the KCDP: 1. Affordable Housing. Affordable housing located near major employment centers would serve to decrease the number of people who fill the roadways commuting long distances to work every day. 2. Objective HSG-3: Increase Buying and Renting Capacity of Target Groups. To assist the lower income groups in obtaining decent housing and to enhance the opportunities of first-time homebuyers. 3. Objective HSG-4: Build More Units. To build more units that offer a variety of housing types,tenures, and affordability 4. Objective HSG-6. Address Special Needs. To address the needs of special groups who are not normally provided for in the free market system. Page 24 - Question #2 r., Describe the design features (i.e., larger bedrooms,wider hallways, etc.)you are including in your project. How will these features address the health and safety concerns of the owners/tenants? How will these features enhance the project's ability to meet the target population's needs? Vertical transportation will be by hydraulic elevators as well as enclosed stairways. Building's structural systems will be light gauge steel. Elevated floors will be poured concrete over metal decks. All buildings will be fire protected by wet automatic sprinkler systems. All individual apartments will include dishwashers, garbage disposals and ceiling fans. Page 24 - Question #3 Describe any associated community facilities or social or special services that will be provided, if applicable. Will have a central outdoor pavilion for social activities. Walking paths on site along with a kids playground and we have established a relationship with West Hawaii Community Health Center to provide health services for the residents well being. Page 24 - Question #4 What are the main contingencies to the project? The main contingency is Low Income Housing Tax Credits through the Hawaii Housing Finance and Development Corporation. i t zcm D 33cn mc D O -z0 O Z mN N County of Hawaii 201H Application Package Am- NIP Certifications and Assurances Whereas, Honua'ula LLC(the"Applicant")is applying to the County of Hawaii—Office of Housing and Community Development(the"County")for assistance in the 201 H process. Whereas,the Applicant understands that it is necessary that certain conditions be satisfied as part of the Application requirements. Therefore,the Applicant certifies as follows: 1. The Applicant is eligible for assistance under state statute and guidelines for the Program. 2. The Applicant will minimize displacement as a result of activities assisted with the 201 H expedited processing and assist persons displaced as a result of such activities. 3. The Applicant will actively market in an ongoing manner all housing units and services expedited through the Program. 4. The Applicant is prepared and has the authority within its charter,bylaws,or through statutory regulations to enter into a development agreement with the County for acceptance and use of 201 H expedited processing assistance. The Applicant makes this Application and certification with full cognizance of its governing body. 5. The Applicant agrees that the County will at all times be indemnified and held harmless against all losses,costs,damages,expenses and liabilities whatsoever in nature or kind(including,but not limited to attorney's fees, litigation and court costs,amounts paid in settlement,and amounts paid to discharge judgment,any loss from judgment from the Internal Revenue Service)directly and indirectly resulting from,arising out of,or related to acceptance,consideration and approval or disapproval of such 201 H expedited processing request. 6. The Applicant understands and agrees that the County retains the right to contact government officials,representatives ofother funding programs,or other individuals to verify or obtain additional information about Applicant's proposals. The undersigned hereby agrees and allows the release of any and all information to the County in regards to the representations made within this Application. Such information may include credit history and ratings verifications,confirmation of involvement in past developments,and all other information,on the Applicant entity and principals,thereof,as may be required by the County. This information will be used solely by the County to aid in making a determination as to the awarding offinancing assistance offered by the Programs to the Applicant and will not be disclosed outside the County,except as required and permitted under law. 7. The Applicant has received,reviewed and accepts all the documents(e.g. Explanation, Instructions,etc.)that are attached to the Application and made a part hereof. 8. The Applicant understands and agrees that the County's receipt of an Application does not constitute acceptance of the Application. The County reserves the right to return an Application at any time without taking further action on the Application due to,but not limited to,the following: a.Failure to meet Application submittal requirements(e.g., correct application fee,cashier's check,correct number of copies). b. Failure to meet 201 H program criteria(e.g.,applicant eligibility and affordability requirements,etc). Form 201H-001 Page 25 2257pasr.doc County of Hawaii 20111 Application Package 1160 c. Failure to disclose in the Application any known material defects about the development of the Project,any misrepresentation or fraud. 9. The Applicant further understands and agrees that: a. The County reserves the right to reject any Application submitted and may exercise such right without notice and without liability to any Applicant or other parties for their expenses incurred in the preparation ofan Application. b. Applications are prepared at the sole risk and expense of the Applicant. The completion, receipt,or acceptance of an Application does not commit the County to pay any costs incurred in preparation of the Application. The County shall not be responsible for any costs incurred by the Applicant due to the rejection of any Application. 10. The Applicant understands and agrees that the County in no way represents or warrants to any party which may include,but is not limited to,any developer,project owner,investor,or lender that the Project is,in fact,feasible or viable. No director,commissioner,officer,agent,staff or employee shall be personally liable concerning any matters arising out of,or in relation to,the disapproval or the making of awards from the Programs. 11.The Applicant is responsible to review the applicable federal/state/county laws to ensure compliance with current regulations. 12. That the foregoing information and the statements made in this Application are true,complete, accurate and correct to the best ofthe Applicant's knowledge,and hereby authorizes the County to obtain further information and to verify any statement made as it deems necessary. 13. The Applicant understands that the completed and accepted Application is subject to Chapter 92F, Hawaii Revised Statutes,the Uniform Information Practices Act of the State of Hawaii. In Witness Whereof,the Applicant has caused the document to be executed in its name on the 19th day of October 2020 . Honua'ula LLC Applicant By Carb R.Mireles Iii3O : Its C.O.O.r By Its Witness Form 201H-001 Page 26 2257pasr.doc pmcz m <cnIO zmz D mr- County of Hawaii 201H Application Package OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT ENVIRONMENTAL QUESTIONNAIRE TO BE COMPLETED BY APPLICANT) The purpose of this questionnaire is to identify environmental issues to the Office of Housing and Community Development(OHCD),related to the real estate or related to the operations onsite,either past or present. This information will be considered as part ofthe application. Please answer all questions. If the site has operations or improvements which are not residential,retail or office uses,additional reports or attachment forms may be required. This questionnaire is a transmittal and informational document and is to be signed by the applicant. Applicant:Honua'ula LLC Project: Honua'ula Living Community Project Address: 3) 7-4-004-014 3) 7-4-004-092 LAND USE/OWNERSHIP C) 1. Current property owner,if different from the applicant: West View Development LLC 2. Current and past site use(s): (Please check appropriate box) Multi-family residential Office 0 Retail Warehouse 0 Restaurant Vacant 0 Manufacturing Other Pasture Ifmanufacturing or other,describe specific business activity:. 3. Current zoning of property: Ag-1 A Are any land use changes intended? Yes® No 0 Ifyes,to what use? RM-2 Form 201H-001 Pagc 30 2257pasr.doc County of Hawaii 20111 Application Package 4. Is site contiguous to any lakes,rivers or a coastal zone,or located on either a former or current wetland arca or endangered species habitat? Yes No Q Ifyes,describe: 5. If the site is residential,provide a copy ofany standard tenant environmental notification/disclosure. Check box if attached 6. If the site is not residential and is not entirely owner-occupied,or has tenants,please attach a current tenant list,including a description ofthe services or operations performed by each. Check box,ifattached UNDERGROUND STORAGE TANKS 1. Has there ever been or is there currently a gas station or underground storage tanks(USTs)of any sort located on the site? Yes No If Yes,when and for how long? 2. If yes,describe ownership and identify the operator of the gas station or USTs: 3. If yes,attach any environmental investigation reports that reflect conditions of the current of former USTs. Check box if attached DRY CLEANERS 1. Has any dry cleaner o eration been or is one currently located onsite? Yes Nogl If yes,when and for how long? 2. If yes,what type of dry cleaning unit is current in use? Transfer 0 Dry to Dry Other(please specify): How old is current equipment? Years. Primary cleaning solvent and quantity used? gallons/mo. How is the solvent disposed?(Describe the waste handling and disposal procedures): Form 201H-001 Pagc 31 2257pasr.doc County of Hawaii 20111 Application Package IWO BUILDING IMPROVEMENTS 1. Were any improvements constructed prior to 1981? Yes No MI Ifyes,describe type of building,square footage,and construction date(s): 2. For any of the buildings constructed prior to 1981,has there been any major internal renovation work performed since 1981? Yes No® Do Not Know 0 Ifyes,describe: 3. Are any improvements on the property known to contain asbestos? Yes 0 No® Do Not Know 0 Ifyes,attach any available survey or the test result documentation;check box,if attached 0 4. Are any electrical transformers,capacitors,or other equipment,not owned by a utility,but which may contain PCBs,pIpsent on the site? Yes No If yes,attach any survey or test result;check box,if attached 5. Do an improvements onsite include hydraulic hoists or elevator? Yes[] No® NodIfyes,describe: 6. What is the source of water supply for the site? Public(Ni On-site drinking well On-site irrigation well 0 Other(describe) 7. What are the destinations of wastewater and surface drainage discharge? Storm sewer Dry well® Sanitary sewer® Septic Leach Field 0 Above-ground tank 0 Underground tank Vats 0 Ditches or Bodies of Water 0 Sumps 0 Clarifiers 0 Trenches Ponds 0 Wetlands Treatment Systems(describe) Other(describe) 8. Attach copies of any wastewater treatment and/or wastewater or storm water(non-point source) discharge permits pertaining to the property. Check box,if attached 0 Form 2011-I-001 Page 32 2257pasr.doc County of Hawaii 201H Application Package REGULATORY ACTIONS 1. Have there been any spills,leaks,or other reportable releases of chemicals on the property or migration of chemicals onto the property from an off-site source? Yes No If yes,describe the chemicals and quantities released,any cleanup measures taken and the results of any related air,soil,or groundwater investigations: 2. Is the site adjacent to or within 2,000 feet of a governmental agency listed toxic waste treatment or disposal site,landfill,or contaminated drinking water well? Yes No 0 If yes,explain: 3. Has any public agency ever investigated or cited the property for violation or possible violation of any environmental law,or any third party including a public agency,commenced enforcement or cleanup action under environmental law with respect to the property? Yes No If yes,describe: 4. Has any public agency ever listed the property as a waste disposal site or a site potentially qualifying for cleanup under any environmental law? Yes 0 No® If yes,describe: 5. Has the applicant or any of its partners,joint venture(s),corporate officers,or guarantors ever been named in any governmental or private injunctive,preventive or other administrative proceedings, actions,or litigations involving hazardous waste,toxic substances,hazardous materials,or any other environmental issues? Yes No If yes,attach an explanation. Check box,if attached D. 41111,Form 201H-001 Page 33 2257pasr.doc County of Hawaii 201H Application Package INSURANCE/INDEMNIFICATION ARRANGEMENTS MOO 1. Does the property owner have any form of either environmental or pollution insurance or other coverage under an indemnification agreement? Yes D No El If yes,describe or attach the indemnification. Check box,ifattached 0. 2. Does the insurance or indemnification agreement cover environmental damages to the property caused by tenants? Yes No Not applicable D. 3. Do tenants have insurance to cover environmental impairment? Yes No Not applicable 0. If yes,attach a copy of the relevant lease clause and/or binder and describe the conditions and limits of the coverage. Check box, if attached 0. 4. If petroleum USTs are onsite,is the owner eligible for reimbursement of cleanup costs from a state cleanup fund? Yes No If not eligible,describe the form of financial assurance(cash,bonds,insurance)that is provided to comply with federal regulations EXISTING ENVIRONMENTAL INVESTIGATION REPORTS Attach any environmental site assessment(s),audits,investigations,or asbestos/lead surveys,or disclosures that are available to you. Check box,if attached O. If applicant is an individual: I,state to the best ofmy knowledge,information(print name) and beliefthat all of the facts stated in response to the questions and requests for information contained in the foregoing Environmental Questionnaire are true. Signature: Date: Form 20114-001 Page 34 2257pasr.doc County of Hawaii 201H Application Package If applicant is a corporation,partnership,or limited liability company: I, Carlo R. Mireles ,state that Iamthe C.O.O. of Print name) Title or Position) Honua'ula LLC Applicant)and that Applicant's name) I am authorized to execute this document on behalf of Applicant. I further state based in part upon my personal knowledge and in part on the business records of the Applicant,that to the best ofmy knowledge, information and belief that all of the facts stated in response to the questions and requests for information contained in the fore mg Environmental Questionnaire are true. A e Date: /6//!j 0.cSignature: 17/1-(;\• , Corpora Title: Cheif Operating Officer Form 201H-001 Page 35 2257pasr.doc mx w Exhibit A Project Cost Breakdown Worksheet 0 0 Q 4000xCrAOrm0-00 2300 00 ,0(/1 V100W Z1Tr C -lC p O z i 2 co 20 N OOmOm (n m m m m O O C m m mJ O O m m C m x Ol y, ^ J W y O=b 0 W 0 0 3 3 0Cr, d i ^m p 0 it v d 3 W a N 2 g o m navnii .1 ^ m E m 3 m'o R a A m a i m - c- ` c p 4,'7.2 c m n o WADmandmnomOSSCl -.cnD CaNNWoD3'D N j J (0,2'f2rl 4o C j o N r o N ? y 3 3 c c c -2 O c N Fircp LI v 0 v o a c z mIII07,1 o»r -rl C > j d G f- m m 2 a.=. 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N CO W 43 00 O 1ONVWVNNNOOAWVOWWt.) Cr) Cr, N)Cl O A 1 1 00 . 1 A O 0) W Co O Co -+ V A +O , O d 0 in A W (O (p (D O El N 0 0 0 0 N 0 U1 as Co Al CD Al 0 N Ul W N A CD co W N + x V O O V 0 0 00 U A (D + 0 N + N N CO V 40 W 0 A 0 N DCD1V01 (D 00) V N N A 03 Cr,V N (D (D U1 W(p (.3 00 W <0Ul-( Co V U1 N 0) (D + O A V 0 W (0 N 0) N 03 N W CO W O1 1 1 . V 1 . . 0N OD "co O N O 17 0 A (O A O) A N N 0) Q1 O0043CD0CoCOWACOONNClAWNWAOl Nx003ria (O N N 0 01 W N + V 0 W v W 03 A O mxI 00 Exhibit 1 0 IRS Tax Exemption This Section Is Intentionally Omitted . We're not a non-profit. O J t m X Exhibit 2 Treasury Form 990 This Section Is Intentionally Omitted . We' re not a non-profit. mx w Exhibit 3 C Organizational Documents Corporations SectionjTE Op Ruth R. Hughs P.O.Box 13697 c."4';' _ Secretary of State Austin,Texas 78711-3697 Ir. Office of the Secretary of State June 10, 2020 Attn: Brian J Bauer Brian J Bauer 2218 Meadowview Drive Garland, TX 75043 USA RE: HONUA'ULA, LLC File Number: 803641776 It has been our pleasure to file the certificate of formation and issue the enclosed certificate of filing evidencing the existence of the newly created domestic limited liability company(lie). Unless exempted, the entity formed is subject to state tax laws, including franchise tax laws. Shortly, the Comptroller of Public Accounts will be contacting the entity at its registered office for information that will assist the Comptroller in setting up the franchise tax account for the entity. Information about franchise tax, and contact information for the Comptroller's office, is available on their web site at https://window.state,tx.us/taxinfo/franchi se/index,html. The entity formed does not file annual reports with the Secretary of State. Documents will be filed with the Secretary of State if the entity needs to amend one of the provisions in its certificate of formation. It is important for the entity to continuously maintain a registered agent and office in Texas. Failure to maintain an agent or office or file a change to the information in Texas may result in the involuntary termination of the entity. If we can be of further service at any time, please let us know. Sincerely, Corporations Section Business&Public Filings Division 512)463-5555 Enclosure C Come visit us on the Internet at https:!iwww.sos.texas.gov Phone:(512)463-5555 Fax:(512)463-5709 Dial: 7-1-1 for Relay Services Prepared bv:Tracy Acuna TID: 10285 Document:974921810002 Corporations Section CEO', Ruth R. HughsCEO'P.O.Box 13697 Austin.Texas 78711-3697 c t' h \Xi Secretary.1f State Office of the Secretary of State CERTIFICATE OF FILING OF HONUA'ULA, LLC File Number: 803641776 The undersigned, as Secretary of State of Texas, hereby certifies that a Certificate of Formation for the above named Domestic Limited Liability Company (LLC) has been received in this office and has beenfoundtoconformtotheapplicableprovisionsoflaw. ACCORDINGLY, the undersigned, as Secretary of State, and by virtue of the authority vested in thesecretarybylaw, hereby issues this certificate evidencing filing effective on the date shown below. The issuance of this certificate does not authorize the use of a name in this state in violation of the rights of another under the federal Trademark Act of 1946, the 'Texas trademark law, the Assumed Business orProfessionalNameAct,or the common law. Dated: 06/08/2020 Effective: 06/08/2020 O,7 R Vr t,4 Ruth R. Hughs Secretary of State Come visit us on the Internet at https://www sos.texas.gov,'Phone:(512)463-5555 Fax:(512)463-5709 Dial: 7-1-1 for Relay ServicesPreparedby:Tracy Acuna TID: 10306 Document:974921810002 Secretary of State Filed in the Office of the P.O. Box 13697 Secretary of State of TexasAustin,TX 78711.3697 Filing #: 803641776 06/08/2020FAX: 5121463-5709 Document#: 974921810002 Certificate of Formation Image Generated ElectronicallyFilingFee: $300 Limited Liability Company for Web Filing Article 1 -Entity Name and Type The filing entity being formed is a limited liability company.The name of the entity is:i HONUA'ULA, LLC i Article 2—Registered Agent and Registered Office rA.The initial registered agent is an organization(cannot be company named above) by the name of: OR F B.The initial registered agent is an individual resident of the state whose name is set forth below: Name: Aaron L. Hultgren C.The business address of the registered agent and the registered office address is: Street Address: 8104 Riverwalk Trail McKinney TX 75070 Consent of Registered Agent fA.A copy of the consent of registered agent is attached. OR PB.The consent of the registered agent is maintained by the entity. Article 3-Governing Authority PA.The limited liability company is to be managed by managers. OR IAB.The limited liability company will not have managers. Management of the company is reserved to the members. The names and addresses of the governing persons are set forth below: i Manager 1-Aaron L. Hultgren Title: Manager I Address: 8104 Riverwalk Trail McKinney TX, USA 75070 Manager 2 Bruce D. Beard Title: Manager 1 Address: 9227 Shore Drive NE Indianola WA, USA 98342 vi Manager 3:Carlo R. Mireles Title Manager Address: P.O. Box 2532 Kealakekua HI, USA 96750 Article 4-Purpose The purpose for which the company is organized is for the transaction of any and all lawful business for which limited s liability companies may be organized under the Texas Business Organizations Code. iI f lip,I Supplemental Provisions/ Information fThe attached addendum,if any,is incorporated herein by reference.] Organizer The name and address of the organizer are set forth below. Aaron L. Hultgren 8104 Riverwalk Trail McKinney, TX 75070 Effectiveness of Filing A.This document becomes effective when the document is filed by the secretary of state. OR r-B.This document becomes effective at a later date,which is not more than ninety(90)days from the date of itssigning.The delayed effective date is: Execution The undersigned affirms that the person designated as registered agent has consented to the appointment.The undersigned signs this document subject to the penalties imposed by law for the submission of a materially false orfraudulentinstrumentandcertifiesunderpenaltyofperjurythattheundersignedisauthorizedundertheprovisionsoflawgoverningtheentitytoexecutethefilinginstrument. Aaron L. Hultgren Signature of Organizer FILING OFFICE COPY I +DEPARTMENT OF THE TREASURYINTERNALREVENUESERVICE CINCINNATI OH 45999-0023 116 Date of this notice: 06-11-2020 Employer Identification Number: 85-1383990 Form: SS-4 Number of this notice: CP 575 B HONUA ULA LLC AARON L HULTGREN MBR 8104 RIVERWALK TRL For assistance you may call us at: MCKINNEY, TX 75070 1-800-829-4933 IF YOU WRITE, ATTACH THE STUB AT THE END OF THIS NOTICE. WE ASSIGNED YOU AN EMPLOYER IDENTIFICATION NUMBER Thank you for applying for an Employer Identification Number (EIN). We assigned you EIN 85-1383990. This EIN will identify you, your business accounts, tax returns, and documents, even if you have no employees. Please keep this notice in your permanent records. When filing tax documents, payments, and related correspondence, it is very important that you use your EIN and complete name and address exactly as shown above. Any variation may cause a delay in processing, result in incorrect information in your account, or even cause you to be assigned more than one EIN. If the information is not correct as shown above, please make the correction using the attached tear off stub and return it to us. Based on the information received from you or your representative, you must file the following form(s) by the date(s) shown. Form 1065 03/15/2021 If you have questions about the form(s) or the due date(s) shown, you can call us at the phone number or write to us at the address shown at the top of this notice. If you need help in determining your annual accounting period (tax year), see Publication 538, Accounting Periods and Methods. We assigned you a tax classification based on information obtained from you or your representative. It is not a legal determination of your tax classification, and is not binding on the IRS. If you want a legal determination of your tax classification, you may request a private letter ruling from the IRS under the guidelines in Revenue Procedure 2004-1, 2004-1 Z.R.B. 1 (or superseding Revenue Procedure for the year at issue) . Note: Certain tax classification elections can be requested by filing Form 8832, Entity Classification Election. See Form 8832 and its instructions for additional information. A limited liability company (LLC) may file Form 8832, Entity CIassification Election, and elect to be classified as an association taxable as a corporation. If the LLC is eligible to be treated as a corporation that meets certain tests and it will be electing S corporation status, it must timely file Form 2553, Election by a Small Business Corporation. The LLC will be treated as a corporation as of the effective date of the S corporation election and does not need to file Form 8832. To obtain tax forms and publications, including those referenced in this notice, visit our Web site at www.irs.gov. If you do not have access to the Internet, call 1-800-829-3676 (TTY/TDD 1-800-829-4059) or visit your local IRS office. 3 HAWAII SECRETARY OF STATE 06/23/2020] MASTER NAME HONUA'ULA, LLC BUSINESS TYPE Foreign Limited Liability Company (LLC) FILE NUMBER 237851 C6 STATUS Active PLACE INCORPORATED Texas UNITED STATES REGISTRATION DATE Jun 19, 2020 MAILING ADDRESS led 8104 RIVERWALK TRAIL MCKINNEY, Texas 75070 UNITED STATES PARTNER TERM AT-WILL MANAGED BY MANAGER(S) AGENT NAME REGISTERED AGENTS INC. AGENT ADDRESS 1001 BISHOP ST STE 2685A HONOLULU, Hawaii 96813 UNITED STATES ld Member/MGR Name Office Nvra iasoj Date HULTGREN,AARON MGR Jun 19, 2020 BEARD,BRUCE MGR Jun 19, 2020 MIRELES,CARLO MGR Jun 19, 2020 Other Filings Date Description Remarks Jun 19,Application For Certificate of Application For Certificate of 2020 Authority For FLLC Authority For FLLC mx os Exhibit 4 0 Financial Statements U ' i J 9:53 AM HONUA'ULA LLC 08/20/20 Balance Sheet Accrual Basis As of July 31, 2020 Jul 31, 20 ASSETSCurrent Assets Checking/Savings Checking 8247 163.307 49 Total Checking/Savings 163,307.49 Other Current Assets Member Receivable 100,690.00 Total Other Current Assets 100,690.00 Total Current Assets 263,997.49 Fixed AssetsDevelopment Costs Architect 5.000.00 Civil Engineer 4.494.00 Legal&Financing 26.054.51 Site Work 416.00 Total Development Costs 35,964.51 Total Fixed Assets 35,964.51 Other AssetsDiscounted Lease Value 3,160,000.00 Total Other Assets 3,160.000 00 TOTAL ASSETS 3,459,962.00 LIABILITIES&EQUITY EquityBruce D Beard LLC 1.053.333.34 Honau La'i LLC 1.353.333.33 Mirein Development LLC 1.053.333.33 Net Income 38.00 Total Equity 3,459.962 00 TOTAL LIABILITIES&EQUITY 3,459,962.00 Page 1 9:53 AM HONUA'ULA LLC 08/20/20 Profit & Loss Accrual Basis January through July 2020 Jan-Jul 20 ExpenseBankService Charges 38.00 Total Expense 38.00 Net Income 38.00 11110 Page 1 o 00ReN c o oD - o o g o_ 1 o_ 0 2 g yaEd02d02mgnWg0000000.- 1 0000 g 0>4 w gegopg m 00 0000000AA g 0 kINW n m c 3 n3p , c m $ o c < 0 A m ntEn - m ' o o o m a v 0 < m m 4 m c 9192400 0 0 9g!..$10f3 p 00000000 Qas N O GaG N N QJ VN N W22 V 3iQQ32QQ W O O 0000000 OOO O OOOO OOOOOOOOOOOOOO N N N NNNNNNN NNN NNNN NN NNNNNNNNNNNNm O 0 0 0000000 000 N 0000 00000000000000 N N N N N N N N N N N NN N N P3>N N(J N N N D H88888 sss s 28 §0§8§8882 I3 IDn D SCO0>>>> ›n m D -(r21W> n>>rmmo.O.m m m m m m m m m m o m m migFra I mmdxxxx xgx 23 m m,0° gx -c $ c c c c c c 5= >Q-'c c 6,c Q g m3ssg 33§R S( gs?Mgd23m m a 0E, 6 c0 F T. 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Ka 0 NN N NN 0OOo00 N-. x c3 IIc• 1-S'3S'3CD0N(I) f)AmfD2."2Sm i'co zd x x 3m fn v v o A Avmm I g g D 3 8 N Zao n X a. X c DkEewc X X r r K N a I g eNincoor m e °9 0 S w bV VFX' X X N N00 E o O O7N m s m4 xg 35II040mma rQ r.3Vr vNm o ua f IAN Oo p 0 OO O SS O O O 4 p C)N 4lJ pO W a W W W o WN pO W 41 W 41 V. O W W W O WWWCO0fJ md0owitoei v 4 w w w i n 0 14 8o 8 8o 80 03 w 89 f lw w mx 01 v) ao Exhibit 5 , 6 & 7 Organizational Chart, Development Experience & Resumes 45 4) HONUA'ULA, LLC HONUA' ULA C.E.O. Bruce D. Beard e1 C.O.O. Manage 201-H C.F.O. Carlo R. Mlrele5 Assist Negotiating Ground Lease Aaron L. Hultgren Management Company Selection Assist in Managing 201-H Manage Relationship with Tax General Contractor Selection, SynergyCreditBondConsultant-SAssistNegotiatingGroundLeasey gy Construction Management Community Development CorpManagementCompanySelectionAssistinrelationshipwithTaxAssistinGeneralContractor General Contractor Selection, Credit Bond Financing,Debt Selection, Construction Construction Management Financing Management Assist in Relationship with Tax Assist in relationship with TaxCreditBondFinancing,Debt Credit Bond Financing, DebtFinancingFinancing Oversee Government Relations& Assist in Selection of Communication Activities in HawaiiUZI Management Company Assist in Coordination Engineering Design 4111 11011111.11 INN 1 HONUA'ULA 4 Bruce D. Beard - C.E.O. 9227 Shore Drive N E., Indianola,WA 98342 425-213-9344 Aaron L. Hultgren - C.F.O. i Brucebeard1Ogmail.com g 8104 Riverwalk Trail, McKinney,TX 75070 PREVIOUSLY DEVELOPED PROJECTS 469-525-6174 aaron atangocre.com RESIDENTIAL: AWORKUNIT ,258 INGAFF RDABL. PREVIOUSLY DEVELOPED PROJECTS35FAMILYUNITS,258 AFFORDABLE UNITS B WORKFORCE HOUSING ALASKA. RESIDENTIAL:70 FAMILY UNITS 375 STUDIO UNITS C MARKET RATE HOUSING IDAHO A. MULTI-FAMILY,SOUTH DAKOTA,40 UNITS. 9 FAMILY CONDO APTS. B MULTI-FAMILY,MIXED USE, MEDICAL OFFICE:SOUTH DAKOTA,86 UNITS. 41,A. OLYMPIA WA 5,000 SQ'C MULTI-FAMILY,MIXED USE, SOUTH DAKOTA,87 UNITSBREDMONDWA5,000 SO' D MULTI-FAMILY,MIXED USE,C LYNNWOOD WA 6,000 SQ'SOUTH DAKOTA,37 UNITSD. EDMONDS WA 14,000 SQ' E. MULTI-FAMILY,TOWN HOUSE COMPLEX,SOUTHE. EVERETT WA 2,500 SQ' DAKOTA,56 UNITSF. SNOQUALAMY WA 5,000 SQ' F MULTI-FAMILY,GARDEN STYLE AFFORDABLE LIHTC,G. BELLINGHAM WA 35,000 SQ' SOUTH DAKOTA,98 UNITS.H HONOLULU HI.70,000 SQ' GENERAL OFFICE: O MEDICAL OFFICE: A ANCHAORAGE AK.25,000 SQ' A. SPECIALITY HOSPITAL 25,000 SQ",SOUTH DAKOTA. B EDMONDS WA 37,000 SO' C REDMOND WA.15,000 SQ' GENERAL OFFICE:D SILICONE VALLEY CA 25,000 SQ' A. 7 STORY MIXED USE,3 FLOORS OF RESIDENTIAL RETAIL: APTS,SOUTH DAKOTA. A. SPRINGFIELD ORE 35,000 SO' B. 4 STORY 50,000 SO'MIXED USE,TEXAS B LACEY WA.35,000 SO' C. 2 STORY 32,400 SO'MIXED USE,TEXAS C. EVERET WA.35,000 SQ' D 1 STORY 6,000 SO'MIXED USE,TEXAS. D. SUQUAMISH WA.25,000 SO' E KODIAK AK.I5,000SQ' O WAREHOUSE/INDUSTRIAL: WAREHOUSE/INDUSTRIAL: A. 1 STORY 14,000 SO',TEXAS. A SEATTLE WA.400,000 SO' B COLD STORAGE AND WAREHOUSE 545,000 SO' B. SNOHOMISH WA 350,000 SO' TEXAS. C KODIAK AK.160,000 SQ'D C DRY-GOODS WAREHOUSE 185,000 SO' D. CHIGNICK AK 50,000 SO' SOUTH DAKOTA. E DUTCH HARBOR AK.80,000 SQ' D DRY-GOODS WAREHOUSE 50,000 SQ' F. RENO NV 100,000 SQ' SOUTH DAKOTA B KINGSTONE WA.7,000 SQ' TOUREST/COMMERCIAL: RETAII A. HAWAII ISLAND HI 35,000 SO' A. MULTIPLE SPORTING GOODS STORES IN B SEATTLE WA 15,000 SO' SOUTH DAKOTA. ENERGY PRODUCTION B. FOUR 10,000 SO'STRIP MALLS IN SOUTH DAKOTA A BROOKINGS OR 10,000 SQ' 4, 1Il r.HONUA ULA Carlo R. Mireles - C.O.O. PO. Box 2532,Kealakekua, HI 96750 Synergy Community V, 808-333-9338 Development Corp. cmireles@mlreindevelopment.com Bill Rice-Chief Development Officer PREVIOUS GOVERNMENT RELATIONS& 6060 Center Drive, Floor 10, Los Angeles, CA 90045 BUSINESS DEVELOPMENT PROJECTS 1 818-371-4789 62, bill`.4synergycdc.org JOHN WU MIGRATION CONSULTING—HONG KONG HAWAII STATE CAPITOL PREVIOUSLY DEVELOPED LIHTC REGENT MASTER INVESTMENT LTD—HONG KONG PROJECTSHAWAIISTATECAPITOL H.M.GOVERNMENT OF GILBRALTAR—18,000 TON AHERTON WOODS-VANCOUVER,WA.102 UNITS WASTE TREATMENT FACILITY TENDER ALTURAS MEADOWS-ALTURAS,CA 48 UNITS Cr'CHIEF MINISTER FABIAN PICARDO&FRANCISCO ASHWOOD DOWNS-OLYMPIA,WA 96 UNITSSANCHEZFORMERU.S.SECRETARY OF BALDWIN APARTMENTS-BLYTHE,CA.40 UNITSCOMMERCEFORINTERNATIONALTRADE o BOLES CREEK APARTMENTS-WEED,CA 50 UNITS BILLION GROUP TECHNOLOGIES LTD.-HONG e CABRILLO FAMILY APARTMENTS-TORRANCE,CA 44 UNITSKONG5000TONADAYWASTETOENERGYRFPCASADELSOL-DESERT HOT SPRINGS,CA 108 UNITSHAWAII&CALIFORNIA STATE CAPITOL o CASA WEST-DESERT HOT SPRINGS,CA 48 UNITS VOLCANO WINERY-HAWAII CASTLE MANOR APARTMENTS-CORPUS CHRISTI,TX.62 UNITS U.S.CONSULATE HONG KONG CEDARWOOD APARTMENTS-FALL RIVER MILLS,CA 38 UNITS INTERNATIONAL ALLIANCE INVESTMENT— CLEARLAKE APARTMENTS-CLEARLAKE,CA 72 UNITS DELAWARE COVERED BRIDGE-INDIANAPOLIS,IN 252 UNITS HAWAII&CALIFORNIA STATE CAPITOL EDINBURG VILLAGE APARTMENTS-EDINBURG,TX.100 UNITS LIMATT GROUP(US)—DELAWARE ENCINO VILLAGE APARTMENTS-BRAWLEY,CA 32 UNITS HAWAII&CALIFORNIA STATE CAPITOL FICREST MANOR APARTMENTS-BEAVERTON,OR.59 UNITS FIFTY OAKS APARTMENTS-ROCKPORT,TX 50 UNITSSELECTHAWAIITRADEMISSION—SOUTH CHINA& INGLEWOOD OAKS APARTMENTS-STOCKTON,CA 64 UNITSHONGKONG U.S AMBASSADOR VINAI THUMMALAPALLY& KEY LARGO APARTMENTS-EL CAJON,CA 132 UNITS SPONSORED BY VICE SPEAKER OF THE HAWAII MANZANITA HILLS APARTMENTS-ANDERSON,CA 160 UNITS HOUSE OF REPRESENTATIVES JOHN MIZUNO McMULLEN SQUARE-SAN ANTONIO,TX 100 UNITS ADVANCED PYROLYSIS SYSTEMS-SACRAMENTO NOBLE CREEK-BEAUMONT,CA.108 UNITS HAWAII STATE CAPITOL,HONOLULU COUNTY,OAK GLENN APARTMENTS-WILLITS,CA 41 UNITS KAUAI COUNTY,MAUI COUNTY,HAWAII COUNTY& OAK TREE APARTMENTS-TEMECULA,CA.40 UNITS GOUNGDONG PROVINCE,CHINA OAKCREEK APARTMENTS-WILLITS,CA 28 UNITS OROVILLE APARTMENTS-OROVILLE,CA.62 UNITSPACIFICRIMINTERNATIONAL—HAWAII HAWAII STATE CAPITOL&MAUI COUNTY OROVILLE MANOR APARTMENTS-OROVILLE,CA 72 UNITS PLEASANT VALLEY MANOR-PLACERVILLE,CA 84 UNITSATKINSDEVELOPMENTGROUP—HAWAII RIO LINDA MANOR-RED OAK,TX.115 UNITSHAWAIISTATECAPITOL&KAUAI COUNTY RIVER GARDENS APARTMENTS-SACRAMENTO,CA.66 UNITS 411.GOLDEN PACIFIC REGIONAL CENTER— SAN LUIS OBISPO RIVERVIEW TERRACE-ANDERSON,CA.106 UNITS HAWAII STATE CAPITOL&HAWAII COUNTY RIVERVIEW TERRACE-NEEDLES,CA 60 UNITS AMERICAN DREAM FUND REGIONAL CENTER—ROSEOOD APARTMENTS-COMMERCE,CA 93 UNITS LOS ANGELES HAWAII STATE CAPITOL&HAWAII COUNTY SAN GABRIEL APARTMENTS-GEORGETOWN,TX.136 UNITS o SHANNON BAY APARTMENTS-ROCKLIN,CA.50 UNITS Ti 00 J ON f1I A W N — < m DJ h m I = o11) xOnI) cn m o c Cp0 ) pa m coa. CD C I 0. i SU X N0- UQOI CT CV N Cw CD 0 CD o o C C7 > n OJ 11 D <m re ro ^C sz 2 O 0 0 0 0 p o CD f , plpcroCDCDCDCDCDDo oCD - a o m m cin 0 6 G n C et ED'3 C.r' Q CD CD D v wm CDre01 o D- et a)o 0 0 a) n N m o y ^-t ct Ia) 7 M n co 0 0 0 O o o O 7 ,"0 0 et 3 a a m 3 N 3 5.o co >G rte^. O T- p R'3 3 3 z' 3 x 3 X CD et'D —a m m m a n m fa. OnaaX0. X l 0 fl. DooO O,=,..7.m m 3m om mm m a F4 illier: N O O O= Z V) npo C d c OA OmcQpPC07viiSl)w d C c.C S 77 Q77 Q o 3 K fo y Az o Q D g c.c n 0 v X X z z 11.1UQ C pOCTCOj7Ul .47> j e. o-a a a m a 0 0 Z M Q'Q Q m Q o o O 0 cD m m m n c) c fD C z z z z z zCD0 ACDCD C k. r' —3 1 —. n °1:1 vaxqG7N•Inv CD f7 c o. to c: et o v- 2 O y ti 3ca 1— s d at — f a ,/ S K a v I J4. 1 P: I •e mx co Exhibit 8 List of Affordable Housing Projects O u October 1,2020 Hawaii Affordable Properties. Inc. Projects Under Contract Project Name Units Street City State Zip Code Type Program Owner Ainakea Senior Residences 30 53-3988 Ainakea Drive Kapa'au HI 96755 Elderly Section 8 LIHTC HICDC Area 40 Kuhio Homes 134 Ahonui Street Honolulu HI 96819 Family Public Housing HPHA Area 40 Kuhio Park Terace 40 Ahonui&Linapuni Street Honoluul HI 96819 Family Public Housing HPHA Lowrise Area 42 Hale Po'ai 206 1001North School Street Honolulu HI 96817 Elderly State Low Income HPHA Area 42 Halia Hale 41 851 North School Street Honolulu HI 96817 Elderly State Low Income HPHA Area 42 La'iola 108 94-941 Kau'olu Place Waipahu HI 96797 Elderly Elderly HPHA Area 42 Kamalu 221 68-3385 Ke Kumu Place Waikoloa HI 96738 Elderly State Low Income HPHA Area 43 Hale Hookipa 32 81-1038 Nani Kupuna Place Kealakekua HI 96750 Elderly Public Housing HPHA Area 43 Kaimalino 40 74-5060 Kealakaa Street Kailua-Kona HI 96740 Family Public Housing HPHA Area 43 Ka Hale Kahaluu 50 78-6725 Mokalea Street Kailua-Kona HI 96740 Family Public Housing HPHA Area 43 Nani Olu 32 81-1011 Nani Kupuna Place Kealakekua HI 96750 Elderly Public Housing HPHA Area 43 Kealakehe 48 74-991 Mana Walea Stret Kailua-Kona HI 96740 Family Public Housing HPHA Area 44 Waimaha-Sunflower 130 85-186 McArthur Street Waianae HI 96792 Family Public Housing HPHA Area 44 Kauiokalani 50 85-658 Farrington Highway Waianae HI 96792 Family Public Housing HPHA Area 44 Maili I 20 Maliona Street Maili HI 96792 Family Public Housing HPHA Area 44 Maili II 24 Keliikipi Street Maili HI 96792 Family Public Housing HPHA Area 44 Nanakuli Homes 36 Lualei&Farrington Highway Nanakuli HI 96792 Family Public Housing HPHA Area 45 Koolau Village 80 45-1027 Kamau Place Kaneohe HI 96744 Family Public Housing HPHA Area 45 Hookipa Kahaluu 56 47-330 Ahuimanu Rd Kaneohe HI 96744 Family Public Housing HPHA Area 45 Kaneohe Apartments 24 45-507&45-513 Pahia Road Kaneohe HI 96744 Family Public Housing HPHA Area 45 Kauhale Ohana 25 41-1260 Kalanianaole Waimanalo HI 96795 Family Public Housing HPHA Highway Area 45 Waimanalo Homes 19 Humuniki&Humuna Place Waimanalo HI 96795 Family Public Housing HPHA Area 45 Waimanalo Homes II 22 Humuniki&Humuna Place Waimanalo HI 96795 Family Public Housing HPHA Area 46 Noelani I,II 43 65-1191 Opelo Road Kamuela HI 96743 Family Public Housing HPHA Area 46 Hale Hauoli 40 45-540 Kaniaka Place Honokaa HI 96726 Elderly Public Housing HPHA Area 46 Ke Kumu Ekolu 20 68-3385 Ke Kumu Place Waikoloa HI 96738 Family Public Housing HPHA Area 46 Ke Kumu Elua 26 68-3385 Ke Kumu Place Waikoloa HI 96738 Family Rental Assistance HPHA Area 49 Kauhale Nani 50 310 North Cane Street Wahiawa HI 96786 Family State Low Income HPHA Area 49 Wahiawa Terrace 60 300 Palm Street Wahiawa HI 96786 Family State Low Income HPHA Area 49 Kupuna Home 40 67-088 Goodale Avenue Waialua HI 96791 Elderly State Low Income HPHA Area 50 Pablo Valley Homes 118 2107 Ahe Street Honolulu HI 96816 Family Public Housing HPHA Chinatown Manor 90 175 N Hotel Street Honolulu HI 96813 Family 60%AMI—C&C of CC Honolulu HON Hale Kewalo 128 450 Piikoi Street Honolulu HI 96814 Family LIHTC SCARR Honokowai Kauhale 184 3500 Lower Honoaplilani Lahaina HI 96761 Family Rental Assistance KornohaIe Hualalai Elderly I 30 75-256 Hualalai Rd. Kailua-Kona HI 96740 Elderly Rural Dev./LIHTC HICDC Hualalai Elderly II 36 75-258 Hualalai Rd. Kailua-Kona HI 96740 Elderly Rural Dev./LIHTC HICDC Hualalai Elderly III 30 75-260 Hualalai Rd. Kailua-Kona HI 96740 Elderly Rural Dev./LIHTC HICDC Hale Kupuna 27 2363 Puu Road Kalaheo HI 96741 Elderly Home KHDC Kalepa Village I,IV 100 4535 Kalepa Circle Lihue HI 96791 Family County Low Income KHDC Kalepa Village II 40 4535 Kalepa Circle Lihue HI 96791 Family LIHTC KHDC Kalepa Village III 40 4535 Kalepa Circle Lihue HI 96791 Family Home KHDC Kamakee Vista 226 1065 Kawaiahao Street#607 Honolulu HI 96704 Family Rental Assistance HHFDC Kamuela Senior Housing 32 64-720 Keaka Kea Place Office Kamuela HI 96743 Elderly Rural Dev./LIHTC HICDC Kanoa Apartments 14 846 Kanoa St Honolulu HI 96817 Family 60%AMI—C&C of CC Honolulu HON Kauhale Kakaako 268 859 Halekauwila St#1506 Honolulu HI 96813 Family Rental Assistance Komohaie Kekaulike Courtyards 76 1060 Maunakea Street Honolulu HI 96813 Family 60%AMI—C&C of CC Honolulu HON Kekuilani Courts 80 91-1083 Kekuilani Loop Kapolei HI 96766 Family State Affordable Kor ohaIo Ke Kumu at Waikoloa 48 68-3340 Ke Kumu Place Waikoloa HI 96738 Family LIHTC HPHA Kinoole Senior Residences 30 2020 Kinoole Hilo HI 96720 Elderly Section 8 LIHTC HICDC Kulia I Ka Nu'u 72 85-296 Ala Mema Street Waianae HI 96792 Family Rental Assistance HHFDC Kulaimano Elderly Housing 50 28-2947 Kumulas St Pepeekeo HI 96783 Elderly Section 8 OHCD Mohala Mai 30 1936 Citron St Hon HI 96826 Family 50%AMI-C&C of CC Honolulu HON Mohouli Senior Phase 1 60 555 Kupuna Place Hilo HI 96721 Elderly RDILIHTC/Home HICDC Mohouli Senior Phase 2 30 565 Kupuna Place Hilo HI 96721 Elderly RD/LIHTC/Home HICDC Mohouli Senior Phase 3 92 571 Kupuna Place Hilo HI 96721 Elderly LIHTC HICDC La'ilani 200 74-984 Manawale'a St Kailua-Kona HI 96740 Family Rental Assistance Komohale Lihue Theater 21 3-3194 Kuhio Hwy. Lihue HI 96766 Elderly Home KHDC Na Kahua Hale 0 Ulu Wini 96 73-4168 Ulu Wini Place Kailua-Kona HI 96740 96740 Section 8/Transitional OHCD Nani-O-Puna 31 15-2914 Kauhale Street Pahoa HI 96778 Family Rural Development HHFDC Ouli Ekahi 33 P.O.Box 384622 Waikoloa HI 96813 Family LIHTC OHCD Paanau Village II 50 5210 Paanua Road Koloa HI 96817 Family Home/LIHTC KHDC Pohulani 262 626 Coral St Ste 101 Honolulu HI 96814 Elderly Rental Assistance Komohale Winston Hale Apts 100 1055 River Street Honolulu HI 96817 Single 50%AMI-C&C of CC Honolulu HON 754 McCully Apartments 10 754 McCully Street Honolulu HI 96826 Family 60%AMI-C&C of CC Honolulu HON Chinatown Manor Commercial 4660 175 N Hotel Street Honolulu HI 96813 Mixed Market Commercial CCHON Kamakee Vista Commercial 36.000 1066 Kawaiahao Street#607 Honolulu HI 96817 Office Market Commercial HHFDC Kauhale Commercial 12,000 860 Halekauwila St#1506 Honolulu HI 96766 Industrial Market Commercial Komohale Kekaulike Courtyards 81320 1060 Maunakea Street Honolulu HI 96813 Mixed Market Commercial CCHON Pohulani Commercial 46.000 627 Coral St Ste 507 Honolulu HI 96738 Office Market Commercial Komohale TOTAL APARTMENT UNITS 4481 TOTAL COMMERCIAL SQ.FT. 179,980 ftlittiiirig111146iW°.‘ Hawaii Affordable Properties Serving Hawaii Since 1992 r do i rilE ill We manage the places people love to call home. w.:.." 0.h .." L . .._..-.. , .- V YCSlt ce Overview Hawaii Affordable Properties,Inc. (HAPI) manages over 4,000 apartments and 95,000 square feet of commercial space throughout the Islands.We are responsible for the maintenance and care of buildings that are entrusted to us by owners who rely on us to create a safe,clean living environment for their tenants. Our years of experience and team of accounting specialists ensures that financial reporting requirements are met for each property. In addition, more than 220 caring professionals serve more than 12,500 individuals at the various properties we manage and we always stand ready to provide for tenants'needs and the expectations of owners. We are also experts in compliance We stay current on learning the complex with nearly 30 years of experience rules and regulations of rental assistance administering complex rental assistance programs via ongoing annual training so programs including: we can bring owners peace of mind that Low Income Housing Tax Credit their properties are in compliance and Programs their tenants are well cared for. HUD Section 202 and Section Licenses 8 Programs Real Estate Brokers License 1110 HUD Project Rental Assistance HUD CertifiedContracts Home Investment Partnerships Program • Tax Credit Certified USDA Rural Development 515 Program Rural Development Certified Federal and State Low Rent Public Housing Programs Various State,County and City Rental w. Assistance Programs vs,, =" ._-. usa Y4 a dd f .. I„ an ia' ISE OIL irilatCM =MUMf!twomaimmermicegmenwta ii 111111iIlilf'+ ; 4.=lip ii Frailt ME MIL:.rriy, ^^^'" lt++,.. ..ar Vin.. 6 i.,„,, " ;..,,,`• ';Iv.,r r= i i 1 • 'i'• t 1 o tf lu ,, OM,. Y ."! , Fi' 3 fy Y 1 1 fes"• fa..V yw'r at.0 I f,,, #-,,,.t 1. 1p...... _. T :;,,,ni.ni .,a.si. K Ii______,___ __2..„---_ ,t,.,....., ,ow •yl, r r 2 O About HAPI We are a locally owned and operated property management company founded in 1992. Our founders believed that creating clean, safe, and affordable places for people to live can help them overcome challenges. Our Mission To provide outstanding property management services throughout Hawaii. Management Offices We have management offices on the island of Oahu and the island of Hawaii. Island of Oahu Island of Hawaii Honolulu Office Big Island Office Kamakee Vista Business Center 1050 Queen Street,Suite#304 79-7266 Honolulu, HI 96814 Mamalahoa Highway,Suite#1 Ph:(808)589-1845 Kealakekua, HI 96750 Ph:(808)-322-3422 1, y.! p L r*2;' t -="4 , ,,,4-„- -Ili, • - 47.. 4,-44.,.41,4 -1,!:'.,, At„ 4, 4" r Jam; v.: 6r -^ar. fir{ • r S!' `-1 r v i 0 44. ,v. tip,' t1 t y A„,,,,, ,ate` 1 SAA '+ N "1 '/• r, L 1 Y k A0,,,,:ev,,,.. ik,, ...*,,s.,: IA ,4. - ,,,,,,,.,,..,,,,.,... ', 1 04, , :,,,_,..,r k y cwt .z."-•1'l Sr,.,.f . it t > 1 .`i n S it,,, {'`I v 4 4e' °:''''.' 4 I , 1 SII\\ , , k 1 I/ dam l i ,,`/„ hll ,..' e,//,%,. ',IS':y , , / :itti ' .-/- oe i', :i t. l',4..'41111'44,e... ,;.n J 7 , 4 , ,,, 3.,,,,-, t .X r.o ! .: ...•k1 {... F 4i, Resicential Properties OAHU 751 McCully Apartments Kupuna Home Chinatown Manor La'iola Hale Kewalo Maili I Hale Po'ai Maili II Halia Hale Mohala Mai Harbor Village Nanakuli Homes Hookipa Kahaluu Pablo Valley Homes Kaneohe Apartments Pohulani Kamakee Vista Wahiawa Terrace Kanoa Apartments Waimaha-Sunflower Kauhale Kaka'ako Waimanalo Homes Kauhale Nani Waimanalo Homes II Kauhale Ohana Winston Hale Apartments Kauiokalani Kekaulike Courtyards Kekuilani Courts Koolau Village Kuhio Homes 4iir' Kuhio Park TerracekiKuliaIKaNu'u I A, _ . r t*".1§ \I 2Pil44•) 11,i'Ili, .4., ti040111N.# . 1 A R . t allr -. w a iii.,:mit4, 1......L. ,-- ' ,, ; - .., -‘ :, A..; '7 1W.7 ;:*:.)," :4, , , t ' ' 1 mss_ ' 1*I F l dr ''4 cai '4, p;. f*".-:." 1. fv* eit Vt; VIC•4 sM . ,ham i. * k, y, 7. 21,-.. y Y l' f. "'te.r:'- '' ems Jr.a t*1$61 41, P, le-eM rt Ale to r- i fit 4.J i z i • Xlt,ti J'1 1{4W E ; ! ` I 0 Residential Properties BIG ISLAND Ainakea Senior Residences Kinoole Senior Residences Hale Hauoli Kulaimano Elderly Housing Hale Hookipa La'ilani Hualalai Elderly I Mohouli Senior Heights Phase 1 Hualalai Elderly II Mohouli Senior Heights Phase 2 Hualalai Elderly Ill Mohouli Senior Heights Phase 3 Ka Hale Kahaluu Na Kahua Hale 0 Ulu Wini Kaimalino Nani-O-Puna Kamalu Nani Olu Kamuela Senior Housing Noelani Ke Kumu at Waikoloa Noelani II Ke Kumu Ekolu Ouli Ekahi Ke Kumu Elua Kealakehe Y.'4' 4 fi MAUI 9 PIV 40 Honokowai Kauhale F . :. `r`' x <*. yam iti Wt.0 '" 7411RF 1 s! j-; -:,..."-'-'-' •.-- ,s'-', '--;'.:- ,., U 42 1 i. ir Iate,' , , I LI dill 11 4 (:;:rr tf y,ar y' pp .4. , 7, '"4 '-'' ' ig../4 •‘`,, Ir'^g, , /7; to r R, 4e s, 0 Commercial Properties OAHU Kamakee Vista 1050 Queen Street Iw Honolulu, HI 96814 IrIFs: Kauhale Kakaakoli I 5860HalekauwilaStreet 1;= Honolulu, HI 96813 I' 'i' , 1,# ;I x, 1\1 ,, Pohulani 1 ,, 0 N‘vi,, , 677 Queen Street Honolulu, HI 968137. s- \tl.- if; Pi 3 iliw i I f: \`ems I 1a. 7 tet'!' It II I ,I 1 tN, 5 U t' ,71;IW Y4 ;«,ay I M Mr l is~.'1 1 V II . . I Iyy 1 u. 1 tet ttat 9 w I „ I ,I 117QP r r o A _ rw... r"~1`, LI./11111! r !II. II kir: -. 1 F! I1H V '1, 1 11111 u -•- 111m 111`I RY }, 1'1 . rw IWunu11 , . I ulvlll NGif<ii Vi '`r pt111111111 11 i - OII 1111 ". • ' f jj4,' i I -./111111111 111 -111 :l11r Y I 1l TI IJJi.ii $ RFF ` luolunnF 3 I WIIIIIIIII -1.- I,r.r.r j ;ll rr.lsWIIIIIII11111111141 .. IUII illlllPlllY{ ! 1111441111 nm n1u! !t!1#Y#• 11 YIllllllllllt11111/1/1111O W• f RIInn11IA111111100PRa1111W41"' u 1/111 i!log grr1/11F11111.10 1, n;..:: - 1 1/111k11111/ 1111pl11 1#, #1 1. e 1 ti II r ,-i ; rte u l 111 . uimtnn„ 41,'; 1_:1 1117I 0 Vanacementleam Mike Sohriakoff,Jr.Randie McEnroe Born and raised in Hawaii,Mike Randie serves as the Regional Property Sohriakoff serves as the Director of Manager for Hawaii Affordable Operations for Hawaii Affordable Properties,overseeing all the property Properties, Inc. He has 26 years managers on the various islands. She experience as a Certified Occupancy was previously a property manager Specialist and is a licensed real estate and has experience in fair housing law agent. Prior to becoming the Director and Section 504. She is trained in the of Operations, he was the resident Rental Assistance Program (RAP) and manager for Main Tower in Honolulu other holds various other certifications and also has 15 years of service as a in relation to housing compliance firefighter in the County of Hawaii. He programs.She holds an MBA from the holds a Bachelor of Science Degree University of Phoenix in Honolulu. from California State University and a degree in business. 41, iiiii ilig ,j . 1-,, u .., '44.. '- ii`ii ;iii k- e , _ . sl --iti_ ,/ ..:.k. r H i i.:. , •it TIL kiry .... I..C CI, r References Mr.Keith Kato,President Mr.Rick Sogawa Hawaii Island Community Hawaii Public Housing Authority Development Corporation Contract and Procurement Office American Saving Ban Building P.O.Box 17907 100 Pauahi Street,Suite#204 Honolulu, HI 96817 Hilo,HI 96720 808)832-6038 808) 969-1158,ext. 105 rick.t.sogawa@hawaii.gov keith.hicdc@gmail.com Mr.Kaloa Robinson,Division Manager County of Hawaii Office of Housing 50 Wailuku Drive Hilo, HI 96720 808)961-8379 ohcddes@hawaiicounty.gov t J .fir S`-` moi y r. _' may may- - w rmil lobs," mX 00 ca Exhibit 9 Location Map 0 O z L Vw o tet 4 . / J V ' 4._ ,X. o o s •, 4• .• 4, 1 w Y a s 4 .,•* r e • /r qac 1 1 1110 Si 1 la 1 v t,‘ w s NL. r _ c 1, a. iti/A44 IL---- oo laj- o •a 1 Mft. II OY 1' E i . I 1 t ¢ an _„ . Jilt dr .,f4 .e a F- L- rC ' r .. I.11 c -fta r r e WE, 41-:;. ij.. IP. 4 t • Z 1',..' il.. if oca' HCC cr P ;i4 ; t i' a 1r I O c a 1_ rQ) U Cl.) CU Q) 1.11 1 1.1 M UE •U1Rj C) rd C!3 v E° o rn u ' Cr) v 4 a p 00VrdU I r--r Q) r'1 4--r 4--4 d' C/ - ct Ci v a III I v C% w H H E-•-, H ri. •• --.•.',, ;X - t... —to'. 111Pi'll ir• 7 . 7# ' • .4" ,ii ..v . .-— I tt, ilp&kr- . ... . 41.1 JP- '. ' it .• I4, . Ai 1• 1b . IP% ie V 4**1* lk. tc• 4. 11.10144" 411111111111111 4441, - 'r ar's• usivieivid,; .... . • i ... ,, , 4L , ID r 91'4, . 1 4 or .,,0 4.0,0400004t le- kov •, ,...----,4, s.:;,:i,....... ,4-- lilt, 'At ,,--iit W -4516.till r 4 . • i •--r •.,.*•--.1,4 • . •L q ';'‘`. : ,,, ' 1k. Illick, s 1sii,, ..itaiidr• P-' j..2.117 '-""-- . '- 11-'' ii! 0.1'".. - '• 4. ,, 1.' ,_„:4 .146 --.---..„, ,_‘..-,........, .11v.,, . • elk ,• , _ , IC' • * ' • - s._ .*.•:,.,'4, ,.,...,„ 1 # ' . ,' . - 4441 AA 1 ift,r- -10. -4L N t4..' 1 . ,.., . _. ., Tvd,dIrrer',.• '.. . ' " ' ' 4. A.. 1 t - , 114 i • 1. _ t. r4 k.,t•.,. . rv .1A • ' ,.., ,4k 4'4% t* •,,i)' . '''\\"\:;.• 1„: ii_..... '-': A• 0 4. a..,- _.. 0•,0 4._..,ii,i 2. vd-• t4 M.' 4••< 4-•'.. e. 1. 11I1 Ili• ilk, — -- . t: d• '; * 1.1 '1 ...kir"- ' ' - t. —- ' . I Ilt . migiglitA.,...• 4icsit . •1 11.r.._..1 4 . 7.4 , 4............-"'f 11..... A .0.'-- ad, ..,,,i1L'.....-. 1.-ie..110... i... 11 1,1,-. X w li-' ••••16rnint011111100‘• .,, \ „ so 4- ,,,...t ,. ... .. .. 1 . r ', 1.-4.- c*--4,,.. . A I q -11kop'.10-1_ - ' ,-;,.. , . ill •.k••; 4,`Mir /4'.!Nb,4art le i ., 4 . , . Ii• • .r s I1 3W 1 Ir.- ,•ei.,'. . ..21 . . . I 100) ,_ A i .,04',' ,, --'' 9_; .K 41k1 '' , -64 ,i, ",, =- -,. .:,,,,,,, . ,. * . --. ..-4.--.)-.. •:,:.- * , ...------..- , BASEMAP. FIRM BASEMAP 1 .-. •.. le 11i111.ft. FLOOD HAZARD ASSESSMENT TOOL LAYER LEGENDa, Flood Hazard Assessment Report Note:legend does not correspond with NFHL) www.hawailnfip.org SPECIAL FLOOD HAZARD AREAS (SFHAs)SUBJECT TO INUNDATION BY THE 1%ANNUAL CHANCE FLOOD -The 1%annual chance flood (100- year),also know as the base flood,is the flood that has a 1%chance of being equaled or exceeded in any given year.SFHAs include Zone A,AE, AH,AO,V, and VE The Base Flood Elevation(BFE)is the water surface elevation of the 1% annual chance flood Mandatory flood insurance Property Information Notes: purchase applies in these zones: COUNTY: HAWAII Zone A No BFE determined. TMK NO 3)7-4-004014 MB Zone AE BFE determined. WATERSHED HONOKOHAU PARCEL ADDRESS: ADDRESS NOT DETERMINED Zone AH:Flood depths of 1 to 3 feet(usually areas of ponding); KAILUA KONA,HI 96740 BFE determined Zone AO: Flood depths of 1 to 3 feet (usually sheet flow on Flood Hazard Information sloping terrain);average depths determined. FIRM INDEX DATE SEPTEMBER 29,2017 Zone V:Coastal flood zone with velocity hazard(wave action), LETTER OF MAP CHANGE(S) NONE no BFE determined FEMA FIRM PANEL:1551660736F Zone VE Coastal flood zone with velocity hazard(wave action); BFE determined PANEL EFFECTIVE DATE: SEPTEMBER 29,2017 Zone AEF: Floodway areas in Zone AE The floodway is the channel of stream plus any adjacent floodplain areas that must be kept free of encroachment so that the 1%annual chance flood can be carried without increasing the BFE NON-SPECIAL FLOOD HAZARD AREA-An area in a low-to-moderate risk THIS PROPERTY IS WITHIN ATSUNAMI EVACUTION ZONE: NO flood zone.No mandatory flood insurance purchase requirements apply, FOR MORE INFO,VISIT.http//www.scd hawaii gov/ but coverage is available in participating communities THIS PROPERTY IS WITHIN A DAM EVACUATION ZONE: NO Zone XS(X shaded).Areas of 0 2%annual chance flood;areas of FOR MORE INFO,VISIT:http//dlnreng.hawaii.gov/dam/ 1%annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1%annual chance flood Zone X:Areas determined to be outside the 0.2%annual chanceai.:, 200 400 ft floodplain Disclaimer The Hawaii Deportment of Land and Natural Resources(DLNR)assumes no responsibility arising fromtheuse, accuracy,completeness, and timeliness of any information contained in this report. Viewers/Users ore OTHER FLOOD AREAS responsible for verifying the accuracy of the information and agree to indemnify the DLNR,its officers,and employ eesfrom any liability which may arisefrom its use ofits data or information Zone D: Unstudied areas where flood hazards are undeter- mined, but flooding is possible. No mandatory flood insurance If this map has been identified as'PRELIMINARY',please note that it is being provided for informational purposes purchase apply,but coverage is available in participating commu- ond is not to be usedfor flood insurance rating Contact your countyfloodplain managerforflood zone determino- nitres.dons to be used for compliance with localfloodplain management regulations. mx w j0 r + Jp Exhibit 10 Photographs/Renderings O U ill, 4,.,,..., s ,..,..,......: .,.. v... it N:sgb:: itii iv •it \-,:--- 1' " IP::.-- 4. 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' . 4- , l';'• ; ''.';•'' A.t:• , _ • s... ..., Oia ••••• t 1,..•t.44.-"•,.- I 81 114 I° p 'gm so' 11 so Ir- "lag allb II 11 121.1. 1 1 SIM * }....ibil 14 m AIM III i 1 a8.a I 1 1 I i 1) 1 M 111 1111 r it s i ar I r 1011 I ' 17/1/ 1.•• ;r 1ic---1,41fr•” ' I 7, 4' li.r..1111,41,41,,,.< -, •:•:'.•' 1''V, 04:10. 7.1111.1111111111rlilli.-, t.), • I I t V11 iv p0, , , 4,-,-,::* 1, 1„Itit--. 1 sillib41 01o .1 , ,1 i ••••• cuc....) i., •• •Or 7v , : - . ...: , ,- ,• ' ft 4-)V- '•, f‘ • . W 111 1 Rec.- - i - 'Zr-,Mnier. In I. - ,•' sT 71 1 lifc s.._•w.'41 C/ .* nII : II al ow:.•-•,II Ilii\ all 41/.0 : i: !•i;.,/hz, mmilli . WEI Si ot.41./.11 - -. ..a.'s-:.--:.: Mr \ • di 1 IF, U• -I/ ' 111AOAVI am. ,L ." 14r- I,.' IP Ii 0 11( -r' 1' 41' AI 0. IN, 7.1:.'",,••., . „, _,,. ME 6 IV :,algam ir A& il\\. i. 7 . 11111 1111 IF i 1 i i A .0. it i 41'•'',.4..-A .... ,t, 4. '''' .-A4:w..,,.' ..ik.i . ;..,..-.!, --• ...'• vut.. ...), '4.- ''..-...Ve, . Meb-.`0,1110f.,4,.",' .. 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I [ I LJ ii v u CU11 r:i N aA 1 T, P I I J .:TS 1. I f 4c ==: il r:.'t . IV 111 Mil 19 klkill A.A- j F 1 r 40 C Ji\ 4 10 0 ‘s A 0 O diklitiM 'EUlab p is a 6. FF;S I w Ci s Do i p111 L 61' ilk' ', . r s eilli®411 : • CO 8 r r o IfirZift au v N --4 fi 1 c __ 11r I" iL..1W 1111111111L, Bia a 11111• gat C! 4k. tr,i4Not E 0 11111401 M --1 fiflip erg i. I 0 E 1 i fir i ill 1111111111111 , 4 44 f p (Y 8 v nu mx CO j Exhibit 11 Survey 11827.2 PROPOSED LOT 8 PROPOSED LOT 8 OF KEALAKAA SUBDIVISION Land situated on the Easterly side of Kealakaa Street and on the Northerly side of Government Road Reserve at Kealakehe, North Kona, Island and County of Hawaii, State of Hawaii. Being portions of: Lot 16-A; Lot 16-C; and Grant 6273 to Annie Napuupahee Jr. Beginning at the Northwesterly corner of proposed Lot 8, the Southwesterly corner of Lot 16-B and being a point on the Easterly side of Kealakaa Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KEAHUOLU" being 9,494.08 feet North and 13,833.78 feet East and running by azimuths measured clockwise from True South: 1. 257° 43' 40" 347.20 feet along Lot 16-B and along the remainder of Grant 6273 to Annie Napuupahee Jr.to a point; 2. 158° 48' 40" 250.69 feet along Lot 16-B and along the remainder of Grant 6273 to Annie Napuupahee Jr. to a point; 3. 256° 56' 208.32 feet along Lot J and Lot M and along Grant 3456 to George McDougall to a point; 4. 344" 00' 454.26 feet along proposed Lot 6, proposed Lot 5 and proposed Lot 4 and along the remainders of Lot 16-C and Lot 16-A and Grant 6273 to Annie Napuupahee Jr. to a point; 5. 81° 15' 508.53 feet along the Northerly side of Government Road Reserve to a point; 11827.2 Page 1 of 2 WES THOMAS ASSOCIATES Land Surveyors— 75-5749 Ka/awe Street, Kailua-Kona, Hawaii 96740-1817 11827.2 PROPOSED LOT 8 ire 6. 155° 02' 30" 175.80 feet along the Easterly side of Kealakaa Street to the point of beginning and containing an area of 3.353 Acres. NOTE: This description is of proposed Lot 8 with the area and dimensions subject to modification upon final approval of subdivision application SUB-20-001943 from the County of Hawaii Planning Department. WES THOMAS ASSOCIATES QCs\ jICb .UL 1 ', Chr stat Thomas Yamasakis yLicensed Professional Land Surveyor P' State of Hawaii Certificate No. LS-4331 75-5749 Kalawa Street, Suite 201 Kailua-Kona, Hawaii 96740-1817 TMK: 7-5-004: portions 014 and 091 (3rd Division) June 16, 2020 11827.2 Page 2 of 2 r WES THOMAS ASSOCIATES Land Surveyors- 75-5749 Kalawa Street, Kailua-Kona, Hawaii 96740-1817 I V- Lk 11. 'MN 8 IE . 1 11 )li; i:2 el ll tli i 1, -0 i i 0'li 'Al 0 i IWO u 9 1 iXF.a I 4I 1 I ill • w.t. _„„,... 0 lid r'j'.4-s„, il .•‘..§. 1 01 11111;1 VW() ie s i'41.-1..-•' li I. N, i. 1b POi11 1.--;:v! /\ tiir iql ,..,..,:..„ • i e 4. pi 1 \ ' 7,-2 ,,,P IIi2 / s11, )i‘i<.; , 1 11,, ii, •,—___,, -P. u o O i I t/47 li I O .: 3! 0w. 1III.4. O in I 4 ' I ' iY' h a FLI IWO 604,.. IQ•-4 N ''' .; c 9g t I Qi g0 1ki5t, W. k V6 r !I I 6111' 1 H :: 9^ e ' a x. I. 1 i 4..0 4.'-..7.------------. k 1 04 I 41 4 ft t i . i I I I3). ill 1 k;14101 1 t 1 111 1 K 4I I 1 1 5.-.0" -.. * i SO c 3JOfi Ai iie•I Is- I ' tit!VI 't I 11----------------;____/------ 1 h I 1 frill} iroht 't . I 11 111,11 ilit 1111111 l'i';-i!I .1,i 4181) d11011,11111111,11111 i: I . a m X Exhibit 12 Site Control LAND LEASE AGREEMENT between WEST VIEW DEVELOPMENT,LLC,a Hawaiian limited liability company, Lessor, and HONUA'ULA,LLC,a Texas limited liability company, Lessee Dated July 1,2020 I. TABLE OF CONTENTS ARTICLE 1 Demise Section 1.1 Premises Section 1.2 Term Section 1.3 Use of Premises Section 1.4 Compliance with Law ARTICLE II Rent Section 2.1 Red ml Section 2.2 Acquisition Fee. ARTICLE III Construction, Alteration and Improvements Sectio:3.1 Construction of Retirement Facility Section 3.2 Permit Requirenle it Section 3.3 Lessor's Consent Required Section 3.4 Ownership of Improvements Section 3.5 Alterations Section 3.6 Permit Contingency ARTICLE IV Taxes,Assessments. Utilities and Expenses Section 4.1 Payment of Taxes. Assessments and Utilities Section 4.2 Qera1 Excise Tax Section 4.3 Maintenance of Improvements ARTICLE V Insurance and Indemnification Section 5.1 Insurance Section 5.2 Injemnification ARTICLE VI 141im 2. Assignment and Subletting ARTICLE VII Consent To And Protection of Lessee's Mortgage ARTICLE VIII Condemnation Section 8.1 Condemnation Section 8.2 Termination ofLease Upon Total or Partial Condemnation Section 8.3 Continuation of Lease Upon Partial Condemnation Section 8.4 Condemnation of a Lesser Leasehold Interest ARTICLE IX Right of Entry and Inspection ARTICLE X Default and Costs Section 10.1 Default Section 10.2 Lessor's/Lessee's Costs and Expenses Section 10.3 Interest ARTICLE XI Surrender ARTICLE XII Extensions of Term Section 12.1 Option to Extend Section 12.2 Term Defined Section 12.3 Lxtended Term Notices Section 12.4 Termination ARTICLE XIII Miscellaneous Section 13.1 Notices Section 13.2 Nonwaiver by Acceptance of Rent Section 13.3 Invalidity 3. Section 13.4 Integration and Amendment Section 13.5 Bind and Inure Section 13.6 Article and Section Headings Section I3.7 Short Form Confirmation Lease Section 13.8 Utilities. License.Permits Section 13.9 Consent Section 13.10 Governing Law Section 13.11 Waiver of Trial by Jury Section 13.12.Merger Section 13.13 Quiet Enjoyment Section 13.14 Estoppel Certificates Section 13.15 Obligation to Refrain from Discrimination Section 13.16 Force Majeure Section 13.17.Hazardous Material Section 13.18 Counterparts Section 13.19.No Broker Section 13.20.Time of the essence Section 13.21.Authority 4. GROUND LEASE AGREEMENT THIS INDENTURE OF LEASE,made this 1st day of July,2020,by and between WEST VIEW DEVELOPMENT, LLC, a Hawaiian limited liability company,whose principal place of business and mailing address is 21 Waianuene Ave,Hilo,HI 96720("Lessor")and HONUA'ULA, LLC,a Texas limited liability company, whose principal place ofbusiness and mailing address is P.O. Box 2532, Kealakekua,HI 96750("Lessee"). ARTICLE I Demise Section 1.1 Premises. The Lessor for and in consideration of the rent to be paid and of the terms, covenants and conditions herein contained, all on the part of the Lessee to be kept, observed and performed,does hereby demise and lease unto the Lessee and the Lessee does hereby lease and hire from the Lessor the premises identified as the "Affordable Housing Site," more particularly described in Exhibit"A"attached hereto and by reference made a part hereof, and shown in the subdivision plat of TMK(3)7-4-004:014 and(4)7-4-004:092,attached hereto as Exhibit"B,"together with all easements,rights, rights-of-way, and licenses thereto, and 1400 subject to all matters affecting title of the demised premises on the date hereof(the"Premises"). Section 1.210m.TO HAVE AND TO HOLD the demised Premises unto the Lessee, its permitted successors and assigns, for the term of fifty-five(55)years,commencing on the 1st day of July,2020,and ending at midnight on the 31st day of June, 2075,or until said term is sooner terminated or extended pursuant to any of the conditional limitations or other provisions of this Lease. Section 1.3 Use of Premises. (a)Lessee shall construct and operate a multi-family apartment complex containing fifty-five (55)affordable housing units and forty-five(45) market-rate housing units,or similar residential or mixed use development or other lawful purpose,as well as typical and customary amenities. Lessee shall obtain at its own cost and expense all approvals and permits necessary to construct and operate said facility(the Facility"). b)Lessee will not use or keep or allow the Premises or any portion thereofor any I I buildings or other improvements thereon or any appurtenances thereto, to be used or occupied for any unlawful purpose or in violation of any certificate of occupancy, and will not suffer any act to be done or any condition to exist within the Premises or any portion thereofor in any Improvement thereon, or permit any article to be brought therein,which may be dangerous, unless safeguarded as required by law, or which may,in law,constitute a nuisance,public or private,or which may make void or voidable any insurance in force with respect thereto. Section 1.4 Compliance with Law(a)Lessee shall at all times during the term of the Lease,at Lessee's own cost and expense,perform and comply with all laws,rules,orders, ordinances,regulations, and requirements now or hereafter enacted or promulgated,of every governmental authority and municipality having jurisdiction over the Premises,and of any agency thereof, relating to the Premises,or the Improvements now or hereafter located thereon, or the facilities or equipment therein, or the streets, sidewalks, curbs,gutters adjoining the Premises,or the appurtenances to the Premises, or the franchises and privileges connected therewith, whether or not such laws, rules, orders, ordinances,regulations, or requirements so involved shall necessitate structural changes, improvements, interference with use and enjoyment of the Premises,replacements, or repairs, extraordinary as well as ordinary,and Lessee shall so perform and comply, whether or not such laws, rules,orders,ordinances,regulations, or requirements shall now exist or shall hereafter be enacted or promulgated,and whether or not such laws, rules,orders,ordinances, regulations, or requirements can be said to be within the present contemplation of the parties hereto. b) Lessee shall have the right,provided it does so with due diligence and dispatch,to contest by appropriate legal proceedings, without cost or expense to Lessor, the validity of any law,rule, order, ordinance,regulation,or requirement of the nature hereinabove referred to in this Section 1.4. Lessee may postpone compliance with such law, rule,order,ordinance, regulation, or requirement until the final determination of such proceedings, only so long as such postponement of compliance will not subject Lessor to any criminal prosecution,or any other liability of any kind against the reversion of the Premises or the Improvements thereon which may arise by reason of postponement or failure of compliance with such law,rule,order, ordinance,regulation,or requirement,and Lessee shall indemnify and hold Lessor harmless from the same.No provisions of this Lease shall be construed so as to permit Lessee to postpone Nod compliance with such law,rule, order, ordinance,regulation,or requirement if any sovereign, municipal,or other governmental authority shall threaten to carry out any work to comply with the same or to foreclose or sell any lien affecting all or any part of the Premises which shall have arisen by reason of such postponement or failure of compliance. ARTICLE II tom Section 2.1 Rota'. The annual rental for the Premises shall be$84,000 payable in equal monthly installments of$7,000 per month. in advance on the first day of each calendar month during the Basic Terrn of this Lease without set off or abatement. This amount shall be the annual rent for the entire lease term, net of all taxes, insurance premiums,utilities, assessments and other charges to be paid by the Lessee("Net Rent"). Payment of the rental for the Premises will begin at the closing of the Facility construction financing with Bonneville Financial, or such other lender, but in no event later than December 29, 2020. If this event occurs at any time other than the first day of the month, the lease payment shall be a pro rata amount of the monthly rent due. Thereafter,Lessee shall pay the lease rent to Lessor on the first day of each month for the full pro rata amount of the annual rent. Section 2.2 Acquisition Fee. Lessee shall pay to Lessor as additional rent a $100,000 acquisition of lease fee at closing of the financing with Bonneville Financial or such other lender. ARTICLE Ai Construction.Alteration and Inzprovejncnts Section 3.1 Construction of the Facility. At the Lessee's sole cost and expense,the Lessee shall construct affordable and market-rate housing units on the Premises. The Facility will be built as per the schematic plans approved by the Lessor as provided in Section 3.3 below. Construction of the Facility shall commence no later than 2 months following the closing of Facility construction financing with Bonneville Financial,or such other lender,and shall be completed no later than 18 months thereafter. Section 3.2 Financing and Banking Requirements. Lessee, at its expense, shall: (a)obtain all necessary governmental permits and certificates for the commencement and prosecution of any improvements and for final governmental approval upon completion, (b) deliver to Lessor copies of the same, and(c) cause the improvements to be performed in compliance with all applicable legal requirements and insurance requirements,and in good and workmanlike manner. Lessor shall cooperate with Lessee in obtaining any such permits and certificates to the extent that Lessee may request(provided Lessee shall reimburse Lessor for all out-of-pocket expenses reasonably incurred in connection therewith). In confirmation thereof, Lessor shall execute and deliver promptly any permit or certificate that Lessee reasonably may request and, in connection therewith,Lessor hereby irrevocably constitutes and appoints Lessee as Lessor's attorney-in-fact to execute any such permit or certificate for and on behalf of Lessor,such power of attorney being coupled with an interest. Section 3.3 Lessor's Consent Required. The Lessee shall not construct any improvements on the Premises except in accordance with plans and specifications prepared by an arcnitect licensed in the State of Hawaii. Lessee will submit said plans to the Lessor for its approval regarding aesthetic considerations (open space,landscaping, exterior finish,roof color and the like)of the improvements, which approval will not be unreasonably withheld. Section 3.4 Ownership of Improvements. All improvements and alterations made by the Lessee shall be and remain for the benefit of the Lessor and shall not be demolished or removed by the Lessee unless expressly agreed to by the Lessor in writing,provided, however,that the title in and to said improvements shall be vested in Lessee. Should the Lessor determine to sell the Premises on which the Lessee's improvements have been constructed, Lessor shall offer the Lessee first right of refusal to match any bona fide offer received for the Premises and improvements constructed by Lessor during the term of this Lease,provided,however,that Lessor at its sole discretion may not tender such offer to Lessee ifLessee is in default of this Lease in any way. If eligible for such offer, Lessee shall have thirty(30)days from the date of Lessor's offer in which to match any such proposal. Section 3.5 Ajterations. Lessee shall have the right, at Lessee's expense, from time-to-time during the term of this Lease to make any alteration, addition, or modification to the Demised Premises or the Improvements thereon;provided that,after said alterations,additions, or modifications,the Premises shall be for the same general use,and said alterations,additions, or modifications shall not lessen the market value of the Premises; and provided further, that if any such alteration, addition, or modification shall involve the structure or exterior ofthe Improvements, and shall cost more than S 100,000 or should Lessee determine to remove or materially demolish the Improvements, then Lessee shall obtain Lessor's prior written consent thereto,which consent shall not be unreasonably withheld. It is expressly understood that Lessor's consent may be conditioned upon the furnishing by Lessee of waivers ofmechanics' and materialman's liens from all persons furnishing materials or labor. Section 3.6 Permit Contingency. If all requisite permits and/or licenses to construct the Facility as contemplated herein cannot be obtained through reasonable diligence of the Lessee, then Lessee shall have the right to terminate this Lease upon 30 day notice to Lessor. Thereafter, neither party shall have any rights or liabilities under this Lease. Lessee shall vacate the Premises within thirty(30)days after exercising the option to terminate. ARTICLE IV visd Taxes.Assessments.Utilities and Expenses Section 4.1 Payment of Taxes.Assessments and Utilities. a) The Lessee shall pay at Lessee's own cost and expense,bear,pay, and discharge prior to delinquency, all real estate taxes, assessments, sewer rents,water rents and charges, duties, impositions, license and permit fees,charges for public utilities of any kind,payments and other charges of every kind and nature whatsoever, ordinary or extraordinary, foreseen or unforeseen, general or special(all of which are hereinafter sometimes collectively referred to as Impositions),which shall,pursuant to present or future law or otherwise,prior to or during the term hereby granted, have been or be levied,charged, assessed, or imposed upon. or grown or become due and payable out of or for, or become or have become a lien on the Premises,and the Improvements,or the sidewalks, streets, or vaults adjacent thereto; it being the intention of the parties hereto that the rents reserved herein shall be received and enjoyed by Lessor as a net sum free from all of such Impositions, except income taxes assessed against Lessor, franchise, estate, succession, inheritance, excess profits, revenue,or any other tax,assessment,charge,or levy upon the rent payable by Lessee under this Lease or transfer taxes of Lessor, or any tax or charge in replacement or substitution of the foregoing or of a similar character. Provided, however, that if at any time during the term of the Lease the then prevailing method of taxation or assessment shall be changed so that the whole or any part of the Impositions theretofore payable by Lessee as above provided, shall instead be levied, charged,assessed, or imposed wholly or partially on the rents received by the Lessor from the Demised Premises,or shall otherwise be imposed against Lessor in the form of a franchise tax or otherwise,then Lessee shall pay all such levies, charges,assessments, impositions,taxes,and other substituted charges to the extent that the same shall be directly related to and assessed against the Premises or the rent thereon; provided, however, that Lessee shall be required to make such payments only to the extent that the same would be payable if the Demised Premises were the only property of Lessor. b) Lessee shall pay all interest and penalties imposed upon the late payment of any Impositions,which Lessee is obligated to pay hereunder. Impositions shall be apportioned between Lessee and Lessor as ofthe date of termination of the term of this Lease and shall be paid within ninety(90)days after such termination,but shall not be apportioned at the commencement of the term of this Lease. c) Lessee may take the benefit of the provisions of any law or regulations permitting any assessment imposed upon the Demised Premises prior to the expiration of the term of this Lease to be paid in installments; provided, further,that the amount ofall installments of any such assessment which are to become due and payable after the expiration of the term of this Lease shall be paid by Lessor when and as the same shall become due and payable. d)If Lessee shall fail, for ten(10)days after notice and demand given to Lessee,to pay any Imposition on or before the last day upon which the same may be paid without the imposition of interest or penalties for the late payment thereof,then Lessor may pay the same with all interest and penalties lawfully imposed upon the late payment thereof, and the amounts so paid by Lessor shall thereupon be and become immediately due and payable by Lessee to Lessor hereunder. e) Lessee at Lessee's own cost and expense may,if it shall in good-faith so desire, contest the validity or amount of any Imposition, in which event Lessee may defer the payment J thereof for such period as such contest shall be actively prosecuted and shall be pending undetermined,so long as such proceedings and any appeals shall operate to legally prevent the collection of such payments and the sale of the Demised Premises to satisfy any lien arising out ofthe non-payment of the same. f)Lessor shall execute and deliver to Lessee whatever documents may be necessary or proper to permit Lessee to so contest any such Imposition or which may be necessary to secure payment of any refund,which may result from any such proceedings. g)An official certificate or statement issued or given by a sovereign or municipal authority, or any agency thereof, or any public utility, showing the existence of any Imposition, or interest or penalties thereon, the payment of which is the obligation of Lessee as herein provided,shall be-prima facie evidence for all purposes of this Lease of the existence, amount, and validity of such Imposition. Section 4.2 General Excise Tax. Lessee shall be responsible for paying the general excise taxes that are levied on the rental income received by the Lessor under this agreement,payable monthly in accordance with the monthly rental payments. Section 4.3 Maintenance of Improvements. During the entire term of the Lease, the Lessee shall maintain and keep in good order,repair and working condition, ordinary wear and tear excepted, and in such condition as may be required by law and by the terms of the insurance policies furnished pursuant to this Lease,whether or not such repair shall be interior or exterior, and whether or not such repair shall be of a structural nature,and whether or not the same can be said to be within the present contemplation of the parties hereto and shall maintain its landscaping so that the Premises shall be visually attractive. ARTICLE V Insurance and Indemnification Section 5.1 Insurance. a)The Lessee shall insure the Premises and improvements against fire,vandalism and other perils in an amount equal to the current replacement cost of all improvements,covered by the broadest extended coverage endorsement obtainable and shall maintain comprehensive liability insurance, including public liability and property damage insurance,with the Lessor named as an additional insured, in amounts maintained by prudent businesses in similar circumstances,but not less than S5,000,000. b) Such insurance shall be written by companies of recognized financial standing which are well rated by a national rating agency and are legally qualified to issue such insurance in the State of Hawaii, and such insurance shall name as the insured parties thereunder, Lessor,or its assigns,and Lessee, as their interests may appear. Such insurance may be obtained by Lessee by endorsement on its blanket insurance policies,provided that(i) such blanket policies satisfy the requirements specified herein and(ii)Lessor shall be furnished with the certificate of the insurer to the effect that(a)the amount of insurance allocable to the Premises is not less than the amount required by this Article and(b) the protection afforded Lessee and Lessor is not less than the protection which would have been afforded under a separate policy or policies relating only to the Premises.Lessor shall not be required to prosecute any claim against any insurer or to contest any settlement proposed by any insurer,provided that Lessee may, at its cost and expense, prosecute any such claim or contest any such settlement, and in such event Lessee may bring any such prosecution or contest in the name of Lessor, Lessee, or both, and Lessor shall cooperate with Lessee and will join therein at Lessee's written request upon receipt by Lessor of an indemnity from Lessee against all costs, liabilities, and expenses in connection with such cooperation,prosecution, or contest. c)Lessee shall deliver to Lessor promptly after the execution and delivery of this Lease the original or duplicate policies or certificates of insurers satisfactory to Lessor evidencing all the insurance which is then required to be maintained by Lessee hereunder,and Lessee shall, within thirty(30)days prior to the expiration of any such insurance,deliver other original or duplicate policies or other certificates of the insurers evidencing the renewal of such insurance. Should Lessee fail to effect, maintain, or renew any insurance provided for herein,or to pay the premium therefor, or to deliver to Lessor any of such policies or certificates,Lessor,at its option, but without obligation so to do,may procure such insurance,and any sums expended by it to procure such insurance shall be additional rent hereunder and shall be repaid by Lessee within thirty (30)days folio wing the date on which demand therefor shall be made by Lessor. Such insurance policy(ies) shall contain a provision that such policy(ies)shall not be canceled or ISO reduced in scope without thirty(30)days prior written notice to Lessor. Section 5.2 Indemnification. Lessee will indemnify and save harmless Lessor from and against any and all liability, loss,damages, expenses,costs of action, suits, interest,fines, penalties, claims, and judgments (to the extent that the same are not paid out of the proceeds of any policy of insurance furnished by Lessee to Lessor pursuant to Article V)hereof arising from injury, or claim of injury, during the term of this Lease to person or property of any and every nature, and from any matter or thing,growing out of the occupation,possession,use, management, improvement,construction,alteration,repair, maintenance,or control of the Premises, the Improvements now or hereafter located thereon,the facilities and equipment thereon,the streets,sidewalks,curbs,and gutters adjoining the Premises, the appurtenances to the Premises,or the franchises and privileges connected therewith,or arising out of Lessee's failure to perform, fully and promptly,or Lessee's postponement of compliance with, each and every term, covenant,condition, and agreement herein provided to be performed by Lessee. Lessee, at Lessee's own cost and expense,will defend by counsel of Lessee's choosing any and all suits that may be brought and claims which may be made, against Lessor, or in which Lessor god may be impleaded with others, whether Lessor shall be liable or not, upon any such above-mentioned liability,loss,damages,expenses, costs of action, suits,interest, fines, penalties, claims, and judgments and shall satisfy,pay, and discharge any and all judgments that may be recovered against Lessor in any such action or actions in which Lessor may be a party defendant, or that may be filed against the Premises, or the Improvements thereon, or the appurtenances, or any interest therein,and in the event of the failure of Lessee to pay the sum or sums for which Lessee shall become liable as aforesaid,then Lessor may pay such sum or sums, with all interest and charges which may have accrued thereon, and the amount so paid by Lessor shall be payable by Lessee to Lessor upon demand. ARTICLE VI Assignment and Subletting Except as provided for in Article VII below,the Lessee shall not assign or sublet the Lease nor any of its rights under the Lease,without the prior written consent of the Lessor and any such assignment or subletting shall not serve to release the Lessee from its obligations under the terms and provisions of the Lease. Lessor recognizes and approves Lessee's intent to lease apartments in the Facility to qualifying individuals. a)Lessee may not assign this Lease or any interest herein or sublet the Premises at any time,without Lessor's consent,which shall not be unreasonably withheld. b)No acceptance by Lessor of any performance,rent, or additional rent herein provided to be done or paid by Lessee from any person, firm, or corporation other than Lessee, shall discharge Lessee,except to the extent of the performance and payments so-accepted by Lessor, from liability to pay all of rent herein provided to be paid by Lessee or from liability to perform any of the terms, covenants,conditions, and agreements set forth in this Lease. c),In the event of a termination of this Lease, each subLessee of space in the Premises shall attom to the owner of the reversion,unless the owner of the reversion shall,at the owner's option, elect to dispossess such subLessee or otherwise terminate the sublease held by such subLessee. Each subLessee who hereafter subleases space within the Premises shall be deemed to have agreed to the provisions of this paragraph,but the absence of such a clause from any itope sublease shall not relieve the subLessee from the provisions of this subparagraph. d)Lessee hereby assigns to Lessor the right, following any default by Lessee hereunder, to collect from any or all subLessees all rents and other sums payable by them,and to apply the same to the payment of rent, and all other amounts payable by Lessee hereunder,and any balance shall be paid over to Lessee,but no exercise by Lessor of rights under this subparagraph shall be deemed a waiver by Lessor of any other rights hereunder or be deemed an acceptance by Lessor of such subLessee or an acquiescence by Lessor to the occupancy of any part of the Premises by such subLessee or a release of Lessee from the performance of any of the obligations of Lessee hereunder. ARTICLE VII Consent To And Protection of Lessee's Mortgage Section 7.1. Lessee may, without Lessor's consent: (i)assign this Lease to any person or entity if a Leasehold Mortgagee holding a Leasehold Mortgage securing not less than$3,000,000 400 consents thereto or if such Leasehold Mortgagee's consent thereto is not required,or(ii)lease apartments in the Facility to qualifying individuals,or(iii)encumber Lessee's interest in this Lease with a Leasehold Mortgage. Section 7.2. Lessee shall notify Lessor of any assignment of this Lease or any subletting of the Premises made in accordance with the provisions of Section 7.1, setting forth in such notice the name and address of the assignee. Section 7.3. Without limiting the generality of the foregoing,any mortgage of this Lease or Lessee's interest herein(each, a"Leasehold Mortgage") shall: (i)be made by an institutional lender, and (ii)also encumber Lessee's interest in the Premises, and may secure loans or advances for construction performed or to be performed on the Premises and/or such other property. Lessor shall not be required to join in the execution of any Leasehold Mortgage,,nor shall any Leasehold Mortgage encumber Lessor's fee interest in the Premises. Section 7.4. Lessor shall cooperate with Lessee in effecting any such assignment, sublease or mortgage to the extent that Lessee may request(provided Lessee shall reimburse Lessor for all out-of-pocket expenses reasonably incurred in connection therewith). Section 7.5. Every sublease and mortgage shall be subject to the express condition that Lessor shall not at any time incur any personal liability thereunder. Every sublease shall be subject to the express condition that if this Lease should be terminated prior to the Expiration Date or if Lessor should succeed to Lessee's estate in the Premises,then: (i)the subLessee shall attorn to and recognize Lessor as the subLessee's Lessor under the sublease, upon and subject to the then-executory terms and conditions of the sublease, and(ii)provided the subLessee is not in default beyond any applicable notice and cure periods of any of its obligations under its sublease, Lessor shall agree not to disturb the subLessee(and Lessor and the subLessee shall execute and deliver any instrument reasonably requested by the other to evidence such attornment and non-disturbance) if a Leasehold Mortgagee shall also grant such nondisturbance to such subLessee. Section 7.6.Notwithstanding any assignment and assumption by the assignee of the obligations of Lessee under this Lease, Lessee(and each successor in interest to Lessee pursuant to this Article VII), shall remain jointly and severally liable(as a primary obligor) with its Itfte assignee and all subsequent assignees for the performance of Lessee's obligations under this Lease. Section 7.7.No assignment of this Lease shall be binding upon Lessor unless the assignee shall execute and deliver to Lessor an agreement,in recordable form,whereby the assignee agrees unconditionally to be bound by and to perform all of the obligations of Lessee under this Lease, and further agrees that the provisions of this Article VII shall be binding upon any assignee with respect to all future assignments and transfers.A failure or refusal of the assignee to execute or deliver such an agreement shall not release the assignee from its liability for the obligations of Lessee under this Lease assumed by acceptance of the assignment of this Lease. • Section 7.8. a) If Lessee shall mortgage Lessee's interest in this Lease to a Leasehold Mortgagee, Lessee(or such Leasehold Mortgagee) shall give Lessor prompt notice of such Leasehold Mortgage and furnish Lessor with a complete and correct copy of each such Leasehold Mortgage, certified as such by Lessee or such Leasehold Mortgagee,together with the name and address of such Leasehold Mortgagee.After receipt ofthe foregoing, (i)Lessor shall not accept a lOopr voluntary surrender of this Lease without such Leasehold Mortgagee's consent and(ii)Lessor shall give to such Leasehold Mortgagee, at the address of such Leasehold Mortgagee set forth in such notice, and otherwise in the manner provided by Article XIII, a copy of each Default Notice concurrently with the giving of any such Default Notice thereafter given by Lessor to Lessee. Each such Leasehold Mortgagee: (A)shall thereupon have a period of 10 days longer than that given to Lessee in each instance in the case of a Default in the payment of Fixed Rent or Additional Rent and 30 days longer than that given to Lessee in each instance in the case of any other default, for remedying the default, or causing the same to be remedied,and(B) shall, within such periods and otherwise as herein provided, have the right to remedy such default or cause the same to be remedied and during such period Lessor shall not terminate this Lease nor shall it resort to any of its remedies on account of such default.Lessor shall accept performance by such Leasehold Mortgagee of any covenant,condition or agreement on Lessee's part to be performed hereunder with the same force and effect as though performed by Lessee. b)Notwithstanding the provisions of Section 7.8(a), if a non-monetary default cannot reasonably be cured by such Leasehold Mortgagee within the 30-day period set forth in Section 7.8(a),such Leasehold Mortgagee shall have as long as is reasonably required in order to cure such default provided that within such 30-day period such Leasehold Mortgagee shall have delivered to Lessor its written agreement to take the action described in clause (i)or(ii)below and thereafter, in good faith, shall have commenced promptly either: (i)to cure the default and to prosecute the same with diligence and continuity to completion, or(ii) if possession of the Premises is required in order to cure the default,to institute foreclosure proceedings and obtain possession directly or through a receiver, and to prosecute such proceedings with diligence and continuity and,upon obtaining such possession,commence promptly to cure the default and to - prosecute the same to completion with diligence and continuity,provided that during the period in which such action as set forth in clauses(i)or(ii)of this Section 7.8(b)is being taken (and any foreclosure proceedings are pending), all of the other obligations of Lessee under this Lease, to the extent they are reasonably susceptible to being performed by such Leasehold Mortgagee, are being performed and during such period Lessor shall not terminate this Lease nor shall it resort to any of its remedies on account of such default. However, at any time after the delivery ofthe aforementioned agreement,such Leasehold Mortgagee may notify Lessor, in writing,that it has relinquished possession of the Premises or that it will not institute foreclosure proceedings or, if such proceedings have been commenced,that it has discontinued them and, in such event, such Leasehold Mortgagee shall have no further liability under such agreement from and after the date it delivers such notice to Lessor(except for any obligations accruing prior to the date it delivers such notice),and, thereupon, Lessor shall have the unrestricted right to terminate this Lease and to take any other action it deems appropriate by reason of any default, and upon any such termination the provisions of Section 7.9 shall apply. Notwithstanding anything herein contained to the contrary,provided such Leasehold Mortgagee shall have otherwise complied with the provisions ofthis Section 7.8, such Leasehold Mortgagee shall have no obligation to cure any defaults which are not susceptible to being cured by such Leasehold Mortgagee. c) Except as provided in Section 7.8(b),no Leasehold Mortgagee shall become liable under the provisions ofthis Lease unless and until such time as it becomes, and then only for as kowe long as it remains,the owner of the leasehold estate created hereby. In the event that a LeaseholdMortgageeshallbecometheownerofsuchleaseholdestate, such Leasehold Mortgagee shall be bound by any modification or amendment of this Lease made subsequent to theand of priorto easehold Mortgage and delivery to Lessor of the notice provided in Section7.8(a) e priohLeeshallhave8itsacquisitionofsuchinterestunlesssuchLeaseholdMortgag d consent shall not be unreasonably withheld or delayed)to such modification or amendment. Section 7.9. of anya)In the case of termination of this Lease by reasonEvent of Default,LessorawhosenameandaddressLessor shall give prompt notice thereof to each Leasehold Mortgagee at the has received pursuant to notice made in compliance with the provisions of Section 7.8(a),address of such Leasehold Mortgagee set forth in such notice,and otherwise in the manneraeemadeany time provided by Article XIII.Lessor,on written request of such Leasehold MXrgg ecuteand deivnr a within 30 days after the giving of such notice by Lessor,shall promptlynewleaseofthePremisestosuchLeaseholdMortgagee, or any designee or nominee of suchnallthecovenants,conditions, Leasehold Mortgagee,for the remainder of the Term upo i)shall limitations and agreements herein contained,provided that such Leasehold Mortgagee:Rent due and pay to Lessor, simultaneously with the delivery of such new lease,all unpaidunderthisLeaseuptoandincludingthedateofthecommencementof the term of suchpayablefeesand new lease and all reasonable expenses, including,without limitation,attorney's re default by Lessee,the disbursements and court costs,incurred by Lessor new lease,and(ii) shall cure(within the time termination of this Lease and the preparation of theall defaults existing periods set forth with respect to such defaults in Sections 7.8(a)and 7..8dbll defyMortgagee. under this Lease which are susceptible to being cured by such Leaseh b) such new lease and the leasehold estate thereby created shall,subject towel same Any as this Lease conditions contained in this Lease,continue to maintain the same prioritypis s or any part thereof oranySuperiorMortgage,on the regard to any mortgage,including P any other lien,charge or encumbrance thereon whether or not the same shall then be in ex fence.the Concurrently with the execution and delivery of such new lease,Lessor shall assign to named therein all of its right,title,and interest in and to moneys(including insurance and condemnation proceeds),if any,then held by or payable to Lessor which Lessee would have been entitled to receive but for termination of this Lease. c)If there is more than one Leasehold Mortgage,Lessor shall only recognize the Leasehold Mortgagee whose Leasehold Mortgage is senior in lien and which has requested a new lease ofthe Premises within the time period set forth in Section 7.9(a)as the Leasehold Mortgagee entitled to the rights afforded by this Section 7.9.provided that either Lessee or such Leasehold Mortgagee shall have given Lessor notice of such Leasehold Mortgage in compliance with the provisions of Section 7.8(a). ARTICLE VIII Condemnation Section 8.1 Condemnation. In case at any time or times during the term of this Lease the Premises shall be acquired,taken or condemned by any authority having the power of eminent domain,then and in every such case the estate and interest of Lessee in the Premises so acquired, taken or condemned shall at once cease and determine,and Lessee shall not by reason thereof be entitled to any claim against Lessor or others for compensation or indemnity for leasehold interest,and all compensation and damages payable for or on account of any land or improvements thereon constructed by Lessor shall be payable to and be the sole property of Lessor,and all compensation and damages payable for or on account of any improvements erected on the Premises by Lessee during the term of this Lease shall be divided between Lessor and Lessee as of the date when Lessee loses the right of possession thereof according to the ratios that the then expired and unexpired portions,respectively, of said term after the date of original completion of said improvements bear to the sum of said portions(except that Lessee's share shall be no less than the aggregate unpaid balances of all permitted leasehold mortgage loans as of the date of such taking, less any arrearages owing 1.111der this lease prior to the date of such taking,but only to the extent funds are available). Section 8.2 Termination of Lease Upon Total or Partial Condemnation. In the event that during the term of this Lease or any renewal term, all or any portion of the Premises, or any interest therein,is condemned or taken under power of eminent domain,thereby rendering the remaining Premises unsuitable for the purposes of Lessee,then Lessee shall have the option of terminating this Lease as-of the date of the actual taking of possession and Lessee will pay rent to sue date and thereafter Lessor and Lessee shall have no further obligation to each other under the Lease. Lessee's option to so terminate shall be exercised by Lessee in writing within forty-five(45)days after notice to it of the extent and nature of the taking or condemnation.If this Lease is terminated pursuant to this Section 8.2,the entire proceeds of any award by reason of the condemnation or taking of any portion of the Premises, or any interest therein,shall be apportioned between Lessor and Lessee in the manner provided in Section 8.1 of this Article VIII. Section 8.3 Continuation of Lease Upon Partial Condemnation. In the event that during the term of this Lease the Premises or any part thereof or interest therein are taken or condemned under the power ofeminent domain and Lessee is not entitled to terminate this Lease as provided in Section 8.1 of this Article,this Lease shall continue in effect with respect to the Premises not so taken or condemned and the entire proceeds of any award shall be apportioned between Lessor and Lessee in the manner provided in Section 8.1 of this Article VIII,except that: a)the portion of any award for or on account of the taking or damage of any improvements in the Premises received as a condemnation award, or in consideration for a deed in lieu thereof, shall first be applied for use in rebuilding, relocating or rearranging said improvements within the Premises. If said portion of such condemnation award is insufficient to accomplish any such restoration,Lessee shall be bound to rebuild and repair and shall pay oi; cause to be paid the difference between the cost of restoration and said portion of such condemnation award.In the event said portion of such award exceeds the cost of restoration such excess shall be apportioned between Lessor and Lessee in the manner provided for in Section 8.1 of this Article VIII; and b) if any portion of the Premises is taken and the number of units in the facility is reduced,the rent payable hereunder shall be reduced to an amount that shall bear the same relationship to the rent before the taking as the number of units after the taking bears to the number of units immediately before such taking, provided,however,that in the event any of the units lost by the taking is relocated or rebuilt,the amount ofthe rent shall be in increased accordingly. Section 8.4 Condemnation of a Lesser Leasehold Interest If at any time or times during said term a lesser leasehold interest in the Premises or any part thereof shall be so taken or condemned, then and in every such case notwithstanding the foregoing provisions ofthis Article, such taking or condemnation shall not result in any reduction in rent hereunder,nor give Lessee any right to terminate this Lease with respect to any part of the Premises,nor excuse Lessee from the full and faithful performance of its covenants and obligations hereunder for the payment of money,nor excuse or relieve Lessee from the performance of its covenants and obligations hereunder; but in every such case of taking or condemnation of a leasehold interest Lessee shall be entitled to claim and recover from the condemning authority all compensation and damages payable for or on account of such taking or condemnation of its leasehold interest. ARTICLE IX Right of Entry and Inspection After having made reasonable efforts to contact a responsible agent or employee of Lessee,Lessor shall have the right to enter the Premises for the purpose of preventing injury to persons or property. Lessor shall also have the right to enter the Premises at all reasonable times during business hours for the purpose of inspecting the Premises or for the purpose of showing them to prospective purchasers;provided however,Lessor shall give Lessee forty-eight(48) hours advance notice to inspect or show the Premises and such entry shall not interfere with Lessee's normal use and enjoyment of said Premises. ARTICLE-2i Default and Costs Section 10.1 Default. This demise is on the condition that if(i)Lessee shall use the Premises for a purpose other than as set forth in ARTICLE I hereof, or(ii)Lessee shall fail to pay the said rentals or any part thereof when the same becomes due,whether the same shall or shall not have been legally demanded, and such failure shall continue for a period often(10) days after written notice of default to Lessee, or(iii) Lessee shall fail to observe or perform faithfully any of the other covenants or agreements herein contained and on the part of Lessee to be observed and performed and any such failure to observe or perform shall continue for a period of thirty (30)days after written notice of such default is given to Lessee;provided,however, if Lessee initiates action to correct the default within said thirty(30) days and the default is corrected within a reasonable time then Lessee shall not be deemed to be in default,or(iv) Lessee shall commence a voluntary case or suffer any decree or order for relief to be entered against it in any involuntary case under the federal bankruptcy laws or any other applicable federal or state bankruptcy,insolvency or similar law, or have a receiver,liquidator,assignee, custodian, trustee,sequestrator or similar official appointed for it or for any substantial part of its property or for the Premises or any portion thereof: or the winding-up or liquidation of its affairs` shall be ordered,or shall make any assignment for the benefit of creditors or fail generally to pay its debts as such debts become due,or shall take any action or any action shall be taken against it in furtherance of any of the foregoing, or(v)Lessee shall abandon said Premises or suffer this Lease or any estate or interest hereunder to be taken under any writ of execution, then and in any such event, Lessor may terminate and cancel this Lease. In the event Lessor shall upon such termination and cancellation resume possession under this Lease whether by summary proceedings or by any other lawful means,Lessor,or any receiver appointed by a court having jurisdiction,may dispossess and remove all persons and property from the Premises,and any property so removed may be stored in any public warehouse or elsewhere at the cost of and for the account of Lessee, and Lessor shall not be responsible for any and all loss,destruction and/or damages or injury thereto which may be occasioned in the exercise of reasonable care by Lessor of any of the aforesaid acts Lessor may recover from Lessee all damages,attorney fees and costs which may have been incurred by Lessor as a result of any default of the Lessee hereunder, including the expenses of recovering possession.Anything in this Section 10.1 to the contrary notwithstanding,it is agreed by and between the parties hereto that in the event of this Lease being terminated by Lessor by reason of any breach thereof by the Lessee or because of any other event entitling Lessor to so terminate as hereinabove set forth,Lessor,at Lessor's option, shall thereupon be entitled to recover from Lessee liquidated damages in an amount equal to the excess, if any, of the amount of rent payable hereunder by Lessee for or on account of the Premises for the balance of the stated term or any shorter period of time,over the reasonable rental value of the Premises at the time of such termination for the same period and on the same terms,except as to rent, as herein set forth to the extent reasonably applicable. The cause of action for such damage shall accrue upon such termination. It is further understood that each and all of the remedies given to Lessor hereunder are cumulative and that the exercise of one right or remedy by Lessor shall not impair Lessor's right to any other remedy. Section 10.2 Lessor's/Lessee's Costs and Expenses. In case either party hereto ("Innocent Party") shall without any fault on its part be made a party to any litigation arising out of any fault or otherwise wrongful act of the other party ("Defaulting Party")or shall incur expenses by reason of such litigation,then the Defaulting Party shall pay all costs and reasonable attorney's fees which may be incurred or paid by the Innocent Party. In case either party hereto shall be made a party to any litigation or shall incur expenses by reason of any litigation,which arise without fault of either party, each party hereto shall be liable for its own costs and attorney's fee. If,however, either party files an action to enforce any covenant of this Lease or for the breach of any covenant herein, the losing party agrees to pay the prevailing party all attorney's fees, expenses and costs incurred in such proceedings by the prevailing party. mod Section 10.3 Interest. Lessee shall pay to Lessor on demand, interest at the rate of twelve percent(12%) per annum on all sums payable by Lessee to Lessor,pursuant to the provisions hereof from the due date until paid. ARTICLE XI Surrender On the last day of the term hereby demised or on any sooner termination thereof, Lessee shall peaceably and quietly leave and surrender up to Lessor possession of the Premises together with all improvements therein, including all improvements placed therein by Lessee,in good order and repair,unavoidable casualty not required to be insured against excepted;provided, however, that if there be no default on the part of Lessee at the termination of this Lease, Lessee may prior to such termination of this Lease remove all signs and trade fixtures erected or placed within the Premises; and provided,further,that if the Lessor shall so require,notice thereof to be 110,, given not less than sixty(60)days prior to the end of the term hereof, Lessee shall within five(5) days after the termination of this Lease remove such signs,trade fixtures and improvements on the Premises as shall be specified in said notice by Lessor. Lessee shall replace and repair all damages to said Premises caused by or resulting from such removal and leave the Premises in a clean and orderly condition.In the event Lessee shall fail to perform any removal or restoration in accordance with requirements of this Article XI,Lessor may do so and Lessee,upon demand, will pay to Lessor the cost thereof,plus interest at the rate of twelve percent(12%)per annum or at such other maximum rate of interest then allowed by Chapter 478,Hawaii Revised Statutes,or any successor or substitute law. This obligation shall survive the termination of this Lease.Any property left up n the Premises by Lessee at the termination ofthis Lease may at the option of Lessor(i)be removed and stored by Lessor, at Lessee's expense and for its account,or(ii) be deemed and declared by Lessor to have been abandoned by Lessee, in which case Lessor may, appropriate,destroy or dispose of the same without liability or accountability to Lessee. ARTICLE XII Dctensions of Term Section 12.1 Option to Extend. a. Provided Lessee is not then in default under this Lease beyond the applicable notice and cure period,Lessee shall have the option to extend the Term of this Lease(the Option to Extend") for consecutive ten (10)year periods(the "Extension Terms"), upon the same terms and conditions of this Lease provided that Rent shall be adjusted to Fair Market Rent. "Fair Market Rent"shall mean the rent including the terms,conditions and concessions for comparable office space in similar buildings Iocated in the downtown core Bremerton submarket area. b. Procedures. To exercise the Option to Extend, Lessee shall give Lessor written notice at least 180 days prior to the date of commencement of the extension period("Lessee's Extension Notice"). Lessee's Extension Notice shall be effective to extend the Term of the Lease, subject to determination of the Fair Market Rent as provided herein. Within thirty (30)days after receipt by Lessor of Lessee's Extension Notice,Lessor shall provide Lessee written notice of the proposed Fair Market Rent(the"Proposed Fair Market 43 Rent"). The date on which Lessee receives Lessor's written notice of Proposed Fair Market Rent shall be referred to as the"Notice Date". Within thirty(30)days after the Notice Date, Lessee must provide written notice to Lessor either accepting the Proposed Fair Market Rent or challenging it as provided in this Section. If Lessee accepts the Proposed Fair Market Rent,the Lease shall be extended for the Extension Term on the Proposed Fair Market Rent. c. Failure To Agree. If Lessee challenges the Proposed Fair Market Rent,and Lessor and Lessee are unable to agree on the Fair Market Rent for the renewal term,the disputed renewal rental rate for the Extension Term shall be determined as follows: 1) Within thirty(30)days after the Notice Date, Lessee shall either: a) Rescind the Option to Extend by giving written notice thereof to Lessor; or b) Give written notice to Lessor of its objection("Objection Notice") to the Proposed Fair Market Rent for the renewal term. In the event Lessee gives Objection Notice, then Lessor and Lessee will endeavor in good faith to agree upon the Fair Market Rent within sixty(60)days after the Notice Date. 2) In the event that Lessee and Lessor are unable to agree upon the Fair Market Rent within sixty(60) days of the Notice Date,the Lessee and Lessor shall each designate a duly licensed MAI real estate appraiser within seventy (70) days after the Notice Date. A failure of either part to appoint an appraiser shall be deemed acceptance of the other party's appraiser. The two designated appraisers shall select a mutually agreeable third duly licensed MAI real estate appraiser(the"Final Appraiser") who, alone, shall establish the said Fair Market Base Rent. If the two designated appraisers are unable to agree on the Final Appraiser,the Final Appraiser will be appointed by the then presiding judge of the Kitsap County Superior Court upon the application of either Lessor or Lessee. The Final Appraiser shall determine the Fair Market Rent for the Extension Term. Nape 3) Alt costs and fees billed by the appraisers shall be paid by Lessor and Lessee in equal shares. d. Extension Memorandum. At any time after Lessee has exercised its Option to Extend this Lease,Lessor and Lessee, shall sign and acknowledge a written memorandum evidencing Lessee's exercise of the Option to Extend and stating the date to which such Extension Term will extend and the rental rates that will be applicable during such Extension Term. e. Commissions. Lessor shall not pay any real estate broker or other commissions related to the Lessee's exercise of the Option to Extend and Lessee shall save defend and hold harmless Lessor from any such claims. Section 12.2 Term Defined. All references in this Lease to the "term"ofthis Lease,or to the term"hereof, shall be deemed to include the original term specified in Article I hereof Premises and Term) and the Extended Term thereof elected pursuant to the provisions of this Article. Section 12.3 Extended Term Notices. The notice of election to extend the term of this Lease given in accordance with the provisions ofthis Article shall have no effect,and the extension period shall not become effective, if Lessor has delivered to Lessee a written notice of default under the terms of this Lease at the time the notice is given or immediately prior to the expiration date of the Lease,and Lessee, has not cured,or taken steps to cure, such default. Section 12.4 Termination. A termination of this Lease pursuant to Article X (Default; Termination), or any other provision hereof,or pursuant to present or future law, shall extinguish all extension periods theretofore elected and all rights of election of extension periods not theretofore exercised. ARTICLE XIII Miscellaneous Section 13.1 jVotices. All notices shall be in writing and shall be effective upon receipt. All such notices shall be given or served personally or sent by certified or registered mail, postage prepaid,return receipt requested,to the respective parties at the addresses set forth Nod above, or at such other address of which the party receiving such notice shall have notified the party giving such notice in writing. Section 13.2 Nonwaiver by Acceptance of Rent.The acceptance of rent by Lessor or the failure on the part of Lessor to insist upon strict performance by Lessee of any of the terms, covenants and conditions herein and on the part of Lessee to be observed and performed, shall not be deemed a waiver by Lessor of any breach by Lessee of any covenant herein contained nor be deemed a waiver ofthe right to declare a forfeiture for any breach;provided,however, that if such breach shall be remedied or cured within the period herein allowed, then such breach shall be waived and no forfeiture shall be enforced for such breach, but if such breach has not been so '- remediedremedied or cured within said period or within such additional time as Lessor may allow, the Lessor may enforce its rights of forfeiture and all other remedies herein or provided by law. Section 13.3 Invalidity. If any term or provision of this Lease or the application thereof to any person or circumstances shall, to any extent,be invalid or unenforceable,the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby,and each term Nod and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. Section 13.4 Integration and Amendment. This Lease is a complete integration of every agreement and representation made by or on behalf of Lessor and Lessee with respect to the Premises and no implied covenant or prior oral or written agreement shall be held to vary the provisions hereof, any law or custom to the contrary notwithstanding.No amendment,waiver or modification of this Lease or any term thereof shall be effective unless incorporated in a written instrument executed by Lessor and Lessee. Section 13.5 Definitions. Bind and Inure. The terms,covenants, conditions,and agreements of this Lease shall bind and inure to the benefit of the parties hereto and their respective successors and assigns. Any waiver of rights by either party hereto shall be deemed to be a waiver of such rights not only by such party but shall be deemed to be a waiver of such rights for and on behalf of each and every successor and assignee of such party.The word Lessee as used herein shall in each instance be deemed to mean the person or persons,corporation or corporations,or other entity or entities who from time-to-time shall be primarily obligated under rnire this Lease to perform the obligations of Lessee hereunder. Section 12.6 Article and Section Headings. The article and section headings herein contained are inserted only as a matter of convenience and for reference and in no way define, limit or describe the scope or intent of any provision of this Lease nor in any way affect any such provision. Section 13.7 Short_Form Confirmation Lease. Upon request of either party, the parties hereto, after the term hereof has commenced,will join in the execution of an appropriate document in recordable form setting forth the date of commencement and the date oftermination of this Lease and describing the Premises. Section 13.8 Utilities.License.Permits. In the event Lessor or any other person holding a superior title to the Premises,or any Lessor,mortgagee or other person,is required to join in or consent to any application for utilities, licenses, easements or permits required by Lessee to perform any construction by Lessee,Lessor will join in or consent to and/or shall use its best efforts to cause such other persons to join in and consent to any such applications;provided that all application fees are paid by Lessee. Section 13.9 Consent. In any case where the Lessor's approval or consent is required by the terms of this Lease, such approval or consent shall not be unreasonable or arbitrarily withheld or delayed. Lessee shall pay for all of Lessor's out ofpocket costs reasonably incurred in the review and preparation of such consent, including but not limited to its attorney's fees. Except as otherwise specifically provided herein, failure to approve or disapprove within forty-five (45) days after written request therefor shall be construed as approval. Section 13.10 Governing Law. This Lease shall be construed and interpreted according to the laws of the State of Hawaii and suit to enforce any of the terms hereof shall only brought in the courts of the S tate of Hawaii. Section 13.11 Waiver of Trial by Jury. To the extent permitted by law.Lessor and Lessee hereby waive trial by jury in any litigation brought by either of the parties hereto against the other on any matter arising out of or in any way connected with this Lease or the Demised Premises or the Improvements thereon. Section 13.12.Merger. In no event shall the leasehold interest,estate,or rights of Lessee hereunder,or of the holder of any mortgage upon this Lease, merge with any interest, estate,or rights ofLessor in or to the Premises,it being understood that such leasehold interest,estate, and rights ofLessee hereunder,and of the holder of any mortgage upon this Lease, shall be deemed to be separate and distinct from Lessor's interest, estate, and rights in or to the Demised Premises,notwithstanding that any such interests,estates,or rights shall at any time or times be held by or vested in the same person, corporation,or other entity. Section 13.13 Quiet Enjoyment. Lessor covenants that at all times during the term of this Lease, so long as Lessee is not in default hereunder, Lessee's quiet enjoyment of the Premises or any part thereof shall not be disturbed by any act of Lessor, or of anyone acting by,through, or under Lessor. Section 13.14 Estoppel Certificates. Each party hereto agrees that at any time and from time-to-time during the term of this Lease,within 10 days after request by the other party hereto or by the Leasehold Mortgagee, it will execute,acknowledge,and deliver to the Leasehold Mortgagee or such other party or to any prospective purchaser,assignee,or any other mortgagee designated by such other party,a certificate stating(a)that this Lease is unmodified and in force Ned and effect(or if there have been modifications, that this Lease is in force and effect as modified, and identifying the modification agreements); (b)the date to which rent has been paid; (c) whether or not there is any existing default by Lessee in the payment of any rent or other sum of money hereunder, and whether or not there is any other existing default by either party hereto with respect to which a notice of default has been served,and, if there is any such default, specifying the nature and extent thereof;and(d)whether or not there are any set-offs,defenses, or counterclaims against enforcement of the obligations to be performed hereunder existing in favor of the party executing such certificate. Section 13.15 Obligation to Refrain from Discrimination. The parties hereto hereby covenant by and for themselves,their heirs, executors, administrators, and assigns, and all persons claiming under or through them that this Lease is made and accepted upon and subject to the following conditi ons: That there shall be no discrimination against or segregation of any person or group of persons on account of sex,race,color,creed, national origin,or ancestry, in the leasing,subleasing,transferring,use, or enjoyment of the land herein leased,nor shall the lessee himself, or any person claiming under or through him, establish or permit any such practice or practices of discrimination or segregation with reference to the selection,location, number,use, or occupancy, of Lessees, sublessees, or vendees in the land herein leased. Section 13.16 Force Majeure. The time within which either party hereto shall be required to perform any act under this Lease, other than the payment of money, shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably by strikes, lockouts,acts of God,pandemic diseases, governmental restrictions, failure,or inability to secure materials or labor by reason of priority or similar regulation or order of any governmental or regulatory body, enemy action,civil disturbance, fire,unavoidable casualties, or any other cause beyond the reasonable control of either party hereto, excluding, however,the inability or failure of either party to obtain any financing which may be necessary to carry out its obligations.Notwithstanding the foregoing,unless the party entitled to such extension shall give notice to the other party hereto(plus concurrent notice by telephone or telegraph if such other party's telephone number is not readily available)ofits claim to such extension within thirty(30)business days after the event giving rise to such claim shall haveNine occurred,there shall be excluded in computing the number of days by which the time for performance of the act in question shall be extended,the number of days which shall have elapsed between the occurrence of such event and the actual giving of such notice. Section 13.17.1-lazardous Material. (a)The Lessee shall keep and maintain the Premises in compliance with, and shall not cause or permit the Premises to be in violation of,any federal, state, or local laws,ordinances or regulations relating to industrial hygiene or to the environmental conditions ("Hazardous Materials Laws")on,under,about, or affecting the Premises. The Lessee shall not use,generate,manufacture, store, or dispose of on,under or about the Premises or transport to or from the Premises any flammable explosives,radioactive materials, hazardous wastes, toxic substances, or related materials, including without limitation any substances defined as or included in the definition of hazardous substances, hazardous wastes,hazardous materials, or toxic substances under any applicable federal or state laws or regulations (collectively referred to hereinafter as "Hazardous Materials"). b)The Lessee shall be solely responsible for, and shall indemnify and hold harmless the Lessor, its directors, officers, employees, agents, successors,and assigns from and against,any loss,damage,cost, expense, or liability directly or indirectly arising out of or attributable to the use,generation, storage,release,threatened release, discharge, disposal,or presence of Hazardous Materials on,under or about the Demised Premises,including without limitation: (i) all foreseeable consequential damages; (ii)the costs of any required or necessary repair, cleanup, or detoxification of the Demised Premises, and the preparation and implementation of any closure, remedial, or other required plans; and (iii)all reasonable costs and expenses incurred by the Lender in connection with clauses (i) and(ii), including,but not limited to,reasonable attorney's fees.The Lessee shall, upon the request of the Lessor,provide the Lessor with a bond or letter of credit,in form and substance satisfactory to the Lessor, in an amount sufficient to cover the costs of any required cleanup. c)The Lessee shall, at its expense,take all necessary remedial action(s)in response to the presence of any Hazardous Materials on,under, or about the Demised Premises. Section 13.18 Counterparts.The parties hereto agree that this instrument may be executed in counterparts,each ofwhich shall be deemed an original, and said counterparts: shall together Jl constitute one and the same agreement, binding all of the parties hereto,notwithstanding all of the parties are not signatory to the original or the same counterparts. For all purposes, including, without limitation, recordation, filing and delivery of this instrument,duplicate unexecuted and unacknowledged pages of the counterparts may be discarded and the remaining pages assembled as one document. Section 13.19.No Broker. Each party represents that it has not had dealings with any real estate broker,finder, or other person,with respect to this Land Lease in any manner.Each party shall hold harmless the other party from all damages resulting from any misrepresentations hereunder. Section 13.20.Time of the essence. Time is expressly declared to be of the essence of this Lease. Section 13.21.Authority. The persons executing this Lease on behalf of the parties hereto represent and warrant that such persons are properly authorized to execute this Land Lease on behalf of such party IN WITNESS WHEREOF,the parties hereto have duly executed this Lease as of the day and year first above written. LESSOR: WEST VIEW DEVELOPMENT, LLC, a Hawaiian limited liability company, By: Its: Ce it PAestrem‘ LESSEE: HONUA'ULA,LLC, Itur a Texas limited liability company, By: Its: Acknowledgements to follow) EXHIBIT A 1.00 Existing Master Parcels) 1ettitl° ri ; If I ILL d fr, 1 OMarbilw awl y r-. Legend III ‘',.,., 41 s Q4 .1A4,\ ;a ti NI a '` I•` - 4011 .o• iik, AIt -" f r J 4. 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Ina rernaifera of Lot 1 b-C;rid Lot 18-.4 and&art 577310 Annie Nortt.t.cohbe 10 it art. 5. 81' 15' E08 53 toot 4ocig this NuctiertY tide of Gaerrmat Rcad Rcscr.'o b a Fdnt; a1ta712 Page 1 at 2 O ES T.0.6%4AB A$5VI0A TES Lard Scerwycsa- 15-$70XIIA ne Smote. xatia•tcaa,ru.nonfira'l-rite v1,.6-27 f'4r."A'1F;FEi l I Y U2 31: 7!i 'nal alan3 the Ee l dy;PO 01 Keelakaa Sheet lathe pcmI et beginning axe containng an arca 013 3:-x3 Arriyq NJTE: T'ns dreripttan is..01 1:rcxz .y lei 11 with the are*And ismenaiorrs eJtgaci Oo mudifrtxAon upc final approva el'9.radrnsion applcalion SUB-2D-001S143from the County of hanvai Planning Department WES THOMAS ASS{ 'IATES co, Vski, UfcasCa.4fsseMOrcKl.:hKAr-14,61077144- c_ ya-7-0" tufriE+Yst * Chrystal Thernos Yc,rasa ci 4331 Lcana9d Fr010cs}i:tnel Land Sur ryer hSsirui Stale cf Nawas C•orttlkato 4r LS-4331 75-5749 Kalawa She+td.Sute 201 Kalua-Kona,R wai 96744.1017 MIK.. 7-5A04 FyxlKres 014 and C9' Ord Droision i lana i E,202'7 thipi P<u'2012 4YFST? kl4A LS.CIVA.,TF5 Land Scr'rra-s 75.570.4 Kamm"Shwa'. rraroa-K-no,riwai9ti743-i4r7 i., 1„.... ,„ 7":1/Z• i,44 -- ti,,...;,ix!7..:, , i 1 i .V• t7t_.....,_,,..ii 4, i, I 414 I\4 iI • 1/4 f. V, llil I 1 'e e i i' 4 I ii 1 ,,,,,, 1i — ,1 .. i .I — 1 - ; • I 11 I . iPI; i I 1111 "i 1I da... 4 3t..,........t -7'- ..t‘i% // l-.-',.‘••. I 1 3. i / 1 i in iI. ".' t ,-. ie i s 1 i 4 4 1 e I \ t: a 1 h il t; lil 14 II 4.„ ... 3- . 1 1 li t. ' I )11 I 1 t t, Vs tt) 1 ki 'Ijr I t, lo I A , 4 Ii II, t/ 4 Ili'' 1 I' i 4• I. ' 4,,I iI' I 'I i 1 I if ---' C11.4•-"f, ' _ -I . ii I ) I, . 1 iti,!1 , 11 I.()T 16-Ii Land itu:+tu1 at Kcalakehc Homesteads roughly one thousand(1000)feet North of the kealakche l:lemcntar) School,North Kona,Hawaii Being a portion of(;rant 6273 to A Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land,being also the Southwest corner of Lot K and on the East side of Kealakaa Street Right-of-Way'the coordinates of said point of beginning referred to Government Survey Inangulation Station"I.APAI1WILA"being 3105.35 feet North and 144439 feet West and thence running by azimuths measured clockwise from true South. 1. 256' 56' 363 00 feet along the Southerly boundary of Lot K and a portion of Lot J,along a portion of Grant 3456 to G.McDougall to a spike set in concrete 2. 338° 4W 40' 250.69 feet along a portion ofLot 16-C.along the remainder of Grant 6273 to A.Napuupahcc to a nail set in concrete"+" 3 77° 43' 40" 147.20 feet along a portion ofLot I6-C,along the remainder of Grant 6273 to A.Napuupa hoe to a pipe set in concrete 4. 155° 02' 30" 248 70 feet along the East side of Kealakua Street to the point o1' beginning and containing an area of 2.001 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor:Ronald A.Brown,Married Grantee Ronald A Brown and Parichat Boonseih Brown,Husband and Wife,as Tenants III Dated: by the Entirety January 14,2015 Recorded: January 16,2015 in the Bureau ofConveyances of the State of Hawaii, Document No.A-54940626, fax Map Key(3)7-4-004-092 r f y- ! 't 7 vr I e.___ - -- ru.. • ' —'r - -_ YA ,4, t ya,... . I•s.can i 1 o,. 04.....1. I 1 : 1Z‘\\ 1 ''.- 1 I i.o-r 16- Land situated at Kcatakchc Homesteads.roughly one dii .. nd(1000)feet Nonh ofthe Kealakehe 1.1eme,itary School,North Kntu.Hawaii Being tt J rti m of Grant 6273 to A.Naputipalien 33eein mug at a pipe set is concrete at the Nortlit est corner ofthis parcel of land,being also the Southwest corder of Li't}i atom the Fast side of Kealakaa Stmct Richt-of-Way the coordinates ofsaid point of inginniug fc:fcrled to Government Surrey'I'riangulcttion Station 1.AI'AliiW1l.A"being 3105..335 feet North and 1444.1O feet West and thence running by azimuths measured clockwiseis frt>nr true South' I 256 54 bs.(>U feet al big the Soulltette limitiderv.of K and a portumof Lot 1,along,a portion of(irant 14.56 to ti.McDougall to a'.pike ret in.on.rete 338` 4K' .111. 240.6$ fest along a portion of lAjt 164'.alcor} the remainder of Gmiit 6273 to A.Napuupnhce to a nail set in comelyto 3, r," 43' 40" i•t7.20 feet along a portion of 1.ut 16-C,along the remainder of brant 6273 to A N:q uupxhce to a pipe set m concrete 4. 155" 02' 30" 24K 70 feet nlon£the East side of Kralal:tui Street to the point of beginning and containing an aita oil'2.(H01 aeres.mnrc or less. Tieing all the property cone•e"ed by the titillc>wing: W arrant+:Deed tirantor.Ronald A 13tntan,Married Grantee Ronald A.13rown and l'nrichat Boonseilt Rniwn.Husband and Wife.:is lemon:, by the 1.ntinit. Dated: ntiary 14,2015 Reeordcaf: Januar!, 16.2(112015 in the Butemi of(.'om,eyancec ofthe State Of 14111N3ii. Document No.A-54940626. l ac t1up Kt. (i)7.444.1-J') t. behalfof such party IN WITNESS WHEREOF,the parties hereto have duly executed this Lease as of the day and year first above written. LESSOR: WEST VIEW DEVELOPMENT,LLC, a Hawaiian limited liability company, sTh By: Its:r., LESSEE: HONUA'ULA,LLC, a Texas limited liability company, Its: k F. Acknowledgements to follow) STATE OF e ti-i-oror ri ss. COUNTY OF &;414-1,i 4.1%54-41 I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this 2- day of 'SO 2020,before me personally appeared to me P1 .2-54 Bodh'bi-4-'" known to be the Qt'e.S i k-4- of WEST VIEW DEVELOPMENT,LLC,the corporation that executed the within and foregoing instrument,and acknowledged the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned,and on oath stated that he/she was authorized to execute said instrument and that the seal affixed,if any,is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. 6f,/,91(i/krel 02410L s v s isdr C17e-F4', e,Lj ; : 2?-;- Notary Public in and for the State of GI l'-Porn',g residing at 314 2-7-17 i',Pt r''ioy/GA- Go,r-l-r4 6o,$4 ( ii My commission expires: Ry 1 4/2,O 2-2,— Type Z. Type or Print Notary Name] v Acv g )c'k Sires e . Use This Space for Notarial Seal Stamp) ARJUNA DRAKE SHEFFIELD Notary Public-California Contra Costa County yion N42987 My Comm.CommissExpires•22May 18.2022 STATE OF WASHINGTON ss. COUNTY OF KITSAP I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this \ day of 2020, before me personally appeared to me 3Y.•1 s_ . tv.?t known to be the x ofHonua'ula,LLC,the corporation that executed the within and foregoing instrument,and acknowledged the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned, and on oath stated that be/she was authorized to execute said instrument and that the seal affixed, if any,is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. Notary Public in and for the State of Washington, residing at korwz My commission expires: b3 L ?.0 z2 Type or Print Notary Name] k. L C—vc00111110,, P‘a‘. . RfpF, NOTARY Mar 16,2022 Use This Space for Notarial Seal Stamp) PUB IEC ie/ 114) FWASV4 14E14 l iiiiili mx aw Exhibit 13 Copy of existing note, mortgage or loan agreement. This Section Is Intentionally Omitted . Our site is leasehold . r 1 mX j Exhibit 14 Preliminary Title Report 0 C es, eaE4ro FirstAmerican gf 1 nyFirstAm® Combined Report HI Property Address: HI Combined Report HI 06/10/2020 All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof 02005-2020 First American Financial Corporation 1/or its affiliates All rights reserved A_, ~E c4' FirstAmerican 00 nn,FirstAm' Property Profile HI Property Information Owner(s):West View Developemnts LIc Mailing Address: 21 Waianuenue Ave, Hilo, HI 96720 Owner Phone: Unknown Property Address: , , HI Vesting Type: N/A Alt.APN: 740040140000 County: Hawaii APN: 3-7-4-004-014-0000 Map Coord: Census Tract: Lot#: 16 Block: Subdivision: Kealakehe Homesteads Tract: Legal: 16-C 4 000 Ac Des Por Gr 6273 Kealakehe Hmstds Property Characteristics Use: Agricultural(Nec) Year Built/Eff. : /Sq. Ft. : Zoning: 5A Lot Size Ac/Sq Ft: 4/174240 of Units: Stories: Improvements: Parking/#: / Gross Area: Garage Area:Basement Area: Sale and Loan Information Sale/Rec Date: 12/11/2015 / 12/17/2015 *$/Sq.Ft.: 2nd Mtg.: Sale Price: $948,200 1st Loan: Prior Sale Amt: $600,000 Doc No.: 000A58290055 Loan Type: Prior Sale Date: 02/23/2000 Doc Type:General Warranty Deed Transfer Date: 12/17/2015 Prior Doc No.: 27475 Seller: Brown Ronald A&Parichat B Lender: Prior Doc Type: Quitclaim Tax Information Imp Value:Exemption Type: Land Value: $298,700 Tax Year/Area: 2019/3 Total Value: $298,700 Tax Value: 298,700 Total Tax Amt: $2,792.85 Improved: Property Profile HI 6/10/2020 Page 1 (of 1) This report is only for the myFirstAm user who applied for it.No one else can rely on it.As a myFirstAm user,you already agreed to our disclaimer regarding third party property information accuracy You can view it here www myfirstam com/Security/ShowEULA.02005-2020 First American Financial Corporation and/or its affiliates.All rights reserved. 1 i)IP f,,,..oN STATE OF HAWAIIe,ri... 4;...• „ieseo.y BUREAU OF CONVEYANCES 4.;;....t€' " RECORDED f:' '-;<•As December 17, 2015 8:01 AM g. ' , :_``= .' Doc No(s) A-58290055 111111111111111 T' ls!NICKI ANN THOMPSON REGISTRAR i 1/2 ICL Conveyance Tax: $1,896.40 B—32735668 1 After Recordation, Return by Mail )Pickup( to: 1 I -1 S C) ' West View Developments, LLC File No. 4-5050287(AMH ) 21 Waianuenue Avenue,#3 Ms. Anne M.. Hoshida FAQ ` n Hilo,Hawaii 96720 Total pages: NINE Affects: Tax Map Keys(3) 7-4-004-014, (3) 7-4-004-091 & (3)7-4-004-092 Lot 16-A, Lot 16-B, Lot 16-C, Kealakehe I lomesteads WARRANTY DEED THIS WARRANTY DEED, is made this _ day of _ DEC 1 1 2015 2015,by: RONALD A. BROWN and PARICHAT BOONSETH BROWN, husband and wife,whose address is Post Office Box 2940,Kailua-Kona,I lawaii 96745-2940(hereinafter referred to as GRANTOR"), in favor of WEST VIEW DEVELOPMENTS,LLC,a•Hawaii Limited Liability Company, its address is 21 Waianuenue Avenue,#3, I lilo, Hawaii 96720(hereinafter referred to as"GRANTEE"); L Warranty Deed 1 Brown West View Developments TMKs 3rd 7-4-004 parcels 014,091&092 WITNESSETH: 111 That for TEN AND NO/100 DOLLARS($10.00),and other valuable consideration paid by the Grantee,the receipt of which is hereby acknowledged,the Grantor does hereby grant,bargain,sell and convey unto Grantee,IN SEVERALTY, in fee simple,all of that certain real property described in Exhibit"A"attached hereto and made a part hereof. And the reversions, remainders,rents,issues and profits thereof and all of the estate,right,title and interest of the Grantor,both at law and in equity,therein and thereto; TO HAVE AND TO HOLD the same,together with all buildings, improvements,rights, easements,privileges and appurtenances thereon and thereto belonging or appertaining or held and enjoyed therewith,unto the Grantee according to the tenancy herein set forth,forever. AND,in consideration of the premises,the Grantor does hereby covenant with the Grantee that the Grantor is seised of the property herein described in fee simple; that said property is free and clear of and from all liens and encumbrances,except for the lien of real property taxes not yet by law required to be paid,and except as may be specifically set forth herein; that the Grantor has good right to sell and convey said property,as aforesaid; and that the Grantor will WARRANT AND DEFEND the same unto the Grantee against the lawful claims and demands of all persons,except as aforesaid. The property is being conveyed in its existing"AS IS"condition. Grantor conveys the property without any representations or warranties relating to its condition. Grantee acknowledges and understands that the real property and personal property is sold"AS IS",without warranties or representations relating to its condition. Grantee affirms that Grantee has had the opportunity to inspect the property and accepts the same in its existing"AS IS"condition. The conveyance herein set forth and the warranties ofthe Grantor concerning the same are expressly declared to be in favor of the Grantee,and the Grantee's heirs, personal representatives and assigns. The term"Grantor"and"Grantee",as and when used herein,or any pronouns used in place thereof,shall mean and include the masculine,feminine or neuter,the singular or plural number, individuals,partnerships,trustees or corporations and their and each of their respective successors,heirs, personal representatives,successors in trust and assigns,according to the context thereof. All covenants and obligations undertaken by two or more persons shall be deemed to be joint and several unless a contrary intention is clearly expressed elsewhere herein. IN WITNESS WHEREOF,the Grantor and Grantee have caused these presents to be duly executed the day and year first written,on the Counterpart pages attached hereto,each of which is deemed an original. The parties agree that said Counterparts shall together constitute one and the same agreement,binding all of the parties hereto,notwithstanding that all of the parties are not signatory to the original or the same Counterparts. For all purposes,including,without limitation,recordation,filing and delivery of this instrument,duplicate unexecuted and unacknowledged pages of the Counterparts may be discarded and the remaining pages assembled as one document. Warranty Deed 2 Brown West View Developments TMKs 3id 7-4-004 parcels 014,091&092 111,COUNTERPART PAGE EXECUTED BY GRANTOR RONALD A.BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. AP__-- RO APPY STATE OF HAWAII SS COUNTY OF HAWAII On this C'l`- day ofQ Qyam- ,2015, before me personally appeared RONALD A.BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. gyp• ... ob. A Notary Public O Pp,` t Sta e of Hawaii i Q-CA it G./9a 0 Printed or Typed Name of Notary My commission expires: 1 iJ• '`3 ' 1 Si STATEOF NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty De Document Date: D 2,C 0.O L'S If undated,insert"undated")s,, Number of pages: NINE D:.R'420 Circuit ofNotarial act: Tkircl Circuit 0. Printed name of Notary:O ni\t t) t.10 No 9a'520 Signature ofNotary Public d'T.........QS•; Seal or Stamp) Date of Certification Warranty Deed 3 Brown West View Developments1411111/ IMKs 3rd 7-4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTOR PARICHAT BOONSETH BROWN: TN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. l PARICHAT BOONSETH BROWN STATE OF HAWAII SS. COUNTY OF HAWAII On this 0, day of '" ,2015,before me personally appeared PAR1CHAT BOONSETH BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn, did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. so O Notary Public4- E2' 4.4" ' ' ryo Q_ State of Hawaii Q.:1N\ C) •Q1-4>k Printed or Typed Name ofNotary s My commission expires: t0 • t CS' NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules§5-11-8 Document Description: Warranty Deed Document Date: G. t5 AZOIfundated, insert"undated") Q: Number of pages: NINE Circuit of Notarial act: Third Circuit Printed name of Notary: I©V1NllQ Qt y7 0 t. Oq\tb 40 t0— s.* Signature of Notary Public l STA ,•`' Seal or Stamp) Date of D. 0 S Certification Warranty Deed 4 Brown West View Developments TMKs yd 7-4-004 parcels 014.091&092 1111100 41111.0 COUNTERPART PAGE EXECUTED BY GRANTEE: IN WITNESS WHEREOF,the Grantee has executed these presents on the day and year first above written. WEST VIEW D .VELOPMENTS,LLC a Hawaii Limited 0-IbilV Company liak ter' _ By: R.rip its • ,f STATE OF HAWAII SS. COUNTY OF HAWAII On thiday of DEC 11 2015 2015,before me personally appeared 1?yMsNM to me known to be the person (or who provided satisfy tory evidence of identity)described in and who executed the foregoing Warranty Deed and, being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed EST VIEW DEVELOPMENTS, LLC,a Hawaii Limited Liability C•.mp. II s6,‘ \\A• H08 '', 1 riar T;• yNOTARY Notary 'ublic PUBLIC ? *= State of Hawaii No.90-278 Anne M. Hoshida 5'Tq''• •.....••_ P' Printed or Typed Name of N tary OF H My commission expires: '51)9" NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-1 1-8 Document Description: Warranty Deed Document Date: If undated,insert "undated") Number of pages: NINE Circuit of Notarial act: Third Circuit Printed name of Notary: dielizie M. OS s v-I 1 7. 41, 144%. T, i 1 _._ Signa rd re of Notary Publi/ Seal or Stamp) DEC 11 201' Date of Certification M H.....4% i. ' NOTARY 9 Warranty Deed 5 PUBLIC • 4111, Brown West View Developments i s* : TMKs 3`°7-4-004 parcels 014,091 &092 No.90-278 q!eOF HP` Exhibit"A" Three Lots) ITEM 1: LOT 16-A Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona, Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land, being also the northwest corner of Lot 16-C and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUWILA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: Thence,along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee on a curve to the left with a radius of 20.00 feet,the chord azimuth and distance being 1.298° 09' 28" 24.01 feet to a pipe set in concrete 2. 261° 15'584.77 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 3.162° 24 438.16 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 4.263° 15' 30" 706.73 feet along the southerly boundary of Lots N and H,along the southerly boundary of Kiwi Street and along a portion of the southerly boundary of Lot G,along a portion of Grant 3456 to G. McDougall to a "+" found cut in rock 5. 357° 31' 40" 621.04 feet along westerly boundary of Lots 9,8,7 and 6,along Grant 3761 to Hoopala&Pamahoa to a "+" found cut in rock 6.139° 03' 30" 77.58 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 7.116° 57'220.19 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 8. 81° 15'946.25 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 9.155° 02' 30" 30.63 feet along the east side of Kealakaa Street Right-of-Way to the point of beginning and containing an area of 7.149 acres, more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown, Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Warranty Deed 6 44010BrownWestViewDevelopments TMKs 3'd 7-4-004 parcels 014,091 &092 1110 Dated: Recorded: September 17,2013 September 20,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50111253. Correction Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: October 24,2013 Recorded: November 14,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50660782. Tax Map Key(3)7-4-004-091 ITEM 2: LOT 16-B Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet North of the Kealakehe Elementary School,North Kona,Hawaii Being a portion ofGrant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land,being also the Southwest corner of Lot K and on the East side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station"LAPAUWILA" being 3105.35 feet North and 1444.39 feet West and thence running by azimuths measured clockwise from true South: 1. 256° 56'363.00 feet along the Southerly boundary of Lot K and a portion of Lot J,along a portion of Grant 3456 to G.McDougall to a spike set in concrete 2. 338° 48' 40" 250.69 feet along a portion of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahce to a nail set in concrete"+" 3. 77° 43' 40" 347.20 feet along a portion of Lot 16-C,along the remainder ofGrant 6273 to A.Napuupahee to a pipe set in concrete 4.155° 02' 30" 248.70 feet along the East side of Kealakaa Street to the point of beginning and containing an area of 2.001 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: January 14,2015 Recorded: January 16,2015 in the Bureau of Conveyances ofthe State of Hawaii, Document No.A-54940626. Tax Map Key(3) 7-4-004-092 Warranty Deed 7 Brown West View Developments TMKs 3rd 74-004 parcels 014,091&092 ITEM 3: LOT 16-C Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona,Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Southwest corner of this parcel of land, being also the northwest corner of Lot 16-A and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUWILA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: 1.155° 02' 30" 145.17 feet along the east side of Kealakaa Street Right-of-Way to a pipe set in concrete 2.257° 43' 40" 347.20 feet along the southerly boundary of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete "+" 3.158° 48' 40" 250.69 feet along the easterly side of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a spike set in concrete 4.256° 56'208.32 feet along a portion of the southerly boundary of Lot J,along a portion of the southerly boundary of Lot M,along a portion of Grant 3456 to G.McDougall to a "+" found cut in rock 5. 263° 15' 30" 76.85 feet along a portion ofthe southerly boundary of Lot M, along a portion of Grant 3456 to G. McDougall to a pipe set in concrete1410 6.342° 24'438.16 feet along a portion of Lot 16-A,along the remainder of Grant 6273 to A. Napuupahee to a pipe set in concrete 7.81° 15'584.77 feet along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete,thence Along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee on a curve to the right with a radius of 20.00 feet,the chord azimuths and distance being 8.118° 09' 28" 24.01 feet to the point of beginning and containing an area of 4.000 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown,Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: December 4,2014 Recorded: December 8, 2014 in the Bureau of Conveyances of the State of Hawaii, Document No. A-54550626. Tax Map Key(3) 7-4-004-014 Warranty Deed 8 Brown West V;ew Developments TMKs 3rd 7-4-004 parcels 014,091 &092 Subject,however,to the following: 1. Mineral and water rights of any nature in favor of the State of Hawaii. 2. Claims arising out of rights customarily and traditionally exercise for subsistence,cultural, religious,access or gathering purposes as provided for in the Hawaii Constitution or the Hawaii Revised Statutes. End of Exhibit"A" 116 Warranty Deed 9 Brown West View Developments TMKs 3"1 7-4-004 parcels 014,091&092 ot A PA E 01,04 FirstAmerican NES m FirstAm® Transaction History HI To request additional information,please contact your local Sales Representative,Customer Service Department,or for an additional fee you may click here History Record # 1 : SALE/TRANSFER Buyer:West View Devs LIc Seller: Brown Ronald A&Parichat B Transaction Date: 12/11/2015 Sale Price: 948,200 Recording Date: 12/17/2015 Sale Price Type: Recorded Doc#: 000A58290055 Title Company: Fidelity National Title Insura Document Type: Deed Transfer Vesting Type: N/A I History Record #2 : SALE/TRANSFER Buyer:Brown Ronald A&Panchat B Seller: Brown Ronald A Transaction Date: 12/04/2014 Sale Price: Recording Date: 12/08/2014 Sale Price Type: Recorded Doc#: 000A54550626 Title Company: Document Type: Deed Transfer Vesting Type: N/A 71° History Record #3 : SALE/TRANSFER Buyer:Brown Ronald A&Panchat B Seller: Brown Ronald A Transaction Date: 10/24/2013 Sale Price: Recording Date: 11/14/2013 Sale Price Type: Recorded Doc#: 000A50660782 Title Company: Document Type: Deed Transfer Vesting Type: N/A Continued on next page... IWO Transaction History ,,HI 6/10/2020 Page 1 (of 2) All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof©2005-2020 First Amencan Financial Corporation and/or its affiliates All rights reserved nnyFirstAm' Transaction History HI History Record # 4 : SALE/TRANSFER Buyer:Brown Ronald A& Parichat B Seller: Brown Ronald A Transaction Date: 09/17/2013 Sale Price: Recording Date: 09/20/2013 Sale Price Type: Recorded Doc#: 000A50111253 Title Company: Document Type: Deed Transfer Vesting Type: N/A History Record # 5 : SALE/TRANSFER Buyer:Brown.Ronald A Seller: Mark Trust Transaction Date: 02/23/2000 Sale Price: 600.000 Recording Date: 03/01/2000 Sale Price Type: Recorded Doc#: 27475 Title Company: Hawaii Escrow&Title Document Type: Deed Transfer Vesting Type: N/A Transaction History ,,HI 6/10/2020 Page 2(Of 2) 2005-2020 First American Financial Corporation and/or its affiliates All rights reserved S., AMR*,CMERIC t` 11e FirstAmerican n-vFirstAm® Tax Map HI T 4 04 .' P AHO M:r"mPLATG7AT..f .... rwr0`f' it,. K V:". y R.E.,,, C' O IfAlf L4c,1 T p irt: 'A% .t,i'!1.Ize i,II, , -------- 11 ''''. . i . • e .,i.,_., ;:, ...... .-_,_-_, ---______ a_ „„0, #r- -— ' J. •lr- 6[W„A off-. \ / C' .L>' P'.N+ a•+e41 W,„, GRANT .}C'• 56" A t o t4 t pa r0 , ,,a i aa.,s• I ct, a /it 5'." i fir._,,...... seea li nI p`• \r A"Ai ,i ac..":" sA / y07a:/ »r^••,".;—;; e. r e.`.Kiel :,Trw t li PI y R„ -, („.., ,l' t CM.ro30)'/ YAw 7007! l fOxla1ilti. Y1 F.. i e..e.A. a c.Aw loo7o r '-7 = Pl4J--- ^-'1d al` y.owa r f.` GRANT 1,/ M _ Q,' i'.® GQAN60M O/ sin. ti.-ari I' F-\\/ LLL^ ar S• 30014 1 ' la.l o a• I 4.., .tla.c r siw Ai Ilk wI1 M IP t...::,........7. ir t r: rPi 1 i K- sv. c rIR rae, u P . O-^ 0 ' NT :,. c 0 II: Thill x k K M i I, 1 q a °'j A.r+.” 1 4" jl,' j. a«,...,r,......,.. ,r„y.w, .....e. }}s4.•».t,n'm.r-4 s1 A,F:.<...y..«.....w..•. P.w6ntp.l.l.s.'a.....'1 111 a'. ,PHA.r,v.Kgr i 1 K L A H LI 0 Z. J ZONENO DIVISOR w gs.ww'A.,yca..w.«<,wi-•y.ap SEE. PL AT u PLAT oe 7 4 04 KCALAKCHL HMJTD3, N.KCNA, HAWAII-:H SERIL, Cd1TNRIMG PARCELS SCALE Ih,100H 1 Limitation of Liability for Informational Report IMPORTANT-READ CAREFULLY:THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR PRELIMINARY REPORT, OR ANY FORM OF TITLE INSURANCE OR GUARANTY THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN CONSENT FIRST AMERICAN DOES NOT REPRESENT OR WARRANT THAT THE INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS, AND WITH ALL FAULTS AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE OF THIS REPORT, RECIPIENT AGREES THAT FIRST AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT SHALL BE LIMITED TO THE FEE CHARGED FOR THE REPORT RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION AND AGREE" THAT FIRST AMERICAN WOULD NOT HAVE ISSUED THIS REPORT BUT FOR THE LIMITATION OF LIABILITY DESCRIBED ABOVE. FIRividAMERICANMAKESNOREPRESENTATIONORWARRANTYASTOTHELEGALITYORPROPRIETYOFRECIPIENT'S USE OF T INFORMATION HEREIN. Tax Map ,,HI 6/10/2020 Page 1 (of 1) 2005-2020 First American Financial Corporation and/or its affiliates All rights reserved PSS A M E R i c FirstAmerican u v niyFirstAm® Combined Report HI Property Address: HI Combined Report HI 06/10/2020 All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof.®2005-2020 First American Financial Corporation ror its affiliates All rights reserved 1111, S A M E R,_ 1' First American mvFirstAm® Property Profile HI Property Information Owner(s):West View Developemnts Llc Mailing Address: 21 Waianuenue Ave, Hilo, HI 96720 Owner Phone: Unknown Property Address: , , HI Vesting Type: N/A Alt.APN: 740040920000 County: Hawaii APN: 3-7-4-004-092-0000 Map Coord:Census Tract: Lot#: 16-B Block: Subdivision: Kealakehe Homesteads Tract: Legal: Lot 16-B 2.001 Ac Des Por Gr 6273 Kealakehe Hmstds Property Characteristics Use: Agricultural(Nec) Year Built/Eff. : /Sq. Ft. : Zoning: 5A Lot Size Ac/Sq Ft: 2 001 /87164 of Units: Stories: Improvements: Parking/#: / Gross Area: Garage Area:Basement Area: Sale and Loan Information Sale/Rec Date: 12/11/2015 / 12/17/2015 '$/Sq. Ft.: 2nd Mtg.: Sale Price: $948,200 1st Loan: Prior Sale Amt: Doc No.: 000A58290055 Loan Type: Prior Sale Date: Doc Type:General Warranty Deed Transfer Date: 12/17/2015 Prior Doc No.: Seller: Brown Ronald A&Parichat B Lender: Prior Doc Type: gi n ara s .z s e. ;C e) a a ! a a as'f,., c4 ,''>"' t .''`, l". `"ag °_ s,•.&, ro?, -t a t l-s acn:: ' .? . a,. f.,;. A , <,A 3x..3 sx. Tax Information Imp Value:Exemption Type: Land Value: $226,600 Tax Year/Area: 2019/3 Total Value: $226,600 Tax Value: 226,600 Total Tax Amt: $2,118 71 Improved: Property Profile HI 6/10/2020 Page 1 (of 1) This report is only for the myFirstAm user who applied for it.No one else can rely on it As a myFirstAm user,you already agreed to our disclaimer regarding third party property information accuracy You can view it here www myfirstam com/Security/ShowEULA ®2005-2020 First American Financial Corporation and/or its affiliates.All rights reserved. 9)I STATE OF HAWAII 411,1 r 4:141%7151041. 01 BUREAU OF CONVEYANCES T 9 RECORDED December 17, 2015 8:01 AM j Doc No(s) A-58290055 s!NICKI ANN THOMPSON111111111IREGISTRAR i 112 ICL Conveyance Tax: S1,896.40 B-32735668 1 After Recordation,Return by Mail lip Pickup( )to: 1 I -1 S West View Developments, LLC File No.4-5050287(AMH ) J 21 Waianuenue Avenue,#3 Ms. Anne M.. Hoshida Hilo, Hawaii 96720 Total pages: NINE Affects: Tax Map Keys(3)7-4-004-014, (3) 7-4-004-091 &(3)7-4-004-092 Lot 16-A, Lot 16-B, Lot 16-C,Kealakehe I Iomesteads WARRANTY DEED THIS WARRANTY DEED, is made this day of DEC 1 1 2015 2015,by: RONALD A.BROWN and PARICHAT BOONSETH BROWN,husband and wife,whose address is Post Office Box 2940,Kailua-Kona, Hawaii 96745-2940(hereinafter referred to as GRANTOR"), in favor of WEST VIEW DEVELOPMENTS,LLC,a-Hawaii Limited Liability Company, its address is 21 Waianuenue Avenue,#3,Ililo, Hawaii 96720(hereinafter referred to as"GRANTEE"); Warranty Deed 1 Brown West View Developments TMKs 3rd 7-4-004 parcels 014,091 &092 WITNESSETH: That for TEN AND NO/100 DOLLARS($10.00),and other valuable consideration paid by the Grantee,the receipt ofwhich is hereby acknowledged,the Grantor does hereby grant,bargain,sell and convey unto Grantee,IN SEVERALTY, in fee simple,all of that certain real property described in Exhibit"A"attached hereto and made a part hereof. And the reversions,remainders,rents,issues and profits thereof and all of the estate,right,title and interest of the Grantor,both at law and in equity,therein and thereto; TO HAVE AND TO HOLD the same,together with all buildings, improvements,rights, easements,privileges and appurtenances thereon and thereto belonging or appertaining or held and enjoyed therewith,unto the Grantee according to the tenancy herein set forth,forever. AND, in consideration of the premises,the Grantor does hereby covenant with the Grantee that the Grantor is seised of the property herein described in fee simple; that said property is free and clear of and from all liens and encumbrances,except for the lien of real property taxes not yet by law required to be paid,and except as may be specifically set forth herein; that the Grantor has good right to sell and convey said property,as aforesaid; and that the Grantor will WARRANT AND DEFEND the same unto the Grantee against the lawful claims and demands ofall persons,except as aforesaid. The property is being conveyed in its existing"AS IS"condition. Grantor conveys the property without any representations or warranties relating to its condition. Grantee acknowledges and understands that the real property and personal property is sold"AS IS",without warranties or representations relating to its condition. Grantee affirms that Grantee has had the opportunity to inspect the property and accepts the same in its existing"AS IS"condition. The conveyance herein set forth and the warranties of the Grantor concerning the same are expressly declared to be in favor of the Grantee,and the Grantee's heirs,personal representatives and assigns. The term"Grantor"and"Grantee",as and when used herein,or any pronouns used in place thereof,shall mean and include the masculine,feminine or neuter,the singular or plural number, individuals,partnerships,trustees or corporations and their and each oftheir respective successors,heirs, personal representatives,successors in trust and assigns,according to the context thereof. All covenants and obligations undertaken by two or more persons shall be deemed to be joint and several unless a contrary intention is clearly expressed elsewhere herein. IN WITNESS WHEREOF,the Grantor and Grantee have caused these presents to be duly executed the day and year first written,on the Counterpart pages attached hereto,each ofwhich is deemed an original. The parties agree that said Counterparts shall together constitute one and the same agreement,binding all of the parties hereto,notwithstanding that all of the parties are not signatory to the original or the same Counterparts. For all purposes, including,without limitation,recordation,filing and delivery of this instrument,duplicate unexecuted and unacknowledged pages of the Counterparts may be discarded and the remaining pages assembled as one document. Warranty Deed 2 Brown West View Developments TMKs 3r°74-004 parcels 014.091&092 i COUNTERPART PAGE EXECUTED BY GRANTOR RONALD A.BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. Aldo ____ RO ' •iiro STATE OF HAWAII SS. COUNTY OF HAWAII On this a'1'- day of 2015,before me personally appeared RONALD A.BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. 0. RA20 A __,A1111 Notary Public 2. 4 Sta a of Hawaii O NC), 0 QVO.• No• ..= Printed or Typed Name ofNotary My commission expires: l,C),• 3 ' 1 V STATE O NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty D Document Date: Q12,C . k c9-0, O If undated,insert"undated") Number of pages: NINE s% O.D... 2,0' Circuit ofNotarial act: Tkiril CircuitPrintednameofNotary: V D NptAR No 98,520 Signature ofNotary Public STA ,e' Seal or Stamp) to-C1- Date of Certification Warranty Deed 3 Brown West View Developments TMKs 3,d 7-4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTOR PARICHAT BOONSETH BROWN: TN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. PARICHAT BOONSETH BROWN STATE OF HAWAII SS. COUNTY OF HAWAII On this 0t day of 0.e.f1/49,0,04c ,2015,before me personally appeared PARICHAT BOONSETH BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. PZO oma Notary Public Z; Q vC Q: State of Hawaii 0 q Niv\k., • r\L2a) QI0 k,: Printed or Typed Name of Notary S p. o; My commission expires: tO • k' NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules§5-1 1-8 Document Description: Warranty Deed Document Date: C.-. at, 3,015S If undated, insert"undated") RAZ. Number of pages: NINE Circuit of Notarial act: Third Circuit ! Printed name ofNotary: IQ V W1 l Z y 0 QJq" ` L I Signature of Notary Public STA ,.o Seal or Stamp) t o Date of Certification Warranty Deed 4 Brown West Vicw Developments TMKs 3ia 7-4-004 parcels 014,091&092 I COUNTERPART PAGE EXECUTED BY GRANTEE: IN WITNESS WHEREOF,the Grantee has executed these presents on the day and year first above written. WEST VIEW D VELOPMENTS, LLC a Hawaii Limited (,':bili\y Company By: R,. PAtti 19 ' Its v STATE OF HAWAII SS. COUNTY OF HAWAII On this _da of DEC 1 1 2015 _,2015, before me personally appeared vrutt k to me known to be the person (or who provided satisfa tory evidence of identity)described in and who executed the foregoing Warranty Deed and, being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed . •.: • EST VIEW DEVELOPMENTS,LLC,a Hawaii Limited Liability C'mp. H S0 M• O ti '; LIZ0 NOTARY •'-7 Notary 'ublic PUBLIC ; *= State of Hawaii No.90-278 z Anne M. Hoshida Printed or Typed Name of N tary OF HP,,' My commission expires: NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty Deed Document Date: If undated, insert "undated") Number of pages: NINE Circuit of Notarial act: Third Circuit ne MOSPrintednameofNotary: M. 7// ssTPA, zr Signa•,re of Notary Publi/ Seal or Stamp) DEC 11 201' Date of Certification M:..... ' Ti NOTARY y, Warranty Deed 5 PUBLIC Brown West Vicw Developments E TMKs 3rd 7-4-004 parcels 014,091&092 No.90-278 IEOF HP"0 Exhibit"A" Three Lots) ITEM I: LOT 16-A Land situated at Kealakehe Homesteads,roughly one thousand (1000)feet north of the Kealakehe Elementary School North Kona,Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land, being also the northwest corner of Lot 16-C and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUWILA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: Thence,along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee on a curve to the left with a radius of 20.00 feet,the chord azimuth and distance being 1. 298° 09' 28" 24.01 feet to a pipe set in concrete 2. 261° 15'584.77 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 3.162° 24 438.16 feet along the southerly boundary of Lot 16-C,along the remainder ofGrant 6273 to A.Napuupahee to a pipe set in concrete 4.263° 15' 30" 706.73 feet along the southerly boundary of Lots N and 1-1,along the southerly boundary of Kiwi Street and along a portion of the southerly boundary of Lot G,along a portion of Grant 3456 to G. McDougall to a "+" found cut in rock 5. 357° 31' 40" 621.04 feet along westerly boundary of Lots 9,8,7 and 6,along Grant 3761 to Hoopala&Pamahoa to a "+" found cut in rock 6.139° 03' 30" 77.58 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 7.116° 57'220.19 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 8. 81° 15'946.25 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 9.155° 02' 30" 30.63 feet along the east side of Kealakaa Street Right-of-Way to the point of beginning and containing an area of 7.149 acres, more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown, Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Warranty Deed 6 Brown West View Developments TMKs 3id 7-4-004 parcels 014,091 &092 411 Dated: September 17,2013 Recorded: September 20,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50111253. Correction Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: October 24,2013 Recorded: November 14,2013 in the Bureau of Conveyances of the State ofHawaii, Document No.A-50660782. Tax Map Key(3)7-4-004-091 ITEM 2: LOT 16-B Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet North of the Kealakehe Elementary School,North Kona,Hawaii Being a portion ofGrant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land,being also the Southwest corner of Lot K and on the East side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station"LAPAUWILA" being 3105.35 1111 feet North and 1444.39 feet West and thence running by azimuths measured clockwise from true South: 1. 256° 56'363.00 feet along the Southerly boundary of Lot K and a portion of Lot J,along a portion of Grant 3456 to G.McDougall to a spike set in concrete 2.338° 48' 40" 250.69 feet along a portion of Lot 16-C,along the remainder ofGrant 6273 to A.Napuupahcc to a nail set in concrete "+" 3. 77° 43' 40" 347.20 feet along a portion of Lot 16-C,along the remainder ofGrant 6273 to A.Napuupahee to a pipe set in concrete 4.155° 02' 30" 248.70 feet along the East side of Kealakaa Street to the point of beginning and containing an area of 2.001 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: January 14,2015 Recorded: January 16,2015 in the Bureau of Conveyances ofthe State of Hawaii, Document No.A-54940626. Tax Map Key(3)7-4-004-092 Warranty Deed 7 Brown West View Developments TMKs 3n°7-4-004 parcels 014,091&092 ITEM 3: LOT 16-C Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona,Hawaii Being a portion ofGrant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Southwest corner of this parcel of land,being also the northwest corner of Lot 16-A and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUWILA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: 1.155° 02' 30" 145.17 feet along the east side of Kealakaa Street Right-of-Way to a pipe set in concrete 2. 257° 43' 40" 347.20 feet along the southerly boundary of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete"+" 3.158° 48' 40" 250.69 feet along the easterly side of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a spike set in concrete 4. 256° 56'208.32 feet along a portion of the southerly boundary ofLot J,along a portion ofthe southerly boundary of Lot M,along a portion of Grant 3456 to G.McDougall to a"+"found cut in rock 5. 263° 15' 30" 76.85 feet along a portion of the southerly boundary of Lot M,along a4211portionofGrant3456toG.McDougall to a pipe set in concrete 6. 3420 24'438.16 feet along a portion ofLot 16-A,along the remainder ofGrant 6273 to A.Napuupahee to a pipe set in concrete 7.81° 15'584.77 feet along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete,thence Along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee on a curve to the right with a radius of20.00 feet,the chord azimuths and distance being 8.118° 09' 28" 24.01 feet to the point of beginning and containing an area of 4.000 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: December 4,2014 Recorded: December 8,2014 in the Bureau of Conveyances of the State of Hawaii, Document No.A-54550626. Tax Map Key(3) 7-4-004-014 Warranty Deed 8 Brown West View Developments TMKs 3.d 7-4-004 parcels 014,091&092 Subject,however,to the following: 1. Mineral and water rights of any nature in favor of the State of Hawaii. 2. Claims arising out of rights customarily and traditionally exercise for subsistence,cultural, religious,access or gathering purposes as provided for in the Hawaii Constitution or the Hawaii Revised Statutes. End of Exhibit"A" Warranty Deed 9 Brown West View Developments TMKs 3rd 7-4-004 parcels 014,091&092 so AM EErC As ::-*. '' First American g invFirstAm® Transaction History HI To request additional information,please contact your local Sales Representative,Customer Service Department,or for an additional fee you may click here History Record # 1 : SALE/TRANSFER Buyer:West View Devs LIc Seller: Brown Ronald A&Parichat B Transaction Date: 12/11/2015 Sale Price: 948,200 Recording Date: 12/17/2015 Sale Price Type: Recorded Doc#: 000A58290055 Title Company: Fidelity National Title Insura Document Type: Deed Transfer Vesting Type: N/A History Record # 2 : SALE/TRANSFER Buyer:Brown Ronald A& Parichat B Seller: Brown Ronald A Transaction Date: 01/14/2015 Sale Price: Recording Date: 01/16/2015 Sale Price Type: Recorded Doc#: 000A54940626 Title Company: Document Type: Deed Transfer Vesting Type: N/A 1111.11 History Record #3 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 10/24/2013 Sale Price: Recording Date: 11/14/2013 Sale Price Type: Recorded Doc#: 000A50660782 Title Company: Document Type: Deed Transfer Vesting Type: N/A Continued on next page... Transaction History ,,HI 6/10/2020 Page 1 (of 2) All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof 02005-2020 First American Financial Corporation and/or its affiliates All rights reserved. my Transaction History HI History Record #4 : SALE/TRANSFER 47, Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 09/17/2013 Sale Price: Recording Date: 09/20/2013 Sale Price Type: Recorded Doc#: 000A50111253 Title Company: Document Type: Deed Transfer Vesting Type: N/A 410, Li Transaction History ,,HI 6/10/2020 Page 2(of 2) 2005-2020 First American Financial Corporation and/or its affiliates All nghts reserved s Bt AMER,c,4' FirstAmerican 40 w,,,,,_...... r n:ada,S$i.:.. ".--1 w .. : arwxy ', .s.••..F.." r,a.vn .. .. .... tt:SRt..uces#v.'".'wa3a ,*.zw*£ .3< a. my FirstAm® Tax Map HI P A 7 0 PLIT G7 A at.5.• t73 71 T Gr PLAT G ik:(t II R7 I A. o Plo',. c111: 1..,,;., x?u7% ? 0....4, r-a.'.. r Jra7uroi-- \ lir'_ ` O - L,/ 6•::::::: 17::._ t b sr I GRANT 5024 1I .tl` `` O o IR '-a O , 1` Q 4-..... . w...• Pi(r Ori" I1 `jr*S O p\J r•",. S T e 1-.....* ^ r13 1 2 Q f NO//r. . •' K! LGi,;.lo 7rr .•r•r•'..,,,,,,9..i.as.Si i9 I t is .4: yA., 7097I •' .N..4 1 [ r 1 • l'.:. L C.r.10e07.r. L C.Aw/O P i 1 °"'!a e.A.4....w P_cvF----•-' 1. 65T14 mowhili"r f 0 ANT p 01Iw1. rt n' -®''',-..• GRANT •391 am,. q:,:nn .1 1.' NT 3! —::\07 r vi..,,,, r n.48 Ax M.. wr 1.W RRA GR r. «+ ¢f M 9 y . i. .T I 1 L fit, rer r 11 N c IC ..w+ binK = TrR.T 3 1 u •• ? , Q O ` t AN7 jp83 [ O1„, A i oR iv i R, / A ' 1L r P g µe,..,,.. ,,,,.. •^•• . 47e° t . ,;,i.,.a;,+', 4 c 1 "i n G 'L N CI 1 Roy..Of.ti, L 1u/ pA A~• ..r.r, t 1 I nc.' zytit N , 1 Z I. l ra.........w . —,....ry...e...r... }der..•MTL.,../'./...IC,,1. O,v 3.....i.Ln•Idyy.+r. + Dovr+1:'' .'i1a(,.r Jr/K. l J K L A N U O ae.......-yL.. bt f•r,T,t[ 2 3[C PLATsn,.r 4.w PLAT oG 7 4 0411 KCALARENE HMDTD3, N.KONA, HAWAII-!N.SCRrL3 CONDOM PARCELS— — SGI.C'I4.[00.1 Limitation of Liability for Informational Report IMPORTANT—READ CAREFULLY:THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR PRELIMINARY REPORT,OR ANY FORM OF TITLE INSURANCE OR GUARANTY. THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN CONSENT FIRST AMERICAN DOES NOT REPRESENT OR WARRANT THAT THE INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS, AND WITH ALL FAULTS. AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE OF THIS REPORT, RECIPIENT AGREES THAT FIRST AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT SHALL BE LIMITED TO THE FEE CHARGED FOR THE REPORT. RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION AND AGREE • THAT FIRST AMERICAN WOULD NOT HAVE ISSUED THIS REPORT BUT FOR THE LIMITATION OF LIABILITY DESCRIBED ABOVE. FIR AMERICAN MAKES NO REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR PROPRIETY OF RECIPIENT'S USE OF Ti1111110 INFORMATION HEREIN. Tax Map .,HI 6/10/2020 Page 1 (of 1) 2005-2020 First American Financial Corporation and/or its affiliates.All rights reserved gs Nb4 First American ftw wyFirstAm' Combined Report HI Property Address: HI Combined Report HI 06/10/2020 Ihisp,:mation contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof ©2005-2020 First American Financial Corporation ts affiliates All rights reserved mX tri Exhibit 15 Special Site Classification Project Site In An Economic Opportunity Zone Haws.OppoiUglyZones , in....a Adon-, r.), r A s-Ierprewl*I+vas LI...mapq.v.,0 Vet*. II II1 i se Y1.. e• V I t. LI d IM \ S..,,,,,..,..i ,,, mom 4.ilt-,e— ,,' 7:1'‘a •• • ' -' e,„,,y ,., V.ippnq Matra.irr^ .. en,,,, 0,h.g. „,,,,c., .,1 . rnXI 03 C) Exhibit 16 Planning Department/Rezoning Status Consultation with Planning Dept. have confirmed that rezone from AG1 to RM2 is appropriate for construction of this project on this site and zoning is authorized by 201 H for affordable housing projects. z mx 03 Exhibit 17 Proposed Exemptions 1 . Current county zoning is Ag-la, Agricultural District minimum building site of 1-acre) ; The zoning shall be RM-2 , Multiple-Family Residential District (required land area of 2 , 000 square feet for each separate rentable unit) . The current State Land Use DesJ nation is "Urban" and the Hawaii County LUPAG Map designates the site as "Low-Density Urban. " The exemption will provide the project with the equivalent of "Medium-Density Urban" consistent with the surrounding lots . 2 . Hawaii Administrative Rules, Chapter 343 requires that an EA be prepared when any construction of infrastructure is done on county public lands. We are proposing to install 850 lineal feet of 8" sewer line according to county standards on Manawale' a Street. Because this sewer installation is the type of activity which the Department of Public Works has determined should be exempt from environmental review and is going to serve affordable housing exclusively we are requesting that the Hawaii County Department of Public Works declare the activity exempt. Hawaii Administrative Rules § 11-200. 1-16 provides that an agency may develop its own exemption list of routine activities and ordinary functions that should be exempt from HRS Chapter 343 because the activities inherently do not have the potential to adversely affect the environment more than negligibly, and that an agency may use its list to exempt a specific activity from HRS Chapter 343 because the agency considers the activity to be de minim's. DPW has published its exemption list: exemption class # 6 includes the " [n] ew installation of water, sewage, electrical, gas, telephone, street light and other essential public utility service extensions within the County road rights-of-way; " and exemption class #3 includes the i] installation of manholes, waterlines, sewage . and other essential public utility service extensions within the County road rights-of-way. " mx 03 CO Exhibit 18 Record of Consultation With Surrounding Community 4ht HONUA' ULA P.O. Box 2532, Kealakekua, HI 96750 July 29, 2020 RE: Community Meeting for Honua'ula Affordable Housing TMK: (3) 7-4-004:092 & 014 Aloha, We would like to cordially invite you to our community meeting at the West Hawaii Civic Center in the Community Meeting Hale on August 17th from 5:30 pm to 7:30 pm. to present our proposed affordable housing project located on Kealaka'a St.just north of Manawalea St. (Across from Kealakehe Public Housing) Hand sanitizer and bottled water will be provided at the door. We will also be practicing social distancing protocols for your safety. There will be a limit of 20 people in the hall at a time. We look forward to seeing you. Mahalo At.e/(7. /V7*-za;- Carlo R. Mireles Chief Operating Officer 9 I 1 11 1 tf-r w t l 1', E 1 i l___.,.0.0-- I Overview F i I 0 iii LeserdVrwb i 4. i't#::::,,,,--:.- ,:,-..,.......-: I r qo 11,A:-. V'r ; a •s``Mif HPO M1UH 1 Si Overview 1,F'116 egendLVxuh Ai. 16t, I s ti Fy •V. . •• , , r `,. ` .2r s • q r I, j ' 9' - ¶/ >•'ir..., 1111 UA K--- KAILUA KONAKAILONAUAA ONI RD 74-5577 PALANI RD KAILUA KONA, HI 96740-9998 KAILUA K143 HI 967;0-9998143000-0350 143000-0350 800)27'5-8777 800)275-8777 07/30/2020 01:41 PM 07/30/2020 10:34 AM Product Ow Unit Price Product Oty Unit Price Price Price Earth Day 2 $11.00 $22.00CTOM - Firm - 6 2.58r3cld Palmer 7 3.85Domestic0.55 CTOM - Firm - 6 2.J8 rand Total 25.P!':5rn.Domestic 2 . etn4 - Firm - 6 2 58 DometicCION; - Firm - b 2.58 Credit Card Remitd 25,85Dome:.t i c CTOM - Firm - 6 2.58 Card name:VISA Account #:XXXXXXXXXXXX9441DomesticApproval #:053420CTOM - Firm - 6 2.58 Transaction #:762DomesticAID:A0000000980840 ChipCTOM - Firm - 6 2.58 Domestic AL:US DEBIT CTOM Firm - 5 2.15 PIN:Nat Required Domestic In a hurry? Self-service kiosks offerGrandnotal- o20 21 quick and easy check-out. 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A public informational Fax: Phone: 808-333-9338 meeting to present a proposed affordable housing Date: 08/06/2020 Account#: 125496 project located on Kealaka'a Street, just North of From: Barbara Suzuki Manawale'a Street, will be held at the West Hawaii Oahu Publications, Inc-Legal Advertising Civic Center in the Community Meeting Hale on Fax: 808-529-4829 Phone: 808-529-4731 August 17, 2020 from 5:30 pm to 7:30 pm. For your Email: bsuzuki@staradvertiser.com protection, those in attendance will be required to wear a protective mask that covers their mouth and Classification: 1058-Meetings nose, physically distance themselves from others, and PUBLICATION DATES: Insertions sanitize their hands prior to entering the Hale. West Hawaii Today 8/11/20, 8/14/20 2 WHT1291069 8/11. 8/14/20) westhawaiitoday.com 8/11/20, 8/14/20 2 Ad Order Number: 1291069-01 Color: of Affidavits(s): 1 Black&White Ad Size: 2 X 1.25" Total Cost: $120.42 Your Approval Is Needed By ** 10 AM Fri 8/7/2020 Coffection(s)noted on proof Proof OK as is Date: Signature: Ad will not be released for publication unless payment& approval are received by above date and time'" Please proofread thoroughly: Oahu Publications. Inc will not be responsible for any errors,typographical or otherwise,once the proof has been approved and signed by the customer. Payment Method: Prepayment: Invoice: PO#: Check#: PCARD/CC: Exp: CID Code: Card Holder: Remit Payment to: Oahu Publications. Inc. 500 Ala Moana Blvd.. Suite#7-500 Honolulu HI lRR13 I1co r`' .c.o'-. .n W y .... N E t3 a or„, °'vim =g c- t„,:•;) vi 01 C LL 4.4.-- In x I = i o 3 7 Yo J ..ez to N D_ b4,E,4o Oi 0 F- O I..r N. I ` gE..1 ye, es t' v a..... =.n ti I. I gEY a §7.'" 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ESSc MMUMMJI 1 Ey S'ami'• o En o , y. r. caLr,zg: M o EEm• -g161 '-gEe-BETA .- c°'y'o C ;V d A n m N x ti V p=L oE'Q=II.2aii;Fs - op s Ep2„m 2= Community Meeting for Honua'ula Affordable Housing August 17, 2020 5:30 PM West Hawaii Civic Center Sign In Sheet Print Name Organization Phone Email q1161 VI/1QC 0 36- `i z i our.,q4„? t\ Y\ ttA.CA 9 4O- 7`e) Gtie,h Kt-t5 bil.c us OM 6, C t/11{4/14-7.570- "3103sjq 'rs cAq<<,-\11, £ enf. r 6&cxL b cQ( t e, C G a,17i+a it ate,tJAf f1 P 7,5- 33 I l rein. 4%i c7A+4rlii Community Meeting for Honua'ula Affordable Housing August 17, 2020 5:30 PM West Hawaii Civic Center Sign In Sheet Print Name Organization Phone Email G} J is c.or, y T (/1 W1(i i (it C_ J}'a '7'7 f lv c?,G'rtN1L` t? vv.lFx"` W ItP& j(1-49ii/ on i I1 — war- 3 4 . D741 10 ChSGvn. o 0W hl/y' 31/5-43f2 ghet;t e Ku c G 11410 .,c\r2t`iCCefg(k,1 colt A CCA(\ perncirci 2_12. 3t.O2 mcmitroetwrd ec etc t a to cuyez3ek`e'iut f1CC I`7 lC1-01CL-, c( -(PC)r e( J6i er:COrkl I/04 Lia 4 fl u4)1 G% £i4 *D-53-31'io yr Community Meeting for Honua'ula Affordable Housing August 17, 2020 5:30 PM West Hawaii Civic Center Sign In Sheet Print Name Organization Phone Email t CUA Le,,f-1 co6 ' 2.5(0-22S SLmccAze-N zvwc, tka.6(c z E- t-7ra Q „,,,/ Sti(-1 ) I 9607 S'hAircyl c ci)1-0.1-)bz),,46 in ) chqd C.e.A4r ginCtiC ) 77 yecv-c:4 1 A)707- •e.&":7(, W,cil ei-s, YIN)/ 0" 0 L50t\-te(---:: ekt/Ar-Loi/8.i-tytAAj 606--14-1-a5-b CJ - / jrzA CCI)ya.q.a.-60 1,5 J- 64-1../A G Cl/ o-t--f cz-1--44,./tt •-/ A/W AU160 C-C.JC4 Cva)e-rr ee4p Cti-t-ib A RtgApr 11D ektabrilr -r- POr•rs--4_s-rz,_ 4) a mX 00 J Exhibit 19 EA, FONSI or EIS EA: Hawaii Administrative Rules, Chapter 343 requires that an EA be prepared when any construction of infrastructure is done on county public lands . We are proposing to install 850 lineal feet of 8" sewer line according to county standards on Manawale' a Street . Because this sewer installation is the type of activity which the Department of Public Works has determined should be exempt from environmental review and is going to serve affordable housing exclusively we are requesting that the Hawaii County Department of Public Works declare the activity exempt . Hawaii Administrative Rules § 11-200. 1-16 provides that an agency may develop its own exemption list of routine activities and ordinary functions that should be exempt from HRS Chapter 343 because the activities inherently do not have the potential to adversely affect the environment more than negligibly, and that an agency may use its list to exempt a specific activity from HRS Chapter 343 because the agency considers the activity to be de minimis. DPW has published its exemption list: exemption class # 6 includes the " [n] ew installation of water, sewage, electrical, gas, telephone, street light and other essential public utility service extensions within the County road rights-of-way; " and exemption class #3 includes the i] installation of manholes, waterlines, sewage ... and other essential public utility service extensions within the County road rights-of-way. " mx I5 1 N O Exhibit 20 Water, Sewer & Electricity QQ WA7'E48 Q.GAA HI Ii DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720OoxAW.r. TELEPHONE(808)961-8050 • FAX(808)961-8657 November 6, 2020 Mr. Craig Baldwin WestSound Engineering, Inc. 217 Wilkins Drive S.W. Port Orchard, WA 98366 Dear Mr. Baldwin: Subject: Water Demand Calculations for Honua`ula Affordable Housing Project Tax Map Key 7-4-004:014 and 092 We have reviewed the water demand calculations for the proposed 112-unit affordable multi-family housing development. We understand that the proposed project will be a 100%affordable housing development and the water demand was based on the similar water use from the La`ilani Affordable Apartments. Based on the calculations,the estimated average daily water demand for the project is 30,827 gallons per day (GPD), or 78 equivalent units of water at 400 GPD per unit, and the peak-flow is estimated at 107 gallons per minute. In consideration of the 100%affordable housing development, we confirm that the calculations is acceptable and water is available for the project. Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and Planning Branch at 961-8070,extension 256. Sincerely yours, VIAMIAA4+) Keith K. Okamoto, P.E. Manager-Chief Engineer RQ:dfg copy—Mr. Bruce Beard, Honua`ula LLC Mr. Carlo R. Mireles, Mirein Consulting County of Hawai`i, Office of Housing and Community Development Water, Our dost Precious Icsource. . . 10/ WaiA nine. . . The Department of Water Supply is an Equal Opportunity provider and employer. ow( WestSound Engineering, Inc. 2 I 7 Wilkins Drive S W Port Orchard,Washington 98366-474 I 360)876-3770•Fax(360)876-0439 August 13, 2020 Project No. 2901 Bruce Beard Honua'ula LLC P.O. Box 71 Indianola, WA 98342 RE: Honua'ula Project TMK Nos. 7-4-004:014 and 092 Dear Bruce, We completed our initial Sanitary Sewer Report and submitted it to DEM Wastewater Division. I have received additional information from them, but will not be able to obtain an approved report in time for your community meeting on the 17thThe DEM Wastewater Division does not issue sewer availability letters. There is plenty of capacity in the wastewater treatment plant, which is allocated on a first come, first serve basis. From the information sent, I am able to offer the following observations about the sewer system and the apparent capacity for this 100 unit affordable housing project. 1. The updated Sewer System Master Plan for the Villages of La'I'opua, dated August 1994, identifies the service area for the Kealakehe Wastewater Treatment Plant and analyses the conveyance system for the various basin areas. The project site is part of the area identified as KMD Development and was included in the Master Plan. See Figure 2, the "Housing Development Phasing" map, and Figure 3,"Sanitary Sewer Basin Map". 2. The project site is part of "Basin 1". This area was analyzed as single family residential with 5 units per acre and 4 people per unit. Portions of this area, mauka of the project, are developed as one-acre single family lots. This results in a net decrease of flow demand in this area, even when this proposed multifamily project is included. 3. It is not clear with the information I have so far, as to how the flow demands are routed through the conveyance system. If the existing sewer in Manawale'a Street included this area, then the existing sewer line has capacity. If the analysis did not include this area, then a secondary line, as proposed in our initial report, may be needed to provide conveyance capacity. I will continue to work on the Sewer Report and follow up with DEM 40WastewaterDivisionregardingadditionalinformationonthesanitarysewer system. Please contact me for any questions. Sincerely, Craig T. Baldwin, P.E. Enclosure 2 1 CrtsurJW5I WestSound Engineering, Inc. SEWER HYDRAULIC REPORT HONUA'ULA HOUSING Tax Map Key: (3) 7-4-004:014 and (3) 7-4-004:092 Owner: Honua'ula LLC P.O. Box 72 Indianola, WA 98342 425-213-9344 co1RY U U LICENSED 2PRO;:'T ;':,..0t4AL WESTSOUND ENGINEERING, Inc. ECia:1.-7.11 217 SW WILKINS DRIVE NO.14,,ui-C a 01PORTORCHARD, WA 98366 1111 •4, Phone: (360) 876-3770 / Fax: (360) 876-0439 i3"' Project No: 2901 July 24, 2020 Sewer Hydraulic Report Honua'ula Housing WestSound Engineering Job No. 2901 Table of Contents Section Page No. Introduction and Summary 3 Proposed Development 3 Existing Conditions 3 Proposed Design 3 Calculations 4 Conclusion 4 List of Figures Figure Description Page No. 1)Vicinity Map 5 2) Record Drawing, Sheet C-7 6 3) Preliminary Sanitary Sewer Plans 7-8 4) Sewer Conveyance Capacity Tabulation 9-10 Sewer Hydraulic Report Honua ula Housing WestSound Engineering Job No. 2901 INTRODUCTION AND SUMMARY: The purpose of this report is to provide design information for the extension of sanitary sewer to the proposed Honua'ula Housing Project. The existing sanitary sewer capacity is evaluated base on the record drawing data and the proposed flows from this project. The proposal is for the development of 100 affordable multifamily units. A secondary sanitary sewer is proposed for one section of existing sewer in order to provide conveyance capacity. PROPOSED DEVELOPMENT: The property is a 5.4-ac parcel; tax map key numbers (3) 7-4-004:014 and (3) 7- 4-004:092. The property is zoned Agricultural (A-la). A 201(H) application is being prepared for the proposed development. The site is located in the North Kona District of Hawaii County, Hawaii. The project is located mauka of Kealakaa Street, and north of the intersection of Manawale'a Street. The proposed project will provide 100 affordable multifamily units. A Vicinity Map showing the location of the parcel has been included on page 5. Access will be provided from Kealakaa Street. Mass grading will establish the subgrade elevations for the building and parking areas. Phasing, if any, has not been determined at this time. At present there exists an 8-inch diameter PVC gravity sewer main located under Manawale'a Street that will need to be extended up Manawale'a Street and into the project site. There is one section of sewer that does not have capacity for these additional flows. A secondary sewer line is proposed at that section of the conveyance system. EXISTING CONDITIONS: The existing site is currently vacant and well vegetated. The site slopes west towards to Kealakaa Street. The existing sewer was constructed as part of the La'i'opua Connector Road Project that was designed 2007. A copy of the record drawings were provided by the Hawaii County DEM Wastewater Division. The sewer was extended up Keanaleha Drive and Manawale'a Street to within about 850 feet of Kealakaa Street. Based on the listed proposed flow rates and pipe flowing full rates, the section of sewer located between MH #87 and MH #88 does not have capacity for additional sewer flows due to the slope of the pipes. This is shown on sheet C-7 of the record drawing plans, see page 6 of this report. PROPOSED DESIGN: For this project an 8-inch sewer will be extended from the existing MH #89 up Manawale'a Street to the project site and then within the site to serve the seven proposed buildings. A secondary sewer line will be constructed between MH#87 and 3 Sewer Hydraulic Report Honua'ula Housing WestSound Engineering Job No. 2901 MH #88 to intercept the entering MH #88 from the south. This will provide the additional capacity for the flows from the project site. The sewer extension will conform to Design Standards of the Department of Wastewater Management, Volume 1, dated July, 1993, prepared by the City and County of Honolulu, which are the design standards of Hawaii County. See pages 7 and 8 for the preliminary sanitary sewer plans. CALCULATIONS: The sanitary sewer design peak flow rate was calculated based on the County standards as follows: Project Population-Multifamily Units: 100 at 2.8 persons per unit = 280 persons Base Sanitary Flow, BSF = 280 x 70 = 19,600 gpd Peak Base Sanitary Flow, PBSF = 2.5 x 19,600 = 49,000 gpd Groundwater Infiltration, GWI = 35 x 280 = 9,800 gpd Average Dry Weather Flow, ADWF = 19,600 + 9,800 = 29,400 gpd Peak Dry Weather Flow, PDWF = 49,000 + 9,800 = 58,800 gpd Wet Weather Infiltration/Inflow, (I/I) = 3,000 gad x 5.4 acres = 16,200 gpd Design Flow, QDES = PDWF + I/I = 58,800 + 16,200 = 75,000 gpd = 0.075 MGD Gravity Sewer Capacity The record drawings list the proposed flow rates and the pipe flowing full rates for each section of pipe. Page 9 is a tabulation of these rates for existing conditions. The pipe between MH #88 and MH #87 has a net capacity of 0.005 MGD. It does not have capactiy for the additonal 0.075 MGD proposed. On page 10, is the tabulation of pipe capacity with the secondary pipe installed. This tabulation includes the proposed flow rates from this project. The pipe between MH 88 and MH #87 will have a net capacity of 0.008 MGD because the additional flows to MH #88 will be diverted to MH #88B and MH #87B. Flows are combined at MH#87, which will have a net capacity of 0.774 MGD. CONCLUSION: The proposed gravity sewer main will consist of 8-inch diameter PVC D-3034 SDR 35 pipe. The existing conveyance system in Manawale'a Street will have capacity for the additional flows with the secondary pipe install. The proposed design can and will meet the standards of Hawaii County. 4 4be Np0KUN1Sl. O Q voiA0• SI s i 7 Ty Ty C NA 410, 1 VICINITY MAP NTS 5 it rcp 11' l'illow ' v N ag 1 1 dSoSo800FEll£ rxi £g », 14pg - le ' a'• ! 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Box 2532 Kealakekua, Hawaii 96750 Attention: Mr. Carlo Mireles Gentlemen: Subject: Honua `Ula LLC North Kona, Island of Hawai'i Tax Map Key: (3) 7-4-004:014 & (3) 7-4-004:092 Hawaiian Electric can provide electric service to the above subject property in accordance with our tariffs on file with the Hawai'i Public Utilities Commission. After the development's detailed loading and civil plans are submitted, Hawaiian Electric will prepare a firm cost to provide electrical power to this development. Hawaiian Electric recommends energy efficient and conservation measures to reduce the maximum electrical demand and energy consumption. The developer may call Hawai'i Energy at (808) 537-5577 for questions or details on available programs. As of this date, there are no request for service to this lot. It is encouraged that the developer's electrical consultant open a service request as soon as practicable to ensure timely electrical facility installation. To open a request for service please call our Kona Engineering office at 808) 327-0510. If you have any questions, please contact (808) 327-0500 or email us at engineeringHawaiilsland(a hawaiianelectric.com. Sincerely, wrY. Shelley Doctor Designer III T&D Engineering email: W. Sibayton Hawaii Electric Light 74-5519 KAIWI STREET / KAILUA-KONA, HI 96740 mX CO N j Exhibit 21 Environmental Questionnaire & Phase 1 ESA County of Hawaii 201H Application Package OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT ENVIRONMENTAL QUESTIONNAIRE TO BE COMPLE 1 ED BY APPLICANT) The purpose ofthis questionnaire is to identify environmental issues to the Office ofHousing and Community Development(OHCD),related to the real estate or related to the operations onsite,either past or present. This information will be considered as part ofthe application. Please answer all questions. If the site has operations or improvements which are not residential,retail or office uses,additional reports or attachment forms may be required. This questionnaire is a transmittal and informational document and is to be signed by the applicant. Applicant:Honua'ula LLC Project: Honua'ula Living Community Project Address: 3) 7-4-004014 3) 7-4-004-092 111111, LAND USE/OWNERSHIP 1. Current property owner,if different from the applicant: West View Development LLC 2. Current and past site use(s): (Please check appropriate box) Multi-family residential Office 0 Retail Warehouse 0 Restaurant l Vacant Manufacturing Other Pasture If manufacturing or other,describe specific business activity: 3. Current zoning ofproperty: Ag-1A Are any land use changes intended? Yes® No Ifyes,to what use? RM-2 Form 201H-001 Page 30 2257pasr.doc County of Hawaii 201H Application Package 4. Is site contiguous to any lakes,rivers or a coastal zone,or located on either a former or current wetland arca or endangered species habitat? Yes No IN If yes,describe: 5. If the site is residential,provide a copy of any standard tenant environmental notification/disclosure. Check box if attached 0 6. If the site is not residential and is not entirely owner-occupied,or has tenants,please attach a current tenant list,including a description of the services or operations performed by each. Check box,ifattached 0 UNDERGROUND STORAGE TANKS 1. Has there ever been or is there currently a gas station or underground storage tanks(USTs)of any sort located on the site? Yes No® If Yes,when and for how long? 2. If yes,describe ownership and identify the operator ofthe gas station or USTs: 3. If yes,attach any environmental investigation reports that reflect conditions of the current of former USTs. Check box ifattached DRY CLEANERS ye) Has any dry cleaner operation been or is one currently located onsite? Yes No 02 If yes,when and for how long? 2. If yes,what type of dry cleaning unit is current in use? Transfer 0 Dry to Dry 0 Other(please specify): How old is current equipment? Years. Primary cleaning solvent and quantity used?_gallons/mo. How is the solvent disposed?(Describe the waste handling and disposal procedures): Form 201H-001 Pagc 31 2257pasr.doc County of Hawaii 201H Application Package BUILDING IMPROVEMENTS 1. Were any improvements constructed prior to 1981? Yes No 0 If yes,describe type of building,square footage,and construction date(s): 2. For any of the buildings constructed prior to 1981,has there been any major internal renovation work performed since 1981? Yes 0 No IN Do Not Know 0 If yes,describe: 3. Are any improvements on the property known to contain asbestos? Yes No® Do Not Know If yes,attach any available survey or the test result documentation;check box,if attached 0 4. Are any electrical transformers,capacitors,or other equipment,not owned by a utility,but which may contain PCBs,present on the site? Yes No If yes,attach any survey or test result;check box,if attached 5. Do any improvements onsite include hydraulic hoists or elevator? Yes No IN If yes,describe: 6. What is the source of water supply for the site? Public 0 On-site drinking well On-site irrigation well Other(describe) 7. What are the destinations of wastewater and surface drainage discharge? Storm sewer Dry well® Sanitary sewer.1 Septic Leach Field Above-ground tank 0 Underground tank 0 Vats 0 Ditches or Bodies of Water Sumps 0 Clarifiers 0 Trenches 0 Ponds Wetlands Treatment Systems(describe) Other(describe) 8. Attach copies of any wastewater treatment and/or wastewater or storm water(non-point source) discharge permits pertaining to the property. Check box,if attached 0 Form 201H-001 Page 32 2257pasr.doc County of Hawaii 201H Application Package REGULATORY ACTIONS Mid 1. Have there been any spills,leaks,or other reportable releases ofchemicals on the property or migration of chemicals onto the property from an off-site source? Yes No El If yes,describe the chemicals and quantities released,any cleanup measures taken and the results of any related air,soil,or groundwater investigations: 2. Is the site adjacent to or within 2,000 feet of a governmental agency listed toxic waste treatment or disposal site,landfill,or contaminated drinking water well? Yes No If yes,explain: 3. Has any public agency ever investigated or cited the property for violation or possible violation of any environmental law,or any third party including a public agency,commenced enforcement or cleanup action under environmental law with respect to the property? Yes 11 No If yes,describe: 4. Has any public agency ever listed the property as a waste disposal site or a site potentially qualifying for cleanup under any environmental law? 4110 Yes No If yes,describe: 5. Has the applicant or any of its partners,joint venture(s),corporate officers,or guarantors ever been named in any governmental or private injunctive,preventive or other administrative proceedings, actions,or litigations involving hazardous waste,toxic substances,hazardous materials,or any other environmental issues? Yes No If yes,attach an explanation. Check box,if attached 0. Form 201H-001 Page 33 2257pasr.doc County of Hawaii 20111 Application Package 11111, INSURANCE/INDEMNIFICATION ARRANGEMENTS 1. Does the property owner have any form of either environmental or pollution insurance or other coverage under an indemnification agreement? Yes No If yes,describe or attach the indemnification. Check box,if attached 0. 2. Does the insurance or indemnification agreement cover environmental damages to the property caused by tenants? Yes No Not applicable Q. 3. Do tenants have insurance to cover environmental impairment? Yes No Not applicable®. If yes,attach a copy of the relevant lease clause and/or binder and describe the conditions and limits of the coverage. Check box, if attached 0. 4. If petroleum USTs are onsite,is the owner eligible for reimbursement ofcleanup costs from a state cleanup fund? Yes No If not eligible,describe the form of financial assurance(cash,bonds,insurance)that is provided to comply with federal regulations EXISTING ENVIRONMENTAL INVESTIGATION REPORTS Attach any environmental site assessment(s),audits,investigations,or asbestos/lead surveys,or disclosures that are available to you. Check box,ifattached O. If applicant is an individual: state to the best ofmy knowledge,information(print name) and belief that all of the facts stated in response to the questions and requests for information contained in the foregoing Environmental Questionnaire are true. Signature: Date: Form 201H-001 Page 34 2257pasr.doc County of Hawaii 20111 Application Package If applicant is a corporation,partnership,or limited liability company: I, Carlo R. Mireles COOstatethatIamthe . . . of Print name) Title or Position) Honua'ula LLC Applicant)and that Applicant's name) I am authorized to execute this document on behalfof Applicant. I further state based in part upon my personal knowledge and in part on the business records of the Applicant,that to the best ofmy knowledge, information and belief that all ofthe facts stated in response to the questions and requests for information contained in the fore mg EnvironmentalvirQuestionnaire are true. Signature:71-t l/ ( v 6 / ZgnLLDate. / eif Operating ffi rCorporateTitle: O C8 Form 201H-0O1 Page 35 2257pasr.doc n PHASE I ENVIRONMENTAL SITE ASSESSMENT Honou'ula Affordable Housing Project Tax Map Keys: (3rd) 7-4-004:014 & 092 Kealaka`a Street, Kailua-Kona, Hawai`i County Prepared for: Hualalai Health LLC 0 Prepared By: GK Environmental LLC Project Manager: Graham Paul Knopp, Ph.D. September 2020 Hualalai Health,Honuaula Affordable Housing,Hawai`i County Phase I Environmental Site Assessment TABLE OF CONTENTS ABBREVIATIONS AND ACRONYMS I I I EXECUTIVE SUMMARY 1 1. INTRODUCTION 2 1.1. PURPOSE 2 1.2 LIMITATIONS AND EXCLUSIONS 2 2. SITE DESCRIPTION 4 2.1. LOCATION AND DESCRIPTION 4 2.1. SITE AND VICINITY CHARACTERISTICS AND TOPOGRAPHY 4 2.2. PHYSIOGRAPHY 5 2.3. SITE GEOLOGY AND HYDROGEOLOGY 5 2.4. FEDERAL AND STATE RECORDS 7 2.4.1 Federal CERCLIS 7 2.4.2 Federal RCRA 8 2.4.3 State Equivalent NPL and CERCLIS 8 2.4.4 State Leaking Underground Storage Tanks 8 2.4.5 State UST. . 8 2.4.6 State ofHawai`i Department ofHealth Record Review 9 2.4.7 Environmental Protection Agency Toxic Release Inventory Records 9 S 2.5 OTHER STATE AND LOCAL RECORDS 9 2.5.1 Safe Drinking Water Branch Records 9 2.5.2 Tax Records 9 2.5.3 Historical Topographic Maps 9 2.5.4 Sanborn Fire Insurance Maps 10 2.5.5 Aerial Photographs 10 2.5.6 City Directory Search 11 2.5.7 County ofHawai`i Public Works Records 11 2.5.8 Department ofEnvironmental Management Wastewater System Records 11 2.5.9 Summary ofLand Use Designations and Regulations 11 3. SITE RECONNAISSANCE 13 3.1 SITE RECONNAISSANCE SUMMARY 13 3.2 CURRENT ACTIVITIES 13 3.3 BUILDING MATERIALS 13 3.4 HAZARDOUS MATERIALS 13 3.5 TRANSFORMERS AND OIL-FILLED ELECTRICAL EQUIPMENT 13 3.5 SOLID WASTE DISPOSAL 14 3.6 ROAD ACCESS AND ILLEGAL DUMPING 14 4. INTERVIEWS AND USER OR OWNER QUESTIONNAIRES 15 4.1 USER QUESTIONNAIRE 15 4.2 INTERVIEWS 15 111 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 5. ENVIRONMENTAL CONCERNS AND RECOMMENDATIONS 16 6. REFERENCES 17 7. SIGNATURE OF ENVIRONMENTAL PROFESSIONAL 18 FIGURES 1. Site Location Map 2. TMK Map 3. Site Reconnaissance Map APPENDICES 1. EDR Records Search Report 2. Property Tax Records 3. Preliminary Title Report 4. Site Visit Photographs 5.User Questionnaire ii Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment ABBREVIATIONS AND ACRONYMS 4WD Four Wheel Drive ASTM American Society for Testing and Materials CERCLA Comprehensive Environmental Response, Compensation and Liability Act of 1980 CERCLIS Comprehensive Environmental Response, Compensation and Liability Information System CFR Code of Federal Regulations CORRACTS Corrective Action Report for hazardous waste facilities EDR Environmental Data Resources Inc. EPA U.S. Environmental Protection Agency ERNS Emergency Response Notification System ESA Environmental Site Assessment FEMA Federal Emergency Management Agency FIRM Flood Insurance Rate Map HEER Hazard Evaluation and Emergency Response Office HDOH State of Hawai`i Department ofHealth HGGRC Hawaii Groundwater& Geothermal Resources Center HWS Hazardous Waste Site LUST Leaking Underground Storage Tank MSL Mean sea level NFRAP No Further Remedial Action Planned NFA No Further Action NPL National Priority List PCB Polychlorinated biphenyl Ppm Parts per million RCRA Resource Conservation and Recovery Act RCRIS Resource Conversation and Recovery Information System REC Recognized Environmental Condition SHWB Solid and Hazardous Waste Branch SHWS State Hazardous Waste Site SR State Route SQG Small Quantity Generator TMK Tax Map Key TSD Treatment, Storage and Disposal UIC Underground injection control USGS United States Geological Survey UST Underground storage tank III Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment EXECUTIVE SUMMARYal GK Environmental LLC was retained by Hualalai Health to perform a Phase I Environmental Site Assessment oftwo adjacent properties located in the District of North Kona, Hawai`i Island, with Tax Map Keys (TMKs) (3rd) 7-4-004: 014 and 092, with areas of 4.0-acres and 2.001-acres, respectively. Together these two parcels comprise the subject property. This investigation is being performed for planned development of the property for affordable housing. This Phase I Environmental Site Assessment was performed in conformance with the scope and limitations of ASTM Practice E 1527-13,"Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process" (ASTM 2013). This work did not include any testing or sampling; as per ASTM standards, a Phase I does not investigate the subsurface, therefore, if any subsurface disturbance may occur,further investigation may be recommended by performance of a Phase II assessment. At the time of this investigation the subject property is unused and is vacant. No structures were observed on the subject property. Although Kealakaa Street runs along the west side (i.e.,makai) ofthe subject property,there does not appear to be any vehicular access to the interior. The subject property does not have electrical power supply provided to it, nor any other utilities. The subject property appeared to be devoid of solid waste, apart from small quantities of household rubbish. A review of environmental records was performed and revealed no documented uses or releases of hazardous materials on the subject property, on adjoining properties, or in the vicinity. There were no records of above-ground or underground storage tanks on the subject property. No County, State or Federal Records indicated issues with respect to the subject property that may suggest the presence of environmental conditions,or with adjoining or nearby properties that may41111impactthesubjectproperty. This investigation revealed no Recognized Environmental Conditions with respect to the subject property. 411 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 1. INTRODUCTION 1.1. PURPOSE GK Environmental LLC was retained by Hualalai Health LLC to perform a Phase I Environmental Site Assessment of two properties located in the District of North Kona, Hawaii Island, with Tax Map Keys (TMKs) (3rd) 7-4-004: 014 and 092, with areas of 4.0-acres and 2.001-acres, respectively. Together these two parcels comprise the "subject property". The properties are owned by West View Developments LLC. This work is performed to evaluate and document environmental baseline conditions for the subject property and to identify recognized environmental conditions at the property and propose recommendations for additional investigation, if warranted. "Recognized Environmental Condition" (REC) means the presence, or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground,groundwater,or surface water on the property. This term is not intended to include de minimus conditions that generally do not present a material risk of harm to public health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate government agencies. Hazardous substances are those substances defined under Section 101 of the Federal Comprehensive Environmental Response,Compensation,and Liability Act(CERCLA). They are listed under Title 40 of the Code of Federal Regulations(CFR) Part 302. They include hazardous substances and toxic pollutants regulated under the Clean Water Act, hazardous wastes regulated under the Resource Conservation and Recovery Act (RCRA), and hazardous air pollutants regulated under the Clean Air Act. Petroleum products include crude oil,gasoline,kerosene,diesel oil,jet fuel, fuel oil, lubricating oil, natural gas, liquefied natural gas,and synthetic gas usable for fuel. This assessment was conducted in accordance with ASTM Standard E 1527-13,"Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process" (2013). A Phase I ESA has four components: records review,site reconnaissance, interview,and report. GK Environmental LLC conducted this ESA using information sources with the potential to identify past or current releases of hazardous substances or petroleum products into the subject property. Adjoining properties were also evaluated for their potential to impact the subject property. As per the American Society for Testing and Materials (ASTM) Phase I ESA Standard, adjoining properties include parcels touching the subject property as well as those properties across a roadway. 1.2 LIMITATIONS AND EXCLUSIONS GK Environmental LLC has performed this service in accordance with the Agreement and ASTM E 1527-13 "Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process". The records search was limited to information available from public sources. This information changes continually and is frequently incomplete. Unless we have actual knowledge to the contrary, information obtained from interviews,or provided to us by third parties has been assumed to be correct and complete. GK Environmental LLC does not assume any liability for the misrepresentation of information or for items not visible, accessible, or present on the site at the time of the site visit. 2 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment Because of the uncertainty in identifying and characterizing conditions beneath the surface of the ground, no environmental investigation can show or prove the absence of hazardous substances at the site. Likewise, because environmental regulatory programs are constantly evolving and changing, statements about the acceptability of the site for human health and the environment are relative only to the regulatory program in place today. Future programs could change the way these conditions are viewed and could require additional action to address hazardous conditions at the site. Work for this project was performed and this report was prepared in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities,at the time the work was performed. Opinions and judgments expressed herein, which are based on our understanding and interpretation of current regulatory standards, should not be construed as legal opinions. It is intended for the exclusive use of Hualalai Health for specific application to the site. This report is not meant to represent a legal opinion. No other warranty, expressed or implied, is made. Any reliance on this report by third parties shall be at such party's sole risk. GK Environmental LLC relied on verbal and written information provided by individuals indicated in this report and GK Environmental LLC can only relay this information and cannot be responsible for its accuracy or completeness. Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the project manager. i 3 Hualalai health.Honuaula Affordable Housing.I lav‘ai'i County Phase I Environmental Site Assessment 2. SITE DESCRIPTION This section describes the physical characteristics of the site, including land uses, topography, geology, and hydrogeology. 2.1. LOCATION AND DESCRIPTION The subject property totals approximately 6.001-acres on a relatively in an urban/residential area of Kailua-Kona. The western and makai boundary of the subject property borders Kealaka`a Street, although there appears to be no vehicular access to the interior of the subject property. Figure 1 presents a location map of the subject property and Figure 2 a TMK map. ASTM E1527-13 requires visual inspections and identification of environmental records for adjoining properties as well as the subject property. The Tax Map Key Numbers of the adjoining properties are shown in Table 1. Table 1. Adjoining Properties Relative Location to Subject Area TMK Property (acres)Owner Use 7-4-004:091 East/South 7.15 West View DeCvelopments Vacant 7-4-018:003 South 0.18 Sally G Agonoy Trust Single Family Residence 7-4-018:005 South 0.20 Clyde S Takahashi Vacant Pe 7-4-018:006 South 0.22 Presely and Christine Epenesa Single Family Residence 7-4-018:007 South 0.20 Melroy and Beverly Behasa Single Family Residence 7-4-018:008 South 0.18 Blossom and Jerry Russell Single Family Residence Teofilo, Lydia, Romelyn 7-4-018:009 South 0.18 Dagupion and Franklin Single Family Residence Sabugo 7-4-018:010 South 0.17 Michael and Shallon Cerf Single Family Residence 7-4-018:011 Southeast 0.17 Donna and Julio Pasamonte Single family Residence 7-4-007:071 Northeast 1.65 Darla Mabery and Peter Single Family ResidenceKnoblich 7-4-007:072 North 1.20 Kerry,Gavin nd Simon Single Family ResidenceKey 7-4-007:073 North 1.11 Glenn Higa and KMD Single family ResidenceDevelopmentGroup 7-4-007:074 North 1.00 Hanai a ka Malama Lot K Single Family Residence 7-4-007:075 West 3.17 Hawai`i Baptist Convention Church 7-4-017:058 West 3.26 Hawai`i Housing Authority Multi-unit Dwellings 2.1. SITE AND VICINITY CHARACTERISTICS AND TOPOGRAPHY The subject property is located in a portion of Kailua-Kona dominated by residential and community uses, the latter including churches, schools, and multi-unit housing developments, in addition to some vacant areas. This urban area is located makai of Palani Road, also known as the Mamalahoa Highway (SR 190). Kealakehe High School, Middle School, and Elementary School bor 4 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment serve as landmarks in this area,and these are located on a campus about%2 mile south of the subject property makai of Kealaka`a Street. The subject property is located about 2.5 miles north of the central area of Kailua-Kona and about 2.4 miles west of Honokohau Harbor. 2.2. PHYSIOGRAPHY The Hawaiian Islands lie at the northern margin of the tropics(19 to 21 degrees north latitude)and have a subtropical climate due to the persistent trade winds. The vicinity of the subject property is typically shielded from the trade winds by Hualalai Volcano,however,and winds in the area are generally light(less than 5 mph). The average daily temperature varies between 72° F and 81° F in summer and 65° F and 74° F in winter. Rainfall on the subject property is approximately 41 inches annually (Giambelluca et al. 2014). The subject property varies from approximately 770 feet above mean sea level(MSL)at Kealalaka`a Street to about 840 feet MSL at the eastern,makai property boundary. 2.3. SITE GEOLOGY AND HYDROGEOLOGY The Island of Hawai`i is of volcanic origin,built by the Kohala,Mauna Kea,Mauna Loa,Kilauea, and Hualalai volcanoes, with Mauna Loa being the most massive active volcano on the planet. The island is generally comprised of numerous thin, extremely permeable tholeiitic basalt lava flows(Stearns, 1985). Hawaii, the youngest and largest Hawaiian Island, is larger than all the other Hawaiian islands combined. Hazlett and Hyndman (1996)described the island as follows: It sprawls over an area the size of Connecticut, spanning 90 miles from north to south and 80 miles from east to west. Five large volcanoes coalesce to make the visible part of the Big Island; a sixth lies buried beneath the surface. The southern part of the island is still volcanically active and building out along much of the coastline. To the north, volcanism is in the waning stages. Of all the Hawaiian Islands,the Big Island shows the greatest diversity of rocks and landscapes. The subject property is located on the lower flank of Hualalai Volcnao in the ahupua'a of Kealakehe, although a small portion of the northern side appears to be within the `ili, or smaller land division, of Papa`akoko. Place Names ofHawai`i (Pukui et al 1974) notes that Kealakehe literally means,"the bend of a road"while Papaakoko literally means,"dried up blood." This area is underlain by lava flows from Hualalai of 3,000 to 5,000 years of age. The lava flow hazard for this area is 4 on an ascending scale of 9 to 1 in terms of increasing hazard, due to the fact that Hualalai is an active volcano, although it has not erupted since 1801-1802 A.D. Zone 4 includes all of Hualalai where the frequency of eruptions is lower than that for Kilauea or Mauna Loa. Lava coverage is proportionally smaller, about 5% since 1800, and less than 15 percent within the past 750 years (Wright et al. 1992). The Flood Insurance Rate Map for the subject property is not printed (Map ID 1551660736F 9/29/2017), and indicates that the subject property in this area is zone X, outside of the 100- or 500-year flood inundation zone (DLNR 2020). Basal groundwater is formed by rainwater percolating down through the residual soils and permeable volcanic rock. The portion of the island situated below sea level, except within rift zones of the volcanoes, is saturated with ocean salt water. Fresh water forms a basal lens near sea level called the"Ghyben-Herzberg"lens. A zone of transition between the fresh groundwater and 5 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment the ocean salt water occurs due to the constant movement of the interface due to tidal fluctuations, seasonal fluctuations in recharge and discharge and aquifer development(Juvik and Juvik 1998). Downward percolation of rainwater may be stopped by impermeable layers such as dense lava flows, alluvial clay layers or volcanic ash. The groundwater then forms a perched or high-level aquifer, which is not in contact with ocean salt water. Recharge of the aquifer occurs in areas of high rainfall in the interior mountainous areas. The ground water flows from the recharge areas to the areas of discharge along the shoreline. Frictional resistance to groundwater flow causes it to increase in elevation within the island until it attains sufficient hydraulic head to overcome friction. Therefore, basal groundwater tends to slope towards the shoreline(Juvik and Juvik 1998). Mink and Lau (1993)classified State of Hawai`i groundwater, describing each distinct aquifer by hydrogeologic type (basal or high level, confined or unconfined, and geologic type), utilization, salinity, uniqueness, and vulnerability to contamination. The subject property is underlain by groundwater of the Keauhou Aquifer System of the Hualalai Aquifer Sector, described in the vicinity of the subject property as brackish and basal within about 2 miles of the shoreline. Farther from the shoreline high level water may occur, however, it is most likely that groundwater under the site is basal and found at a depth nearly corresponding to the elevation of the site above sea level (i.e., approximately 800 feet). This somewhat speculative statement is corroborated by information for two nearby wells(EDR 2020). Well ID 8-4059-001,owned by the State of Hawai`i and located about 0.6 mile south of the subject property at an elevation of 853 feet MSL has a reported water level of 1.44 feet MSL. Well ID 8-3959-01, owned by FHT Kamakana LLC, and located about one mile south-southeast of the subject property at an elevation of 542 feet MSL has a reported water level of 2.52 feet MSL. IITable 2 summarizes the characteristics of the aquifer systems underlying the subject property. This information indicates that the lower level (i.e., basal) aquifers under the subject property are used for drinking water and are low salinity, while the upper level aquifers are not utilized, as of the publication of this report in 1993. Soils on the subject property are described by the United States Department of Agriculture's Soil Conservation Services (SCS 2020) as composed of Kaimu extremely stony peat with a thickness of about 3 inches, underlain by extremely cobbly material to a depth of about 59 inches. This is a well-drained soil with high infiltration rates and a depth to bedrock of more than 76 inches. 0 6 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment Table 2. Summary of Hydrogeologic Information (Mink & Lau 1993) Aquifer Code 80901111 Status Code 11211 Upper Island Code Development Stage 1—Currently Used Level Aquifer Sector 09-Hualalai Utility 1—DrinkingAquifer Aquifer System 01 —Keauhou Salinity(in mg/L Cl') 2-Low (250 1.000 mg/L Cr) Aquifer Type, 1—Basal Uniqueness 1—Irreplaceablehydrogeology Aquifer 1—Unconfined Vulnerability to 1—HighConditionContamination Aquifer Type, 1—Flank geology 2.4. FEDERAL AND STATE RECORDS GK Environmental LLC reviewed publicly available Federal, State, and County records to assess the potential presence of hazardous substances and petroleum at the site. Federal and State environmental databases were searched to identify operations on the subject property and vicinity properties regulated by the U.S. Environmental Protection Agency (EPA)and/or State of Hawai`i Department of Health(HDOH). A standardized database report was commissioned from Environmental Record Search (ERS) Appendix 1),which compiles information from the following federal and state databases: National Priorities List(NPL)and proposed NPL sites Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS/NFRAP) sites Corrective Action Report for hazardous waste facilities(CORRACTS) Hazardous waste treatment, storage,and disposal facilities(TSD) Emergency response notification system for spills(ERNS) Large quantity and small quantity generators of hazardous waste (LG GEN/SM GEN) State landfills and other solid waste sites (SWLF) This information was supplemented by a review of databases specific to Hawai`i, including: Underground Storage Tank(UST) sites registered with the State of Hawai`i Leaking Underground Storage Tank(LUST) sites listed by the State of Hawai`i Groundwater contamination maps for the State of Hawai`i (HDOH 2020) Release reports under the State Contingency Plan State Contingency Plan list of sites being addressed by the HDOH Hazard Evaluation and Emergency Response (NEER) office 2.4.1 Federal CERCLIS CERCLIS is a Federal database maintaining national information on over 15,000 sites identified Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment as hazardous or potentially hazardous, which may require action. These sites are currently being investigated or an investigation has been completed regarding the release of hazardous substances. The most serious of this list as ranked by the hazardous ranking system are eligible for listing onto the NPL. There are no listed Federal CERCLIS sites within 0.5-mile of the subject property: 2.4.2 Federal RCRA The Resource Conservation and Recovery (RCRA) Information System (RCRIS) is a national system used to track events and activities that fall under the jurisdiction ofRCRA. There are three significant subsets to RCRIS: RCRA TSD's:Includes facilities that treat,store,dispose of,or incinerate hazardous waste. RCRA generators: includes hazardous waste generators, which create more than 100 kilograms of hazardous waste per month or meet other RCRA requirements. RCRA CORRACTS: Includes sites with reported corrective actions. The database search identified no RCRA CORRACTS facilities within 1.0-mile of the subject property. 2.4.3 State Equivalent NPL and CERCLIS Spills and releases of hazardous substances that occur in Hawaii are reported to the DOH under the notification requirement in the Hawai`i Environmental Response Law. Spills and releases that are not cleaned up or remediated under the oversight of DOH emergency response personnel are evaluated for potential inclusion onto the State Hazardous Waste Sites (SHWS) database. The sites on the SHWS database are considered to pose an environmental or health threat and are prioritized for further investigations and potential remediation. The sites on SHWS are the State's equivalent of the EPA CERCLIS. There is no listed state equivalent NPL site within 1.0-mile of the subject property. 2.4.4 State Leaking Underground Storage Tanks The HDOH maintains a report on Leaking Underground Storage Tanks(LUST). No LUST's were located on the subject property. The report is a comprehensive listing of reported LUST in Hawaii. The EDR data base search identified no LUST sites within a 0.5-mile radius of the subject property: 2.4.5 State UST Certain USTs are required to be registered by federal or state regulations. For regulated USTs, notifications must be filed for existing UST's, UST's closed in place, UST removed and new UST's. All current registered UST's are monitored with leak detection systems, regularly inspected,and are of a double walled construction. There are no registered USTs on the subject property. The database search identified no additional UST facilities within a 0.25-mile radius ofthe subject property. 8 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 2.4.6 State of Hawai`i Department of Health Record Review GK Environmental LLC obtained Department of Health (DOH) Hazard Evaluation and Emergency Response Office (HEER)databases for HEER Emergency Response Sites and HEER Sites of Interest,as well as the DOH Underground Storage Tank(UST)Section UST/LUST Listing on September 10, 2020. The HEER Emergency Response Sites database contained no entries located on the subject property or adjoining properties. The HEER UST Section UST/LUST database contained no entries located on the subject property or adjoining properties. 2.4.7 Environmental Protection Agency Toxic Release Inventory Records The U.S.Environmental Protection Agency Toxic Release Inventory was searched for information regarding releases on the subject property and vicinity. No records were identified on the subject property or adjoining properties(EPA 2020). 2.5 OTHER STATE AND LOCAL RECORDS County tax records and research documents compiled by EDR, Inc. (ERS) were reviewed, in addition to other records available online. Documents provided were: Historic topographic Maps, Aerial Photographs, Sanborn Fire Insurance Company Maps, Environmental Lien and AUL Reports, City Directory Image Report, Department of Health Individual Wastewater System, Building Permit Report and Property Tax Map Report were also examined (Appendix 2). These files are summarized in this section. 2.5.1 Safe Drinking Water Branch Records The State of Hawai`i Department of Health Safe Drinking Water Branch maintains the Safe Drinking Water Branch System, a well data mapping tool. No contaminated wells were mapped within the vicinity of the subject property (HDOH 2020). 2.5.2 Tax Records County of Hawai`i Real Property Assessment division records (County of Hawai`i 2020) were reviewed to compile an ownership and lease history and are summarized in this section. Tax records span the period of 1944 through the present. These records show that the subject property was a portion of the 13.10-acre parcel TMK(3) 7-4-004:014 which was subdivided in 1983 when parcels TMK(3)7-4-004:091 and 92 were created from it. The tax records further show absolutely no improvements to either of the parcels comprising the subject property. County property tax records do not suggest the presence of any environmental issues. 2.5.3 Historical Topographic Maps The subject property is covered by the Kailua USGS 1:24,000 quadrangle topographic maps for the years of 1928, 1959, 1982 and 1996,and by the Hawaii North 1:250,000 map of 1954. These files are too large to be appended to this report but will be provided upon request. Observations of the subject property and vicinity made from these historic topographic maps are summarized in Table 3. Historical Topographical maps suggested no signs of environmental issues. 9 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment Table 3. 11 istoric USGS To i ora i hie Mai Review Map Year Scale Notes Kailua 1928 1 :24,000 No structures are mapped on the subject property. An unimproved road or foot path oriented mostly in the mauka/makai direction appears to pass very near or on the southernmost portion ofthe subject property. Hawai`i 1954 1:250,000 No features are mapped on the subject property although a mauka/makai trail does appear to pass either very near,or over,the subject property. Kailua 1962 1:24,000 No features are mapped within the subject property. The subject property is mapped as mostly forested. The subject property and vicinity appear to be used for pasturing as indicated by the network of jeep trails, water tanks,and fences. Kailua 1982 1:24,000 No features are mapped on the subject property. A number of structures are shown along Uluaoa Street, including two adjacent to the subject property. Kailua 1996 1:24,000 No features are shown on the subject property. 2.5.4 Sanborn Fire Insurance Maps No Sanborn Fire Insurance Maps were available for the subject property. 2.5.5 Aerial Photographs High-resolution aerial photographs for from the years of 1954, 1974 and 1995 were obtained from EDR. Observations of the subject property and vicinity made from these aerial photographs are summarized in Table 4. These files are too large to be appended to this report but will be provided upon request. No Recognized Environmental Conditions were observed from these aerial photographs. i 10 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment Table 4. Summary of Aerial Photographs Reviewed Year Source ID Notes 1954 I:DR 6182491.5 No structures are apparent on the subject property or on adjoining properties. No features, including vehicle tracks, are apparent on the subject property. 1974 l:I)R 6182491.5 No structures are apparent on the subject property or on adjoining properties. No features, including vehicle tracks, are apparent on the subject property. Adjacent properties are undeveloped/unimproved. Kealakaa Street does not extend to the subject property. 1995 I I)R 6182491.5 No structures are apparent on the subject property or on adjoining properties. Adjacent properties appear to be developed as they are at present. No Recognized Environmental Conditions or other environmental issues were revealed by the aerial photograph review. 2.5.6 City Directory Search No City Directories were available for review. 2.5.7 County of Hawai`i Public Works Records County of Hawai`i Department of Public Works had no records regarding the subject property. No Recognized Environmental Conditions were identified from building permit records review. 2.5.8 Department of Environmental Management Wastewater System Records The County Department of Environmental Management had no records for the subject property. 2.5.9 Summary of Land Use Designations and Regulations The subject property has the following land use designations: County of Hawai`i Zoning: Agricultural (A-la) County of Hawai`i General Plan Land Use Pattern Allocation Guide: Low Density Urban ea) State of Hawai`i Land Use District: Urban Volcano Lava Flow Hazard Zone: 4 (1 highest) Agricultural Lands of Importance to the State of Hawai`i (ALISH): Not designated. Land Study Bureau: E(undefined for most of subject property) The subject property is not located in the Special Management Area(SMA). 2.6 Previous Phase I Environmental Site Assessment Reports 11 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment GK Environmental was not provided with any previous Phase I Environmental Site Assessments. 2.7 Environmental Lien and Activity and Use limitations Land title records for environmental cleanup liens and other activity and use limitations, such as engineering controls and institutional controls,may be recorded against a property's deed in order to ensure compliance or completion of regulatory requirements. GK Environmental reviewed two title reports from First American Title dated June 10, 2020, which noted no environmental liens, or other liens against the parcels comprising the subject property. The title report noted no encumbrances against either of the parcels comprising the subject property. i 12 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 3. SITE RECONNAISSANCE 4111 3.1 SITE RECONNAISSANCE SUMMARY This section summarizes observations made during the site visit to the subject property. Documentation of these site visits includes a narrative description, photo-documentation Appendix 4) and maps showing the locations of features observed(Figure 3). On September 4, 2020, Graham Knopp of GK Environmental LLC conducted site reconnaissance on foot. The subject property was accessed from the south side along Kealakaa Street. Two entrances created apparently by trespassers through a sturdy, barbed-wire topped fence were used to access the interior of the site. The interior of the subject property is a dense mix of successional invasive plants that dominate the pre-existing native plants and canoe plants. Due to the dense mix of scrubby trees, vines and understory plants visibility is poor and limited to about 20 feet in nearly all areas visited. The author progressed mauka along the southern property boundary reaching the southeast property corner, located only approximately by recognition of the adjacent residence from an aerial photograph, continuing north along the eastern property boundary, then returning to Kealalakaa Street along the northern property boundary. Another walk was conducted in a loop around the interior portion, and the portion along Kealakaa Street was also surveyed. The interior of the subject property is fairly hummocky, composed of a very weathered 'ea lava flow, with loose cobbles, presenting a fairly challenging terrain taken together with the dense vegetation and numerous rock wall features. Dilapidated rock walls, rock wall enclosures/exclosures were frequently encountered, particularly near the southern property boundary. No lava tubes or voids were observed but it should be noted that these geo-hazards can always be present in such terrain and care should be exercised when traversing this terrain. Small amounts of household waste were observed near Kealakaa Street,apparently left by transient campsites, as well as near the adjacent residence near the northwest subject property corner. The subject property is notable for the lack of impact of heavy equipment on the interior; nowhere was evidence observed of grading and use of a bulldozer or other heavy equipment to modify the terrain. The site reconnaissance revealed no evidence of Recognized Environmental Conditions. 3.2 CURRENT ACTIVITIES The subject property is unused and vacant. 3.3 BUILDING MATERIALS There appear to be no structures on the subject property. 3.4 HAZARDOUS MATERIALS Site investigation did not reveal the presence of hazardous materials on the subject property. 3.5 TRANSFORMERS AND OIL-FILLED ELECTRICAL EQUIPMENT No transformers were observed on the subject property. Although a power pole is located on the subject property along Kealakaa Street, it does not support a transformer. 13 Hualalai Health,Honuaula Affordable Housing,Hawai`i County Phase I Environmental Site Assessment 3.5 SOLID WASTE DISPOSAL A number of discarded tires were observed on the subject property along Kealaka`a Street, with several more located within the road right-of-way. Small quantities of household waste were observed within the site apparently associated with transient campsites, as well as small amounts of household waste tossed over the fence near the northwest corner of the property. These are considered de minimis amounts of non-hazardous materials and do not constitute a Recognized Environmental Condition. 3.6 ROAD ACCESS AND ILLEGAL DUMPING There is no public road access to the interior of the site. No illegal dumping was observed on the subject property with the exception of small quantities of household and miscellaneous non- hazardous solid waste. 14 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase 1 Environmental Site Assessment 4. INTERVIEWS AND USER OR OWNER QUESTIONNAIRES 4.1 USER QUESTIONNAIRE The User and Owner Questionnaire was completed by Alan Rudo,of Alan Rudo Consulting. The questionnaire did not show any concerns for environmental issues. 4.2 INTERVIEWS Alan Rudo was interviewed by telephone on September 15, 2020. Mr. Rudo stated that he was first knowledgeable of the subject property beginning in 2005. Mr. Rudo stated that since that time there has been no active use of the property, but that it had been used to graze cattle in the past. Mr. Rudo stated that he was not aware of the use of any hazardous materials or petroleum hydrocarbons on the subject property including storage tanks. He further stated that he was not aware of any releases of hazardous materials of petroleum hydrocarbons on the subject property. GK Environmental LLC attempted multiple times to reach Warren Matsumoto of Palani Ranch by telephone but was unsuccessful. This does not constitute a data gap, as it is unlikely that the subject property was used for any other us than pasturing of cattle this does not constitute a Recognized Environmental Condition. Interviews did not reveal the presence of Recognized Environmental Conditions. 15 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment IIIII5. ENVIRONMENTAL CONCERNS AND RECOMMENDATIONS This section identifies environmental concerns observed at the property along with recommendations for addressing those concerns. This Phase I Environmental Site Assessment was performed in conformance with the scope and limitations of ASTM Practice E 1527-13,"Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process" (ASTM 2013). This work did not include any testing or sampling; as per ASTM standards, a Phase I does not investigate the subsurface, therefore, if any subsurface disturbance may occur,further investigation may be recommended by performance of a Phase II assessment. A review of environmental records was performed and revealed no documented uses or releases of hazardous materials on the subject property, on adjoining properties, or in the vicinity of the subject property. There were no records of above-ground or underground storage tanks on the subject property. No County, State or Federal Records indicated issues with respect to the subject property that may suggest the presence of environmental conditions, or with adjoining or nearby properties that may impact the subject property. This investigation revealed no Recognized Environmental Conditions with respect to the subject property. No recognized environmental conditions (REC) were identified from document review, personal interviews and visual assessment of the subject site. Government record reviews and site reconnaissance show no environmental issues from surrounding properties that may impact the subject property. One data gap is noted. The densely vegetated subject property implies that some of the subject property was not visually surveyed, although the effort to survey as much of the subject property as reasonably possible was considerable. Given that the terrain is extremely rocky, unstable, and potentially hazardous to those not accustomed to such difficult terrain,and the fact that there is no vehicular access to the interior ofthe site,this data gap is not considered significant. 411 16 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 6. REFERENCES American Society for Testing and Materials(ASTM). 2013. Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. ASTM Standard E 1527-13. County of Hawaii.2020. Real Property Assessment and Tax Billing Information. Retrieved from www.honolulupropertytax.com. Department of Land and Natural Resources. 2020. Flood Hazard Assessment Tool. Downloaded from http://gis.hawaiinfip.org/FHAT/. Environmental Protection Agency(EPA). 2020. Toxic Release Inventory Program. Downloaded September 10, 2020 from https://www.epa.gov/toxics-release-inventory-tri-program/tri-data-and- tools Environmental Data Resources, Inc. (EDR). 2020. The EDR Radius Map Report with Geocheck, Honuaula Affordable Housing. Giambelluca, T.W., Q. Chen, A.G. Frazier, J.P. Price, Y.-L. Chen, P.-S. Chu, J.K. Eischeid, and D.M. Delparte, 2014: Online Rainfall Atlas of Hawai`i. Bull. Amer. Meteor. Soc. 94, 313-316, doi: 10.1175/BAMS-D-11-00228.1. Hawai`i Department of Health (HDOH). 2020. Safe Drinking Water Branch SDWB System. Retrieved from https://eha-cloud.doh.Hawai`i.gov/sdwb/#/viewer/. Hawai`i Groundwater& Geothermal Resources Center(HGGRC).2020. University of Hawai`i at Manoa. https://www.higp.hawai i.edu/hggrc/wells/wel ls.php Hazlett, R.W.,and Hyndman. 1996. D.W. Roadside Geology of Hawi`i. Mountain Press. Juvik, S. P. and Juvik, J.O., editors. 1998. Atlas of Hawaii, Third Edition. Department of Geography, University of Hawai'i at Hilo. Honolulu, University of Hawai'i Press. Mink,J.F.and L. Lau, S. 1993. Aquifer identification and Classification for the Island of Hawai`i: Groundwater Protection Strategy for Hawai'i. Technical Report No. 191. Pukui, M.K., Elbert, S.H., and Mookini, E.T., 1974. Place Names of Hawai`i, University of Hawai`i Press, Honolulu. Soil Conservation Service (SCS). 2020. Web Soil Survey. Retrieved from: https:!! ebsoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx Stearns, H.T. 1985. Geology of the State of Hawai`i. Pacific Book Publishers, Honolulu. United States Geological Survey (USGS). 2020. Earth Explorer. Retrieved from: https://earthexplorer.usgs.gov/. Wolfe, E.W. & Morris, J. 1996. Geologic Map of the Island of Hawai`i. USGS Publication I- 2524-A. Wright, T.L., Chun, J.Y.F. ,Exposo, Jean, Heliker, Christina, Hodge, Jon, Lockwood, J.P., and Vogt,S.M., 1992,Map showing lava-flow hazard zones,Island of Hawaii:U.S.Geological Survey Miscellaneous Field Studies Map MF-2193, scale 1:250,000. 17 Hualalai Health,Honuaula Affordable Housing,Hawaii County Phase I Environmental Site Assessment 7. SIGNATURE OF ENVIRONMENTAL PROFESSIONAL I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312. I have the specific qualifications based on education,training,and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. 4 // Graham Paul Knopp, Ph.D. Principal GK Environmental LLC PO Box 1310 Honoka`a, Hawai`i 96727 Tel (808)938-8583 Email: gpknopp@gkenvllc.com S 18 FIGURES k i., tti 11' a•• t 1 Frr S".1/ . q<aitua-Kona Google Earth C 2020 Goog,., Data SOFST,IFf.• hopeG2020TerraMe4ncs 4 km Figure 1. Subject Property Location Map X11 1 a 1 it PLAT f1 o a ars. O'e 11 r. ,,,•, LiLlit il. ill ei. .,„ ,, 1T,, r•f.„. ' —1 I 611 ,1•1 i . 1Aiiw4 ‘— as IIIAIr; 4 • s if ° Z Et' p x4 i6 i a .: l.. n t .; t rii . i o vk . i r. • i „ i I l n k Jam- t 4 z.1 i Rt Si D iinVi ''I gisa1 a : 3!7. y 1 -. 0..,....._. 1E A ti GI1 tQ- f r0 1:- Y p 1 Sy4 i LI' Crit 2 i4 r,. a ----.;:--:''''.. GI j t 1 44' •itt1i yea Nt o• v 3I i VS S, i Z `iINiinQSc •dfryav = a i Ai i J f ,fit• •••••II zit iSS f i 1• 1;r a 4'd Vit. f t;13,> i •0 } 12 .f i l44 x t tY• -c AI/4 0 •i tO :„. e. Alt . •sem\; •; _ — ••--` i r: t itIt i-Ca • - • i r. '.‘ " ,4 A ' ,' / .' ,' , laNI ' 4 : '•, C oItt4 S —..A s \ < A S 1 4( //'\ +-, 7 A y- at T_..._1 k TtrAZ4*---C.,) ' "• N.,, ... Z a i I . .;.--- — aiiii, ': • II,..,t::::::„.,te„ i "_ t1' 7 i741161ra tr."wc+Ktwc •wesI' 3 attl w Ust. ...._ ,.. a•) u KiG! N!•SVA NM. 44, 1ttE a 1 0797 °A'd'O ,rt,. •'! i_.. 5-*_ .,y F Figure 2. Subject Property TMK Map II11;i0 ilk 11;4 1 ii, la 1 1 4 lR` ti A Approximate' j Subject Property small amounts Boundaries siIlikID i 1 discarded r4'9tires. S r' o,uaoa St `hp Ufa fp 1' 1111:t - , Q m i Google Earth / a1 o ,,,..,N a_, 1 200"m 1 Figure 3. Subject Property Site Map APPENDIX I EDR Radius Map Report Honuaula Affordable Housing Not Reported Kailua Kona, HI 96740 Inquiry Number: 6182491 .2s September 08, 2020 The EDR Radius Map TM Report with GeoCheck° 6 Armstrongclog load.41h floor Shelton CT 036484CEDR' oll is roe'800 352 0050 i w odmei corn FORM-LBD-LMI TABLE OF CONTENTS SECTION PAGE Executive Summary. ES1 Overview Map . 2 Detail Map 3 Map Findings Summary 4 Map Findings Orphan Summary 9 Government Records Searched/Data Currency Tracking GR-1 GEOCHECK ADDENDUM Physical Setting Source Addendum A-1 Physical Setting Source SummaryA-2 Physical Setting SSURGO Soil Map_ _ _ _ _ _ _ _ _ _ _ _ _ _ A-5 Physical Setting Source Map A-8 Physical Setting Source Map Findings A-10 Physical Setting Source Records Searched PSGR-1 Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer-Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources.NO WARRANTY EXPRESSED OR IMPLIED,IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT.ENVIRONMENTAL DATA RESOURCES,INC.SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES.INCLUDING WITHOUT LIMITATION. MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE.ALL RISK IS ASSUMED BY THE USER.IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES,INC.BE LIABLE TO ANYONE,WHETHER ARISING OUT OF ERRORS OR OMISSIONS,NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE,FOR ANY LOSS OF DAMAGE,INCLUDING,WITHOUT LIMITATION,SPECIAL,INCIDENTAL, CONSEQUENTIAL,OR EXEMPLARY DAMAGES.ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES,INC.IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report"AS IS" Any analyses.estimates,ratings. environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide.nor should they be interpreted as providing any facts regarding.or prediction or forecast of,any environmental risk for any property Only a Phase Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally,the information provided in this Report is not to be construed as legal advice Copyright 2020 by Environmental Data Resources, Inc.All rights reserved Reproduction in any media or format, in whole or in part,of any report or map of Environmental Data Resources. Inc,or its affiliates,is prohibited without prior written permission. EDR and its logos(including Sanborn and Sanborn Map)are trademarks of Environmental Data Resources. Inc.or its affiliates.All other 14111100 trademarks used herein are the property of their respective owners TC6182491.2s Page 1 EXECUTIVE SUMMARY A search of available environmental records was conducted by Environmental Data Resources, Inc(EDR). The report was designed to assist parties seeking to meet the search requirements of EPA's Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E 1527-13), the ASTM Standard Practice for Environmental Site Assessments for Forestland or Rural Property (E 2247-16), the ASTM Standard Practice for Limited Environmental Due Diligence:Transaction Screen Process(E 1528-14)or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate. TARGET PROPERTY INFORMATION ADDRESS NOT REPORTED KAILUA KONA, HI 96740 COORDINATES Latitude(North):19.6760640- 19°40'33.83" Longitude(West): 155.9843080- 155°59'3.50" Universal Tranverse Mercator: Zone 5 UTM X(Meters):187077.3 UTM Y(Meters):2178251.2 Elevation: 828 ft. above sea level USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY Target Property Map: 5949394 KAILUA, HI Version Date: 2013 West Map: 5949324 KEAHOLE POINT, HI Version Date: 2013 TC6182491 2s EXECUTIVE SUMMARY 1 Target Property Address: NOT REPORTED MAPPED SITES SUMMARY KAILUA KONA, HI 96740 Click on Map ID to see full detail I MAP RELATIVE DIST(ft &mi.) ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION NO MAPPED SITES FOUND J 6182491.2s Page 2 EXECUTIVE SUMMARY TARGET PROPERTY SEARCH RESULTS The target property was not listed in any of the databases searched by EDR. DATABASES WITH NO MAPPED SITES No mapped sites were found in EDR's search of available ("reasonably ascertainable ") government records either on the target property or within the search radius around the target property for the following databases: STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL National Priority List Proposed NPL Proposed National Priority List Sites NPL LIENS Federal Superfund Liens Federal Delisted NPL site list Delisted NPL National Priority List Deletions Federal CERCLIS list FEDERAL FACILITY Federal Facility Site Information listing SEMS Superfund Enterprise Management System Federal CERCLIS NFRAP site list SEMS-ARCHIVE Superfund Enterprise Management System Archive Federal RCRA CORRACTS facilities list CORRACTS Corrective Action Report Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF RCRA-Treatment,Storage and Disposal Federal RCRA generators list RCRA-LOG RCRA-Large Quantity Generators RCRA-SQG RCRA-Small Quantity Generators RCRA-VSQG RCRA-Very Small Quantity Generators(Formerly Conditionally Exempt Small Quantity Generators) Federal institutional controls/engineering controls registries LUCIS Land Use Control Information System TC6182491 2s EXECUTIVE SUMMARY 3 EXECUTIVE SUMMARY US ENG CONTROLS Engineering Controls Sites List US INST CONTROLS Institutional Controls Sites List Federal ERNS list ERNS Emergency Response Notification System State-and tribal-equivalent CERCLIS SHWS Sites List State and tribal landfill and/or solid waste disposal site lists SWF/LF Permitted Landfills in the State of Hawaii State and tribal leaking storage tank lists LUST Leaking Underground Storage Tank Database INDIAN LUST Leaking Underground Storage Tanks on Indian Land State and tribal registered storage tank lists FEMA UST Underground Storage Tank Listing UST Underground Storage Tank Database INDIAN UST Underground Storage Tanks on Indian Land State and tribal institutional control/engineering control registries ENG CONTROLS Engineering Control Sites INST CONTROL Sites with Institutional Controls Nadi State and tribal voluntary cleanup sites INDIAN VCP Voluntary Cleanup Priority Listing VCP Voluntary Response Program Sites State and tribal Brownfields sites BROWNFIELDS Brownfields Sites ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists US BROWNFIELDS A Listing of Brownfields Sites Local Lists of Landfill/Solid Waste Disposal Sites SWRCY SWRCY INDIAN ODI Report on the Status of Open Dumps on Indian Lands DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations ODI Open Dump Inventory IHS OPEN DUMPS Open Dumps on Indian Land Local Lists of Hazardous waste/Contaminated Sites US HIST CDL Delisted National Clandestine Laboratory Register TC6182491 2s EXECUTIVE SUMMARY 4 EXECUTIVE SUMMARY CDL Clandestine Drug Lab Listing US CDL National Clandestine Laboratory Register Local Land Records LIENS 2 CERCLA Lien Information Records of Emergency Release Reports HMIRS Hazardous Materials Information Reporting System SPILLS Release Notifications SPILLS 90 SPILLS 90 data from FirstSearch Other Ascertainable Records RCRA NonGen/NLR RCRA-Non Generators/No Longer Regulated FUDS Formerly Used Defense Sites DOD Department of Defense Sites SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing US FIN ASSUR Financial Assurance Information EPA WATCH LIST EPA WATCH LIST 2020 COR ACTION 2020 Corrective Action Program List TSCA- Toxic Substances Control Act TRIS Toxic Chemical Release Inventory System SSTS Section 7 Tracking Systems ROD Records Of Decision RMP Risk Management Plans RAATS RCRA Administrative Action Tracking System PRP Potentially Responsible Parties PADS PCB Activity Database System 4111/ ICIS Integrated Compliance Information System FTTS FIFRA/TSCA Tracking System-FIFRA(Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA(Toxic Substances Control Act) MLTS Material Licensing Tracking System COAL ASH DOE Steam-Electric Plant Operation Data COAL ASH EPA_ Coal Combustion Residues Surface Impoundments List PCB TRANSFORMER PCB Transformer Registration Database RADINFO Radiation Information Database HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing DOT OPS Incident and Accident Data CONSENT Supertund(CERCLA)Consent Decrees INDIAN RESERV Indian Reservations FUSRAP Formerly Utilized Sites Remedial Action Program UMTRA_Uranium Mill Tailings Sites LEAD SMELTERS Lead Smelter Sites US AIRS Aerometric Information Retrieval System Facility Subsystem US MINES Mines Master Index File ABANDONED MINES Abandoned Mines FINDS Facility Index System/Facility Registry System DOCKET HWC Hazardous Waste Compliance Docket Listing UXO Unexploded Ordnance Sites ECHO Enforcement&Compliance History Information FUELS PROGRAM EPA Fuels Program Registered Listing AIRS List of Permitted Facilities DRYCLEANERS Permitted Drycleaner Facility Listing TC6182491 2s EXECUTIVE SUMMARY 5 EXECUTIVE SUMMARY Is Financial Assurance Financial Assurance Information Listing LEAD LEAD UIC Underground Injection Wells Listing MINES MRDS Mineral Resources Data System EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP EDR Proprietary Manufactured Gas Plants EDR Hist Auto EDR Exclusive Historical Auto Stations EDR Hist Cleaner EDR Exclusive Historical Cleaners EDR RECOVERED GOVERNMENT ARCHIVES Exclusive Recovered Govt.Archives RGA HWS Recovered Government Archive State Hazardous Waste Facilities List RGA LF Recovered Government Archive Solid Waste Facilities List RGA LUST Recovered Government Archive Leaking Underground Storage Tank SURROUNDING SITES:SEARCH RESULTS Surrounding sites were not identified Unmappable(orphan)sites are not considered in the foregoing analysis J TC6182491 2s EXECUTIVE SUMMARY 6 EXECUTIVE SUMMARY There were no unmapped sites in this report. 4110 t TC6182491 2s EXECUTIVE SUMMARY 7 OVERVIEW MAP - 6182491.2S f li. 11 i Y 1 14110• 1.iani Junction r 5TIL1LE : H%. •-..,, 5TASKUNt opo Li r, I a U( UILILOA 04Sr, 0• tyPH KU ES 'slIPgNq Ya 10141 itr k 0 1) o I O i ..\ 4,• I) I E i v . in.e i tel i C Target Property a 1 4 l 2 1 Mlles A Sites at elevations higher than or equal to the target property Indian Reservations BIA li Sites at elevations lower than Special Flood Hazard Area(1%) the target property A Manufactured Gas Plants 0.2%Annual Chance Flood Hazard 0 National Priority List Sites i : •. i Dept.Defense Sites This report includes Interactive Map Layers to display and/or hide map information.The legend includes only those icons for the default map view. SITE NAME: Honuaula Affordable Housing CLIENT: GK Environmental LLC ADDRESS: Not Reported CONTACT: Graham Knopp Kailua Kona HI 96740 INQUIRY#: 6182491.2s LAT/LONG: 19.676064/155.984308 DATE: September 08,2020 1:50 pm Copyright C2020 EDR.Inc.0 2015 TomTom Rel.2015. DETAIL MAP - 6182491.2S I VKwSt NIIIIIIIIk s\ ID 3 f r' z i i.UUST Ki'm A0 01 tS L'j ; 1 Hao K,,otY.._ i Hiti., 1 i St----r Mai aka i V 0 pa o 4p G t r c112 01111 1 1:-,"7 I3 ', a a J y d ter, L Target Property 0 the 1/! 114 lilies r Sites at elevations higher than or equal to the target property Indian Reservations BIA Sites at elevations lower than Special Flood Hazard Area(1%) the target property A Manufactured Gas Plants 0.2%Annual Chance Flood Hazard Sensitive Receptors Li National Priority List Sites Dept.Defense Sites This report includes Interactive Map Layers to display and/or hide map information.The legend includes only those icons for the default map view. SITE NAME: Honuaula Affordable Housing CLIENT: GK Environmental LLC ADDRESS: Not Reported CONTACT: Graham Knopp Kailua Kona HI 96740 INQUIRY#: 6182491.2s LAT/LONG: 19.676064/155.984308 DATE: September 08,2020 1:51 pm Copyright 02020 FOR.Inc C 2015 TomTom Rel 2015 MAP FINDINGS SUMMARY 41100 SearchDistance Target Total Database Miles)Property <1/8 1/8- 1/4 1/4- 1/2 1/2- 1 >1 Plotted STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL 1000 0 0 0 0 NR 0 Proposed NPL 1.000 0 0 0 0 NR 0 NPL LIENS 1.000 0 0 0 0 NR 0 Federal Delisted NPL site list Delisted NPL 1.000 0 0 0 0 NR 0 Federal CERCLIS list FEDERAL FACILITY 0.500 0 0 0 NR NR 0 SEMS 0.500 0 0 0 NR NR 0 Federal CERCLIS NFRAP site list SEMS-ARCHIVE 0 500 0 0 0 NR NR 0 Federal RCRA CORRACTS facilities list CORRACTS 1.000 0 0 0 0 NR 0 Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF 0.500 0 0 0 NR NR 0 Federal RCRA generators list RCRA-LQG 0 250 0 0 NR NR NR 0 RCRA-SQG 0 250 0 0 NR NR NR 0 RCRA-VSQG 0.250 0 0 NR NR NR 0 Federal institutional controls/ engineering controls registries LUCIS 0.500 0 0 0 NR NR 0 US ENG CONTROLS 0.500 0 0 0 NR NR 0 US INST CONTROLS 0.500 0 0 0 NR NR 0 Federal ERNS list ERNS 0.001 0 NR NR NR NR 0 State-and tribal-equivalent CERCLIS SHWS 1.000 0 0 0 0 NR 0 State and tribal landfill and/or solid waste disposal site lists SWF/LF 0 500 0 0 0 NR NR 0 State and tribal leaking storage tank lists LUST 0 500 0 0 0 NR NR 0 INDIAN LUST 0.500 0 0 0 NR NR 0 State and tribal registered storage tank lists FEMA UST 0.250 0 0 NR NR NR 0 11110 TC6182491 2s Page 4 MAP FINDINGS SUMMARY SearchDistance Target Total Database Miles)Property <1/8 1/8- 1/4 1/4- 1/2 1/2-1 >1 Plotted UST 0.250 0 0 NR NR NR 0 INDIAN UST 0.250 0 0 NR NR NR 0 State and tribal institutional control/engineering control registries ENG CONTROLS 0.500 0 0 0 NR NR 0 INST CONTROL 0.500 0 0 0 NR NR 0 State and tribal voluntary cleanup sites INDIAN VCP 0.500 0 0 0 NR NR 0 VCP 0.500 0 0 0 NR NR 0 State and tribal Brownfields sites BROWNFIELDS 0 500 0 0 0 NR NR 0 ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists US BROWNFIELDS 0 500 0 0 0 NR NR 0 Local Lists of Landfill/Solid Waste Disposal Sites SWRCY 0.500 0 0 0 NR NR 0 INDIAN ODI 0.500 0 0 0 NR NR 0 DEBRIS REGION 9 0.500 0 0 0 NR NR 0 ODI 0.500 0 0 0 NR NR 0 IHS OPEN DUMPS 0.500 0 0 0 NR NR 0 Local Lists of Hazardous waste/ Contaminated Sites US HIST CDL 0 001 0 NR NR NR NR 0 CDL 0.001 0 NR NR NR NR 0 US CDL 0.001 0 NR NR NR NR 0 Local Land Records LIENS 2 0.001 0 NR NR NR NR 0 Records of Emergency Release Reports HMIRS 0 001 0 NR NR NR NR 0 SPILLS 0 001 0 NR NR NR NR 0 SPILLS 90 0.001 0 NR NR NR NR 0 OtherAscertainable Records RCRA NonGen/NLR 0.250 0 0 NR NR NR 0 FUDS 1000 0 0 0 0 NR 0 DOD 1.000 0 0 0 0 NR 0 SCRD DRYCLEANERS 0.500 0 0 0 NR NR 0 US FIN ASSUR 0 001 0 NR NR NR NR 0 EPA WATCH LIST 0 001 0 NR NR NR NR 0 2020 COR ACTION 0 250 0 0 NR NR NR 0 TC6182491.2s Page 5 MAP FINDINGS SUMMARY 44110 SearchDistance Target Total Database Miles)Property <1/8 1/8- 1/4 1/4- 1/2 1/2- 1 >1 Plotted TSCA 0 001 0 NR NR NR NR 0 TRIS 0 001 0 NR NR NR NR 0 SSTS 0.001 0 NR NR NR NR 0 ROD 1000 0 0 0 0 NR 0 RMP 0 001 0 NR NR NR NR 0 RAATS 0 001 0 NR NR NR NR 0 PRP 0.001 0 NR NR NR NR 0 PADS 0.001 0 NR NR NR NR 0 ICIS 0 001 0 NR NR NR NR 0 FITS 0 001 0 NR NR NR NR 0 MLTS 0 001 0 NR NR NR NR 0 COAL ASH DOE 0 001 0 NR NR NR NR 0 COAL ASH EPA 0.500 0 0 0 NR NR 0 PCB TRANSFORMER 0 001 0 NR NR NR NR 0 RADINFO 0 001 0 NR NR NR NR 0 HIST FTTS 0 001 0 NR NR NR NR 0 DOT OPS 0.001 0 NR NR NR NR 0 CONSENT 1.000 0 0 0 0 NR 0 INDIAN RESERV 1 000 0 0 0 0 NR 0 FUSRAP 1 000 0 0 0 0 NR 0 UMTRA 0 500 0 0 0 NR NR 0 LEAD SMELTERS 0 001 0 NR NR NR NR 0 US AIRS 0 001 0 NR NR NR NR 0 US MINES 0.250 0 0 NR NR NR 0 ABANDONED MINES 0.250 0 0 NR NR NR 0 FINDS 0 001 0 NR NR NR NR 0 DOCKET HWC 0 001 0 NR NR NR NR 0 UXO 1000 0 0 0 0 NR 0 ECHO 0.001 0 NR NR NR NR 0 FUELS PROGRAM 0.250 0 0 NR NR NR 0 AIRS 0.001 0 NR NR NR NR 0 DRYCLEANERS 0.250 0 0 NR NR NR 0 Financial Assurance 0.001 0 NR NR NR NR 0 LEAD 0 001 0 NR NR NR NR 0 UIC 0 001 0 NR NR NR NR 0 MINES MRDS 0 001 0 NR NR NR NR 0 EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP 1.000 0 0 0 0 NR 0 EDR Hist Auto 0.125 0 NR NR NR NR 0 EDR Hist Cleaner 0 125 0 NR NR NR NR 0 EDR RECOVERED GOVERNMENT ARCHIVES Exclusive Recovered Govt.Archives RGA HWS 0 001 0 NR NR NR NR 0 RGA LF 0 001 0 NR NR NR NR 0 I 44 1 TC6182491 2s Page 6 I MAP FINDINGS SUMMARY SearchDistance Target Total Database Miles)Property <1/8 1/8- 1/4 1/4- 1/2 1/2- 1 >1 Plotted RGA LUST 0 001 0 NR NR NR NR 0 Totals-- 0 0 0 0 0 0 0 NOTES: TP=Target Property NR=Not Requested at this Search Distance Sites may be listed in more than one database L TC6182491.2s Page 7 Map ID MAP FINDINGS DirectionDistance EDR ID Number Elevation Site Database(s) EPA ID Number 11111110 NO SITES FOUND cid TC6182491.2s Page 8 toai0 O.lN a)0)OSd NN 0)N00coU 4 m 22UzxaCC0 0z0LL 0) (nNI-Z 0 I) Z o_ Ow 0 C O U U GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING To maintain currency of the following federal and state databases,EDR contacts the appropriate governmental agency on a monthly or quarterly basis,as required. Number of Days to Update:Provides confirmation that EDR is reporting records that have been updated within 90 days from the date the government agency made the information available to the public. STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL National Priority List National Priorities List(Superfund).The NPL is a subset of CERCLIS and identifies over 1,200 sites for priority cleanup under the Superfund Program. NPL sites may encompass relatively large areas.As such,EDR provides polygon coverage for over 1,000 NPL site boundaries produced by EPA's Environmental Photographic Interpretation Center EPIC)and regional EPA offices Date of Government Version:07/29/2020 Source: EPA Date Data Arrived at EDR:08/03/2020 Telephone N/A Date Made Active in Reports:08/25/2020 Last EDR Contact 09/03/2020 Number of Days to Update 22 Next Scheduled EDR Contact 10/12/2020 Data Release Frequency Quarterly NPL Site Boundaries Sources: EPA's Environmental Photographic Interpretation Center(EPIC) Telephone 202-564-7333 EPA Region 1 EPA Region 6 Telephone 617-918-1143 Telephone 214-655-6659 EPA Region 3 EPA Region 7 Telephone 215-814-5418 Telephone 913-551-7247 EPA Region 4 EPA Region 8 Telephone 404-562-8033 Telephone:303-312-6774 EPA Region 5 EPA Region 9 Telephone 312-886-6686 Telephone 415-947-4246 EPA Region 10 Telephone 206-553-8665 Proposed NPL: Proposed National Priority List Sites A site that has been proposed for listing on the National Priorities List through the issuance of a proposed rule in the Federal Register.EPA then accepts public comments on the site,responds to the comments,and places on the NPL those sites that continue to meet the requirements for listing. Date of Government Version 07/29/2020 Source: EPA Date Data Arrived at EDR:08/03/2020 Telephone N/A Date Made Active in Reports.08/25/2020 Last EDR Contact 09/03/2020 Number of Days to Update:22 Next Scheduled EDR Contact 10/12/2020 Data Release Frequency Quarterly NPL LIENS Federal Superfund Liens Federal Superfund Liens Under the authority granted the USEPA by CERCLA of 1980,the USEPA has the authority to file liens against real property in order to recover remedial action expenditures or when the property owner received notification of potential liability.USEPA compiles a listing of filed notices of Superfund Liens. mid TC6182491 2s Page GR-1 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING Date of Government Version.10/15/1991 Source: EPA Date Data Arrived at EDR:02/02/1994 Telephone. 202-564-4267 Date Made Active in Reports:03/30/1994 Last EDR Contact 08/15/2011 Number of Days to Update:56 Next Scheduled EDR Contact 11/28/2011 Data Release Frequency No Update Planned Federal Delisted NPL site list Delisted NPL: National Priority List Deletions The National Oil and Hazardous Substances Pollution Contingency Plan(NCP)establishes the criteria that the EPA uses to delete sites from the NPL In accordance with 40 CFR 300 425.(e),sites may be deleted from the NPL where no further response is appropriate Date of Government Version:07/29/2020 Source: EPA Date Data Arrived at EDR 08/03/2020 Telephone: N/A Date Made Active in Reports 08/25/2020 Last EDR Contact 09/03/2020 Number of Days to Update:22 Next Scheduled EDR Contact:10/12/2020 Data Release Frequency Quarterly Federal CERCLIS list FEDERAL FACILITY Federal Facility Site Information listing A listing of National Priority List(NPL)and Base Realignment and Closure(BRAC)sites found in the Comprehensive Environmental Response,Compensation and Liability Information System(CERCLIS)Database where EPA Federal Facilities Restoration and Reuse Office is involved in cleanup activities Date of Government Version 04/03/2019 Source: Environmental Protection Agency Date Data Arrived at EDR 04/05/2019 Telephone 703-603-8704 Date Made Active in Reports 05/14/2019 Last EDR Contact 07/02/2020 Number of Days to Update:39 Next Scheduled EDR Contact:10/12/2020 Data Release Frequency Varies 11111, SEMS Superfund Enterprise Management System SEMS(Superfund Enterprise Management System)tracks hazardous waste sites,potentially hazardous waste sites, and remedial activities performed in support of EPA's Superfund Program across the United States.The list was formerly know as CERCLIS,renamed to SEMS by the EPA in 2015.The list contains data on potentially hazardous waste sites that have been reported to the USEPA by states,municipalities,private companies and private persons, pursuant to Section 103 of the Comprehensive Environmental Response,Compensation,and Liability Act(CERCLA). This dataset also contains sites which are either proposed to or on the National Priorities List(NPL)and the sites which are in the screening and assessment phase for possible inclusion on the NPL. Date of Government Version 07/29/2020 Source: EPA Date Data Arrived at EDR:08/03/2020 Telephone: 800-424-9346 Date Made Active in Reports:08/25/2020 Last EDR Contact:09/03/2020 Number of Days to Update:22 Next Scheduled EDR Contact 10/26/2020 Data Release Frequency:Quarterly Federal CERCLIS NFRAP site list SEMS-ARCHIVE: Superfund Enterprise Management System Archive TC6182491.2s Page GR-2 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING SEMS-ARCHIVE(Superfund Enterprise Management System Archive)tracks sites that have no further interest under the Federal Superfund Program based on available information.The list was formerly known as the CERCLIS-NFRAP, renamed to SEMS ARCHIVE by the EPA in 2015.EPA may perform a minimal level of assessment work at a site while it is archived if site conditions change and/or new information becomes available.Archived sites have been removed and archived from the inventory of SEMS sites.Archived status indicates that,to the best of EPA's knowledge, assessment at a site has been completed and that EPA has determined no further steps will be taken to list the site on the National Priorities List(NPL),unless information indicates this decision was not appropriate or other considerations require a recommendation for listing at a later time.The decision does not necessarily mean that there is no hazard associated with a given site;it only means that.based upon available information,the location is not judged to be potential NPL site. Date of Government Version:07/29/2020 Source. EPA Date Data Arrived at EDR:08/03/2020 Telephone 800-424-9346 Date Made Active in Reports:08/25/2020 Last EDR Contact 09/03/2020 Number of Days to Update 22 Next Scheduled EDR Contact:10/26/2020 Data Release Frequency.Quarterly Federal RCRA CORRACTS facilities list CORRACTS: Corrective Action Report CORRACTS identifies hazardous waste handlers with RCRA corrective action activity Date of Government Version:03/23/2020 Source EPA Date Data Arrived at EDR:03/25/2020 Telephone 800-424-9346 Date Made Active in Reports:05/21/2020 Last EDR Contact 06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency:Quarterly Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF. RCRA-Treatment,Storage and Disposal RCRAInfo is EPA's comprehensive information system,providing access to data supporting the Resource Conservation and Recovery Act(RCRA)of 1976 and the Hazardous and Solid Waste Amendments(HSWA)of 1984 The database includes selective information on sites which generate,transport,store,treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act(RCRA).Transporters are individuals or entities that move hazardous waste from the generator offsite to a facility that can recycle,treat,store,or dispose of the waste TSDFs treat,store,or dispose of the waste. Date of Government Version:03/23/2020 Source Environmental Protection Agency Date Data Arrived at EDR:03/25/2020 Telephone (415)495-8895 Date Made Active in Reports:05/21/2020 Last EDR Contact 06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency Quarterly Federal RCRA generators list RCRA-LQG: RCRA-Large Quantity Generators RCRAInfo is EPA's comprehensive information system,providing access to data supporting the Resource Conservation and Recovery Act(RCRA)of 1976 and the Hazardous and Solid Waste Amendments(HSWA)of 1984.The database includes selective information on sites which generate,transport,store,treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act(RCRA). Large quantity generators(LQGs)generate over 1,000 kilograms(kg)of hazardous waste,or over 1 kg of acutely hazardous waste per month. Date of Government Version:03/23/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:03/25/2020 Telephone: (415)495-8895 Date Made Active in Reports 05/21/2020 Last EDR Contact:06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact 10/05/2020 Data Release Frequency Quarterly TC6182491 2s Page GR-3 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING 11110, RCRA-SQG: RCRA-Small Quantity Generators RCRAInfo is EPA's comprehensive information system,providing access to data supporting the Resource Conservation and Recovery Act(RCRA)of 1976 and the Hazardous and Solid Waste Amendments(HSWA)of 1984 The database includes selective information on sites which generate,transport,store,treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act(RCRA).Small quantity generators(SQGs)generate between 100 kg and 1,000 kg of hazardous waste per month Date of Government Version:03/23/2020 Source. Environmental Protection Agency Date Data Arrived at EDR:03/25/2020 Telephone: (415)495-8895 Date Made Active in Reports:05/21/2020 Last EDR Contact:06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency:Quarterly RCRA-VSQG RCRA-Very Small Quantity Generators(Formerly Conditionally Exempt Small Quantity Generators) RCRAInfo is EPA's comprehensive information system,providing access to data supporting the Resource Conservation and Recovery Act(RCRA)of 1976 and the Hazardous and Solid Waste Amendments(HSWA)of 1984.The database includes selective information on sites which generate,transport,store,treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act(RCRA).Very small quantity generators(VSQGs)generate less than 100 kg of hazardous waste,or less than 1 kg of acutely hazardous waste per month. Date of Government Version:03/23/2020 Source: Environmental Protection Agency Date Data Arrived at EDR.03/25/2020 Telephone: (415)495-8895 Date Made Active in Reports:05/21/2020 Last EDR Contact:06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency:Quarterly Federal institutional controls/engineering controls registries LUCIS: Land Use Control Information System LUCIS contains records of land use control information pertaining to the former Navy Base Realignment and Closure properties Date of Government Version:05/15/2020 Source: Department of the Navy Date Data Arrived at EDR 05/19/2020 Telephone: 843-820-7326 Date Made Active in Reports:06/18/2020 Last EDR Contact:08/04/2020 Number of Days to Update:30 Next Scheduled EDR Contact 11/23/2020 Data Release Frequency:Varies US ENG CONTROLS: Engineering Controls Sites List A listing of sites with engineering controls in place.Engineering controls include various forms of caps,building foundations,liners,and treatment methods to create pathway elimination for regulated substances to enter environmental media or effect human health Date of Government Version.02/13/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:02/20/2020 Telephone: 703-603-0695 Date Made Active in Reports:05/15/2020 Last EDR Contact:08/24/2020 Number of Days to Update 85 Next Scheduled EDR Contact:12/07/2020 Data Release Frequency:Varies US INST CONTROLS Institutional Controls Sites List A listing of sites with institutional controls in place Institutional controls include administrative measures, such as groundwater use restrictions,construction restrictions,property use restrictions,and post remediation care requirements intended to prevent exposure to contaminants remaining on site.Deed restrictions are generally required as part of the institutional controls. Date of Government Version 02/13/2020 Source: Environmental Protection Agency Date Data Arrived at EDR 02/20/2020 Telephone: 703-603-0695 Date Made Active in Reports:05/15/2020 Last EDR Contact:08/24/2020 Number of Days to Update 85 Next Scheduled EDR Contact: 12/07/2020 Data Release Frequency:Varies L TC6182491 2s Page GR-4 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING Federal ERNS list ERNS: Emergency Response Notification System Emergency Response Notification System. ERNS records and stores information on reported releases of oil and hazardous substances. Date of Government Version:03/22/2020 Source. National Response Center,United States Coast Guard Date Data Arrived at EDR 03/24/2020 Telephone 202-267-2180 Date Made Active in Reports:06/18/2020 Last EDR Contact.06/22/2020 Number of Days to Update.86 Next Scheduled EDR Contact. 10/05/2020 Data Release Frequency:Quarterly State-and tribal-equivalent CERCLIS SHWS Sites List Facilities,sites or areas in which the Office of Hazard Evaluation and Emergency Response has an interest,has investigated or may investigate under HRS 128D(includes CERCLIS sites). Date of Government Version:08/07/2020 Source Department of Health Date Data Arrived at EDR:08/12/2020 Telephone 808-586-4249 Date Made Active in Reports 09/02/2020 Last EDR Contact:08/12/2020 Number of Days to Update 21 Next Scheduled EDR Contact:09/21/2020 Data Release Frequency:Semi-Annually State and tribal landfill and/or solid waste disposal site lists SWF/LF: Permitted Landfills in the State of Hawaii Solid Waste Facilities/Landfill Sites.SWF/LF type records typically contain an inventory of solid waste disposal facilities or landfills in a particular state Depending on the state,these may be active or inactive facilities or open dumps that failed to meet RCRA Subtitle D Section 4004 criteria for solid waste landfills or disposal sites Date of Government Version:02/09/2020 Source: Department of Health Date Data Arrived at EDR:03/13/2020 Telephone. 808-586-4245 Date Made Active in Reports:05/29/2020 Last EDR Contact 06/17/2020 Number of Days to Update 77 Next Scheduled EDR Contact: 10/05/2020 Data Release Frequency:Varies State and tribal leaking storage tank lists LUST: Leaking Underground Storage Tank Database Leaking Underground Storage Tank Incident Reports.LUST records contain an inventory of reported leaking underground storage tank incidents Not all states maintain these records,and the information stored varies by state. Date of Government Version 02/25/2020 Source: Department of Health Date Data Arrived at EDR:02/26/2020 Telephone 808-586-4228 Date Made Active in Reports:05/01/2020 Last EDR Contact 08/24/2020 Number of Days to Update:65 Next Scheduled EDR Contact 12/07/2020 Data Release Frequency.Semi-Annually INDIAN LUST R4: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Florida,Mississippi and North Carolina Date of Government Version 04/14/2020 Source EPA Region 4 Date Data Arrived at EDR 05/26/2020 Telephone 404-562-8677 Date Made Active in Reports:08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update:78 Next Scheduled EDR Contact: 11/02/2020 Data Release Frequency Varies TC6182491 2s Page GR-5 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING INDIAN LUST R6 Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in New Mexico and Oklahoma. Date of Government Version:04/08/2020 Source. EPA Region 6 Date Data Arrived at EDR 05/20/2020 Telephone 214-665-6597 Date Made Active in Reports:08/12/2020 Last EDR Contact.07/24/2020 Number of Days to Update.84 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Varies INDIAN LUST R7: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Iowa,Kansas,and Nebraska Date of Government Version 04/15/2020 Source: EPA Region 7 Date Data Arrived at EDR:05/20/2020 Telephone: 913-551-7003 Date Made Active in Reports 08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact*11/02/2020 Data Release Frequency:Varies INDIAN LUST R8: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Colorado,Montana,North Dakota,South Dakota,Utah and Wyoming Date of Government Version:04/14/2020 Source EPA Region 8 Date Data Arrived at EDR:05/20/2020 Telephone: 303-312-6271 Date Made Active in Reports:08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact: 11/02/2020 Data Release Frequency Varies INDIAN LUST R10 Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Alaska, Idaho,Oregon and Washington. Date of Government Version:04/14/2020 Source EPA Region 10 Date Data Arrived at EDR 05/20/2020 Telephone* 206-553-2857 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/24/2020 41111, Number of Days to Update:84 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency Varies INDIAN LUST R1: Leaking Underground Storage Tanks on Indian Land A listing of leaking underground storage tank locations on Indian Land. Date of Government Version:04/29/2020 Source EPA Region 1 Date Data Arrived at EDR:05/20/2020 Telephone 617-918-1313 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/24/2020 Number of Days to Update 84 Next Scheduled EDR Contact.11/02/2020 Data Release Frequency:Varies INDIAN LUST R5: Leaking Underground Storage Tanks on Indian Land Leaking underground storage tanks located on Indian Land in Michigan,Minnesota and Wisconsin. Date of Government Version:04/14/2020 Source: EPA,Region 5 Date Data Arrived at EDR 05/20/2020 Telephone: 312-886-7439 Date Made Active in Reports:08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update*84 Next Scheduled EDR Contact: 11/02/2020 Data Release Frequency:Varies INDIAN LUST R9 Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Arizona,California,New Mexico and Nevada Date of Government Version.04/08/2020 Source: Environmental Protection Agency Date Data Arrived at EDR 05/20/2020 Telephone. 415-972-3372 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact*11/02/2020 Data Release Frequency Varies TC6182491 2s Page GR-6 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING State and tribal registered storage tank lists loose FEMA UST Underground Storage Tank Listing A listing of all FEMA owned underground storage tanks. Date of Government Version:02/01/2020 Source: FEMA Date Data Arrived at EDR:03/19/2020 Telephone: 202-646-5797 Date Made Active in Reports 06/09/2020 Last EDR Contact.07/06/2020 Number of Days to Update 82 Next Scheduled EDR Contact.10/19/2020 Data Release Frequency Varies UST: Underground Storage Tank Database Registered Underground Storage Tanks. UST's are regulated under Subtitle I of the Resource Conservation and Recovery Act(RCRA)and must be registered with the state department responsible for administering the UST program Available information varies by state program. Date of Government Version 02/25/2020 Source: Department of Health Date Data Arrived at EDR 02/26/2020 Telephone: 808-586-4228 Date Made Active in Reports.05/01/2020 Last EDR Contact:08/24/2020 Number of Days to Update:65 Next Scheduled EDR Contact:12/07/2020 Data Release Frequency:Semi-Annually INDIAN UST R6. Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 6(Louisiana,Arkansas,Oklahoma,New Mexico,Texas and 65 Tribes). Date of Government Version:04/08/2020 Source: EPA Region 6 Date Data Arrived at EDR:05/20/2020 Telephone: 214-665-7591 Date Made Active in Reports:08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update 84 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Varies INDIAN UST R7: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 7(Iowa,Kansas, Missouri,Nebraska,and 9 Tribal Nations). Date of Government Version 04/03/2020 Source' EPA Region 7 Date Data Arrived at EDR:05/20/2020 Telephone. 913-551-7003 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency Varies INDIAN UST R1 Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 1 (Connecticut,Maine,Massachusetts,New Hampshire,Rhode Island,Vermont and ten Tribal Nations). Date of Government Version:04/29/2020 Source: EPA, Region 1 Date Data Arrived at EDR 05/20/2020 Telephone: 617-918-1313 Date Made Active in Reports:08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency.Varies INDIAN UST R9 Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 9(Arizona,California,Hawaii,Nevada,the Pacific Islands,and Tribal Nations). Date of Government Version.04/08/2020 Source: EPA Region 9 Date Data Arrived at EDR 05/20/2020 Telephone 415-972-3368 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/23/2020 Number of Days to Update 84 Next Scheduled EDR Contact 11/01/2020 Data Release Frequency Varies IVO TC6182491 2s Page GR-7 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING INDIAN UST R10 Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 10(Alaska, Idaho,Oregon,Washington,and Tribal Nations). Date of Government Version 04/14/2020 Source EPA Region 10 Date Data Arrived at EDR:05/20/2020 Telephone 206-553-2857 Date Made Active in Reports.08/12/2020 Last EDR Contact 07/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Varies INDIAN UST R5 Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 5(Michigan,Minnesota and Wisconsin and Tribal Nations). Date of Government Version:04/14/2020 Source: EPA Region 5 Date Data Arrived at EDR:05/20/2020 Telephone: 312-886-6136 Date Made Active in Reports.08/12/2020 Last EDR Contact:07/24/2020 Number of Days to Update 84 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency.Varies INDIAN UST R4: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 4(Alabama,Florida,Georgia,Kentucky,Mississippi,North Carolina,South Carolina,Tennessee and Tribal Nations) Date of Government Version:04/14/2020 Source: EPA Region 4 Date Data Arrived at EDR:05/26/2020 Telephone: 404-562-9424 Date Made Active in Reports:08/12/2020 Last EDR Contact 07/24/2020 Number of Days to Update:78 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Varies INDIAN UST R8: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank(UST)database provides information about underground storage tanks on Indian land in EPA Region 8(Colorado,Montana,North Dakota, South Dakota,Utah,Wyoming and 27 Tribal Nations) Date of Government Version:04/14/2020 Source. EPA Region 8 Date Data Arrived at EDR:05/20/2020 Telephone: 303-312-6137 Date Made Active in Reports.08/13/2020 Last EDR Contact:07/24/2020 Number of Days to Update 85 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency:Varies State and tribal institutional control/engineering control registries ENG CONTROLS Engineering Control Sites A listing of sites with engineering controls in place. Date of Government Version:04/17/2019 Source: Department of Health Date Data Arrived at EDR 05/21/2019 Telephone 404-586-4249 Date Made Active in Reports:05/30/2019 Last EDR Contact:08/12/2020 Number of Days to Update:9 Next Scheduled EDR Contact.09/21/2020 Data Release Frequency:Varies INST CONTROL: Sites with Institutional Controls Voluntary Remediation Program and Brownfields sites with institutional controls in place. Date of Government Version:04/17/2019 Source Department of Health Date Data Arrived at EDR:05/21/2019 Telephone. 808-586-4249 Date Made Active in Reports.05/30/2019 Last EDR Contact:08/12/2020 Number of Days to Update 9 Next Scheduled EDR Contact 09/21/2020 Data Release Frequency:Varies TC6182491.2s Page GR-8 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING State and tribal voluntary cleanup sites aaf VCP: Voluntary Response Program Sites Sites participating in the Voluntary Response Program The purpose of the VRP is to streamline the cleanup process in a way that will encourage prospective developers,lenders,and purchasers to voluntarily cleanup properties. Date of Government Version:08/07/2020 Source Department of Health Date Data Arrived at EDR:08/12/2020 Telephone: 808-586-4249 Date Made Active in Reports:09/02/2020 Last EDR Contact:08/12/2020 Number of Days to Update'21 Next Scheduled EDR Contact:09/21/2020 Data Release Frequency:Varies INDIAN VCP R7. Voluntary Cleanup Priority Lisitng A listing of voluntary cleanup priority sites located on Indian Land located in Region 7. Date of Government Version 03/20/2008 Source: EPA,Region 7 Date Data Arrived at EDR 04/22/2008 Telephone: 913-551-7365 Date Made Active in Reports:05/19/2008 Last EDR Contact.04/20/2009 Number of Days to Update:27 Next Scheduled EDR Contact:07/20/2009 Data Release Frequency:Varies INDIAN VCP R1: Voluntary Cleanup Priority Listing A listing of voluntary cleanup priority sites located on Indian Land located in Region 1 Date of Government Version.07/27/2015 Source: EPA, Region 1 Date Data Arrived at EDR:09/29/2015 Telephone: 617-918-1102 Date Made Active in Reports 02/18/2016 Last EDR Contact:06/17/2020 Number of Days to Update: 142 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency:Varies State and tribal Brownfields sites BROWNFIELDS: Brownfields Sites With certain legal exclusions and additions,the term'brownfield site'means real property,the expansion,redevelopment,1111110orreuseofwhichmaybecomplicatedbythepresenceorpotentialpresenceofahazardoussubstance,pollutant, or contaminant Date of Government Version:08/07/2020 Source: Department of Health Date Data Arrived at EDR:08/12/2020 Telephone: 808-586-4249 Date Made Active in Reports:09/02/2020 Last EDR Contact:08/12/2020 Number of Days to Update:21 Next Scheduled EDR Contact:09/21/2020 Data Release Frequency:Varies ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists US BROWNFIELDS: A Listing of Brownfields Sites Brownfields are real property,the expansion,redevelopment,or reuse of which may be complicated by the presence or potential presence of a hazardous substance,pollutant,or contaminant.Cleaning up and reinvesting in these properties takes development pressures off of undeveloped,open land,and both improves and protects the environment. Assessment,Cleanup and Redevelopment Exchange System(ACRES)stores information reported by EPA Brownfields grant recipients on brownfields properties assessed or cleaned up with grant funding as well as information on Targeted Brownfields Assessments performed by EPA Regions.A listing of ACRES Brownfield sites is obtained from Cleanups in My Community.Cleanups in My Community provides information on Brownfields properties for which information is reported back to EPA,as well as areas served by Brownfields grant programs Date of Government Version:06/01/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:06/02/2020 Telephone: 202-566-2777 Date Made Active in Reports:06/09/2020 Last EDR Contact:06/02/2020 Number of Days to Update:7 Next Scheduled EDR Contact:09/28/2020 Data Release Frequency:Semi-Annually TC6182491.2s Page GR-9 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING Local Lists of Landfill/Solid Waste Disposal Sites SWRCY SWRCY A listing of recycling and drop-off facilities located in Hawaii. Date of Government Version 02/09/2020 Source: Department of Health Date Data Arrived at EDR:03/13/2020 Telephone: 808-586-4226 Date Made Active in Reports:05/28/2020 Last EDR Contact:06/17/2020 Number of Days to Update:76 Next Scheduled EDR Contact:10/05/2020 Data Release Frequency Varies INDIAN ODI: Report on the Status of Open Dumps on Indian Lands Location of open dumps on Indian land. Date of Government Version:12/31/1998 Source: Environmental Protection Agency Date Data Arrived at EDR 12/03/2007 Telephone: 703-308-8245 Date Made Active in Reports'01/24/2008 Last EDR Contact:07/21/2020 Number of Days to Update.52 Next Scheduled EDR Contact:11/09/2020 Data Release Frequency:Varies ODI Open Dump Inventory An open dump is defined as a disposal facility that does not comply with one or more of the Part 257 or Part 258 Subtitle D Criteria Date of Government Version 06/30/1985 Source Environmental Protection Agency Date Data Arrived at EDR:08/09/2004 Telephone: 800-424-9346 Date Made Active in Reports 09/17/2004 Last EDR Contact:06/09/2004 Number of Days to Update:39 Next Scheduled EDR Contact N/A Data Release Frequency:No Update Planned DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations A listing of illegal dump sites location on the Torres Martinez Indian Reservation located in eastern Riverside 411ile County and northern Imperial County,California. Date of Government Version 01/12/2009 Source: EPA,Region 9 Date Data Arrived at EDR.05/07/2009 Telephone: 415-947-4219 Date Made Active in Reports:09/21/2009 Last EDR Contact:07/14/2020 Number of Days to Update: 137 Next Scheduled EDR Contact: 11/02/2020 Data Release Frequency:No Update Planned IHS OPEN DUMPS Open Dumps on Indian Land A listing of all open dumps located on Indian Land in the United States. Date of Government Version:04/01/2014 Source: Department of Health&Human Serivces,Indian Health Service Date Data Arrived at EDR:08/06/2014 Telephone: 301-443-1452 Date Made Active in Reports:01/29/2015 Last EDR Contact:07/31/2020 Number of Days to Update:176 Next Scheduled EDR Contact:11/09/2020 Data Release Frequency:Varies Local Lists of Hazardous waste/Contaminated Sites US HIST CDL: National Clandestine Laboratory Register A listing of clandestine drug lab locations that have been removed from the DEAs National Clandestine Laboratory Register Date of Government Version 03/18/2020 Source: Drug Enforcement Administration Date Data Arrived at EDR:03/19/2020 Telephone- 202-307-1000 Date Made Active in Reports 06/09/2020 Last EDR Contact 08/19/2020 Number of Days to Update'82 Next Scheduled EDR Contact 12/07/2020 Data Release Frequency No Update Planned TC6182491 2s Page GR-10 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING CDL Clandestine Drug Lab Listing 11111) A listing of clandestine drug lab site locations Date of Government Version:08/04/2010 Source: Department of Health Date Data Arrived at EDR.09/10/2010 Telephone: 808-586-4249 Date Made Active in Reports 10/22/2010 Last EDR Contact:08/19/2020 Number of Days to Update:42 Next Scheduled EDR Contact 12/07/2020 Data Release Frequency No Update Planned US CDL Clandestine Drug Labs A listing of clandestine drug lab locations The U.S Department of Justice('The Department")provides this web site as a public service It contains addresses of some locations where law enforcement agencies reported they found chemicals or other items that indicated the presence of either clandestine drug laboratories or dumpsites. In most cases,the source of the entries is not the Department,and the Department has not verified the entry and does not guarantee its accuracy. Members of the public must verify the accuracy of all entries by,for example, contacting local law enforcement and local health departments Date of Government Version:03/18/2020 Source Drug Enforcement Administration Date Data Arrived at EDR.03/19/2020 Telephone 202-307-1000 Date Made Active in Reports:06/09/2020 Last EDR Contact.08/19/2020 Number of Days to Update:82 Next Scheduled EDR Contact:12/07/2020 Data Release Frequency:Quarterly Local Land Records LIENS 2 CERCLA Lien Information A Federal CERCLA('Superfund')lien can exist by operation of law at any site or property at which EPA has spent Superfund monies These monies are spent to investigate and address releases and threatened releases of contamination CERCLIS provides information as to the identity of these sites and properties. Date of Government Version.07/29/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:08/03/2020 Telephone: 202-564-6023 Date Made Active in Reports:08/25/2020 Last EDR Contact:09/03/2020 Number of Days to Update:22 Next Scheduled EDR Contact:10/12/2020 Data Release Frequency:Semi-Annually Records of Emergency Release Reports HMIRS: Hazardous Materials Information Reporting System Hazardous Materials Incident Report System.HMIRS contains hazardous material spill incidents reported to DOT. Date of Government Version:02/27/2020 Source U S Department of Transportation Date Data Arrived at EDR:03/24/2020 Telephone 202-366-4555 Date Made Active in Reports 06/18/2020 Last EDR Contact 06/23/2020 Number of Days to Update 86 Next Scheduled EDR Contact 10/05/2020 Data Release Frequency:Quarterly SPILLS: Release Notifications Releases of hazardous substances to the environment reported to the Office of Hazard Evaluation and Emergency Response since 1988 Date of Government Version 11/18/2019 Source Department of Health Date Data Arrived at EDR 11/19/2019 Telephone: 808-586-4249 Date Made Active in Reports:01/21/2020 Last EDR Contact:08/11/2020 Number of Days to Update:63 Next Scheduled EDR Contact: 11/30/2020 Data Release Frequency Varies SPILLS 90: SPILLS90 data from FirstSearch Spills 90 includes those spill and release records available exclusively from FirstSearch databases.Typically, they may include chemical,oil and/or hazardous substance spills recorded after 1990.Duplicate records that are already included in EDR incident and release records are not included in Spills 90 Aid TC6182491 2s Page GR-11 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING 111, Date of Government Version:03/10/2012 Source FirstSearch Date Data Arrived at EDR 01/03/2013 Telephone: N/A Date Made Active in Reports:02/11/2013 Last EDR Contact.01/03/2013 Number of Days to Update:39 Next Scheduled EDR Contact:N/A Data Release Frequency No Update Planned Other Ascertainable Records RCRA NonGen/NLR. RCRA-Non Generators/No Longer Regulated RCRAInfo is EPA's comprehensive information system,providing access to data supporting the Resource Conservation and Recovery Act(RCRA)of 1976 and the Hazardous and Solid Waste Amendments(HSWA)of 1984.The database includes selective information on sites which generate,transport,store,treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act(RCRA).Non-Generators do not presently generate hazardous waste Date of Government Version:03/23/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:03/25/2020 Telephone: (415)495-8895 Date Made Active in Reports.05/21/2020 Last EDR Contact:06/22/2020 Number of Days to Update 57 Next Scheduled EDR Contact 10/05/2020 Data Release Frequency.Quarterly FUDS: Formerly Used Defense Sites The listing includes locations of Formerly Used Defense Sites properties where the US Army Corps of Engineers is actively working or will take necessary cleanup actions. Date of Government Version 05/13/2020 Source: U S.Army Corps of Engineers Date Data Arrived at EDR:05/18/2020 Telephone: 202-528-4285 Date Made Active in Reports 08/12/2020 Last EDR Contact 08/13/2020 Number of Days to Update:86 Next Scheduled EDR Contact:11/30/2020 Data Release Frequency Varies DOD: Department of Defense Sites This data set consists of federally owned or administered lands,administered by the Department of Defense,that have any area equal to or greater than 640 acres of the United States,Puerto Rico,and the U.S.Virgin Islands Date of Government Version 12/31/2005 Source: USGS Date Data Arrived at EDR:11/10/2006 Telephone. 888-275-8747 Date Made Active in Reports:01/11/2007 Last EDR Contact:07/09/2020 Number of Days to Update:62 Next Scheduled EDR Contact 10/19/2020 Data Release Frequency Semi-Annually FEDLAND: Federal and Indian Lands Federally and Indian administrated lands of the United States.Lands included are administrated by:Army Corps of Engineers,Bureau of Reclamation,National Wild and Scenic River,National Wildlife Refuge,Public Domain Land, Wilderness,Wilderness Study Area,Wildlife Management Area,Bureau of Indian Affairs,Bureau of Land Management, Department of Justice,Forest Service,Fish and Wildlife Service,National Park Service. Date of Government Version:04/02/2018 Source. U S.Geological Survey Date Data Arrived at EDR:04/11/2018 Telephone. 888-275-8747 Date Made Active in Reports:11/06/2019 Last EDR Contact:07/06/2020 Number of Days to Update 574 Next Scheduled EDR Contact: 10/19/2020 Data Release Frequency N/A SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing The State Coalition for Remediation of Drycleaners was established in 1998,with support from the U.S.EPA Office of Superfund Remediation and Technology Innovation It is comprised of representatives of states with established drycleaner remediation programs.Currently the member states are Alabama,Connecticut,Florida,Illinois,Kansas, Minnesota,Missouri,North Carolina,Oregon,South Carolina,Tennessee,Texas,and Wisconsin. TC6182491.2s Page GR-12 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING Date of Government Version 01/01/2017 Source Environmental Protection Agency Date Data Arrived at EDR 02/03/2017 Telephone: 615-532-8599 Date Made Active in Reports 04/07/2017 Last EDR Contact:08/05/2020 Number of Days to Update:63 Next Scheduled EDR Contact 11/23/2020 Data Release Frequency:Varies US FIN ASSUR: Financial Assurance Information All owners and operators of facilities that treat,store,or dispose of hazardous waste are required to provide proof that they will have sufficient funds to pay for the clean up,closure,and post-closure care of their facilities. Date of Government Version 03/23/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:03/24/2020 Telephone: 202-566-1917 Date Made Active in Reports:06/18/2020 Last EDR Contact:06/22/2020 Number of Days to Update:86 Next Scheduled EDR Contact 10/05/2020 Data Release Frequency.Quarterly EPA WATCH LIST: EPA WATCH LIST EPA maintains a"Watch List"to facilitate dialogue between EPA,state and local environmental agencies on enforcement matters relating to facilities with alleged violations identified as either significant or high priority. Being on the Watch List does not mean that the facility has actually violated the law only that an investigation by EPA or a state or local environmental agency has led those organizations to allege that an unproven violation has in fact occurred Being on the Watch List does not represent a higher level of concern regarding the alleged violations that were detected,but instead indicates cases requiring additional dialogue between EPA,state and local agencies-primarily because of the length of time the alleged violation has gone unaddressed or unresolved. Date of Government Version 08/30/2013 Source: Environmental Protection Agency Date Data Arrived at EDR:03/21/2014 Telephone: 617-520-3000 Date Made Active in Reports 06/17/2014 Last EDR Contact:07/31/2020 Number of Days to Update:88 Next Scheduled EDR Contact: 11/16/2020 Data Release Frequency Quarterly 2020 COR ACTION: 2020 Corrective Action Program List The EPA has set ambitious goals for the RCRA Corrective Action program by creating the 2020 Corrective Action Universe.This RCRA cleanup baseline includes facilities expected to need corrective action The 2020 universe contains a wide variety of sites Some properties are heavily contaminated while others were contaminated but have since been cleaned up.Still others have not been fully investigated yet,and may require little or no remediation. Inclusion in the 2020 Universe does not necessarily imply failure on the part of a facility to meet its RCRA obligations. Date of Government Version:09/30/2017 Source: Environmental Protection Agency Date Data Arrived at EDR:05/08/2018 Telephone: 703-308-4044 Date Made Active in Reports.07/20/2018 Last EDR Contact 08/06/2020 Number of Days to Update:73 Next Scheduled EDR Contact 11/16/2020 Data Release Frequency Varies TSCA: Toxic Substances Control Act Toxic Substances Control Act TSCA identifies manufacturers and importers of chemical substances included on the TSCA Chemical Substance Inventory list. It includes data on the production volume of these substances by plant site. Date of Government Version:12/31/2016 Source: EPA Date Data Arrived at EDR:06/21/2017 Telephone: 202-260-5521 Date Made Active in Reports:01/05/2018 Last EDR Contact 06/17/2020 Number of Days to Update:198 Next Scheduled EDR Contact 09/28/2020 Data Release Frequency.Every 4 Years TRIS: Toxic Chemical Release Inventory System Toxic Release Inventory System.TRIS identifies facilities which release toxic chemicals to the air,water and land in reportable quantities under SARA Title III Section 313 TC6182491 2s Page GR-13 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING 11.0 Date of Government Version:12/31/2018 Source EPA Date Data Arrived at EDR:02/05/2020 Telephone: 202-566-0250 Date Made Active in Reports:04/24/2020 Last EDR Contact:08/14/2020 Number of Days to Update 79 Next Scheduled EDR Contact.11/30/2020 Data Release Frequency:Annually SSTS: Section 7 Tracking Systems Section 7 of the Federal Insecticide, Fungicide and Rodenticide Act,as amended(92 Stat.829)requires all registered pesticide-producing establishments to submit a report to the Environmental Protection Agency by March 1st each year.Each establishment must report the types and amounts of pesticides,active ingredients and devices being produced,and those having been produced and sold or distributed in the past year. Date of Government Version:03/01/2020 Source: EPA Date Data Arrived at EDR 04/21/2020 Telephone: 202-564-4203 Date Made Active in Reports:07/15/2020 Last EDR Contact 07/21/2020 Number of Days to Update 85 Next Scheduled EDR Contact 11/02/2020 Data Release Frequency:Annually ROD: Records Of Decision Record of Decision ROD documents mandate a permanent remedy at an NPL(Superfund)site containing technical and health information to aid in the cleanup. Date of Government Version:07/29/2020 Source. EPA Date Data Arrived at EDR:08/03/2020 Telephone: 703-416-0223 Date Made Active in Reports:08/25/2020 Last EDR Contact:09/03/2020 Number of Days to Update:22 Next Scheduled EDR Contact:12/14/2020 Data Release Frequency:Annually RMP: Risk Management Plans When Congress passed the Clean Air Act Amendments of 1990,it required EPA to publish regulations and guidance for chemical accident prevention at facilities using extremely hazardous substances.The Risk Management Program Rule(RMP Rule)was written to implement Section 112(r)of these amendments.The rule,which built upon existing 111, industry codes and standards,requires companies of all sizes that use certain flammable and toxic substances to develop a Risk Management Program,which includes a(n):Hazard assessment that details the potential effects of an accidental release,an accident history of the last five years,and an evaluation of worst-case and alternative accidental releases;Prevention program that includes safety precautions and maintenance,monitoring,and employee training measures,and Emergency response program that spells out emergency health care,employee training measures and procedures for informing the public and response agencies(e.g the fire department)should an accident occur. Date of Government Version.01/31/2020 Source Environmental Protection Agency Date Data Arrived at EDR 05/13/2020 Telephone: 202-564-8600 Date Made Active in Reports:08/03/2020 Last EDR Contact:07/15/2020 Number of Days to Update:82 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Varies RAATS: RCRA Administrative Action Tracking System RCRA Administration Action Tracking System.RAATS contains records based on enforcement actions issued under RCRA pertaining to major violators and includes administrative and civil actions brought by the EPA For administration actions after September 30, 1995,data entry in the RAATS database was discontinued EPA will retain a copy of the database for historical records.It was necessary to terminate RAATS because a decrease in agency resources made it impossible to continue to update the information contained in the database Date of Government Version 04/17/1995 Source: EPA Date Data Arrived at EDR 07/03/1995 Telephone: 202-564-4104 Date Made Active in Reports:08/07/1995 Last EDR Contact:06/02/2008 Number of Days to Update:35 Next Scheduled EDR Contact:09/01/2008 Data Release Frequency:No Update Planned L TC6182491.2s Page GR-14 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING PRP: Potentially Responsible Parties A listing of verified Potentially Responsible Parties Date of Government Version:04/27/2020 Source EPA Date Data Arrived at EDR 05/06/2020 Telephone: 202-564-6023 Date Made Active in Reports 06/09/2020 Last EDR Contact:09/03/2020 Number of Days to Update 34 Next Scheduled EDR Contact 11/16/2020 Data Release Frequency:Quarterly PADS PCB Activity Database System PCB Activity Database PADS Identifies generators,transporters,commercial storers and/or brokers and disposers of PCB's who are required to notify the EPA of such activities. Date of Government Version 10/09/2019 Source. EPA Date Data Arrived at EDR:10/11/2019 Telephone: 202-566-0500 Date Made Active in Reports 12/20/2019 Last EDR Contact:07/13/2020 Number of Days to Update:70 Next Scheduled EDR Contact 10/19/2020 Data Release Frequency:Annually ICIS Integrated Compliance Information System The Integrated Compliance Information System(ICIS)supports the information needs of the national enforcement and compliance program as well as the unique needs of the National Pollutant Discharge Elimination System(NPDES) program Date of Government Version 11/18/2016 Source: Environmental Protection Agency Date Data Arrived at EDR:11/23/2016 Telephone: 202-564-2501 Date Made Active in Reports:02/10/2017 Last EDR Contact:06/30/2020 Number of Days to Update:79 Next Scheduled EDR Contact 10/19/2020 Data Release Frequency Quarterly FTTS FIFRA/TSCA Tracking System-FIFRA(Federal Insecticide,Fungicide,&Rodenticide Act)/TSCA(Toxic Substances Control Act) FITS tracks administrative cases and pesticide enforcement actions and compliance activities related to FIFRA, TSCA and EPCRA(Emergency Planning and Community Right-to-Know Act).To maintain currency,EDR contacts the Agency on a quarterly basis. Date of Government Version:04/09/2009 Source EPA/Office of Prevention,Pesticides and Toxic Substances Date Data Arrived at EDR 04/16/2009 Telephone: 202-566-1667 Date Made Active in Reports:05/11/2009 Last EDR Contact:08/18/2017 Number of Days to Update 25 Next Scheduled EDR Contact:12/04/2017 Data Release Frequency:No Update Planned FITS INSP: FIFRA/TSCA Tracking System-FIFRA(Federal Insecticide,Fungicide,&Rodenticide Act)/TSCA(Toxic Substances Control Act) A listing of FIFRA/TSCA Tracking System(FTTS)inspections and enforcements Date of Government Version:04/09/2009 Source: EPA Date Data Arrived at EDR:04/16/2009 Telephone 202-566-1667 Date Made Active in Reports:05/11/2009 Last EDR Contact 08/18/2017 Number of Days to Update.25 Next Scheduled EDR Contact:12/04/2017 Data Release Frequency:No Update Planned MLTS: Material Licensing Tracking System MLTS is maintained by the Nuclear Regulatory Commission and contains a list of approximately 8,100 sites which possess or use radioactive materials and which are subject to NRC licensing requirements.To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version:10/25/2019 Source: Nuclear Regulatory Commission Date Data Arrived at EDR: 10/25/2019 Telephone: 301-415-7169 Date Made Active in Reports 01/15/2020 Last EDR Contact 07/20/2020 Number of Days to Update 82 Next Scheduled EDR Contact:11/02/2020 Data Release Frequency:Quarterly TC6182491.2s Page GR-15 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING COAL ASH DOE. Steam-Electric Plant Operation Data A listing of power plants that store ash in surface ponds Date of Government Version 12/31/2018 Source: Department of Energy Date Data Arrived at EDR:12/04/2019 Telephone: 202-586-8719 Date Made Active in Reports.01/15/2020 Last EDR Contact:09/04/2020 Number of Days to Update:42 Next Scheduled EDR Contact:12/14/2020 Data Release Frequency:Varies COAL ASH EPA: Coal Combustion Residues Surface Impoundments List A listing of coal combustion residues surface impoundments with high hazard potential ratings. Date of Government Version:01/12/2017 Source Environmental Protection Agency Date Data Arrived at EDR 03/05/2019 Telephone N/A Date Made Active in Reports:11/11/2019 Last EDR Contact 08f31/2020 Number of Days to Update:251 Next Scheduled EDR Contact 12/14/2020 Data Release Frequency:Varies PCB TRANSFORMER PCB Transformer Registration Database The database of PCB transformer registrations that includes all PCB registration submittals. Date of Government Version:09/13/2019 Source: Environmental Protection Agency Date Data Arrived at EDR:11/06/2019 Telephone: 202-566-0517 Date Made Active in Reports:02/10/2020 Last EDR Contact 08/06/2020 Number of Days to Update:96 Next Scheduled EDR Contact.11/16/2020 Data Release Frequency Varies RADINFO Radiation Information Database The Radiation Information Database(RADINFO)contains information about facilities that are regulated by U.S. Environmental Protection Agency(EPA)regulations for radiation and radioactivity. Date of Government Version:07/01/2019 Source: Environmental Protection Agency Date Data Arrived at EDR:07/01/2019 Telephone: 202-343-9775 41111W Date Made Active in Reports:09/23/2019 Last EDR Contact:06/24/2020 Number of Days to Update:84 Next Scheduled EDR Contact: 10/12/2020 Data Release Frequency Quarterly HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing A complete administrative case listing from the FIFRA/TSCA Tracking System(FTTS)for all ten EPA regions.The information was obtained from the National Compliance Database(NCDB).NCDB supports the implementation of FIFRA Federal Insecticide,Fungicide,and Rodenticide Act)and TSCA(Toxic Substances Control Act) Some EPA regions are now closing out records Because of that,and the fact that some EPA regions are not providing EPA Headquarters with updated records,it was decided to create a HIST FTTS database. It included records that may not be included in the newer FITS database updates.This database is no longer updated. Date of Government Version 10/19/2006 Source Environmental Protection Agency Date Data Arrived at EDR:03/01/2007 Telephone 202-564-2501 Date Made Active in Reports.04/10/2007 Last EDR Contact 12/17/2007 Number of Days to Update:40 Next Scheduled EDR Contact:03/17/2008 Data Release Frequency No Update Planned HIST FTTS INSP FIFRA/TSCA Tracking System Inspection&Enforcement Case Listing A complete inspection and enforcement case listing from the FIFRA/TSCA Tracking System(FTTS)for all ten EPA regions.The information was obtained from the National Compliance Database(NCDB).NCDB supports the implementation of FIFRA(Federal Insecticide,Fungicide,and Rodenticide Act)and TSCA(Toxic Substances Control Act) Some EPA regions are now closing out records.Because of that,and the fact that some EPA regions are not providing EPA Headquarters with updated records,it was decided to create a HIST FITS database.It included records that may not be included in the newer FTTS database updates.This database is no longer updated L TC6182491.2s Page GR-16 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING Date of Government Version:10/19/2006 Source Environmental Protection Agency Date Data Arrived at EDR:03/01/2007 Telephone 202-564-2501 Date Made Active in Reports:04/10/2007 Last EDR Contact:12/17/2008 Number of Days to Update 40 Next Scheduled EDR Contact 03/17/2008 Data Release Frequency:No Update Planned DOT OPS: Incident and Accident Data Department of Transporation,Office of Pipeline Safety Incident and Accident data Date of Government Version.01/02/2020 Source: Department of Transporation,Office of Pipeline Safety Date Data Arrived at EDR:01/28/2020 Telephone. 202-366-4595 Date Made Active in Reports*04/17/2020 Last EDR Contact:07/27/2020 Number of Days to Update:80 Next Scheduled EDR Contact 11/09/2020 Data Release Frequency Quarterly CONSENT Superfund(CERCLA)Consent Decrees Major legal settlements that establish responsibility and standards for cleanup at NPL(Superfund)sites.Released periodically by United States District Courts after settlement by parties to litigation matters. Date of Government Version*06/30/2020 Source: Department of Justice,Consent Decree Library Date Data Arrived at EDR 07/15/2020 Telephone: Varies Date Made Active in Reports:07/21/2020 Last EDR Contact:07/06/2020 Number of Days to Update:6 Next Scheduled EDR Contact:10/19/2020 Data Release Frequency:Varies BRS: Biennial Reporting System The Biennial Reporting System is a national system administered by the EPA that collects data on the generation and management of hazardous waste.BRS captures detailed data from two groups Large Quantity Generators(LQG) and Treatment,Storage,and Disposal Facilities. Date of Government Version: 12/31/2015 Source EPA/NTIS Date Data Arrived at EDR:02/22/2017 Telephone: 800-424-9346 Date Made Active in Reports 09/28/2017 Last EDR Contact 06/22/2020 Number of Days to Update 218 Next Scheduled EDR Contact: 10/05/2020 4111110DataReleaseFrequency:Biennially INDIAN RESERV: Indian Reservations This map layer portrays Indian administered lands of the United States that have any area equal to or greater than 640 acres. Date of Government Version 12/31/2014 Source: USGS Date Data Arrived at EDR:07/14/2015 Telephone 202-208-3710 Date Made Active in Reports:01/10/2017 Last EDR Contact:07/07/2020 Number of Days to Update:546 Next Scheduled EDR Contact 10/19/2020 Data Release Frequency Semi-Annually FUSRAP: Formerly Utilized Sites Remedial Action Program DOE established the Formerly Utilized Sites Remedial Action Program(FUSRAP)in 1974 to remediate sites where radioactive contamination remained from Manhattan Project and early U.S.Atomic Energy Commission(AEC)operations Date of Government Version 08/08/2017 Source: Department of Energy Date Data Arrived at EDR.09/11/2018 Telephone: 202-586-3559 Date Made Active in Reports:09/14/2018 Last EDR Contact:07/28/2020 Number of Days to Update:3 Next Scheduled EDR Contact 11/16/2020 Data Release Frequency Varies UMTRA: Uranium Mill Tailings Sites Uranium ore was mined by private companies for federal government use in national defense programs.When the mills shut down,large piles of the sand-like material(mill tailings)remain after uranium has been extracted from the ore. Levels of human exposure to radioactive materials from the piles are low;however,in some cases tailings were used as construction materials before the potential health hazards of the tailings were recognized TC6182491.2s Page GR-17 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING 1111110 Date of Government Version 08/30/2019 Source Department of Energy Date Data Arrived at EDR:11/15/2019 Telephone 505-845.0011 Date Made Active in Reports:01/28/2020 Last EDR Contact 08/21/2020 Number of Days to Update 74 Next Scheduled EDR Contact 11/30/2020 Data Release Frequency:Varies LEAD SMELTER 1: Lead Smelter Sites A listing of former lead smelter site locations. Date of Government Version:07/29/2020 Source: Environmental Protection Agency Date Data Arrived at EDR:08/03/2020 Telephone: 703-603-8787 Date Made Active in Reports:08/25/2020 Last EDR Contact 09/03/2020 Number of Days to Update 22 Next Scheduled EDR Contact 10/12/2020 Data Release Frequency.Varies LEAD SMELTER 2: Lead Smelter Sites A list of several hundred sites in the U.S.where secondary lead smelting was done from 1931and 1964 These sites may pose a threat to public health through ingestion or inhalation of contaminated soil or dust Date of Government Version 04/05/2001 Source: American Journal of Public Health Date Data Arrived at EDR:10/27/2010 Telephone: 703-305-6451 Date Made Active in Reports 12/02/2010 Last EDR Contact:12/02/2009 Number of Days to Update:36 Next Scheduled EDR Contact:N/A Data Release Frequency:No Update Planned US AIRS(AFS) Aerometnc Information Retrieval System Facility Subsystem(AFS) The database is a sub-system of Aerometric Information Retrieval System(AIRS) AFS contains compliance data on air pollution point sources regulated by the U.S. EPA and/or state and local air regulatory agencies.This information comes from source reports by various stationary sources of air pollution,such as electric power plants, steel mills,factories,and universities,and provides information about the air pollutants they produce.Action, air program,air program pollutant,and general level plant data.It is used to track emissions and compliance data from industrial plants. 41111, Date of Government Version: 10/12/2016 Source EPA Date Data Arrived at EDR:10/26/2016 Telephone. 202-564-2496 Date Made Active in Reports:02/03/2017 Last EDR Contact 09/26/2017 Number of Days to Update 100 Next Scheduled EDR Contact:01/08/2018 Data Release Frequency:Annually US AIRS MINOR: Air Facility System Data A listing of minor source facilities. Date of Government Version:10/12/2016 Source: EPA Date Data Arrived at EDR:10/26/2016 Telephone 202-564-2496 Date Made Active in Reports:02/03/2017 Last EDR Contact:09/26/2017 Number of Days to Update: 100 Next Scheduled EDR Contact:01/08/2018 Data Release Frequency.Annually MINES VIOLATIONS: MSHA Violation Assessment Data Mines violation and assessment information. Department of Labor,Mine Safety&Health Administration. Date of Government Version.05/28/2020 Source DOL,Mine Safety&Health Admi Date Data Arrived at EDR:05/28/2020 Telephone: 202-693-9424 Date Made Active in Reports 08/13/2020 Last EDR Contact:08/26/2020 Number of Days to Update:77 Next Scheduled EDR Contact 12/14/2020 Data Release Frequency:Quarterly US MINES: Mines Master Index File Contains all mine identification numbers issued for mines active or opened since 1971.The data also includes violation information TC6182491.2s Page GR-18 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING Date of Government Version:05/01/2020 Source' Department of Labor,Mine Safety and Health Administration Date Data Arrived at EDR 05/21/2020 Telephone: 303-231-5959 Date Made Active in Reports:08/13/2020 Last EDR Contact:08/25/2020 Number of Days to Update.84 Next Scheduled EDR Contact 12/07/2020 Data Release Frequency.Semi-Annually US MINES 2 Ferrous and Nonferrous Metal Mines Database Listing This map layer includes ferrous(ferrous metal mines are facilities that extract ferrous metals,such as iron ore or molybdenum)and nonferrous(Nonferrous metal mines are facilities that extract nonferrous metals,such as gold,silver,copper,zinc,and lead)metal mines in the United States Date of Government Version:05/06/2020 Source: USGS Date Data Arrived at EDR:05/27/2020 Telephone: 703-648-7709 Date Made Active in Reports 08/13/2020 Last EDR Contact 08/28/2020 Number of Days to Update.78 Next Scheduled EDR Contact: 12/07/2020 Data Release Frequency:Varies US MINES 3' Active Mines&Mineral Plants Database Listing Active Mines and Mineral Processing Plant operations for commodities monitored by the Minerals Information Team of the USGS. Date of Government Version:04/14/2011 Source: USGS Date Data Arrived at EDR:06/08/2011 Telephone: 703-648-7709 Date Made Active in Reports:09/13/2011 Last EDR Contact:08/28/2020 Number of Days to Update:97 Next Scheduled EDR Contact: 12/07/2020 Data Release Frequency Varies ABANDONED MINES Abandoned Mines An inventory of land and water impacted by past mining(primarily coal mining)is maintained by OSMRE to provide information needed to implement the Surface Mining Control and Reclamation Act of 1977(SMCRA).The inventory contains information on the location,type,and extent of AML impacts,as well as,information on the cost associated with the reclamation of those problems The inventory is based upon field surveys by State,Tribal,and OSMRE program officials. It is dynamic to the extent that it is modified as new problems are identified and existing problems are reclaimed 1111110 Date of Government Version:03/05/2020 Source: Department of Interior Date Data Arrived at EDR:03/06/2020 Telephone: 202-208-2609 Date Made Active in Reports:05/29/2020 Last EDR Contact:09/01/2020 Number of Days to Update:84 Next Scheduled EDR Contact: 12/21/2020 Data Release Frequency:Quarterly FINDS: Facility Index System/Facility Registry System Facility Index System FINDS contains both facility information and'pointers'to other sources that contain more detail.EDR includes the following FINDS databases in this report:PCS(Permit Compliance System),AIRS(Aerometric Information Retrieval System),DOCKET(Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes),FURS(Federal Underground Injection Control),C-DOCKET(Criminal Docket System used to track criminal enforcement actions for all environmental statutes),FFIS(Federal Facilities Information System),STATE(State Environmental Laws and Statutes),and PADS(PCB Activity Data System). Date of Government Version:02/03/2020 Source: EPA Date Data Arrived at EDR:03/03/2020 Telephone: (415)947-8000 Date Made Active in Reports:05/28/2020 Last EDR Contact:08/26/2020 Number of Days to Update:86 Next Scheduled EDR Contact. 12/14/2020 Data Release Frequency:Quarterly DOCKET HWC Hazardous Waste Compliance Docket Listing A complete list of the Federal Agency Hazardous Waste Compliance Docket Facilities. Date of Government Version:05/31/2018 Source: Environmental Protection Agency Date Data Arrived at EDR:07/26/2018 Telephone 202-564-0527 Date Made Active in Reports.10/05/2018 Last EDR Contact 08/19/2020 Number of Days to Update:71 Next Scheduled EDR Contact.12/07/2020 Data Release Frequency Varies TC6182491.2s Page GR-19 GOVERNMENT RECORDS SEARCHED/ DATA CURRENCY TRACKING 1111, ECHO: Enforcement&Compliance History Information ECHO provides integrated compliance and enforcement information for about 800,000 regulated facilities nationwide. Date of Government Version:04/04/2020 Source: Environmental Protection Agency Date Data Arrived at EDR 04/07/2020 Telephone: 202-564-2280 Date Made Active in Reports 06/26/2020 Last EDR Contact:07/02/2020 Number of Days to Update:80 Next Scheduled EDR Contact:10/19/2020 Data Release Frequency:Quarterly UXO Unexploded Ordnance Sites A listing of unexploded ordnance site locations Date of Government Version:12/31/2017 Source Department of Defense Date Data Arrived at EDR:01/17/2019 Telephone: 703-704-1564 Date Made Active in Reports:04/01/2019 Last EDR Contact:07/09/2020 Number of Days to Update:74 Next Scheduled EDR Contact: 10/26/2020 Data Release Frequency Varies FUELS PROGRAM: EPA Fuels Program Registered Listing This listing includes facilities that are registered under the Part 80(Code of Federal Regulations)EPA Fuels Programs.All companies now are required to submit new and updated registrations. Date of Government Version.05/18/2020 Source EPA Date Data Arrived at EDR:05/19/2020 Telephone 800-385-6164 Date Made Active in Reports 08/03/2020 Last EDR Contact 08/17/2020 Number of Days to Update:76 Next Scheduled EDR Contact 11/30/2020 Data Release Frequency Quarterly AIRS: List of Permitted Facilities A listing of permitted facilities in the state. Date of Government Version:03/20/2020 Source Department of Health Date Data Arrived at EDR:03/24/2020 Telephone 808-586-4200 Date Made Active in Reports 06/08/2020 Last EDR Contact 07/08/2020 Number of Days to Update 76 Next Scheduled EDR Contact 10/12/2020 Data Release Frequency Varies DRYCLEANERS: Permitted Drycleaner Facility Listing A listing of permitted drycleaner facilities in the state. Date of Government Version:03/20/2020 Source: Department of Health Date Data Arrived at EDR 03/24/2020 Telephone: 808-586-4200 Date Made Active in Reports:06/08/2020 Last EDR Contact 07/08/2020 Number of Days to Update:76 Next Scheduled EDR Contact 10/12/2020 Data Release Frequency Varies Financial Assurance: Financial Assurance Information Listing A listing of financial assurance information for underground storage tank facilities Financial assurance is intended to ensure that resources are available to pay for the cost of closure,post-closure care,and corrective measures if the owner or operator of a regulated facility is unable or unwilling to pay. Date of Government Version:03/11/2020 Source: Department of Health Date Data Arrived at EDR:03/12/2020 Telephone: 808-586-4226 Date Made Active in Reports:05/22/2020 Last EDR Contact:09/03/2020 Number of Days to Update 71 Next Scheduled EDR Contact:12/21/2020 Data Release Frequency:Varies LEAD. Lead Inspection Listing Lead inspections TC6182491.2s Page GR-20 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING Date of Government Version:03/05/2020 Source: Department of Health Date Data Arrived at EDR:03/06/2020 Telephone: 808-586-5800 Date Made Active in Reports 05/15/2020 Last EDR Contact 09/01/2020 Number of Days to Update:70 Next Scheduled EDR Contact. 12/21/2020 Data Release Frequency Varies UIC Underground Injection Wells Listing A listing of underground injection well locations Date of Government Version:02/07/2013 Source. Department of Health Date Data Arrived at EDR.02/12/2013 Telephone 808-586-4258 Date Made Active in Reports.04/09/2013 Last EDR Contact 08/19/2020 Number of Days to Update:56 Next Scheduled EDR Contact:12/07/2020 Data Release Frequency:Varies PCS ENF Enforcement data No description is available for this data Date of Government Version:12/31/2014 Source: EPA Date Data Arrived at EDR.02/05/2015 Telephone: 202-564-2497 Date Made Active in Reports:03/06/2015 Last EDR Contact 07/01/2020 Number of Days to Update:29 Next Scheduled EDR Contact: 10/19/2020 Data Release Frequency:Varies PCS Permit Compliance System PCS is a computerized management information system that contains data on National Pollutant Discharge Elimination System(NPDES)permit holding facilities PCS tracks the permit,compliance,and enforcement status of NPDES facilities Date of Government Version 07/14/2011 Source EPA,Office of Water Date Data Arrived at EDR.08/05/2011 Telephone: 202-564-2496 Date Made Active in Reports:09/29/2011 Last EDR Contact:06/08/2020 Number of Days to Update:55 Next Scheduled EDR Contact:09/21/2020 NINODataReleaseFrequency:Semi-Annually PCS INACTIVE: Listing of Inactive PCS Permits An inactive permit is a facility that has shut down or is no longer discharging. Date of Government Version 11/05/2014 Source: EPA Date Data Arrived at EDR:01/06/2015 Telephone: 202-564-2496 Date Made Active in Reports:05/06/2015 Last EDR Contact:07/09/2020 Number of Days to Update:120 Next Scheduled EDR Contact 10/19/2020 Data Release Frequency Semi-Annually MINES MRDS: Mineral Resources Data System Mineral Resources Data System Date of Government Version:04/06/2018 Source: USGS Date Data Arrived at EDR:10/21/2019 Telephone: 703-648-6533 Date Made Active in Reports 10/24/2019 Last EDR Contact 08/28/2020 Number of Days to Update 3 Next Scheduled EDR Contact. 12/07/2020 Data Release Frequency Varies EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP: EDR Proprietary Manufactured Gas Plants The EDR Proprietary Manufactured Gas Plant Database includes records of coal gas plants(manufactured gas plants) compiled by EDR's researchers Manufactured gas sites were used in the United States from the 1800's to 1950's to produce a gas that could be distributed and used as fuel These plants used whale oil,rosin,coal,or a mixture of coal,oil,and water that also produced a significant amount of waste. Many of the byproducts of the gas production, such as coal tar(oily waste containing volatile and non-volatile chemicals),sludges,oils and other compounds are potentially hazardous to human health and the environment.The byproduct from this process was frequently disposed of directly at the plant site and can remain or spread slowly,serving as a continuous source of soil and groundwater contamination. TC6182491.2s Page GR-21 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING Date of Government Version N/A Source. EDR,Inc. Date Data Arrived at EDR:N/A Telephone. N/A Date Made Active in Reports:N/A Last EDR Contact N/A Number of Days to Update N/A Next Scheduled EDR Contact N/A Data Release Frequency No Update Planned EDR Hist Auto EDR Exclusive Historical Auto Stations EDR has searched selected national collections of business directories and has collected listings of potential gas station/filling station/service station sites that were available to EDR researchers.EDR's review was limited to those categories of sources that might,in EDR's opinion,include gas station/filling station/service station establishments.The categories reviewed included,but were not limited to gas,gas station,gasoline station, filling station,auto,automobile repair,auto service station,service station,etc.This database falls within a category of information EDR classifies as"High Risk Historical Records",or HRHR.EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. Date of Government Version:N/A Source EDR, Inc. Date Data Arrived at EDR:N/A Telephone. N/A Date Made Active in Reports N/A Last EDR Contact N/A Number of Days to Update N/A Next Scheduled EDR Contact:N/A Data Release Frequency.Varies EDR Hist Cleaner: EDR Exclusive Historical Cleaners EDR has searched selected national collections of business directories and has collected listings of potential dry cleaner sites that were available to EDR researchers EDR's review was limited to those categories of sources that might,in EDR's opinion,include dry cleaning establishments The categories reviewed included,but were not limited to dry cleaners,cleaners,laundry,laundromat,cleaning/laundry,wash&dry etc.This database falls within a category of information EDR classifies as"High Risk Historical Records",or HRHR.EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns,but may not show up in current government records searches Date of Government Version:N/A Source. EDR,Inc. 41115, Date Data Arrived at EDR:N/A Telephone: N/A Date Made Active in Reports:N/A Last EDR Contact:N/A Number of Days to Update:N/A Next Scheduled EDR Contact N/A Data Release Frequency:Varies EDR RECOVERED GOVERNMENT ARCHIVES Exclusive Recovered Govt.Archives RGA HWS: Recovered Government Archive State Hazardous Waste Facilities List The EDR Recovered Government Archive State Hazardous Waste database provides a list of SHWS incidents derived from historical databases and includes many records that no longer appear in current government lists Compiled from Records formerly available from the Department of Health in Hawaii. Date of Government Version:N/A Source Department of Health Date Data Arrived at EDR.07/01/2013 Telephone: N/A Date Made Active in Reports:01/08/2014 Last EDR Contact:06/01/2012 Number of Days to Update:191 Next Scheduled EDR Contact N/A Data Release Frequency:Varies RGA LF Recovered Government Archive Solid Waste Facilities List The EDR Recovered Government Archive Landfill database provides a list of landfills derived from historical databases and includes many records that no longer appear in current government lists Compiled from Records formerly available from the Department of Health in Hawaii. Date of Government Version:N/A Source Department of Health Date Data Arrived at EDR:07/01/2013 Telephone: N/A Date Made Active in Reports 01/17/2014 Last EDR Contact 06/01/2012 Number of Days to Update 200 Next Scheduled EDR Contact.N/A Data Release Frequency:Varies TC6182491.2s Page GR-22 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING RGA LUST Recovered Government Archive Leaking Underground Storage Tank The EDR Recovered Government Archive Leaking Underground Storage Tank database provides a list of LUST incidents derived from historical databases and includes many records that no longer appear in current government lists. Compiled from Records formerly available from the Department of Health in Hawaii. Date of Government Version N/A Source Department of Health Date Data Arrived at EDR:07/01/2013 Telephone. N/A Date Made Active in Reports:01/03/2014 Last EDR Contact:06/01/2012 Number of Days to Update 186 Next Scheduled EDR Contact:N/A Data Release Frequency:Varies OTHER DATABASE(S) Depending on the geographic area covered by this report,the data provided in these specialty databases may or may not be complete. For example,the existence of wetlands information data in a specific report does not mean that all wetlands in the area covered by the report are included. Moreover,the absence of any reported wetlands information does not necessarily mean that wetlands do not exist in the area covered by the report. Oil/Gas Pipelines Source: Endeavor Business Media Petroleum Bundle(Crude Oil,Refined Products,Petrochemicals,Gas Liquids(LPG/NGL),and Specialty Gases(Miscellaneous))N=Natural Gas Bundle(Natural Gas,Gas Liquids(LPG/NGL),and Specialty Gases Miscellaneous)) This map includes information copyrighted by Endeavor Business Media This information is provided on a best effort basis and Endeavor Business Media does not guarantee its accuracy nor warrant its fitness for any particular purpose Such information has been reprinted with the permission of Endeavor Business Media Electric Power Transmission Line Data Source: Endeavor Business Media This map includes information copyrighted by Endeavor Business Media.This information is provided on a best effort basis and Endeavor Business Media does not guarantee its accuracy nor warrant its fitness for any particular purpose.Such information has been reprinted with the permission of Endeavor Business Media Sensitive Receptors: There are individuals deemed sensitive receptors due to their fragile immune systems and special sensitivity to environmental discharges. These sensitive receptors typically include the elderly,the sick,and children. While the location of all sensitive receptors cannot be determined,EDR indicates those buildings and facilities-schools,daycares,hospitals,medical centers, and nursing homes-where individuals who are sensitive receptors are likely to be located. AHA HospitalsSource:American Hospital Association,Inc Telephone:312-280-5991 The database includes a listing of hospitals based on the American Hospital Association's annual survey of hospitals. Medical Centers:Provider of Services Listing Source Centers for Medicare&Medicaid Services Telephone 410-786-3000 A listing of hospitals with Medicare provider number,produced by Centers of Medicare&Medicaid Services, a federal agency within the U.S.Department of Health and Human Services. Nursing HomesSourceNational Institutes of Health Telephone 301-594-6248 Information on Medicare and Medicaid certified nursing homes in the United States. Public SchoolsSourceNational Center for Education Statistics Telephone:202-502-7300 The National Center for Education Statistics'primary database on elementary and secondary public education in the United States. It is a comprehensive,annual,national statistical database of all public elementary and secondary schools and school districts,which contains data that are comparable across all states. Private SchoolsSource:National Center for Education Statistics Telephone:202-502-7300 The National Center for Education Statistics'primary database on private school locations in the United States TC6182491 2s Page GR-23 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING limpr Flood Zone Data: This data was obtained from the Federal Emergency Management Agency(FEMA). It depicts 100-year and 500-year flood zones as defined by FEMA It includes the National Flood Hazard Layer(NFHL)which incorporates Flood Insurance Rate Map(FIRM)data and 03 data from FEMA in areas not covered by NFHL. Source:FEMA Telephone 877-336-2627 Date of Government Version 2003,2015 NWI: National Wetlands Inventory. This data,available in select counties across the country,was obtained by EDR in 2002,2005 and 2010 from the U.S.Fish and Wildlife Service. State Wetlands Data:Wetlands Inventory Source Office of Planning Telephone 808-587-2895 Current USGS 7.5 Minute Topographic Map Source.U.S.Geological Survey STREET AND ADDRESS INFORMATION 2015 TomTom North America,Inc All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material. 1111e TC6182491 2s Page GR-24 GEOCHECK®- PHYSICAL SETTING SOURCE ADDENDUM TARGET PROPERTY ADDRESS HONUAULA AFFORDABLE HOUSING NOT REPORTED KAILUA KONA, HI 96740 TARGET PROPERTY COORDINATES Latitude(North). 19 676064- 19°40'33.83" Longitude(West).155.984308-155°59'3.51" Universal Tranverse Mercator Zone 5 UTM X(Meters): 187077.3 UTM Y(Meters) 2178251 2 Elevation: 828 ft. above sea level USGS TOPOGRAPHIC MAP Target Property Map: 5949394 KAILUA, HI Version Date 2013 West Map 5949324 KEAHOLE POINT, HI Version Date. 2013 EDR's GeoCheck Physical Setting Source Addendum is provided to assist the environmental professional in forming an opinion about the impact of potential contaminant migration. Assessment of the impact of contaminant migration generally has two principle investigative components 1. Groundwater flow direction, and 2. Groundwater flow velocity. Groundwater flow direction may be impacted by surface topography, hydrology, hydrogeology, characteristics of the soil, and nearby wells. Groundwater flow velocity is generally impacted by the nature of the geologic strata. TC6182491.2s Page A-1 GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY GROUNDWATER FLOW DIRECTION INFORMATION Groundwater flow direction for a particular site is best determined by a qualified environmental professional using site-specific well data. If such data is not reasonably ascertainable, it may be necessary to rely on other sources of information, such as surface topographic information, hydrologic information, hydrogeologic data collected on nearby properties, and regional groundwater flow information(from deep aquifers). TOPOGRAPHIC INFORMATION Surface topography may be indicative of the direction of surficial groundwater flow. This information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted TARGET PROPERTY TOPOGRAPHY General Topographic Gradient General WSW SURROUNDING TOPOGRAPHY:ELEVATION PROFILES co N co, Ngj North I South TP pA W S 1 TTTTTT .Ol N J N N T N West 1 East TP 0 1/2 1 Miles Target Property Elevation:828 ft. Source Topography has been determined from the USGS 7.5'Digital Elevation Model and should be evaluated on a relative(not an absolute)basis Relative elevation information between sites of close proximity should be field verified TC6182491.2s Page A-2 GEOCHECKK - PHYSICAL SETTING SOURCE SUMMARY HYDROLOGIC INFORMATION Surface water can act as a hydrologic barrier to groundwater flow. Such hydrologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted. Refer to the Physical Setting Source Map following this summary for hydrologic information(major waterways and bodies of water). FEMA FLOOD ZONE Flood Plain Panel at Target Property FEMA Source Type 1551660711C FEMA 03 Flood data Additional Panels in search area: FEMA Source Type 1551660703C FEMA Q3 Flood data 1551660692C FEMA Q3 Flood data NATIONAL WETLAND INVENTORY NWI Electronic NWI Quad at Target Property Data Coverage KAILUA YES-refer to the Overview Map and Detail Map HYDROGEOLOGIC INFORMATION Hydrogeologic information obtained by installation of wells on a specific site can often be an indicator of groundwater flow direction in the immediate area Such hydrogeologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted. AQUIFLOW Search Radius: 1 000 Mile EDR has developed the AQUIFLOW Information System to provide data on the general direction of groundwater flow at specific points EDR has reviewed reports submitted by environmental professionals to regulatory authorities at select sites and has extracted the date of the report, groundwater flow direction as determined hydrogeologically,and the depth to water table LOCATION GENERAL DIRECTION MAP ID FROM TP GROUNDWATER FLOW Not Reported 441110 TC6182491.2s Page A-3 GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY GROUNDWATER FLOW VELOCITY INFORMATION Groundwater flow velocity information for a particular site is best determined by a qualified environmental professional using site specific geologic and soil strata data. If such data are not reasonably ascertainable, it may be necessary to rely on other sources of information, including geologic age identification, rock stratigraphic unit and soil characteristics data collected on nearby properties and regional soil information. In general, contaminant plumes move more quickly through sandy-gravelly types of soils than silty-clayey types of soils. GEOLOGIC INFORMATION IN GENERAL AREA OF TARGET PROPERTY Geologic information can be used by the environmental professional in forming an opinion about the relative speed at which contaminant migration may be occurring. ROCK STRATIGRAPHIC UNIT GEOLOGIC AGE IDENTIFICATION Era: Category: - System:SeriesCode. N/A (decoded above as Era,System&Series) Geologic Age and Rock Stratigraphic Unit Source P G Schruben, R.E. Arndt and W.J. Bawiec,Geology of the Conterminous U.S. at 1:2,500,000 Scale-a digital representation of the 1974 P.B. King and H.M. Berkman Map, USGS Digital Data Series DDS- 11 (1994). TC6182491.2s Page A-4 SSURGO SOIL MAP - 6182491 .2s I A. Target Property SSURGO Soil Water SITE NAME: Honuaula Affordable Housing CLIENT: GK Environmental LLC ADDRESS: Not Reported CONTACT: Graham Knopp Kailua Kona HI 96740 INQUIRY#: 6182491.2s LAT/LONG: 19.676064/155.984308 DATE: September 08,2020 1:52 pm Copyright 2020 EDR Inc: 2015 TomTom Rel 2015 GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY DOMINANT SOIL COMPOSITION IN GENERAL AREA OF TARGET PROPERTY The U.S. Department of Agriculture's(USDA)Soil Conservation Service(SCS)leads the National Cooperative Soil Survey(NCSS)and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States A soil map in a soil survey is a representation of soil patterns in a landscape.The following information is based on Soil Conservation Service SSURGO data Soil Map ID: 1 Soil Component Name. Kaimu Soil Surface Texture* extremely stony peat Hydrologic Group: Class A-High infiltration rates Soils are deep, well drained to excessively drained sands and gravels. Soil Drainage Class: Well drained Hydric Status Not hydric Corrosion Potential-Uncoated Steel: Moderate Depth to Bedrock Min: 76 inches Depth to Watertable Min: 0 inches Soil Layer Information Boundary Classification Saturatedhydraulic Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil conductivity Soil Reaction micro m/sec (pH) 1 0 inches 3 inches extremely stony A-8 COARSE-GRAINED Max 700 . Max: Min peat SOILS,Gravels, Min:141 14 Clean gravels, Poorly Graded Gravel 2 3 inches 59 inches extremely A-8 COARSE-GRAINED Max 700 Max: Min cobbly material SOILS,Gravels, Min:141 14 Clean gravels, Poorly Graded Gravel. Soil Map ID:2 Soil Component Name Punaluu Soil Surface Texture peat Hydrologic Group: Class D-Very slow infiltration rates. Soils are clayey, have a high water table, or are shallow to an impervious layer. Soil Drainage Class* Well drained 11411111., TC6182491.2s Page A-6 GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY Hydric Status: Not hydric Corrosion Potential-Uncoated Steel Low Depth to Bedrock Min: 0 inches Depth to Watertable Min: 0 inches Soil Layer Information Boundary Classification Saturatedhydraulic Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil conductivity Soil Reaction micro m/sec (pH) 1 0 inches 3 inches peat A-8 Not reported Max:0.42 Max: Min: Min:0.02 2 3 inches 14 inches bedrock A-8 Not reported Max:0 42 Max: Min Min 0.02 LOCAL/REGIONAL WATER AGENCY RECORDS EDR Local/Regional Water Agency records provide water well information to assist the environmental professional in assessing sources that may impact ground water flow direction,and in forming an opinion about the impact of contaminant migration on nearby drinking water wells. WELL SEARCH DISTANCE INFORMATION DATABASE SEARCH DISTANCE(miles) Federal USGS 1 000 Federal FRDS PWS Nearest PWS within 1 mile State Database 1.000 FEDERAL USGS WELL INFORMATION LOCATION MAP ID WELL ID FROM TP Al USGS40000268537 1/2-1 Mile SSE 4 USGS40000268531 1/2-1 Mile SSE FEDERAL FRDS PUBLIC WATER SUPPLY SYSTEM INFORMATION LOCATION MAP ID WELL ID FROM TP No PWS System Found Note: PWS System location is not always the same as well location TC6182491 2s Page A-7 GEOCHECK'' - PHYSICAL SETTING SOURCE SUMMARY STATE DATABASE WELL INFORMATION LOCATION MAP ID WELL ID FROM TP A2 HI1100000004457 1/2- 1 Mile SSE 3 HI1100000004445 1/2- 1 Mile SSW TC6182491.2s Page A-8 PHYSICAL SETTING SOURCE MAP - 6182491 .2s I i i i ' t \ \ \ \ ‘‘ ,, t \ 1 i i j, iii 5 i; t t+ 1 ,'''\ \ 4 I i 't ,i t • I i `\ ' i ji i , tI, I i ' t \ i' \`\ t\ 1 i ' '\ \ \ I I II i ' i i I \ \ i ii 1 ' I I l iiii iii1ii1i \ + i ''''-". iii Ai \ ' \ \ \ .\ \ I ! ' , I \ '. ' 1,, \ LW \it‘ 111.6N\Ili \ s, ..,, : ., \ . s, ,li,ss i iI ( i t t ' ', i v tv\ V vv\ ,\ •• ` i t v \ \ \ i i Si v \\ 1 i N County Boundary 0 114 1/2 1MHos A/ Major Roads Contour Lines f Groundwater Flow Direction it© Earthquake epicenter,Richter 5 or greater C I) Indeterminate Groundwater Flow at Location Water Wells CUD Groundwater Flow Varies at Location Public Water Supply Wells i Cluster of Multiple Icons 4110 SITE NAME: Honuaula Affordable Housing CLIENT: GK Environmental LLC ADDRESS: Not Reported CONTACT: Graham Knopp Kailua Kona HI 96740 INQUIRY#: 6182491.2s LAT/LONG: 19.676064/155.984308 DATE: September 08,2020 1:51 pm Copyright•,'2020 EOR.Inc c 2015 TcmTom Rai 2015 1 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Map IDDirectionDistanceElevation Database EDR ID Number AlSSE FED USGS USGS40000268537 1/2-1 Mile Lower Organization ID USGS-HI Organization Name: USGS Hawaii Water Science Center Monitor Location: 8-4059-01 W12-3 Type Well Description Not Reported HUC 20010000 Drainage Area Not Reported Drainage Area Units: Not Reported Contrib Drainage Area: Not Reported Contrib Drainage Area Unts: Not Reported Aquifer: Not Reported Formation Type: Not Reported Aquifer Type: Not Reported Construction Date: 19580101 Well Depth. 853 Well Depth Units ft Well Hole Depth: Not Reported Well Hole Depth Units: Not Reported A2SSE HI WELLS HI1100000004457 1/2-1 Mile Lower Well ID 8-4059-001 Well Name: Palani Well Owner: State of Hawaii, DLNR Land Division Oahu,DLNR-LD Land Owner: State of Hawaii Pump Rate(g/m):Not Reported Year Drillled: 1958 Original Well Name Not Reported Driller. Samson/Smock Well Construction Type Percussion 111.111e Casing Diameter(in): 12 Ground Elevation(ft) 800 Well Depth(ft) 853 Solid Casing Depth: 835 Perforated Casing Depth: Not Reported Major Well Use: Abandoned-Sealed Instal Water Level(ft): 1.44 Water Level After Drilling. Not Reported Water Level After Install: Not Reported Chloride Content(mg/L). 2800 Date Tested: Not Reported Test Pump Rate(g/m) 93 Test Drawdown Rate(ft): 0.5 Test Chloride Content(MG/L) 3700 Test Water Temp:19.7 Temp Unit C Max Chloride Level: Not Reported Minimum Chloride Level Not Reported Draft Year Not Reported Hole Bottom Elevation: 53 Solid Casing Bottom Elevation -35 Year Installed Not Reported Pump Capacity(MM gal/day) Not Reported Pump Intake Depth: Not Reported Latest Head: Not Reported Latest WCR1 Report: 1/1/1958 Latest WCR2 Report: Not Reported Transmissivity: Not Reported Min to pump 5 volumes: Not Reported 3SSW HI WELLS HI1100000004445 1/2-1 Mile Lower Well ID: 8-3959-001 Well Name Kamakana Well Owner: Forest City Hawaii Kona,LLC Land Owner: FHT Kamakana,LLC Pump Rate(g/m) 0 Year Drillled: 2011 Original Well Name Not Reported Driller: Blaine Clay(Water Resources International, Inc) Well Construction Type: Rotary Casing Diameter(in) 4 Ground Elevation(ft) 542 Well Depth(ft) 1773 Solid Casing Depth 471 Perforated Casing Depth 1000 Major Well Use. Deep(through Transition zone) Iblue Inital Water Level(ft): 2.52 Water Level After Drilling: Not Reported TC6182491.2s Page A-10 1 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Water Level After Install Not Reported Chloride Content(mg/L) 21000 Date Tested: Not Reported Test Pump Rate(g/m): Not Reported Test Drawdown Rate(ft) Not Reported Test Chloride Content(MG/L) Not Reported Test Water Temp:62 5 Temp Unit: F Max Chloride Level Not Reported Minimum Chloride Level Not Reported Draft Year: Not Reported Hole Bottom Elevation 1231 Solid Casing Bottom Elevation: 71 Year Installed: Not Reported Pump Capacity(MM gal/day): Not Reported Pump Intake Depth. Not Reported Latest Head Not Reported Latest WCR1 Report. 1/17/2012 Latest WCR2 Report Not Reported Transmissivity Not Reported Min to pump 5 volumes Not Reported 4SSE FED USGS USGS40000268531 1/2-1 Mile Lower Organization ID: USGS-HI Organization Name USGS Hawaii Water Science Center Monitor Location 8-4059.01 Type: Well Description: Not Reported HUC: 20010000 Drainage Area: Not Reported Drainage Area Units: Not Reported Contrib Drainage Area Not Reported Contrib Drainage Area lints. Not Reported Aquifer Not Reported Formation Type Not Reported Aquifer Type Not Reported Construction Date Not Reported Well Depth: Not Reported Well Depth Units: Not Reported Well Hole Depth: Not Reported Well Hole Depth Units: Not Reported 4111110 TC6182491.2s Page A-11 GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS RADON AREA RADON INFORMATION Federal EPA Radon Zone for HAWAII County: 3 Note Zone 1 indoor average level>4 pCi/L Zone 2 indoor average level>=2 pCi/L and<=4 pCl/L. Zone 3 indoor average level<2 pCi/L. Federal Area Radon Information for Zip Code: 96740 Number of sites tested:9 Area Average Activity %<4 pCi/L 4-20 pCi/L 20 pCUL Living Area-1st Floor -0.156 pCi/L 100% 0% 0% Living Area-2nd Floor Not Reported Not Reported Not Reported Not Reported Basement 0.750 pCi/L 100% 0% 0% 11111111, TC6182491.2s Page A-12 PHYSICAL SETTING SOURCE RECORDS SEARCHED TOPOGRAPHIC INFORMATION 1111110 USGS 7.5'Digital Elevation Model(DEM) Source:United States Geologic Survey EDR acquired the USGS 7 5'Digital Elevation Model in 2002 and updated it in 2006.The 7 5 minute DEM corresponds to the USGS 1.24,000-and 1:25,000-scale topographic quadrangle maps.The DEM provides elevation data with consistent elevation units and projection Current USGS 7.5 Minute Topographic Map Source:U.S.Geological Survey HYDROLOGIC INFORMATION Flood Zone Data This data was obtained from the Federal Emergency Management Agency(FEMA).It depicts 100-year and 500-year flood zones as defined by FEMA. It includes the National Flood Hazard Layer(NFHL)which incorporates Flood Insurance Rate Map(FIRM)data and 03 data from FEMA in areas not covered by NFHL Source:FEMA Telephone:877-336-2627 Date of Government Version:2003,2015 NWI. National Wetlands Inventory This data,available in select counties across the country,was obtained by EDR in 2002,2005 and 2010 from the U.S.Fish and Wildlife Service State Wetlands Data:Wetlands Inventory Source.Office of Planning Telephone:808-587-2895 HYDROGEOLOGIC INFORMATION AQUIFLOWR Information System Source. EDR proprietary database of groundwater flow information EDR has developed the AQUIFLOW Information System(AIS)to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted to regulatory authorities at select sites and has extracted the date of the report,hydrogeologically determined groundwater flow direction and depth to water table information GEOLOGIC INFORMATION Geologic Age and Rock Stratigraphic Unit Source:P.G.Schruben,R E Arndt and W.J.Bawiec,Geology of the Conterminous U S.at 1:2,500,000 Scale-A digital representation of the 1974 P B. King and H M Beikman Map,USGS Digital Data Series DDS-11 (1994) STATSGO State Soil Geographic Database Source: Department of Agriculture,Natural Resources Conservation Service(NRCS) The U S.Department of Agriculture's(USDA)Natural Resources Conservation Service(NRCS)leads the national Conservation Soil Survey(NCSS)and is responsible for collecting,storing,maintaining and distributing soil survey information for privately owned lands in the United States.A soil map in a soil survey is a representation of soil patterns in a landscape.Soil maps for STATSGO are compiled by generalizing more detailed(SSURGO) soil survey maps SSURGO Soil Survey Geographic Database Source Department of Agriculture, Natural Resources Conservation Service(NRCS) Telephone: 800-672-5559 SSURGO is the most detailed level of mapping done by the Natural Resources Conservation Service,mapping scales generally range from 1.12,000 to 1:63,360 Field mapping methods using national standards are used to construct the soil maps in the Soil Survey Geographic(SSURGO)database SSURGO digitizing duplicates the original soil survey maps.This level of mapping is designed for use by landowners,townships and county natural resource planning and management. TC6182491 2s Page PSGR-1 PHYSICAL SETTING SOURCE RECORDS SEARCHED LOCAL/REGIONAL WATER AGENCY RECORDS FEDERAL WATER WELLS PWS: Public Water Systems Source: EPA/Office of Drinking Water Telephone: 202-564-3750 Public Water System data from the Federal Reporting Data System A PWS is any water system which provides water to at least 25 people for at least 60 days annually. PWSs provide water from wells,rivers and other sources PWS ENF: Public Water Systems Violation and Enforcement Data Source: EPA/Office of Drinking Water Telephone: 202-564-3750 Violation and Enforcement data for Public Water Systems from the Safe Drinking Water Information System(SDWIS)after August 1995 Prior to August 1995,the data came from the Federal Reporting Data System(FRDS). USGS Water Wells: USGS National Water Inventory System(NWIS) This database contains descriptive information on sites where the USGS collects or has collected data on surface water and/or groundwater The groundwater data includes information on wells,springs,and other sources of groundwater STATE RECORDS Well Index Database Source:Commission on Water Resource Management Telephone: 808-587-0214 CWRM maintains a Well Index Database to track specific information pertaining to the construction and installation of production wells in Hawaii. OTHER STATE DATABASE INFORMATION RADON Area Radon Information Source USGS Telephone 703-356-4020 The National Radon Database has been developed by the U.S.Environmental Protection Agency USEPA)and is a compilation of the EPA/State Residential Radon Survey and the National Residential Radon Survey. The study covers the years 1986-1992.Where necessary data has been supplemented by information collected at private sources such as universities and research institutions. EPA Radon Zones Source: EPA Telephone: 703-356-4020 Sections 307&309 of IRAA directed EPA to list and identify areas of U S with the potential for elevated indoor radon levels OTHER Airport Landing Facilities: Private and public use landing facilities Source: Federal Aviation Administration,800-457-6656 Epicenters: World earthquake epicenters,Richter 5 or greater Source: Department of Commerce,National Oceanic and Atmospheric Administration Earthquake Fault Lines The fault lines displayed on EDR's Topographic map are digitized quaternary faultlines,prepared in 1975 by the United State Geological Survey TC6182491.2s Page PSGR-2 PHYSICAL SETTING SOURCE RECORDS SEARCHED STREET AND ADDRESS INFORMATION 2015 TomTom North America,Inc.All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc The use of this material is subject to the terms of a license agreement You will be held liable for any unauthorized copying or disclosure of this material. 41) TC6182491 2s Page PSGR-3 APPENDIX 2 0 Property Tax Documentation eCOUNTY OF HAWAI`l Reit Property TGX Office Parcel Information 3 Parcel Number 740040140000 Location Address Project Name Kealakehe Homesteads Property Class AGRICULTURAL Neighborhood Code 7473-5 Legal Information 16-C 4.000 AC DES POR GR 6273 KEALAKEHE HMSTDS Land Area(acres) 4.0000 LandArea(approximate sqft) 174,240 View Map Plat(TMK)Maps Owner Information Owner Names Mailing Address WEST VIEW DEVELOPEMNTS LLC Fee Owner,Tenants in Severalty WEST VIEW DEVELOPEMNTS LIC 21 WAIANUENUE AVE HILO HI 96720 2433 Assessment Information all Show Hisrnrual Assessment Market Assessed Assessed Total Land Land Building Taxable Year Property Class Value Value Value Value 2020 AGRICULTURAL 298,700 298,700 0 298,700 Land Information Property Class Square Footage Acreage Agricultural Use Indicator AGRICULTURAL 174240 4 Sales Information Sale Date Sale Amount Date Recorded Book/Page Conveyance Tax '4111110 12/11/2015 948,200 12/17/2015 1896.4 09/04/2014 0 12/08/2014 0 10/24/2013 0 11/14/2013 0 09/17/2013 0 09/20/2013 0 06/27/2005 0 06/27/2005 02/24/2000 600,000 03/01/2000 600.00 04/17/1996 0 04/29/1996 0.00 04/17/1996 0 04/29/1996 000 07/30/1993 0 11/12/1993 08/27/1992 0 08/31/1992 0.00 06/22/1992 0 07/22/1992 0.00 10/16/1990 0 10/22/1990 Current Tax Bill Information Original Taxes Tax Net Tax Period Description Due Date Assessment Credits Tax Penalty Interest Other Amount Due 2020-1 Real Property Tax 08/20/2020 0.00 $0.00 $1,396.43 $139.64 $15.36 $$ 00.. 04300 $ 1,551.43 2020-2 Real Property Tax 02/22/2021 0.00 $0.00 $1,396.42 $000 $0.00 $000 $1.396.42 Tax Bill with Interest computed through 09/30/2020 0.00 $0.00 $2,792.85 $13964 $15.36 2.94785 Pay online at tatp.L;payments•hawaii.go_'propertytax/hauaii Other Payment Options Ciick Here Historical Tax Information Payments Amount Year Tax and Credits Due 52,792 85 0.00 2,792.85 2.792 85 2,792.85) 0.00 2.792.85 2.792.85) 0.00 2,792.85 2.792.85) 0.00 2,682.50 2,682 50) 0.00 c 2,682.50 2.682 50) 000 I) 2u 4 2,682 50 2.682 50) 000 iiiill 0+ 201: 2,682.50 2,682.50) 000 Op 20I 3,655.63 3,655.63) 0.00 0+ 2011 3,655 63 3,655.63) 0.00 0+ Zulu 3,655 63 3,655.63) 0.00 0+ 2iHi 3,655 63 3,655.63) 0.00 Cl 2008 3,655.63 3,655.63) 0.00 0+ 200' 3,655.63 3,655.63) 0.00 0+ 201n 3,655.63 3,655 63) 0.00 O+ 2005 5,832.19 5,832.19) 0.00 1: 2004 5,161.40 5,161.40) 0.00 W 2003 5,161.40 5,161.40) 0.00 O 2002 5,161.40 5,161.40) 0.00 El 2001 4,220.00 4,220.00) 0.00 p+ taro 4,220.00 4,220.00) 0.00 Map k g 211V Recent Sales in Area Sale date range: From: 09/07/2017 To: 09/07/2020 Sales by Neighborhood 1500 Feet se No data available for the following modules:Condominium/Apartment Unit Information,Agricultural Assessment Information.Residential Improvement Information, Commercial Improvement Information,Sketches,Other Building and Yard Improvements,Permit Information,Bldg Division Permit and Inspections Information. 41b116Ep5PAT User Privacy Policy GDPR Privacy Notice Last Data Upload 9/7/2020 1 41 41 AM Version 2 3 84 p•n COUNIYOF HAWA]'1 Red!P1operty lox Office 1111111.0 Parcel Information Parcel Number 740040920000 Location Address Project Name Property Class AGRICULTURAL Neighborhood Code 7473-5 Legal Information LOT 16-B 2.001 AC DES POR GR 6273 KEALAKEHE HMSTDS Land Area(acres) 2.0010 Land Area(approximate sq ft) 87,164 View Map Plat(TMK)Maps Owner Information Owner Names Mailing Address WESTVIEW DEVELOPEMNTS LLC Fee Owner,Tenants in Severalty WEST VIEW DEVELOPEMNTS LLC 21 WAIANUENUE AVE HILO HI 96720 Assessment Information Cil Shoe,Bumps-0 Assessment. Market Assessed Assessed Total Land Land Building Taxable Year Property Class Value Value Value Value 2020 AGRICULTURAL 226,600 226,600 0 226,600 Land Information Property Class Square Footage Acreage Agricultural Use Indicator AGRICULTURAL 87,164 2.001 riiiro'Sales Information Sale Date Sale Amount Date Recorded Book/Page Conveyance Tax 12/11/2015 948,200 12/17/2015 1896.4 01/14/2015 0 01/16/2015 0 10/24/2013 0 11/14/2013 0 µ09/17/2013 0 09/20/2013 0 06/27/2005 0 06/27/ 2005 Current Tax Bill Information Original Taxes Tax Net Tax Period Description Due Date Assessment Credits Tax Penalty Interest Other Amount Due 2020-1 Real Property Tax 08/20/2020 0.00 $0.00 $1,05936 $105.94 $1165 $0.00 $1,176. 95 2020-2 Real Property Tax 02/22/2021 0.00 $0.00 $1,059.35 $0.00 $000 $000 $1,059. 35 Tax Bill with Interestcomputed through 09/30/2020 0.00 $0.00 $2,118.71 $105.94 $1165 $000 $2,236. 30Pay online athttpU!/payments.ehawaiigcv/prop_rtytax/ hawaii Other Payment OptionsCisck Here Historical Tax Information Payments Amount Year Tax and Credits Due EB 2020 2,118.71 0.00 2,118 71 p 2019 2,118.71 2,118.71) 000 M2_0I1 2,118.71 52.118.71) 000 M 2017 2,118.71 2,118.71) 000 133 2016. ........... -.. $2,035.00 2,035.00) 0. 00 EE) 2015 52,035.00 2,035.00) 0. 00 lB 2014 2,035.00 2,035.00) 000 2011... ...2,035 00 2,035.00) 0 00 IIILp 2012 2,742 14 2,742.14) 0. 00 El:4311.... . 2,742 14 2,742.14) 000 EB2010 2,742 14 2,742.14) 000 w..2,742.14 2,742.14) 000 t.._'c)08. .................... ................ $2.742.14 2,742.14) 0. 00 63...2007........._. . . .. . .. .... ..$2,742.14 2.742.14) 0. nw, 2.742 14 2,742.14) 0.00 Map li li lik 1 Recent Sales in Area Sale date range: From: 09/07/2017 To: 09/07/2020 IIISales by Neighborhood ` 1500 Feet v Sales by Distance No data available for the followingmodules:Condominium/Apartment Unit Information,Agricultural Assessment Information,Residential Improvement Information, Commercial Improvement Information.Sketches.Other Building and Yard Improvements.Permit Information,Bldg Division Permit and Inspections Information The County of Hawaii Real Property Tax Office makes every effort to produce the most accurate information possible.No wan ante expressed or implied are provided for the data herein.its use or interpretation The assessment infor motion isfrom the last certified tax roil CISchneiderAllofherdataissubjecttochange. OE O SPAT 1 A L User Privacy Policy GDPR Privacy Notice Last Data Upload 9/7/2020.1 41.41 AM Version 2 3 84 3. TERRITORY OF HAWAII FIELD =OOK LAND SHEET FORM A O.17•C v3Hl-I x O d a f3 N r•H1i7 y IJ ' W l:', 1 iii 'Vi G O pt < CL O r rt ri r.., . I-.1•+ 11 IIW k [ 11 1364 II.. N rto 8 d O I' Q F' 2 a i •1 Ill a I I I A 70 l9 a Et m ! 4: 1-...! ell 1 1 1 I 1 .~~! H _ 1i t i i 1 1 1 f ' 1 1 y i i 5! ? h 1 NN1-,N1-+N I III 11111111111f1 illi Ilki v I I a7 d t-'0 O X o I I to 4 I N W I C INI QIII Co , C' yPP p1-,r--5p R O 0. tiii to a as la J r,, oo A µpN A N WI I 4' su tj O 1 • O a y tifD 8 j r., o oi 7 W 1-+o omaa1.14or%./1 ii 'Sp axISi0. LO IV 1: 61-.ip I W CO Z CD IiI I i rt03I! i O a n a WC. 1 yiloI 01 a.3110ID P3 t31 Idabicn I.l' r ,iO'I 1 I I m i•W 1 I IF O C.' r O K pp r 1IIII ii II 4 III111: I 1` r: I i I: )a. APPENDIX 3 Title Reports p,K w M FirstAmerican eig rn.FirstAm'r Combined Report HI Property Address: HI Combined Report HI 06/10/2020 All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof.©2005-2020 First American Financial Corporation and/or its affiliates.All rights reserved. R,c 4r- y First American nn'FirstAm- Property Profile HI Property Information Owner(s):West View Developemnts LIc Mailing Address: 21 Waianuenue Ave, Hilo, HI 96720 Owner Phone: Unknown Property Address: , , HI Vesting Type: N/A Alt.APN: 740040140000 County: Hawaii APN: 3-7-4-004-014-0000 Map Coord: Census Tract: Lot#: 16 Block: Subdivision: Kealakehe Homesteads Tract: Legal: 16-C 4.000 Ac Des Por Gr 6273 Kealakehe Hmstds Property Characteristics Use: Agricultural(Nec) Year Built/Eff. : /Sq.Ft. : Zoning:‘ 61si 5A Lot Size Ac/Sq Ft: 4/174240 of Units: Stories: Improvements: Parking/#: / Gross Area: Garage Area:Basement Area: Sale and Loan Information Sale/Rec Date: 12/11/2015 / 12/17/2015 *$/Sq. Ft.: 2nd Mtg.: Sale Price: $948,200 1st Loan: Prior Sale Amt: $600,000 Doc No.: 000A58290055 Loan Type: Prior Sale Date: 02/23/2000 Doc Type:General Warranty Deed Transfer Date: 12/17/2015 Prior Doc No.: 27475 Seller: Brown Ronald A&Parichat B Lender: Prior Doc Type: Quitclaim Tax Information Imp Value:Exemption Type: Land Value: $298,700 Tax Year/Area: 2019/3 Total Value: $298,700 Tax Value: 298,700 Total Tax Amt: $2,792.85 Improved: Property Profile HI 6/10/2020 Page 1 (of 1) This report is only for the myFirstAm user who applied for it No one else can rely on it As a myFirstAm user,you already agreed to our disclaimer regarding third party property information accuracy You can view it here.www myfirstam com/Secunty/ShowEULA.®2005-2020 First Amencan Financial Corporation and/or its affiliates All rights reserved 9)1P R_STATE OF HAWAII tQ tr°'s ; 7; . BUREAU OF CONVEYANCES rs9 Jt,. o . i RECORDED Y tea;,,.,r December 17, 2015 8:01 AM N _ ii, Doc No(s) A-56290055 I.!NICK!ANN THOMPSON REGISTRAR 1 1!2 ICI. Conveyance Tax: S1,896.40 B-32735668 L After Recordation,Return by Mail Pickup( to: g d I i s c 1 West View Developments, 1.1.0 File No.4-5050287(AMH ) 21 Waianuenuc Avenue,#3 Ms. Anne M.. Hoshida L n Hilo, Hawaii 96720 g4:3-17a1 pages:NIVL' 1 - Affects: Tax Map Keys(3)7-4-004-014, (3) 7-4-004-091 &(3)7-4-004-092 led Lot 16-A, Lot 16-B, Lot 16-C, Kealakehe Homesteads WARRANTY DEED THIS WARRANTY DEED, is made this day of DEC 1 1 2015 2015, by: RONALD A. BROWN and PARICHAT BOONSETH BROWN,husband and wife,whose address is Post Office Box 2940,Kailua-Kona,llawaii 96745-2940(hereinafter referred to as GRANTOR"), in favor of WEST VIEW DEVELOPMENTS,LLC,a•Hawaii Limited Liability Company, its address is 21 Waianucnue Avenue,#3, Hilo, Hawaii 96720(hereinafter referred to as"GRANTEE"); Warranty Deed 1 Brown West Vim Developments 7:MKs 3'7-4-004 parcels 014,091 &092 WITNESSETH: That for TEN AND NO/100 DOLLARS($10.00), and other valuable consideration paid by the Grantee,the receipt of which is hereby acknowledged,the Grantor does hereby grant,bargain,sell and convey unto Grantee,IN SEVERALTY, in fee simple, all of that certain real property described in Exhibit"A"attached hereto and made a part hereof. And the reversions, remainders,rents, issues and profits thereof and all of the estate,right,title and interest of the Grantor,both at law and in equity,therein and thereto; TO RAVE AND TO HOLD the same,together with all buildings, improvements,rights, easements,privileges and appurtenances thereon and thereto belonging or appertaining or held and enjoyed therewith, unto the Grantee according to the tenancy herein set forth,forever. AND, in consideration of the premises,the Grantor does hereby covenant with the Grantee that the Grantor is seised of the property herein described in fee simple; that said property is free and clear of and from all liens and encumbrances,except for the lien of real property taxes not yet by law required to be paid, and except as may be specifically set forth herein; that the Grantor has good right to sell and convey said property, as aforesaid; and that the Grantor will WARRANT AND DEFEND the same unto the Grantee against the lawful claims and demands of all persons,except as aforesaid. The property is being conveyed in its existing"AS IS"condition. Grantor conveys the property without any representations or warranties relating to its condition. Grantee acknowledges and understands that the real property and personal property is sold "AS IS", without warranties or representations relating to its condition. Grantee affirms that Grantee has had the opportunity to inspect the property and accepts the same in its existing "AS IS"condition. The conveyance herein set forth and the warranties of the Grantor concerning the same are expressly declared to be in favor of the Grantee,and the Grantee's heirs, personal representatives and assigns. The term"Grantor"and"Grantee",as and when used herein,or any pronouns used in place thereof, shall mean and include the masculine, feminine or neuter,the singular or plural number, individuals, partnerships,trustees or corporations and their and each of their respective successors, heirs, personal representatives, successors in trust and assigns,according to the context thereof. All covenants and obligations undertaken by two or more persons shall be deemed to be joint and several unless a contrary intention is clearly expressed elsewhere herein. IN WITNESS WHEREOF,the Grantor and Grantee have caused these presents to be duly executed the day and year first written,on the Counterpart pages attached hereto,each of which is deemed an original. The parties agree that said Counterparts shall together constitute one and the same agreement,binding all of the parties hereto, notwithstanding that all of the parties are not signatory to the original or the same Counterparts. For all purposes, including,without limitation,recordation,filing and delivery of this instrument,duplicate unexecuted and unacknowledged pages of the Counterparts may be discarded and the remaining pages assembled as one document. Warranty Deed 2 Brown West View Developments TMKs 3i0 7-4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTOR RONALD A.BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. RO FOINZIATIOWN STATE OF HAWAII SS. COUNTY OF HAWAII On this qt-_day of UQ_.LQ"j0_,,. e- ,2015,before me personally appeared RONALD A.BROWN,to me known to be the person (or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. 0R O I', Notary Public R-4 t< Sta e of HawaiiApiNO0GPJpQ( -V\- No. Q Printed or Typed Name ofNotary rP:My conunission expires: tO• v`3 ' 1 V STATE ,,• NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty De Document Date: QSZ,C • Lk )VS If undated,insert"undated") Number of pages: NINE Circuit of Notarial act: T ir Circuit Printed name ofNotary: NJNQ., ` Z0 JONOtpRY *= PVgk-IG 10.98.520 • Signature of Notary Public Seal or Stamp) ST4 ,pF,N?;. Date of Certification Warranty Deed 3 Brown West View Developments I'MKs 3'4 7-4-004 parcels 014,09)&092 lad COUNTERPART PAGE EXECUTED BY GRANTOR PARICHAT BOONSETH BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. l PARICHAT BOONSETH BROWN STATE OF HAWAII SS. COUNTY OF HAWAII On this Qj day of . Qv- ..4c ,2015,before me personally appeared PARICHAT BOONSETH BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and, being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. Notary Public A".• 4o Q_: State of Hawaii 0 ' OJ d s ZAN\)k-C) •Qckk 2-1)7 Printed or Typed Name of Notary Sgip, My commission expires: (O • t S' t Y NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty Deed Document Date: C-• . at:16 RAZOIfundated, insert"undated")p Number of pages: NINE Circuit of Notarial act: Third Circuit Printed name of Notary: 1041Y141 j) k.40,75-0 0 4:),)e>' co10 QJo'0 a° : a - Signature of Notary Public STA,, ,' Seal or Stamp) ct Date of Certification Warranty Deed 4 Brown West View Developments TMKs 3'd 7.4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTEE: I IN WITNESS WHEREOF,the Grantee has executed these presents on the day and year first above written. WEST VIEW D ,VELOPMENTS,LLC a Hawaii Limited 'ability Company 141..___:?"' , By: ill i . Its v i , - STA'T'E OF HAWAII 1 SS. COUNTY OF HAWAII On this da of DEC 1 1 2015 2015,before me personally appeared 1fr to me known to be the person(or who provided satisfa tory evidence of identity)described in and who executed the foregoing Warranty Deed and, being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed . A.. •. . • • EST VIEW DEVELOPMENTS, LLC, a Hawaii Limited Liability C:mp. 404 M Hosy/O" 1A NOTARY 'y Notary ublic PUBLIC ?* State of Hawaii aidi No.9C-278 Anne M. Hoshidc S'7 '' •....• P;` Printed or Typed Name ofN taryyQOrHpos My commission expires: --'.5.1.Y9-1‘6 NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-1I-8 Document Description: Warranty Deed LIDocumentDate: t,Y"J"r' If undated, insert "undated") Number of pages: NINE Circuit of Notarial act: Third Circuit Printed name of Notary: ne M. os rE_ 11' 111i1d1r111"9lii-44, -- Signa td re of Notary Publi• Seal or Stamp) DEC 1 1 201' Date of Certification M-.H S,S,' NOTARY /• Warranty Deed 5 PUBLIC ;*.- Brown West View Developments TMKs'd 7-4-004 parcels 014,091&092 No.90-278 1.OF 1-lP`,,. Exhibit"A" Three Lots) ITEM 1: LOT 16-A Land situated at Kealakehe Homesteads,roughly one thousand(1000) feet north of the Kealakehe Elementary School North Kona,Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land, being also the northwest corner of Lot 16-C and on the cast side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUIWTLA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: Thence,along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee on a curve to the left with a radius of 20.00 feet,the chord azimuth and distance being 1. 298° 09' 28" 24.01 feet to a pipe set in concrete 2. 261° 15'584.77 feet along the southerly boundary ofLot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 3.162° 24 438.16 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A. Napuupahee to a pipe set in concrete 4.263° 15' 30" 706.73 feet along the southerly boundary of Lots N and 1-1,along the southerly boundary of Kiwi Street and along a portion of the southerly boundary of Lot G, along a portion of Grant 3456 to G. McDougall to a "+" found cut in rock 5. 357° 31' 40" 621.04 feet along westerly boundary of Lots 9,8,7 and 6, along Grant 3761 to Hoopala&Pamahoa to a "+" found cut in rock 6.139° 03' 30" 77.58 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 7.116° 57'220.19 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 8.81° 15'946.25 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 9.155° 02' 30" 30.63 feet along the east side of Kealakaa Street Right-of-Way to the point of beginning and containing an area of 7.149 acres, more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown,Married Grantee: Ronald A. Brown and Parichat Boonseth Brown, Husband and Wife, as Tenants by the Entirety L Warranty Deed 6 Brown West View Developments TMKs 3r°7-4-004 parcels 014,091 &092 Dated: September 17,2013 Recorded: September 20,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50111253. Correction Deed Grantor: Ronald A. Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: October 24,2013 Recorded: November 14,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50660782. Tax Map Key(3)7-4-004-091 ITEM 2: LOT 16-B Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet North of the Kealakehe Elementary School,North Kona,Hawaii Being a portion of Grant 6273 to A. Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land,being also the Southwest corner of Lot K and on the East side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey'Triangulation Station"LAPAU WILA" being 3105.35 feet North and 1444.39 feet West and thence running by azimuths measured clockwise from true South: l. 256° 56'363.00 feet along the Southerly boundary of Lot K and a portion of Lot J,along a portion of Grant 3456 to G.McDougall to a spike set in concrete 2. 338° 48' 40" 250.69 feet along a portion of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete"+" 3. 77° 43' 40" 347.20 feet along a portion of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 4.155° 02' 30" 248.70 feet along the East side of Kealakaa Street to the point of beginning and containing an area of 2.001 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown,Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wifc,as Tenants by the Entirety Dated: January 14,2015 Recorded: January 16,2015 in the Bureau of Conveyances of the State of Hawaii, Document No. A-54940626. Tax Map Key(3) 7-4-004-092 Warranty Deed 7 Brown West View Developments IMKs 3r°7-0.004 parcels 014.091&092 ITEM 3: LOT 16-C Land situated at Kealakehe homesteads,roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona, Hawaii Being a portion of Grant 6273 to A. Napuupahee Beginning at a pipe set in concrete at the Southwest corner of this parcel of land, being also the northwest corner of Lot 16-A and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAI'AUWELA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: 1.155° 02' 30" 145.17 feet along the east side of Kealakaa Street Right-of-Way to a pipe set in concrete 2. 257° 43' 40" 347.20 feet along the southerly boundary of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete "+" 3.158° 48' 40" 250.69 feet along the easterly side of Lot 16-B,along the remainder of Grant 6273 to A. Napuupahee to a spike set in concrete 4.256° 56'208.32 feet along a portion of the southerly boundary of Lot J,along a portion of the southerly boundary of Lot M,along a portion of Grant 3456 to G. McDougall to a "+" found cut in rock 111111, 5. 263° 15' 30" 76.85 feet along a portion of the southerly boundary of Lot M, along a portion of Grant 3456 to G. McDougall to a pipe set in concrete 6.342° 24'438.16 feet along a portion of Lot 16-A, along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 7.81° 15'584.77 feet along a portion of Lot 16-A, along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete,thence Along a portion of Lot 16-A, along the remainder of Grant 6273 to A.Napuupahee on a curve to the right with a radius of 20.00 feet,the chord azimuths and distance being 8.118° 09' 28" 24.01 feet to the point of beginning and containing an arca of 4.000 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown, Married Grantee: Ronald A. Brown and Parichat Boonseth Brown, Husband and Wife, as Tenants by the Entirety Dated: December 4, 2014 Recorded: December 8,2014 in the Bureau of Conveyances of the State of Hawaii, Document No.A-54550626. Tax Map Key(3) 7-4-004-014 L Warranty Deed 8 Drown West View Developments TMKs 3"7-4-004 parcels 014,091 &092 Subject,however,to the following: 11) 1. Mineral and water rights of any nature in favor ofthe State of Hawaii. 2. Claims arising out of rights customarily and traditionally exercise for subsistence,cultural, religious,access or gathering purposes as provided for in the Hawaii Constitution or the Hawaii Revised Statutes. End of Exhibit"A" Warranty Deed 9 Brown West View Developments TMKs 3n°7-4-004 parcels 014,091&092 S A u[R First-American v myFirstAm' Transaction History HI To request additional information,please contact your local Sales Representative,Customer Service Department,or for an additional fee you may click here. History Record # 1 : SALE/TRANSFER Buyer:West View Devs LIc Seller: Brown Ronald A&Parichat B Transaction Date: 12/11/2015 Sale Price: 948,200 Recording Date: 12/17/2015 Sale Price Type: Recorded Doc#: 000A58290055 Title Company: Fidelity National Title Insura Document Type: Deed Transfer Vesting Type: N/A History Record# 2 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 12/04/2014 Sale Price: Recording Date: 12/08/2014 Sale Price Type: tiillwrRecorded Doc#: 000A54550626 Title Company: Document Type: Deed Transfer Vesting Type: N/A History Record #3 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 10/24/2013 Sale Price: Recording Date: 11/14/2013 Sale Price Type: Recorded Doc#: 000A50660782 Title Company: Document Type: Deed Transfer Vesting Type: N/A Continued on next page... Transaction History ,,HI 6/10/2020 Page 1 (of 2) All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof©2005-2020 First American Financial Corporation and/or its affiliates.All rights reserved nm 'FirstAm'' Transaction History HI History Record #4 : SALE/TRANSFER Buyer:Brown Ronald A&Panchat B Seller: Brown Ronald A IWO Transaction Date: 09/17/2013 Sale Price: Recording Date: 09/20/2013 Sale Price Type: Recorded Doc#: 000A50111253 Title Company: Document Type: Deed Transfer Vesting Type: N/A History Record #5 : SALE/TRANSFER Buyer:Brown,Ronald A Seller: Mark Trust Transaction Date: 02/23/2000 Sale Price: 600,000 Recording Date: 03/01/2000 Sale Price Type: Recorded Doc#: 27475 Title Company: Hawaii Escrow&Title Document Type: Deed Transfer Vesting Type: N/A 441110 Transaction History ,,HI 6/10/2020 Page 2(of 2) 2005-2020 First Amencan Financial Corporation and/or its affiliates.All rights reserved. y, A M E e iQ C., yFirstAmerican 4w, myFirstAme Tax Map HI 4 7.7"--------- LAY n"..ey r I Vat., r -&-• t. f I r L - ,.:., a (if,-,..,...A. v as l TaT1y • rr. a/ Jn 0. fy"`.•.. lbw. ir.w.. 3 44 I ice Kt 1i 1\ t, rU '/ j •.G..ass..r,<y- F''.-• xGz4 4..FL, 4--"a.• .t ate.....--- •+ r•-.r r...c.1. "also' ar g 7`',. aY!•'y !. `/"y?•,, J : .I I aftQ I is", T '',"'• t•-.4 .0%;•"1•f. IS .. I" .T: t_,. 'Z.': I =...:a:"s. it e•.w },r-_ gtii6004.i', v r I I. t'' • SIf '[t; ,..,n.'r av1r' \ 'IS .5I, r'c'" .,>M t c/4'p4['r: I' w .v,M.l'K,4 1 r.... X.iF 1. I ' - YA r /+[' ... 22.4 .r s I U -- 9 1401"•r rr., I'1 ;t }•f: l a[I'N1> N• 4 , R,.- OeAN, R[Aa•,[' 1.311. i3. i w;T..e j Ji` rj J z,47.117.;14:4 X - n rt i 1 g, ,`),:it,.... .' t. A &,...'7t4. ,' cow«Sti.•.:•'' .1R„PI Ep+at .„tre jT+.»: '•54R*y',s r '4,14/&,....L.."---.....71-4.t+..«. 1 :. 1 i v js.\\ r AILD µy, J s-• ti yam+. I rt 1'/ 4 .. e•u7 r Y1't 4' Lr...w.--.•--a lu i , ;' 0 4 z.•,,.err 1 4 ayll I SII 11,,, w .. c ' ae.. 'i J 7. 4 1• X -. ..... ------- -:-- i,....,n....r-,n.,....,n' g .w-w•t.":,....r....•..-.e U.ne.7./....sw-,.W1-r*• i1tY9•w.w:t L.aret1 J it a:.'4r+,pl.:-sw!j. Gn'ISIt': j i-.a.,.•.}L.. 4leb""......a/. 'r yv tCkt.AC Plbf r'L OD rLILI' r+:.l.T0.1, .N 0,441 + 4 •• >i a/f.L1: 1_ IiYk ..t E'S SCa.i'lw•a0. 4'61 - Limitation of Liability for Informational Report IMPORTANT—READ CAREFULLY:THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR PRELIMINARY REPORT,OR ANY FORM OF TITLE INSURANCE OR GUARANTY. THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN CONSENT. FIRST AMERICAN DOES NOT REPRESENT OR WARRANT THAT THE INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS, AND WITH ALL FAULTS. AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE OF THIS REPORT, RECIPIENT AGREES THAT FIRST AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT SHALL BE LIMITED TO THE FEE CHARGED FOR THE REPORT RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION AND AGREES HAT FIRST AMERICAN WOULD NOT HAVE ISSUED THIS REPORT BUT FOR THE LIMITATION OF LIABILITY DESCRIBED ABOVE FIRST iiiiorr‘iVIERICAN MAKES NO REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR PROPRIETY OF RECIPIENT'S USE OF THEFORMATIONHEREIN Tax Map ,,HI 6/10/2020 Page 1(of 1) 2005-2020 First American Financial Corporation and/or its affiliates All rights reserved Sy M.E[i P C4y FirstAmerican 010 in) FirstAm* Combined Report HI Property Address: HI Nome Combined Report HI 06/10/2020 All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof.02005-2020 First American Financial Corporation and/or its affiliates All rights reserved S, A M E R,,, w ` `?`'= FirstAmerican itay nit'FirstAm Property Profile HI Property Information Owner(s):West View Developemnts LIc Mailing Address: 21 Waianuenue Ave, Hilo, HI 96720 Owner Phone: Unknown Property Address: , , HI Vesting Type: N/A Alt.APN: 740040920000 County: Hawaii APN: 3-7-4-004-092-0000 Map Coord: Census Tract: Lot#: 16-B Block: Subdivision: Kealakehe Homesteads Tract: Legal: Lot 16-B 2.001 Ac Des Por Gr 6273 Kealakehe Hmstds Property Characteristics Use: Agricultural(Nec) Year Built/Eff. : /Sq. Ft. : Zoning: 5A Lot Size Ac/Sq Ft: 2 001 /87164 of Units: 4111. 1r Stories: Improvements: Parking/#: / Gross Area: Garage Area:Basement Area: 1 Sale and Loan Information Sale/Rec Date: 12/11/2015 I 12/17/2015 1/Sq. Ft.: 2nd Mtg.: Sale Price: $948,200 1st Loan: Prior Sale Amt: Doc No.: 000A58290055 Loan Type: Prior Sale Date: Doc Type:General Warranty Deed Transfer Date: 12/17/2015 Prior Doc No.: Seller: Brown Ronald A&Parichat B Lender: Prior Doc Type: Tax Information Imp Value:Exemption Type: Land Value: $226,600 Tax Year/Area: 2019/3 Total Value: $226,600 Tax Value: 226,600 Total Tax Amt: $2,118 71 Improved: Property Profile HI 6/10/2020 Page 1 (of 1) This report is only for the myFirstAm user who applied for it.No one else can rely on it.As a myFirstAm user,you already agreed to our disclaimer regarding third party property information accuracy.You can view it here www myfirstam com/Security/ShowEULA 02005-2020 First American Financial Corporation and/or its affiliates.All rights reserved fi STATE OF HAWAII r'i.v.4i6\ BUREAU OF CONVEYANCES 4,4 °a se,,: RECORDED 140rte.,.,. ,` ),December 17, 2015 8:01 AM Doc No(s) A-58290055 1 I I 1111 I 1 II 11 hl NICK!ANN THOMPSON REGISTRAR 1 1/2 ICL Conveyance Tax: S1,896.40 B—32735668 iL. After Recordation,Return by Mail(t Pickup( to: O I S C) ' West View Developments, 1.1.0 1Z,6 File No. 4-5050287(AMH ) 21 Waianuenuc Avenue,#3 Ms. Anne M.. Hoshida --------A-, Hilo,Hawaii 96720 Total pages: NINE Affects: Tax Map Keys(3)7-4-004-014,(3) 7-4-004-091 &(3)7-4-004-092 Lot 16-A, Lot I6-B, Lot 16-C, Kealakehe Homesteads WARRANTY DEED TI.11S WARRANTY DEED, is made this day of DEC 1 1 2015 2015, by: RONALD A. BROWN and PARICHAT BOONSETH BROWN,husband and wife,whose address is Post Office Box 2940,Kailua-Kona,Hawaii 96745-2940(hereinafter referred to as GRANTOR"), in favor of WEST VIEW DEVELOPMENTS,LLC,a•Hawaii Limited Liability Company, its address is 21 Waianucnue Avenue,#3, Hilo, Hawaii 96720(hereinafter referred to as"GRANTEE"); Warranty Deed 1 Brown West View Developmentslid TMKs 3'4 7-4.004 parcels 014,091&092 WITNESSETH: That for TEN AND NO/100 DOLLARS($10.00),and other valuable consideration paid by the Grantee,the receipt of which is hereby acknowledged,the Grantor does hereby grant,bargain,sell and convey unto Grantee,IN SEVERALTY, in fee simple, all of that certain real property described in Exhibit"A"attached hereto and made a part hereof. And the reversions, remainders,rents, issues and profits thereof and all of the estate,right,title and interest of the Grantor,both at law and in equity,therein and thereto; TO HAVE AND TO HOLD the same, together with all buildings, improvements,rights, easements,privileges and appurtenances thereon and thereto belonging or appertaining or held and enjoyed therewith,unto the Grantee according to the tenancy herein set forth,forever. AND, in consideration of the premises,the Grantor does hereby covenant with the Grantee that the Grantor is seised of the property herein described in fee simple; that said property is free and clear of and from all liens and encumbrances,except for the lien of real property taxes not yet by law required to be paid, and except as may be specifically set forth herein; that the Grantor has good right to sell and convey said property, as aforesaid; and that the Grantor will WARRANT AND DEFEND the same unto the Grantee against the lawful claims and demands of all persons, except as aforesaid. The property is being conveyed in its existing"AS IS"condition. Grantor conveys the property without any representations or warranties relating to its condition. Grantee acknowledges and understands that the real property and personal property is sold "AS IS", without warranties or representations relating to its condition. Grantee affirms that Grantee has had the opportunity to inspect the property and accepts the same in its existing"AS IS"condition. The conveyance herein set forth and the warranties of the Grantor concerning the same are expressly declared to be in favor of the Grantee,and the Grantee's heirs, personal representatives and assigns. The term"Grantor"and"Grantee",as and when used herein,or any pronouns used in place thereof,shall mean and include the masculine, feminine or neuter,the singular or plural number, individuals, partnerships,trustees or corporations and their and each of their respective successors, heirs, personal representatives, successors in trust and assigns,according to the context thereof. All covenants and obligations undertaken by two or more persons shall be deemed to be joint and several unless a contrary intention is clearly expressed elsewhere herein. IN WITNESS WHEREOF,the Grantor and Grantee have caused these presents to be duly executed the day and year first written,on the Counterpart pages attached hereto,each of which is deemed an original. The parties agree that said Counterparts shall together constitute one and the same agreement, binding all of the parties hereto, notwithstanding that all of the parties are not signatory to the original or the same Counterparts. For all purposes, including,without limitation,recordation,filing and delivery of this instrument,duplicate unexecuted and unacknowledged pages of the Counterparts may be discarded and the remaining pages assembled as one document. Warranty 2 Brown westst VView Developments TMKs 3iO 7-4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTOR RONALD A.BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. RO ' :4 ` OWN STATE OF HAWAII SS. COUNTY OF HAWAII On thisO day of ..eQj V ,2015,before me personally appeared RONALD A.BROWN,to me known to be the person (or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. RO,, Notary Public r Aa-1 Sta e of Hawaii PJ rp p 9 Vt. No• Q Printed or Typed Name of Notary My commission expires: 1.0, `3 ' 1 Y STATC NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty De Document Date: QC • Lk,VS If undated, insert"undated") Number of pages: NINE COUNTERPART PAGE EXECUTED BY GRANTOR PARICHAT BOONSETH BROWN: IN WITNESS WHEREOF,the Grantor has executed these presents on the day and year first above written. I'ARICIIAT BOONSETII BROWN STATE OF HAWAII SS. COUNTY OF HAWAII On this C( day of uQ.E.i,,,P4,QS14f. ,2015,before me personally appeared PARICHAT BOONSETH BROWN,to me known to be the person(or who provided satisfactory evidence of identity)described in and who executed the foregoing Warranty Deed and,being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed. Notary Public 2 ,`Q- ' ti 4' State of Hawaii 1111. z: 'oJm s'. 42 <15°ZINA>k:0• r\.Z4)-L-b7.7 pk;' Printed or Typed Name of Notary Slp, ,; My commission expires:- (0 • t ' NOTARY CERTIFICATION Made pursuant to Chapter 456, Hawaii Revised Statutes and Hawaii Administrative Rules§5-11-8 Document Description: Warranty Deed Document Date: C.aO't5 If undated, insert"undated") Number of pages: NINE Circuit of Notarial act: Third Circuit O AC‘;',' 0PrintednameofNotary: 014th J 0'`I. Signature ofNotary Public STA.,,,. ' Seal or Stamp) Date of Certification WarrantynDeed 4 Brown West View Developments TMKs 3r°7.4-004 parcels 014,091&092 COUNTERPART PAGE EXECUTED BY GRANTEE: lid IN WITNESS WHEREOF,the Grantee has executed these presents on the day and year first above written. WEST VIEW D.VELOPMENTS.LLC a Hawaii Limited -ability Company 0 t, ,.." _ By: a. lirIts "' i STATE OF HAWAII 1 SS. COUNTY OF HAWAII On this da of DEC 1 1 2015 2015, before me personally appeared halo to me known to be the person(or who provided satisfa tory evidence of identity)described in and who executed the foregoing Warranty Deed and, being duly sworn,did say that he/she is the person named in the foregoing instrument and acknowledged that he/she executed the same as his/her free act and deed EST VIEW DEVELOPMENTS,LLC,a Hawaii Limited Liability C mp AllM• HOS I NOTARY Notary ublic PUBLIC * State of Hawaii No.9C-278 Anne M. Hoshido 6,,,9•'••......••••• . s ` Printed or Typed Name of N taryy jOFHPMycommissionexpires: ( 1_ D NOTARY CERTIFICATION Made pursuant to Chapter 456,Hawaii Revised Statutes and Hawaii Administrative Rules §5-11-8 Document Description: Warranty Tie:1,1mqDocumentDate: If undated, insert "undated") Number of pages: NINE Circuit of Notarial act: Third Circuit M Printed name of Notary. ne M. OS ` e A' r I4 a Signa ire of Notary Publi Seal or Stamp) DEC 1 1 201• Date of Certification o•. Vt. H0,9"',,, NOTARY /•, Warranty Deed 5 w PUBLIC Brown West View Developments TMKs 3rd 7-4-004 parcels 014,091&092 No.90-278 g7..6 NP Po' Exhibit"A" Mir Three Lots) ITEM l: LOT 16-A Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona, Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner of this parcel of land, being also the northwest corner of Lot 16-C and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUJWTLA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: Thence,along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee on a curve to the left with a radius of 20.00 feet,the chord azimuth and distance being 1. 298° 09' 28" 24.01 feet to a pipe set in concrete 2. 261° 15'584.77 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 3.162° 24 438.16 feet along the southerly boundary of Lot 16-C,along the remainder of Grant 6273 to A. Napuupahee to a pipe set in concrete 4.263° 15' 30" 706.73 feet along the southerly boundary of Lots N and H,along the southerly boundary of Kiwi Street and along a portion of the southerly boundary of Lot G, along a portion of Grant 345610 G. McDougall to a "+" found cut in rock 5. 357° 31' 40" 621.04 feet along westerly boundary of Lots 9,8,7 and 6, along Grant 3761 to Hoopala&Pamahoa to a "+" found cut in rock 6.139° 03' 30" 77.58 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 7.116° 57'220.19 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 8. 81° 15'946.25 feet along the northerly boundary of the Homestead Road to a pipe found set in concrete 9.155° 02' 30" 30.63 feet along the east side of Kealakaa Street Right-of-Way to the point of beginning and containing an area of 7.149 acres, more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown, Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wife, as Tenants by the Entirety Warranty Deed 6 Brown West View Developments TMKs 3id 7-4-004 parcels 014,091 &092 Dated: September 17,2013II/Recorded: September 20,2013 in the Bureau of Conveyances of the State of Hawaii, Document No.A-50111253. Correction Decd Grantor: Ronald A. Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wife,as Tenants by the Entirety Dated: October 24,2013 Recorded: November 14,2013 in the Bureau of Conveyances of the State ofHawaii, Document No.A-50660782. Tax Map Key(3) 7-4-004-091 ITEM 2: LOT 16-B Land situated at Kealakehe Homesteads,roughly one thousand(1000)feet North of the Kealakehe Elementary School,North Kona,Hawaii Being a portion of Grant 6273 to A.Napuupahee Beginning at a pipe set in concrete at the Northwest corner ofthis parcel of land, being also the Southwest corner of Lot K and on the East side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station"LAPAUWILA" being 3105.35 feet North and 1444.39 feet West and thence running by azimuths measured clockwise from true South: I. 256° 56'363.00 feet along the Southerly boundary of Lot K.and a portion of Lot J,along a portion of Grant 3456 to G. McDougall to a spike set in concrete 2.338° 48' 40" 250.69 feet along a portion of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete"+" 3. 77° 43' 40" 347.20 feet along a portion of Lot 16-C,along the remainder of Grant 6273 to A.Napuupahcc to a pipe set in concrete 4.1550 02' 30" 248.70 feet along the East side ofKealakaa Street to the point of beginning and containing an area of2.001 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A.Brown,Married Grantee: Ronald A.Brown and Parichat Boonseth Brown,Husband and Wifc,as Tenants by the Entirety Dated: January 14,2015 Recorded: January 16,2015 in the Bureau of Conveyances of the State of Hawaii, Document No.A-54940626. l'ax Map Key(3) 7-4-004-092 Warranty Deed 7 Brown West View Developments TMKs 3'°7-4.014 parkls 014,091&092 ITEM 3: LOT 16-C Land situated at Kealakehe I lomesteads, roughly one thousand(1000)feet north of the Kealakehe Elementary School North Kona, Hawaii Being a portion of Grant 6273 to A. Napuupahee Beginning at a pipe set in concrete at the Southwest corner of this parcel of land, being also the northwest corner of Lot 16-A and on the east side of Kealakaa Street Right-of-Way the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAPAUWILA" being 2748.26 feet North and 1278.19 feet West and thence running by azimuths measured clockwise from true South: 1.155° 02' 30" 145.17 feet along the east side of Kealakaa Street Right-of-Way to a pipe set in concrete 2. 2570 43' 40" 347.20 feet along the southerly boundary of Lot 16-B,along the remainder of Grant 6273 to A.Napuupahee to a nail set in concrete "+" 3.158° 48' 40" 250.69 feet along the easterly side of Lot 16-B,along the remainder of Grant 6273 to A. Napuupahee to a spike set in concrete 4.256° 56'208.32 feet along a portion of the southerly boundary of Lot J, along a portion of the southerly boundary of Lot M,along a portion of Grant 3456 to G. McDougall to a "+" found cut in rock 5. 263° 15' 30" 76.85 feet along a portion of the southerly boundary of Lot M, along a portion of Grant 3456 to G. McDougall to a pipe set in concrete 6.342° 24'438.16 feet along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete 7.810 15'584.77 feet along a portion of Lot 16-A, along the remainder of Grant 6273 to A.Napuupahee to a pipe set in concrete,thence Along a portion of Lot 16-A,along the remainder of Grant 6273 to A.Napuupahee on a curve to the right with a radius of 20.00 feet,the chord azimuths and distance being 8.118° 09' 28" 24.01 feet to the point of beginning and containing an arca of 4.000 acres,more or less. Being all the property conveyed by the following: Warranty Deed Grantor: Ronald A. Brown, Married Grantee: Ronald A. Brown and Parichat Boonseth Brown,Husband and Wife, as Tenants by the Entirety Dated: December 4, 2014 Recorded: December 8, 2014 in the Bureau of Conveyances of the State of Hawaii, Document No.A-54550626. Tax Map Key(3)7-4-004-014 Warranty Iced 8 Urossn West View Developments TMKs 3"7-4-004 parcels 014,091&092 Subject, however,to the following: QO l.Mineral and water rights of any nature in favor of the State of Hawaii. 2. Claims arising out of rights customarily and traditionally exercise for subsistence,cultural, religious,access or gathering purposes as provided for in the Hawaii Constitution or the Hawaii Revised Statutes. End of Exhibit"A" j Warranty Deed 9 Brown West View Developments TMKs 34 7-4-004 parcels 014,091&092 4,'yc AMtR/C'1.FirstAmerican 4die , mvFirstAm' Transaction History HI To request additional information,please contact your local Sales Representative,Customer Service Department,or for an additional fee you may click here. History Record # 1 : SALE/TRANSFER Buyer:West View Devs Llc Seller: Brown Ronald A&Parichat B Transaction Date: 12/11/2015 Sale Price: 948,200 Recording Date: 12/17/2015 Sale Price Type: Recorded Doc#: 000A58290055 Title Company: Fidelity National Title lnsura Document Type: Deed Transfer Vesting Type: N/A History Record #2 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 01/14/2015 Sale Price: Recording Date: 01/16/2015 Sale Price Type: iriRecorded Doc#: 000A54940626 Title Company: Document Type: Deed Transfer Vesting Type: N/A History Record #3 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 10/24/2013 Sale Price: Recording Date: 11/14/2013 Sale Price Type: Recorded Doc#: 000A50660782 Title Company: Document Type: Deed Transfer Vesting Type: N/A Continued on next page... NIIIPP'Transaction History ,,HI 6/10/2020 Page 1 (of 2) All information contained herein is subject to the Limitation of Liability for Informational Report set forth on the last page hereof ©2005-2020 First American Financial Corporation and/or its affiliates All rights reserved nn'FirstAm' Transaction History HI History Record #4 : SALE/TRANSFER Buyer:Brown Ronald A&Parichat B Seller: Brown Ronald A Transaction Date: 09/17/2013 Sale Price: Recording Date: 09/20/2013 Sale Price Type: Recorded Doc#: 000A50111253 Title Company: Document Type: Deed Transfer Vesting Type: N/A 440 Transaction History ,,HI 6/10/2020 Page 2(of 2) 2005-2020 First American Financial Corporation and/or its affiliates.All rights reserved. S., A Mf,,,4 f, FirstAmerican myFirst km' Tax Map HI K 447r. xa.' S w.6"E"e 'wk V I mo. L--a,.• r oatF • lr r?ir..•f4•'., ^A ti_ ...' car v ut 1 -, /"-......7,' r e.r= Y':''114 4 I l rAr ... My1 irs'.4a, •C'i t.•:".„I c •a',nfg?.R S:t- ; w',ami .. - ai.•••• (' s VA' s'/ , -, G,;I r{ 1.+ n. -.1 r,<.,, r I ...,.'•I a..... w,<.v- I•"-. ' xsz! ra,L,v •+•- f'-.-4 i,.. ., +' ..C;FSi1 3/, ,P fee I ,R... I l 13 S •`\\ u .,, ' 14 K n 62 .•.eH. -.ace nr.. ' 1 : i; .".i \ .!L''',. '-17., ••to . yn ix I~> , __61._____I T M:rr • $44"" '' , /', ./ 'Tv, -• r. .' ..:'" r.:,/ X7. ,=17 ;01".: I tr.uw I 11•x,.r'ssV r a t~ wMu^ ! ,,by p•. 1 s.c.a. '•ton. I- • -GT ti •'•'I« 3..1-ft:it, , _., 111 i e. it'• •./'i r. '(y' s -.-",--- 4:24:g. M,N..• 'M.#......... 7. _ 74.+vT 19nnR'.wwt..I I r 5.'' qo° - -.VT'%6 OsANT •J/! 7<iM / I `w'•7 si /d J I' ,."...,......,=,t L• r..1• . is ix: .>: SII I L.•• J.i... . rrra.,• wro -- ir.irI 31e il F-, "l•-'-,s• 7 m ! a,..r. I „•• + l'a f`Q JG LTIl T r.R4 _`.,., •,. P'Y 'l - " • scas - .l • I i'i: L r or..... 11 6yi'''' it, y. i,„....4. ,, •..1 ,r+rt,i. le. , f 'i: - k:.i A' 7 1•%""I''.t•—r^tr I t 1: i• ..:I'.a ' - 'F o , e Ow,• 1 f 14, f,I ii 4 I'! u...,w..we.r......••<••. I7 4.6.......-..0,•.44....,...< UN..TAY/.:<..1.sr.l<•y 4i a:. ¢ a ki'•// 1w.,-n.r.p.R^TMS•3• H.,,4.i.. 'f ..++t.w 5 tY. iv sly.l CM, xc1ae }* an ..y4.. llrw-.a.-..w/r 5,..sA 7 4 04 4,1-.)4,1,11 --o,!CCL srAril1, ,:.cT0., .N ONA, IW.5 ,i314et.:SC<...,p.RO., wro Limitation of Liability for Informational Report IMPORTANT–READ CAREFULLY:THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR PRELIMINARY REPORT,OR ANY FORM OF TITLE INSURANCE OR GUARANTY. THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN CONSENT FIRST AMERICAN DOES NOT REPRESENT OR WARRANT THAT THE INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS, AND WITH ALL FAULTS. AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE OF THIS REPORT, RECIPIENT AGREES THAT FIRST AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT SHALL BE LIMITED TO THE FEE CHARGED FOR THE REPORT RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION AND AGREES LLAT FIRST AMERICAN WOULD NOT HAVE ISSUED THIS REPORT BUT FOR THE LIMITATION OF LIABILITY DESCRIBED ABOVE. FIRSTClf‘iMERICAN MAKES NO REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR PROPRIETY OF RECIPIENT'S USE OF THEFORMATIONHEREIN Tax Map ,,HI 6/10!2020 Page 1 (of 1) 2005-2020 First American Financial Corporation and/or its affiliates All rights reserved 0 APPENDIX 4 Site Visit Photographs Honua'ula Affordable Housing, Kailua-Kona, Hawaii—Phase I Environmental Site Assessment I 4001 0 1. A view to the south along Kealakaa Street and the western boundary of the subject property, which is fenced and overgrown with Christmas Berry trees. Date: 9/4/2020 2. A view along a portion of the northern boundary of the subject property towards the east. This is the only portion of the subject property boundary that has been kept clear. Small amounts of household rubbish have been tb r . f ,, discarded onto the subject property along this it y .4;- 4 corridor. N ., Date: 9/4/2020 x vo„...et.c Loti*, c ... r ''•` F W.. 3: Tires discarded onto the subject property r1. along Kealakaa Street. Other small quantities ofA household waste are also visible in the area. max.: A. ----.- , +• r Wit,` Date: 9/4/2020 M 1.e---s Honua`ula Affordable Housing, Kailua-Kona, Hawaii—Phase I Environmental Site Assessment 4. A view to the north along the western property rokilIte x t boundary along Kealakaa Street, which terminates past the subject property. Across Kealakaa Street from the subject property is an apartment complex. Date: 9/4/2020 5. A typical view of the residential lots that are adjacent to the subject property to the south along Uluaoa Street. Date: 9/4/2020 4 I'., ; 6. One of two observed pedestrian access ways, c ' -• ; 4) :. :or trails, into the interior of the subject of the property through holes in the fence alongI. k" . Kealakaa Street. Date: 9/4/2020 a 4 ice' 1 lit„,1 r 7"3,04. ....... Honua'ula Affordable Housing, Kailua-Kona, Hawai'i—Phase I Environmental Site Assessment r . -u, 7. Roofing material located near the Kealakaa i. '14:•1..,. Street apparently used as an ad hoc shelter at r ' ` some point. V;c+, T, Date: 9/4/2020ikilts - i- /I , t Y •.140 } • 114, , ', :` r• i ' ' _8. An example of household waste and roc some44., - . :... t: , - 2,4„,„,:::,,:.. p I ,,, . .. 4""=, cd near Kealakaaitemsin Street. thiscase a car seat, Date: 9/4/2020 k -,-/ _ 7, Vq6 44> 0.4,..4ri•A k JI T.V' 44.'k )4;,*(.2 . .4 • l 9. Another example of household and v l ....,,v) g . C,miscellaneous waste observed within the interior it of the subject property near Kealakaa Street. ti I These items do not constitute a Recognized Environmental Condition. 7—A` i - .Aut.. ': ' Date: 9/4/2020 Q~':a yam Al Honua'ula Affordable Housing, Kailua-Kona, Hawaii—Phase I Environmental Site Assessment r, '., t., r 1 s,. s,,,. ' r''....' 10. A typical view of the interior of the subject r 1: , i h# - *• , .' , , 1 e,. .-. K: ,, fa- ' , , property with dense vegetation, hummocky yp-, .,;''...4,: ,.. ,-,,$4 kAtrIt terrain, and frequent rock walls and rock piles.riZ16 tmitp, .it s ?'' ": -',.4,1 : -, Al!:- •Ir l','' . . fi 310 i,,''‘ t . . 1.it m•/ 4,.,4 '.._,_' i ie ; tf< c, ' v T-fx,', rl•..', ' ' , .. ;t- .'"' Date: 9/4/2020 r•r' '-'4`.. r )%`',4W • v. `ftitt-ksVi,,t's , -.tu I •-• ** 1 4 aer .-‘7•,,,,,44, i - :.....4, ... , , CPA" ;C. V' ‘V•415.^ • 4 's ., • ii•LX`n 114 . 1.) , ...: • Ille . tiball -,$?',. ti t.t. % 4 .,‘...?t ON* ','4 • , %•O•- r." oft 4.41• '7' . t.' l .i",,,,, • 7. •, •4 0-111 4. ' • ', t ... 0.i,?...-" 4914- .1, ' 1;. 11. Another typical view of the interior of the ez.4.4.`" .,-t.:: i,.': 1., `:41;';'!.-, -1,..,-; subject property. Plants observed include Haole4,1„,,, .- ,r, I. ,,.t• .... , eir' t .44' V" .C.-Koa, Guava, Christmas Berry, Asparagus Fern,4.4.... ,„ ; l'' • • .:- % 4.‘ - ' I Autograph Tree, Ficus, Mango, Noni, Coffee, Longan, Guinea Grass, among others. 1• : . ' e.Date: 9/4/20201 11.51ti,,. • 7 %i 1• I .-- i 1(14‘ P. — ' • -- r.: t n. •,:40, -: • ri : '‘.• i 11,...' .,1'' • 12. A small mango grove was observed near the h k II,. - r. ,i. ?'- northwest corner of the subject property.4 4.0. •. 4 •• ' 1b .41i 1 • • "AM0 ... 4,i I Date: 9/4/2020 4 7C., 01 ' . •', Akilt.!.%,"'"-Vii git:2.,V 4 i• 71. - •it-3', ..11.0 It. 4 ei.,'••,,,' , ... ..,i /r- 4 I.; .,-. 1 r . 4'' 0 f lir 4.-';Iq— te 7 - 4... ., , 3 k.t- ' v.',- 11v.,L: % --- - 4" • _ : ' APPENDIX 5 User Questionnaire PHASE I ENVIRONMENTAL SITE ASSESSMENT QUESTIONNAIRE The following questionnaire is required by the ASTM Standard E 1527-13, which adheres to the All Appropriate Inquiries(AA[)Rule(United Statcs Environmental Protection Agency) (40 CFR 312). As defined by ASTM, the User of the report is the "party seeking to use Practice E 1527 to complete an environmental site assessment of the property. A user may include, without limitation, a potential purchaser of property, a potential tenant of property, an owner of property, a lender, or a property manager. The user has specific obligations for completing a successful application ofthis practice. " PROPERTY ADDRESS: M Pltlfl'ER ('JJ \, SI klYZIP: 1. Environmental liens that are filed or recorded against the property (40 CFR 312.25) Did a search of recorded land title records (or judicial records) identify any environmental liens filed or recorded against the property under federal, tribal,state or local law? YES NO 2. Activity and use limitations (AUCs) that are in place on the property or that have been filed or records against the property(40 CFR 312.26(aX1)(v) and (vi)) Did a search of recorded land title records (or judicial records) identify any AU1.s, such as engineering controls, land use restrictions or institutional controls that are in place at the property and/or have been filed or recorded against the property under federal, tribal, state or local law? YES NO AFFoobtf&L He O tNC ,411& 'r 3. Specialized knowledge or experience of the person seeking to qualify for the LLP (40 CFR 312.28) Do you have any specialized knowledge or experience related to the property or nearby properties? For example, are you involved in the same line of business as the current or former occupants of the property or an adjoining property so that you would have specialized knowledge of the chemicals and processes used by this type of business? YES Fi NO Phase t ESA Questionnaire Page 1 of3 4. Relationship of the purchase price to the fair market value of the property if it were not contaminated (40 CFR 312.29) Does the purchase price being paid for this property reasonably reflect the fair market value of the property? If you conclude that there is a difference, have you considered whether the lower purchase price is because contamination is known or believed to be present at the property? d YES NO 5. Commonly known or reasonably ascertainable information about the Property(40 CFR 312.30) Arc you aware of commonly known or reasonably ascertainable information about the property that would help the environmental professional to identify conditions indicative of releases or threatened releases? n YES NO a. Do you know the past uses of the property? 7,1 YES NO b. Do you know of specific chemicals that are present or once were present at the property? YES 1/c NO c. Do you know of spills or other chemical releases that have taken place at the property? YES NO d. Do you know of any environmental cleanups that have taken place at the property? YES NO e. Do you have any prior knowledge that the property was developed as a gas station, dry cleaner,manufacturing/industrial facility in the past? YI-:S 15Z11 NO f. Are you aware of historical use of hazardous materials or petroleum products used or present on the property? YF.S t5 ,1 NO Phase I ESA Questionnaire Page 2 of 3 g. Do you know if the property is currently or was formerly equipped with underground J? storage tanks(USTs) or septic tanks? YES Y NO h. Do you know of any past, threatened or pending lawsuits or administrative proceedings concerning a release or threatened release of any hazardous substance or petroleum products involving the property by any owner or occupant of the property? YES NO 6. The degree of obviousness of the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation (40 CFR 312.31) Based on your knowledge and experience related to the property arc there any obvious indicators that point to the presence or likely presence of releases at the property? YES g NO Signature of User/Person Interviewed:d2AVe. 11110 Name of User/Person Interviewed: ALAN RVUo Title/Relationship to Property: GpfrtSi. t L — Phone N ber/F,mail: S'• IC> (GI(% a 86310 4 a, Nc , C OL(.1 Date: ii I z-/20 Zo 1 Contact for additional information: Name: Relationship to Property: Phone Number/Email: Phase I ESA Questionnaire 4110 Page 3of3 1 mX 03 n.) Exhibit 22 Proposed Construction Timetable c3d.1 2J • h N i) CNWNo c A O R o N u O r--+ N NCV CnN N 0 N4-1 0 owl owl 411w 0I E E N 7-1 W H ' NO m N U o CM N u ; r-s,O p N 1) 0 U r-1 o f Pin N w mx IC N W Exhibit 23 Justification of Market Demand Q 1029PaulRCassidavJr. liwu et Honolulu,Hawaii 808)291-4407 cell email rcassiday@me.com Market Research Consultant U.S.A.968 September 11,2020 Mr. Carlo R. Mireles Mirein Development HOnua'ula LLC, P.O. Box 2532, Kealakekua HI 96750 West Big Island Demographic Demand Study, relative to HOnua'ula LLC Dear Mr. Mireles, This letter is to describe the demand study I performed for your affordable rental project on the west side of the Big Island, in the county of Hawaii, in the state of Hawaii. This study was performed using United States Census data. It was based on information about your target market, meaning renters that have the potential to qualify for your units who currently reside in the immediate area. U.S. Census data is comprised of each household in that area. It describes that household by the age of the head of the household; by the income range that the household makes per year; by the number of people in that household; and the ZIP Code where that household resides. We used that data to quantify the number of households making an income that equates to the area median income, or AMI, needed to qualify for one of these units. We obtained the AMI data points from the 2020 HUD established tables, issued by HHFDC for Hawaii County. Given the number of households that could qualify under the AMI guidelines, we next looked at the number of people in the household. We used that information to project the type of unit, meaning the number of bedrooms in the unit, that would be demanded by these households. Next, we looked at the ages for these households, and quantified only those households who had a head of household whose age was below 55 years old. Finally, we defined the location of the target market. It extended as far north and east as Kamuela ZIP Code 96743, and as far south as ZIP Code 96704, Capt. Cook. The results are below. Studios One Bed Two Bed Three Bed Four Bed AMI 1-Person 2-Person 3-Person 4-Person 5-Person+ 30% 720 528 471 195 131 40% 315 119 134 164 71 80% 213 362 270 189 163 115% 83 224 70 192 107 Page 2 September 11, 2020 In sum, there are more potential households in the target market then there are units to be supplied by this project. Thank you for the opportunity to.provide the above services for this affordable housing project. Lastly, should you have similar needs in the future, I would be more than happy to work with you and your team to meet them. Sincerely, 112/e,&I' Paul R. Cassiday Jr. COI MID eBeyond Information. Intelligence. Established 1960 Database Marketing Economic&SocialImpact Studies Evaluations Research Modeling/Forecasting SMS HAWAII HOUSING PLANNING 104202 Fort Foo Street Mall STUDY, 2019SutteHonolulu.HI 96813 Ph:(808)537-3356 Toll Free(877)535-5767 Prepared for the Hawaii Housing Finance andE-mail.info@smshawaii.com Website www.smshawaii.com Development Corporation s+' Prepared by SMS Research & Marketing Services, Inc. December, 2019 This page intentionally left blank CIIli Beyond Information. Intelligence. Established 1960* Database Marketing Economic&Social Impact Studies Evaluations December 30. 2019 Research Modeling/Forecasting Ms. Janice Takahashi. Chief Planner Hawaii Housing Finance and Development Corporation SMS Planning and Evaluation Office 1042 Fort Street Mall 677 Queen Street, Suite 300 Suite 200 Honolulu, Hawaii 96813Honolulu,HI 96813 Ph: (808)537-3356 E-mail:info@smshawaii corn Dear Ms. Takahashi: Website: www smshawaii corn It is with pleasure that SMS Research presents this Final Report of the findings of the Hawai'i Housing Planning Study. 2019. We believe the results will be an important tool to be used by those who will plan for • and develop new housing opportunities for Hawai'i's people in the remainder of this decade. It has been a pleasure to serve you during this project, and we look forward to working with you in the future. Sincerely, James E. Dannemiller Executive Vice President i Page intentionally blank ACKNOWLEDGMENTS Hawaii Housing Planning Study, 2019 This report is the result of months of work by many people. We wish to acknowledge the participants in this project and their continuing dedication to housing planning based on hard data and the needs of Hawaii residents. The people listed below, and the agencies they represent. have demonstrated the wisdom and foresight required to maintain a comprehensive long-range data system for housing planning. In their dedication to the successful resolution of Hawai`i's housing problems, they have provided the guidance and direction to put the project in motion, the resources to make it possible. and the tireless dedication to making the system work for the people of Hawaii. Hawai'i Housing Finance and Development Corporation: Craig K. Hirai, Former Executive Director; Denise (seri-Matsubara, Interim Executive Director; Janice Takahashi. Chief Planner; Lisa Wond. Planner City and County of Honolulu: Pam Witty-Oakland, Director, Department of Community Services; Kathy Sokugawa, Acting Director. Department of Planning & Permitting; Marc Alexander, Executive Director. Office of Housing Maui County: LoriAnn Tsuhako, Director; Linda Munsell, Deputy Director. Buddy Almeida, Housing Administrator Hawai'i County: Neil Gyotoku, Former Housing Administrator; Duane Hosaka, Housing Administrator; Alison Mukai, Grants Management Division Head Kaua'i County: Steven Franco, Former Acting Housing Director; Kanani Fu, CHA Housing Development Manager: Adam Roversi, Housing Director Hawaii Public Housing Authority: Hakim Ouansafi, Executive Director; Barbara Arashiro, Executive Assistant; Kevin Auger, Housing Development Specialist; Ben Park. Planner Office of Hawaiian Affairs: Jocelyn Doane, Public Policy Manager; Jim Patterson, Program Improvement Manager; Carla Hostetter, Special Projects Research Analyst U.S. Department of Housing and Urban Development: Jesse Wu. Director, Office of Public Housing (Honolulu); Mark Chandler, CPD Field Office Director (Honolulu) Department of Human Services: Harold Brackeen III, Administrator of the Homeless Programs Office Hawaii Tourism Authority: Chris Tatum. President and Chief Executive Officer; Jennifer Chun, Director of Tourism Research Hawai'i Department of Hawaiian Home Lands: Andrew Choy, Planning Director Hawaii Housing Planning Study.2019 Page i SMS December.2019 Many housing experts have contributed to HHPS 2019 and to this report. The people listed below have given their time and expertise to provide ideas and direction, data. and review throughout the last several months. Without their time and talent, this project would not have succeeded. We are grateful to each one of them. Lori Arakaki, Planner, City and County of Honolulu. Department of Planning and Permitting Paul Brewbaker. Principal, TZ Economics Cheryl Enriques, Research Analyst, Honolulu Board of Realtors Mary Alice Evans, DBEDT Director - Director at Hawaii Office of Planning. Department of Business, Economic Development & Tourism Kim Hester, Property Technical Officer, Real Property Assessment, Finance Kauai County Nelson Higa, Director of Strategic Development & Government Affairs, Honolulu Board of Realtors Carla Hostetter, Special Projects Research Analyst, Office of Hawaiian Affairs Keita Jo. Acting Assistant Real Property Tax Administrator, Hawaii County Marie Lihn, Economist, U.S. Department of Housing and Urban Development Gary Mackler, Member of the Special Action Team on Affordable Rental Housing. Kauai County Marcy Martin, Real Property Tax Administrator. Maui County Mike McCartney. Director, Department of Business, Economic Development, & Tourism Lea Mukai, Director of Executive Services, Honolulu Board of Realtors Ramona Mullahey, Senior Analyst. Field Policy & Management, HUD Honolulu Field Office, Field Policy and Management, U.S. Department of Housing and Urban Development Jim Patterson. Program Improvement Manager, Office of Hawaiian Affairs Carlos Peraro, HMIS Administrator, C. Peraro Consulting, LLC Joe Pontanilla, CDBG Program Manager, Community Development Block Grant, County of Maui 41r- Joe Roos. Research & Economic Analysis Division, Department of Business, Economic Development & Tourism Kathy K. Sokugawa, Acting Director, City and County of Honolulu. Department of Planning and Permitting Eugene Tian, Chief State Economist, Research and Economic Analysis Division. Department of Business, Economic Development & Tourism Steve Young, Planning Research Branch Chief, City and County of Honolulu. Department of Planning and Permitting Suzanne Young, Chief Executive Officer. Honolulu Board of Realtors 4116 Hawaii Housing Planning Study.2019 Page ii SMS December,2019 Interviews Cassandra Abdul, Executive Director, Na Hale 0 Maui Harold Brackeen III. Administrator of the Homeless Programs Office. Department of Human Services Paul Brewbaker, Principal. TZ Economics Tom Brower, State Representative, Chair of the State House Housing Committee Kevin Carney, (PB), NAHP-E, Vice President. EAH Housing Stanford Carr, President, Stanford Carr Development. LLC Stanley Chang, State Senator, State Senate Housing Committee Chair Andrew Choy, Planning Director, Hawai'i Department of Hawaiian Home Lands Grant Chun. Executive Director. Hale Mahaolu Cheryl Enriques, Research Analyst, Honolulu Board of Realtors Mary Alice Evans, DBEDT Director- Deputy Director at Hawaii Office of Planning. Department of Business, Economic Development & Tourism Karlylnn Fukuda. President, Munekiyo & Hiraga, Inc. Gary Furuta, GSF LLC — Project Manager, Hawai'i Housing Development Corp. David Goode, P.E. Director, Department of Public Works Department. Maui County Jordan Hart, President, Chris Hart & Partners, Inc. Nelson Higa, Director of Strategic Development & Government Affairs, Honolulu Board of Realtors Charlie Jencks, Developer of Charlie Jencks Arryl Kaneshiro, Project Specialist at Grove Farm Company, Inc. Robert J. Kroning. P.E., Director of Department of Design and Construction — City and County of Honolulu Public Works Kurt Matsumoto, Chief Operating Officer. Pulama Lanai Michael P. Matsumoto, P.E., FACEC — President/CEO. R. M. Towill Corporation Reina Miyamoto, Executive Director, Hawaii HomeOwnership Center Lea Mukai, Director of Executive Services, Honolulu Board of Realtors Dave Nakamura, Executive Director, Mutual Housing Association of Hawaii Clarence K. Nishihara. State Senator, Chair of the Committee on Public Safety, Intergovernmental, and Military Affairs Jillian Okamoto, Division Administrator — Housing Assistance and Referral Programs, Catholic Charities Hawaii Richard H.K. Onishi, State Representative, Chair of the State House Tourism & International Affairs Committee Chair Carlos Peraro, HMIS Administrator, C. Peraro Consulting, LLC Heather Piper, Executive Director, Hawaii Community Reinvestment Corporation Joe Roos, Research & Economic Analysis Division, Department of Business, Economic Development & Tourism Joy A. San Buenaventura, State Representative— Puna Linda Schatz, Principal, Schatz Collaborative LLC Maile S. L. Shimabukuro, State Senator (Dr. Richard Levine on behalf of Senator Shimabukuro) Will Spence. former Director of the Department of Housing and Human Concerns Lyle Tabata. Deputy County Engineer. Public Works Department, Kauai County Janice Takahashi, Chief Planner, Hawaii Housing Finance and Development Corporation Gregg Takayama. State Representative. Chair of the House Public Safety. Veterans, & Military Affairs Committee Hawaii Housing Planning Study,2019 Page iii SMS December,2019 Brian Takeda. Planning Project Manager, R. M. Towill Corporation Suzie Thieman. Executive Director at Lokahi Pacific Walter Thoemmes. Managing Director for Commercial Real Estate. Kamehameha Schools Gavin Thornton. Executive Director, Hawaii Appleseed Center for Law and Economic Justice Eugene Tian, Chief State Economist, Research and Economic Analysis Division, Department of Business, Economic Development & Tourism Tracy Tonaki, Senior Vice President, D.R. Horton, Inc. David Ward. Developer of David Ward Craig Watase, President, Mark Development, Inc. David Yamamoto, P.E. Director, Department of Public Works. Hawaii County Suzanne Young, Chief Executive Officer, Honolulu Board of Realtors Hawaii Housing Planning Study,2019 Page iv SMS December,2019 CONTENTS I. INTRODUCTION 1 A. BACKGROUND 1 B. PURPOSE 1 C. METHODS 1 D. REPORT STRUCTURE 2 II. CURRENT HOUSING SITUATION IN HAWAII 3 A. HOUSING SUPPLY IN HAWAII 3 1. Current Housing Stock 3 a. Housing Stock Size 4 b. Trends in Housing Stock, 2011-2017 4 c. Homeownership 5 d. Shelter Cost& Shelter-to-Income Ratios 6 e. Crowding and Doubling-up 7 f. Age and Condition of Units 8 2. Housing Production 8 a. Housing Stock Growth, 1990-2017 9 b. Impediments to Production 9 B. HOUSING DEMAND IN HAWAII 12 1. Historic Demand 12 rik a. Population and Growth Rates 12 b. Components of Population Growth 13 c. Households and Household Size 14 d. Building Permits 15 2. Demand for Residential Property from Outside the State 15 a. External Demand and Vacancy Rates 16 b. Use of Hawaii Property 17 c. External Demand and Vacant Units 17 3. Survey Demand Estimates 18 a. Raw Demand 18 b. Effective Demand 19 c. Qualified Demand 20 4. Purchase Preferences 20 a. Buyer Qualifications 20 b. Renter Qualifications 22 5. Housing Preferences 23 a. For Owned Units 23 b. For Rented Units 23 C. HOUSING PRICES 23 1. Sales Prices 23 2. Rents 25 3. Affordable Housing 26 Hawaii Housing Planning Study,2019 Page v SMS December,2019 a. Employment and Affordable Prices 26 41m• b. Affordable units in the housing stock 27 III. HOUSING PROJECTIONS, 2019-2040 28 A. HOUSING SUPPLY 28 1. Housing Supply Projection 28 2. Housing Supply Projection Caveats 29 3. The Pipeline 32 a. Classifying Housing Units 32 b. Affordable and Market Rate Units 34 B. HOUSING DEMAND 35 1. Official Demand Estimates 35 2. Total New Units Needed 36 3. Housing Demand Projection Caveats 41 a. Rising Mortgage Rates 41 b. Risk of Recession 41 c. Slowing Population Growth 42 d. Tax Reform 42 e. Student Loan Debt 43 f. Homeless/Special Needs Households 44 C. NEEDED UNITS BY INCOME LEVEL 44 1. Types of Units Needed 44 2. Units for Elderly Housing 45 IV. HOUSING ISSUES 47 A. SPECIAL NEEDS HOUSING IN HAWAII 47 1. Demand for Special Needs Housing 47 a. Economic Barriers to Accessing Housing 47 b. Need for Special Services 48 c. Special Needs Housing is Often Temporary 48 d. Special Needs Persons in Need of Housing 49 2. Inventory of Special Needs Housing 50 3. Needed Units for Special Needs Population 52 a. Currently in Housing, Need for Care Homes/Facilities, or in-Home Services. 52 b. Need for Shelter/Clinics/Transitional Housing, then Permanent Housing 52 4. Recommendation 53 B. HOMELESSNESS IN HAWAII 54 1. Introduction 54 a. Definition of Homeless Status 54 b. Context, Policies and Impact 54 c. Methodology 55 2. Number of Homeless Households 56 3. Reducing the Number of Homeless 57 a. Preventing Homelessness 57 b. Providing Housing as Quickly as Possible 58 Hawaii Housing Planning Study,2019 Page vi SMS December,2019 4. Unmet Demand for Housing for those in Homeless Programs 58 5. Maintaining Permanent Housing and Reducing Recidivism 62 6. Strategy and Planning Implications 63 a. Increase Funding for Prevention Programs 63 b. Increase Rent Subsidies 63 c. Build Additional Affordable, Permanent, and Supportive Housing Units 64 C. HOUSING AND TOURISM 65 1. Traditional Relationship 65 2. Visitor Research Data 66 3. Housing Study Research 67 4. Estimating VRU from Visitor Data 68 5. Estimating VRUs from Survey Data 68 6. Adjusting the Estimate to Comparable VRU 69 7. Impact on Housing 70 a. Units Used for Visitor Rental 70 b. The Shared Economy 70 c. Impact on Residential Rents 70 D. HOUSING AND NATIVE HAWAIIANS 73 E. SUSTAINABLE AFFORDABILITY 77 F. HOUSING AND TRANSPORTATION 80 V. PUBLIC SECTOR HOUSING RESOURCES 83 A. HOUSING FUNDING PATTERNS 83 1. Federal Allocations 83 2. State Allocations 84 VI. TRACKING AFFORDABLE HOUSING STOCK 87 A. BACKGROUND 87 1. Objectives 87 2. Methodology 87 B. DESIGN 87 1. Major Features 88 2. Data Elements 89 C. RESOURCES REQUIRED 90 VII. APPENDIX 91 APPENDIX A: HHPS HOUSING TRENDS 92 APPENDIX B: DETAILED DATA WORKSHEETS 114 I APPENDIX C: REFERENCED MATERIALS 117 APPENDIX 0: HOUSING AFFORDABILITY ESTIMATES AND RENTS 125 APPENDIX E: CONSOLIDATED PLAN 132 APPENDIX F: MISCELLANEOUS DATA 134 APPENDIX G: GLOSSARY 136 mar Hawaii Housing Planning Study.2019 Page vii SMS December.2019 APPENDIX H: BIBLIOGRAPHY 143 APPENDIX I: COUNTY AND DISTRICTS TABLES - CITY AND COUNTY OF HONOLULU147 APPENDIX J: COUNTY AND DISTRICTS TABLES - MAUI COUNTY 159 APPENDIX K: COUNTY AND DISTRICTS TABLES - HAWAII COUNTY 171 APPENDIX L: COUNTY AND DISTRICTS TABLES - KAUAI COUNTY 183 Hawaii Housing Planning Study.2019 Page viii SMS December,2019 LIST OF TABLES TABLE 1.HOUSING UNIT TYPES BY COUNTY,2017 3 TABLE 2.STATE OF HAWAI'I,CHANGES IN HOUSING STOCK,2014-2017 4 TABLE 3.SHELTER-TO-INCOME RATIO BY COUNTY,2019 6 TABLE 4.CROWDING,STATE AND COUNTIES OF HAWAI'I,HHPS 1992 THROUGH 2019 7 TABLE 5.HOUSING STOCK GROWTH 2010-2017 9 TABLE 6.TOTAL POPULATION,1990-2018 13 TABLE 7.COMPONENTS OF POPULATION CHANGE,HAWAI'I,1990-2018 13 TABLE 8.NUMBER OF HOUSEHOLDS,1990-2017 14 TABLE 9.POPULATION INCREASE:COUNTIES,2007-2017 14 TABLE 10.AVERAGE HOUSEHOLD SIZE,1990-2017 15 TABLE 11.TOTAL BUILDING PERMITS ISSUED,COUNTIES AND STATE OF HAWAI'I,1990-2017 15 TABLE 12.OUT-OF-STATE SALES,2008-2018 16 TABLE 13.OUT-OF-STATE SALES BY COUNTY,2018 16 TABLE 14.TYPE AND USE OF OUT-OF-STATE UNITS 2019 17 TABLE 15.HHPS DEMAND SURVEY DEMAND ESTIMATES,BY COUNTY,2019 18 TABLE 16.TOP SIX REASONS FOR NOT BUYING A HOME,2019 19 TABLE 17.EFFECTIVE DEMAND BY COUNTY,1992,1997,2003,2006,2011,2016,AND 2019 19 TABLE 18.QUALIFIED DEMAND BY UNIT TYPE&COUNTY,1992,1997,2003,2006,2011,2016,AND 2019 20 TABLE 19.FINANCIAL QUALIFICATION TO PURCHASE A SINGLE-FAMILY HOME,COUNTIES&STATE,2019 21 TABLE 20.FINANCIAL QUALIFICATION TO PURCHASE A MULTI-FAMILY UNIT,COUNTIES&STATE OF HAWAI'I,2019 21 TABLE 21.FINANCIAL QUALIFICATION TO RENT A SINGLE-FAMILY UNIT,COUNTIES AND STATE OF HAWAI'I,2019 22 TABLE 22.FINANCIAL QUALIFICATION TO RENT A MULTI-FAMILY UNIT,COUNTIES AND STATE OF HAWAI'I,2019 23 TABLE 23.MEDIAN HOME SALES PRICES,COUNTIES AND STATE OF HAWAI'I,2010-2018 24 TABLE 24.MEDIAN RENT FOR ALL UNITS,COUNTIES AND STATE OF HAWAI'I,2009-2019 25 TABLE 25.AVERAGE FAIR MARKET RENT FOR ALL UNITS,COUNTIES OF HAWAI'I,2009-2016 25 TABLE 26.MEDIAN RENT BY UNIT TYPE AND SIZE,STATE OF HAWAI'I,2009-2019 26 TABLE 27.FY16 HOUSING WAGE,HAWAI'I 2018 27 TABLE 28.TOTAL NUMBER AND AGGREGATE VALUE OF OCCUPIED HOUSING UNITS OWNED BY BABY BOOMERS,2017 30 TABLE 29. GOVERNMENT-ASSISTED HOUSING UNITS,STATE OF HAWN'',2000-2025 33 TABLE 30. AFFORDABLE AND MARKET-RATE HOUSING UNITS,STATE OF HAWAI'I,2014-2024 34 TABLE 31.PROCEDURE FOR ESTIMATING UNMET DEMAND,2019 36 TABLE 32.NEEDED HOUSING UNITS BY HUD INCOME CLASSIFICATION,COUNTIES&STATE OF HAWAI'I,2020-2025 38 TABLE 33.NEEDED HOUSING UNITS BY INCOME CLASSIFICATION,COUNTIES AND STATE OF HAWAI'I,2020-2025 39 TABLE 34.NEEDED HOUSING UNITS BY HUD INCOME CLASSIFICATION,ELDERLY PERSONS,COUNTIES AND STATE OF 46 HAWAI'I,2020-2025 46 TABLE 35.HOUSEHOLDS WITH SOMEONE WHO HAS CHALLENGES PERFORMING ACTIVITIES WITH DAILY LIVING 48 TABLE 36.ONE-PERSON HOUSEHOLDS WITH SOMEONE WHO HAS CHALLENGES PERFORMING ACTIVITIES WITH DAILY LIVING 48 TABLE 37.SPECIAL NEEDS GROUP SIZES 49 TABLE 38.COMMUNITY CARE FOSTER FAMILIES 50 TABLE 39.ADULT RESIDENTIAL CARE HOMES,HAWAI'I,AS OF JANUARY 2019 51 TABLE 40.ASSISTED LIVING FACILITIES,HAWAI'I,AS OF JANUARY 2019 51 TABLE 41.SKILLED NURSING AND INTERMEDIATE CARE FACILITIES,HAWAI'I,2019 51 TABLE 42.OTHER INTERMEDIATE CARE FACILITIES,HAWAI'I,2019 51 TABLE 43.HOMELESS PIT COUNTS,STATE AND COUNTIES OF HAWAI'I,2009-2019 55 TABLE 44. HOUSEHOLD SIZE AMONG HOMELESS PERSONS 56 TABLE 45.HOUSEHOLDS AT-RISK OR WITH HIDDEN HOMELESS,STATE AND COUNTIES OF HAWAI'I,2019 57 TABLE 46. NUMBER OF HOUSEHOLDS ASSISTED TO KEEP THEM FROM BECOMING HOMELESS 58 TABLE 47. NUMBER OF HOUSEHOLDS ASSISTED IN EXITING HOMELESSNESS 58 TABLE 48.UNHOUSED HOUSEHOLDS STATEWIDE 59 TABLE 49.UNHOUSED HOUSEHOLDS WITH NO SPECIAL NEEDS 60 TABLE 50.UNHOUSED HOUSEHOLDS WITH A SINGLE CONDITION 60 11110 Hawaii Housing Planning Study,2019 Page ix SMS December,2019 pv TABLE 51.UNHOUSED HOUSEHOLDS WITH MULTIPLE CONDITIONS 60 TABLE 52:HOUSING UNITS NEEDED TO ACCOMMODATE HOMELESS PERSONS IN 2019 61 TABLE 53. AVERAGE HOMELESS HOUSEHOLD INCOME SOURCE:HAWAII HMIS DATA,2019. 62 TABLE 54.HOUSEHOLD EXITS TO PERMANENT HOUSING BY PROGRAM TYPE 63 TABLE 55. HAWAII VISITOR INDUSTRY STATISTICS,2009-2018 67 TABLE 56.RESIDENTIAL PROPERTIES RENTED OUT ON A SHORT-TERM BASIS 69 TABLE 57. ADJUSTING THE ESTIMATES 70 TABLE 58.CROWDING AND DOUBLING UP,NATIVE HAWAIIAN HOUSEHOLDS,STATE OF HAWAII,2019 73 TABLE 59.DEMAND AND HOUSING PREFERENCES,NATIVE HAWAIIAN AND NON-NATIVE HAWAIIAN HOUSEHOLDS,2019 75 TABLE 60.NEEDED HOUSING UNITS BY HUD INCOME CLASSIFICATION,NATIVE HAWAIIAN HOUSEHOLDS,COUNTIES AND STATE OF HAWAII, 2020-2025 76 TABLE 61. 99-YEAR LEASE REACTION BY COUNTY 79 TABLE 62.HOUSING&TRANSPORTATION INDEX BY COUNTY 80 TABLE 63.EXAMPLES OF OAHU HOUSING&TRANSPORTATION INDEX 80 TABLE 64.EXAMPLES OF MAUI HOUSING&TRANSPORTATION INDEX 80 TABLE 65.EXAMPLES OF KAUAI HOUSING&TRANSPORTATION INDEX 80 TABLE 66.EXAMPLES OF HAWAII HOUSING&TRANSPORTATION INDEX 80 TABLE 67.COMMUTER CHARACTERISTICS 81 TABLE 68. FEDERAL HOUSING EXPENDITURES IN HAWAII,2015-2019 83 TABLE 69. STATE LEGISLATIVE FUNDING FOR AFFORDABLE HOUSING,2014 TO 2019 84 TABLE 70. STATE LEGISLATIVE FUNDING FOR AFFORDABLE HOUSING,2014 TO 2019 86 TABLE 71.FIELDS FOR AFFORDABLE HOUSING DATABASE 89 TABLE A-1.CHARACTERISTICS OF HOUSING UNITS,1992,1997,2003,2006,2011,2016 AND 2019 92 TABLE A-2 HOUSEHOLD INCOME DATA,1992,1997,2003,2006,2011,2016 AND 2019 93 TABLE A-3.HOUSEHOLDS AT HUD INCOME GUIDELINES BY COUNTY,1992,1997,2003,2006,2011,2016 AND 2019 94 TABLE A-4A.HOUSING UNIT CONDITION,OWNED UNITS,1992,1997,2003,2006,2011,AND 2016 95 TABLE A-4B.HOUSING UNIT CONDITION,RENTED UNITS,1992,1997,2003,2006,2011,2016 96 TABLE A-S.AVERAGE MONTHLY HOUSING COST,1992,1997,2003,2006,2011,2016 AND 2019 97 TABLE A-6.MORTGAGE PAYMENTS BY YEARS IN UNIT,1992,1997,2003,2006,2011,2016 AND 2019 98 TABLE A-7.HOUSEHOLD COMPOSITION,1992,1997,2003,2006,2011,2016 AND 2019 99 TABLE A-8.HOUSEHOLD CROWDING,1992,1997,2003,2006,2011,2016 AND 2019 100 TABLE A-9.HOUSEHOLD CROWDING BY TENANCY,STATE AND COUNTIES OF HAWN'',2019 101 TABLE A-10.SHELTER-TO-INCOME RATIOS,1992,1997,2003,2006,2011,2016 AND 2019 102 TABLE A-11.SHELTER-TO-INCOME RATIOS BY YEARS IN UNIT,1992,1997,2003,2006,2011,2016 AND 2019 103 TABLE A-12.INTENTION TO MOVE,1992,1997,2003,2006,2011,2016 AND 2019 104 TABLE A-13.PREFERRED LOCATION FOR NEXT MOVE,1992,1997,2003,2006,2011,2016 AND 2019 105 TABLE A-14.TENANCY PREFERENCE OF CURRENT OWNERS&RENTERS,1992,1997,2003,2006,2011,2016 AND 2019 106 TABLE A-1S.PREFERRED UNIT TYPE,BUYERS,1992,1997,2003,2006,2011,2016 AND 2019 107 TABLE A-16.PREFERRED UNIT TYPE,RENTERS,1992,1997,2003,2006,2011,2016 AND 2019 108 TABLE A-17.PREFERRED NUMBER OF BEDROOMS,BUYERS,1992,1997,2003,2006,2011,2016 AND 2019 109 TABLE A-18.PREFERRED NUMBER OF BEDROOMS,RENTERS,1992,1997,2003,2006,2011,2016 AND 2019 110 TABLE A-19.AFFORDABLE HOUSING COST FOR NEW UNITS,BUYERS,1992,1997,2003,2006,2011,2016 AND 2019 111 TABLE A-20.AFFORDABLE HOUSING COST FOR NEW UNITS,RENTERS,1992,1997,2003,2006,2011,2016 AND 2019 112 TABLE A-21.PREFERRED LOCATION OF NEW HOUSING UNIT,2019 113 TABLE B-1. HOME OWNERSHIP RATES,1990-2017 114 TABLE B-2.VACANCY RATES,BY STATE: 1986 TO 2018 115 TABLE B-3. VACANCY CATEGORIES,2009-2017 116 TABLE C-1.201H PROCESS FLOWCHART 117 TABLE C-2. PROJECTING HOUSING SUPPLY IN HAWAII,2020 THROUGH 2050 124 TABLE D-1.HOUSING AFFORDABILITY ESTIMATES,2019 125 TABLE D-2. MEDIAN RENT FOR SFD AND MFD BY NUMBER OF BEDROOMS,STATE OF HAWN'',2009-2015 126 TABLE D-3.MEDIAN RENT FOR SFD AND MFD BY NUMBER OF BEDROOMS,CITY AND COUNTY OF HONOLULU,2009-2019 127 111, TABLE D-4.MEDIAN RENT FOR SFD AND MFD BY NUMBER OF BEDROOMS,COUNTY OF MAUI,2009-2019 128 Hawaii Housing Planning Study,2019 Page x SMS December,2019 TABLE D-5.MEDIAN RENT FOR SFD AND MFD BY NUMBER OF BEDROOMS,COUNTY OF HAWAII,2009-2019 129 IMMOTABLED-6.MEDIAN RENT FOR SFD AND MFD BY NUMBER OF BEDROOMS,COUNTY OF KAUA'I,2009-2019 130 TABLE D-7.MEDIAN SALES PRICE FOR SINGLE-FAMILY AND CONDOMINIUM DWELLINGS BY COUNTY,2001-2018 131 TABLE E-1.COMPARISON OF HHPS 2016 AND DBEDT HOUSING DEMAND 2015-2025 132 TABLE E-2.STATE AND COUNTIES CONSOLIDATED PLAN 2015 ANNUAL GOALS 133 TABLE F-1.FEDERAL FUNDING,2015-2019 134 TABLE F-2.HOMELESS PIT COUNTS,STATE AND COUNTIES OF HAWAII,2009-2019 135 TABLE F-3.HOMELESS SERVICE CLIENTS BY COUNTY,FY 2008-2017 135 TABLE I-1.UNIT DESCRIPTIONS,COUNTY AND DISTRICTS OF HONOLULU,2019 147 TABLE 1-2.HOUSEHOLDS DEMOGRAPHICS,COUNTY AND DISTRICTS OF HONOLULU,2019 148 TABLE I-3.FINANCIAL CHARACTERISTICS,COUNTY AND DISTRICTS OF HONOLULU,2019 149 TABLE I-4.DOUBLING UP,CROWDING,AND HIDDEN HOMELESS,COUNTY AND DISTRICTS OF HONOLULU,2019 150 TABLEI-5.INTENTION TO MOVE,COUNTY AND DISTRICTS OF HONOLULU,2019 151 TABLE I-6.MOVER TENANCY PREFERENCES,COUNTY AND DISTRICTS OF HONOLULU,2019 152 TABLE I-7.BUYER UNIT PREFERENCES,COUNTY AND DISTRICTS OF HONOLULU,2019 153 TABLE 1-8.RENTER UNIT PREFERENCES,COUNTY AND DISTRICTS OF HONOLULU,2019 154 TABLE I-9.PREFERRED NEXT LOCATION,BUYERS,COUNTY AND DISTRICTS OF HONOLULU,2019 155 TABLE 1-9.PREFERRED NEXT LOCATION,RENTERS,COUNTY AND DISTRICTS OF HONOLULU,2019 156 TABLE I-9.PREFERRED NEXT LOCATION,BUYERS,COUNTY AND DISTRICTS OF HONOLULU,2019 156 TABLE 1-10.CURRENT AND AFFORDABLE HOUSING PAYMENT,COUNTY AND DISTRICTS OF HONOLULU,2019 157 TABLE I-11.DOWN PAYMENT AND REAL ESTATE OWNERSHIP,COUNTY AND DISTRICTS OF HONOLULU,2019 158 TABLE 1-1.UNIT DESCRIPTIONS,COUNTY AND DISTRICTS OF MAUI,2019 159 TABLE J-2.HOUSEHOLDS DEMOGRAPHICS,COUNTY AND DISTRICTS OF MAUI,2019 160 TABLE J-3.FINANCIAL CHARACTERISTICS,COUNTY AND DISTRICTS OF MAUI,2019 161 TABLE J-4.DOUBLING UP,CROWDING,AND HIDDEN HOMELESS,COUNTY AND DISTRICTS OF MAUI,2019 162 TABLE 1-5.INTENTION TO MOVE,COUNTY AND DISTRICTS OF MAUI,2019 163 TABLE 1-6.MOVER TENANCY PREFERENCES,COUNTY AND DISTRICTS OF MAUI,2019 164 TABLE J-7.BUYER UNIT PREFERENCES,COUNTY AND DISTRICTS OF MAUI,2019 165 TABLE J-9.PREFERRED NEXT LOCATION,COUNTY AND DISTRICTS OF MAUI,2019 167 TABLE 1-10.CURRENT AND AFFORDABLE HOUSING PAYMENT,COUNTY AND DISTRICTS OF MAUI,2019 169 TABLE I-11.DOWN PAYMENT AND REAL ESTATE OWNERSHIP,COUNTY AND DISTRICTS OF MAUI,2019 170 TABLE K-1.UNIT DESCRIPTIONS,COUNTY AND DISTRICTS OF HAWAII,2019 171 TABLE K-2.HOUSEHOLDS DEMOGRAPHICS,COUNTY AND DISTRICTS OF HAWAII,2019 172 TABLE K-3.FINANCIAL CHARACTERISTICS,COUNTY AND DISTRICTS OF HAWAII,2019 173 TABLE K-4.DOUBLING UP,CROWDING,AND HIDDEN HOMELESS,COUNTY AND DISTRICTS OF HAWAII,2019 174 TABLE K-5.INTENTION TO MOVE,COUNTY AND DISTRICTS OF HAWAII,2019 175 TABLE K-6.MOVER TENANCY PREFERENCES,COUNTY AND DISTRICTS OF HAWAII,2019 176 TABLE K-7.BUYER UNIT PREFERENCES,COUNTY AND DISTRICTS OF HAWAII,2019 177 TABLE K-8.RENTER UNIT PREFERENCES,COUNTY AND DISTRICTS OF HAWAII,2019 178 TABLE K-9.PREFERRED NEXT LOCATION,BUYERS,COUNTY AND DISTRICTS OF HAWAII,2019 179 TABLE K-10.PREFERRED NEXT LOCATION,RENTERS,COUNTY AND DISTRICTS OF HAWAII,2019 180 TABLE K-11.CURRENT AND AFFORDABLE HOUSING PAYMENT,COUNTY AND DISTRICTS OF HAWAII,2019 181 TABLE K-12.DOWN PAYMENT AND REAL ESTATE OWNERSHIP,COUNTY AND DISTRICTS OF HAWAI'I,2019 182 TABLE L-1.UNIT DESCRIPTIONS,COUNTY AND DISTRICTS OF KAUA'I,2019 183 TABLE L-2.HOUSEHOLDS DEMOGRAPHICS,COUNTY AND DISTRICTS OF KAUA'I,2019 184 TABLE L-3.FINANCIAL CHARACTERISTICS,COUNTY AND DISTRICTS OF KAUA'I,2019 185 TABLE L-4.DOUBLING UP,CROWDING,AND HIDDEN HOMELESS,COUNTY AND DISTRICTS OF KAUAI,2019 186 TABLE L-5.INTENTION TO MOVE,COUNTY AND DISTRICTS OF KAUAI,2019 187 TABLE L-6.MOVER TENANCY PREFERENCES,COUNTY AND DISTRICTS OF KAUA'I,2019 188 TABLE L-7.BUYER UNIT PREFERENCES,COUNTY AND DISTRICTS OF KAUA'I,2019 189 TABLE L-8.RENTER UNIT PREFERENCES,COUNTY AND DISTRICTS OF KAUA'I,2019 190 TABLE K-9.PREFERRED NEXT LOCATION,BUYERS,COUNTY AND DISTRICTS OF HAWAII,2019 191 111.10 TABLE K-10.PREFERRED NEXT LOCATION,RENTERS,COUNTY AND DISTRICTS OF HAWAII,2019 192 Hawal'i Housing Planning Study,2019 Page xi SMS December,2019 411111, TABLE L-11.CURRENT AND AFFORDABLE HOUSING PAYMENT,COUNTY AND DISTRICTS OF KAUAI,2019 193 TABLE L-12.DOWN PAYMENT AND REAL ESTATE OWNERSHIP,COUNTY AND DISTRICTS OF KAUAI,2019 194 Hawaii Housing Planning Study,2019 Page xii SMS December,2019 LIST OF FIGURES 00 FIGURE 1.HOUSING STOCK BY COUNTY,2000-2017 5 FIGURE 2.HOMEOWNERSHIP RATES,2000-2017 6 FIGURE 3.TOTAL POPULATION,STATE AND COUNTIES OF HAWAI'I,1990-2018 12 FIGURE 4.RESIDENTIAL BUILDING PERMITS&ADDED UNITS,STATE OF HAWAII,2000-2017 15 FIGURE 5.VACANT UNITS HELD FOR SEASONAL OR OCCASIONAL USE,BY COUNTY,2009-2017 18 FIGURE 6.HOUSING PRICES IN HONOLULU,1985-2018 24 FIGURE 7.MEDIAN RENTS,COUNTIES AND STATE OF HAWAII,2009-2019 25 FIGURE 8.NEW CONSTRUCTION,STATE OF HAWAII,1990-2030 28 FIGURE 9. COMPLETED,PLANNED,AND PRELIMINARY GOVERNMENT-ASSISTED UNITS,STATE,2000-2025 34 FIGURE 10.TOTAL HOUSEHOLDS,STATE OF HAWAII,2000-2030 35 FIGURE 11. NEEDED HOUSING UNITS BY HUD CATEGORY AND INCOME CLASSIFICATION,COUNTIES&STATE OF HAWAII,2020-2025 40 FIGURE 12.POPULATION PROJECTION,STATE OF HAWAII,1990-2025 52 FIGURE 13.LOCATION BEFORE ENTERING PROGRAMS 58 FIGURE 14.HOTEL ROOM RATES AND RESIDENT RENT RATES,2010-2018 71 FIGURE 15. 99-YEAR LEASE QUESTIONS 78 FIGURE 16.GOVERNMENT-ASSISTED HOUSING UNITS CONSTRUCTED,2000-2018 86 J 11110) Hawaii Housing Planning Study,2019 Page xiii SMS December,2019 I This page intentionally left blank IILy Hawaii Housing Planning Study,2019 Page xiv SMS December,2019 I. INTRODUCTION A. BACKGROUND Housing Inventory: An inventory of all residential housing units in the State was The Hawaii Housing Planning Study (HHPS) conducted in the first quarter of 2019. The series began in 1992. The studies have been inventory data were taken from real property tax conducted as comprehensive assessments of files for each of the four counties. Results are housing markets in Hawai`i. Results covering all presented in a separate report and have been four of Hawai`i's counties have been presented in incorporated in this report as needed. a set of reports summarizing market conditions. Since 1997, HHPS has included a housing Housing Demand Survey: A statewide survey projection to support housing planning. Over the of more than 5,000 households was conducted in years, HHPS studies have investigated a rotating order to measure resident opinions and list of housing issues. Some issues have evaluations of current housing conditions, their remained part of the study. and some have been plans to move to a new unit, their preferred replaced with topics of greater interest. In 2019, characteristics of new units, their financial HHPS includes the influence of access to public qualifications for purchase or rent. and household transportation and mass transit on preferred demographic information. Special topics for 2019 housing location, special finance options for home included: transportation and rail, transportation buyers. a new viewpoint on homelessness, the and employment. unique financing options. relationship between tourism and housing, and special needs housing. and housing prices. housing for special needs groups. Housing Projections: In the past. projections B. PURPOSE were taken from a separate housing model developed in the nineties. In 2019, the projection The purpose of the 2019 HHPS report is to method was updated to incorporate new and provide housing planners with contemporary data more relevant data. Projected elements included on the housing situation in Hawaii to support housing units, housing demand. housing planning activity. Reported here is research production, and housing prices, all to support an conducted from January through August 2019. estimate of needed units by income group through Included in this study are housing demand, the year 2025. housing supply, housing prices, affordable housing, and needed housing units. Findings are Housing Price Study: A study of housing prices fully supported by analysis of data from both the (sales prices for ownership units and contract Housing Demand Survey and numerous rents for rental units) was conducted. Data were secondary data sources, including the United collected from several sources. including rental States Census Bureau and Hawai`i's Department unit advertisements. a national rent producer, of Business, Economic Development & Tourism, several real estate data providers, the U.S. among others. The State report is a summary of Department of Housing and Urban Development data collected from all study methods and across (HUD). and the American Community Survey all counties. ACS). C. METHODS Producers Survey: We conducted interviews with housing producers and planning department The HHPS 2019 incorporates data from ten data personnel to enhance understanding of issues collection and analysis sources: related to housing development and to review County data on scheduled housing unit production. Findings were used to develop estimates of short-run housing production. Hawaii Housing Planning Study.2019 Page 1 SMS December.2019 Housing for Special Needs Groups Study: D. REPORT STRUCTURE This study centered on interviews with service providers and advocates for people with special The report begins with Section II, a description of needs. The focus was on the demand and supply current housing conditions in Hawaii including of housing units to serve their needs. Statistical demand, supply, and pricing of residential units data were gathered to connect the needs data over time. Section III discusses the projections for with housing planning and production in the next demand and supply and presents the most five years. requested output of the study --"Needed Units" -- the number of additional units required to house Homeless Study: Information was drawn from our people from 2020 through 2025. Section IV several HHPS components to generate a more covers the current housing issues for the year: comprehensive understanding of homelessness transportation, sustainable affordability, military as a housing issue this year. The intention was to housing. tourism, homelessness. and housing for bring homelessness studies into the realm of persons with special needs. Section V discusses housing planning and production. In 2019, we public sector housing resources, including recent expanded the homelessness study to include housing production in the public sector. Section data taken from a specially prepared extract of VI provides guidance on developing a data data from the Hawaii Homeless Management system for tracking housing production and an Information System. inventory of affordable housing units. Tourism Study. A separate study component An appendix presents support materials for covered the relationship between the number one significant elements of the report and a glossary industry in Hawaii - tourism - and the residential of terms. housing market. To our literature search and secondary data gathering, we added specific questions to the Demand Survey and conducted a survey specific to out-of-state property owners. Native Hawaiians: To enable specific stakeholders to conduct more in-depth analysis. the number of surveys completed with residents self-identifying as Hawaiian or Part-Hawaiian was increased in the Housing Demand Survey and questions were added just for this group. Secondary Data: The study team gathered existing data and available projections to support each of the study elements discussed here. We also reviewed housing plans and production, government spending on housing, and comparisons with housing data in other states and municipalities. Although not directly part of HHPS 2019, a Fair Market Rent survey for the County of Kauai was conducted during the study. Each of these project elements is described in detail in the HHPS 2019 Technical Report. Hawaii Housing Planning Study.2019 Page 2 SMS December.2019 II.CURRENT HOUSING SITUATION IN HAWAII The 2019 study of Hawai`i's housing market begins excludes group quarters (prisons, dormitories, with a review of the fundamental data for housing nursing homes, shelters, etc.) and commercial planning -- housing supply, housing demand, and residential properties (hotels, condominium housing prices. hotels, hostels, timeshare units. etc.), which are available only on a short-term rental basis. A. HOUSING SUPPLY IN HAWAII Total housing units are further defined as either In this section, we consider (1) housing stock, the occupied or vacant. By Census convention. the current collection of housing units available to number of occupied housing units is always Hawaii residents and migrants, and (2) housing equal to the number of households in the State. production levels and the rate at which new The total housing stock includes all occupied housing units are added to the housing stock. housing units plus vacant housing units available to the market (Table 1). 1. Current Housing Stock Residential housing construction fell after the According to the Census, there were 532,880 Great Recession began in Hawaii in 2008. Totalhousingunitsgrewbyabout5.600 units per yearhousingunitsinHawaiiin2017, up about 2.0 (2.2%) between 2009 and 2011. Between 2011 percent from 524,852 units in 2014. and 2014. growth slowed to 2,800 units per year Total Housing Units (Table1) are units that are - half what it was in the previous five years. available for occupancy as residential owned or Between 2014 and 2017, growth slowed furthertoabout2.675 units per year. long-term rental accommodations. The definition Table 1. Housing Unit Types by County, 2017 Housing Unit Types Honolulu Hawai`i Maui Kaua'i State Total Housing Units 346,374 84,750 71,467 30,289 532,880 Occupied Housing Units 311,451 67,054 54,381 22,563 455,449 Vacant Housing Units 34,923 19,956 17,712 7,670 45,373 Vacant and Available 11,214 5,994 6,700 2,488 26,396 Vacant and Unavailable 23,709 13,962 9,242 5,732 52,645 Vacant for agricultural use 61 38 5 32 136 Vacant for seasonal use 14,358 9,708 6,937 4,301 35,304 Other Vacant 9,290 4,216 2,300 1,399 17,205 Housing Stock 322,665 73,048 61,081 25,051 481,845 Pct. available (occupied &vacant) 93.2% 86.2%85.5%82.8% 90.4% Percent unavailable units 6.8% 16.5%12.9%18.9% 9.9% Percent vacant for seasonal units 4.2% 11.5%9.7%14.2% 6.6% Percent other vacant 2.7% 5.0% 3.2% 4.6% 3.2% Source.ACS 2017 5-yr Estimates.Table B25004 and DP04. Hawaii Housing Planning Study.2019 Page 3 SMS December.2019 a. Housing Stock Size other legal proceedings, units held while they are being refurbished or rebuilt, or while owners are Among the 532,880 housing units in Hawai'i in deciding what to do with their vacant property. In2017, 482,803 housing units were available to the 2017. Hawaii's other vacant units made up one-resident housing market (Table 2). We refer to third of vacant and unavailable units and 3.2thisnumberasthehousingstock. Within the percent of total housing units. housing stock, 455,449 were occupied units and Hawaii has typically been in the top 15 percent of27,354 were available vacant units. states losing housing units to vacancies. We About 52,645 housing units (9.9%) were not part ranked 12th for percent of total housing units heldofthehousingstockin2017. Of those, over 67 for seasonal, recreational, and occasional use inpercentwerevacantforseasonal, recreational, or 2017. Only two states ranked higher than the occasional use. A small number of units (136) counties of Hawaii, Kauai, and Maui with respect were vacant and held off the market for use by to the percent of total units held off the market for migrant agricultural workers. seasonal use. Units that were vacant for seasonal, recreational, Across the State, there were differences in the or occasional use (seasonal) are the most percent of total housing units counted as housing significant component of Hawaii's unavailable stock. In Honolulu, 6.8 percent of all units were housing units. There were 35.304 of them in unavailable. In the other counties, that figure was2017, up 6.8 percent from 2014. That was 44.1 significantly higher as in 19 percent for Kauaipercentofvacanthousingunitsand6.6 percent County. 16 percent in the County of Hawaii, and of all housing units in the State. 13 percent for Maui County. There were 17.205 housing units classified as b. Trends in Housing Stock, 2011-2017 other vacant." The definition includes housing units that are held off the market while a decision A brief overview of housing trends from 2014 and is made regarding their status. Types of decisions 2017 Census data will highlight changes to the include litigation. settling estates, involvement in housing stock in recent years (Table 2). Table 2. State of Hawaii, Changes in Housing Stock, 2014-2017 2014 2017 Change 2014-2017 Number I Percent Number _ Percent Number I Percent Total Housing Units 524,852 100.0% 532,880 100.0%8,028 1.5% Single Family 282,060 53.7% 286,873 53.8%4,813 1.7% Multi-Family 242,792 46.3% 246,007 46.2%3,215 1.3% Total Available Housing Stock 477,520 91.0% 482,803 90.6%5,283 1.1% Total Occupied Housing Units 450,299 85.8% 455,449 85.5%5,150 1.1% Owner Occupied Units 257,121 49.0% 264,622 49.7%7,501 2.9% Renter Occupied Units 193,178 368% 190,827 35.8%2,351 1.2% Total Vacant Units 74,553 14.2% 79,999 15 0%5,446 7.3% Vacant Available 27,221 5.2% 27,354 5.1% 133 0.5% For Rent 18,704 3.6% 20,026 3.8% 1,322 7.1% Rented,not occupied 2,418 0.5%2,134 0.4% 284 11 7% For Sale only 4,085 0.8%3,193 0.6% 892 21 8% Sold,not occupied 2,014 0.4%2,001 0.4% 13 0.6% Vacant Unavailable 47,332 9.0% 52,645 9.9% 5,313 11.2% Seasonal Use 33,054 6.3% 35,304 6.6% 2,250 6.8% For Migrant Workers/Ag.Use 93 0.0% 136 0.0% 43 46.2% Other Vacant 14,185 2.7% 17,205 3.2% 3,020 21.3% Source:ACS 2014 and 2017 5-yr. Estimates.Tables B25004.S2504. and S1101. Hawaii Housing Planning Study.2019 Page 4 SMS December,2019 The total housing unit growth rate is slowing. Figure 1. Housing Stock by County, 2000-2017 Between 2003 and 2007, Hawaii added 31,639 housing units to its total. Between 2007 and 600,000 2011, 14,895 were added. Between 2011 and 2014, 7,468 units were added to total housing 500,000 units and 8,028 units were added between 2014 and 2017.1 400,000 In recent years, Hawai'i has been building more 300,000 units that aren't being used for Hawai`i families. In Table 2 we see that total housing units grew by 200,000 1.5 percent between 2014 and 2017. Housing stock, on the other hand, grew by only 1.1 100,000 percent. Vacant and unavailable housing units grew by 11.2 percent. 0 0 .-'t N M d to lO N CO al 0 rt N CO C to lD N0000000000 .-i .-+ .-+ .- ti N Within the housing stock, the number of occupied 00000000000000000 0NNNNNNNNNNNNNNNNNN housing units grew by 1.1 percent, the same rate 4-Honolulu -4-Hawaii Maui -- -Kaua•i -state as housing stock. But the number of vacant units Source SMS calculations from State of Hawaii Time Series Data went up by 7.3 percent, due almost entirely to Book and ACS Tables in Series B25000. increasing numbers of rental vacancies. Still, the major concern is over vacant unavailable c. Homeownership units. The increase in seasonal units was 6.8 Homeownership rates fell across the nation as apercentbetween2014and2017, down somewhat over the earlier part of the decade but still rising result of the Great Recession and Hawai'i was no faster than the usable housing stock. The growth exception. Some experts feel the lowin "other vacant" units was 21.3 percent in the last homeownership rate is a sign that the housing four years as more of our usable stock is market recovery is not yet complete. High prices, remaining unoccupied when families vacate. low inventories, and a lack of confidence in the market slowed sales, especially in high-priced The County of Hawaii had the largest average markets like Hawaii. More important, the impact annual increase, adding 1.7 percent to its housing of the slow recovery falls heaviest on first-timestockeachyear. The City and County of Honolulu buyers. It is their entry to the market that boostshadthesmallestaverageannualincreaseat0.3 the homeownership rate. percent per year. The counties of Maui and Kauai Between 1990 and 2010, while the housing stockadded2.1 and 0.8 percent to their total housing stock each year. was growing, homeownership rates also grew. Homeownership rose during the market run-up in Overall, the number of vacant and available units the early nineties and fell during the late nineties. changed little. There were 27.221 vacant units in 2014 and 27,354 vacant units in 2017. The overall numbers hide a large increase in rental vacancies and a significant decrease in vacant-for-sale units. The market gets tighter as we build in more unavailable units. DBEDT Data Book 2014. Table 21.20. Housing Units by County: 2000 to 2014. Hawaii Housing Planning Study.2019 Page 5 SMS December.2019 41115,Figure 2. Homeownership Rates, 2000-2017 households (11.3%) devoted 30 to 39 percent of 68% their income to shelter payments, leaving the remaining one-quarter of households spending 40 66% percent or more of their income on housing. 64% 62i In 2019, 17.3 percent of households had no shelter payment and 43.2 percent had a shelter- 60% to-income ratio of less than 30 percent. The rest 58% were spending more than 30 percent of their income on shelter and were, therefore, shelter56% burdened. One in ten households statewide 54% devotes 30 to 40 percent of their income to shelter 52% costs. For nearly one-quarter of households 50% statewide (23.1%), shelter payments take up o N m a 0 ,1> h °° w o . N m N more than 40 percent of their income each month.0 0 0 0 0 0 0 0 0 00000000000 0 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N Honolulu -Hawaii Maui -Kauai State Table 3. Shelter-to-Income Ratio by County, 2019 Source' U S. Census 2000. 2001-2006 calculated. ACS Monthly Shelter Payment as a Percent of Monthly 2007-2008 3-year estimates, ACS 2009-2017 5-year Household Income estimates. An atypical one-year drop in 2007 has been No Under smoothed here. Shelter 30 30to40 Over40 Not enough Homeownership rose again during the last Payment percent percent percent information housing market boom to a high of 60 percent in Honolulu 17.0% 44.1% 9.7% 23.1% 6.1% 2006. Homeownership in Hawaii then fell steadily Maui 14.5% 43 3% 10.5% 23.8% 7.8% to its low of 56.9 percent in 2015. Since then, Hawaii 21.1% 41.0% 8.8% 21.8% 7.3% 41111,however. homeownership for the state and its Kaua'i 17.2% 38.3% 10.5% 24.5% 9.4% counties appears to be trending upward. Figure State 17.3% 43.2% 9.7% 23.1% 6.7% 2 shows state and county homeownership rates Source: Housing Demand Survey,2019 Base is owners andrentersinHawaii. as they drifted downward from the peak of the bubble through 2015, then began to climb The shelter-to-income data show different levels between 2015 and 2017. The 2017 statewide of housing affordability across counties (Table 3). homeownership rate was 58.1 percent. The City & County of Honolulu and Maui County had the largest percentage of households with d. Shelter Cost & Shelter-to-Income Ratios STI ratios of less than 30 percent (44.1% and 43.3%. respectively). That was an approximately High-priced housing markets like Hawai'is often 20 percent increase over 2016 for these two have high ratios of shelter cost to household counties. Kauai County had the largest income. Households with shelter-to-income (STI) percentage of households paying more than 40 ratios greater than 30 percent are said to be cost- percent of their income for shelter (24.5%), burdened, and those with ratios higher than 50 followed by Hawaii County with 21.8 percent. percent are said to be severely cost-burdened.The percent of households with an STI ratio of In 2011, about 51 percent of Hawaii residents more than 30 percent is often used as an were paying less than 30 percent of their monthly indication of housing affordability. There is income for shelter. evidence that Hawai`i's STI ratios are higher than most of the nation. In 2019, the percentage of In 2016. the proportion of Hawaii households mortgage holders whose monthly housing cost paying less than 30 percent of household income was greater than 30 percent of monthly incomeforshelter (rent or mortgage plus utilities) was up was 40.3 percent, the highest in the nation. The to 58.2 percent.' Roughly eleven percent of percentage of renters paying more than 30percentwas55.6 percent, ranking Hawaii third in11111, 2 HHPS 2016. 3 ACS. Table DP04 2017 5-year estimates Hawaii Housing Planning Study,2019 Page 6 SMS December.2019 the nation after Florida (59.0%) and California Table 4. Crowding, State and Counties of Hawaii, 57.2%). HHPS 1992 through 2019 Crowding Indicators STI ratios usually rise slowly over time and have Crowded changed very little in Hawaii in recent years.4 STI and/or ratios for rented households are higher than are Total Doubled Doubled those for homeowners and rise a bit faster over County Year Households Crowded' up° up` time. The depressed housing market of the 1992 247.349 23.2% N/A 32 0% nineties held prices and rents in check while the 1997 272.234 10.6% N/A 27.2% burgeoning economy raised household incomes.2003 292.003 10 1% 10.0% 17.6% Housing prices soared between 2003 and 2006 Honolulu 2006 303,149 8.1% 9 7% 15.2% and pushed the number of renter households 2011 310,882 13.3% 13.8% 22.9% paying more than 30 percent of their income for 2016 317.459 11.4% 11.9% 21.0% shelter to 48 percent in 2006. climbing to 60 2019 311.451 14 1% 13.3% 231% percent in 2011 and 2016. The current STI ratio 1992 34.266 26.8% N/A 25.9% for renters has improved somewhat, with just over 1997 39,252 10.4% N/A 24 8% half of all renter households spending more than 2003 43.687 11.0% 8.7% 17 3% 30 percent of their income on housing.' Maui 2006 49.484 7 7% 9 6% 15.3% 2011 54,132 10.7% 13.0% 19.2% 2016 55,059 9.8% 14.1% 21.4% e. Crowding and Doubling-up 2019 54,434 13.8% 14.1% 22.5% Crowding and doubling-up are frequently used 1992 39,789 18.7% N/A 26.0% measures of housing condition. Both are 1997 46,271 7 9% N/A 24 3% accepted as indicators of housing issues. They 2003 54,644 7.0% 9.3% 14 4% Hawaii 2006 61,213 6.9% 11 2% 15 9% are thought of as measures of pent-up demand 2011 67.096 8.4% 11 3% 17 2%for housing and as a sign that household formation may be constricted. 2016 66.989 7.4% 11.1% 16.0% 2019 67.054 11.5% 10.3% 18.0% We sometimes hear that Hawaii's doubling-up 1992 16.981 17.4% N/A 26.3% rate is the result of our propensity for extended 1997 18.817 9.1% N/A 254% family living. Our relatively large household size 2003 20.460 6.0% 12 5% 16 1% supports that idea. However, survey questions Kauai 2006 21,971 6 6% 11.9% 15.5% measured doubling up for financial reasons only 2011 23,201 10.5% 11 7% 18.1% and show substantial doubling rates. 2016 23.369 8.9% 11 5% 19.2% 2019 22.563 12.2% 14.5% 21.4% In past studies, crowding was measured using the 1992 338,385 22.2% N/A 30.3% Census method (the ratio of persons in the 1997 376,574 10.2% N/A 26.5% household to rooms in the unit they occupy). In 2003 410,794 9 6% 10 0% 17.1% 2016, we switched to the persons per bedroom State 2006 435.818 7 8% 10 0% 15 3% definition, which we believe is the more 2011 455.311 12.1% 13 2% 21 4% appropriate measure for housing planning.6 2016 462.876 10.5% 12 0% 20 2% 2019 455.502 13.6% 13 0% 22.2% Source Housing Demand Survey, 1992 through 2019. a Based on more than one person per room for 1992-2011. then 2 persons per bedroom for 2016 and 2019. b More than one family per housing unit(See Glossary). c 1990-2003. asked if HH was crowded or doubled up Later asked crowded/doubled up separately and combined them. 4 See Table A-10 and A-11 in the Appendix for trend data. 6 Crowding based on persons per bedroom is consistently 5 ACS, Table B25070. 2006-2017. only 4-8%higher than crowding levels based on persons per room. Hawaii Housing Planning Study.2019 Page 7 SMS December,2019 46, Doubling-up includes having more than two f. Age and Condition of Units generations in the household, having unrelated individuals in the household, or having same- Compared to other U.S. housing markets,. generation relatives in the household. In all Hawaii's housing stock is newer, nicer, and cases, the Housing Demand Survey shows that smaller. Except at the level of individual doubled-up persons are in the household neighborhoods, these issues have not been big because they cannot afford to live elsewhere. problems in our State. Table 4 shows HHPS crowding and doubling-up Statewide, the median year built for residential data for the State and each of the counties. The units was 1978. which is slightly younger than the 1992 study followed a major price run-up during national median (1977). Among the Counties, which high prices kept many would-be buyers Honolulu's homes are the oldest with a median from entering the market. The study conducted in build year of 1975, followed by Maui and Kauai 1997 was nearing the end of a very long market Counties (1984) and Hawaii County (1987). recovery during which incomes were catching up with prices and crowding was notably lower than According to the U.S. Census Bureau, very few of in 1992. The 2003 measure was taken at the Hawaii's housing units are in poor or substandard beginning of the next price run-up. condition (lacking complete plumbing or kitchen facilities). The 2017 5-year estimate from ACS. By 2006, Hawaii was at the peak of the largest says that less than one percent of occupied price run-up in its history. During that period. housing units Statewide had incomplete plumbing housing production increased and crowding and facilities (0.6%), and 1.6 percent had incomplete doubling remained low. In 2008, the Great kitchen facilities. Across the counties, the rate of Recession began in the housing market and the incomplete plumbing facilities ranged from a high effects were dramatic. Crowding began to of 1.5 percent in Hawaii County to a low of 0.4 eio increase. In 2011, crowding seemed to have percent in Honolulu County. The counties' rates peaked. After a slight decline in 2016, levels of of incomplete kitchen facilities ranged from a high crowding appear to be on the rise again, with a of 2.3 percent in Hawaii County and a low of 1.1 3.1 percent increase from 2016 to 2019. percent in Kauai County. Crowding and doubling-up behave differently in Our housing units are smaller than those in other each of the counties. In general. the rates are American housing markets. For the State, the more volatile in the City and County of Honolulu. median number of rooms per occupied housing Maui and Kauai have similar profiles and are unit was 4.6. Nationally, the average housing unit typically less crowded than Oahu. Hawaii County had 5.8 rooms in 2014. At the level of has been the least crowded and least volatile municipalities, Honolulu. Hilo, Wailuku. and market. The pattern of change in crowding and Lihu'e average room counts were lower than all doubling-up is nearly the same as for other but a handful of other major housing markets in counties, but the rate of change is lower.the country (e.g., New York, 4.2; San Francisco. 4.4: Boston, 4.5). Hawaii's crowding rate has long been among the highest in the nation. In 2017. Hawaii was ranked 2. Housing Productionfirstincrowdingforowner-occupied units (6.3%) and second for renter-occupied conditions 12.8%).7 Hawai'i's total housing units count was 520,088 units in 2010 and 546,213 units in 20188. During those years. we produced 26,125 units, an average of 2.902 units per year, for an average annual growth rate of about 0.6 percent. This was a bit lower than the national average annual growth rate of 1.3 percent for those years (0.9%). ACS 2017 5-yr. est. Table B25014, tenure by occupants 8 DBEDT Data Book Time Series. Table 21.20. per room Hawaii Housing Planning Study.2019 Page 8 SMS December,2019 a. Housing Stock Growth, 1990-2017 b. Impediments to Production Housing stock, adjusted for vacant and In this section, we discuss some major barriers to unavailable units. had a slightly different pattern housing supply in Hawaii. They all affect the Table 5). The State's growth rate was the same State and its four counties in like manner, and a as the average of all 50 states (4.5%). significant amount of research has been reported in peer-reviewed journals to estimate the Table 5. Housing Stock Growth 2010 -2017 statistically significant correlation between the Housing Housing barrier and supply inelasticity and/or high housing Housing Units Units Percent prices. There is, however, no research that Units 2010 2017 Added Change defines the net contribution of individual State 461,437 482,864 21,427 4.6% impediments to a change in housing production. Nor is there research that identifies the Hawai'i 65,872 72,384 6,512 9.9% mechanism by which those elements affect housing prices or housing supply inelasticity. Honolulu 315,489 322,665 7,176 2.3% Finally, no definitive research has been conducted in Hawaii concerning these production Kaua'i 23,839 24,901 1,062 4.5% barriers. To address these issues effectively Maui 57,470 62,912 5,442 9.5% would require research that is outside the scope of this study. Source: SMS based these on ACS Tables B25001 —B25004 Hawai'i's housing market is supply inelastic10. A change in demand does not lead to a change in When the population increases and household supply in a timely or efficient manner. That leads formation proceeds normally, additional housing to low production and high prices. Previous units are needed to shelter the resulting new versions of the HHPS and other studies have households. identified major impediments to the development of housing in Hawai`i. including the lack ofHousingproductioncanbemeasuredbycounting "reasonably priced," developable land, lack of completion certificates. or by subtracting this major off-site infrastructure. high development year's stock from last year's stock. costs, government regulations: community opposition; and growing environmental As in all the previous HHPS reports, we find again requirements.11 We briefly recap the primary that the housing supply continues to lag behind sources of the supply problem below.demand in Hawai`i. We will revisit this subject in the projections section of this report and in the Geographic Limitation: Hawaii lacks sufficient closing remarks. land near its major population centers. If we subtract open water or wetlands and all areas with In the interim, we ought to note that the growth is slopes in excess of five percent (Rose. 1989). the not homogeneous across different types of remaining land might be called suitable for housing stock. Production is slower at the lower development. As an island state. comprised of end of the housing market. As found elsewhere mountains rising from the ocean floor, Hawai'iinthenation, housing prices rise faster for the percentage land suitable for development is the lower-income quintiles than for the upper ones.° lowest among the 50 states (Saiz, 2010). In addition, production lags demand in the rental Furthermore, our geography becomes more housing segment and produces higher numbers constrained over time. As more area is of single-family units. developed, fewer acres of undeveloped land 9 Popov. Igor. 2019. Housing markets and income 11 State of Hawaii. HHFDC. Consolidated Plan for Program inequality. Rent Economics,April 24. 2019 Years 2015 through 2019. May 15. 2015. 10 A market situation in which any increase or decrease in the price of a good or service does not result in a corresponding increase or decrease in its supply. Hawaii Housing Planning Study.2019 Page 9 SMS December. 2019 remain. The value of undeveloped land increases equivalent to asking all taxpayers to fund the new and the political power of owners of developed development. land grows. Supply is attenuated, which causes prices to rise12 and geographic constraints reduce By 2006, a Joint Legislative Housing and housing supply by limiting housing investment13. Homeless Task Force encouraged creative, innovative, and cost-effective ways such as tax The purely geographic limitation may not be the increment financing or the establishment of most critical element in limiting housing supply, improvement districts to finance the construction but it is the most resistant to political attempts to of offsite infrastructure, as well as appropriating mitigate its impact. Short of sweeping capital improvement project funds." Similar technological advancement in construction provisions have been incorporated in the most techniques, the geographic impediment will recent update of the Hawaii State Functional remain constant. Housing Plan18. Lack of Major Off-Site Infrastructure: Lack of Construction Costs: There are substantial off-site infrastructure to support new housing differences in construction costs across the U.S. development is the issue of concern here14. It has and Hawaii's construction costs are high. appeared in public policy documents' and was mentioned by developers, affordable housing Rose and La Croix (1989), however, showed that advocates, and government housing officials in the difference in construction costs was not nearly our stakeholder interviews this year. enough to explain the difference in housing costs across markets. Gyourko and Saiz (2006) also Public infrastructure like roads, sewers, water, reported construction costs were not significantly drainage, and schools has historically been related to prices.The more significant contributors developed by local government. In Hawaii, as the to building costs were unionization, local wages. cost of infrastructure increased and development local topography, and the regulatory environment. requirements grew16. the responsibility for off-site Combined with Hawaii's highly volatile housing infrastructure was passed to developers. Housing market, however, construction costs can affect developers and those who support affordable individual projects. Construction costs can rise housing production agree that this increases the sharply in construction boom periods and make cost of housing. Some stakeholders noted that it tight-margin projects like workforce housing units places the burden of developing on the first challenging to complete.19 developer in line and spares any who follow and The cost of construction has been impacted by make use of the new infrastructure. the high cost of litigation and insurance. The Affordable Housing Advisory Committee notes Government policymakers respond that the costs that"everyone involved from accountant to mason are passed to the owners and renters of the new contractors have insurance costs that go into the development,who are the primary beneficiaries of price of their goods and services. They include the housing units developed. The alternative — property, general liability, professional liability. the county provides the infrastructure -- is excess liability, unemployment. health. auto, 12 Hilbert and Robert-Nicoud identified a highly significant 17 Joint Legislative Housing and Homeless Task Force, independent variable in their analyses of housing prices prepared by staff of the Senate Majority Office, with was the ratio of acres of developed land to acres of contributions from the House Majority Staff Office, developable land. Report of the Joint Legislative Housing and Homeless 13 Paciorek. Andrew D. 2013. Supply constraints and Task Force Pursuant to Act 196. Session Laws of Hawaii housing market dynamics Journal of Urban Economics. 18 2005."January 2006 Vol. 77. p 11-26. Hawaii Housing Finance and Development Corporation. 14 As distinguished from the issue of inadequate or 2017 The Hawaii State Plan: Housing, State of Hawaii. antiquated infrastructure in developed areas February 21, 2017, p. 19. 15 Mayor's Advisory Housing Advisory Committee. City and 19 Massive 'Aiea workforce housing condo project on hold. County of Honolulu. Final Report & Recommendations. 2016). Hawaii News Now, June 2016. Download at April 2006 http://www k5thehomteam.com/story/32389776/massive 6 Adding requirements for water prospecting, bike paths. aiea-workforce-housing-condo-project-on-hold. jogging paths. etc Hawaii Housing Planning Study,2019 Page 10 0 SMS December.2019 workers comp, business interruption. and even fees or exactions, fiscal policy, and administrative terrorism, to name a few."20 processes. Government Regulations: The purpose of Some observers feel there are deficiencies and housing planning and regulation is to bring order system-wide weaknesses in the way land use is to the development of cities and towns, protect managed. In 2014. the State Office of Planning people against arbitrary development practices, (OP), initiated a review of the State Land Use and, more recently, to protect the character of District Boundary Amendment process. OP's neighborhoods as they exist. Evidence suggests effort was summed up in the State Land Use these are still the objectives of planners and System Review Draft Report, which explored regulators. But, as the proliferation of housing ways to increase the effectiveness of the land use regulations continues, some observers have system without compromising the original intent of come to see housing regulations as a barrier to the Land Use Law."23 The process involved wide- production. a cause of housing supply inelasticity, ranging debate and ended with an agreement to and a pathway to higher housing costs. consider the issue further. Hawaii's housing markets are more regulated Many stakeholders interviewed for this project than most others in the nation. Honolulu's score commented on review processes rather than on on the Wharton Residential Land Use Regulatory regulations themselves. Reviews are required at Index (Wharton Index21) is the highest in the several steps along the way to project approval. country (See Appendix Exhibit C-1), and David In 2018, it took eight pages to describe the Callies (2010) has painstakingly described the process for using 201 H-38 for workforce housing individual housing regulations in the Aloha State. projects in Maui County.24 Across the State and Counties. respondents told us that reviews were Government regulations and review processes duplicative, requiring the same basic reporting to are frequently identified as major impediments to more than one agency. Some felt certain review housing production. and the 2019 stakeholder procedures were carried out with less attention survey shows many people still see regulations as and diligence than expected. This sentiment was a significant obstacle to housing production. particularly true for SHPDA and DCAB reviews.25 Some procedures require refiling if the initial A statewide Affordable Housing Regulatory submission is not approved. In the worst cases, a Barriers Task Force was convened in 2007 to developer can go through the entire set of review address regulatory barriers to affordable housing. processes, pass all requirements, and then be The task force noted that "in the context of summarily disapproved at a County Council building homes that are affordable, government meeting attended by the public. All review regulations often work against the goal of procedures were said to be lengthy, and we lost delivering more affordable housing. Although count of the number of times we were reminded government policies and regulations are often that "time is money." intended to control or direct growth, target resources. and prioritize areas of importance. the Impact of Housing Regulation unintended consequence is often that these regulations add to the cost of building affordable It is widely accepted in 2018 that stringent homes.22 They identified 14 regulatory barriers, regulation of housing production will result in high including the land use entitlement process, housing prices, decreasing elasticity of supply, inconsistent state and county reviews, impact and low supply, especially in high-priced, volatile 20 Mayors Housing Advisory Committee. City & County of 23 Office of Planning, State land use system review, Honolulu. Final Report& Recommendations. April 2006 http/'planning hawaii.govistate-land-use-system-review, 21 Gyourko. Saiz, and Summers, 2007. Index scores were paragraph 1. not calculated for other counties in Hawaii, 24 See the process schematic in Appendix, Figure C-1 22 State of Hawaii, Office of Governor Linda Lingle,"Report 25 Housing Action Plan, p. 60. of the Governor's Affordable Housing Regulatory Barriers Task Force." December 2008 Hawaii Housing Planning Study,2019 Page 11 SMS December.2019 markets26. However, the adverse effects of B. HOUSING DEMAND IN HAWAII stringent regulations and onerous review processes on affordable housing development 1. Historic Demandextendbeyondsupplyshortagesandhighprices. Some have said that regulations lead to an a. Population and Growth Rates inefficient housing market. Markets are expected to sort supply and demand such that specific Any discussion of housing demand must begin household needs are matched with appropriate from population growth. It has been central to this unit characteristics. In highly regulated situations study since 1992. In 2019, population change like Hawai`i's, the market seems unable to cope may be the most important topic we cover here. with that task. Some lower-income households were placed in units beyond their means and Table 6 shows the annual population by County some higher-income families are placed in units since 1990. In the nineties, Hawai`i's annual that would better serve poorer households. population growth rate (1.9%) was lower than in the previous decade. Between 2000 and 2010, Another effect of regulation comes to us from population growth dropped to 1.2 percent per Somerville and Mayer (2001, 2003). They found year. From 2010 to 2018, the rate fell to 0.5 that stringent regulation causes the filtering27 percent annually. That rapid decline culminated process to be reversed. In markets with heavy when, in 2017 and 2018. the State's population regulation and low supply elasticity, affordable went down by -0.3 percent each year. units tend to filter up and become unaffordable28. Thus, regulation reduces the affordable housing Figure 3. Total Population, State and Counties of stock, making regulation counterproductive. Hawaii, 1990-2018 250.000 1,600,000 Some researchers find that highly regulated 1,400,000 housing markets hinder the movement of labor g 200,000 IV1,200.000 Sfromonemarkettoanother, a process that o decreases local GDP29.m 000.000 150.000 n In 2018, the study of negative impacts of 800.000 regulation on housing production reached a high d 10°.°°° 600.000 o Wo To point, with the publication of Kevin Erdmann's wM,,,„, 400.000 book, Shut Out. Erdmann provides strong x0.000 mm evidence that the housing bubble of 2002-2007 200.0°0 and the resulting worldwide recession of 2008- 0 2009 were caused by a housing supply shortage stemming from over-regulation in America's key Hawaii Magi Kdua'i Honolulu -Stat housing markets.Source DBEDT Data Book Time Series, 1990-2018. 26 The literature search conducted for the HHPS 2016 maintain than new housing.' We have several more captured the first 15 years of the research. Glaeser and citations on this Filtering is a simple idea that ends up Gyourko (2018, pp 14-16) summarizes the technical being very complicated. One of the issues that adds to research since 2015. Gyourko and Molloy (2017) is the that complexity is that regulations change the most recent and most comprehensive review of the work relationship. See Also. Rosenthal 2018, Hertz 2015 on regulation 28 Specifically. 'regulation increases the probability that a 27 Bradford, Chris 2008. "When property values rise. low- rental unit currently deemed affordable will become quality housing "filters up" to the high-quality housing unaffordable, owner-occupied. or demolished, relative to sub-market. The reason is that rising rents encourage staying affordable". p 53. landlords to invest more in the property When property 29 Hsieh and Moretti.2017)calculated that GDP would be 9 values fall. high-quality housing "filters down"to the low- percent higher if there were higher production of new quality housing sub-market. The reason is that falling housing units in Type 2 housing marketsrentsencouragelandlordstoinvestlessinproperty. The key in either case is that old housing costs more to Hawaii Housing Planning Study.2019 Page 12 SMS December.2019 Table 6.Total Population, 1990-2018 the nineties, 15,000 per year in the previous County decade, and about 7,500 per year since 2010 Honolulu Hawaii Maui Kaua'i State Table 6). 1990 838,534 121,572 101,709 51,676 1,113,491 1991 850,510 127,266 105,599 53,379 1,136,754 Table 7 shows that, in the nineties, out-migration 1992 863,959 131,630 108,585 54,439 1,158,613 1993 870,348 135,085 111,944 55,461 1,172,838 exceeded in-migration and reduced the 1994 878,591 137,713 114,754 56,478 1,187,536 population by almost 10,000 persons. In the next 1995 881,399 140,492 117,895 57,068 1,196,854 decade, in-migration was higher than out- 1996 883,443 141,935 120,689 57,688 1,203,755 migration causing population growth of 55,646 1997 886,711 144,445 122,772 57,712 1,211,640 persons for the decade. So far this decade, the1998886,909 145,833 124,648 57,843 1,215,233 1999 878,906 146,970 126,160 58,264 1,210,300 excess of out-migrants has reduced the 2000 876,629 149,244 129,078 58,568 1,213,519 population by 549 persons. 2001 882,755 151,690 132,428 59,075 1,225,948 2002 890,473 154,576 134,583 59,981 1,239,613 2003 894,311 158,442 137,596 60,805 1,251,154 Table 7. Components of Population Change, 2004 907,997 162,852 140,625 62,095 1,273,569 Hawaii, 1990-2018 2005 918,181 168,237 143,448 62,863 1,292,729 2006 926,954 173,536 145,776 63,465 1,309,731 Net Natural Net 2007 925,335 177,733 148,117 64,490 1,315,675 Change Increase Migration 2008 933,680 181,506 151,424 65,603 1,332,213 1990 to 2000 2009 943,177 183,629 153,393 66,518 1,346,717 2010 956,296 185,358 155,096 67,213 1,363,963 Honolulu 39,925 86,733 -46,808 2011 967,287 187,066 157,001 67,898 1,379,252 Hawaii 28,360 10,477 17,883 2012 978,073 189,164 158,977 68,691 1,394,905 Maui 27,737 11,301 16,4362013986,222 191,466 161,105 69,660 1,408,453 2014 987,649 193,736 163,153 70,324 1,414,862 Kauai 7,286 4,601 2,685 2015 991,339 195,941 164,130 71,074 1,422,484 State 103,308 113,112 -9,8042016992,692 198,126 165,712 71,575 1,428,105 2017 986,429 199,503 166,491 71,780 1,424,203 2000 to 2010 2018 980,080 200,983 167,295 72,133 1,420,491 Honolulu 77,051 68,958 8,093 AAPC 1990.2000 0.5% 2.3% 2.7% 1.3% 0.9% AAPC 2000-2010 0.9% 2.4% 2.0% 1.5% 1.2% Hawai`i 36,402 9,914 26,488 AAPC2010-2018 0.3% 1.1% 1.0% 0.9% 0.5% Maui 26,683 10,729 15,954 AAPC 2016-2018 -0.6% 0 7% 0.5% 0.4% -0.3% Source: DBEDT Data Book, Table 1 06. Note: AAPC is Kauai 8,628 3,517 5,111 Average Annual Percent Change. State 148,764 93,118 55,646 2010 to 2018 Overall, the State's population decline since 2016 Honolulu 26,874 46,553 -19,098 has been due primarily to losses in the City and Hawaii 15,907 5,993 9,992CountyofHonolulu. While the population change has taken different paths for each county over the Maui 12,365 6,604 5,840 past 40 years, all three of the other Counties Kaua'i 5,038 2,379 2,717 experienced a significant decline in population State 60,184 61,529 549 growth rate since 2016. Source: DBEDT Data Book, 2009-Table 1.59, 2010-Table 1.56,and Census, Estimates of the Components of Resident The situation has prompted a revision of Hawaii'sPopulation Change,2010 to 2018. housing demand projections. It has also affected The degree of natural increase in population several sections of this report, most importantly, change has diminished steadily over the last three our estimates of needed units for the next five decades. The excess of births over deaths years. contributed to 113,112 new residents in the nineties, 93,118 new people in the last decade, b. Components of Population Growth and 61,529 in the first eight years of the present decade. Hawai'i's population grew slower in the last decade than it did in the nineties. The State added The stronger impact of net migration in recent an average of about 10,000 persons per year in years was felt across all four counties but had the greatest impact on Oahu. Honolulu lost almost Hawaii Housing Planning Study,2019 Page 13 SMS December,2019 47.000 people to net out-migration in the nineties. population, we would expect a five percent Between 2000 and 2010, Honolulu's net migration change in households and a zero percent change accounted for 11 percent of total population in average household size. If supply were running growth. So far in this decade, Honolulu has lost ahead of demand, we would get a five percent (or more than 19,000 people due to a significant perhaps even greater) increase in households as increase in domestic out-migration.pent-up demand is relieved. That would result in a zero or even a negative change in average In just two years, 2017 and 2018, Honolulu lost household size. more than 13.000 people due to domestic out- migration, far exceeding the number of people If demand runs ahead of supply, then a five migrating to Honolulu. That resulted in a net loss percent growth in population will produce less of more than 13,000 Oahu residents. Although than five percent growth in households and larger there were substantial gains in natural increase average household size. This is a primary for all four counties, that was not enough to offset indicator of pent-up demand. Honolulu's notable loss in net migration. Table 9. Population Increase: Counties, 2007-2017 c. Households and Household Size Change 2007 to 2017 Total Number Average Assuming a constant household size. the number Population of HH HH Size of households should increase at the same rate Honolulu 6.8% 3.8% 2.8% as the population. Slower household formation Hawaii 12.7% 10.9% 7.9% can be caused by social change, economic recession. or a shortage of new housing units. If u Maui 12.3% 10.2% 4.7% new households can't move out. there will be an Kauai 11.9% 5.7% 10.7% increase in household size (crowding). State 8.5% 5.6% 6.4% suggesting pent up demand. Table 8 shows the Source: Calculated from Table 6 and Table 8 number of households for the State and counties since 1990. At the State level, the total number of households grew by 5.6 percent between 2007 and 2017 Table 8. Number of Households, 1990-2017 Table 9)—slower than the population (8.5%) and County indicating a constrained household formation rate. The average household size grew by more than 6 percent, indicating a correspondingHonoluluHawaiiMauiKauaiStateincreaseinpersonsperhousehold. This is evidence of pent-up demand. 1990 265.304 41,461 33,145 16.253 356,163 1995 275.877 49.282 38,326 18,967 382,452 Data for three counties were consistent with a housing market where demand exceeds supply. 2000 286.450 52,985 43.507 20,370 403,312 2005 300.557 60.396 48.393 21,997 431,343 Hawaii's rise in pent-up demand was not unique 2010 309.154 62,584 51.893 22,147 445,778 in the United States. National data show more 2015 307.703 64,201 52,080 21,862 445,846 pent-up demand from 2010 to 2018. Observers 2017 312.625 68.857 53,560 22.980 458,022 note that lower housing sales were related to decreasing supply as well as a reticence among Source Decennial Census 1990 2000 ACS 1-year estimates young people to enter the real estate market.2005.2010.2015,2017. That caused pent-up demand in housing markets In Table 9, we see all three population growth across the country. factors related to housing demand: total population, households, and household size. The State's population growth was relatively slow Ideally, if there were a five percent change in the during the nineties. The average household size 30 Rappaport. Jordan. 23018. Pent-up demand and 2018. The Macro Bulletin, Federal Reserve Bank of continuing price increases The outlook for housing in Kansas City. January 10, 2018. Hawaii Housing Planning Study,2019 Page 14 SMS December,2019 Table 10) fell off a bit by 2005 and even more by Table 11. Total Building Permits Issued, Counties 2006. It then resumed faster growth but did not and State of Hawaii, 1990-2017 quite reach the level seen in the years before 2000. In 2017, the average household size for the CountyStatewas3.02 persons. Honolulu Hawai`i Maui Kaua'i State Census numbers reported for 2017 were equal to 1990 17,123 4,720 3,534 2,312 27,689 2015 for Honolulu and the State. Average 1995 11,956 2,707 1,514 1,054 17,231 household size was slightly lower for the County of Hawaii and slightly higher for Maui and Kauai 2000 12,443 3,254 2,294 1,083 19,074 Counties. 2005 15,174 5,436 2,348 882 23,840 2010 14,254 2,756 1,016 171 18,197 Table 10. Average Household Size, 1990-2017 2015 20,146 5,426 1,280 199 27,051 County 2017 14,759 2,943 1,348 236 19,286 Source State of Hawaii Time Series Data Book Table 21.01. Honolulu Hawaii Maui Kauai State 1990 3.02 2 86 2 99 3.09 3.01 Figure 4 presents data for the number of 2000 2 95 2 75 2 91 2.87 2.92 approved residential building permits and the number of added housing units in Hawaii20052.91 2.77 2.86 2.85 2.88 between 2000 and 2017. While the number of 2010 2.96 2.73 2.89 2.98 2.92 building permits issued and the number of 2015 3.06 2.90 2.96 3.07 3.02 housing units constructed tend to follow similar 2017 3.06 2.88 2.97 3.12 3.02 trends, there is not a clear, predictive relationship Sources: U S. Decennial Census. 1990. 2000, 2010, ACS between the two. 2005 (1-yr. Estimate), 2010. 2015, 2017 (5-yr. Estimate) Figure 4. Residential Building Permits & Added d. Building Permits Units, State of Hawaii, 2000-2017 10,000 The number of building permits awarded in a 9,000 single year is often referenced as an indicator of 8,000 the demand for new housing units. Since builders 000 are unlikely to build new units they cannot sell. the number and nature of building permits is certainly o 6,000 related to the demand for housing units. Similarly, 5,000 the number of building permits is related to 4,000 housing supply in that new units cannot be 3,000 constructed if permits are not approved. For both 2,000 demand and supply, however, the number and 1,000 nature of building permits approved each year is not an effective indicator of the number of housing o o N M c .n N CO s o .a N M a v N S S g 8 N S N N N N NunitsneededtosatisfydemandorthenumberofNN units that will be built. 0-Residential Building Permits - -.New Housing Units Source: Permits from Census Table 2au: New Privately Table 11 shows the number of building permits Owned Housing Units Authorized. Added units from ACS approved by county planning departments over housing unit data. the last 27 years. 2. Demand for Residential Property from Outside the State Most of the demand for residential real estate in Hawai'i originates from our residents. but the Hawaii Housing Planning Study.2019 Page 15 SMS December.2019 4 housing market is also affected by demand from year since 2000, earning Honolulu one of the outside the State. highest appreciation rankings in the country31 Rents are usually high enough to provide positive Perhaps more than any other state, Hawaii has cash flow for most properties, and the possibility qualities that drive external demand for our of making even higher margins by renting to housing units. We have a temperate climate, visitors is available.32 beautiful beaches, and abundant opportunities for outdoor activities and entertainment. Chronic a. External Demand and Vacancy Rateshealthconditionsarelessprevalentthanthe national average, wages are above average, Until recently, the impact of external demand onhouseholdincomesarehigherthaninotherthehousingmarketwaslargelyamatterof states. and our social welfare programs are at speculation. Since DBEDT's 2016 study of homeleastperceivedtobemoreeasilyavailable. sales trends33, however, we have good data onHawai`i's unique and welcoming culture is the extent of out-of-state demand in Hawaii.attractive to many people who wish to have a second home in the islands. All of these make For the last ten years, nearly a quarter of allHawaiiattractivetobuyersfromoutsidethestate. residential home sales in Hawaii were to persons Hawaii real estate is also considered to be a good who live outside the state. That rose as high as investment to out-of-state buyers. Prices are 33.5 percent in 2010 and has been driftinghigh, but appreciation tends to be high, as well. downwards to about 24 percent in 2018.Average annual prices rise steadily and appreciation has averaged 4.56 percent every Table 12. Out-of-State Sales, 2008 -2018 The counties were disproportionally impacted by out-of-state sales in the last nine years. In 2018, Sales Percent Percent IL In-State Out-of-State 15 percent of Honolulu sales were made to non- residents and 37.5 percent of Maui County's200813,616 72.4% 27.6% housing unit sales were made to persons living 2009 11,426 70.6% 29.4% outside the State. Hawaii and Kauai Counties 2010 14,069 66.5% 33.5% also saw approximately 40 percent of their home sales go to outside buyers. 2011 J 11,889 69.6% 30.4% 2012 12.017 74.1% 25.9% Table 13. Out-of-State Sales by County, 2018 2013 13,378 75.0% 25.0% Percent Sales PriceBuyers1Out-of- Differentialsa 2014 13,455 76.0% 24.0% State 2015 15,077 77.9% 22.1% State 20,409 23.9% 44.6% 2016 , 15,311 77.2% 22.8% Honolulu 12,993 14 9% ( 46.6% I 2017 15,835 77.3% I 22.7%Hawaii 3,412 41.3% ( 87.8% 2018 I 15,525 76.1% 23.9% 1 Kauai 1,176 40.2% J 62.8% Source:DBEDT Data Book 2018,Table 21.38. IMaui 2,828 37.5% 65.8% Most (85%) out-of-state buyers were Mainland Source: DBEDT Data Book 2018,Table 21 39. residents. About 15 percent were international buyers. 31 Honolulu Appreciation Trends. Neighborhood Scout, at 34 The differential between in-state and out-of-state average https.i/www.neighborhoodscout.com/hiihonolulu/real- sales prices. For example, the average sales price for estate downloaded June 10. 2019. out-of-state units was 49.2 percent higher than the 32 See Section IV-B, Tourism and Housing. p 70 average sale price for sales to in-state residents. 33 Hawaii Department of Business, Economic Development and Tourism 2016. Residential home sales in Hawaii: Trends and characteristics. 2008-2015. May 2016 Hawaii Housing Planning Study.2019 Page 16 SMS December.2019 In the same year, purchase prices for units bought The pattern of owners and renters differs across by out-of-state buyers were, on average. 44.6 counties. Oahu out-of-state properties are about percent higher than prices paid by local buyers. 57 percent investments and 73 percent of those On Oahu, out-of-state buyers bought units that are rented when not occupied by the owner. Forty were 46.6 percent higher than the average units three percent (43%) are vacation homes and only sold to a resident. The price differential peaked in 27 percent of those are ever rented. Hawai'i County, where non-Hawai`i buyers paid 88 percent more for their units than did County In the other three counties, about a quarter of the residents. units are investment properties and 50 to 60 percent are rented when not in use. Three- Overall, the impact of external demand for Hawai'i quarters of the units are vacation or second housing units will have a notable impact on the homes, but about 50 percent of those are rented efforts of housing planners. We will return to this at least part of the time. This certainly suggests topic in later sections of the report. some additional research. The dates of sale also differ across counties. The major growth in out-of- b. Use of Hawaii Property state owned units on Oahu began as early as 1990. Maui's median year built was 2000, In a 2019 survey, we contacted Hawaii property followed by Kauai and Hawaii County in 2010.owners who had tax billing addresses outside the The first units reported in the survey were datedState. Among those property owners. 38 percent before 1920, so the demand for out-of-statesawtheirpropertylargelyasaninvestmentandhousingunitshasalwaysbeensignificant. 62 percent saw the property to be a vacation home for the use of their family and friends.35 c. External Demand and Vacant Units About 48 percent of out-of-state owners rented Many units sold to out-of-state buyers were either their units while they were not using them. second homes or timeshare units. Together they Another 52 percent left their units vacant or made up the bulk of units the Census calls vacant, loaned them to family or friends. There was a held for seasonal, recreational, or occasional use strong correlation between the way owners (seasonal). These units are reported separately perceived their properties and the way they used from the residential housing stock and are not them (Table 14). For instance, 61 percent of the available to residents in need of a housing unit. investors rented their property while they were not using it themselves. Among those who see their In Honolulu County (Figure 5), the 14.358 property as a vacation or second home. and 39 seasonal units enumerated in the 2017 ACS were percent of vacation homeowners rented their units 4.1 percent of O'ahu's housing units. Maui at least part of the time. County's 6.937 seasonal units were 9.7 percent of total housing units. Hawaii County's 9,708 Table 14. Type and Use of Out-of-State Units 2019 units were 11.5 percent of the county's total Percent of property owners housing units. On Kaua'i, 4,301 seasonal units State Oahu Maui Hawaii Kauai accounted for 14.2 percent of all housing units. Vacation Seasonal unit trend lines for Kaua'i and Maui home 62 43 77 74 67 Counties have been flat for nine years. The Rent unit 39 27 47 53 59 impact of seasonal units in Hawai`i county has been decreasing since 2014, and Honolulu Investment 38 57 23 26 33 County's trend has risen sharply since 2013. propertyRentunit 61 73 53 47 41 In all, 6.6 percent of Hawai`i's housing units were Source. HHPS Out-of-State Owner Survey. 2019. seasonal units in 2017. By comparison, the national average is about 2 percent. The figures indicate that external demand for housing units by 35 About 75 percent were from other U.S. states and 25 and content see SMS. Hawaii Housing Planning Study. percent were from foreign countries For methodology 2019: Technical Report. p 6 Hawaii Housing Planning Study.2019 Page 17 SMS December.2019 41b-non-residents substantially reduces the number to focus on the outcome of new regulations on of housing units that are part of the housing stock. short-term rentals on O'ahu (see pp. 74-75). The loss of those units decreases the housing stock needed to accommodate rising demand. 3. Survey Demand Estimates Figure 5. Vacant Units Held for Seasonal or Occasional Use, by County, 2009-2017 One objective of the HHPS is to estimate the demand for housing units for the next five years 16,000 and use those projections to identify the numberHonolulu -Hawaii Maui •,:..Kada•' and types of units needed for the State. The 14,000 fir° Housing Demand Survey is conducted to facilitate demand estimates and provide details on 12,000 prospective buyers and renters, their financial o 10,000 situations, and unit preferences. Data from the 2019 Housing Demand Survey were used to 0 8,000 produce estimates of raw, effective, and qualified demand. z 6,000 a. Raw Demand4,000 2,000 Survey householders were first asked when they would next move to a new housing unit. Some o said they would never move from their current 2009 2010 2011 2012 2013 2014 2015 2016 2017 units. They had found the place they wanted to Source ACS 5-yr estimates 2009-2017. live in and would stay there for the rest of their Identifying exactly how many housing units were lives. Another group said they might move but hadconvertedfromresidentialownedorrentedunitsnoplanstogoanywhereverysoon. Others saidtheywouldmovesometimeinthenexttenyears.were converted to seasonal units (vacation rental Households with plans to move soon were units [VRUs]) has been a challenge. In 2019, the classified as"movers" and the survey estimate foremphasisonthisresearchproblemhaschangedrawdemand. Table 15. HHPS Demand Survey Demand Estimates, by County, 2019 County Honolulu Maui Hawai`i Kaua'i State Count Pct. Count Pct. Count Pct. Count Pct. Count Pct. Total Households 311,451 100.0% 54,434 100.0% 67,054 100.0% 22,563 100.0% 455,502 100.0% W i l Not Move 108,025 34.7% 26,694 49.0% 34,175 51.0% 12,975 57.5% 181,870 39.9% Raw Demand 203,426 65.3% 27,740, 51.0% 32,879 49.0% 9,588 42.5% 273,632 60.1% Will move, but no plans 67,934 21.8% 7,010 12.9% 8,400 12.5% 3,310 14.7% 86,654 19.0% Move out of state 35,289 11.3% 4,105 7.5% 4,487 6.7% 1,332 5.9% 45,214 9.9% Effective Demand 100,203 32.2% 16,624 30.5% 19,992 29.8% 4,946 21.9% 141,765 31.1% Source: Housing Demand Survey. 2019 Raw demand is households except those who said they would never move. "Will move. but no plans"is the number of households who were unsure or refused to report when they expected to move. "Will move out of state'.is the number of households whose first location choice was out-of-state. Out-of-state and no plan households are excluded from effective demand. In 2019, raw demand affected 60.1 percent of similar levels of raw demand (Maui: 51%, Hawaii: households statewide, up from 56.8 percent in 49%. Kauai: 42.5%). For all movers to realize 2016 and 51 percent in 2011. At 65.3 percent of their expectations and move to a new housing unit all households. the City and County of Honolulu would result in 273,632 real estate transactions -- had the highest raw demand. Other counties had Hawaii Housing Planning Study.2019 Page 18 SMS December.2019 the number of units that would change hands b. Effective Demand during the period. In 2019. more households wanted to move away Reasons for Not Buying from Hawaii (Table A-13). Over 24 percent of all movers(24.2%)wanted to leave the State on their next move -- the highest rate since 1997. That's We asked the 2019 Housing Demand Survey much higher than in other states, too. At a time respondents who were interested in moving to a when Americans are moving away from their new home, but not interested in buying. why they home state at unprecedented rates. Hawaii leads would not buy. Fifty-seven percent (57%) of them the nation in intentions to leave.36 told us that home prices were too high, or that it was too expensive to buy right now (Table 16). This was slightly lower than the 64 percent who Reasons for Leaving the State cited expense as a reason in 2016. Roughly three in ten (31%) said they could not afford the down Once again, there were many families moving out payment. while 17 percent could not afford the of Hawai'i because they could not afford to buy a monthly payment and 19 percent would be unable home, which is consistent with Hawaii's high- to qualify for a loan. priced market and low homeownership rates. Table 16. Top Six Reasons for Not Buying a Home, Statewide, about 22 percent of respondents who 2019 planned to leave Hawaii said the high cost and County limited availability of housing was one of the Honolulu Maui Hawai'i Kaua'i State problems causing them to move. That was lower Too Expensive 57.3% 61 8% 51 9% 61 1% 57.2% than the 31 percent in 2016 and 30 percent in Cannot Afford 2011 who reported planning to leave the state for 33.9% 23.5% 25.9% 17.2% 31.0% housing-related reasons.Down Payment Won't Stay 17.6% 39.5% 32.1% 45.2% 23.1% Households that leave Hawaii will not increase Long Enough Do Not Want To demand for Hawaii housing units. For this reason, we computed effective demand to include only Buy;Prefer To 15.8% 41.6% 32.8% 47.9% 22.2% respondents who will move within the State. Rent Can't Qualify 0 o Table 17. Effective Demand by County, 1992, 1997, 20.5% 13.8% 15.9% 7.6% 18.6% 2003, 2006, 2011, 2016, and 2019foraLoan Can't Afford Effective Demand the Monthly 18.1% 15.2% 13.6% 11.0% 16.9% Percent of total households intending Payment to move to a housinunit in Hawai'i Source Housing Demand Survey. 2019. 1992 1997 2003 20062011 2016 2019 Honolulu 51.7 47.3 38.9 33.2 31.3 32.4 32.0 Over 22 percent of those who do not plan to buy Maui 38.8 41.4 35.7 39.6 31.3 31.9 30.5 a home said they preferred to rent(22.2%). Some o Hawaii 40.2 34.3 33.8 36.3 26.0 30.2 29.8 were not going to be in Hawaii for a long time and u they did not want to be tied to any one place. Kaua'i 38.5 34.2 31.4 30.6 27.3 27.6 21.9 Others were not ready for the commitment and State 48.4 44.4 37.5 34.2 30.3 31.8 31.1 maintenance that they would require. Source: Housing Demand Survey. 1992. 1997, 2003. 2006. 2011. 2016,and 2019. 36 U S. data show Hawaii is No 2 among States (22.3%) LendingTree. November 19. 2019 See also New York for people wanting to leave. Kapfidze. Tendayi. 2019. Times. 2019 Frozen in place: Americans are moving at LendingTree study reveals the top states where residents the highest rate on record, Nov 20. 2019 are staying put. moving from and moving to,i' Hawaii Housing Planning Study,2019 Page 19 SMS December.2019 Across the State, effective demand fell in each financially prepared to acquire a different Housing Demand Study year between 1992 residence (Table 18). This is the lowest level of 48.4%) and 2011 (30.3%). Statewide effective financial preparedness among mover households demand climbed slightly to 31.8 percent in 2016 since the HHPS was begun in 1992. but dropped back to 31.1 percent of all households in 2019. 4. Purchase Preferences Some observers believe there is more interest in Buyer and renter preferences and qualifications home buying now because sales are stable and for housing unit types were measured in the prices will be higher. Others see few reasons to Demand Survey. The objective was to providebuyandpointtoourdecreasingpopulationasacautiontoprospectivebuyers. Regardless of information on consumer preferences to support buyer motivations. HHPS data show that the level housing issue analyses over the next few years. of effective demand inside Hawaii has remained Forty-nine percent (49%) of those who planned tounchangedsince2011.move said they wanted to buy their next unit. Historically, the pattern of effective demand Plans for homeownership were on the upswing,across counties has been stable. Honolulu's following an all-time low of 42 percent in 2011 and effective demand is highest among the counties. 47 percent in 2016. But plans to buy do not always Among the Neighbor Island counties, effective translate into marketplace reality. About 17demandhasbeenhighestinMauiCountyandpercentofthosewhoplannedtopurchasetheir lowest for Kauai County. next home conceded that they were not sure they would be able to afford it and may have to continue renting. c. Qualified Demand Qualified demand narrows the demand estimate a. Buyer Qualifications further by considering only households that are To evaluate the financial readiness of households financially prepared to pursue their preferred wishing to buy a housing unit in Hawaii in the next tenancy and unit type. This step eliminates five years, we examined their income, affordable households that do not have the financial monthly housing payment, and total amount qualifications to purchase or rent housing units in available for a down payment. These elements the current economy. were evaluated against a median-priced home assuming a fixed-rate, 30-year loan, a four Table 18.Qualified Demand by Unit Type&County, percent interest rate, and a 20 percent down 1992, 1997, 2003, 2006, 2011, 2016, and 2019 payment. Results are shown in Tables 19 and 20. County Honolulu Maui Hawaii Kauai State Statewide, 41 percent of prospective single-family home buyers said they could afford to make the 1992 51.7% 38.8% 40.2% 38.5% 48.4% monthly mortgage payments, but not necessarily 1997 47.3% 41.4% 34.3% 34.2% 44.4% the 20 percent down payment. Twenty-seven 2003 38.9% 35.7% 33.8% 31.4% 37.5% percent (27%) said they had the funds to make a 2006 33.2% 39.6% 36.3% 30.6% 34.2% 20 percent down payment but could not afford the monthly payment. About 20 percent of 2011 31.3% 31.3% 26.0% 27.3% 30.3% households statewide were qualified to meet both 2016 44.0% 39.7% 36.9% 35.1% 42.1% requirements. 2019 27.5% 40.2% 25.4% 39.7% 29.2% Source: Housing Demand Survey, 1992. 1997, 2003, 2006. The same set of financial qualification measures 2011. 2016. and 2019. was applied to potential homebuyers who sought to purchase a multi-family unit rather than a Based on this analysis, we estimate that 29 single-family home. We used the current median percent of effective demand households are Hawaii Housing Planning Study,2019 Page 20 SMS December,2019 sales price for condominiums in each county of multi-family buyer households were fully rather than the single-family median. As shown in qualified to purchase their next home Table 20, residents planning to purchase a multi- family rather than a single-family unit were more This analysis does not include the impact of likely to be financially able to do so.maintenance fees attached to many multi-family units. Across the State, maintenance and other The median price, monthly mortgage, and down fees are often calculated at $0.60 to $1.50 per payment required are lower for multi-family units. square foot. While the national average for Therefore, more Hawaii households were able to maintenance fees is$331, the average for Hawai'i meet the requirements to purchase a townhouse has been quoted as $539. If the $539 for or condominium unit. Study results confirmed that maintenance fees was added to the monthly 29 percent of Hawai'i households in the market for mortgage payment of $1,827 (Table 20), this a multi-family ownership unit in the next five years would almost certainly reduce the number of could afford to make the monthly payments. households who would qualify for purchase. Twenty percent (20%) reported having enough to make the down payment. Just under 16 percent Table 19. Financial Qualification to Purchase a Single-Family Home, Counties & State, 2019 County Honolulu Maui Hawaii Kauai State Median Sales Price 770.000 $819,500 $362,000 $630,000 $695.000 Down Payment Required* 154,000 $163,900 $72.400 $126,000 $139.000 Monthly Mortgage Payment** 2,940 $3,129 $1.382 $2,406 $2,654 Total Effective Demand SFD Buyers 26,649 7,119 8,332 1,761 43,861 Can Afford Monthly Payment 40.3% 28.4% 43.3% 34.2% 40 8% Have Adequate Down Payment 19.1% 26.8% 25.7% 27.4% 27.1% Fully Qualified 17.2% 11.7% 19.8% 20.3% 19.7% Source. Locations Market Reports, Q1 2019; Housing Demand Survey, 2019 https:l/www locationshawaii.com/learn/market-reports/hawaii-statewide-real-estate-report! Assumes a 20 percent down payment. Based on a 30-year fixed loan with a 4%interest rate. Base is effective demand households that plan to move within the next 5 years and purchase an SFD unit. Can Afford Monthly Payment if the monthly payment is less than or equal to 30%of household income Table 20. Financial Qualification to Purchase a Multi-Family Unit, Counties & State of Hawaii, 2019 County Honolulu Maui Hawaii Kauai State Median Sales Price 418,000 $444,444 $418,500 $459,000 $430.000 Down Payment Required* 83,600 $88,889 $83,700 $91,800 S86,000 Monthly Mortgage Payment** 1,596 $1,697 $1,598 $1.753 $1,642 Total Effective Demand MFD Buyers 20,994 1,298 1,655 493 24,439 Can Afford Monthly Payment 29.2% 27.6% 34.9% 19.1% 28.6% Have Adequate Down Payment 20.3% 19.6% 26.5% 8.1% 20.1% Fully Qualified 16.7% 23.4% 13.2% 8.7% 15.7% Source. Locations Market Reports, Q1 2019: Housing Demand Survey. 2019. https//www iocationshawan.com%learn%market-reportsihawaii-statewide-real-estate-report/ Assumes a 20 percent down payment. Based on a 30-year fixed loan with a 4% interest rate Base is effective demand households that plan to move within the next 5 years and purchase an MFD unit. Can Afford Monthly Payment if the monthly payment is less than or equal to 30%of household income. Hawaii Housing Planning Study,2019 Page 21 SMS December.2019 I b. Renter Qualifications month for housing than the median monthly rent amount. Seven in ten households planning to rent their next home cited financial reasons for their Among the 53.850 households across the State decision. Reasons for not buying included the that intend to rent their next unit, 35 percent prefer inability to afford a down payment or monthly a single-family unit. Those planning to rent single- payment and the belief that homes in Hawaii are family units on Maui were most financially just"too expensive." These households were also prepared to do so. Residents of Kauai County asked if they would opt to purchase a home if were better equipped than residents of Hawaii there was a unit available they could afford. Close and Honolulu Counties to make the median to 70 percent responded affirmatively. monthly rent payment for a single-family home. Financial qualification for households planning to Among those planning to rent their next unit, close rent their next unit was evaluated using the to half (46%) plan to rent an apartment or other current average monthly rental rate for single- multi-family unit. Among those households, about family and multi-family units in each county. 29 percent were currently making monthly rent Household income, current monthly shelter payments equal to or higher than the median rent payment, and affordable monthly rent were amount. Another 15 percent indicated they could examined as well to determine the financial afford the median monthly rent payment. For 23 readiness of prospective renters. percent of prospective multi-family renters, the current median rent payment would require less Statewide, 15 percent of those planning to rent a than 30 percent of their household monthly single-family unit indicated they could afford to income. make the median monthly rent payment of 2.220. For 23 percent of these households. their Among those who wanted a multi-family dwelling current income suggests that making the median as their next unit, those on Maui were the most monthly rent payment would require less than 30 financially prepared to do so. About 21 percent percent of their income. Twenty-nine percent currently pay rent equal to or higher than the 29%), however, were currently paying more each median rent amount for the county. Table 21. Financial Qualification to Rent a Single-Family Unit, Counties and State of Hawai`i, 2019 County Honolulu Maui Hawai`i Kauai State Median Monthly Rent Amount 2.593 $2,498 $1,713 $2,076 $2,220 Security Deposit + 1st Mo. Rent 5.186 $4,996 $3,426 $4,152 $4.440 Total Effects e Demand SFD Renters 10,598 3,368 3,585 1,318 18.868 Current Payment-Same or Higher 25.3% 44.3% 23.2% 30.9% 28.7% Affordable Rent*-Same or Higher 14.0% 12.7% 13.5% 31.9% 14.9% Income-Based Qualification 20.3% 26.1% 29.6% 22.5% 23.3% Source Median rents from RentRange®(April 2019)for all unit sizes. Qualified renters from the HHPS 2019. Base is households that plan to rent their next SFD unit in the State of Hawaii in the next 5 years Self-reported affordable rent amount. Hawaii Housing Planning Study,2019 Page 22 SMS December,2019 Table 22. Financial Qualification to Rent a Multi-Family Unit, Counties and State of Hawaii, 2019 County Honolulu Maui Hawai`i Kaua`i State Median Monthly Rent Amount 2,256 1 $ 2,248 $1,563 $1,926 $1.998 Security Deposit + 1st Mo. Rent 4,512 $4,496 $3,126 $3,852 $3.996 Total Effective Demand MFD Renters 19,997 1,890 2,230 384 24,502 Current Payment-Same or Higher 19.7% 21.0% 12.9% 0.0% 18.9% Affordable Rent"`-Same or Higher 11.9% 18.7% 18.1% 5.8% 12.9% Income-Based Qualification 26.3% 37.6% 18.9% 19 9% 26.4% Source: Median rents from RentRange®(April 2019)for all unit sizes Qualified renters from the HHPS 2019. Base is households that plan to rent their next MFD unit in the State of Hawaii in the next 5 years. Self-reported affordable rent amount. 5. Housing Preferences apartment (34%), condominium (8%), or townhouse (6%o). Preference for single-family homes was once again much higher on Neighbor a. For Owned Units Islands. ranging from 57 to 70 percent versus 32 percent for Honolulu. On Oahu. 9 percent of Once again, most effective demand buyers prospective renters wanted townhomes versus 2 statewide (66%) preferred single-family detached to 3 percent on the other islands. homes. Single-family units are more important to buyers in Kauai (98%). Maui (86%), and Hawaii Across the State, renters preferred larger units Counties(82%)than in Honolulu (62%). Maui and with two (39%) or three bedrooms (25%). About Kaua'i also showed the lowest preference for 70 of them were willing to take units with fewer condominium units (0.6 and 8%, respectively), than three bedrooms. Again. the figures suggest a willingness to accept smaller units than in the Nearly 43 percent of potential buyers said they past. The number of bathrooms required was would be looking for a three-bedroom unit and 19 also relatively low, with 64 percent reporting that percent said they would need four bedrooms. they could accept one or one-and-a-half baths. When asked about the minimum number of Seventy-two percent (72%) of households that bedrooms they could accept, 53 percent felt two plan to rent their next unit said they would like to bedrooms would be enough and another 32 buy a home in the future. Their reasons for not percent reported a three-bedroom minimum. This doing so now most often included the high cost of willingness to settle for fewer bedrooms was housing and insufficient funds for a down slightly higher than in the past. perhaps reflecting payment. buyers' readiness to compromise on the unit size in the face of high prices. The same was true for C. HOUSING PRICES the preferred number of bathrooms. More than three-quarters of households would prefer two to The most distinctive characteristic of Hawaii's three bathrooms, and close to half (48%) of housing market is high prices. Sumner La Croix buyers conceded they would be willing to accept may have been the first to point out that our a unit with only one or one-and-a-half bathrooms. housing prices have been some of the highest in the nation, dating back to at least the end of World b. For Rented Units War II. The HHPS has been following the price trends since the first edition in 1992. Households that planned to rent their next home in Hawaii in the next five years were mostly 1. Sales Prices renters (83%). Thirty-five percent (35%) of those wanted to rent a single-family house and 48 Figure 6 shows single-family and condominium percent wanted a multi-family unit like an sales prices from 1985 to 2018 in Honolulu. Hawaii Housing Planning Study,2019 Page 23 SMS December.2019 Our last two price run-ups are easily identified. Table 23. Median Home Sales Prices, Counties and Housing prices more than doubled in a few years. State of Hawaii, 2010-2019 After each period of expansion, prices droppedState of Counties slightly, then held in place. The adjustment period Hawaii Honolulu} Hawaii Kaua'i Maui after 1989 was a decade long and the post-2008 Single Family House Sales Price(in thousands)recovery has lasted for ten years. Condominium prices regained their 2007 peak by 2012, single-2010 $487 $600 $260 S498 $4abo family homes by 2013. 2011 $470 $580 $246 $455 $432 2012 $500 $625 $260 $459 $470 Since 2016, the median price of single-family 2013 $545 $650 $295 $529 $530 homes went up by about 4.1 percent per year.2014 $575 $674 $315 $533 $570 During the same period, the median price of 2015 $600 $700 $329 $614 $580 condominium units has increased by 5.1 percent 2016 $633 $735 $330 $626 $639 per year. on average. 2017 $660 $760 $350 , $660 $695 Figure 6. Housing Prices in Honolulu, 1985-2018 2018 $689 $790 $360 $700 $710 900 sro *.---Condo Multi-Family Condominium Sales Price(in thousands) 800 2010 $310 $305 $260 $270 $378 5700 2011 $290 $300 $213 $237 $310 600 2012 $318 $315 $258 $290 $358 Ssoo 2013 $333 $332 $250 $310 $374 v 2014 $351 $350 $280 $346 $415400 300 2015 $363 $360 $275 $360 $410 a 2016 $390 $390 $300 $399 $415 200 2017 $409 $410 $312 $435 $445 i Sloo 2018 $430 $421 $350 $461 $500 So Source: DBEDT Data Book Time Series. Table 21.36.V1 r 01 r- 01 M in r- 01 r-1 M Vl O--CO aCO CO °1 O1 01 O1 0 0 0 0 0 rn Further details on home sales prices are shown in Appendix1. CO01 .. .. CO01 CO01 0 0 0 0 0 0 0 0 Table D-7 Source. Honolulu Board of Realtors. Table 23 shows median sales prices for single- Across the State, the median sales price for a family homes and condominiums between 2010 single-family home increased 41.5 percent and 2018. As suggested by Figure 6, the period between 2010 and 2018 (+5.2% per year). was marked by increasing prices but was short of Between 2017 and 2018, the single-family sales the rate increases expected during a run-up. price rose by 4.4 percent. The increase in condominium sales prices was a bit lower at 38.7 percent between 2010 and 2018 (+4.8% per year). In 2018, it rose by 5.1 percent over the 2017 price. Hawaii Housing Planning Study.2019 Page 24 SMS December,2019 2. Rents Figure 7. Median Rents, Counties and State of Hawaii, 2009-2019 In 2019, Hawaii continues to have the highest Honolulu ---• Hawai'i -Maui Kaua'i State average rents in the nation, followed by the District of Columbia and New York.37 For the past 2,600 decade, Hawai'i's median gross rent has 2,400 consistently been 50 to 55 percent higher than the 4 national median gross rent. D $2,200 a 2,000 The HHPS review of rental housing prices = $ 1,800 gathered rent data from several sources and, v although the sources don't match exactly, the 1,600 conclusions are the same. Our analysis is based on data from the American Community Survey, 1,400 from HUD Fair Market Rent data, and from 1,200 detailed rental data from RentRange®.38 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 The important finding is that rent prices have Source: RentRange®, 2009-2016 leveled off in 2017 and have grown very little since HUD's Fair Market Rents for the counties are for then.households that qualify for government-assisted housing. They exclude units built in the last two Table 24. Median Rent for All Units, Counties and years. renters who have been in their units forStateofHawaii, 2009-2019 more than two years, and those receiving any County form of housing assistance. As expected, FMR Honolulu Hawaii Maui Kauai State rents are lower than median contract rents and 2009 $2,108 $1,483 $1,904 $1,618 $2.085 they continue to increase in all counties. (Table 2010 $2,077 $1,480 $1.894 $1.682 $2.031 25). Increases for Honolulu and Kauai Counties 2011 -.., $2,115 $1.474 $1.876 $1.690 $2,018 ranged from 7.2 to 9.9 percent, and the increase 2012 $2,191 $1,478 $1,859 $1,780 $1.963 for Maui County was 12.9 percent. The FMR for 2013 52,218 $1.515 $1,848 $1,867 $1.914 the County of Hawaii increased by 3.3 percent 2014 $2,256 $1.576 $1,883 $1,855 $1.900 between 2016 and 2019. 2015 S2.344 $1.660 $1,985 $1,840 $1,992 Table 25. Avera a Fair Market Rent for All Units,2016 $2,427 $1.734 $2,132 $1,912 $2.149 9 2017 $2,499 $1.754 $2,253 $1,986 $2.239 Counties of Hawaii, 2009-2019 2018 $2,532 $1.733 $2.304 $2,022 $2.283 County 2019 $2,540 $1.727 $2,334 S2,027 $2.315 Honolulu Hawai'i Maui Kaua`i Source: RentRange®, 2009-2019. Figures in current dollars 2009 $1,631 $1,160 $1,584 $1,332 The contract rent data suggest that, across all 2010 $1,906 $1,232 $1,682 $1,414 types (single-family and multi-family) and sizes 2011 $1,904 $1,280 $1,749 $1,470 one-bedroom through five-bedroom) of rental 2012 $1,977 $1,295 $1,625 $1,428 units, renters in Hawaii are paying more for their 2013 $2,060 $1,150 $1,374 $1,835 accommodations now than they were in 2014. 2014 $2,046 $1,047 $1,318 $1,739 2015 $2,034 $1,268 $1,321 $1,330 Figure 7 shows the change in median rents since 2016 $2,172 $1,311 $1,692 $1,5032009. For the State, the current median rent is 2017 $2,233 $1,359 $1,7957.8 percent higher than in 2016. Maui County had 1,555 the largest increase during the past three years,2018 $2,278 $1,361 $1,848 $1,624 climbing 9.5 percent (+3.1% per year). 2019 $2,328 $1,354 $1,910 $1,652 Source: HUD, 2009-2019 Current U.S. dollars. 37 ACS,Table B25064.5-yr estimates, for Hawaii. U.S.. 50 38 RentRange®. see glossary States. and selected SMSAs. 2009 through 2017 Hawaii Housing Planning Study,2019 Page 25 SMS December.2019 Analyses of rents by unit type and size (Table 26) increases in median FMR were larger for single- show that increases were common across all unit family (11.2%) than for condominium (6%) or types and sizes. Between 2016 and 2019, apartment (7.6%) rental units. Table 26. Median Rent by Unit Type and Size, State of Hawaii, 2009-2019 Single-Family Units Condominium Units Apartment Units All SF All Condo All Apt 1BR 2BR 3BR 4BR SBR 1BR 2BR 3BR 4BR 1BR 2BR 3BR 4BR Units Units Units 2009 51,343 $1,690 $2,290 $2,735 $3,075 52,250 51,325 51,650 $2,265 $2,695 51,999 51,280 51,600 52,188 $2,640 $1,936 2010 $1,300 $1,580 $2,155 $2,665 $2,950 $2,193 $1,285 $1,580 $2,190 52,620 $1,939 $1,210 51,520 $2,145 $2,595 $1,883 2011 $1,290 $1,595 $2,100 $2,535 $2,945 $2,192 $1,250 $1,558 $2,160 $2,600 $1,933 $1,175 $1,475 $2,108 $2,505 $1,856 2012 $1,250 $1,595 $2,065 $2,413 $2,690 $1,996 $1,250 $1,590 $2,115 $2,515 $1,909 $1,185 $1,510 $2,030 $2,425 $1,793 2013 $1,245 $1,605 $2,078 $2,413 $2,705 $1,995 $1,273 $1,620 $2,140 $2,475 $1,898 $1,210 $1,560 $2,095 $2,480 51,841 2014 $1,205 $1,600 $2,065 $2,400 $2,638 $1,962 $1,260 $1,638 $2,185 $2,460 $1,894 $1,210 $1,575 $2,165 $2,515 $1,878 2015 $1,223 $1,595 $2,128 $2,468 $2,748 $2,028 $1,273 $1,703 $2,290 $2,548 $1,984 $1,205 $1,630 $2,240 $2,595 $1,928 2016 $1,300 $1,658 $2,280 $2,735 $3,048 $2,200 $1,335 $1,775 $2,370 $2,795 $2,110 $1,275 $1,700 $2,343 $2,785 $2,043 2017 51,355 $1,745 $2,405 $2,890 $3,210 $2,324 $1,395 $1,800 $2,420 $2,920 $2,185 $1,335 $1,760 $2,385 $2,875 $2,110 2018 $1,350 $1,780 $2,498 $3,023 $3,343 $2,399 $1,425 $1,835 $2,423 $2,993 $2,225 $1,355 $1,793 $2,440 $2,930 $2,149 2019 $1,365 $1,798 $2,568 $3,095 $3,373 $2,447 $1,445 $1,875 $2,485 $3,053 $2,237 $1,398 $1,820 $2,475 52,995 $2,198 chg2016- 5.0% 8.4% 12 6% 132% 107% 11.2% 82% 56% 49% 9.2% 6.0% 9.6% 7.1% 5.7% 75% 76% 2019) Source RentRange®, 2009-2019. Figures are current U.S. dollars. Further details are shown In Tables D-2 through D-6 in the Appendix Median rent for a 2-bedroom single-family unit These are the numbers most valuable for housing increased by 8.4 percent from 2016 to 2019. The planners. and the numbers that are the most monthly rent for a 2-bedroom multi-family unit difficult to find. increased by half as much (5.6 to 7.1%) during the same period. Similarly, the median rent for 4-a. Employment and Affordable Pricesbedroomsingle-family units went up by $360 13%) between 2016 and 2019. In the same There are many definitions of affordable housing period, median rent for a 4-bedroom and many ways to describe the impact ofcondominiumunitwentupby $258 (9%) affordability on the population. We have already The trend is not unique to Hawaii; rents were up discussed the shelter-to-income (STI) ratio and itsforallmajormetropolitanareas. Honolulu is role in estimating affordability. Households with consistently ranked near the top of the list of high STI ratios are said to be living in unaffordableAmerica's high rent cities and. in 2019, our units. Areas with high average STI ratios are less average rent was second only to San Francisco. affordable than those with lower ratios. In recent years, wage and salary income needed 3. Affordable Housing to rent a median-priced, two-bedroom apartment has been proposed as a measure of housing Having one housing unit per household and affordability. The measure was developed by the enough vacant units to ensure a reasonable National Low-Income Housing Coalition (NLIHC) vacancy rate does not ensure that all households and is available annually in the Out of Reach will be adequately housed. There must be a mix Report. A summary of the findings for 2018 is of unit types and sizes in the right locations. A shown in Table 27. See also Table D-1 in the functioning housing market needs luxury. high- appendix. priced units for those who can afford them. It needs a bulk of adequate and comfortable units for the middle-market and enough safe and affordable housing units for low-income people. Hawaii Housing Planning Study.2019 Page 26 SMS December,2019 Table 27. FY16 Housing Wage, Hawaii 2018 b. Affordable units in the housing stock Hourly wage necessary to afford a 2-bedr000m We also use a definition of affordable housing units recently developed by the Urban Institute rental unit at HUD Fair UI).40 They define affordable housing units asMarketRent, 2018 units with a monthly mortgage or rent payment State of Hawai'i 36.13 that would require no more than 30 percent of Honolulu County 39.06 monthly household income for a household Hawai'i County 25.42 earning a specified percent of the HUD Area Maui County 31.13 Median Income (AMI). Kaua'i County 29.06 Source NLIHC Out of Reach. 2018 Unlike affordability measures based on household income, UI measures affordability as a Compare Hawaii's Housing Wage ($36.13) with condition of the housing stock. It counts units intheaveragewageofarenterinthestatethehousingstockwithshelterpricessuitablefor 16.16)39. and it is understandable that there are households at specific HUD income levels. many households with high shelter-to-income ratios. In 2018. Hawaii had the largest shortfall (- We applied this approach to 2017 housing unit 19.98) between the average renter wage prices throughout the State using guidelines for amount renters earn) and the two-bedroom 30 percent, 50 percent, 80 percent. and 100 housing wage (amount required to afford an percent of AMI for each county. average two-bedroom rental unit). At -$11.53. In 2017, just over half of the housing stock Maryland ranked a distant second on this shortfall statewide (55.5%) was affordable to households measure. earning 80 percent of HUD AMI. A notably greater proportion of the units affordable to Substantial differences also exist between the households earning up to 80 percent of the AMI City and County of Honolulu and the other were suited to the higher-income households counties. Honolulu rental prices necessitate an within this range. Approximately half of the units hourly wage of $39.06 to afford a two-bedroom were affordable to households earning between unit at FMR. while the housing wage in the other 50 and 80 percent AMI. Only about 14 percent of three counties is between $25.42 and $31.13. the units. however, were priced such that they would be affordable to households earning less The NLIHC measure allows us to compare our than 30 percent AMI. rent wage with other states. Hawai'i's 2018 rent wage ($36.13) was highest in the nation, $3.45 higher than second-place California ($32.68). 39 NLIHC Out of Reach, 2018 affordability gap for extremely low-income renters in 4° Leopold. Josh. Liza Getsinger. Pamela Blumenthal, 2013, Urban Institute Research Report, June 15. 2015. Katya Abazajan. and Reed Jordan. (2015). The housing Hawaii Housing Planning Study.2019 Page 27 SLAPS December.2019 III. HOUSING PROJECTIONS, 2019-2040 The focus of the HHPS is on planning — using 1. Housing Supply Projectionhousinginformationtodeveloppoliciesand procedures to facilitate housing development that The HHPS housing supply projection is aisconsistentwithhousingdemand. This future-oriented viewpoint requires more than information projection of total housing units rather than on past performance. It requires projections of housing stock. The objective was to prepare a how the housing market will function in the future. housing supply projection that was consistent with the housing demand projection produced by A. HOUSING SUPPLY DBEDT.41 Total housing units include occupied housing units, and vacant and available housing The HHPS measures supply in terms of new units. seasonal units, migrant units, and otherconstructioneachyear. New construction was vacancies. Historical data were taken from measured as the difference between the housing decennial census and ACS data. unit counts for two adjacent years. Supply The historical supply data show the well-knownprojectionswerebasedonpastperformanceofpatternofhousingproductionoverthepasttwothehousingmarket (added units) and population growth (new residents). decades. Steady growth in production between 1990 and 2000 was followed by slightly higher After testing several projection models, we growth after 1999 and a dip after the attack on theselectedaregressionmodelwithARMAWorldTradeCenterin2001. That was followed coefficients for the population. The model by much faster growth through the housing bubble produced a reasonable outcome, as shown in (2002-2008). The prominent downturn in housing Figure 8. All model parameters were statistically production followed the Great Recession in 2009. significant. Details are presented in Appendix The projection line suggests a continued increaseTableC-2. in housing supply at a rate somewhat lower than Figure 8. New Construction, State of Hawaii, in the previous nine years. The slowdown was 1990-2030 generated by the decreasing rate of population after 2016. Specifically, the model predicts lower 600.000 production rates between 2020 and 2025. The cac000 26:;percentage of growth during this period ranges from 0.4 percent to 0.2 percent annually. 400.000 2.0% There is no information in the historical data itself 300,000 1.5%that indicates a change in the direction of the series. On the other hand, the decrease in 200,000 1.05G1 population growth suggested that fewer housing 00000 o5v, units would be needed. Should population decline IIIIiiI.i 111 and housing demand projections fall. our supply Al...l.l..tt#9 oor1 1t . , prosection would be adjusted downward. o ry e rP m o g u m o N a e eo H N ry M1 m ommmwmo00000000000000000NNNNNNNNNNNNNNN Percent Change(H:$torow) :;*PercernChangeIPrejecton} Tota''Ibusi!gUnits'Histonnit—TotalHousing Untie:Frolechonl Source SMS, 2019 41 Hawaii Housing Demand 2020-2030, Hawaii Department of Business and Economic Development. Research and Analysis Division. December. 2019. Hawaii Housing Planning Study,2019 Page 28 SMS December.2019 2. Housing Supply Projection Caveats Studies continue to appear45 and to clarify the situation. In the long run, however, the impact of The supply projection provided here was sea level rise on the State's 2045 projection will developed in an atmosphere of change. HHPS be minimal and the impact on our 2020-2025 sponsors were interested in investigating a few forecast will effectively be zero. issues that might affect this projection. We review several of those here. Baby Boomers Climate Change and Sea Level Rise Some observers of housing trends worry that housing values may fall as baby boomers die off Recent studies (2-10) have shown that sea levels or sell off46. Two recent studies seem to support in Hawaii will reach 6 inches by 2030, 1.1 feet by that contention, one from Fannie Mae47 and one 2050, 2.0 feet by 2075, and 3.2 feet 2100.42 Later from the Fuller Institute48. The issue is relevant in studies suggest that the rate of change may be Hawaii because we have a rapidly aging faster. A local study published in 2015 showed population and Housing Demand Survey results that the standard rate of change in beach erosion suggest that our younger people are emigrating. might be tripled by 2100.43 That could bring about the predicted changes even earlier.Baby Boomers—persons born between 1946 and 1964-control about 32 million housing units worth In terms of our housing projection, a study more than $13.5 trillion49. The next generation of published in 201744 predicted that the 3.2-foot rise first-time buyers is the millennials, people born in sea level would destroy 6,500 structures and between the early 1980s and the 1990s. If displace nearly 20.000 Hawaii residents. There Boomers decided to sell their units quickly and is no doubt that sea level rise will impact Hawaii's millennials do not buy them, the market could housing stock in the remainder of this century, experience a demand shock. Demand will drop and planners should take note. Developing new just as supply rises. Prices will fall, resulting in a housing units in the areas that will be affected by large loss of value in the housing market. sea level rise would be unwise and that could be true even earlier than the first studies predict. The The argument depends on certain characteristics UH Manoa study shows that the affected areas of boomers that together make them look like will be subject to greater damage from tsunami heterogeneous groups with a single set of and hurricane storm surge well before the areas behaviors. Boomers have a desire to age in are totally inundated. place5°. They have not prepared themselves for retirement, have little savings, have health insurance problems and very few have long-term 42 Climate Change Impacts in Hawaii: A Summary Of 46 Harney, Kenneth R. 2018. Housing values may fat as Climate Change and Its Impacts on Hawai'i's Ecosystems baby boomers die off or set off two studies say. And Communities. UH at Manoa. Sea Grant College Washington Post. July 18, 2018. Program. June 2014. p. iv 4' Myers, Dowel and Patrick Simmons. 2018. The coming 43 Anderson, T.R., et al.. Doubling of coastal erosion under exodus of older homeowners, Perspectives, Fannie Mae. rising sea level by mid-century in Hawaii Natural 48 Chapman. Jeanette. 2018. Demographic and economic Hazards, 2015. 78(1) p 75-103. factors affecting the upcoming home sales market in the44HawaiiClimateChangeMitigationandAdaptationWashingtonregion. The Stephen S. Fuller Institute. Commission. 2017. Hawaii Sea Level Rise Vulnerability School of Policy and Government, George Mason and Adaptation Report. Prepared by Tetra Tech, Inc.and University, July 10, 2018. the State of Hawaii Department of Land and Natural 49 Fannie Mae quoted in Lloyd. Alcynna. 2018 Can Resources. Office of Conservation and Coastal Lands, Millennials confront the looming threat of aging baby under the State of Hawaii Department of Land and boomers?, Housing Wire. July 11, 2018. Natural Resources Contract No: 64064 50 AARP's Survey of Home and Community Preferences. 45 https/!www.staradvertiser.com!2018/07/05/hawaii- showed that 76% of Americans want to remain in their news/34-of-hawaiis-coast-at-nsk-as-climate-chanqe- current home, and 77% want to stay in their current accelerates-study-finds/ community Asir Hawaii Housing Planning Study.2019 Page 29 SMS December.2019 tr. care insurance. Many of them lost a large part of In Hawaii, baby boomers controlled about 98,814 their real estate value in the Great Recession. All housing units worth more than $65 billion. Our this leads to a predictable set of expected own survey found that Hawai'i residents become behaviors. Baby Boomers will hang onto their less likely to move to a new home as they get homes until the market starts to fall and then sell older. Sixty-four percent (64%) of seniors ages off en masse. 60 to 65 said they would probably never move. For residents between 66 and 74 years of age, 68 To this point, the data do not show large numbers percent have no intention of moving. At age 75 of sales by homeowners over the age of 65. In and older, the percentage of Hawai'i seniors who fact, the number of homeowners among the baby reported that they were unlikely to ever move boomer generation is increasing. Additionally, jumped to 85 percent. evidence shows that not all boomers are tightly tied to their existing units. A 2018 AARP study Millennials showed 32 percent of seniors were willing to consider home sharing and 31 percent would Millennials are portrayed using the same kind of consider ADU's. Over half of seniors were stereotyping. They are burdened by college loan interested in villages that provide services to debt, beset by a proclivity to marry late, have enable aging in place. Another 2018 survey children even later, and not inclined to buy conducted by Realtor.com found 85 percent of homes52. Their purchase preferences are for them had no plans to sell their present home. smaller units in the city. with higher densities near public transportation's The reality is that Boomers are a large and diverse group who will not act in lockstep with any As with baby boomers, there are scholars who cohort. They will approach the housing market disagree with this viewpoint and offer evidence each in their own way and in their own best that millennials are a very large cohort with more 46,interest. In the end, whatever happens will take diverse preferences than some might think54 place over many years and may not have any noticeable effect at a1151. Still other observers see all of this as much ado about nothing. That group, led by Lawrence Yun, Table 28. Total Number and Aggregate Value of chief economist at the National Association of Occupied Housing Units Owned by Baby Boomers, Realtors, claims that those who worry about the 2017 baby boomer bust have ignored positive trends in Units Owned by Boomers the housing market, rising populations, and of Units Agg. Value of Units increasing demand from foreign buyers. Honolulu 65.589 47,872,716,700 c Hawai'i 16,659 6,749,146.700 Even the Fannie Mae researchers don't think Maui 10,826 7,586.314.700 there is cause for major alarm but suggest it might Kauai 5,740 3,746.144.700 be wise to develop some financing programs to State of Hawai'i 98,814 65,954,322,800 encourage millennials to buy their first home now United States 22,841,775 $6.260,165,953,800 so they have the equity they will need to move up into the boomers old houses.55 Source: ACS 2017 5-yr Estimates Table B25079, B25007. Owners age 65 and over. 57 Molinsky. Jennifer. 2017. quoted in Realtor Magazine. go to college to escape the lack of opportunity in their April 20. 2017. rural home towns. They incur student debt in the process 52 Tabit. P J and Josh Winter 2019. "Rural brain drain". and move to cities to get jobs and pay back their debt. Examining millennial migration patterns and student loan 53 Realtor Magazine 2017. The big boomer sell-off coming debt. Consumer and Community Context,Vol. 1,January in the 2020s?, Realtor, April 20. 2017. p. 1. 2019. pp. 7-14. Links millennials preference for cities to 54 Stoetzer, Ethan. 2018. How millennials will reshape 4111, student loan debt. Millennials,especially rural millennials.American politics in 2020. Politics. January 22, 2018 55 Myers and Simmons, ibid., p. 3. Hawaii Housing Planning Study.2019 Page 30 C SMS December.2019 Vacation Rental Units away. It becomes a seasonal and recreational unit unavailable for use by Hawai'i residents. Vacation Rental Units (VRUs) are discussed in the Tourism section of this report (p. 65). They Alternatively, the buyer may treat the unit as an are clearly relevant to the supply of residential investment, renting it all or most of the time the housing units in Hawai'i. If units are taken out of owner is away from Hawaii. If the rental is the housing stock and made available to non- available on a long-term contract, the unit is part residents, the housing supply is decreased. The of the housing stock. If the rental is available to decrease in housing stock will have the effect of visitors on a short-term contract, the unit is not increasing housing prices and asking rents. part of the housing stock. Technically, it is a vacation rental and is removed from total housing There is evidence that the number of VRUs in to become a commercial accommodation unit. Hawaii has been rising. The Hawaii Tourism Authority's annual Visitor Plant Inventory (VPI) To the extent that out-of-state buyers treat their tells us the State's inventory of vacation rentals is homes as second homes or as vacation rentals, large and growing. the units they purchase are not part of useable housing stock. If out-of-state buyers increase, The Census shows the percentage of Hawai'i's then the stock projection must go up. DBEDT's total housing units used for seasonal or measurement of out-of-state land sales shows recreational purposes has been increasing. fewer out-of-state sales every year. Thus, we There is no evidence yet that the units removed expect little impact on our projection. from the housing stock are the ones that are being let to visitors in as short-term rentals. Most Government Spending on Housing observers would agree, however, that VRU's represent a decrease in the supply of Hawai`i's Government spending affects housing supply in housing stock. two ways. First. it enables the development of housing units at the low end of the market that Recent government actions to curb the spread of would not be built without subsidies. Housing built short-term rentals to visitors may have a with government funding can be controlled using significant effect. The success of those efforts is deed restrictions or agreements that require the not known as we write this report. They are units to remain within the affordable housing intended to significantly reduce the use of stock. Both subjects are treated elsewhere in this residential units for commercial business. If they report. are successful. then fewer units will be removed from the supply, and many may be returned to the To the extent that government funding is housing stock as long-term rentals. In that case, increased as a percentage of total construction our supply prediction would be increased even costs, housing supply can be expected to without construction activity. increase. Federal and state allocations to housing in Hawaii increased significantly since the last Out-of-State Homebuyers HHPS. In 2019,those allocations returned to their 2014 levels. The $200 million appropriation in If a property is sold to a buyer who lives outside 2018 will increase production of rental units during the State of Hawaii. there may or may not be an the 2020 through 2025 period. impact on housing supply. In-Migration The buyer may treat the property as a vacation home or a second home. in which case the unit Planners have long understood that in-migration becomes part of total housing units, but not part is related to higher home prices and higher rents. of housing stock. The unit is occupied when the Migrating households represent an instant owner is in town. and vacant when the owner is increase in demand and supply cannot respond fast enough. Some economists have debated this Hawaii Housing Planning Study,2019 Page 31 SMS December.2019 basic model with a counterproposal that the Certainly, if outmigration continues or increases, amenities of the receiving municipality were the there will be a positive impact on supply. But our cause of both in-migration and housing costs. supply projection model, based on population The issues were recently disentangled in an change and outmigration at its projected rate, article56 that showed, even adjusted for the would not be affected. characteristics of the receiving city, in-migration increases housing costs. Further. the contribution 3. The Pipeline of in-migrants to higher housing costs was greater than the contribution of newly formed local households. The supply projection 2020-2025 is the number of housing units required to accommodate the rate Hawai'i has had high in-migration, both foreign of unit production adjusted for changes in and domestic. It has higher amenities than most population. It is similar in concept to the housing other States and it certainly has high rents and demand projection produced by DBEDT and is housing prices. Further, although the research well suited to this project. does not describe the mechanism that links The HHPS 2019 scope of services added amigrationandsheltercosts, it is not unreasonable to expect that in-migration will result in a decrease request that we investigate housing supply using in supply relative to demand.a "list of existing and planned housing projects in the City and County of Honolulu as the basis for This weaker link between in-migration and supply gathering improved or supplemental information" is not likely to affect our projection. The projection on housing supply. During the final contract model is based on total housing units as affected negotiations, other counties agreed to supply by population. In-migration is a component of similar lists so that the analysis could be applied population change and, therefore, already statewide. For this analysis, the existing units areincludedinourprojectionfigures. Unless there is those built between 2000 and 2018 (inclusive).41.a very large, short-term increase in in-migration. The planned units are those that are expected to our projection will not be affected. be built between 2019 and 2025. The latter are sometimes referred to as units "in the pipeline" Out-Migration and ready to be built. The possible impact of net out-migration is much The County lists were collected, combined, and like our discussion of in-migration. The difference expanded to accommodate items of interest to is that Hawai`i is currently experiencing increasing one county or another. Results for the State haveout-migration high enough to cause measurable been summarized in Table 29. population decline. a. Classifying Housing Units Other components of population change held constant, out-migration will free up housing units Our definition of"total government-assisted units" and cause an increase in supply without is very broad. It includes units that were directly additional construction.funded by federal, state, or county resources loans, grants, tax credits, or tax exemptions), Evidence from the demand survey suggests that units that were supported by government grants an increasing number of people are leaving the for land acquisition or infrastructure, and market- state and that lack of affordable housing is one of rate units that were developed as part of the primary reasons for their move.inclusionary housing policy in which the attached 56 Sharpe, Jamie. (2019 Re-evaluating the impact of 5' Hawaii Housing Finance and Development Corporation immigration on the U.S. rental housing market.Journal of 2018. RFP No. 18-017-PEO. Addendum No. 4. July 11. Urban Economics. Vol. 111. May 2019. pp. 14-34 2018, p. 2. Hawaii Housing Planning Study.2019 Page 32 SMS December.2019 affordable housing was funded by the Table 29. Government-Assisted Housing Units, government. State of Hawaii, 2000-2025 Government-Assisted Units Table 29 shows the breakdown by project status. Completed Planned Preliminary Completed units are those that were completed 2000 606 each year according to the definition for each 2001 2,039 county. Planned units are those that have all the required permits and licenses to be classified as 2002 773 active projects in each county. Preliminary units 2003 1,122 are those for which plans have been discussed 2004 633 with the counties and have not been cleared as 2005 3,465 active projects. Some of those are still in very 2006 1,158 early planning stages.2007 2,564 15 2008 3,997 1,651 It goes without saying that the State pipeline numbers are highly influenced by the City and 2009 2,663 481 County of Honolulu data. With the lion's share of 2010 2,352 464 Hawaii's population, Honolulu's pipeline list 2011 2,663 494 makes up 92 percent of the total. Lists for the 2012 1,559 131 other counties are much smaller and reflect their 2013 1,292 174 production and planning in recent years.2014 2,601 532 Across the State, government-assisted housing 2015 3,238 710 units are continually reclassified in the process of 2016 2,674 532 planning and construction. Figure 9 shows one 2017 3,365 1,488 point in time (mid-2019). Completed units 2018 4,306 2,209 resulting from government assistance are 2019 4,554 7,474 produced each year and flow into the housing market. They are shown as blue bar segments 2020 3,519 3,715 from 2000 through 2019. 2021 3,811 5,112 2022 2,835 3,254 20232,474 4,044 2024 2,132 1,955 2025 3,269 5,473 2026 5,173 435 After 2026 10,982 21,604 Source. Government-Assisted Housing lists. Hawaii Housing Planning Study.2019 Page 33 SMS December.2019 Figure 9. Completed, Planned, and Preliminary production in Hawaii. Table 30 shows the Government-Assisted Units, State, 2000-2025 number of units built and planned for five years on either side of 2019. Th' o Completed *Planned MPeclimilisry 14,0+00 Between 2014 and 2018, there were 6,101 12 affordable housing units produced in the state - 41 percent of total production. Another 8,590 lam market-rate units were produced during that same period, for an average of 2,938 units per year. g t,.ac Between 2019 and 2024 (inclusive), there are 12,555 affordable units and 17,155 market-rate COO, units committed and ready for production. The Iaffordable units account for 42 percent of these l,g II planned housing units. 2 II1 igy ail On average, 3,300 units were constructed per 20002002200420062003201020t270142016MI2.02,0202220242026 year for five years before 2019. Of these, 47 percent were affordable. Plans are to build 3,439 Source. Government-Assisted Housing lists. The last column has been truncated (see text) units per year in the next five years. 41 percent of which will be affordable Planned units58 are shown in gold. Note that some"planned units" are listed before 2019. That Table 30. Affordable and Market-Rate Housing is an artifact of the list construction method59. Units, State of Hawaii, 2014-2024 They are projects that began in a year prior to 2019 and still have units that are scheduled for Government-Assisted Units completion after 2019.Affordable Market Rate Total 2014 1,425 1,187 2,612 The same situation exists for "preliminary" units. 2015 2,051 1,260 3,311 These units in various stages of development, 2016 998 1,730 2,728 from preliminary project discussions to "only needs one more permit." Those are shown as 2017 1,784 1,679 3,463 purple segments. 2018 1,570 2,819 4,389 2019 2,671 3,719 6,390 The last column in Figure 9 has been truncated at 2020 1,917 2,437 4,354 15,000 units. There are 10,982 planned units and 2021 2,505 4,050 6,555 35,205 preliminary units (Table 29) included in that column. Those units represent projects with 2022 1,499 2,855 4,354 start dates in the far distant future. 2023 2,999 2,065 5,064 2024 964 2,029 2,993 b. Affordable and Market Rate Units Source Government Assisted Housing lists If we trim the end of this 25-year government- assisted housing series, we can get a better idea of what the numbers mean60 for short-run housing 58 In the City and County of Honolulu, this classification Fi0 In the years before 2010, numbers are less reliable includes`committed"units.those with all permits in order. because recoding was sporadic In the years after 2024. perhaps awaiting financing the planned and preliminary unit counts may be based on s0 Ours is a list of projects. The classification is for units. plans that have not been fully conceived Hence. a project that began in 2008 can have units yet unbuilt, or"planned". Hawaii Housing Planning Study.2019 Page 34 SMS December.2019 B. HOUSING DEMAND islands in 2018, the rate of change in Kauai County was zero. The treatment of housing demand estimates and needed units is somewhat different in 2019 that it The City& County of Honolulu's projections agree has been in the past. It begins from Hawai`i's most with the general direction of the State's projection recent population projections as presented by (albeit for slightly different reasons). and the DBEDT in their 2045 Series.' HHPS Housing Demand Survey found that our projected number of needed units fell between 1. Official Demand Estimates 2016 and 2019. In December of 2019, DBEDT released the latest Figure 10 shows our own household growthestimates2000and2030. The number of update of its housing demand projections.62 A households will continue to grow, but at a slower decline in Hawai`i's population had resulted in a rate than in the past. dramatic decline in the State's housing demand estimate from about 66,000 housing units in 2017 Figure 10. Total Households, State of Hawaii, to 36,000 units in 2019. 2000-2030 DBEDT housing demand estimates measure the number of housing units required to house the t wrGrowthRate Households new households each year. Estimates were S00'000 20% S% based on the population residing in households . and assumptions about the average household i 400,000 L size (household formation). o 300,000 0 Three estimates were presented. The low 0% estimate assumed that the population decline 200,000 4810'' would continue in the short run and create the need for 25,737 units in 2035. The high estimate 100,000 05% assumed that the population decline was an growthJ aberration and would continue as before 0 11111111i/I 11/II 0 0% a Q , oNe , oN , o2017. That would result in demand for 46.573 sssssassss000000NNNNNNNNNNNNNNNN units by 2030. The intermediate number was the average of the high and low estimates and would Source. DBEDT Data Book Time Series, Table 1 50 2000- produce demand for 36.155 units by 2030. For 2017; SMS estimates based on DBEDT Hawaii Housing this study we elected to use the intermediate Demand 2020-2030 estimate. The primary driver of the decrease in the housing Changing model assumptions will alter results.Using DBEDT's lower population projection ratherdemandispopulationdeclineandtheprimary driver of the population decline is out-migration. than the intermediate one would decrease the Year-on-year population growth has been falling total number of households and needed housingunits. Increasing employment would push up in all four counties since 2013. In 2017, the household incomes and release pent-up demand.population of the City & County of Honolulu fell Increasing interest rates would change the newbelowits2016levelanditfellagainin2018. projection as well. A host of other caveats. Population growth rates continued to fall on all discussed in Section II.B.3, below. may affect 61 Population and Economic Projections for the State of 62 Hawaii Housing Demand: 2020-2030. Department ofHawai'i to 2045 Research and Economic Analysis Business, Economic Development and Tourism, Division Department of Business. Economic Research and Analysis Division. December 2019. Development and Tourism (DBEDT) June. 2018. Hawaii Housing Planning Study.2019 Page 35 SMS December.2019 these projections. In all, we feel confident that the accommodate homeless households (3,619).63 general trends shown for DBEDT's latest Housing These 50,156 units represent the number (and Demand Projections and the HHPS estimates of characteristics) of units useful to planners. Needed Units reflect the most likely trends for the next five to ten years. The foundation for our estimates were discussed in previous sections, especially those on demand 2. Total New Units Needed and supply projections, and the discussion of survey demand estimates. Since 1997, HHPS has used population and The needed units estimate will cover housing unit housing projections along with survey data to demand for the next five years, 2020 through develop estimates of unmet demand for housing 2024. A new procedure for calculating needed in Hawaii. They are called "needed unit units was applied on 2019. We calculated the estimates" and identify a set of housing units that unmet demand portion the same way and are of interest to housing planners in Hawai'i. adjusted it to accommodate population change, then added units needed to accommodate Our needed units estimate has three components:1) a 5-year housing demand estimate based on homeless households entering the affordablepopulationchangeonly (18,078), (2) a 5-year housing market. target for reducing pent-up demand caused by Table 31 shows summarizes the process used to years of supply shortages (28,459), and (3) a 5- generate Needed Units estimates for 2020-2024. year estimate of the number of units needed to Table 31. Procedure for Estimating Unmet Demand, 2019 Element Number Comment Steps Total Housing Units.2019 455.502 total occupied housing units/households Will move 273.632 will move at some time.excludes"never move"181.870 never movers Final demand(10 yr) 186.978 probably move. not sure when. DKRF 86.654 no plan to move. 10yr or less Effective demand(10 yr) 141.764 has plan and date to move,will stay in Hawaii 45.214 will leave Hawaii Needed units(10yr) 60.005 not qualified to purchase or rent.2019-2029 81.759 qualified to buy Needed units(5yr) 28.459 not quaffed to purchase or rent.2019-2024 31.546 needed Units,2025-2029 DBEDT est.pop growth 46.537 units needed to house population growth.2019-2024 + 18.078 add DBEDT demand 2019-2024 Homeless entering mkt. 50.156 units to house homeless persons entering the market +3.619 add homeless unit estimates Special needs impact 51.956 units to house special needs persons entering market + 1,800 add estimate for special needs Source Housing Demand Survey, 2019. The first four lines of the process were taken from next ten years. Since we were trying to measure Table 15. There were an estimated 455,502 demands for the next five or ten years, we occupied housing units in Hawai`i in 2019. Based subtracted those households to get our estimate on the HHPS Housing Demand Survey, about of final demand at 186,978 households. We then 273,632 of these households (60%)were going to subtracted 45,214 households (24%) who move from the current housing unit to another at reported that they would be looking for a unit some time in the future. Of those. 86,654 might outside the State of Hawaii when they next move (32%) but had no idea when that would moved. That produced our estimate of Effective happen or were sure it would not happen in the Demand of 141,674 households. ea We eliminated units needed for special needs groups entering the housing market because our numbers were not strong enough. That makes our needed units estimate a conservative one Hawaii Housing Planning Study.2019 Page 36 SMS December.2019 We used survey data to classify households as about the same as doubled-up: 13.6 percent in either qualified or unqualified to purchase the unit 2019.6' We don't have a national figure for they were looking for in the next ten years. doubled up, but in 2017, crowding in Hawaii was Qualification procedures were applied separately the highest in the nation.68 for would-be owners and renters and then Other data suggest pent-up demand is high in combined. That produced our ten-year estimate of Hawaii. Pent-up demand is high where there are unmet demand at 60,005 units.64 The ten-year many multi-generational households. There were estimate was divided in half to produce the 5-year 42,213 such households69 in Hawaii in 2019. estimate of unmet demand at 28,459.65 That was 13.3 percent of all households, consistent with 13.6 percent crowded and 13.0 Next, the unmet demand estimate was adjusted percent doubled up. In 2017, the U.S. Census for population change. DBEDT Housing Demand reported 36,424 multi-generational households, Projections were also ten-year estimates. We about 8.0 percent of the housing stock. halved them and added those 18,078 units to the unmet demand estimate. Pent-up demand is high where there are relatively high numbers of households with hidden Finally, we added the 3,619 affordable housing homeless persons in them. In 2019, there were units needed to accommodate homeless more than 90,000 households in Hawaii. households entering the housing market between 2020 and 2025 (Table 32). That gave us our Pent-up demand is high where there are higher estimate of 50.156 needed units in 2019.numbers of subfamilies. In 2017, the Census identified 36,566 subfamilies7° in Hawaii or 8.0 The DBEDT demand estimates and homeless percent of all occupied housing units. Nationally units seem reliable enough, but perhaps we the Census found 3.3 percent of occupied should focus for a moment on the ten-year unmet housing units with at least one subfamily. demand estimate. First, we note that needed unit Hawaii's subfamily rate is 2.5 times higher than estimates have been about the same for the last the national rate. three HHPS -- 60.000 units (+ 4,000) since 2011. Pent-up demand is high where there are many There were 59,215 doubled-up-with-family units millennials living at home with parents or other in 2019 and 25,213 of those wanted to move but relatives." In 2017 there were 308.956 adults could not for financial reasons. There were 34,002 aged 18 to 34 in Hawaii — 29 percent of the adult households doubled-up with unrelated individuals population. That was about the same as the who wanted to move but could not for financial percent of young adults in the nation that year reasons. In summary, we find 59.215 doubled-up (30%). Nationally, 35 percent of those young households, which is indicative of unmet demand adults were living at home with their parents or and consistent with our 50.156 needed units. other relatives. In Hawaii, the comparable figure was 64 percent. The percent of doubled-up households was 13 percent in 2019. These were households with Table 32 shows needed units by HUD income more than one family per housing unit, sharing a guidelines. The guidelines are also qualifications unit with other relatives.66 Crowding figures are for assistance through HUD programs. 64 In 2016 the figure was 64,693 units in 10 years, indicating the multi-generational (2 or more) data reported for Native that our unmet demand estimate fell between 2016 and Hawaiians on page 73. 2019 That was expected due to decreasing population 7° ACS.Table B11013, 5-yr estimates. Hawaii and United States.2017.and the increase in units produced since 2016. 66 This number cannot be compared with the 2016 HHPS 7' See Broberg. Brad. 2018 The State of Housing Supply andDemand.On Common Ground,National Association of Realtors. Report. We substituted the DBEDT Housing Demand December 12, 2018. Freddie Mac 2018 Young Adults and Projection figure that year. Household Formation Report. March 16, 2018: Joint Center for66Excludessharingwithnon-relative. HHPS 2019.Table 45,p 7 Housing Studies. 2019. The State of U S. Housing in 2019,67 Same definition as the Census Table 4. Page 7. JCHS for Harvard University68ACS2017.5-yr estimates,Table B25014. 69 Three or more generations in one housing unit. self-reported in the HHPS 2019 Housing Demand Survey. Distinguish this from Hawaii Housing Planning Study.2019 Page 37 SMS December.2019 Table 32. Needed Housing Units by HUD Income Classification, Counties& State of Hawaii, 2020-2025 Total Units Needed,2020 through 2025 NNW HUD Income Classification LT 30 30 to 50 50 to 60 60 to 80 80 to 120 120 to 140 140 to 180 180} Total State of Hawaii 10,457 5,730 3,141 6,910 6,055 4,011 5,854 7,997 50,156 Ownership Units 2,135 1,158 1,352 3,755 3,320 2,156 3,982 5,734 23,590 Single-Family 1,719 764 805 2,981 1,866 1,470 2,623 4,593 16,822 Multi-Family 415 393 547 773 1,454 685 1,359 1,141 6,768 Rental Units 8,322 4,573 1,789 3,155 2,735 1,855 1,872 2,263 26,566 Single-Family 3,257 1,871 471 1,724 986 1,047 851 1,149 11,355 Multi-Family 5,065 2,702 1,319 1,432 1,749 808 1,022 1,114 15,211 Honolulu 4,200 2,923 1,979 2,944 3,037 1,710 2,405 2,970 22,168 Ownership Units 543 520 860 1,772 1,553 1,198 1,622 2,243 10,311 Single-Family 392 190 412 1,271 628 675 866 1,484 5,918 Multi-Family 151 329 448 501 925 523 756 759 4,393 Rental Units 3,657 2,403 1,119 1,172 1,484 512 783 727 11,857 Single-Family 1,070 682 165 513 271 99 156 292 3,249 Multi-Family 2,587 1,721 954 658 1,213 413 627 435 8,608 Maui 1,721 777 492 1,272 740 647 1,800 2,955 10,404 Ownership Units 351 253 126 464 211 257 1,104 1,839 4,605 1111/ Single-Family 351 230 33 365 157 258 881 1,620 3,894 Multi-Family 0 23 93 99 55 1 222 219 711 Rental Units 1,370 524 366 808 528 390 696 1,116 5,799 Single-Family 594 418 132 393 333 284 377 561 3,092 Multi-Family 776 106 234 415 195 105 319 555 2,706 Hawaii 3,475 1,356 373 2,285 2,143 1,163 1,198 1,309 13,303 Ownership Units 756 285 196 1,413 1,556 561 924 1,012 6,703 Single-Family 687 264 196 1,249 1,081 398 635 911 5,420 Multi-Family 69 21 0 164 474 164 289 102 1,283 Rental Units 2,719 1,071 178 872 587 601 274 297 6,600 Single-Family 1,225 443 49 514 307 384 251 215 3,389 Multi-Family 1,494 628- 129 358 280 217 24 82 3,211 Kauai 1,060 674 297 408 136 492 451 763 4,281 Ownership Units 484 100 170 105 0 139 333 640 1,971 Single-Family 289 80 164 97 0 140 242 579 1,590 Multi-Family 195 20 6 8 0 0 91 62 381 Rental Units 576 574 127 304 136 352 119 123 2,310 Single-Family 367 328 124 303 75 279 67 81 1,625 Multi-Family 208 246 3 1 61 73 51 42 685 Source: Housing Demand Survey and Hawaii Housing Model,2019 Housing units needed to eliminate pent-up demand and accommodate new household formation between 2020 and 2025 for the State of Hawaii and its counties by preferred tenancy and unit type. Hawaii Housing Planning Study,2019 Page 38 SMS December,2019 Table 33. Needed Housing Units by Income Classification, Counties and State of Hawaii, 2020-2025 Total Units Needed,2020 through 2025 Income Classification Less than $30k to $45k to $60k to $75k to $100k to More 30k $45k $60k $75k $100k $150k than Total 150k State of Hawaii 11,289 5,595 6,009 6,106 6,610 8,303 6,244 50,156 Ownership Units 2,376 1,321 2,732 2,922 4,227 5,529 4,484 23,590 Single-Family 1,832 897 1,927 1,952 2,915 3,859 3,439 16,822 Multi-Family 544 424 805 970 1,312 1,670 1,045 6,768 Rental Units 8,913 4,274 3,277 3,184 2,383 2,774 1,761 26,566 Single-Family 4,246 1,771 1,433 2,040 569 816 480 11,355 Multi-Family 4,667 2,503 1,845 1,144 1,814 1,958 1,281 15,211 Honolulu 3,979 2,539 2,241 2,368 3,439 4,077 3,526 22,168 Ownership Units 515 370 778 1,197 2,174 2,731 2,545 10,311 Single-Family 363 119 356 605 1,273 1,463 1,740 5,918 Multi-Family 152 251 423 592 901 1,268 805 4,393 Rental Units 3,464 2,168 1,462 1,171 1,265 1,346 980 11,857 Single-Family 1,284 347 489 425 378 178 148 3,249 Multi-Family 2,180 1,821 974 746 887 1,169 832 8,608 Maui 2,039 1,174 1,279 1,143 1,734 1,822 1,213 10,404 Ownership Units 460 316 376 490 929 1,224 810 4,605 Single-Family 407 205 282 391 849 1,023 736 3,894 Multi-Family 52 111 94 98 81 201 74 711 Rental Units 1,579 858 903 653 804 598 403 5,799 Single-Family 915 633 451 509 161 255 169 3,092 Multi-Family 664 225 452 145 643 343 234 2,706 Hawaii 3,904 1,497 2,285 1,982 943 1,774 918 13,303 Ownership Units 887 509 1,461 1,209 774 1,129 734 6,703 Single-Family 761 475 1,188 932 472 993 600 5,420 Multi-Family 126 34 273 277 302 136 134 1,283 Rental Units 3,017 988 825 773 169 645 184 6,600 Single-Family 1,555 581 409 377 30 384 54 3,389 Multi-Family 1,462 407 415 396 139 261 130 3,211 Kauai 1,367 385 204 613 494 630 588 4,281 Ownership Units 514 125 117 27 349 445 394 1,971 Single-Family 301 98 102 24 322 381 363 1,590 Multi-Family 213 27 15 2 28 65 31 381 Rental Units 852 260 87 587 145 185 194 2,310 Single-Family 492 210 84 730 0 0 109 1,625 Multi-Family 360 50 4 143 145 185 85 685 Source: Housing Demand Survey and Hawai'i Housing Model,2019 Housing units needed to eliminate pent-up demand and accommodate new household formation between 2020 and 2025 for the State of Hawaii and its four counties, by preferred tenancy and unit type Hawaii Housing Planning Study,2019 Page 39 SMS December,2019 Table 33 shows the same projection distributed Projection). as well as to address unmet demand according to the survey income in each county as and to accommodate current homeless measured in the Housing Demand Survey. households that will be entering the housing market. Tables 32 and 33 show the method of estimating needed units, or pent-up demand, as it has been The data provided in Figure 11 is shown without used since 1997. Experience has shown that the detail regarding unit type (single-family v. multi- information in those tables is too detailed to serve family) or tenure (own v. rent). In demand survey housing planners and policy-makers in their work. data, those details are gathered to serve as part of the analysis. The housing planning function is Figure 11 shows a simpler view of needed units carried out under the assumption that the by presenting the total number of units needed by preference for single-family owned units can the State and each of the four counties for the reasonably be filled by providing affordably-priced next five years. These numbers include those multi-family or rental units. units needed to house new households (as specified in DBEDT's Housing Demand Figure 11. Needed Housing Units by HUD Category and Income Classification, Counties & State of Hawai`i, 2020-2025 Total Units Needed, 2020 through 2025 HUD Income Classification LT 30 30 to 50 50 to 60 60 to 80 80 to 120 120 to 140 140 to 180 180+ Total State of Hawaii 10,457 5,730 3,141 6,910 6,055 4,011 5,854 7,997 50,156 Honolulu 4,200 2,923 1,979 2,944 3,037 1,710 2,405 2,970 22,168 Maui 1,721 777 492 1,272 740 647 1,800 2,955 10,404 Hawaii 3,475 1,356 373 2,285 2,143 1,163 1,198 1,309 13,303 Kauai 1,060 674 297 408 136 492 451 763 4,281 Total Units Needed, 2020 through 2025 Income Classification More Less than $30k to $45k to $60k to $75k to $100k to than Total 30k $45k $60k $75k 100k 150k $150k State of Hawaii 10,123 5,679 5,591 5,730 7,1918,762 7,080 50,156 Honolulu 3,979 2,539 2,241 2,368 3,439 4,077 3,526 22,168 Maui 2,039 1,174 1,279 1,143 1,734 1,822 1,213 10,404 Hawaii 3,904 1,497 2,285 1,982 943 1,774 918 13,303 Kauai 1,367 385 204 613 494 630 588 4,281 Source: Housing Demand Survey and Hawaii Housing Model. 2019 Hawaii Housing Planning Study.2019 Page 40 C SMS December.2019 3. Housing Demand Projection Caveats financing for "a limited number of out-of-state buyers' and expected that to continue. Other demand related issues: One stakeholder noted some concern about the declining population in the State and the a. Rising Mortgage Rates repercussions to Hawai'i's economy. particularly the banks, construction, and employment. The An increase in mortgage rates nearly always possibility of a worldwide recession that would reduces home sales, particularly among first-time impact the travel industry would make residents homebuyers. While mortgage rates remain low very nervous about buying was also mentioned. by historical standards, some experts have been predicting the rates will rise. Zillow predicted a 5.8 b. Risk of Recessionpercentincreasebytheendof201972butwehave not yet seen that kind of increase. In fact, in early Often the threat of a recession can affect the 2019, observers were reporting that rates were at housing market as much a recession itself. The near-record lows and Freddie Mac was predicting market frequently responds to a potentialonly4.5 percent rates for July 2019.72 recession with decreased demand for housing In its June 2018 Economic Commentary and units. As with increasing mortgage rates, this isForecast, the Mortgage Bankers Association most prevalent among first-time homebuyers whofearbeingcaughtonthefrontendofdecliningrealnoted, "We forecast that 30-year mortgage rates estate values. will reach 5 percent by late 2018 or early 2019, pushed up by firming inflation. growing deficits, Economic experts suggest that the odds that the and the strong economy. Faster wage growth is U.S. will be in recession in the next six months likely to overcome any headwind of increasing increased from 16 percent in May to 19 percent inmortgagerates, but more home price appreciation June. The odds of a recession are low, as none in combination with the housing inventory of the classic causes of U.S. recessions— shortage could put a damper on purchase market overheating risk, a shock to the economy'sgrowth." 4balance sheet, or financial imbalances—look worrisome. A decline in consumer sentiment and Current predictions by the Mortgage Bankers a drop in housing permits increased theAssociationhavenationalratesfor30-year fixed- probability of recession, while equity prices andratemortgagesincreasingonlyslightlyoverthelimitedinitialclaimsforunemploymentinsurance next several years, reaching 5.1 percent in 2021. benefits helped limit the increase in the odds of a In Hawaii, mortgage rates hover around 3.125 recession. percent for a 30-year fixed-rate mortgage. A recent poll by the Honolulu Star-AdvertiserInterviewswithmortgageofficersatlocalbanksindicatedthatthelevelofconcernabouta conducted in March and April 2019 were very recession among Hawai`i residents was evenlypositive. They said they expected low interest divided among those who were concerned.rates to continue and that qualification guidelines somewhat concerned. and not concerned. If we were expected to remain the same. They did note were to move into a recession. the nature of the that the market was slowing down a bit – homes housing units needed to meet housing demandstayingonthemarketslightlylonger,fewer buyers predicted in this report would certainly bepayingmorethanaskingprices – but there was affected. no mention of belt-tightening. They were handling 72 Allen, J D 201287. Zillow makes its 2019 real estate '' Strong Economic Growth, Rate Hikes to Continue. MBA predictions. The East Hampton Press&the Southampton Economic and Mortgage Finance CommentaryJune 15, Press. December 28, 2018. 2018. Web 26 June 2018. https://www.mba org/news-73 Lucas, Tim. 2019. Mortgage rates forecast for March research-and-resources/research-and- 2019. The Mortgage Reports Editor. February 21, 2019 economics/forecasts-and-commentary/economic- commentary-archives. Hawaii Housing Planning Study.2019 Page 41 SMS December.2019 I c. Slowing Population Growth All of this was expected to produce a slowdown in home sales in the short run and decreasing home All measures of Hawai'i's population indicate that prices by the end of the year. population growth is slowing, but the timing and degree to which the growth rate will decline is less Results after One Year certain. The most recent Census data estimates that Hawai'i's population declined by about 3,700 One year after they took effect, issues a and b do people from July 1, 2017 to July 1, 2018. That's not seem to be true. Issue c has had some weak the fifth-largest population decline of any state.effect. but only in high-priced. highly-taxed blue states''. Because housing demand estimates are closely tied to anticipated population growth and On the issue of decreasing the use of SALT and household formation, changes in the average MID deductions, there have been two studies. In annual growth rate for the population will one, Zillow looked at taxpayers who took the necessarily impact demand. SALT and MID deductions in tax year 2015 and compared them with taxpayers who took the d. Tax Reform deductions after tax reform was passed in 2018. They compared the number taking the deductions At the end of 2017, when the Tax and Job Act and the average annual home value appreciation details were just appearing, many housing for a year after filing. experts were concerned. Several parts of the act were thought to be problematic and some Roughly one in five tax filers(22%) used the SALT powerful opponents of those policies reacted deduction in a typical U.S. ZIP code in 2015. In stronglyi'. National surveys of housing experts those areas, annual home value appreciation in showed them split, but with a plurality of 41 July 2018 was about 0.3 percentage points slower percent predicting pessimistic outcomes76. Their than the pace prior to the passage of tax reform in objections included: December 2017. In ZIPs with the most intensive use of the SALT deduction (44% of filers). home a. Lowering the threshold for the mortgage value appreciation slowed by 0.6 percentage interest deduction (MID) to $750,000 or points. less would be a disincentive to home purchases Controlling for common trends across markets. b. Deductions for state and local taxes (SALT) somewhat slower growth in home value was were capped at $10,000. thus reducing attributable to tax reform in ZIP codes with high disposable income that might be applied to shares of homeowners that historically used the home purchases. SALT deduction, compared to those areas with c. Increasing the standard deduction was less usage historically. The same does not expected to reduce the number of appear to be true for the MID78. taxpayers who itemize deductions and, therefore, to take SALT or MID deductions In another study79. CoreLogic found no statistical in the first place.evidence that the new tax law had any impact on 75 The Tax Cuts and Jobs Act — What it means for RISMedia.com, Feb 21, 2018, downloaded from homeowners and real estate professional. National https://rismedia corn/2018i02/21/experts-housing-less- Association of Realtors®. 2017 at optimstic-result-tax-cuts-jobs-act/ https!%www nar realtoritax-reform the-tax-cuts-and-lobs- '' Tarrazas, Aaron. 2018. Housing market showing few in act-what-it-means-for-homeowners-and-real-estate- effects from tax reform, Zillow. August 30. 2018 professionals. This includes NAR reaction to the three 78 Test results were positive but not statistically significant. issues discussed below, as well as objections to other i9 Sands.Wade. 2018. What are the effects of the Tax Cuts elements of the proposed law. including some that were and Jobs Act on Housing? Corelogic Housing and Policy removed at NARs' urging Division downloaded at https:,'iwww coreloqic com/blogi i6 Zillow's 2018 Q1 Home Price Expectations Survey. as 2018/10/what-are-the-effects-of-the-tax-cuts-and-iobs- reported in De Vita. Suzanne. 2018. Experts on housing act-on-housinq aspx. less optimistic as a result of Tax Cuts and Jobs Act. Hawaii Housing Planning Study.2019 Page 42 SMS December.2019 home prices or sales between June 1, 2017 and a college education leads to higher lifetime March 1, 2018. That was true no matter what the earnings and insurance against unemployment. price of the home was. In either case, it delays the entrance of young people into the housing market. Housing experts note problems in the housing market these days (fewer residential building Surveys of students with college loans83 provide permits, rising mortgage rates, scarcity of land. some examples of how this works. Fully 87 rising labor costs, and tariffs on building percent of all student debtors said their loans materials80). Still, most find that objections to the would delay life choices like marriage, starting a Tax Cut and Jobs Act were overstated in 2017. family, and continuing education. Others (61%) Even Lawrence Yun of NAR has said that the Act said repaying their loans would delay retirement has had no significant impacts. Other experts say because they would not be able to accumulate that whatever impact there may have been has enough funds in their retirement accounts. been offset by other benefits of the Law, including general economic growth, personal savings With respect to the impact on their housing prompted by lower taxes. and direct saving prospects, 20 percent owned a home and 44 attributable to lower tax rates. We note, however, percent were paying rent (usually with others). that we have found no empirical studies citing Thirty percent (30%) were living with family or relating those outcomes to the Tax Cuts and Jobs friends and paying little or no rent. Among the 80 Act. percent who did not own a home. 83 percent said their student loans would delay their purchase of Regardless. the portents for the future. even by a home. 5 percent said there would be no delay, opponents of the Act, do not include serious 7 percent said they didn't know if they would be impacts of the new tax policy on housing prices or delayed, and 5 percent said they never wanted to construction. own a home. Among those who were living with family before college, 42 percent said their loans e. Student Loan Debt forced them to delay moving out of their parents' house. Studies suggest that, beginning in the early Discussions with local realtors revealed that 2000s, the high cost of a college education was Hawai'i's slow home sales are even slower affecting enrollments. The financial industry and among young people and that the necessity tothefederalgovernmentreactedbyproducingrepaystudentloanswassometimesmentionedaseducationcreditproductsforboththestudentsaproblemforyoungbuyers.and parents. In response, educational institutions raised their tuition and fees, which resulted in a In Hawaii, less than half of the students had sharp increase in student debt. student loan debt in 2019, and the average debt By 2019, student debt in the U.S. reached $1.41 was $35,000. up 5.8 percent from 2018. Datatrillionandbecamethesecondlargestcreditdebtwerenotavailableatthecountylevel. Hawaii in the country, trailing only mortgage debt.' student debt is just below average in the national student debt scale. That may be due, in part, to The mechanism by which student loan debt lower debt incurred by in-state students. ThoseaffectslocalhousingmarketsiswhattheFedcallswhooptedtoattendmainlandschoolsmayhave 8z incurred higher debt. complex". On the one hand, student debt can reduce the buyer's ability to accumulate a down payment or qualify for a loan. On the other hand, Tankersley. Jim 2018 The Trump tax cuts were supposed to depress housing prices They haven't". New 82 Guerin. Jessica. 2019. Federal Reserve says student York Times, August 27, 2018. debt has hampered housing market. Home Wire,January 8' Stolba, Stefan Lembo. 2019. Student loan debt climbs to 17, 2019 1 4 trillion in 2019, Experion.com, June 4, 2019, at 83 National Association of Realtors and American Student https//www experian.com/biogs/ask-experian/author/ Assistance. 2017 Student loan debt and housing report stefan-lembo-Stolba/2017:When debt holds you back. NAR. December 2017 Hawaii Housing Planning Study,2019 Page 43 SMS December. 2019 About half of Hawaii's recent college graduates C. NEEDED UNITS BY INCOME LEVEL have some college debt. That number has been rising and we see no evidence that the situation As identified by the Housing Demand Survey, the will change soon. In a market characterized by 2018 median household income for the State was very low inventory, with high and rising prices. $74.985. The median was somewhat higher for college graduates with student loan debt are likely the City and County of Honolulu ($95,404). The to delay home purchases. The net effect of median income for Maui and Kaua'i counties was student loan debt on the housing demand approximately equal ($74,710 and $74,357, estimates would be negative.respectively). At $59,473, the annual median household income for Hawaii County was well The impact of student loan debt on entry into the below the state median. housing market may be correlated with the loss of population over the last few years. The decline in 1. Types of Units Neededpopulationandhousingdemandsince2017may involve young people disproportionately. Young Tables 32 and 33 reflect the demand for housingpeoplereportleavingthestateduetolackofunitsbycounty, tenure and unit type for the nextopportunitiesinthekindofjobstheyspentthelastfiveyears. They have been estimated for each offouryearsqualifyingforandalackofaffordable housing. However, since we have already eight market levels following U.S. Department ofincorporatedtheimpactoflackofjobsandHousingandUrbanDevelopment (HUD) income housing options. perhaps the net impact of guidelines. student loan debt is insignificant. The distribution of needed units by tenure. type. and market-level was developed from Housing f. Homeless/Special Needs Households Demand Survey data. The analysis employs the assumption that needed units are distributed The estimated number of needed housing units according to the effective demand estimates from does not include homeless households or the survey. It also excludes households deemed households with special needs. Including units highly qualified to purchase or rent their next required to accommodate persons entering the home, as these units will likely be developed by housing market from a homeless or residential the private sector. The detail produced in this treatment facility would increase the number of analysis will be useful in a variety of housing needed units. It would also impact the types of planning efforts in the next five years. It is housing units needed between 2020 and 2025.relevant, reliable. and utilitarian. As outlined in Section III. to provide housing to Effective demand includes only Hawaii residents households requiring minimal support services who are planning to move to a unit in the State of would require an additional 3,619 housing units. Hawaii in the next five years. The analysis for These majority of these units would likely be Tables 32 and 33 did not account for people who studio rentals, and about 250 larger rental units are currently doubled-up for economic reasons. would be needed to accommodate larger families. Locating supportive services, such as standard The lion's share of the needed units is case management, job training. and financial concentrated at the lowest HUD income levels. assistance may be needed as well.This finding suggests that the market is more effective in producing high-end units than low-end It is difficult to estimate the number of housing units. Inefficiencies are exacerbated in periods of units needed to accommodate homeless persons rapid market expansion when fewer low-end units with multiple conditions or to estimate the number are built. More middle-market and low-end units of affordable housing units that will eventually be are built during periods of market adjustment. needed when other special needs households enter the market.Needed units are also concentrated in the rental market rather than the ownership market. Again. Hawaii Housing Planning Study.2019 Page 44 C SMS December,2019 the current housing market produces units for sale located outside the market(homeless persons,for more efficiently than units for rent. example) and some, like youths exiting foster care, are living with their foster families in The estimates in the two tables above reflect the occupied housing units. The data on this group, preferences of Hawai`i's likely movers, but do not along with the process by which they enter the account for their willingness to accept alternatives marketplace, are not yet clear enough to or their financial qualifications to make their speculate on the number of units they might preferred move. As was noted in the prior section require in any given year. We are certain, on qualified demand. not every household is however that including them would increase the financially prepared to pursue their preferred number of needed units in Table 32 and 33. housing situation. Applying any one of these possible adjustments A portion of demand survey respondents who to the needed units' tables will result in a shift in indicated their preference to purchase their next the total number and type of housing units needed residence conceded that they might have to rent to accommodate Hawai'i's residents by 2025. instead. Similarly, several households that intend to buy a single-family home when they move 2. Units for Elderly Housingnotedthattheywouldconsiderbuyingamulti- family dwelling if they could not find a single Analysis was also conducted to identify the subsetfamilyunittheycouldafford. Finally, a percentage of the survey respondents who indicated that they of total needed units that would be required towouldbepurchasingtheirnextunitalsoreportedaccommodateelderlyhouseholds, that is,that their current financial situation was households with one or more persons 60 years of incompatible with that goal (currently living in age or older, no children under the age of 18. and public housing. receiving Section 8 assistance, or no persons other than immediate family. Of the with no money for a down payment). 50,156 units needed for households between 2020 and 2025, 13 percent were for elderly We did not explicitly include nearly 60,000 households statewide (6.714 units; Table 34). respondent households that were doubled up. This is up from 9 percent in 2016. All other Many of those households were, however, needed units referenced here as "family units", included because one or both families in the would be for the use of all other types of households were unqualified to buy or rent households. another unit on their own. Considering just the units needed for elderly Housing units needed to accommodate homeless households, about 29 percent (1,967 units) are persons re-entering the housing market were needed for O low and moderate income included in Tables 32 or 33. Households entering households (80/o AMI or less). The demand fortheaffordablehousingmarketfromSpecialsingle-family versus multi family units was almostNeedshousinghavenotbeenincludedinthoseevenlydistributedamongelderlyhouseholds. Of tables. Most are in group quarters (prisons, the 6,714 needed elderly units. there was demand dormitories. nursing homes, etc.) but some are for 3,129 (47%) single-family dwellings. Hawaii Housing Planning Study,2019 Page 45 SMS December.2019 Table 34. Needed Housing Units by HUD Income Classification, Elderly Persons, Counties and State of Hawaii,2020-2025 Total Units Needed,2020 through 2025 HUD Income Classification LT 30 30to 50 50 to 60 60 to 80 80 to 120 120 to 140 140 to 180 180+ Total State of Hawaii 400 751 113 704 1,273 678 901 1,894 6,714 Ownership Units 358 190 64 400 772 349 653 1,723 4,509 Single-Family 282 0 14 354 363 152 423 1,229 2,818 Multi-Family 78 190 50 52 412 177 229 503 1,691 Rental Units 23 542 39 308 506 354 250 183 2,205 Single-Family 0 0 0 39 44 100 96 32 312 Multi-Family 23 542 39 269 462 253 154 151 1,894 Honolulu 288 714 72 538 1,159 436 486 1,330 5,022 Ownership Units 288 185 50 273 703 193 331 1,237 3,261 Single-Family 211 0 0 223 291 96 198 764 1,783 Multi-Family 78 185 50 50 412 97 133 473 1,478 Rental Units 0 529 22 265 456 243 154 93 1,762 Single-Family 0 0 0 0 0 0 0 0 0 Multi-Family 0 529 22 265 456 243 154 93 1,762 L Maui 62 6 16 21 26 75 208 275 689 Ownership Units 43 0 0 16 10 29 197 233 528 Single-Family 43 0 0 16 10 29 146 203 447 Multi-Family 0 0 0 0 0 0 51 30 81 Rental Units 13 4 11 4 25 58 16 30 162 Single-Family 0 0 0 0 25 47 16 0 89 Multi-Family 13 4 11 4 0 10 0 30 73 Hawaii 49 22 15 132 88 167 160 155 787 Ownership Units 27 0 0 109 59 127 99 155 576 Single-Family 29 0 0 116 62 27 79 164 476 Multi-Family 0 0 0 0 0 81 20 0 100 Rental Units 9 9 6 29 25 53 80 0 211 Single-Family 0 0 0 29 19 53 80 0 180 Multi-Family 9 9 6 0 6 0 0 0 31 Kauai 0 9 11 13 0 0 48 134 215 Ownership Units 0 5 14 2 0 0 26 98 144 Single-Family 0 0 14 0 0 0 0 98 112 Multi-Family 0 5 0 2 0 0 26 0 32 Rental Units 0 0 0 10 0 0 0 60 70 Single-Family 0 0 0 10 0 0 0 32 42 Multi-Family 0 0 0 0 0 0 0 28 28 Source Housing Demand Survey and Hawaii Housing Model, 2019. L Hawaii Housing Planning Study,2019 Page 46 SMS December,2019 IV. HOUSING ISSUES A few housing issues associated with housing in A third group needs residential service programs Hawai'i were selected for special attention in or other group quarters that provide substantial 2019. These included housing for persons with levels of service delivered onsite. These persons special needs, homelessness as a housing issue, with special needs may create demand for the impact of the visitor industry on residential housing that is separate from, and in addition to, housing, homelessness as a housing issue. the rest of the residential housing market. housing for Native Hawaiians. and two others. 1. Demand for Special Needs Housing A. SPECIAL NEEDS HOUSING IN HAWAII Persons in special needs populations may Beginning in 2011, the HHPS identified housing- experience challenges in obtaining or retaining related issues among persons belonging to ten housing. Low income, the need for supportive special needs populations in Hawaii including: services in or near their homes, and the temporary nature of some special needs services The elderly (age 62 and older) and frail elderly can keep them from securing adequate and elderly with physical or mental limitations that affordable housing. may interfere with their ability to independently perform activities of daily living) a. Economic Barriers to Accessing Housing Persons with severe mental illness. Persons with alcohol and/or other drug Persons with special needs are often unable to addiction afford adequate market-rate housing due to low Persons with physical disabilities rates of employment. For example. persons with Persons with developmental disabilities substance addiction were more likely to be Persons with intellectual disabilities unemployed than employed.84 Survivors of Persons living with HIV or AIDS domestic violence were absent from work for an Victims of domestic violence average of seven days at a time.85 This resulted Emancipated foster youth in a considerable loss of income. Exiting offenders Persons exiting prison leave without cash. food. Many members of special needs populations live transportation, or community support.86 Many had in existing households. Depending on their less than high school diplomas. lacked adequate specific needs, they may be cared for by family job training or work experience, and many members, engage services that come to the suffered a physical disability or mental illness. home, or have modifications done to their home There is also a bias against hiring former to enable them to remain in place. prisoners. As a result, it was difficult for exiting offenders to obtain steady work at pay rates high Some special needs persons may receive/require enough to afford market-rate rents.8i some public assistance or services to enable them to live in their current household. Others are Though most of them do not require support in transitioning from care programs and may need activities of daily living, exiting offenders will move extra assistance finding or paying for appropriate into transitional housing if available. Ideally, housing. transitional housing for exiting offenders provides substance abuse treatment. reintegration 84 Substance Abuse and Mental Health Services Administration, 5' Urban Institute Justice Policy Center(2008). Employment After Results from the 2018 National Survey on Drug Use and Health: Prison: A Longitudinal Study of Releases in Three States. Summary of National Findings October.2008. B5 Rothman, Hathaway. Stidsen. & de Vries (2007) How http//www urban.org/sites/default/files/alfresco/publication- employment helps female victims of intimate partner violence. pdfs/411778-Employment-after-Prison-A-Longitudinal-Study-of- Joumal of Occupational Health Psych. 12.p 136. Releasees-in-Three-States.PDF. NN 86 Comprehensive Offender Re-entry Plan. State of Hawaii Department of Public Safety.2019 Hawai'i Housing Planning Study,2019 Page 47 SMS December.2019 counseling, and support services that encourage provided by another family member or by a adherence to terms of release and promote commercial vendor. successful reintegration into the community. In September 2019. the State's only Federal Table 36. One-person Households with someone Halfway House is closing, and no replacement who has challenges performing activities with has been identified.88 daily living9t One Person Most young adults who exit the foster care system Houfseholds Oahu Maui Hawaii Kauai Statewide need to secure their own housing when they age climbult to walkstairs orclimb15,147 2,250 3,221 753 21,370 out of the foster system. There are state- and Difficult to bathe or federally-funded programs to facilitate transition dress themselves 4,031 344 718 159 5,252 from foster care to independent adulthood. Young Difficult to travel 8,172 1,014 1,655 305 11,146 people exiting foster care are less likely than average to have a high school diploma and many Nineteen to 26 percent of Hawaii households are have difficulty finding employment that would single-person households (Table 36). Persons in qualify them for market-rate rentals.89 these households, along with households that include frail elderly, persons with advanced b. Need for Special Services terminal illness, or persons with severe mental or physical disabilities. may be unable to perform activities associated with daily living. They are Although public housing. Section 8, and other unable to live alone and will require shelter in similar housing support programs help to mitigate group quarters where daily living support andtheeconomicbarrierstoaccessinghousing,medical treatment are available. many special needs persons may need access to support or treatment services delivered at or near Persons with substance addiction will often enter their residence. residential facilities where treatment and Table 35. Households with someone who has counseling are integrated into the residential challenges performing activities with daily living" context. During long-term residential treatment, an addict will go through a course of treatment At least one person in a household O'ahu Maui Hawaii Kauai Statewide and receive counseling, job training, and other Difficult to walk or support services.92 Upon the completion of climb stairs 52,424 9,178 12,077 3,339 81,018 residential treatment, persons recovering from Difficult to bathe or substance addiction may move into sober houses, dress themselves 19,587 3,015 3,181 1,192 27,575 a form of transitional housing. Difficult to travel 28,857 5,042 1,441 1,730 42,688 Victims of domestic violence require shelter that As shown in Table 35, 81,018 households stated provides protection from abusers and that that "someone in their household had a physical. facilitates access to childcare services. financial mental or emotional condition that makes it and employment support services, and difficult to walk or climb stairs." Roughly 27,575 counseling. households included at least one member who had difficulty bathing or dressing themselves. In 42,688 households statewide. at least one c. Special Needs Housing is Often Temporary member had a physical. mental. or emotional condition that made it difficult to travel to doctor's If a person with special needs does secure offices or shopping places. In these households, affordable housing with access to support at least one member may require assistance with services, the challenge shifts from becoming activities of daily living. This assistance may be housed to staying housed. 88 Hawai'i's Only Halfway House is Closing. Putting More 9°HHPS Housing Demand Survey 2019 Offenders Behind Bars. Civil Beat. August 20, 2019. 9i HHPS Housing Demand Survey 2019 89 Hawaii Kids Count(2012). Issue Brief Improving Outcomes for 92 National Institutes of Health. National Institute on Drug Abuse Youth Transitioning Out of Foster Care.2012) Principles of Drug Addiction Treatment: A Research- http.//www yeshawaii.org/wp-content/uploads/2015/09/TUES- Based Guide(3i 1 ed.). HawaiiKidsCountBrief.jpg. Hawaii Housing Planning Study.2019 Page 48 SMS December.2019 Housing in residential service programs - from Table 37. Special Needs Group Sizes domestic violence shelters to prisons - are, by Special Needs Group Number Source their nature, temporary. After a designated period, Statewide) Persons residents are expected to move into permanent Elderly-Related housing. Sponsoring agencies provide housing Elderly(65+) (2017) 253,750 2017 ACS support only if their funding lasts. Elderly(65+)with any Disability(non- 82,723 2017 ACS institutionalized)(2017) d. Special Needs Persons in Need of Housing Elderly(65+) living 44,001 2017 ACSalone(2017) Estimating the number of persons with special Persons receiving Aid needs who need housing is challenging for a to Aged. Blind&Hawai'i DHS Data varietyof Disabled (2016 928 Book January 2017 reasons. average per month) Substance-Abuse Related First. it is often difficult to estimate the number of Substance Abuse& people in the State who have a specific special Mental Health Svcs. need. Even when we have a population estimate. Substance abuse Admin.Behavioral the number ofpersons who need housingis often programs in treatment x.922 Health Barometer, programs (2017)Hawaii Volume 5. unknown. Census estimates of the frail elderly Released 2019.data and persons with disabilities say nothing of their from 2017 Survey housingSubstneed (allsuchpersons are sheltered in Abuse& MentalMental Health existing households), and breakdowns of the Persons with Services Admin. group quarters population are not published. Substance Abuse 85,000 Behavioral Health 2017) Barometer. Hawaii Volume 5.Released Second, many agencies that serve persons with 2019.based on data special needs are not required by contract or from 2017 Survey Domestic-Violence Related charter to provide housing. They may not know Survivors in shelters 13'^Annual Domestic the housing needs in their target populations.one night 2018 Violence Count, Some may even provide housing referrals but 445 Hawaii Summary conducted 09/13/18.keep no record of services provided outside of SMS Calculation those required by charter or contract. Survivors with unmet 13 Annual Domestic requests for shelter one Violence Count. Third, co-occurring disorders are common in this night 29 Hawaii Summary conducted 09/13/18. group. In one study, 40 percent of persons with SMS Calculation mental health problems also reported substance HIV/AIDS Surveillance Persons living with 2 393 Report,State ofuseproblems.93 About 65 percent of incarcerated persons have substance abuse issues.94 Victims AIDS/HIV(2017)DeDOH,December 31.2017 of domestic violence are more likely than other Substance Abuse& individuals to have HIV, mental health difficulties. Mental Health or substance dependence. stemmingfrom their Persons with SeriousAdServices Admin. P Mental Illness, Adults Behavioral Health abuse.' Co-morbidity causes double-counting 18+ (2017 Average of 36,000 Barometer. Hawaii and inflates housing need estimates. five years) Volume 5. Released 2019.based on data from 2017 Survey 2018 Annual Statistical Paroles and Ex- 852 per Report, Fiscal year offenders year 2018. Hawaii Paroling Authority Foster Care Children Exiting because of 66 Hawaii DHS Data Emancipation (2016) Book January 2017 93 Substance Abuse and Mental Health Services Administration 95 World Health Organization (2013). Global& Regional Estimates of 2016). Mental and Substance Abuse Disorders. Violence Against Women. Prevalence of Health Effects of Intimate94TheNationalCenteronAddictionandSubstanceAbuse(2010). Partner Violence and Non-Partner Sexual Violence Behind Bars II. Substance Abuse and America's Prison Population. Hawaii Housing Planning Study.2019 Page 49 SMS December,2019 Nevertheless, it is necessary to develop some four on Hawaii Island, one on the island of Maui estimate of the size of the special needs and 17 on Oahu. It is unclear the number of beds population. Table 37 presents some estimates of or vacancy level for each facility.97 the number of persons in each special needs population. The counts are duplicated across "Therapeutic Living Programs" (TLPs) are long categories and not every person with a special term (up to 6 months) residential programs for need requires housing.adults with severe and persistent mental illness who do not need the care of a specialized Table 37 illustrates the challenge of determining treatment facility. The primary goal of the program the size of special needs groups and the size of is to assist clients in meeting their basic needs the number of people currently being served. To until they can transition into an independent living better identify future needs for residential services option of their choice. Support is flexible, focused, with wrap-around services, a new approach and based on recovery. There are nine TLPs needs to be developed. Ideally. this approach will statewide: four on Hawaii Island, one on the correspond to the types of care facilities that are island of Maui, and four on Oahu. It is unclear available. For example, instead of considering how many beds or vacancies for each of these aged individuals as a group, we could identify the facilities.9s characteristics of adults age 65+ who use the services of a residential care facility versus a "Developmental Disabilities Domiciliary Homes" skilled nursing facility or other service provider. are described under Chapter 333F of Hawaii Once these characteristics are grouped by type of Revised Statutes-Services for Persons with facility, we can better estimate total demand. Developmental Disabilities or Mental Retardation. They provide 24-hour supervision or care. 2. Inventory of Special Needs Housing excluding licensed nursing care. for a fee, to not more than five adults with mental retardation or developmental disabilities. There are 45 of these In this section, we deal with challenges in trying to facilities statewide: one on Hawaii Island, three assess system capacity for housing persons with on Maui and 41 on Oahu. The number of beds special needs. Where available, we include data and the occupancy rates for these facilities are on type of facilities and vacancies. unknown.99 Eight facilities statewide offer temporary shelter °Community Care Foster Families" serve the aged for survivors of domestic violence. The capacity and disabled persons by providing housing, of these shelters varies because some have a "no supervision, direct care. and management of turn away" policy meaning they will accommodate resident's non-medical and medical service as many survivors and family members as needs. As shown in Table 38 below, there are necessary. Stays at these facilities can last up to 1,166 homes with 2,975 beds statewide. This is 120 days. During their stays. staff members work a significant increase from the 492 homes and with survivors to find appropriate long-term 1,203 beds in 2016. These homes serve a mix of residences.96 Medicaid and private pay patients.'" A "Special Treatment Facility" is a facility that Table 38. Community Care Foster Familiesprovidesatherapeuticresidentialprogramfor care, diagnosis, treatment, or rehabilitation for O`ahu Maui Hawaii Kauai State socially or emotionally distressed persons,Number mentally ill persons, persons suffering from of Homes 957 57 130 22 1.166 substance abuse. and developmentally disabled Capacity 2.433 139 350 53 2,975 persons. There are 24 such facilities in the State: ss Hawaii State Coalition Against Domestic Violence. Hawaii Department of Health. Office of Healthcare Hawaii Department of Health, Office of Healthcare Assurance, State Licensing Section. January 2019 Assurance. State Licensing Section. January 2019. 10° Hawaii Department of Health. Office of Healthcare se Hawaii Department of Health, Office of Healthcare Assurance, State Licensing Section January 2019. Assurance. State Licensing Section. January 2019 Hawaii Housing Planning Study,2019 Page 50 SMS December.2019 Table 39 shows the number and capacity for Adult Table 41. Skilled Nursing and Intermediate Care Residential Care Homes (ARCH) and the number Facilities, Hawaii, 2019 of EXP (Expanded Services Programs) and O'ahu Maui Hawal`i Kauai State ARCH II EXP, which are ARCH II with expanded No 28 3 +1 9 5 46services). Facilities Capacity 2.830 459 886 333 4.508 Table 39. Adult Residential Care Homes, Hawaii, as of January 2019 Hawai'i's Skilled Nursing and Intermediate Care Number Vacancy Facilities (ICF) provide types of care like thoseHomesCapacityVacantRateprovidedbyARCHhomesbutarehousedin ARCH I 200 882 542 61% larger facilities (Table 41). ICF provides 24-hour ARCH II 4 109 85 78% assistance with activities of daily living and care provided by licensed nursing and paramedicalTotal20499162763% personnel on a regular long-term basis. EXP 222 1098 676 62% ARCH II EXP 35 423 315 74% Skilled nursing facilities provide skilled nursing and related services to residents who require 24- Total EXP 257 1521 991 65% hour medical or nursing care or rehabilitation services. Statewide 46 facilities offer this level of Grand Total 461 2512 1618 64% care with 4,508 beds.102 This is a decrease of four facilities and an increase of 153 beds. ARCH I and ARCH II are intended to serve adults with minimal service needs. assist with activities Table 42 shows the number of Intermediate Care of daily living. EXP and ARCH II-EXP provide 24- Facilities for Individuals with Intellectual hour assistance with activities of daily living. Disabilities. Statewide there are 17 facilities with These two programs also provide skilled nursing a total of 86 beds.103 This is a decrease of one services. if needed. Statewide. there are 461 facility and two beds. licensed ARCH homes providing 2,512 beds. This is a decrease of 23 homes and 154 beds Table 42. Other Intermediate Care Facilities, compared with 2016 As of the last report noted Hawaii, 2019 above, 64 percent of these beds were vacant. O'ahu Maui Hawai'i Kaua'i State Table 40. Assisted Living Facilities, Hawai'i, as of No. Facilities 13 4 0 0 17 January 2019 Capacity 62 24 0 0 86 Oahu Maui Hawaii Kauai State No Facilities 14 1 1 1 17 Combining Community Care Foster Families, Capacity 2.219 144 220 100 2,683 ARCH, Assisted Living Facilities, SNF and ICF, there are 12,754 beds providing different levels of Assisted Living Facilities (Table 40) provide a care. This is a 19 percent increase over 2016 combination of housing. meal services. health (2,006) primarily because of the increase in care services, and personalized support services Community Care Foster Families. designed to respond to individual needs. Statewide there are 14 facilities with a 2,683 bed capacity.101 This is a decrease of one facility since 2016, but an increase of 283 beds. 101 State of Hawaii Department of Health, Office of Health 1C3 State of Hawaii. Department of Health, Office of Care Assurance, Medicare Facilities. June 23. 2016. Healthcare Assurance, Medicare Section. July 2019. Nor. 102 State of Hawai'i Department of Health. Office of Health Care Assurance. Medicare Facilities, July 2019. Hawaii Housing Planning Study.2019 Page 51 SMS December.2019 K tip 3. Needed Units for Special Needs their homes or with family, many of these homes Population will require retrofitting such as grab bars, ramps, emergency call systems. special telephones for There are three types of units required for this the blind, etc. population: units in care homes with appropriate services. temporary units in transitional programs, Individuals with serious mental illness may also and housing units for people exiting programs. be seeking beds in a home or facility. The number of persons with SMI is assumed to increase proportionally between 2020 and 2025. In 2017, a. Currently in Housing, Need for Care 36 percent of individuals with any mental illnessHomes/Facilities, or in-Home Services. received some type of service (including residential). Assuming this group still makes upThelargestspecialneedsgroupistheelderly. 3.3 percent of the population, this would equate to The projection by age that DBEDT provided in its 2,250 individuals by 2025.2045 Series Report indicates that the population for the State below age 65 will grow very little between 2020 and 2025. However, the number b. Need for Shelter/Clinics/Transitional of persons aged 65+ will increase significantly Housing, then Permanent Housing from 279,686 to 319,908 (14%; Figure 12). The special needs groups seeking residential shelters/clinics (a form of transitional housing) areBasedonthe202065+ population, we have one domestic violence survivors, persons with foster bed" in a care home/facility for every 22 seniors.By 2025. the number of 65+ seniors is projected care, and perhaps persons with HIV/AIDS. to increase by 14 percent. If the need continues There are 19 identified domestic violence to be the same. the state will require a total of programs in Hawai'i, not all of which provide14,541 beds, an increase of almost 2,000 beds. shelter for survivors.104 In one night in 2018, there Figure 12. Population Projection, State of Hawaii, was an estimated need for 474 units for survivors 1990-2025 and it is likely that many had children that stayed with them. Domestic Violence service providers Statewide Population Projections by Age Group believe the need is much higher and hope that, 160,000ao°,a over time, more people who are abused will seek145,667 assistance. Assuming identified need increases140,C{K 0,424 at the rate of population for 20+, an additional 15 120.000 1,194,815 1,000,Crto 20 units will be required at a minimum by 2025.CA),RIO 86,503 800,000 Most of the survivors exiting the shelter will need 80.0°° 87,743 600.000 affordable, safe housing. 60,00o 40A° "..._,10,0x040 There are 4,922 Substance Abuse offenders in 20.000 et70'03" treatment programs. Some of these programs are residential treatment facilities. If the number of 1990 2000 2010 2016 2020 2025 offenders increases at the same rate as the es65.69 --8-70-79 a 80' —<Age 60 population. there will be 5.080 offenders seeking treatment in 2025. Likewise, current residential treatment programs will have to increase their With only 4.5 percent of seniors cared for in a availability accordingly. Upon the completion of home or facility, it is likely that family or care residential treatment, persons recovering from services will be required for many of the other substance addiction may move into sober houses, 300.000+ seniors in the state age 65+. These many of which are expected to be transitional in seniors will choose to. or will have to. remain in nature. Upon completion of the program. they will 411.- 10413, Annual Domestic Violence Count , Hawaii Summary conducted 09/13/18. Hawaii Housing Planning Study.2019 Page 52 SMS December,2019 need assistance finding housing and subsidies to Generally, these groups will require pay for rent while seeking employment. subsidized housing and assistance in finding housing. The Hawai`i Paroling Authority identified 852 parolees and exiting offenders in one year. 4. Recommendation Ideally. most of them will have spent time in transitional housing prior to leaving the facility toprovidethemtheresourcesandskillstheywill As the population of Hawaii continues to grow need to acclimate to community living. and age, identification of the demand for. and Unfortunately, the only Federal transition facility is inventory of, special needs housing demand andclosinginlateSeptember2019, and it is unclear supply will become more important. Even as wehowmanyStatefacilitiesareavailable. The need recognize that not every individual that has aisforgrouphomeswithspecializedservicesthatspecialneedwillrequireaspecifichousingoption,can accommodate at least 426 (assume a stay of over time a better tool for projecting and trackingsixmonths) soon to be released or placed on this population will be in order. parole offenders. Upon leaving the transitional The following section on homelessness uses thehome, there will be a need for assistance to find data available in the State's Homeless around 852 housing units per year. It is unclear if Management Information System (HMIS). The the number released per year will grow in the next data from the HMIS feeds into a coordinated entryfiveyears.system that matches homeless persons with Each year approximately 66 youth age out of the available housing. The system identifies theFosterCaresystem. There is a need for a specific needs within the population to enable a transitional type group setting for them that better match of supportive services required. provides the training and resources to findemployment, apply for scholarships, grants, and In fact, many of the people in the Special Needsfindaffordablehousing. By 2025 an additional ten group will become homeless if not offered both spaces/units per year will be needed. the transitional places to retreat and prepare for permanent housing and assistance in finding and Approximately 2.393 individuals have AIDS/HIV. funding permanent housing rental units upon Based on the HMIS analysis (to be discussed in leaving the transitional programs. the next section). there were 107 persons who had been served in by a homeless program who We strongly recommend that the State and self-identified as having HIV/AIDS and of these 28 County agencies serving persons with special exited to permanent housing. Having a needs begin exploring how to use HMIS data totransitionaloptionwhilewaitingforpermanentdeterminetheprogramsspecialneedspersons housing will be beneficial for this group. will need in conjunction with housing. Overall. just based on the Special Needs Group discussed here, there is a significant need for: Care facilities and/or home service providers for the elderly and for persons with serious mental illness: Transitional shelters/clinics for o Domestic Violence Survivors o Substance Abuse Offenders o Paroles and Ex-Offenders o Emancipated Foster Care Youth o Persons with AIDS/HIV. Permanent housing available when persons exit their transitional shelters/clinics. Hawaii Housing Planning Study.2019 Page 53 C SMS December.2019 B. HOMELESSNESS IN HAWAII 1. Individuals and families who lack a fixed, regular, and adequate nighttime residence 1. Introduction including an individual who is exiting an institution where he or she resided for 90 days or less and who resided in an emergencyHomelessnessinHawaiiisapersistentand vexing problem. Thousands of individuals and shelter or a place not meant for human hundreds of families struggle to access and habitation immediately before entering that institution: maintain housing while local. state. and federal governments funnel millions of dollars into 2. Individuals and families who will imminently outreach, shelter, housing. and service programslose their primary nighttime residence;to curtail the problem. 3. Needs in the homeless community are diverse, Unaccompanied youth and families with children and youth who are defined as but one constant is the need for permanent housing. homeless under other federal statutes who do To end homelessness, we must begin by ensuring the availability of housing units not otherwise qualify as homeless under this necessary for this sector of the population. definition: and 4. Individuals and families fleeing, or attempting In accordance with Housing First best practice to flee, domestic violence, dating violence. principles, now adopted federally and locally, it is sexual assault, stalking, or other dangerous. understood that people need the safety and life-threatening conditions related to violence stability of a home in order to address challenges against an individual or family member.and pursue opportunities.105 The availability of permanent housing is if we are to sustainably house Hawai'i's homeless. Additionally, a supply b. Context, Policies and Impact of supportive housing and service programs is needed to assist those dealing with the disabilities Hawaii homelessness began an unprecedented and life challenges that often compound housing climb in 2010, with overall numbers increasing 26 struggles. Issues like mental illness, substance percent statewide by 2016.108 Unsheltered abuse, physical and developmental disabilities. numbers increased even more significantly, Housing First prescribes that these issues are climbing 47 percent during the same time period. best dealt with once a person is stably housed.Homelessness had become one of the most visible issues in the state. HHPS 2019 continues to support the position that the lack of affordable housing is the primary driver By 2014. momentum gathered around system- of homelessness and that poverty and pathology level changes to the homeless service system. are secondary issues.106 That viewpoint is also Pilot projects and the implementation of several reflected in Hawaii's primary housing planning new evidence-based strategies were well document, the Consolidated Plan (HHFDC 2015). underway, including the development and utilization of the Vulnerability Index & Service a. Definition of Homeless Status Prioritization Decision Assistance Tool (VI- SPDAT) to assist in identifying the highest need The definition of homelessness has been refined clientele.93 This included new funding and since the last HHPS. HUD has added four increased investment in proven and strategies categories of homelessness in its recent Final such as homeless prevention, Rapid Rehousing. Rule Defining Homeless.107 Coordinated Entry, and an enhanced focus on Housing First practices within existing programs. os USCIH.bltpsalvwvw.usich gov/solutions/housinglhousing-first/ 107 McKinney-Vento Homeless Assistance Act. HUD's Final Rule 106 See HHPS 2006,2011.2016; Homelessness Section implementing the new definition at 24 CFR Part 91,582 and 583. Definition above reflects the changes. 708 HUD, Hawaii Point-in-Time Count Data. Hawaii Housing Planning Study,2019 Page 54 SMS December,2019 By 2016, the development of Coordinated Entry Rapid Rehousing Programs are a key tool forSystems (CES), for the O`ahu Continuum of Care moving homeless into permanent housing asNodCoC), Partners in Care (PIC) and the neighbor quickly as possible.109 island CoC, Bridging the Gap (BTG), made significant strides to streamline and increase All these system changes were tipping the scale efficiency in the homeless service system. The in the homeless crisis in Hawai'i and, in 2017, CES system connects individuals and families Hawaii saw the first decrease in the Homeless seeking services to the complete network of Point-in-Time count in eight years. This reduction resources and housing options available within of 8.8 percent statewide was followed by twotheirCoC. In 2017, both CoCs launched their consecutive years of modest reductions. respective CES systems. In 2018, Hawaii had the third-highest per capita Prevention and Rapid Rehousing programs rate of homelessness among the 50 states-460expandedsignificantlyfromtheironsetin2010, persons per 100,000. The homeless populationinitiallyfundedbya $2 million federal grant. decreased again from 2018 to 2019 by about 1.3 Prevention efforts have become an essential percent. However,there were still 6,448 homeless piece of effective homeless policy, often referred persons in Hawaii on any given night in 2019toas "closing the front door" to homelessness. (Table 43). Table 43. Homeless PIT Counts, State and Counties of Hawaii, 2009-2019 Year Pct. Chg. 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2016-2019 Sheltered 3,268 3,535 3,632 3,726 3,745 3,813 3,666 3,613 3,420 3,055 2,810 -22.2% O'ahu 2,445 2,797 2,912 3,035 3,091 3,079 2,964 2,767 2,635 2,350 2,052 -25.8% Hawai'i 321 286 229 170 160 211 220 271 275 200 243 -10.3% Maui 422 392 394 420 421 445 505 484 395 399 420 -13.2% Kaua'i 80 60 97 101 73 78 88 91 115 106 95 4.4% Unsheltered 2,514 2,299 2,556 2,520 2,590 3,105 3,843 4,308 3,800 3,475 3,638 -15.6% O'ahu 1,193 1,374 1,322 1,318 1,465 1,633 2,162 2,173 2,324 2,145 2,401 10.5% Hawai'i 615 313 337 447 397 658 1,021 1,123 678 669 447 -60.2% Maui 581 399 658 454 455 514 632 661 501 474 442 -33.1% Kaua'i 125 213 239 301 273 300 251 351 297 187 348 -0.9% Total 5,782 5,834 6,188 6,246 6,335 6,918 7,509 7,921 7,220 6,530 6,448 -18.6% O'ahu 3,638 4,171 4,234 4,353 4,556 4,712 5,126 4,940 4,959 4,495 4,453 -9.9% Hawai'i 936 599 566 617 557 869 1,241 1,394 953 869 690 -50.5% Maui 1,003 791 1,052 874 876 959 1,137 1,145 896 873 862 -24.7% Kaua'i 205 273 336 402 346 378 339 442 412 293 443 0.2% Source: State of Hawai'i PIT Counts, 2009-2019 c. Methodology Count;11° and the Homeless Management Information System (HMIS). There are two primary sources for homeless The PIT count is gathered in an annual multi-nightcountsinHawaii: the annual Point-in-Time (PIT) survey of homeless shelters and locations where homeless persons are known to congregate. PIT 709 https://www.huduser.gov/Publications/pdf/Strategies for https//www partnersincareoahu org/sites/default/files/PIC%202 preventing Homelessness.pdf 019%200ahu%20PIT%20Count%20Report%20-110 See, for example, Partners in Care 2019 Point-in-Time 20FINAL.pdf Comprehensive Report for a detailed description of the methods, definitions, and results of the count. Hawaii Housing Planning Study,2019 Page 55SMSDecember,2019 Count data has been best used to track progress These households represent an important part of and changes within the homeless community over the unmet demand for housing in Hawai`i. Their time, as it is a snapshot taken once a year. numbers are not included in Census data (the basis for population counts and housing demand The other source is the Homeless Management estimates). They are not included in annual Information System (HMIS). which maintains data counts of occupied housing units and they are not on homeless persons in shelters or encountered housed in any public sector residential programs at unsheltered locations across the state."' The (Group Quarters). Their need for a housing unit HMIS data file is populated by homeless services represents unmet demand, new demand that is agencies and providers based on the clients they added to the demand estimates we develop from serve. The HMIS database is used daily by population and housing production data. providers and state agencies to assist in the management and tracking of persons seeking Characteristics of Homeless Population services and in the coordination of resources in the homeless sector.Most homeless households are individuals (85%) Most of this section of the report is based on an (Table 44). The remainder are "family analysis of HMIS data gathered from April 2018 to households," two or more individuals who reside April 2019. SMS obtained a de-identified listing of together. There were 724 family households in all single and family households encountered by the data (15%) and about six percent of thoseHomelessProvidersinHawai`i from April 2018 to were couples or two-person households. The 2019. The overall dataset included all program remaining nine percent of households had more types and households served regardless of than two members, with a few having eight or housing status. more persons in the unit. Analysis was done by household, rather than by Couples and family households made up a larger individual, to identify the number of housing units percentage of the homeless population in Maui needed to meet demand. The housing demand and Kaua'i counties (about 25%). In Honolulu and analysis considered only homeless households Hawaii Counties, groups were about 15 percent within outreach. emergency, and transitional of the homeless count. shelter programs, and excluded those who had exited to permanent housing since entering Table 44. Household Size Among Homeless programs. Persons HH* Hawaii Kaua`i Maui O`ahu State 2. Number of Homeless Households Size 1 236 290 515 3.145 4,186 Based on the HMIS data, there were 6.610 2 29 27 55 183 294 households served in homeless programs 3 18 8 38 96 160 between April 2018 and April 2019. Of those 4,910 households, more than 70 percent were not 4 11 7 18 70 106 permanently housed. Some of these unhoused 5 11 6 8 54 79 households may have self-resolved during the year (found housing or were otherwise no longer 6 3 4 8 33 48 homeless). Others may still need housing. 7 3 2 1 25 31 Regardless, all were unhoused at some point during the year, and all were seeking help and 8+ 0 0 0 6 6 assistance into housing from one or more Total 311 344 643 3,612 4.910 homeless providers in Hawaii.Source: Hawaii HMIS Data, 2019. HH=Household 1 See. Yuan, Sarah. Hong Vo. Kristen Gleason. and Utilization Report, 2016. University of Hawaii at Manoa, Javzandulam Azuma. 2016 Homeless Services Center on the Family. 2015. Hawaii Housing Planning Study,2019 Page 56 SMS December.2019 3. Reducing the Number of Homeless Across the State, the percentage of households that contained hidden homeless persons There are three significant leverage points where increased from 17 percent in 2016 to 20 percent actionsof households in 2019, as shown in Table 45. can be taken to reduce the number of homeless persons: Across the four counties, there was little While still housed, preventing difference in the percentage of at-risk or hidden homelessness; homeless. Hawaii County had lowest percent at Immediately upon entering risk of homelessness (21%) and hidden homeless homemelessness, providing housing as 15/0), but all other counties were within two hoy as possible; percentage points of the Statewide average. When being placed in permanent housing from a homeless shelter, currently in Table 45. Households At-Risk or with Hidden programs.Homeless, State and Counties of Hawaii, 2019 At-Risk of All three options rely on the availability of Homelessness Hidden Homelessness affordable rental units. At-Risk House- Some No House- holds Not Hidden Hidden holds at Risk Homeless Homeless a. Preventing Homelessness Hawai'I 21% 79%15%85% Honolulu 26% 74%21%79% Of the 6.610 households served in homeless Kaua`i 24% 76%19%81% programs between April 2018 to 2019. 2,177 Maui 24% 76%22%78% 33%) of them were new to the homeless service State 25% 75%20%80% system. Reducing in flow to the homeless system • The questions used to identify hidden homeless householdsandpreventinghomelessnessisnecessarytochangedafterHHPS2011SourceHHPS2019 reduce the homeless problem. In all four counties, hidden homeless and those at There are two measures used to identify the risk of homelessness were more likely to be households likely to become homeless: At-Risk- people who were younger, relatively recent Households and Hidden Homeless. In the 2019 arrivals to our state. and persons with fewer HHPS Housing Demand survey, respondents economic resources. Hidden homeless were asked how long they could stay in their households were also larger, with 5.8 persons per current residence if they were to lose their primary household on average. source of household income. Twenty-five percent 25%) of Hawaii households reported that they It was more common for hidden homeless would be forced out of their homes after two persons to be doubled up with family membersmonthsorlessofsustainedincomeloss. That was higher than the 21 percent of at-risk households in 2016. than with unrelated individuals. In 2019, more hidden homeless wanted to move in the next five years (37% compared to 31% in 2016). Further, The other indicator of potential homelessness hidden homeless households had lower incomeperhouseholdmemberthanhouseholdsthatdid examines households that have doubled up, also not include hidden homeless members ($21.250 known as "hidden homeless." According to the vs. $33,750).U.S. Census, doubled-up households are defined as those that include at least one`additional"adult Understanding where people lived prior toinotherwords. a person 18 or older who is not entering programs can help identify strategies toenrolledinschoolandisnotthehouseholder, reduce homelessness. Figure 13 presents a spouse or cohabiting partner of the householder. breakout of these locations. We exclude households sharing accommodations because they prefer to live as extended families. Hawaii Housing Planning Study.2019 Page 57 SMS December.2019 Figure 13. Location Before Entering Programs1' depends on reducing that level of in-flow. If only 10 percent of at-risk households lose their primary 18°A source of income, then approximately 14,000 26%households would need assistance to keep them WARM from becoming homeless. Table 46. Number of Households Assisted to Keep Them from Becoming Homeless Program Type Hawaii Kauai Maui Oahu State HomelessnessPrevention 204 15 102 877 1.198 896 Source Hawaii HMIS Data. 2019. 40% Sheltered Unsheltered institutional b. Providing Housing as Quickly as Possible Doubled Up e Other Source. Hawaii HMIS Data, 2019. Rapid Rehousing programs have become essential for moving individuals and families out The largest number of homeless persons entering of homelessness quickly. Adhering to Housing shelters came from "unsheltered" locations (40%) First methods, these households are provided followed by "other shelters" (18%). Others (8%) financial assistance to help access housing were in "institutional" settings prior to entering a immediately. Often this type of housing includes homeless shelter. Roughly six percent (6%) were wraparound support services before and after doubled-up" with family or friends and two placement to assist with challenges related to the percent came directly from housed locations. move. Statewide. 1,420 households of this type were placed by Rapid Rehousing programs Many of the persons exiting from other shelters or statewide in a year. institutional settings were likely special needs individuals coming from institutions like prisons or Table 47. Number of Households Assisted in hospitals, or from other shelters such as Exiting Homelessness HIV/AIDS transitional homes. Strategies to Program prevent homelessness in these groups were Type Hawaii Kauai Maui 0`ahu . state discussed in the earlier Special Needs Section. Rapid 211 46 84 1.079 1.420 Rehousing Homeless prevention programs. prior to and at Source' Hawaii HMIS Data. 2019 the onset of homelessness, can be an extremely effective tool for reducing homelessness in high- cost housing markets. Successful systems 4. Unmet Demand for Housing for those include supportive services (especially upon in Homeless Programs discharge from institutions), mediation in housing court, and subsidies for rents and mortgages.13 Among households being served, some cannot The goal is to effectively prevent an episode of find or afford market-priced housing. The rest homelessness before it happens. need additional support services, before and after placement. Table 48 shows total 2019 unmet In 2019. Hawaii homeless service providers demand for individuals, couples/2-person prevented 1,198 households from becoming households, and family households of three or homeless. Progress in eliminating homelessness more. To estimate the number of needed housing 12 HMIS.April 2018 to April 2019 Data.113 HUD,https:Nwww huduser aov/Publications/pdf/Strategies for preventing Homelessness pdf Hawaii Housing Planning Study.2019 Page 58 SMS December.2019 units, we postulated that Individuals, couples and The largest unhoused group with a single 2-person households can be accommodated with condition was the 558 households dealing with a studio. Families of three or more would need a substance abuse. Serving households with larger unit. substance abuse issues requires an adequate supply of residential detoxification and treatment Statewide, there were 4.186 individuals, 294 facilities, after which permanent housing units will couples or families of two, and 430 larger families, be required. Our review of substance abuse who received homeless services over the course treatment facilities (see Special Needs) showed of the year but did not exit to permanent housing. that all or nearly all such facilities have waitlists. If our 558 households were to exit homelessness Table 48. Unhoused Households Statewide this year, we would need 558 additional substance abuse slots. After treatment, Hawaii Homeless Classification Households would need 558 housing units, 535 studios. and 23 larger units.Individuals 4,186 Couples and Family Households of 2 294 Family Households of 3+ 430 Mental health conditions affected 501 households Total Households 4.910 in the 2019 HMIS target group. Serving their Source:Hawaii HMIS Data. 2019 needs requires a combination of short-term treatment facilities and longer-term supportive c. Households with No Special Needs housing services. depending on the nature and severity of the condition. Access to adequate At program intake, clients complete the VISPDAT, medical care and treatment is likely necessary for which identifies any conditions or special needs this group to maintain housing. Data on what that could affect their ability to access or maintain percentages of mentally limited homeless housing. These data are collected in HMIS. Table persons proceed to independent housing is hard 49 shows the number of households for which to find. We have assumed that about half of the VISPDAT data indicated no need for special households would remain in permanent services. About half of unhoused households in supportive housing and half would proceed to homeless programs in the target year had no permanent housing. Thus, these cases will result conditions or special needs that would affect their in the need for 501 additional mental health beds ability to access or maintain housing. and, eventually, 251 new housing units. Table 52 shows a need for 1,471 affordable or Table 50 shows 367 households having at least subsidized studios statewide for individuals one person with a physical disability and 36 with 1,372) and couples or small families of two (99). at least one person having a developmental An additional 289 family households of three or disability. Some of these households will need no more would need larger units. Services needed residential treatment and proceed directly to by individuals and families with no special needs permanent housing. Their units may require are limited and usually short-term. They include ramps, grab bars, easy access showers. etc. and case management, job training, counseling, and housing for the developmentally disabled may short-to-mid-term financial or other assistance — requires wraparound services. Other households services that do not require in residence delivery. in this group may require some living assistance. either in an institutionalized setting or in small d. Households with a Single Special Need family care homes. Using the assumption that half of the households with a physical or Many individuals and families need additional developmental disability will be able to proceed to short to long-term support or residential services permanent housing, Hawai'i will need about 201 to sustainably maintain housing. Table 50 shows new affordable housing units and 202 spaces to the breakdown of supportive housing and service accommodate households in need of assisted needs statewide for unhoused households who living situations. have declared a single condition. Hawaii Housing Planning Study.2019 Page 59 SMS December.2019 e. Households with Multiple Conditions This makes it even more difficult to develop assumptions about types of housing needed by There were 1,688 unhoused households that had these households. More than 90 percent of them more than one condition (Table 51) in the 2019 are individuals. They will need treatment beds and target year. For these households, overlapping studios with wrap-around services. The rest are conditions and complex household situations will families and only 57 of them had three or more require case management services. CES must members. This suggests that the complexity in identify on a case-by-case basis the most the multiple conditions group is caused by co- appropriate solution for each household. morbidity rather than group size. Table 49. Unhoused Households with No Special Needs Households with No Special Needs O'ahu Hawai'i Maui Kaua'i State Individuals 1.049 35 209 79 1,372 Couples and Family Households of 2 66 8 25 9 99 Family Households of 3+ 191 24 45 20 289 Total 1,306 67 279 108 1.760 Source: Hawaii HMIS Data, 2019. Table 50. Unhoused Households with a Single Condition Substance Abuse Only Oahu Hawaii Maui Kaua'i State Individuals 386 14 55 51 506 Couples and Family Households of 2 21 0 5 3 29 Family Households of 3+ 15 3 4 1 23 Total 422 17 64 55 558 Mental Illness Only O'ahu Hawaii Maui Kaua'i State Individuals 328 34 54 26 442 Couples and Family Households of 2 16 4 2 0 22 Family Households of 3+ 26 4 7 0 37 Total 368 42 63 26 501 Physical Disability Only Oahu Hawaii Maui Kaua'i State Individuals 224 18 39 31 312 Couples and Family Households of 2 18 3 7 4 32 Family Households of 3+ 17 2 2 2 23 Total 159 23 48 37 367 Developmental Disability Only Oahu Hawaii Maui Kaua'i State Individuals 14 0 5 2 21 Couples and Family Households of 2 3 1 1 0 5 Family Households of 3+ 3 1 4 2 10 Total 20 2 10 4 36 Source: Hawaii HMIS Data, 2019 Table 51. Unhoused Households with Multiple Conditions Multiple Conditions Oahu Hawaii Maui Kauai State Individuals 1.144 135 153 101 1,533 Couples and Family Households of 2 59 13 15 11 98 Family Households of 3+ 32 12 11 2 57 Total 1.235 160 179 114 1,688 Source: Hawaii HMIS Data, 2019 Hawaii Housing Planning Study.2019 Page 60 SMS December.2019 Some part of each subgroup will need permanent months between April 2019 and March 2019.14 supportive housing. Using the assumption that By the end of that period. 1,127 of those half of the households with multiple conditions will households were permanently housed, be eventually proceed to permanent housing, suggesting that about 19 percent of homeless Hawaii will need residential treatment facilities for households can be accommodated without another 844 individuals. and another 844 studio additional units each year. The remaining 4,910 apartments later. For those who are less homeless households never exited programs or fortunate, Hawaii will need an additional 844 exited to unknown destinations. These permanent supportive housing slots. households require housing units that must be added to the current housing stock.15 Table 52 f. Summary of Needed Units summarizes the foregoing analysis and lays out the number and types of units that are needed for The homeless population upon which the former short-term (Transitional Shelter) and long-term analysis was conducted consisted of 6.037 (PSH and Affordable Housing) treatment of households active in homeless programs in the 12 households with each type of conditions. Table 52: Housing Units Needed to Accommodate Homeless Persons in 2019 Transitional Permanent Affordable HousingTypeofHouseholdShelterUnits116SupportiveHousingUnitsPSH) Units Individual or Couple (Studio) 1.471 Family HH 3 or more persons 289 Substance Abuse HH 558 558 Mental Health HH 251 250 251 Physical Disability HH 183 184 Developmental Disability HH 18 18 Mixed Conditions HH 844 844 844 Total 1.653 1,295 3.615 There is a demand for 1.653 additional transitional could either immediately, or after a time in shelter beds, mainly for substance abuse (558) transitional shelter, sustain an affordable rental and mental health treatment (251), as well as unit, with or without wraparound services. mixed conditions. There is a need for 1,295 additional permanent supportive housing units for Overall, there are 4.910 households represented individuals and families with various special above. Households counted as needing needs. Finally, there is a need for 3,615 transitional housing were also counted in the additional subsidized or unsubsidized affordable affordable housing category, as the transitional housing units for individuals and families housing unit is not a permanent housing throughout the state. destination. Households without a head of household or with inadequate data collected were An assumption was made for households in the not included. mental health, physical disability, developmental disability, and mixed conditions categories: 50 The SMS projections are more modest than percent of them would need PSH and 50 percent similar projections generated by the Corporation 4 Households without a head of household were excluded. it6 Following HUD definitions. these units are fundamentally as well as households with inadequate data collected. residential treatment facilities and not emergency shelter. 115 See Number of Homeless Households. Para 2. p. 62 Hawaii Housing Planning Study.2019 Page 61 SMS December,2019 for Supportive Housing (CSH)."' CSH estimated The average income for an unhoused homeless a need for 6,000 additional housing units.individual served in the state was $375 a month Table 53). Homeless two-person family This section of the SMS analysis focused on households did slightly better at $864 ($432 per housing demand within homeless programs only. person). Larger households per person income We developed estimates of current units needed decreases as family size increases. beyond market capacity. The CSH report included a demand analysis for all levels of housing There is little likelihood that these households intervention, including demand for Prevention and (especially those with conditions and special Rapid Rehousing funding, as well as needs) can maintain available market-rate incorporating projected demand and financial housing without deep, long-term subsidies, in the modeling used for cost analysis. If annual newly absence of significantly increased income. homeless numbers remain high, demand for additional units in these categories will rise. In the 2019 Housing Demand Study, renters were asked how much per month they spent on rent 5. Maintaining Permanent Housing and and utilities. Average costs for single household renters was $1.280 a month, up to $2,200 a Reducing Recidivism month for a 4-person household. Based on the average incomes for unhoused homeless One of the biggest challenges for keeping households, an average subsidy of$960 a month formerly houseless persons in permanent would be needed for these families to pay rent on housing is their ability to afford rental payments a market-rate unit. over a longer period. Table 53. Average Homeless Household Income Source: Hawaii HMIS Data, 2019. Household Size Hawaii Kaua'i Maui O'ahu State 1 521 593 413 338 375 2 786 1,595 1.091 700 864 3 1.445 1.814 1,127 709 946 4 1,385 2.709 1,530 980 1,230 5 1.057 2,538 1,191 957 1,115 6 2,055 2,575 2,172 931 1,345 7 1,493 2,892 N/A 1.245 1,335 8+ N/A N/A N/A 1.278 1.278 HH Average 673 813 576 401 470 Current subsidy programs pay varying amounts of Voucher Program, more commonly referred to as subsidies for shorter and longer periods of time. Section 8. lasts for as long as the household Rapid Rehousing Programs can last from a few qualifies and only requires a household to pay 30 months to two years and can pay the entire rent to 40 percent of their gross income in rent for a household. These programs try to taper depending on the affordability of the selected unit. down assistance over time to promote long-term sustainability post-program. The Hawaii Public Waiting lists for these programs range from Housing Authority (HPHA) Rental Subsidy immediate access for some Rapid Rehousing Program can pay up to $500 a month for larger funds for highly vulnerable families, the Public households. The Federal Housing Choice Housing Subsidy program is no longer accepting 117 Corporation for Supportive Housing.Hawaii Housing Projections and Financial Modeling.2017. Hawaii Housing Planning Study,2019 Page 62 SMS December,2019 applications due to limited supply. and up to three leading to progress in solving the homeless crisis to five years for Section 8. Finding affordable units in Hawaii. and landlords willing to work with homeless or Section 8 clients can prove challenging. This a. Increase Funding for Preventionlimitsthepotentialoftheprogram's success. Programs 6. Strategy and Planning Implications In order to "close the front door"to homelessness, enhanced targeted prevention programs are Our objective for 2019 was to bring together data needed to lessen the number of newly homeless to help planners develop homeless support families entering shelters and the streets each programs and to estimate the number of housing year. In the last year. statewide prevention units that might be needed to house homeless programs served about 1,200 households. If persons entering the ranks of the housed. those households had become homeless, the State could have seen an 18 percent increase in Between April 2018 and May 2019, nearly 9,000 households on the streets or in shelters that year. households were served in Prevention, Outreach. Shelter, and Housing programs statewide. Of Prevention efforts reduce costs and pressure on those, more than 2,500 households exited to the homeless service system. Prevention permanent housing. That was about 30 percent of programs are more successful in keeping the total households served over the course of households in permanent housing over a longer that year, which leaves about 70 percent of the period compared to other programs. It is easier, served population still homeless, struggling, more humane. and more affordable to keep receiving services. or unaccounted for. people in housing than to find them housing after they have become homeless. Table 54. Household Exits to Permanent Housing by Program Type More than 30 percent of those served by Households Permanent Exit homeless service providers between April 2018 Served Housing Rate and April 2019 were newly homeless households. Homelessness 1,187 702 59%Reducing the number of households entering Prevention homelessness is a cost-effective way to reduceRapid1,389 734 53%overall homeless numbers and is a significantRehousing Street Outreach 2,518 185 7%leverage point in the system for addressing homelessness. Emergency 2,584 670 26%Shelter(ES) Transitional 935 272 29%b. Increase Rent Subsidies Housing (TH) Total 8,613 2.563 30%The cost of not placing homeless households into Source:Hawaii HMIS Data 2019 permanent housing is very high. For example, In addition to all the currently homeless persons, many of these individuals and families are served newly homeless will continue to enter the system, in emergency shelters for extended periods of as shown in the number of at-risk and hidden itme. The average length of stay in an emergency homeless households. Over our 12 month shelter in Hawaii in the fiscal year 2017 was 112days. period, approximately 2,000 individuals and 500 A shelter bed funded by the U.S. Department of Housing and Urban Developmentfamiliesbecamenewlyhomeless. Given no costs, on average. $8.000 more each year than a significant changes in the economy, these Section 8 housing voucher. A shift in resources,numbers are likely to continue. While lower than with an emphasis on expanding state-levelthenumbersserved, these are less than the prevention and rental subsidy programs andnumbersbeingpermanentlyhoused. efforts. would lessen overall homeless programThefollowingarerecommendationstoimprove the housing and policy environment. hopefully 18 Hawaii HMIS. Service Utilization Reports Hawaii Housing Planning Study.2019 Page 63 SMS December.2019 expenses by targeting this sector of the c. Build Additional Affordable, Permanent, population.and Supportive Housing Units The average unhoused individual served during Adequate investment in suitable supportive the year made less than $400 a month.1t9 This temporary and permanent residential housing reality is in stark contrast to average monthly options. as well as supportive services for those housing costs paid by single-person households in off-site housing, is necessary to effectively statewide: $1.280.120 assist these households. Existing programs, including Section 8, HPHA "Supportive housing not only resolves Rental Subsidy Program, and Rapid Rehousing homelessness and increases housing stability, Programs, should be expanded to reach more of but also improves health and lowers public costs the unhoused population. Subsidies will need to by reducing the use of publicly funded crisis be significant and long-term. Subsidies are often services, including shelters, hospitals, psychiatric the only alternative to homelessness when there centers, jails, and prisons".121 While the cost of is a lack of affordable housing stock for the lowest housing this population can be quite high. the income groups. alternative is higher. For example, in Los Angeles. the average public cost for an unsheltered Extending the length of time a subsidy is available homeless person was $2,897 per month and the will enable newly placed households to continue average public cost for a resident in supportive in permanent housing and keep them from again housing was $605 per month, a five times greater becoming homeless. cost to the public for those unhoused versus those who were provided supportive housing. Concern over landlords' reluctance to accept housing vouchers and subsidies remains a Consideration should be given to identifying persistent problem in the service community. shelters or other facilities that can be retrofitted to Finding a unit with a landlord who will accept a provide single-person units offering specific homeless or at-risk client can make the housing supportive services. Supportive services can be process even more time-consuming. The delivered more efficiently when clients are in a government could promote renting to low-income residential setting. Depending on the conditions persons or leasing to social service organizations and special needs of the individuals, some by providing incentives to those landlords willing shelters may be Permanent Supportive Housing to participate. Some programs have had more or Transitional, eventually exiting to a permanent success in finding and maintaining affordable housing location with or without services. Given rentals long term by "master leasing" units and the number of individuals with single and multiple acting as the intermediary between their clients conditions. providing additional Supportive and the landlords. Housing options in the state will be necessary. Other options include creating Section 8 landlord guarantees and providing prompt money-back options for landlords who claim losses in excess of the security deposit due to damages caused by Section 8 tenants. Piloting and expanding programs such as these may help increase the stock of housing units available to lower-income sectors of the population. 119 Hawaii HMIS Data 2019. 121 USICH.www usich goy/solutions/housing/supportive-housing/ 120 HHPS Demand Survey.2019 Hawaii Housing Planning Study,2019 Page 64 SMS December,2019 C. HOUSING AND TOURISM visitor accommodations lead to a loss of residential housing stock? Hawai'i has a thriving visitor industry because it has many amenities — a pleasant climate, scenic 1. Traditional Relationshipbeauty, great beaches and water sports, good visitor products and infrastructure, a well-trained The traditional relationship between tourism andandexperiencedlaborforce, a pleasant lifestyle, housing markets starts with tourism's benefits toandahostculturethatprovidesafoundationforlocaleconomies. Virtually all sources agree: (1)hospitality and our Aloha Spirit.tourism is a good way to turn non-economic The visitor industry has been Hawaii's number assets into exports, improve the economy, create one industry since replacing sugar and pineapple jobs, and generate income and (2) if you production in the nineties. It provides 164,000 choose the visitor industry as a way to run your jobs per year, accounts for a substantial economy, you can expect high housing prices 124 percentage of the GSP, and contributes $1.8 and other problems. Fitz (2006) showed that billion each year in Hawai'i State General Excise tourism leads to an increase in second homes 126 Tax and the Transient Accommodations Tax. which increases property taxes and Biagi, et al. found that higher housing prices lead to issues in Overall, residents understand the economic affordability, displacement, and gentrification.127 benefits of tourism. However, with visitor arrivals These research findings will not surprise anyone approaching the 10 million mark, residents seek in Hawaii's visitor industry. benefits beyond the economic, a greater return on In Hawaii, the academic literature has not their "investment." While residents largely produced much on the direct impact of tourism on continue to view the industry favorably, some the housing market. The popular press, on theindicatorsofHawai'i Resident Sentiment have weakened.122 A strong visitor industry may also other hand, continues to investigate the issues. bring higher population growth, greater external Some went as far as to claim, "Some people 1d housing demand, and higher housing prices. complain that illegal rentals have caused housing prices to soar and have torn apart communities What is of interest to us here is the impact of the where residents know all their neighbors".128 In visitor industry on the residential housing market addition to these public reaction stories, someinHawaii. Do rising room rates affect residential data appeared, noting that, "at 80 percentrents?Does the increasing demand for alternative occupancy,the average Airbnb rent in 2015 wouldbringin $5,900 per month." That is nearly 3.5 122 Hawaii Tourism Authority, HTA Resident Sentiment accelerated housing price appreciation, especially in Survey 2018 Highlights, 2019. supply-inelastic markets, and (4) local investment in 123 Gunderson, Ronald J. and Pin T. Ng 2005 Analyzing physical amenities resulted in increased demand for the effects of amenities, quality of life and tourism on visits They saw this as evidence of a self-perpetuating regional economic performance using regression cycle of tourist development housing appreciation quantiles, Regional Analysis&Policy, vol. 35, no. 1. 126 Fitz, Richard G. (1982) Tourism, vacation home 124 Reeder, Richard J and Dennis M Brown 2005. development and residential tax burden. A case study of Recreation, tourism, and rural well-being. United States the local finances of 240 Vermont towns, American Department of Agriculture, Economic Research Services,Journal of Economics and Society, Vol. 41, No, 4, pp. Economic Research Report Number 7, August, 2005 375-385, October 1982. See also Ko, Dong-wan and William P Stewart. 2002. A 127 Biagi,Bianca,Dionysia Lambiri,and Alessandra Faggian structural equation model of residents' attitudes for 2012.The effect tourism on the housing market, in Uysal, tourism development, Tourism Management,Vol. 23, pp. M., et. al., (eds.), Handbook of Tourism and Quality-of- 521-530, 2002. See also, Affordable homes and tourism Life Research: Enhancing the Lives of Tounsts and are election issues in Midhurst, Midhurst and Petworth Residents in Host Communities,International Handbooks Observer, (UK),April 13,2015. of Quality-of-Life,Springer Science+Business Media B.V. 125 Carlin() and Saiz (2008) used visitor arrivals as a 2012. measure of consumer preference for local amenities 128 Riker, Marina.2015, State, City looking to crack down on They found: (1) amenities were linked to population and illegal vacation rentals, Honolulu Civil Beat, March 10, job growth, (2) "beautiful cites" attracted more skilled 2015. employees, (3) growth in visitor arrivals was related to Hawaii Housing Planning Study,2019 Page 65 SMS December,2019 times the average rent for a residential rental unit show that Individually Advertised Units (IAU) in 2015.129 counts of VRU may have been as high as 30,135 in 2018.131 What concerns us here is one particular part of visitor industry operations in Hawai'i --the number VPI supplemental studies show that short-term of rental properties being used for short-term IAUs exist in nearly all communities in Hawaii. rentals to transient parties. Short-term means suggesting that residential housing stock may rental contracts for 30 days or less. Transient have been affected. The same studies also show parties include visitors from out of state and that the units are heavily concentrated in visitor residents, traveling overnight or longer destination areas. Because the regulation and interisland.permitting of vacation rentals is under each county's jurisdiction, counties have different These types of rental units have been discussed permitting requirements and may prohibit short- using a variety of names. In this report, we will use term rental units outside specific districts. the term Vacation Rental Units (VRU). As used here, VRUs include single-family house rentals,2. Visitor Research Datamultifamilycondominiumrentals. and bed and breakfast properties. For 2019, we also looked at additional alternative accommodation types: Hawai`i's tourism economy has been growing timeshare, room or rooms in the owner's place of impressively for the last ten years. Between 2009 residence, and cottage or other units on owner's and 2018, visitor arrivals grew from 6.4 million to property. Some VRUs started as visitor 9.8 million (53.1%). accommodations units and others may be Table 55 presents data for the recovery periodtransformedresidentialhousingunits. In Hawaii: following the Great Recession. Before theasinothervisitordestinationareas, VRUs are subject to regulations. registrations, business Recession, visitor volume reached 7.4 million taxes, and tourist taxes. In addition, like other visitor arrivals. The recovery was completed by visitor communities. there are claims that some the middle of 2012, but visitors continued to flock VRUs operate illegally, in violation of zoning to Hawaii. The two most recent years showed codes or tax responsibilities. strong growth in arrivals of 5 - 6 percent. Regardless of the nomenclature. there is little Throughout this period of growth, the pattern of doubt that the number of VRUs in Hawaii has visitor accommodations has shifted. The percent been increasing. The Visitor Plant Inventory (VPI) of visitors who stayed at commercial visitor shows an increase from 10,768 in 2015 to 13,082 accommodations units grew during the recovery in 2018130. a 21 percent increase in just four years but slowed down after 2016 to return to the years. The VPI Supplemental Report extracted 2009 level. data from four vacation rental booking sites to 729 Honolulu rental market Affordable rental housing study visitors. Obtaining an accurate list of VRUs has been update, 2014, prepared by Ricky Cassiday for increasingly difficult and VPI has acknowledged that VRU Department of Community Services, City and County of counts may be underestimated. Honolulu, December 30, 2014. p. 115. 131 The report notes that the count includes listings of IL 3C The Hawaii Visitor Plant Inventory is an annual count of properties on the North Shore of Kauai that were visitor accommodations units conducted by HTA The temporarily closed due to limited access after the April study develops a list of visitor properties and then surveys flooding and rentals in the Puna area that may have been them to measure the number of rooms available to destroyed following the May volcanic eruption. Hawaii Housing Planning Study.2019 Page 66 SMS December.2019 Table 55. Hawaii Visitor Industry Statistics, 2009-2018 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 %Chg 2009 2018 Visitor Arrivals 6,420 6,917 7,174 7,867 8,003 8,196 8,563 8,822 9,278 9,827 53.10% Ix1.0001 by air Number of Parties 2,899 3,102 3,282 3,497 351 3,662 3,915 4,010 4,191 4,431 52.80% x1,000)Percent Use 87.6 88 88.8 89.4 89.7 89.6 89.4 89.7 87.6 87.6 0.00% Commercial Units° Percent Use 82.2 82.4 82.6 83 82.5 81.9 80.9 75.6 74.3 72.4 -11.90% Traditional Unitsb Percent Use VRU 5.4 5.6 6.2 6.4 7.1 7.8 10.7 7.7 11.8 13.5 150.00% Hotel Occupancy Rate 65.3 70.7 73.3 76.9 76.6 77.1 78.8 79.1 80.2 80 22.50% Average Daily Room Rate 177 $175 $189 $205 $230 $235 $244 $254 $264 $277 56.60% Average Residential Rent Rates 1,755 $1,730 $1,743 $1,768 $1,806 $1,844 $1,917 $2,019 $2,069 $2,083 18.70% a The percent of all visitor parties that used any type of commercial visitor accommodations units Excludes those who stayed with family and friends and those who remained aboard a cruise ship. The percent of all commercial accommodations user parties that use traditional visitor accommodations units - hotels. apartment hotels, condominium hotels, hostels, or timeshare units Sources: DBEDT. HTA Annual Reports. RentRange® The number of visitors that used traditional visitor room rates rose from $177 to $277 during the accommodations units132 grew but at a slower same period, a growth of 56.6 percent. pace than visitor arrivals--from 5.3 million in 2009 to 7.1 million in 2018 (+35% growth vs. +53% Finally, the median monthly rent for residential growth for arrivals). However,the share of visitors housing units in Hawaii rose from $1.755 in 2009 that used traditional units declined from 82.2 to $2,083 in 2018 -- an 18.7 percent growth rate percent to 72.4 percent over the past ten years. over ten years. Therefore, as the post-recession recovery proceeded, growing visitor arrival There was a notable increase in demand for numbers were met by rising visitor rents (ADR). vacation rental units (B&Bs, private rooms, and Residential rents grew by only a third of the rate shared rooms). The percent of visitors that used in the visitor industry. A property owner these units increased 1.5 times between 2009 considering the prospects of renting to visitors and 2018 (5.4%to 13.5%). The growth rate for the rather than residents might have been convinced use of VRUs by Hawai'i's visitors outpaced the by the numbers. There was a substantial use of traditional visitor accommodations during difference in what could be charged for a room this time. night - perhaps 3-times the local residential rate. In addition, there was a potential for even higher Hotel occupancy rates rose from 65.3 percent to rents in the future as visitor rental rates grew 80 percent during the recovery for a 22.5 percent much faster than residential rates. growth rate over ten years. Most of the growth occurred before 2015 and occupancy rates have 3. Housing Study Researchbeenrelativelysteadyforthelastthreeyears. Moreover. even if the traditional visitor accommodation unit numbers suggest some loss This study brings additional data to the subject. A of market share to VRUs. the share of revenue set of questions sponsored by the Hawaii may not have been affected. Average daily hotel Tourism Authority (HTA) were included in thedemandsurveyandtherewasaseparatesurvey 132 Hotels.apartment hotels.condominium hotels,hostels,or timeshare units. Hawaii Housing Planning Study.2019 Page 67 C SMS December.2019 of out-of-state property owners. The demand However, HTA noted, the figure may be survey queried Hawaii property owners on the overestimated134 and the 2018 figure is a better use of their real estate as a rental property and estimate because a change in technology allowed asked whether they rented to visitors. The out-of- the vendor to identify duplicate listings across state property owners' survey asked similar platforms. Therefore, the best estimate of the questions of a sample of owners whose tax billing number of VRUs in Hawaii in 2018 was address was outside of Hawaii. It also borrowed approximately 30,000 data from the most recent visitor research by . HTA.5. Estimating VRUs from Survey Data 4. Estimating VRU from Visitor Data Two important data sources, first developed in the HHPS 2016, were used to estimate the number of The HTA Visitor Plant Inventory (VPI) provides VRUs in Hawai'i. The first was the Housing historical data on accommodations units available Demand Survey. In that survey of 5,599 Hawaii to house Hawai'i's visitors. The 2018 VPI reports resident households, we asked homeowners if that there were 13,082 vacation rentals available they rent out any residential property they own for visitor use in 2018 that was a +3.3 percent and. more specifically, how many properties did increase in units from 2017 (12,661). However, in they regularly rent out on a short-term (less than the VPI Supplemental Report of the 2018 VPI, 30-day) basis. The short-term basis question is a based on data extracted from the four booking better determinate of units available for visitors to websites, there were 30,135 Individually rent than directly asking the owners if they rent to Advertised Vacation Rental Units (IAU)133 listed in visitors. As mentioned earlier. a visitor would the State of Hawaii in 2018. Furthermore, the include those Hawaii residents who live on total number of bedrooms available, represented another island: owners may not make that by these IAU was 49,348. distinction and would instead classify their renter as a resident. HTA explained that this count was based on data extracted from four vacation rental booking sites. The second source was the Out-of-State Property Even though VPI includes vacation rentals as a Owners Survey, in which we asked 2,251 out-of- property type. "due to the large number of state property owners a similar set of questions to vacation rental properties and the fluid nature of help estimate the number of VRUs they might the vacation rental supply, identifying and contribute to the inventory. gathering survey data from vacation rentals has been a challenge. As a result, the Visitor Plant Combining those data, SMS developed an Inventory survey has likely undercounted the analysis model in which the 2.251 Out-of-State actual number of Vacation Rental Units."surveys represented about 58.535 out-of-state property owners and the 5,599 Housing Demand The supplemental study estimate is a better Survey respondents represented 455,502 match than the VPI counts for visitor reports of resident households. The results show that there VRU usage. The estimated number of IAUs in were 64.843 units available for short-term rental Hawai'i in 2017 was 38,100, as reported in VPI. to visitors in 2018. 133 HTA 2018 VPI. pp. 60-61. rental unit listed on the booking sites, it is currently not 134 The Supplemental Study suggests the estimate may be possible to identify and eliminate much of the double and overstated. noting "Because of the lack of unique triple counting that occurs when a property is listed on identifying information associated with each vacation multiple booking sites Impact of Vacation Rental Use in Hawaii,2019 Page 68 SMS December.2019 Table 56. Residential Properties Rented Out on a Short-term Basis County Residential Properties Rented out on a Short-term basis Total Honolulu Maui Hawai'i Kauai Hawai'i Resident Owners(Demand Study) 43,712 31,013 5,091 5,633 1,975 Out-of-State Owners 21,131 6,042 6,797 3,038 5,255 Total Residential Properties Rented out on a Short-term basis 64,843 _ 37,054 11,888 8,671 7,230 Source: HHPS Demand Survey. 2019: Out-of-State Owners Survey. 2019 6. Adjusting the Estimate to Comparable The Out-of-State Survey measured VRUs as theVRUnumberofpropertiesrentedtovisitorsonshort- term contracts. We adjusted that count to onlyAdjustingtheEstimatefromHHPSResults. include individually rented units (instead of those managed by a hotel or condo pool). VPI That figure of 64,843 units available for rent on a Supplemental study estimates would be short of short-term basis included at least some the Out-of-State Survey estimate by (a) the commercial visitor rental units. These are units number of units not being advertised when that would be included in the hotel or condo rental Internet downloads were made; (b) the number of pool and would be classified as a traditional units not advertised on those specific online condo/condotel under the VPI unit classification. booking sites. and (c) the number of units that do not advertise.tis The two surveys asked the question, "How is your rental property advertised to renters." If they Adjusting Units included in the VPI answered, Through a hotel pool or condo Supplemental Studies for advertising management company," then we can eliminate methods. The 2018 supplemental study used them from the VRU count. Using figures from both four online booking sites: Airbnb. TripAdvisor,surveys. we determine that 55,576 units would be HomeAway, and VRBO. where VRBO is a classified as VRU. subsidiary of HomeAway. Those four sites accounted for 57.9 percent of the advertisingTheestimatesfromVPIandtheSMSstudiesmethodsmentionedbyourOut-of-State Owners would need to be adjusted for differing definitions and only 36.7 percent of our Hawaii residentandprocedures. The VPI Supplemental Study owners.136 If we use the most conservative value measured IAU as the number of units offered for of 57.9 percent used those online sites then the rent by the on-line booking sites Airbnb, VPI Supplemental estimate of 30.135 would HomeAway, TripAdvisor. and VRBO, at a specific actually represent 52,047 actual VRU in Hawai'i point in time. for 2018 (Table 57). 135 VPI 2018. p. 60. 36 Out-of-State Property Owners Survey, 2018 MIS Impact of Vacation Rental Use in Hawaii,2019 Page 69 SMS December,2019 ILTable 57. Adjusting the Estimates Advertise through a hotel Individually Advertised usingStateAirBnB,VRBO, Adjusted VPI Total rental pool or Rented Units HHPS condo Non- HomeAway,or Supplemental 2019) management Commercial" Trip Advisor Estimate HTA VPI Supply)company Hawaii Resident Owners 43.712 5.8/oDemandStudy) 41,177 36.70% 82,112 Out of State Owners 21.131 31.9% 14,399 57.90% 52,047 Total Vacation Rental Units 64,843 55,576 30,135 52,047 The locus of decision-making issue: Again, the size of the residential housing stock. The one of the findings of the Out-of-State Survey was HHPS surveys found that there were between that many property owners did not know how their 52,000 and 55,600 housing units available for rent units were rented. About 62 percent of them used to visitors on short-term basis in 2018. a rental agent and 43 percent were not sure because someone else advertised the property b. The Shared Economyforthem. We assumed these "unaware" respondents had renter profiles similar to those of The HHPS Housing Demand Survey also asked property owners who reported advertising details. questions related to the "shared economy" as part That may have been optimistic. Property of VRU use in Hawaii. Among all Hawaiimanagersmaybemorelikelytorent, more likely homeowners, 15,922 (6.5%) rented rooms in their to list on booking websites, and more likely rent homes; 5,495 (2.2%) rented out a cottage or other on short-term contracts. unit on their property; and 1,632 (0.7%) even In summary, the estimated number of VRU rented out their whole house, part of the year properties in Hawaii available to visitors differs considerably depending on the source. The c. Impact on Residential Rents adjusted number from the VPI supplemental studies is about 52.000 and the estimate from the Some studies have suggested that there is a HHPS surveys is about 55.600. relationship between greater use of vacation rentals and higher housing prices. The National 7. Impact on Housing Association of Realtors (NAR) blogs that VRUs increase rents, decrease affordability. and draw developers' attention to the top of the market. Estimating the impact of VRU requires that we Local researchers report that VRUs exacerbate look at the related items in the multiple data the affordable housing problem by reducing our sources available to us. housing stock and driving up rents, which in turn a. Units Used for Visitor Rental inflates demand for investment properties at the high end of the market.137 Speculation is that the increase in visitor arrivals, the slow growth of visitor plant. the pressure of Figure 14 brings together some foundation data visitor demand for units outside of resort areas, for visitor and residential rents in Hawaii over the and the rise of Internet booking sites decreased last nine years. For the visitor data. we took the Usborne, Isis and Benjamin Sadoski. 2016. The hidden cost of hidden hotels. the impact of vacation rentals in 411111r Hawaii, in UNITE HERE Local 5, May. 2016, p. 8. Impact of Vacation Rental Use in Hawaii.2019 Page 70 SMS December,2019 average daily room rate (ADR) for all commercial overall visitor arrivals through much of the period properties.138 Figures shown here are six times after the Recession. the ADR to accommodate the scale of the graph. The graph compares the weekly (7-day) rate with Residential rent rates also seemed to have the monthly rate for residential housing. The accelerated in the 2014 to 2015 period but have objective was to compare rates of change over slowed down in the last two years. time. For the residential figures, we chose the contract rent rates for all rental units in the Therefore. in the present time frame, the two rent State.139 We added the hotel occupancy rate as rates do not seem to be following in a similar a rough demand indicator. pattern. However, that does not mean they are not related. of course. Proving that would require In response to the Great Recession, both hotel a more complex econometric analysis - one that room rates and residential rates fell and showed is beyond the scope of this project. no sign of recovery until 2011. In fact, residential rents did not recover until sometime in 2012. Hotel Recently. a Hawaii researcher investigated the room rates rose quickly with 8—12 percent growth link between the number of vacation rentals in per year until 2013. Residential rents grew only 1 Hawai'i and rising rent prices.10 The research to 2 percent annually showed that residential rents in neighborhoods with high concentrations of vacation rentals did Figure 14. Hotel Room Rates and Resident Rent not rise significantly between 2016 and 2019. Our Rates, 2010-2018 own unpublished research found similar results. These neighborhood-by-neighborhood studies 2,5oo lend support to the rates shown in Figure 14. Still, we await definitive research to establish the link 52.000 between decreasing residential rental stock due to VRU conversion and rising residential rents. 51,500 On June 17, 2019, the Honolulu City Council passed two bills that contained strong regulations 1,000 for O'ahu's vacation rental industry.141 The resulting Ordinance 19-18 allows for 1,715 owner- 500 occupied bed-and-breakfast rentals in thez , County. The County says that 816 of those are so 0w, currently registered and that there are 8.000- 2010 2011 2012 2013 2014 2015 2016 2017 2018 10,000142 units operating illegally on Oahu. Visitor Arrivals(%Growth) New units must be B&B-type VRUs located in Weekly Hotel Room Rate($)Rates areas (Waikiki, Ko Olina, and Turtle Bay).Average Residential Rent Rates($) They must be registered and renewed annually.Source HTA: RentRange®.The Ordinance prohibits transient vacation units Visitor rates increased again in 2014 and have without a Nonconforming Use Certificate (NUC) maintained a steady 4 to 5 percent growth. Hotel and regulates hosting platforms. It requires themroomrategrowthhasmirroredthegrowthintofilemonthlyreportswiththeDepartmentof Planning and Permitting (DPP). It makes it illegal 138 DBEDT Data Book 2015 has rates for hotels, condo 141 Hawaii News Now 2019. City Council approves tough hotels.and timeshare units We used Hospitality Advisors new regulations for vacation rental industry,Hawaii News reports for 1st quarter 2016 estimate. Now, June 17, 2019. 139 Rent Range. average monthly rent for all rental units https.//www hawaiinewsnow comi2019/06/18/city- 140 Rickie Cassiday 2019 Cost for monthly housing in council-poised-approve-touqh-new-requlations-vacation- Hawai'i not hurt by illegal vacation rentals. study finds rentals/ Hotel Online. Sunday September 22, 2019 142 Rizzo, Cailey. 20-19. O'ahu just passed a new law that could affect your Airbnb, Travel+Leisure.June 26,2019. Impact of Vacation Rental Use in Hawaii.2019 Page 71 SMS December,2019 I to advertise short-term rentals not compliant with would lose 7.000 jobs, 336 million in household zoning regulations in Ordinance 19-18. Vacation income, 77 million in state taxes (Hawaiian Air). rental owners may not advertise without Countering that, pro-Ordinance representatives publishing their registration number in the ad. predicted that local rents will fall and that more Violators will receive citations, and if they persist new homes will be available at lower prices. in advertising, they will receive fines as per the law. It is no longer necessary to prove that an As a middle ground. there were predictions that illegal contract was signed or that there was intent effects would be minimal and short-term. Some to commit a crime. The advertisement is the researchers say that property sales. business crime. terminations, and tax revenue decreases may happen, but not in any dramatic way. Santa The Ordinance provides for fines of$1,000 for first Monica, after whose vacation rental law offense and up to $10.000 per day for repeat Honolulu's was patterned, passed their law in violations. These are the highest fines ever 2015 and did not experience large changes.145 proposed for short-term rental violations. Most researchers and market experts agreed it The law was passed and signed in June. In July, was too early to tell what the ultimate economic DPP informed 5,000 vacation rental operators impacts will be on neighborhoods and landlords, that their units were being considered for action real estate markets. visitor arrivals. and under the ordinance. Ordinance 19-18 went into expenditure accounts.146 effect August 1, 2019. A few impacts have already been felt. Early In July, the City began to announce that there articles in August and September noted that would be quick action on enforcement. They short-term rental listings dropped 37 percent in suspended front-desk operation to handle an the first two weeks,147 reports of vacation expected increase in activity under the new rules. cancellations, and loss of revenue by those who They added new staff to deal with increased supply post-arrival goods and services to inspections143 and to convince rental landlords visitors148. Some said that, in their attempt to find they were serious about enforcement.144 alternative reservations, they discovered that hotel and other rental properties had raised their Initial reactions were interesting. The anti- rates substantially,149 taking advantage of vacation rental forces were quiet. Those against hapless tourists. the new law were quick to predict serious problems. They spoke of reduced visitor All counties have their own new rules for accommodations stock, rising local rents, and regulating vacation rentals as documented in the home prices. They predicted that local landlords Department of Commerce and Consumer Affairs would be ruined financially and would be forced to (DCCA)website.150 We are not aware of and plan sell their rental properties. Nationally, there was to use Honolulu as a field test of the economic a prediction that the new regulations would hurt impact of vacation rental regulation. Hawai'i's economy (Expedia) and that Hawaii 143 Associated Press. 2019. Honolulu adds inspectors to 148 Lapan. Tovin New vacation rental rules of Oahu spark help enforce vacation rental law. Friday,August 16.2019 cancellations. complaints, Travel Weekly, August 15. 144 City and County of Hawaii. 2019. Short-Term Rentals. 2019. last update 8/23/2019, https.//www honolulu.gov/doostr 149 Jedra, Christina 2019. Tourists scramble as Oahu 145 Schenfeld, Nikki. 2019. Real estate market impact if vacation rentals disappear under new law. Civil Beat. vacation rental bills pass. KHON2 June 9. 2019. August 12, 2019. 146 Fujii-Oride, Noelle 2019. Impact of Oahu's vacation t50 rental crackdown, Hawai'i Business Magazine. See http://cca.hawaii.gov/ins?s=Transient+Vacat September 16. 2019.ion+Rentals&type=usa for updated information. 147 Associated Press 2019. Oahu illegal rentals drop after short-term rental law OKed. Associated Press, Wire Service Content. August 7, 2019. Impact of Vacation Rental Use in Hawaii,2019 Page 72 SMS December,2019 D. HOUSING AND NATIVE HAWAIIANS persons per bedroom (21.2% v. 10.9%) and much more likely to be doubled up (24.5% v. 9.0%). There were 455.502 households in Hawaii in Native Hawaiian households also tended to be 2019. Of those, 117,371 households (25.8%) more multi-generational, with 63 percent of multi- were Native Hawaiian households.151 Over 6-out- person households having two or more of-10 Native Hawaiian households (62.4%) lived generations living under the same roof, while only in the County of Honolulu and 19 percent resided 45 percent of non-Native Hawaiians live in multi- in Hawai`i County. Maui County was home to 13 generational households. percent of Native Hawaiian households and the remaining five percent lived on Kauai. Of the Native Hawaiian households surveyed. 11 percent were living on Hawaiian Homestead Land Almost two-thirds (64.9%) of Native Hawaiian (12,755 households) in 2019, similar to 2016.152 households, the head of household had lived in Also. among Native Hawaiian households, 20 Hawaii all their life, compared to just 36 percent percent had at least one member on the waitlist to in non-Native Hawaiian households. receive a DHHL award (23.883 households) on which they intended to reside. Of those The household size among Native Hawaiian households. only about three-quarters (73.0%) households was notably larger; almost half of all were sure that they intend to have a house on that Native Hawaiian households (46.6%) have four or land. more people compared to just 21 percent of non- Hawaiian households. Native Hawaiian An additional 21.399 Native Hawaiian households households were much more likely than other stated that they have a household member households to be crowded with more than two eligible to apply for a Hawaiian Home Lands lease but were not yet a leaseholder nor an applicant. Table 58. Crowding and Doubling Up, Native Hawaiian Households, State of Hawaii, 2019 Non-Native Native Hawaiian Hawaiian Households Households Total Count Percent Count Percent Count Percent Household Size 4 or more-person-HH 54.672 46.6% 72,198 21 4% 126.870 27.9% Crowded Based on More than 2 or more 23,975 21 2% 34,932 10 9% 58.907 13.6%Persons Per Room persons per bedroom Households doubled up Yes 28.702 24 5% 30,549 9.0% 59,250 13 0% The household income of half (51.8%) of the supports a greater number of household Native Hawaiian households in 2019 was under members than non-Native Hawaiian households. 75,000, like the household income distribution 49.5%) of non-Native Hawaiians. Although both Over two-thirds of Native Hawaiian households groups have a similar distribution of income. the lived in a single-family dwelling (66.7%)versus 57 income of the Native Hawaiian households percent of non-Native Hawaiians. The figure is down from 73 percent of Native Hawaiians living 151 According to definitions used for the study. a Native Hawaiian. The unweighted sample size for Native Hawaiian household is one in which at least one person Hawaiian households for the 2019 Demand Survey was identified as Hawaiian or Part-Hawaiian resides The 2.481 figures will not match Census or ACS data which define 'S2 The counts reported from the survey differ from DHHL a Native Hawaiian Household as one in which the wait list. as the survey counted households and the wait householder (head of household) is all or any part list captures all unique individuals. Impact of Vacation Rental Use in Hawaii,2019 Page 73 SMS December.2019 in single-family dwellings in 2016. Interestingly, households reported they would become Native Hawaiians were less likely to be living in a homeless if they lost their primary source of condominium than non-Native Hawaiians (5.3% income for more than two months. v. 12.7%). Native Hawaiian households sheltered many More than half (56.3%) of Native Hawaiian more hidden homeless persons than non-Native households continue to own their current Hawaiian households. The Housing Demand residence. similar to the non-Native Hawaiian survey data show that 38 percent of Native households (58.0%) ownership rate. This was a Hawaiian households included at least one greater percentage of Native Hawaiian person who was residing there because they had homeowners in 2016 (54%), but similar to the insufficient resources to buy or rent their own figure in 2011 (57%). place (hidden homeless). The comparable figure for non-Native Hawaiian households was 19 Overall, the monthly mortgage payment made by percent. Native Hawaiian households was similar to non- Hawaiian households, with a third (35.3%) of the When asked how soon they planned to move to Native Hawaiian households paying $2,000 or another home, four out of ten Native Hawaiian more per month. However. Native Hawaiian households indicated that they would probably households were less likely than other never move, similar to non-Native Hawaiians households to have paid off the mortgage on their (38.8% vs. 40.3% of non-Native Hawaiian current residence (19.3% v. 27.7%). households). One-third reported that they plan to move within the next five years, with an additional The percentage of Native Hawaiian and non- four percent planning to move in six to ten years. Native Hawaiian households renting their current residence was similar (39.2% v. 38.4%). The When they move, Native Hawaiian households distribution of monthly rent paid by Native were more likely to remain on the same island Hawaiian households and non-Native Hawaiian (63.1%), with only 7 percent planning to relocate households was also very similar, with the median to another island in the State. Among those who monthly rent being between $1,400 and $1.699. plan to relocate to another island, almost half 44.9%) stated that they wanted to move to Consistent with the findings on household Hawaii Island. A significant portion of income. Native Hawaiian households were more households, 16 percent of Native Hawaiian likely to be receiving rental assistance of some households, planned to leave Hawaii when they type than were non-Native Hawaiians (18.2% v. move. 12.8%). Roughly 8,400 Native Hawaiian households received some type of assistance For those who planned to move within the State, 16,600 non-Native Hawaiians households 73 percent of Native Hawaiian households receive rent assistance). Slightly more Native expected to purchase their next home, while 17 Hawaiians versus non-Native Hawaiian percent of these households, plan to rent their households lived in public housing (4.0% v. next unit, with the remaining households 2.7%), Native Hawaiians were much more likely uncertain about their next tenure. Half of these than non-Native Hawaiian households to be movers would prefer a single-family home recipients of Section 8 rental assistance (9.8% v. (54.4%) with two-thirds expecting three or more 5.6%). bedrooms and three-quarters (77.7%) expecting at least two bathrooms. The Housing Demand Survey indicated that 32 percent of Native Hawaiian households would be Over half (54.7%) of Native Hawaiian households considered at risk for homelessness. up nine planning to buy their next home reported that they percentage points from the 2016 study. Among had no more than $75,000 available for the down non-Native Hawaiian households, the payment. A larger percentage of Native Hawaiian comparable figure was 23 percent. These (7.8%) than non-Native Hawaiian households Impact of Vacation Rental Use in Hawaii,2019 Page 74 SMS December,2019 3.9%) reported that they had no funds available indicated that it was simply too expensive to for a down payment. Almost half(44.9%) of Native purchase a unit in Hawaii. Another major reason Hawaiian households planning to purchase their (44.8% of households) stated that they could not next home could afford to make a median monthly afford the down payment. For those Native mortgage payment of no more than $2,000 a Hawaiian Households who might rent when they month. This ability to pay was similar to non- move next, more than half (56.9%) feel they can Native Hawaiian households.only afford up to $1,400 per month for all housing costs. Among Native Hawaiian households not planning to buy their next home, more than 7 out of 10 Table 59. Demand and Housing Preferences, Native Hawaiian and Non-Native Hawaiian Households, 2019 Native Hawaiian Non-Hawaiian Households Households Total Count Percent Count Percent Count Percent Effective Demand Movers Prefer to Buy 18.379 45.8% 49,921 49 1% 68.300 48.2% Prefer to Rent or 21.779 54.2% 51,686 50 9% 73.465 51.8%Other/Unsure Total 40.158 100 0% 101,607 100.0% 141.765 100.0% Source. HHPS Demand Survey. 2019. Previously, we calculated the Effective Demand Fifty-seven percent (57%) of the 14,407 units for housing to be 141,765 households (Table 15). would be needed to accommodate Native Of those units, 40,158 (28.3%) would be from Hawaiian households that earned 80 percent or Native Hawaiian households. Across the State. less of the HUD AMI (8,142 units). Approximately units needed to house Native Hawaiians were 13 percent of the needed units would be required almost evenly divided between ownership (46%) to house Native Hawaiian households earning and rental units (54%). more than 180 percent of AMI annually. Finally, we have prepared a table of needed units Statewide, of the units needed to accommodate for Native Hawaiian households (Table 60). Of Native Hawaiian households, demand for single- the 50.156 housing units needed to family dwellings was roughly 68 percent (9.864 accommodate Hawai'i's households between units). 2020 and 2025, approximately 14.407 will be needed by Native Hawaiian households. Impact of Vacation Rental Use in Hawaii.2019 Page 75 SMS December,2019 Table 60. Needed Housing Units by HUD Income Classification, Native Hawaiian Households,Counties and State of Hawaii, 2020-2025 Total Units Needed,2020 through 2025 HUD Income Classification LT 30 30to 50 50 to 60 60 to 80 80 to 120 120 to 140 140 to 180 180+Total State of Hawaii 3,554 1,319 473 2,797 1,853 736 1,765 1,911 14,407 Ownership Units 912 519 145 1,711 655 696 1,383 1,746 7,766 Single-Family 882 358 142 1,287 506 641 1,221 1,520 6,556 Multi-Family 30 160 3 424 149 55 163 226 1,210 Rental Units 2,642 800 328 1,086 1,199 40 381 165 6,641 Single-Family 1,207 353 30 804 687 19 140 68 3,308 Multi-Family 1,435 447 298 282 512 21 241 97 3,333 Honolulu 2,349 986 206 2,046 1,256 478 1,208 1,117 9,644 Ownership Units 522 384 0 1,240 286 478 910 1,074 4,893 Single-Family 502 236 0 861 178 423 820 849 3,869 Multi-Family 20 148 0 378 108 55 89 225 1,024 Rental Units 1,826 602 206 806 970 0 298 43 4,751 Single-Family 731 250 0 655 499 0 99 42 2,277 Multi-Family 1,095 351 206 151 471 0 199 1 2,474 Maui 374 143 59 219 237 106 334 472 1,945 Ownership Units 120 74 0 115 68 67 264 362 1,068 Single Family 120 62 0 70 67 66 228 361 974 Multi-Family 0 12 0 45 0 0 35 1 94 Rental Units 254 69 59 104 170 40 71 110 876 Single-Family 222 67 15 65 148 19 29 26 590 Multi-Family 32 2 44 39 22 21 42 84 286 Hawaii 727 164 178 439 335 101 209 277 2,430 Ownership Units 222 61 131 329 302 101 197 265 1,607 Single-Family 222 61 131 329 261 101 159 265 1,528 Multi-Family 0 0 0 0 41 0 38 0 79 Rental Units 504 104 48 109 34 0 12 13 824 Single-Family 212 36 0 17 15 0 13 0 292 Multi-Family 292 68 48 92 19 0 0 13 532 Kauai 105 26 29 94 25 51 13 45 388 Ownership Units 47 0 14 27 0 51 13 45 198 Single-Family 37 0 11 27 0 51 13 45 185 Multi-Family 10 0 3 0 0 0 0 0 13 Rental Units 58 26 15 67 25 0 0 0 191 Single-Family 42 0 15 67 25 0 0 0 149 Multi-Family 16 26 0 0 0 0 0 0 41 Source Housing Demand Survey and Hawaii Housing Model, 2019. IkkIIIPY Impact of Vacation Rental Use in Hawaii,2019 Page 76 SMS December,2019 E. SUSTAINABLE AFFORDABILITY affordable housing in Hawai'i. Leasehold arrangements can provide access to more A sustainable lease is a leasehold arrangement affordable housing units and maintain them in the that sustains a property in an affordable price affordable housing stock. Even where leasehold range for a specified period. Details of the property is unpopular. a sustainable lease arrangement vary and are written to preserve appeals to many potential homebuyers. government-assisted affordable housing stock and to facilitate housing acquisition by low-income a. The 99-Year Lease Researchhouseholds. Leasehold arrangements have been included in The 2019 Housing Demand Survey investigated a the HHPS studies over the last 16 years.153 That specific sustainable lease product proposed by research has determined that about 16 to 18 the Hawai'i Housing Finance and Development percent of potential homeowners want to lease Corporation. Elements of the lease product were their next home. Another 30 to 35 percent would introduced two at a time, as shown in Figure 15. be willing to consider leasing. Together the two groups demonstrate that leasing is a reasonable The questions were asked only of Demand solution for about 45 percent of households. as Survey respondents who were going to move to a many as 5.500 households per year statewide.154 unit in Hawai'i, wanted to purchase their next residence, and said they could afford monthly As more conditions or features were added to the payments between $1.100 and $2,999. In total, lease questions, leasing became more attractive 608 respondents answered all four questions. to potential buyers. Several features that have been attractive to HHPS respondents in the past Analysis began with 56 percent willing to buy include: (1) a nominal down payment [46%], (2) a under the proposed sustainable lease. That was renewable long-term lease (66 to 99)years[55%], much higher than the starting position of any 3) ability to pass the lease to heirs [61%]. and a question we have used in the past. In part, that guaranteed buyback at a fixed ROI [71%]. may have been because we were asking the persons most qualified to use the program. The In the end, 50 to 60 percent of potential buyers initial question in the past was whether the prefer fee simple ownership. They would not respondent would prefer to buy leasehold or fee consider leasehold in any format. simple property. This year the set began by asking people to give their evaluation of the The characteristics of those who are interested in owner-occupancy and shared equity option of the leasehold are of interest. In the past, we have 99-year lease product (Figure 15). said that leasehold arrangements are most attractive to those who need them most.155 As each subsequent question was asked, some respondents changed their position on the lease. Leases appealed more to renters than to owners. When asked about the multi-family and 99-year They appealed to households that were crowded lease option. 25 percent said they preferred the and/or doubled up. They had strong support lease, 30 percent were willing to consider a lease, among households earning between 80 and 140 and 39 percent said "no." The third question percent of the AMI on O`ahu. On Maui and Kauai, introduced the non-profit agency but reduced the interest was highest among households making lease period to 60 years. The "yes" responses less than 80 percent of County AMI. went down to 24 percent. willing-to-consider went up to 34 percent. and negative responses Results of past research show that there is a role dropped to 36 percent. for the sustainable lease concept in developing 153 Hawaii Housing Planning Study. 2006. 2011. and 2016 154 None of the leasehold research respondents were The individual questions used were formulated differently qualified by income or any other resources. so the at times, and they were asked of different groups of number of lessees is likely to be over-estimated respondents See Appendix Exhibit C-3 for details. 155 Hawaii Housing Planning Study 2016. p. 72. Hawaii Housing Planning Study.2019 Page 77 SMS December.2019 Figure 15. 99-Year Lease Questions No. Features Question Wording SL1 Owner occupancy The State or county government can assist private home builders in and shared equity making homes more affordable by reducing the cost of development. If you purchase a government-assisted home at an affordable price, you must (1) own and occupy the home for an initial period of at least 10 years and (2) share a percentage of the increased value of your home if you no longer use the home as your primary residence (e.g.. you rent or sell it). Would you be willing to buy a home at an affordable price with the 10-year owner-occupancy and shared equity appreciation restrictions? SL2 Multi-family and The State is looking into developing townhouses and condominium 99-year lease units on State land and offering these homes for sale in leasehold at affordable prices. If you purchase an affordable leasehold property. you would own the housing unit and make fixed land lease payments to the State over the term of the lease, say 99 years. You could sell or transfer ownership subject to the 10-year occupancy and shared equity appreciation restrictions we covered in the last question. Would you be willing to buy an affordable townhouse or condo with a 99-year lease on State land? SL3 Non-profit agency Would you consider buying an affordable leasehold property if the land and 60-year lease was owned by a non-profit agency, instead of the State, and leased to you for 60 or more years? SL4 Summary: Owner Would you consider buying this kind of leasehold property from a non- occupancy, pass to profit agency if you had to occupy it as your primary residence and never heirs and buy-back rent it, but could pass the home on to your children with a new long-term at Fair ROI, non- lease or sell the home back to the non-profit at a fair return on your profit agency investment? The general impact of the piecemeal introduction During the process, 71 percent of respondents of elements of the 99-year lease product was to changed their positions on the issue, some more increase the number of people who were willing than once. to consider the option. Each new set of options added to the complexity of the issue. In the end, 27 percent preferred the 99-year lease option (Figure 15) and another 40 percent were The fourth question summarized the major willing to consider it. Applying those figures to the elements of the product in slightly different demand estimates in the survey, the market languages. At that point. 34 percent preferred the potential for the product would be as many as 99-year lease, 37 percent who were willing to 32,000 buyers (including those willing to consider) consider it, and 36 percent who still said "no," in the next five years. That is, there could be indicating they preferred fee-simple property. We 32,000 households wanting to begin the process did not lose any respondents as we went along, of obtaining a 99-year lease on a multi-family and the number who said "don't know" or refused condominium unit on State-owned land with a 99- to answer a question dropped steadily as we year lease as described in the survey. A more proceeded with the interview.conservative estimate would be 13.300 buyer households based on those who answered "yes" to the lease questions. Hawaii Housing Planning Study,2019 Page 78 SMS December,2019 Our questions were asked of people who conditions described in Figure 15. All of them expected to move in the next five years. In year would be able to pay between $1,100 and $2.999 one, about 2,600 households may apply to buy a per month in shelter payments. multi-family unit with a 99-year lease with the Table 61. 99-Year Lease Reaction by County State Honolulu Hawaii Kauai Maui Yes. would buy a 99-year lease 27% 23% 31% 46% 43% Willing to consider a 99-year lease 40% 43% 36% 24% 30% No, not interested 27% 27% 30% 22% 23% Other 6% 7% 3% 7% 4% Total 100% 100% 100% 100% 100% Percent of movers who wish to buy and expect to pay between$1,100 and $2,999 in monthly shelter costs. Results differed to a small extent across counties. percent of the area AMI were more likely to The overall support was between 66 and 73 support the lease (80%). percent. The "would buy" response showed that a lesser preference on Oahu (23%) compared to Current homeowners were less likely (65%) to the other counties (31 to 43%). At the same time, favor the 99-year lease than were current renters Oahu had the highest proportion (43%) of people (83%). who were willing to consider the 99-year lease. Renters who want to own (84%) were more likely Older people were less likely (63%) to favor the to favor the 99 year lease than homeowners wholeasethanyoungerpeople (73%) and support want to own their next units (65%). reached 78 percent among people younger than Crowded households were more likely to approve35. Married people were more likely (75%) than the lease, and support among households withsingle, widowed, divorced, or separated people more than 1.5 persons per room (the U.S. Census66%) to be willing to use the lease product. definition of extremely crowded) reached 77 percent. Native Hawaiians were more likely (84%) than non-Hawaiians (69%) to favor the new lease People who were going to move relatively soon product. were more likely to value the 99-year lease product. Those who wanted to move in the next There was no systematic difference in household five years (about 80%) were willing to use or income. That was not surprising since income consider the lease. Among those whose plans to varies with household size. Neither was there a move were less immediate (5 to 10 years). 59 substantial difference in support for the lease percent were interested. product when we looked at HUD income levels. These are adjusted for household size. As People who live in multi-family units, whether expected, the lower HUD classifications were renters or owners, were more likely (74%) to more in favor of the lease. In the less than 30 approve of the State's proposed 99-year lease percent AMI category, support reached 81 than people who live in single-family units (69%). percent. Also expected. people in the highest The same was true for those who wanted to move classification were least likely to approve (64%). to a multi-family unit (78%). This is a familiar In the mid-range. we found that households with finding based on the respondent's experience incomes between 50 and 80 percent of AMI with multi-family living accommodations.expressed less support (65%) than we expected, and those with incomes between 120 and 180 Hawaii Housing Planning Study.2019 Page 79 SMS December.2019 0 F. HOUSING AND TRANSPORTATION both the 2016 and 2019 Housing Demand Surveys. The Housing and Affordability Index,1S6 also called the H+T Index. provides a different The tables below show Index results for each of perspective on housing affordability by including the Counties and select communities. transportation costs in the equation. The Index provides insights throughout the U.S., including Table 63. Examples of Oahu Housing & Hawaii. Transportation Index Housing Combined The more traditional measure of affordability Cost Transportation CostHH recommends that housingcosts should not n of cost HH (in of Areas on Oahu Incomee)) income) income) exceed 30 percent of household income. Under C&C Honolulu 33% 19% 52% this view. a little over half (55%) of US Kapolei 35% 22% 57% neighborhoods are considered "affordable" for a Pearl City 33% 20% 53% typical household. However, that measure fails to Kailua 45% 21% 66% consider transportation costs, which are typically Urban Honolulu1si 29% 16% 45% a household's second-largest expenditure. The H+T Index offers an expanded definition view of Table 64. Examples of Maui Housing & affordability. It sets a new benchmark: combined Transportation Index housing and transportation costs should not exceed percent of household income. Housing Transportation Combined(°r° Areas on Cost(%of Cost(%of HH of HH Maui HH income)income) income) Based on the 45 percent of combined housing Maui Island 34% 23% 57% and transportation costs plus percentage of Lahaina 33% 21% 54% household income benchmark noted, all four Kihei 32% 21% 53% counties have significantly higher index levels Kahului 34% 21% 54% Table 62). Hawai'i County. the largest of the islands. has the highest transportation costs and Table 65. Examples of Kauai Housing & combined index overall. Transportation Index Housing Table 62. Housing & Transportation Index by Cost(%of Transportation Combined(% Areas on HH Cost(%of HH of HH County Kauai income)income) income) Housing Kauai County 32% 24% 56% Cost(%of Transportation Combined Po'ipu 53% 24% 60% HH Cost(%of HH (% of HH Kilauea 37% 27% 65% Counties income) income)income) Kapa'a 26% 23% 49% Hawai'i 33% 29% 61% Lihu'e 33% 22% 55% Maui 34% 23% 57% Table 66. Examples of Hawaii Housing & Honolulu 33% 19% 52%Transportation Index Kauai 32% 24% 56%HousingCost(% Transportation Combined Areas on of HH Cost(%of HH (%of HH Concepts such as these are the foundation for Kauai income)income)income) transit-oriented-development (TOD) nationally -Hawai'i County 33% 28% 61% building affordable housing centered on public Hilo 30% 27% 57% transportation hubs in order to keep housing and Kona 32% 26% 57% transportation costs affordable to working-class Waimea 42% 29% 72% households. Questions related to the interest in Ocean View 19% 29% 48% living near a transportation hub were included in Statewide over 56 percent of respondentscommutetoandfromworkorschoolatleastfour 155 The Center for Neighborhood Technology's Housing and Transportation Affordability Index, http!!htaindex cnt orq. 157 This includes areas from Halawa to Wai'alae Kahala Hawaii Housing Planning Study,2019 Page 80 SMS December,2019 days a week. The percentage of commuters is Monthly transportation cost for households who highest on Oahu and lowest on Hawaii Island. use public transportation is highest on Kauai at Oahu has the highest percentage of commuters $131.62 and is lowest on Oahu at $95.52. This that use public transportation at 13 percent. Maui is likely due to the lower cost of gasoline on Oahu, and Hawaii Counties have the lowest at 5 as well as the greater availability of mass transit. percent. This is likely due to the extensive bus The average time for the longest commute in a service available on O'ahu. household on O'ahu is almost 30 minutes. with Maui and Kauai averaging closer to 24 minutes. Table 67. Commuter Characteristics Characteristic 0`ahu Maui Hawaii Kauai State Percent of households in which one or more adults commute to and from work or school at least four days a 58.0% 55.5% 51.3% 57.1% 56.7% week Percent of commuters who use public transportation at 13.3% 5.4%5.4%8.1% 11.1%least three days a week Average monthly transportation cost for commuters who 92.52 $112.51 $108.59 $131.62 $101.21usepublictransportation Number of adult commuters in the household 1.81 1.73 1.60 1.80 1.81 Average travel time for the commuter with the longest 29.9 24.3 29.2 23.3 28.8commuteinthehouseholdinminutes a. Households that Want to Live Closer to part of the purchase price of their unit rather than a Rail Station (Honolulu) as a monthly maintenance fee. I Demand Survey respondents who were likely to Fifty-two percent (52%) of movers who would likemovewereaskediftheywould "want to move to live near a rail station said they could afford toclosertooneoftherailstationswhentheyarepaybetween $500 and $1.100 per month for allbuilt." Seventeen percent (17%) of them said theyhousing costs. The smallest number of bedrooms would want to move closer to a rail station. This they can live with in their new home is two (66%) percentage is lower than the 24 percent who and the smallest number of bathrooms is one NI responded positively in 2016.44%). It is notable that there is a small percentage of those wanting to live near rail Among households that wanted to move closer to stations that want a minimum of four bedrooms a rail station. 68 percent would be interested in a ( 10%) and two and one-half to three bathrooms multi-family, for sale unit (condo or townhouse)7%), therefore having some larger units available near a rail transit station. In 2016 when given an would be beneficial. option between single-family and multi family The major characteristics of mover householdsunits, 52 percent selected multi-family.that want to live near a rail station were working Those interested in moving closer to a rail station fulltime (79%), currently paying rent of $500 to must have one to two parking spaces. The $2,000 per month (71%); household income majority of those who wanted a parking space greater than $75,000 (51%), and significantly 77%) would rather pay for the parking space as more likely to use public transportation currentlycomparedtotherestofthepopulation (25% v. 13%). Its likely that this group is looking for an Hawaii Housing Planning Study.2019 Page 81 SMS December.2019 I entry-level opportunity to buy a unit and take home (49%) with two to three bedrooms (67%) advantage of the nearby rail to commute.and one and a half to two bathrooms (54%). b. Households Wishing to Move Closer to Twenty-three percent (23%) of future movers Place of Employment (County of Hawaii) believe they could afford to pay rent amounts between $800 and $1,099; 40 percent can afford On Hawaii County. 31 percent of potential $1,1001to $1,999 per month. Twenty-two percent movers "when they moved intended to move 22%) of movers who would like to buy a home closer to the workplace of someone in the closer to employment say they have less than household to reduce transportation costs or $25,000 to pay for a down payment. and 10 commute time." Those desiring a unit closer to percent say they have$400,000 or more. Monthlyplaceofemploymentcomparedtothosewhohousingcostsof $2,000 to $2,999 would be don't differ on the following characteristics more manageable for 23 percent of homebuyers, 31% likely to be a renter (59% v. 54%); live in an would be able to manage a higher amount. apartment (20% v. 14%); be younger - age 18 to Hawaii County had the highest Housing and34(29%v. 16%); and single, never married (35% Transportation Index of all the Counties (61% of v. 25%). household income). This may be why 31 percent Households that wanted to move closer to their of Hawaii mover households want to move closer place of employment wanted to buy their new to their place of employment — to reduce the home (46%). They would prefer a single-family combined cost of housing and transportationtogether. Hawaii Housing Planning Study.2019 Page 82 C SMS December,2019 V. PUBLIC SECTOR HOUSING RESOURCES This section covers important public sector A. HOUSING FUNDING PATTERNS housing resources, including funding, public housing, public housing subsidies, and housing In the public sector, funding comes largely from planning. Government-assisted housing has two sources: federal and state governments. been a part of the government's role in zoning and in developing and maintaining public housing for 1. Federal Allocationsthelowestincomegroups. Today. with the advent of inclusionary housing policy, the role of Before 2010, USASpending tells us that federalgovernmentinprovidinghousingforitscitizensallocationsforhousinginHawaiiamountedtohasexpandedtotouchonnearlyeverytypeof housing in the local market. about $133 million per year (HHPS, 2011). Allocations were high in 2000 and 2001. then HHPS data focus on public sector housing. In leveled off at about $70 million a year during the part, that is because HHPS is funded by the public middle of the decade. With added funds from thesectoranditsdataarepublishedbygovernmentAmericanRecoveryandReinvestmentActof agencies. More importantly, the study has always 2009, HUD spending rose to over $200 million afoundthathousingneedisgreatestattheloweryearin2008and2009andsettledbackto $161.3endofthemarket. Supply, demand, and needed million in 2010. Between 2012 and 2015,expenditures grew substantially to a level ofunitsestimatesshowthathousingshortagesare more prominent among lower-income families $226.6 million in 2015. Federal expenditures on and they often require subsidized housing as a housing grew to $268.5 in 2018 and $269.1 solution. million in 2019. Table 68. Federal Housing Expenditures in Hawaii, 2015-2019 HUD Funding for Hawaii,2015-2019 Hawaii,All Counties and State Agencies 2015 2016 2017 2018 2019 Community Planning& Development(CPD) Programs(a) $ 30.754,643 $ 10,535.048 $ 127.283.754 $ 36,164.936 $ 36.162.130 Public&Indian Housing(PIH)Programs(b) 147.507,059 $ 153,540.813 $ 171,032.492 $ 187,175.581 $ 186.833.240 Native Hawaiian(c) 9.100.000 2,000.000 $ 2,000.000 $ 2.000.000 Fair Housing 580,342 537.350 $ 487.350 $487.350 Multifamily Housing Programs(d)38.702.635 41,833.576 $ 42,724,546 $ 43,619.098 Subtotal 226,644,679 $ 164,075,861 $ 342,687,172 $ 268,552,413 $ 269,101.818 FHA Mortgage Insurance Programs(e) 201,949.260 $ 201,949.260 S 583,223.204 $ 5,264,612.644 $ 4,732,258.506 TOTAL $ 428,593,939 5 366.025.121 S 925,910.376 S 5,533.165.057 S 5.001.360.324 State Agencies 2015 2016 2017 2018 2019 Community Planning&Development(CPD) Programs(a) S 5,480,246 $ 1,764.244 $ 28.415 304 $ 9,113,785 $ 9.334.610 Public&Indian Housing(PIH)Programs(b) 61,558.633 $ 63,618,839 $ 71,820,437 $ 82,231,738 $ 80,413.466 Native Hawaiian(C) 9,100,000 $ 2,000,000 $ 2.000,000 $ 2.000.000 Fair Housing 580,342 $ 537,350 S 487,350 $487,350 Multifamily Housing Programs(d)S Subtotal 76,719,221 5 65.383.083 $ 102.773.091 S 93.832,873 $ 92.235,426 FHA Mortgage Insurance Programs(e) 5 S TOTAL $ 76,719,221 $ 65.383,083 $ 102,773.091 S 93.832,873 $ 92.235.426 a)CPD programs include Corn unity Development Block Grant.HOME hvestments Partnership.National Housing Trust Fund.and Homeless programs b)PIH programs nciude rental subsidy vouchersself-sufficiency,and public housing operating and capital irrprovement programs c)Includes Native Haw awn housing block grant,training and technical assistanceand loan guarantees d)Multifamily programs provide supportive housing for the elderly and persons w rth disabilities They are distributed directly to projects e)hcludes mortgage insurance for single family and multlfamy(rental housing)bans They are distributed directly to projects Source HUD Honolulu Field Off ice Note HUD expenditures are by Fiscal Year.although certain funds including Continuum of Care and Fair Fbusing funds are subject to a one-year lag Funds are awarded by formula grant or corrpetdrvey to the State Counties and private entities Hawai'i Housing Planning Study.2019 Page 83 SMS December.2019 Among other uses. funds allocated through 2. State Allocations Community Planning and Development Programs can be used to produce or preserve housing units. In all the states, most housing funds spent by They include CDBG, HOME, HOPWA, and ONAP local governments come from federal sources. In and amounted to about $39.8 million in 2015 and Hawai'i, State allocations to housing have been 38.2 million in 2019. Funding increased notably substantial throughout the last decade (Table in 2017, when HUD granted the State additional 69). funding for the Housing Trust Fund. In all, the level of funding to build units has been relatively Between 2010 and 2015. the total State steady over the last few years. allocation to housing amounted to about $90 million per year. Between 2015 and 2018. State There were steady increases in homeless allocations to housing rose from $81.1 million to program support and administration as well as 352.6 million, with a growth rate of about 335 administrative and operations funding for the percent. Much of the increase (60 to 80 percent) State, the Counties, and the Hawaii Public was in the form of very generous allocations to Housing Authority. the Rental Housing Revolving Fund (RHRF) and the Dwelling Unit Revolving Fund (DURF). There Multifamily housing support has also risen were also greater allocations for rental steadily since 2015 with a slight decrease in 2019. assistance, rental services, homelessness. and The most important funding level increase, administration. however, has been for the FHA Mortgage Insurance Program. Total FHA-insured mortgage In 2019. State allocations to housing support loans have increased from $202 million in 2015 to returned to the 2015 level ($ 96.8 million) and 4.7 billion in 2019, 22.4 times the 2015 level. there were no major allocations to the revolving funds. Table 69. State Legislative Funding for Affordable Housing, 2014 to 2019 Capital Affordable Improvement Housing Funds Projects Administration HPHA Administration Total 2014 29,764,536 1,300,000 6,874,086 58,006,911 95,945,533 2015 51,510,777 14,332,000 7,197,377 8,047,324 81,087,478 2016 73,056,877 1,700,000 9,842,662 73,867,668 158,467,207 2017 99,600,000 12,230,000 11,039,417 54,028,875 176,898,292 2018 $298,000,000 4,200,000 11,747,671 38,673,088 352,620,759 2019 38,000,000 2,900,000 10,930,425 44,976,508 96,806,933 Source: Budget, House and Senate approved allocations. 2014-2019. Legislative allocations were of two types. First, the Recapping, HUD funding under the CDBG and State issued general obligation bonds to fund HOME programs158 can be used to produce or specific projects. They were usually associated preserve units, for acquisition, or provide with Capital Improvement Project (CIP) infrastructure. Those funds amount to about 9 appropriations for public housing and revolving percent of total HUD funding in 2015 and have funds (RHRF and DURF) that are used to finance been steady over the past five years. housing development. Second, the State appropriated General Funds to support homeless In the past. State funding for housing has been shelters and homeless services, as well as public lower than federal funding. It expanded in the housing renovations and rent subsidies. middle of the current decade primarily due to 758 In some years HOPWA and ONAP as well Hawaii Housing Planning Study.2019 Page 84 SMS December,2019 higher allocations to the RHRF. which provides A large and growing number of variables describe equity gap financing159 to support rental housing each project. Most important among those are development or preservation. As of June 2016, the number of units associated with each project equity gap financing from the RHRF assisted in and a breakdown of those units according to construction or preservation of over 4,300 units. tenure (owner/renter), type (single-family/multi- Between June 2016 and June 2019. RHRF funds family). were used to develop over 1,280 more units.16D The list includes units in housing projects There would be very few affordable housing units developed using any federal. state. or county produced today without federal- and state- resources. Government-assisted units include funding. It is not unusual for a rental project to be those the government financed, developed. or financed by tapping several funding sources, required through the State Land Use including LIHTC, HOME (or CDBG), and RHRF. Commission, county development plans, or zoning. The initial list included only '`affordable" The increases in both federal and state funding housing units. It now includes market-rate units are especially important because the costs of built under inclusionary housing policies for which producing affordable housing are increasing. the affordable units received some government Construction costs have been rising and pushing assistance. funding gaps up with them. The Government-Assisted Housing List is a work B. GOVERNMENT-ASSISTED HOUSING in progress. It continues to expand in terms of time. space. content, and unit types. This year the The State's list of government-assisted housing list was an important part of three sections of theunitswasexpandedthisyear.161 It began as a list HHPS 2019 report: (1) the Pipeline section, (2) of units produced with the assistance of federal, the government resources section, and (3) the state, and county resources. The list has been Housing Tracking Study (next section). updated for each of the last three HHPS projects. The current list contains data on 736 projects and This year the list includes more types of housing, 165,643 housing units constructed in Hawaii withincludingunitsunderconstruction. planned for the the help of public housing funds. Expansion andnearfuture, and preliminary units that may be refinement have been sporadic but effective.constructed over the nets ten or more years. The list was initiated by HHFDC and has been Some major improvements are scheduled for theupdatedperiodicallywiththeassistanceofthefuture, including expanding the list to includeCountyhousingofficersandadministratorsandsustainabilityorpreservation. Those will besomeCountyPlanningDepartments. The data further discussed in the tracking study section. file uses the housing project as a unit of analysis Figure 16 presents a graphic representation of the and has one record per project. Projects may be units produced in each of Hawai`i's four counties of any size and include federal. state, or county by year in which the units were completed.funding or support for new construction as well as acquisition, redevelopment, and refurbishing. 159 Equity gap funding is intended to cover the difference 160 HHFDC, internal records. between project costs and available sources of 161 Section 3, pp. 36-38. construction and permanent financing for affordable rental or mixed-use projects. Hawaii Housing Planning Study.2019 Page 85 SMS December.2019 Figure 16. Government-Assisted Housing Units Constructed, 2000-2018 Amor 5,000 Hawai'i Honolulu Maui Kaua'i 4,500 Ili 4,000 3,500 I WI m i 3,000 toc 2,500 mos INIo 2,000 1111q a 1,500 b' 1.000 SS III1, , 500I ill1 i 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Source. Government-Assisted Housing List, SMS analysis. Between 2000 and 2009, there were 10,907 Government-assisted units were predominantly government-assisted housing units constructed multi-family and rental units. In Honolulu. half the or preserved (through acquisition or rehabilitation) affordable units were rentals and 68 percent were in the State of Hawaii. That was 1,091 units per multi-family. In the other three counties, close to year. Between 2010 and 2019, state and county 90 percent of affordable units were multi-family housing agencies added or preserved 14,322 and rental units. The situation was different for housing units, or about 1,432 per year. Honolulu and the other counties (Table 70). Production of government-assisted affordable The type of units produced has shifted somewhat housing rose from 2002 through 2009, then was since 2010. Maui County moved toward stable from 2010 to 2013, and dropped in 2012 producing a greater number of multi-family units and 2013. Production has been rising since 2014. for rent. Honolulu and Hawaii counties, on the other hand, produced more single-family units for ownership compared to the previous decade. Table 70. State Legislative Funding for Affordable Housing, 2014 to 2019 State County Hawai'i Honolulu Kauai Maui 2000 to Total 10,907 1,258 7,234 562 1,853 2009 Percent Multi-family 64 68 72 46 40 Percent Rentals 67 68 72 46 55 2010 to Total 9,933 4,071 198 381 5,283 2014 Percent Multi-family 78 42 94 69 21 Percent Rentals 60 39 60 69 79 2015 to Total 4,389 592 3,382 177 238 2019 Percent Multi-family 71 100 66 100 79 Percent Rentals 71 100 74 100 21 Hawaii Housing Planning Study.2019 Page 86 SMS December,2019 VI. TRACKING AFFORDABLE HOUSING STOCK A. BACKGROUND 2. Methodology Recent literature on affordable housing has The tracking system was covered in stakeholderrepeatedlyurgedthateffortstoprovideaffordableinterviewswithStateandCountypersonnel. Ithousingbeaccompaniedbyaccuratedataandalsobenefittedfromourinteractionwithcountyrationalanalysis. In addition, virtually all Hawai`i's housing, planning, and tax assessment personnelrecentinvestigationsintohousing (State Plan, in the process of collecting data on affordableten-year plan. etc.) have identified an affordable housing tracking system as a priority. Following housing. We also met with Housing Directors,this rationale, the 2019 HHPS RFP called for a HHFDC, and State of Hawaii Department of study of ways to track affordable housing projects. Business. Economic Development and Tourism, the Hawaii Office of Planning, managers of the The list of government assisted housing units Homeless Management Information System, anddiscussedthroughoutthisreportmightwellGISspecialiststoexplorebarriersand provide the basis for such a tracking system. It opportunities for development of an affordablenowcontainsmost, if not all, of the housing unit housing tracking system. types that need to be tracked. In addition, it was B DESIGNimprovedwitheachsuccessiveHHPSproject since 2011 and is familiar to all the housing offices It was decided early in the project to pattern theintheState.affordable housing tracking system after the Building and maintaining an accurate, up-to-date Homeless Management Information System database will require resources and patience, (HMIS). The HMIS was developed to address the especially for the initial development phase. information needs of homeless services providers Having data to understand affordable housing. and state agencies. It was necessary in order to knowing what happens to affordable housing understand how homelessness worked in Hawaiiunitsovertime. and having the ability to develop and which programs and services were besteffectivehousingprogramsandevaluatethemforsuitedtomeetingtheneedsofhomelesspeople. continuous improvement will be worth the effort. HMIS is funded by HUD, maintained by IT service providers, and managed by its users. 1. Objectives The HMIS is maintained centrally and its use is required of all homeless service providers who The objective of this phase of the project was to receive State or Federal funds. Providers use provide guidelines to develop a data system for HMIS input formats for new clients and update tracking production and inventory of affordable case information on a regular basis. They can housing units in all four counties. For purposes of then generate a variety of reports that help them this project, affordable housing units are units better understand their clients and evaluate the produced specifically to be sold or rented at prices services they receive. For the 2019 HHPS, SMS below market level. They are subsidized by used a de-identified dataset extracted from HMIS government agencies in order to address the to develop this year's analysis of homeless housing need among households in specified persons' need for housing. income groups. Those units may or may not enter the market at below-market prices or rents. When The structure that we would like to preserve for they do. they may or may not remain at an the affordable housing tracking system is that of affordable price forever. Tracking is applied to an independent. transaction-based data system determine the length of time those units remain to serve the needs of affordable housing affordable. providers. All public and private affordable housing providers will contribute data on a continuing basis. The dataset will remain Hawaii Housing Planning Study.2019 Page 87 4 SMS December,2019 accessible to all providers. Management of the management and analysis software from an dataset will be centralized and independent as it established vendor. It should be elementary serves the continuous technical capacity of the enough to be used by non-specialists. Its primary system and the rigorous pursuit of accuracy of the functionality should be data input and updating. A data. Management will assure unfettered access good. non-proprietary database can be accessed to the data to all subscribers and will not define or by many kinds of analysis software programs. hinder analysis by qualified users. Our current recommendations are Microsoft Excel for data entry and Microsoft Power BI for analysis 1. Major Features and display. Geographical Interface: Nearly all housingWorkingfromtheHMISconcept, and with the issues are location-oriented. The system must advice of affordable housing stakeholders in bring together land use and tax map keyHawaii. we have put together a set of features information. Ideally, it should accommodate GISthatwillbecentraltotheaffordablehousinginformationformappingoutputandtointerfacetrackingsystemforHawaii. with State and County GIS systems. Phasing: Our interviews with public and private Input: Most of the database content items we sector officials who may be involved with the describe here are already collected by affordable development and use of the affordable housing housing providers in Hawaii. The exception may tracking system suggest that the project will be the follow-up items we have described in thebenefitforsomephasing. The first phase would next paragraph. Data input should be in the hands be planning, during which affordable housing of the providers. allowing them to control theprovidersandgovernmentagenciesinvolvedtransferoftheirdatatothecentralizeddatabase. could be offered input to the system design. The The initial data entry and periodic update of thosesecondphasemightincludedesigningafollow-up items should provide for options. The providers method, security systems, and formulating an should be able to physically enter data to the RFP for development. That process will describe system, electronically transfer data across thetheprojectelementsthatmustbeincluded. The database firewall, or submit data in hard copy.third phase would be development — the coding and testing of the database system. The fourth Follow-Up: Tracking affordable housing involves phase would be data entry—the populating of the periodic monitoring of the status of individual database, along with training for those who will housing units. Affordable status is conveyed input data. and opportunities to tweak the system upon housing units that are developed or acquiredtoservetheneedsofdataproviders. This phase using public sector funds or under the aegis of can also include service to providers who need public programs. They remain in the affordable assistance with data access on their end. The last housing stock as long as they continue to be phase would be operations. or the continued available at below-market prices. For any numbermanagementandimprovementofthesystemtoofreasons. affordable housing units may revert toservetheneedsofproviders.market prices in the years after they are first made Content: The tracking system requires a set of available. To track affordable units will require thatdataandananalysismethodsuitablefortrackingtheproject (with input from providers) develop athelong-range affordability of units produced with mechanism for monitoring or following up governmentalaffordable units for several years after they areassistanceandprovidedtoownersfirstsoldorrented. To date. this has not been or renters at below-market prices. In fact, housing done on any comprehensive or consistent basis.officials in Hawaii are considering a more comprehensive dataset that could be applied to It is likely that systematic information on the fatehousingissuesotherthanaffordablehousingofaffordableunitsdevelopedbefore2020canbe tracking. The content we will discuss here is recovered. We can only propose that tracking willalreadyexpandedtomeetthatobjective.begin as soon as possible as part of the project. Software: The software for creating and updating the database should be commercial database Hawaii Housing Planning Study.2019 Page 88 SMS December.2019 Output: There are many types of output from a Table 71. Fields for Affordable Housing Database good data tracking system and these are often Section Name developed as the system matures and the new Field Name Type of Entry utilities are discovered. Two types of output are Identifiers usually programmed at the beginning. First, there Unique ID Number is a need for a set of standard reports to serve the SteNdes PhaseStrreettAddress primary users. Second, there is an analysis City, District, Island function to provide simple analyses and data Zip Code extracts as needed. TMK Number Parcel Number Management: The project will track affordable GIS Coordinates housingstatewide and the database will be Zoning TycopeProjectType managed at the State level. Management Type: Land use Residential, Ag. C&I functions include maintaining the statewide Type: Tenure For sale, for rent, other database. managing the data input and update Type Groups served Family, seniors. spec functions, and distributing system products and need outputs to users. The managing agency must Type. Policy Inclusionary, other, self- have the appropriate resources and authority tovacant land, lots. turnkey carry out those tasks. It will be necessary to Type: Transaction Building Type help Single-family, multi-family develop a data users' group with the collective Project Type Rehab: New Construction power to make decisions about data access, Project Status Planned. construction, membership, and future directions. complete, etc. Status change date Date format Unit Mix—Market Rate Access: Data output will be available to all Total system sponsors (initially, state and county For sale; rent. other housing and planning departments). Access to SFD, MFD original data will be available to the contributing Unit Mix—Affordable agencies and to a system management agency. Total Access to any system-wide data developed from 9 Y p For sale, rent, other the orioriginally input data will be determined bythe SFD. MFD Income Targets for Affordable Units user's group. The access, maintenance, and 30%of HUD AMI management functions may or may not be 31 to 60%AMI delegated to a single agency. 61 to 80%AMI 81 to 100%AMI Security: Standard system security measures 101 to 120° AMI 120 to 140%AMI required of all government data must always be in 140%AMI place . Special security procedures will be Number of Units by Bedrooms required once the tracking data that identifies new Studio owners and renters is developed. Finally, the One Bedroom management agency must monitor the decisions Two Bedroom of the users' group regarding access by one 3 or More Bedrooms countyto data input byanother county. Project Dates pStart Year Expected finish Year 2. Data Elements Development Data Agency name Funding Source names Table 71 presents a preliminary a list of data fields Developer name to be considered for the database. The list is Tracking data based on the items that were cited as useful to Designed affordable Scountystakeholdersinourinterviews. Items Deedeed/ rent affordable address the kinds of data theywould need to Affordablerestrictionsr 1 Specify,# after 1yr effectively deal with the affordable housing Affordable after 5 sustainability issue. yrs.Udate Information Most Recent Update date Person that Updated name Hawaii Housing Planning Study.2019 Page 89 SMS December.2019 Most of this information is already being collected. and long-range. The number of employees Much is included in the Government-Assisted required for that task depends on the nature of the Housing List developed for HHPS 2019. The new system. but the initial specifications presented data are the items to record a change in status of here would probably require one person full-time. affordable units. It is unlikely that the job description exists now at the state housing agency, and a new hire would C. RESOURCES REQUIRED be required. The Affordable Housing Tracking System will At the county level, there would also be initial hard require allocation of resources at both the state costs for software (if not currently part of the and county levels. The state is expected to be the Microsoft programs), development, and training. managing agent and would be responsible for the These would be one-time costs and that will be up-front development costs and the ongoing considerably less than cost incurred at the state maintenance of the system. level. The county-level costs for long-term management. maintenance, and development At the state level, the initial expenditures will be would also be less. If data input and updating for for software, development, and training. The housing data are being handled at the county software cost is expected to be reasonable and level now, there may be no need for additional some functionality may already be available in personnel. If new positions are needed, they may state government programs. The basic Microsoft not require full-time attention to the task and 365 package, for instance, includes access to would not require the same skills levels that are Excel and Power BI. Developing the database, needed for project management at the state level. input/output systems, and security systems is a one-time cost that could be substantial. We have Developing a tracking system for affordable not priced this aspect of the system. Once the housing in Hawaii is not technically difficult, time- system is developed. it will be necessary to train consuming, or expensive. The most challenging state and county employees to use it. All these aspects of the problem are developing a system costs can be expensed. with clear responsibilities and well-understood benefits for all parties concerned. It will also be The ongoing resources for the management. necessary to establish a central management maintenance. development of the system are agency with the authority to enforce compliance, primary personnel costs. They are both annual if needed, and a users' group. e Hawaii Housing Planning Study,2019 Page 90 SMS December,2019 VII. APPENDIX 810 Hawaii Housing Planning Study,2019 Page 91 SMS December,2019 APPENDIX A: HHPS HOUSING TRENDS Tables presented in Appendix A, referred to in prior years as the "A Tables" or"Trend Tables," provide detailed demographic and housing-related data for the State of Hawai'i and its counties. This data is taken from the Housing Demand Survey each year. The fundamental components of the Housing Demand Survey were designed to ensure compatibility with previous versions. These tables allow for the evaluation of trends in the Hawaii housing market across the past 25 years. Table A-1. Characteristics of Housing Units, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Tenancy Unit Size (Bedrooms) Studio or Total 1 2 3 4+ County Year Households Own Rent Bedroom Bedrooms Bedrooms Bedrooms 1992 247,349 48%52%20%32%30%19% 1997 272,234 54%46%16%27%36%21% 2003 292,003 61%39%15%25%35%25% Honolulu 2006 303,149 59%41%18%25%37%20% 2011 310,882 56%44%15%21%37%26% 2016 317,459 55%45% 17%26%32%25% 2019 306,898 56%44%19%24%33%24% 1992 34,266 61%39%14%26%46% 15% 1997 39,252 65%35%12%23%46%19% 2003 43,687 61%40%13%28%42%17% Maui 2006 49,484 60%40%15%27%43%17% 2011 54,132 54%46%17%26%37%20% 2016 55,059 57%43% 16%25%38%20% 2019 55,842 59%41%16%25%38%20% 1992 39,789 68%32% 7% 25%53% 14% 1997 46,271 72%28% 8% 21%54% 17% 2003 54,644 70%30%12%19%50% 19% Hawai'i 2006 61,213 69%31%11%22%49%18% 2011 67,096 67%33% 13%21%47%19% 2016 66,989 66%34%12%23%46%18% 2019 70,662 67%33% 17%21%42%20% 1992 16,981 60%40%12%19%53%15% 1997 18,817 67%33% 8% 19%57%15% 2003 20,460 66%34%11%20%53%17% Kaua'i 2006 21,971 66%34%10%21%51%18% 2011 23,201 59%41% 12%19%51% 18% 2016 23,369 63%37%13% 17%50%19% 2019 22,023 63%37%14%19%49%18% 1992 338,385 52%48%17%30%35% 18% 1997 376,574 58%42%14%25%40%20% 2003 410,794 62%38%14%24%39%23% State 2006 435,818 61%39%17%24%39%20% 2011 455,311 57%43% 15%22%39%24% 2016 462,876 57%43% 16%25%36%23% 2019 455,425 58%42%18%24%35%23% Source. Housing Demand Survey, 1992, 1997,2003,2006, 2011,2016 and 2019 Hawaii Housing Planning Study,2019 Page 92 SMS December,2019 Table A-2. Household Income Data, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Household Income Less $15,000 $25,000 $50,000 $75,000 iii/ Total than to to to to $100,000 Median HH County Year Households $15,000 $24,999 $49,999 $74,999 $99,999 or more Income 1992 247,349 N/A 24% 29% 12%6% 7%36,974 1997 272,234 9% 9%28% 15%9% 6%42,234 2003 292,003 8%10% 36% 18% 11% 17% $47,917 Honolulu 2006 303,149 13%7%26% 22% 12% 20% $58,385 2011 310,882 12%7%25% 22%9%25% $59,076 2016 317,459 9% 6%18% 21%15% 31% $73,824 2019 311,451 8% 6%16% 17% 14% 39% $95,455 1992 34,266 N/A 20% 36% 11%2% 3%35,843 1997 39,252 10%8%33% 15%7% 6%38,908 2003 43,687 9%13% 34% 19% 14% 11% $44,297 Maui 2006 49,484 11%8%29% 20% 15% 17% $49,795 2011 54,132 12% 10% 27% 19% 11% 21% $58,424 2016 55,059 11%8%23% 21% 12% 25% $59,733 2019 54,434 8% 7%19% 18% 14% 34% $74,451 1992 39,789 N/A 24% 39% 11%3% 4%34,063 1997 46,271 14% 14% 30% 12%4% 4%31,831 2003 54,644 14% 12% 39% 17%9% 9%36,905 Hawaii 2006 61,213 13% 10% 29% 22% 10% 16% $51,920 2011 67,096 18% 13% 25% 17% 10% 17% $44,696 41110201666,989 16% 11% 28% 18% 11% 18% $44,879 2019 67,054 14% 10% 20% 18% 13% 24% $59,503 1992 16,981 N/A 20% 36% 10%5% 3%36,966 1997 18,817 11% 13% 30% 15%5% 3%34,891 2003 20,460 13% 12% 37% 18%9%12% $42,205 Kaua'i 2006 21,971 10% 10% 27% 23% 11% 19% $53,116 2011 23,201 13% 11% 25% 19%9%19% $49,730 2016 23,369 11% 11% 26% 20%11% 21% $58,789 2019 22,563 10%6%20% 16% 15% 34% $74,527 1992 338,385 N/A 24% 31% 12%5% 6%36,289 1997 376,574 10% 10% 29% 15%8% 6%39,883 2003 410,794 10% 10% 36% 19% 10% 15% $46,086 State 2006 435,818 13%7%27% 21% 12% 20% $58,393 2011 455,311 13%8%26% 21% 10% 23% $58,700 2016 462,876 11%7%20% 21% 14% 28% $72,821 2019 455,502 9% 7%17% 17% 14% 36% $74,983 Source: Housing Demand Survey, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 4100 Hawaii Housing Planning Study,2019 Page 93 SMS December,2019 Table A-3. Households at HUD Income Guidelines by County, 1992, 1997, 2003,2006,2011, 2016 and 2019 HUD Household Income Guidelines Total 30% or Over 30% Over 50% Over 80% Over 120% County Year Households less to 50% to 80% to 120% to 140% Over 140% 1992 247,349 N/Aa 20% 19% 23% 10% 27% 1997 272,234 8% 15% 21% 30% 7% 20% 2003 292,003 5% 19% 22% 22% 7% 25% Honolulu 2006 303,149 14% 10% 20% 22% 9% 24% 2011 310,882 19% 16% 25% 12% 7% 21% 2016 317,459 15% 11% 22% 16% 15% 22% 2019 311,451 16% 14% 20% 12% 9% 28% 1992 34,266 N/Aa 20% 19% 24% 9% 28% 1997 39,252 7% 11% 27% 24% 10% 21% 2003 43,687 10% 17% 28% 18% 7% 21% Maui 2006 49,484 13% 11% 19% 21% 7% 28% 2011 54,132 20% 19% 22% 9% 5% 25% 2016 55,059 16% 14% 19% 14% 12% 25% 2019 54,434 14% 9% 15% 7% 10% 45% 1992 39,789 N/Aa 20% 18% 24% 10% 29% 1997 46,271 3% 19% 21% 23% 10% 24% 2003 54,644 5% 14% 28% 22% 6% 25% Hawai'i 2006 61,213 14% 11% 18% 20% 5% 31% 2011 67,096 21% 16% 19% 13% 6% 24% 2016 66,989 19% 12% 22% 10% 9% 28% 2019 67,054 19% 13% 18% 13% 11% 26% 1992 16,981 N/Aa 21% 18% 21% 9% 30% 1997 18,817 9% 18% 27% 25% 9% 12% 2003 20,460 6% 23% 27% 20% 7% 18% Kaua'i 2006 21,971 12% 11% 18% 21% 10% 28% 2011 23,201 19% 18% 23% 13% 6% 22% 2016 23,369 19% 19% 20% 7% 11% 23% 2019 22,563 17% 11% 17% 6% 13% 36% 1992 338,385 N/Aa 20% 19% 22% 11% 28% 1997 376,574 7% 15% 22% 28% 7% 20% 2003 410,794 9% 15% 20% 22% 8% 24% State 2006 435,818 14% 11% 20% 22% 8% 26% 2011 455,311 20% 17% 24% 12% 7% 22% 2016 462,876 16% 12% 21% 14% 13% 23% 2019 455,502 17% 13% 19% 12% 10% 30% Source: Housing Demand Survey, 1992, 1997,2003, 2006,2011, 2016 and 2019 Note: HUD household income guidelines of 30%or less was not available in the Housing Demand Survey 1992. Hawaii Housing Planning Study,2019 Page 94 SMS December,2019 Table A-4a. Housing Unit Condition,Owned Units, 1992, 1997, 2003, 2006, 2011, and 2016 Owner Occupied Total Excellent Satisfactory Fair Poor County Year Households condition condition condition condition 1992 247,349 47% 43%9%2% 1997 272,234 31% 47%18% 4% 2003 292,003 42% 46%11%1% Honolulu 2006 303,149 39% 46%12%3% 2011 310,882 40% 45%12%4% 2016 317,459 N/A N/A N/A N/A 1992 34,266 52% 38%10%1% 1997 39,252 35% 48%15%3% 2003 43,687 45% 42%10%3% Maui 2006 49,484 44% 43%11% 2% 2011 54,132 49% 37%11% 2% 2016 55,095 N/A N/A N/A N/A 1992 39,789 52% 41%6%1% 1997 46,271 42% 42%13% 4% 2003 54,644 46% 44%9%2% Hawa i'i 2006 61,213 44% 44%11%1% 2011 67,096 48% 38%11%3% 2016 66,989 N/A N/A N/A N/A 1992 16,981 49% 42%7%2% 1997 18,817 42% 42%13%3% 2003 20,460 48% 42%9%2% Kaua'i 2006 21,971 44% 43%11% 2% 2011 23,201 44% 39%15% 2% 2016 23,369 N/A N/A N/A N/A 1992 338,385 49% 42%8%2% 1997 376,574 34% 46%17% 4% 2003 410,794 43% 45%10% 2% State 2006 435,818 41% 45%12%3% 2011 455,311 43% 42%12%3% 2016 462,876 N/A N/A N/A N/A Source: Housing Demand Survey, 1992, 1997,2003, 2006,2011, and 2016 Note:This question was not asked in the Housing Demand Survey 2019 Hawai'i Housing Planning Study,2019 Page 95 SMS December,2019 Table A-4b. Housing Unit Condition, Rented Units, 1992, 1997, 2003, 2006, 2011, 2016 Renter Occupied Total Excellent Satisfactory Fair Poor County Year Households condition condition condition condition 1992 247,349 23% 52% 20% 6% 1997 272,234 21% 46% 27% 6% 2003 292,003 22% 52% 22% 4% Honolulu 2006 303,149 24% 42% 25% 10% 2011 310,882 31% 46% 19% 5% 2016 317,459 N/A N/A N/A N/A 1992 34,266 27% 43% 24% 6% 1997 39,252 25% 48% 22% 5% 2003 43,687 28% 47% 20% 6% Maui 2006 49,484 31% 40% 22% 7% 2011 54,132 35% 43% 16% 6% 2016 55,095 N/A N/A N/A N/A 1992 39,789 29% 46% 16% 9% 1997 46,271 26% 45% 20% 10% 2003 54,644 27% 46% 23% 5% Hawaii 2006 61,213 22% 48% 20% 10% 2011 67,096 37% 42% 15% 7% w 2016 66,989 N/A N/A N/A N/A 1992 16,981 25% 55% 15% 5% 1997 18,817 27% 44% 22% 7% 2003 20,460 30% 47% 18% 5% Kaua'i 2006 21,971 24% 46% 25% 6% 2011 23,201 26% 42% 27% 5% 2016 23,369 N/A N/A N/A N/A 1992 338,385 24% 51% 20% 6% 1997 376,574 22% 46% 26% 6% 2003 410,794 24% 51% 21% 4% State 2006 435,818 24% 43% 24% 9% 2011 455,311 32% 45% 19% 5% 2016 462,876 N/A N/A N/A N/A Source: Housing Demand Survey, 1992, 1997,2003,2006,2011,and 2016 Note:This question was not asked in the Housing Demand Survey 2019 Hawaii Housing Planning Study,2019 Page 96 SMS December,2019 Table A-5.Average Monthly Housing Cost, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Average Monthly Mortgage Payment Average Monthly Rent Total 2-bedroom r, County Year Households Total Single-family Multi-family Total apartment 1992 247,349 821 915 832 864 N/A 1997 272,234 1,430 1,369 1,335 928 923 2003 292,003 1,546 1,650 1,239 1,014 1,072 Honolulu 2006 303,149 1,142 1,173 1,029 1,300 1,393 2011 310,882 1,415 1,393 1,510 1,502 1,487 2016 317,459 2,140 2,353 1,753 1,652 1,688 2019 311,451 2,275 2,395 2,060 1,818 1,824 1992 34,266 776 831 719 730 N/A 1997 39,252 1,210 1,664 789 850 1,138 2003 43,687 1,310 1,346 1,104 979 1,072 Maui 2006 49,484 1,461 1,451 1,458 1,256 1,253 2011 54,132 1,461 1,468 1,411 1,280 1,303 2016 55,059 2,045 2,100 1,729 1,444 1,429 2019 54,434 2,063 2,119 1,856 1,644 1,689 1992 39,789 651 691 579 556 N/A 1997 46,271 954 1,069 840 697 644 2003 54,644 1,072 1,078 919 859 843 Hawai'i 2006 61,213 1,057 1,039 1,407 1,146 1,152 2011 67,096 1,106 1,102 1,389 1,121 986 2016 66,989 1,357 1,379 1,106 1,164 1,153 liodi 2019 67,054 1,483 1,505 1,292 1,210 1,274 1992 16,981 726 773 612 807 N/A 1997 18,817 1,151 1,290 881 830 860 2003 20,460 1,284 1,306 1,014 983 885 Kauai 2006 21,971 1,165 1,178 974 1,230 1,271 2011 23,201 1,273 1,254 983 1,311 1,292 2016 23,369 1,824 1,841 1,682 1,256 1,354 2019 22,563 2,134 2,155 1,946 1,543 1,673 1992 338,385 800 863 813 793 N/A 1997 376,574 1,319 1,330 1,286 897 N/A 2003 410,794 1,433 1,488 1,213 992 1,037 State 2006 435,818 1,167 1,183 1,081 1,274 1,346 2011 455,311 1,355 1,332 1,495 1,421 1,398 2016 462,876 1,987 2,081 1,728 1,554 1,577 2019 455,502 2,108 2,149 2,016 1,717 1,750 Source: Housing Demand Survey, 1992, 1997, 2003, 2006,2011,2016 and 2019 IS Hawaii Housing Planning Study,2019 Page 97 SMS December,2019 Table A-6. Mortgage Payments by Years in Unit, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Average Monthly Mortgage by Years in Unit Total Less than 1 More than 10 County Year Households year 1 to 5 years 6 to 10 years years 1992 247,349 886 879 656 564 1997 272,234 1,431 1,668 1,697 1,241 2003 292,003 1,616 1,729 1,689 1,414 Honolulu 2006 303,149 2,865 1,865 i $1,445 824 2011 310,882 2,488 2,255 2,007 1,088 2016 317,459 2,850 2,378 2.580 1,905 2019 311,451 2,841 2,686 2,427 2,091 1992 34,266 824 781 755 609 1997 39,252 1,497 1,519 1,339 986 2003 43,687 1,972 1,448 1,436 1,091 Maui 2006 49,484 2,245 2.037 1,565 1,072 2011 54,132 1,671 1,962 1.720 1,202 2016 55,059 2,516 2,301 2,134 1,898 2019 54,434 2,065 2,276 2,090 1,973 1992 39,789 752 707 455 314 1997 46,271 1,030 1,168 1,122 730 2003 54,644 1,455 1.143 1,174 953 Hawaii 2006 61,213 1,700 1.662 987 - $725 2011 67,096 1,591 1,531 1,403 792 2016 66,989 1,985 1,325 1,384 1,316 2019 67,054 1,845 1,578 1,635 1,418 1992 16,981 888 722 559 552 1997 18,817 1,448 1,304 1,167 968 2003 20,460 1,673 1.490 1,373 1,089 Kauai 2006 21,971 2,666 1.634 1,442 824 2011 23,201 2,285 2.039 1,587 1,026 2016 23,369 2,518 2.022 2,221 1,619 2019 22,563 3,113 2.620 2,182 1,928 1992 338,385 867 853 634 553 1997 376,574 1,387 1,548 1,501 1,135 2003 410,794 1,636 1,559 1,577 1,299 State 2006 435,818 2.468 1,837 1,378 835 2011 455,311 2,157 2,013 1,805 1,049 2016 462,876 2,547 .. 2,186 1 $2,294 1,798 2019 455,502 2,490 2,437 2,242 1,956 Source Housing Demand Survey. 1992, 1997, 2003. 2006, 2011. 2016 and 2019 Hawaii Housing Planning Study.2019 Page 98 SMS December,2019 Table A-7. Household Composition, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Household Type M ultiple Total Single M arried, no Parent(s) & Unrelated Families 1 County Year Households member children children roommates Other Undetermined 1992 247,349 11.9%24.4%26.3% 1.7% 320% 3.7% 1997 272234 14.1%25.6%27.3% 4 2% 27.2% 1.6% 2003 292,003 22.0%28.9%21.2% 3.2% 229% 1.8% Honolulu 2006 303,149 24.1%21.8%20.9% 3.3% 29.3% 0.5% 2011 310,832 22.2% 19.6% 14.1% 5.0% 37.6% 1.4% 2016 317,459 23.5% 20.2% 13.8% 5.5% 36.5% 0.1% 2019 311,451 23 5%20.4% 126% 5.9% 37.3% 0.2% 1992 34,266 12.6%24.4%32 9% 1.6% 25.9% 2.3% 1997 39,252 14.1%25.0%27.9% 5.4% 24.8% 2.7% 2003 43,687 21.9%29.6%25.4% 3.2% 17.6% 2.3% Maui 2006 49,484 21.5%24.8%24.0% 3.6% 25.8% 0.3% 2011 54,132 24.7%22.2% 128% 7.0% 30.7% 2.6% 2016 55,059 23.9% 22.2% 13.9% 6.7% 32.4% 0.9% 2019 54,434 23.9%20.3% 129% 8.1% 34.5% 0.3% 1992 39,789 9.6% 27.2%32.3% 0.6% 26.0% 4.3% 1997 46,271 14.8%27.0%28.4% 3.5% 24.3% 2.1% 2003 54,644 22.3%30.6%24.4% 3.2% 18.1% 1.4% Hawaii 2006 61,213 19.5%25.6%226% 2 6% 28.7% 1.0% 2011 67,096 24.6%25.0% 13.5% 6.5% 29.0% 1.4% 2016 66.989 26.5% 26.3% 13.5% 5.9% 27.5% 0.3% 2019 67,054 25.9%23.4% 13.0% 9.0% 27.8% 0.7% 1992 16,981 12.7%26.1%31.0% 0.5% 26.3% 3.5% 1997 18,817 13 2%27.1%30.0% 1.7% 25.4% 2.5% 2003 20,460 20.9%26.9%26.8% 3.2% 20.5% 1.7% Kaua'i 2006 21,971 19.8%25.0%233% 3.3% 28.2% 0.4% 2011 23,201 22.5%23.6% 14.8% 4.4% 325% 2.2% 2016 23,369 22.9% 25.3% 15.3% 5.7% 30.3% 0.5% 2019 22,563 23.3%25.7% 13.1% 5.6% 321% 0.1% 1992 338,385 11.7%24.9%27.9% 1.5% 30.3% 3.6% 1997 376,574 14.2%25.8%27.6% 4.1% 26.5% 1.9% 2003 410,794 22.0%29.1%223% 3.2% 21.6% 1.8% State 2006 435,818 22.9%22.8%21.6% 3.2% 28.8% 0.6% 2011 455,311 22.9%21.0% 13.9% 5.5% 35.2% 1.6% 2016 462,876 23.9% 21.6% 13.8% 5.7% 34.4% 0.2% 2019 455,502 23.9%21.1% 127% 6.6% 35.3% 0.3% Source Housing Demand Survey, 1992. 1997,2003. 2006. 2011. 2016 and 2019 Note a Other household types include a mixture of related and unrelated individuals. Hawaii Housing Planning Study.2019 Page 99 SMS December.2019 Table A-8. Household Crowding, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Crowding Indicators Crowded Total and/or County Year Households Crowded' Doutied Upb Doubled Up' 1992 247,349 232%N/A 32.0% 1997 272,234 10.6%N/A 27.2% 2003 292.003 10_1% 10.0% 17.6% Honolulu 2006 303,149 8.1%9i% 15.2% 2011 310,887 13.3% 13.8% 22.9% 2016 317,459 11.4% 11.9% 21.0% 2019 311.451 14.1% 13.3% 23.1% 1992 34.266 26..8%N/A 25.9% 1997 39,252 10.4%N/A 24.8% 2003 43,687 11.0% 8.7% 17.3.6 Maui 2006 49,484 7.7%9.6% 15.3% 2011 5.4,1132 10.7% 13.0% 19.2% 2016 55,059 9.8% 14_1% 21.4% 2019 54,434 13.8% 14_1% 22.5% 1992 39,789 18.7%N/A 26.0% 1997 46,271 7.9% N/A 24.3% 2003 54.644 7.0%9.3% 14.4% Hawaii 2006 61,213 6.9% 11.2% 15.9% 2011 67.096 8.4% 11.3% 17.2% 2016 66,989 7.4% 11.1% 16.0% 2019 67,054 11.5% 10.3% 18.0% 1992 16,981 17.4%N/A 26.3x6 1997 18,817 9.1% N/A 25.46 2003 20,460 6.0.6 12.5% 16.1% Kaua-i 2006 21,971 6.6%11.9% 15.5% 2011 23,201 10.5% 11_7/0 18.1% 2016 23,369 8.9% 11.5% 19.2% 2019 22,563 12.2% 14.5% 21.4% 1992 338,385 222%N/A 30.3.6 1997 376.574 102%N/A 26.5% 2003 410,794 9.6% 10.0% 17_1%0 State 2006 435.818 7.8% 10.0'% 15.3% 2011 455,311 12_1% 13.2% 21.4% 2016 4,67,876 10.5% 12.0% 20.2% 2019 455,502 13.6% 13.0% 22.2% Source Housing Demand Survey, 1992, 1997.2003,2006.2011.2016 and 2019 Based on more than 2 persons per bedroom. More than one family group in a single housing unit(See Glossary) Percent of households crowded,doubled up.or both Before 2003. HHPS measured crowding and`crowded or doubled up' After 2003,HHPS measured crowding and doubled up and the combination of both Hawaii Housing Planning Study,2019 Page 100 SMS December.2019 Table A-9. Household Crowding by Tenancy, State and Counties of Hawaii, 2019 Current Owners Current Renters Crowded Crowded Total and/or Total and/or Households Crowdeda Doubled Upb Doubled Upc Households Crowdeda Doubled Upb Doubled Up` Honolulu 171,222 6 7%15.2% 18.8%140,229 23.9%11.0%28.3% Maui 32,008 8 1%14.8% 19.2%22,426 22.3%13 1%27.2% Hawai'i 44,735 7 8%11.2% 16.0%22,319 20.0%8 5% 21 9% Kaua'i 14,122 8.3%16.4% 19.9% 8,441 19 3%11 5%23 9% State 262,087 7.1%14 5% 18.5%193,415 23 1%11.0%27.2% Source Housing Demand Survey, 1992, 1997,2003, 2006,2011,2016 and 2019 a Based on more than 2 persons per bedroom. b More than one family group in a single housing unit (See Glossary). c Percent of households crowded, doubled up, or both. Before 2003, HHPS measured crowding and "crowded or doubled up." After 2003, HHPS measured crowding and doubled up and the combination of both. 1.11 lid Hawaii Housing Planning Study,2019 Page 101 SMS December,2019 Table A-10. Shelter-to-Income Ratios, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Monthly Shelter Payment as a Percent of Monthly itair Total No Shelter Under 30 30 to 40 Over 40 Not enough County Year Households Payment percent percent percent information Honolulu 1992 247,349 55.7% 14.1% 20.2% 10.0% 1997 272,234 55.1% 18.9% 18.4% 7.5% 2003 292,003 16.4%36.3% 17.9% 14.4% 15.0% 2006 303,149 19.2%35.7% 10.9% 22.0% 12.2% 2011 310,882 14.6%35.7% 10.1% 30.6% 9.0% 2016 317,459 21.3%37.1% 11.4% 24.4% 5.9% 2019 306,898 17.0%44.1%9.7%23.1% 6.1% 1992 34,266 59.3% 18.1% 15.8% 6.7% 1997 39,252 47.9% 16.0% 19.8% 16.4% 2003 43,687 12.0%40.6% 17.5% 16.2% 13.6% Maui 2006 49,484 16.0%33.1% 14.4% 27.1% 9.4% 2011 54,132 16.2%35.5% 12.0% 29.2% 7.1% 2016 55,059 15.0%35.2% 12.4% 31.4% 6.0% 2019 55,842 14.5%43.3% 10.5% 23.8% 7.8% 1992 39,789 70.2%12.4% 11.5% 5.9% 1997 46,271 51.8%18.1% 20.4% 9.7% 2003 54,644 17.9%38.7% 16.5% 14.4% 12.5% Hawaii 2006 61,213 15.9%38.2% 10.9% 23.0% 12.1% fir 2011 67,096 19.4% 34.1% 12.0% 26.8% 7.7% 2016 66,989 27.0%37.2% 10.3% 19.3% 6.2% 2019 70,662 21.1%41.0%8.8%21.8% 7.3% 1992 16,981 60.3% 17.7% 13.7% 8.1% 1997 18,817 44.9% 18.7% 24.7% 11.7% 2003 20,460 17.3%38.9% 14.8% 16.1% 12.9% Kaua'i 2006 21,971 18.8%38.7% 10.8% 21.6% 10.0% 2011 23,201 18.6%35.0% 12.2% 25.5% 8.6% 2016 23,369 20.8%36.8% 10.8% 26.3% 5.2% 2019 22,023 17.2%38.3% 10.5% 24.5% 9.4% 1992 338,385 58.0% 14.5% 18.4% 9.1% 1997 376,574 53.5%18.5% 19.1% 8.9% 2003 410,794 16.1%37.2% 17.5% 14.7% 14.4% State 2006 435,818 18.4%35.9% 11.3% 22.7% 11.8% 2011 455,311 15.7%35.4% 10.7% 29.6% 8.6% 2016 462,876 21.4%36.8% 11.3% 24.6% 5.9% 2019 455,425 17.3%43.2%9.7%23.1% 6.7% Source Housing Demand Survey, 1992, 1997, 2003,2006,2011,2016 and 2019 Note Under 30 percent includes households with no shelter payment for 1992 and 1997. IkIllor Hawaii Housing Planning Study,2019 Page 102 SMS December,2019 Table A-11. Shelter-to-Income Ratios by Years in Unit, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Percent with shelter-to-income ratio of 30%or more by Years in Unit by Tenancy Total Less than 1 to 5 6 to 10 More than Rented or Owner County Year Households 1 year years years 10 years no cash occupied 1992 247,349 61.1% 43.7% 34.9% 12.7% 44.6% 23.0% 1997 272,234 40.8% 43.2% 46.9% 35.1% 41.4% 39.2% 2003 292,003 42.5% 49.6% 37.6% 24.9% 48.9% 28.0% Honolulu 2006 303,149 53.0% 43.1% 36.9% 22.1% 47.2% 22.7% 2011 310,882 65.8% 55.7% 44.9% 25.9% 61 9% 24.5% 2016 317,459 60.3% 48.8% 38.5% 21.7% 58.1% 23.2% 2019 311,451 56.2% 40.8% 38.1% 20.6% 49.7% 20.3% 1992 34,266 47.3% 49.8% 30.6% 17.0% 43.8% 27.6% 1997 39,252 41.4% 50.0% 47.3% 33.7% 38.6% 46.1% 2003 43,687 52.2% 38.3% 26.5% 26.0% 40.5% 30.0% Maui 2006 49,484 66.3% 46.8% 44.8% 26.3% 54.6% 32.6% 2011 54,132 60.2% 51.5% 40.6% 27.6% 52.7% 31.1% 2016 55,059 65.5% 50.2% 48.4% 33.5% 66.3% 31.4% 2019 54,434 54.2% 41.3% 37.0% 21.4% 51.2% 23.1% 1992 39,789 51 5% 35.8% 18.5% 6.7% 37.8% 17.2% 1997 46,271 49 6% 52.5% 42.6% 30.8% 52.0% 37.0% 2003 54,644 42.4% 41.7% 31.2% 26.8% 49.0% 27.8% Nawar i 2006 61,213 60.8% 43.7% 27.5% 20.3% 48.3% 27.1% 2011 67,096 66.4% 48.7% 38.4% 23.0% 57.3% 28.1% Va/ 2016 66,989 38.7% 39.7% 33.3% 21.3% 61.9% 17.7% 2019 67,054 54.2% 41.3% 37.0% 21.4% 53.4% 19.8% 1992 16,981 46.3% 31.1% 18.5% 15.6% 36.9% 28.1% 1997 18,817 61.2% 56.5% 41.4% 39.6% 53.4% 46.1% 2003 20,460 43.2% 43.2% 31.4% 26.0% 44.4% 29.7% Kaua'i 2006 21,971 51.6% 45.2% 37.1% 18.8% 47.7% 24.3% 2011 23,201 65.8% 53.9% 42.9% 29.3% 56.0% 31.7% 2016 23,369 64.5% 50.6% 39.7% 26.3% 58.9% 28.0% 2019 22,563 54 2% 41.3% 37.0% 21.4% 51.4% 25.7% 1992 338,385 57.8% 43 3% 31.1% 12.6% 43.7% 23.0% 1997 376,574 42.2% 45.6% 46.0% 34.7% 40.1% 40 1% 2003 410,794 43.6% 46.2% 35.3% 25.3% 28.3% 28.3% State 2006 435,818 56.4% 43.8% 36.7% 22.1% 48.2% 24.6% 2011 455,311 65.0% 53 9% 43.2% 25.8% 59.8% 26.3% 2016 462,876 58.2% 47.8% 39.2% 23.2% 59.6% 23.5% 2019 455,502 54.2% 41.3% 37.0% 21.4% _ 50.4% 20.9% Source Housing Demand Survey, 1992, 1997,2003, 2006,2011,2016 and 2019 Hawaii Housing Planning Study,2019 Page 103 SMS December,2019 Table A-12. Intention to Move, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Intention to Move When Household Will Move Raw Probably Will Move Demand- Total Will Not to a New Total Will More Than 5 Not Sure Households Move Unit Move* In 1 Year In 2 Years 3 to 5 Years Years When 247,349 42.6% 57.4% 142,090 29.2% 21.5% 19.0% 10.2% 20.1% 272,234 44 8% 55.2% 150,194 23.5% 20.9% 16.2% 1 10.9% 28.5% 292,003 56.3% 43.7% 127,683 27.9% 20.5% 19.3% 10.3% 22.0% 303,149 61.2% 38.8% 117,597 24.5% 22 9% 15.5% 8.2% 29.0% 310,882 45.4% 54.6% 168,946 21.5% 21.4% 20.1% I 15.6% 21.5% 317,459 40.0%60.0% 190,377 19.8% E 18.3% 20.0% 15.8% 26.1% 311,451 34.7% 65.3% 203,426 18.4% 19.3% 15.9% 13.0% 33.4% 34,266 56.8% 43 2% 14,793 28.6% 24.7% 17.1% 9.2% 20.4% 39,252 51.9% 48.1% 18,894 23.1% 17.2% 13 4% 18.2% 28.1% 43,687 51.g% 48.1% 18,205 22.1% 20.6% 18 6% 10.0% 28.7% 49,484 54.9% 45.1% 22,318 19.6% 26.9% 15.0% 14 0% 24.5% 54,132 52.9% 47.1% 25.282 24.8% 19.4% 17.6% 16.1% 22.2% 55,059 47 7% 52.3% 28,784 20 6% 19.9% 19.9% 17.1% 22.5% 54,434 49.0% 51.0% 27,740 21.2% 16.1% 16.8% 20.8% 25.2% 39,789 55.6%......44:4% 17,685 28.8% 20.8% 17.8% 14.0% 18.6% 46,271 60.0% 40.06A, 18,491 22.3% 18.1% 15.5% 15.9% 28.2% 54,644 55.6% 44.4% 21,252 21.4% 19.2% 15 9% 17.3% 26.2% 61,213 57.9% 42.1% 25,769 22.4% 19.3% 19 4% 11.2% 27.7% 4IIIP-67,096 58.4% 41.6% 28,223 20.9%12.9% 24.9% 20.8%8% 20.6% 66.989 50.2% 49 8% 33,336 21.7% 17.9% 17.4% 18.9% 24.1% 67,054 51 0% 49.0% 32,879 21.8% 16.5% 17.0% 19.4% 25.3% 16.981 56.8% 43.2% 7,337 32.8% 17 4% 21.4% 6.4% 22.0% 18,817 58.0% 42.0% 7,907 17.1% 13.9% 16.3% 15.3% 37.4% 20,460 63.5% 36.5% 7,468 22.1% 22.4% 15.6% 12.1% 27.9% 21.971 64.4% 35.6% 7,826 23.4% 17.5% 13.6% ': 17.1% 28.4% 23,201 57.2% 42.8% 9,628 30.3% 15.5% 15.1% 18.3% 20.8% 23.369 55.7% 44.3% 10,355 21.1% 21.6% 19.9% 19.9% 17.6% 22,563 57.5% 42.5% 9,588 18.8% 11.9% 18.8% 16.0% 34.5% 338,385 46.2% 53.8% 181,905 29 2% 21.5% 18.8% 10.4% 20.1% 376,574 48.1% 51.9% 195,486 23.1% 20.0% 15.9% 12.3% 28.8% 410,794 57 5% 42.5% 174,608 26.3% 20.5% 18.6% 11.2% 23.5% 435,818 60.2% 39.8% 173,510 23.5% 22.6% 15.9% 9.8% 28.2% 455,311 49.2% 50.8% 232,079 22.1% 19.8% 20.2% 16.4% 21.4% 462,876 43.2% 56.8% 262,852 20.1% 18.6% 19.6% 16.5% 25.1% 455,502 39.9% 60.1% 273,632 19.3% 18.4% 16.2% 14.7% 31.6% Source: Housing Demand Survey. 1992. 1997, 2003. 2006. 2011. 2016 and 2019 Base for intention to Move is all respondent households Base for When Households Will Move is 262,852 households who provided a time frame or said not sure (excludes probably never move) Hawaii Housing Planning Study.2019 Page 104 SMS December.2019 Table A-13. Preferred Location for Next Move, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Preferred Location for Next Move Final Demand Total Total Will Same Different Out-of- County Year Households Movea Island Island Not Sure State 1992 247,349 142,090 62.2% 5.3%6.3% 26.1% 1997 272,234 150,194 52.5% 4.3% 11 0% 32.2% 2003 292,003 127,683 65.7% 2.8% 11.6% 19.8% Honolulu 2006 303,149 117,597 66.1% 4,5%8.9% 20.5% 2011 310,882 132,696 63.4% 4.3%5.6% 26.6% 2016 317,459 139,823 59.3% 3 4% 14.2% 23.1% 2019 311,451 135,492 61.1% 4.9%8.0% 26.0% 1992 34,266 14,793 71.7% 13.3% 5.7%9.4% 1997 39,252 18,894 72.5% 2.7% 13.0% 11.8% 2003 43,687 18,205 68.3% 6.9% 10.8% 14.0% Maui 2006 49,484 22,318 71.5% 9.5%6.7% 12.3% 2011 54,132 19,774 58.5% 5.4% 24.9% 11.2% 2016 55,059 21,877 65.9% 6.6%8.9% 18.7% 2019 54,434 20,729 61.4% 8.9%9.9% 19.8% 1992 39,789 17,685 80.9% 4.2% 4.4% 10.6% 1997 46,271 18,491 74.3% 4.0%7.7% 14.0% 2003 54,644 21,252 73.4% 5.4% 12.1% 9.1% Hawaii 2006 61,213 25,769 73.0% 6.0%9.4% 11.5% 2011 67,096 22,327 61.9% 7.8%8.3% 22.1% 2016 66,989 24,746 61.4% 7.2% 13.9% 17.5% 2019 67,054 24,479 68.3% 5.4%8.0% 18.3% 1992 16,981 7,337 76.7% 6.2%6.0% 11.1% 1997 18,817 7,907 69.8% 5.7% 10.1% 14.3% 2003 20,460 7,468 71.8% 9.7%9.0%9.5% Kauai 2006 21,971 7,826 64.8% 7.4%9.1% 18.7% 2011 23,201 7,586 62.8% 7.0% 11.1% 19.2% 2016 23,369 8,211 65.7% 5.2%7.6% 21.5% 2019 22,563 6,278 63.9% 6.8%8.2% 21.2% 1992 338,385 181,904 65.4% 5.9%6.1% 22.6% 1997 376,574 195,485 57.2% 4.2% 10.9% 27.8% 2003 410,794 174,607 67.2% 3.9% 11.5% 17.5% State 2006 435,818 173,511 67.8% 5.5%8.7% 18.0% 2011 455,311 182,384 62.6% 5.0%8.7% 23.8% 2016 462,876 194,656 60.5% 4.2% 13.4% 21.9% 2019 455,502 186,978 62.2% 5.5%8.2% 24.2% Source: Housing Demand Survey, 1992, 1997,2003, 2006,2011,2016 and 2019 a The total number of Final Demand households differs from the Raw Demand number in Table A-12 because households who didn't know or refused to report when they might move are excluded from the final demand counts lid Hawaii Housing Planning Study,2019 Page 105 SMS December,2019 Table A-14.Tenancy Preference of Current Owners&Renters, 1992, 1997,2003,2006,2011,2016 and 2019 Effective Current Owners Current Renters l` Demand- Planned Next Planned Next Total Will Tenancy Tenancy County Year Move" Total Buy Rentb Totalc Buy Rentb 1992 127,810 33,243 89.7% 10.3% 94,567 32.7% 67.3% 1997 128,791 44,335 89.1% 10.9% 84,456 44.0% 56.0% 2003 113,638 41,616 85.5% 14.5% 72,022 55.4% 44.6% Honolulu 2006 100,545 30,973 86.8% 13.2% 69,572 55.4% 44.6% 2011 97,429 32,688 74.2% 25.8% 64,621 25.1% 68.3% 2016 136,933 58,933 75.2% 24.8% 78,000 31.0% 70.3% 2019 100,203 43,447 78.5% 21.5% 56,755 31.1% 68.9% 1992 13,284 4,600 87.6% 12.4% 8,684 49.5% 50.5% 1997 16,239 6,450 84.8% 15.2% 9,789 46.8% 53.2% 2003 15,593 5,657 95.1% 4.9% 9,936 52 4% 47.6% Maui 2006 19,584 7,083 92.0% 8.0% 12,501 52.3% 47.7% 2011 16,937 5,370 72.0% 28.0% 11,396 29 4% 70.6% 2016 19,434 7,431 73.5% 26.5% 11,877 35 4% 64.6% 2019 16,624 6,588 77.6% 22.4% 10,036 38.2% 61.8% 1992 16,004 7,132 93.7% 6.3% 8,872 64.9% 35.1% 1997 15,884 7,694 87.5% 12.5% 8,190 49.6% 50.4% 2003 18,471 8,679 90 0% 10.0% 9,792 57.1% 42.9% Hawai'i 2006 22,200 10,264 93.8% 6.2% 11,936 54.7% 45.3% 2011 17,412 6,838 70 1% 29.9% 10,540 37.2% 62.8% 2016 24,570 12,856 67 4% 32.6% 11,568 37.3% 62.7% 2019 19,992 8,823 77.1% 22 9% 11,169 37.8% 62.2% 1992 6,530 2,264 95.9% 4.1% 4,266 54.9% 45.1% 1997 6,428 2,054 92.9% 7.1% 4,374 48.2% 51.8% 2003 6,426 2,737 90.5% 9.5% 3,689 51.6% 48.4% Kaua'i 2006 6,715 2,614 87.6% 12.4% 4,101 39.3% 60.7% 2011 6,339 1,700 61.3% 38.7% 4,521 20.9% 79 1% 2016 6,750 2,670 70.1% 29.9% 4,077 35.2% 64.8% 2019 4,946 2,088 75.4% 24.6% 2,858 31.7% 68.3% 1992 163,664 47,239 90.4% 9.6% 116,425 37.2% 62.8% 1997 167,343 60,533 88.6% 11.4% 106,810 44.9% 55.1% 2003 154,129 58,689 87.6% 12 4% 95,440 55.1% 44.9% State 2006 149,044 50,934 89.0% 11 0% 98,110 54.3% 45.7% 2011 138,116 46,595 72.9% 27.1% 91,079 26.8% 73.2% 2016 187,687 81,889 73.8% 26.2% 103,997 31.4% 68.6% 2019 141,765 60,947 78.1% 21.9% 80,818 33.0% 67.0% Source. Housing Demand Survey, 1992, 1997,2003,2006,2011,2016 and 2019 Base for Effective Demand is households who plan to move, have some idea when they will move,and plan to stay in the State of Hawaii when they move Base for Current Owners is 60,947 households included in 141,765 Total Will Move households that own their current residence.Base for Current Renters is 80,818 households included in 141,765 Total Will Move households that currently rent their unit or occupy without paying cash rent. a The total number of mover households differs from Table A-12 because those who plan to move out of state are excluded from effective demand counts Total Current Owners and Total Current Renters do not sum to Total Will Move because those households that refused to provide their current tenancy were excluded from the analysis. b Includes households that plan to rent or are not sure about their next tenancy c Includes households that currently rent or occupy without payment of cash rent Hawaii Housing Planning Study,2019 Page 106 SMS December,2019 Table A-15. Preferred Unit Type, Buyers, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Preferred Unit Type Total Will Move Single No County Year Buyers'Family Townhouse Condo _ Apartment Other Preference 1992 60,724 73.9% 14.3%8.7%1.1% 0.0% 2.0% 1997 76,663 78.7% 4.2%12.7% 0.2% 1.3% 2.9% 2003 75,482 78.6% 5.1% 6.8%1.8% 1.3% 6.4% Honolulu 2006 65,495 69.7% 7.5%12.7% 1.0% 1.3% 8.6% 2011 40,483 61 0% 7 2%26.7% 0.0% 2.0% 3.1% 2016 64,168 57.9% 6.2%21 9% 6.1% 0.2% 7.6% 2019 47,643 55.9% 6 7%23 8% 5.3% 1.0% 7.2% 1992 8,328 89.7% 2.5% 5.3%0 6% 1 9% 0.0% 1997 10,051 87.1% 2.2% 8.0%0.8% 0.0% 1.9% 2003 10,586 85.0% 1.2% 7.4%1.6% 0.1% 4.7% Maui 2006 12,539 85.6% 2.7% 7.6%0.0% 0.4% 3.7% 2011 7,156 83.0% 5.7% 9.7%0.0% 0.4% 1.2% 2016 9,172 80.1% 3.6% 9 7%1.2% 1.9% 3.3% P 2019 8,417 84.6% 2.5% 9.4%0.6% 1.1% 1.9% 1992 12,441A 91.8% 3.3% 2.2%1.0% 0.8% 0.9% N 1997 10,794 91.7% 1.9% 4.8%0.2% 0.2% 1.1% 2003 13,402 91 4% 1 8% 2.1%0.5% 0.2% 4.0% T Hawai'i 2006 15,940 84.2% 4.4% 4.9%0.0% 2.1% 4.4% O 2011 8,711 87.3% 4.0% 5.9%0.0% 1.0% 1.8% 2016 11,407 80.3% 0.3% 8.0%0.3% 1.1% 10.0% B 2019 U 9,986 83.4% 2.6% 8.4%0.6% 1.3% 3.6% Y 1992 4,513 95.1% 1.1% 2.9%0.0% 0.0% 0.9% 1997 4,016 91.0% 4.1% 4.9%0.0% 0 0% 0.0% 2003 4,381 86.9% 3.8% 5 8%0.0% 1 7% 1.8% Kauai 2006 3,879 79.0% 5.3% 8.2%0.0% 1.3% 6.1% 2011 2,046 81.8% 4.4% 8.3%0.0% 2.8% 2.6% 2016 3,040 86.7% 1.7% 7.5%3.4% 0.7% 2019 2,253 78.1% 6.0% 7.5%0.7% 2.7% 5.0% 1992 86,006 79.2% 10 9%7 1%1.0% 0.1% 1 7% 1997 101,524 81.4% 3.8%11.0% 0.3% 1.0% 2.5% 2003 103,851 81.3% , 4 3% 6.2%1.5% 1.0% 5.7% State 2006 97,853 74.5% 6 3%10.6% 1.0% 1.3% 7.2% 2011 58,395 68.3% 6.5%20.9% 0.0% 1.7% 2.6% 2016 87,787 64.1% 5.0%18.3% 4.8% 0.5% 7.2% 2019 68,300 64.2% 5.6%19.2% 3.9% 1.1% 6.0% Source: Housing Demand Survey, 1992, 1997, 2003,2006,2011,2016 and 2019 a Total Will Move is effective demand households (plan to move, have some idea when they will move, and plan to stay in the State when they move)that want to buy their next unit rather than rent Note. Sum of county figures may not equal the State total due to rounding Single-family is a single-family detached dwelling unit. Townhouse is a side by side housing unit that does not meet the definition of single-family. Condo is an apartment building with five units or more in which each owner owns a unit and holds a joint ownership in common areas with other owners in the building.11110eApartmentcontainsresidentialsuitesinwhicheachindividualunitisleasedtodifferentoccupants Other includes type of units that are not Single-family,Townhouse, Condo, and apartment Hawai'i Housing Planning Study,2019 Page 107 SMS December,2019 Table A-16. Preferred Unit Type, Renters, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Total Will Preferred Unit Type Move Single No County Year Rentersa Family Townhouse Condo Apartment Other Preference 1992 67,086 64.3% - 3.9% 12.5% . 13.6% 0.6% 5.1% 1997 52,128 50.8% 8.3% ! 11.4% 19.3% 1.1% 9.1% 2003 38,156 56.0% , 9.1%4.1% " 21.1% 2.9% 6.8% Honolulu 2006 40,585 41.3% I 10.7% 8.3% 28.8% 2.8% 8.2% 2011 46,396 34.5% 4.3% 13.8% 44.2% 2.0% 1.2% 2016 67,065 26.3% 4.7% 12.4% 30.9% 0.9% 24.8% 2019 50,218 39.1% 6.7% 14.4% 16.6% 3.1% 20.0% 1992 4,956 82.1% 3.8%6.3% 4.1% 3.7% 0.0% 1997 6,188 60.3% 3.9% 14.0% 17.6% 2.0% 2.2% 2003 5,007 77.9% 6.7%4.7% 7.2% 1.8% 1.7% Maui 2006 7,265 65.1% 0.8% 11.4% 14.1% 0.5% 8.0% 2011 7,751 57.3% 7.8%5.0% 14.8% 5.4% 9.7% P 2016 9,178 52.4% 3.3%6.8% 18.1% 5.1% 14.3% L 2019 7,963 60.3% 3.3% 10.7% 7.8% 4.6% 13.2% A 1992 3,563 80.1% 5.4%4.7% 4.7% 0.0% 5.1% N 1997 5,090 65.3% 4.1%4.7% 16.4% 3.4% 6.1% 2003 5,069 69.9% 1.3%5.0% 18.1% 3.4% 2.3% Hawaii 2006 7,659 61.6% 4.5%7.7% 15.8% 5.4% 5.0% 2011 6,294 74.1% 4.8%2.8% 11.7% 1.8% 4.8% R 2016 10,410 48.8% 0.9%5.0% 16.6% 6.8% 21.8% E 2019 11,402 65.2% 3.2%4.4% 10.7% 3.3% 13.1% N 1992 2,017 84.4% 3.6%8.1% 0.8% 3.2% 0.0% T 1997 2,412 79.3% 2.3%1.1% 5.3% 2.3% 9.7% 2003 2,045 77.3% 0.0%1.7% 12.9% 0.0% 8.1% Kaua'i 2006 3,177 64.4% 2.0%9.8% 10.9% 5.7% 7 1% 2011 3,525 66.5% 1.8% 11.9% 10.6% 3.9% 5 3% 2016 3,179 65.1% 1.5%4.4% 15.6% 0.9% 12.4% 2019 2,305 62.5% 3.7%4 3% 10.0% 3.5% 15.9% 1992 77,622 66.7% 4.0% 11.6% 12.3% 0.8% 4.6% 1997 65,818 53.9% 7.3% 10.8% 18.4% 1.4% 8.2% 2003 50,277 60.4% 7.7% 10.8% 19.1% 2.7% 5.9% State 2006 58,686 48.1% 8.2% 10.8% 24.3% 3.0% 7.7% 2011 63,697 42.9% 4.6% 11.6% 35.6% 2.5% 2.8% 2016 89,832 33.0% i 4.0% 10.7% 27.4% 2.0% 23.0% 2019 71,888 45.5% 5.8% 12.4% 14.7% 3.3% 18.3% Source. Housing Demand Survey, 1992. 1997, 2003. 2006, 2011. 2016 and 2019 a Total Will Move is effective demand households (plan to move. have some idea when they will move. and plan to stay in the State when they move)that want to rent their next unit rather than buy Note. Sum of county figures may not equal the State total due to rounding. Single-family is a single-family detached dwelling unit. Townhouse is a side by side housing unit that does not meet the definition of single-family. Condo is an apartment building with five units or more in which each owner owns a unit and holds a joint ownership in common areas with other owners in the building. eApartment contains residential suites in which each individual unit is leased to different occupants. Other includes type of units that are not Single-family. Townhouse. Condo. and apartment Hawaii Housing Planning Study.2019 Page 108 C SMS December,2019 Table A-17. Preferred Number of Bedrooms, Buyers, 1992, 1997, 2003, 2006, 2011,2016 and 2019 Total Will Preferred Number of Bedrooms Move No County Year Buyers' Studio or One Two Three Four or More Preference 1992 60,724 2.9% 30.5% 43.3% 23.3% 0.0% 1997 76,663 1.4% 17.6% 49.1% 31.0% 0.8% 2003 75,482 3.9% 22.3% 46.7% 25.5% 1.6% Honolulu 2006 65,495 0.1% 15.1% 41 6% 39.0% 4.2% 2011 40,483 4.5% 23.6% 37.8% 34.1% 0.0% 2016 64,168 3.0% 33.4% 41.0% 22.5% 0.1% 2019 47,643 5.3% 26.7% 43.4% 24.5% 0.4% 1992 8,328 0.4% 27.5% 56.9% 15.2% 0.0% 1997 10,051 6.4% 19.7% 44.5% 28.1% 1.2% 2003 10,586 4.1% 21.8% 37.7% 36.0% 0.4% Maui 2006 12,539 1 7% 19.9% 46.0% 31.7% 0.7% 2011 7,156 1.1% 20.2% 49.1% 29.3% 0.4% 2016 9,172 1.3% 18.1% 56.1% 23.6% 0.9% P 2019 8,417 1.4% 22.6% 45.8% 29.0% 1.2% L 1992 12,441 1.1% 25.4% 55.9% 17.3% 0.3%A N 1997 10,794 6.2% 22.7% 40.3% 29.0% 1.7% 2003 13,402 4.0% 18.4% 45.9% 31.7% 0.0% T Hawai'i 2006 15,940 3.1% 17.1% 41.2% 35.4% 3.3% O 2011 8,711 9.5% 29.7% 34.5% 25.3% 1.1% 2016 11,407 1.3% 22.8% 61.6% 14.3% 0.0%JB2019U9,986 6.0% 24.2% 51.6% 18.2% 0.0% Y 1992 4,513 0.7% 29.3% 48.3% 21.7% 0.0% 1997 4,016 1.6% 21.9% 51.6% 24.9% 0.0% 2003 4,381 5.0% 19.5% 37.6% 37.5% 0.4% Kaua'i 2006 3,879 0.8% 18.5% 46.3% 34.1% 0.3% 2011 2,046 1.2% 16.5% 49.1% 33.2% 0.0% 2016 3,040 5.1% 20.5% 53.7% 20.7% 0.0% 2019 2,253 8.0% 25.4% 47.6% 19.0% 0.0% 1992 86,006 2.3% 29.4% 46.7% 21.6% 0.1% 1997 101,524 2.5% 18.5% 47.8% 30.3% 0.9% 2003 103,851 4.0% 21.6% 45.2% 28.0% 1.2% State 2006 97,853 0.8% 16.2% 42.3% 37.3% 3.5% 2011 58,395 4.7% 23.8% 39.1% 32.1% 0.2% 2016 87,787 2.7% 30.0% 45.7% 21.5% 0.1% 2019 68,300 5.0% 25.8% 45.0% 24.0% 0.1% Source: Housing Demand Survey, 1992, 1997,2003,2006,2011,2016 and 2019 Hawai'i Housing Planning Study,2019 Page 109 SMS December,2019 Table A-18. Preferred Number of Bedrooms, Renters, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Total Will Preferred Number of Bedrooms Move County Year Rentersa Studio or One Two Three Four or More No Preference 1992 67,086 15.2% 40.0% 35.3% 9.5% 0.0% 1997 52,128 7.3%40.2% 32.4% 19.7% 0.4% 2003 38,156 17.7% 40.6% 28.0% 12 4% 1.3% Honolulu 2006 40,585 11.8%35.1% 33.4% 16.3% 3.5% 2011 46,396 21.2% 42.8% 29.9% 5.7% 0.4% 2016 67,065 17.4%35.9% 34.9% 11.4% 0.4% 2019 50,218 20.4%40.8% 25.3% 13.0% 0.4% 1992 4,956 6.4%41.0% 49.0%1.0% 2.6% 1997 6,188 17.9%34.3% 34.8% 12.7% 0.2% 2003 5,007 9.1% 37.4% 34.0% 18.1% 1.4% Maui 2006 7,265 7.5%43.7% 35.9% 11.9% 1.0% 2011 7,751 11.6% 47.3% 34.8% 6.3% 0.0% 2016 9,178 11.2% 41.9% 36.9% 8.9% 1.2% P 2019 7,963 11.2%43.8% 30.5% 13.4% 1.1% L 1992 3,563 5.1%43.9% 38.7% 12.3% 0.0% A N 1997 5,090 10.7%31.7% 40.1% 16.8% 0.6% 2003 5,069 18.0%35.9% 37.5% 8.6% 0 0% I Hawaii 2006 7,659 9.3%31.6% 41.2% 16.6% 1.3% O 2011 6,294 7.6%37.6% 34.7% 20.1% 0.0% 2016 10,410 13.3%37.5% 35.0% 14.3% 0.0% R E 2019 11,402 22.0% 40.4% 27.8% 8.7% 1.1% N 1992 2,017 0.8%38.1% 47.8% 13.3% 0.0% T 1997 2,412 4 6% 14.7% 63.8% 14.3% 2.6% 2003 2,045 17.8%23.7% 44.3% 11.7% 2.5% Kaua'i 2006 3,177 7.3%33.3% 41.7% 17.1% 0.5% 2011 3,525 12.9% 44.6% i 31.9% 8.6% 2.1% 2016 3,179 14.5%34.7% 39.8% 10.1% 0.9% 2019 2,305 3.7%37.7% 41.4% 17.2% 0.0% 1992 77,622 13.8%40.2% 36 6% 9.2% 0.2% 1997 65,818 8.5%38.0% 34.4% 18.6% 0.5% 2003 50,277 17.7% 40.6% 28.0% 12 4% 1.3% State 2006 58,686 10.7%35.6% 35.1% 15.8% 2.7% 2011 63,697 18.3%42.9% 31.0% 7.4% 0.4% µ2016 89, 832^`^ M ... 16.2%36.7% 35.3% 11.4% 0. 4%2019 71,888 19.0%41.0% 26.9% 12.6% 0. 5%Source. Housing Demand Survey. 1992, 1997, 2003. 2006. 2011. 2016. and 2019 rim.-Hawaii Housing Planning Study.2019 Page 110 SMS December, Table A-19. Affordable Housing Cost for New Units, Buyers, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Total Will Affordable Monthly Housing Cost' Move Less than $200 to $500 to $800 to $1.100 to $1.400 to $1.700 to $2.000 to More than County Year Buyersb $200 $499 $799 $1,099 $1,399 $1,699 $1,999 $3,000 $3,000 1992 60,724 0.9% 1.1% 14.7% 29.9% 10.7% 22.0% 7.7% 5 9% 7 2% 1997 76,663 0.0% 0 6% 9 3% 21 7% 18 4% 20.7% 11.6% 14 2% 3 4% 2003 75,482 2.4% 1.3% 4.5% 14.1% 15 5% 17.3% 19 4% 19.1% 6 5% Honolulu 2006 65,495 1.8% 3 9% 6 7% 9.3% 9 2% 12.0% 6.0% 21.5% 13.3% 2011 40,483 0.1% 0 8% 3 1% 7 0% 9.0% 4.3% 8.8% 27.4% 39.5% 2016 64,168 1.5% 2.5% 5.1% 9.8% 13.5% 14 9% 31 5% 13.0% 8.2% 2019 47,643 1.8% 38% 49% 71% 104% 104% 27.1% 19.1% 15.5% 1992 8,328 3.1% 5.5% 36 5% 23 6% 12 7% 8 4% 4 7% 4 0% 1.5% 1997 10,051 1.1% 6 2% 20 5% 30.8% 13 5% 14.6% 5.4% 6 3% 1 6% 2003 10,586 1 8% 5 9% 11 9% 26.8% 13 4% 12 7% 9.6% 12.1% 5 8% Maui 2006 12,539 2.0% 2.5% 4.3% 7 9% 9.3% 13 8% 8 7% 28 8% 12.4% 2011 7,156 0.0% 0.2% 0.6% 7.7% 5 8% 19 1% 5 3% 32 7% 28.8% 2016 9,172 1.6% 3.0% 5 2% 9.7% 17 9% 8 3% 31.5% 14.0% 8.8% p 2019 8,417 2.7% 2.1% 3 1% 4.5% 9 2% 9 8% 39.4% 17.2% 12.1% 1992 12,441 0.9% 3.4% 17.6% 31.0% 22 8% 11 3% 4.9% 5.0% 3.2% a 1997 10,794 0 9% 3.1% 9.6% 25.0% 12 6% 26 0% 9.6% 10 7% 2 5% 2003 13,402 1.3% 1.7% 7.2% 16.9% 15 2% 15 6% 20.5% 13.8% 7.9% Hawaii 2006 15,940 1 4% 3.2% 6.3% 17 8% 8.2% 12.8% 2.3% 18 6% 10.7% 2011 8,711 1.7% 1.6% 6 8% 10.5% 11 2% 18 3% 6.0% 22 2% 21.6% 2016 11,407 5 4% 13.9% 9.1% 17.2% 16 7% 7 5% 21 7% 5 2% 3.2% B 2019 9,986 4.1% 15.1% 11 5% 13 3% 18 1% 8 6% 18.9% 7.2% 3.3% NINOu19924,513 0 0% 1.6% 14.5% 31.3% 23 6% 14 7% 8.5% 4.6% 1.2% 1997 4,016 1 0% 4.5% 13.1% 28.0% 17.2% 16 6% 9.6% 7.5% 2.4% 2003 4,381 1 5% 1.2% 5 7% 21 3% 15.8% 22.3% 14.4% 12 6% 5 2% Kaua'i 2006 3,879 1 4% 2.4% 3 6% 12 9% 12 4% 12.9% 5.4% 20 1% 13.5% 2011 2,046 2 3% 6.3% 2.1% 11.7% 4.8% 14.7% 9.4% 24.0% 24.8% 2016 3,040 4 9% 3.6% 9.3% 11.6% 14 5% 10.0% 34 6% 4 6% 6.9% 2019 2,253 7 4% 7 6% 2 6% 7 1% 10.5% 11.2% 31 2% 18 3% 4.0% 1992 86,006 1 0% 1.9% 17.2% 29 5% 13.4% 18.7% 7.0% 5.5% 5 7% 1997 101,524 0.3% 1.6% 10 6% 23 2% 17.3% 20.5% 10.7% 12 8% 3 1% 2003 103,851 2.1% 1.8% 5 6% 16 0% 15 3% 16 8% 18.3% 17.4% 6 5% State 2006 97,853 1.8% 3.5% 6 2% 10 5% 9.2% 12 4% 5.8% 21 9% 12.8% 2011 58,395 0 4% 1.0% 3.3% 7 8% 8.8% 8 7% 7.9% 27 1% 34.9% 2016 87,787 2.1% 4 1% 5 8% 10 9% 14.4% 13.0% 30.3% 11 7% 7.6% 2019 68,300 2.5% 5 3% 5 6% 7 7% 11 3% 10.1% 27.5% 17.1% 13.0% Source: Housing Demand Survey, 1992, 1997,2003, 2006, 2011,2016, and 2019 a Based on self-report from respondents regarding the level of monthly payment they would be able to afford. 4111110 Hawai'i Housing Planning Study,2019 Page 111 SMS December,2019 Table A-20. Affordable Housing Cost for New Units, Renters, 1992, 1997, 2003, 2006, 2011, 2016 and 2019 Total Will Affordable Monthly Housing Cost' Move Less than $200 to $500 to $800 to $1,100 to $1,400 to $1,700 to $2,000 to More than County Year Renters' $200 $499 $799 $1,099 $1,399 $1,699 $1,999 $3,000 $3,000 1992 67,086 1 5% 2 8% 29.6% 35 1% 16 3% 9.6% 2.8% 2 3% 0.0% 1997 52,128 2 0% 7 5% 26.1% 31 6% 16 7% 10 6% 3.1% 2 4% 0.0% 2003 38,156 4.4% 10 2% 19.0% 24 9% 11 4% 11.4% 10.3% 5.2% 3.2% Honolulu 2006 40,585 0.0% 7 8% 13.6% 21.1% 13 3% 9.5% 8.8% 6.7% 5.0% 2011 46,396 0.0% 2.2% 14.6% 22.5% 18.7% 12.2% 6.6% 18 5% 4 7% 2016 67,065 3 3% 5.0% 8.7% 21 9% 12 2% 13.2% 8.9% 20 2% 6 7% 2019 50,218 6.2% 4.0% 10.5% 16.8% 12.4% 15.7% 14.0% 16.3% 4 1% 1992 4,956 0.9% 7.6% 53.2% 29.2% 6.8% 2.2% 0.2% 0.0% 0.0% 1997 6,188 4.6% 18 7% 41.7% 21.8% 5.1% 4.5% 1.8% 1.9% 0.0% 2003 5,007 8 0% 11 0% 38.6% 22 2% 9.0% 8 0% 0.0% 1.7% 1.5% Maui 2006 7,265 0.0% 10 2% 12.9% 19 9% 12 5% 17 3% 5.2% 9.1% 3.6% 2011 7,751 3.1% 5.2% 8.1% 30.8% 14.3% 18.9% 8.6% 7.2% 3.9% P 2016 9,178 4.3% 4.6% 13.7% 16.0% 17.3% 17.7% 6.3% 16 9% 3.3% l 2019 7,963 40% 54% 5.9% 101% 215% 21.1% 9.1% 180% 49% a 1992 3,563 0 1% 6 6% 23.8% 32 4% 25 2% 9.7% 1.0% 1 0% 0 0% n 1997 5,090 6 0% 15 5% 26.5% 31 6% 15 3% 2.9% 0.6% 1.7% 0 0% 2003 5,069 7 8% 5 3% 17.7% 33 2% 10 0% 11 2% 3.8% 11 0% 0 0% t Hawaii 2006 7,659 0.0% 18 3% 16.5% 19.1% 10 7% 9 9% 5.8% 8.6% 1.6% 0 2011 6,294 4.8% 10 5% 21.0% 22.9% 8.1% 8.8% 12.5% 7.6% 3.8% R 2016 10,410 12 3% 8.5% 22.1% 24.4% 5.4% 8.1% 6.0% 10.3% 2.8% e 2019 11,402 8 7% 10 4% 15.7% 25 8% 15 2% 10.5% 3.9% 8 8% 1 1% n 1992 2,017 1 0% 8 2% 30.3% 21 4% 22 2% 17 0% 0.0% 0.0% 0 0% 441, t 1997 2,412 6 7% 16 2% 43.0% 24 3% 4 4% 3.7% 1.8% 0.0% 0 0% 2003 2,045 4 2% 2 2% 13.8% 34 9% 15 7% 15.0% 2.5% 11.7% 0.0% Kauai 2006 3,177 0 0% 9 1% 5.2% 17 7% 15 3% 25 0% 4.5% 7 1% 4.9% 2011 3,525 3.4% 5.3% 8.1% 14 9% 15 7% 16.7% 7.1% 25 9% 2.9% 2016 3,179 6.6% 2.4% 10.9% 20 9% 12 2% 17.6% 9.2% 11 3% 8.9% 2019 2,305 0 9% 5.5% 1 4% 16 6% 14 3% 28.3% 6.8% 11.6% 14.7% 1992 77,622 1 4% 3 4% 30 8% 34 2% 16 3% 9.3% 2.5% 2 0% 0.0% 1997 65,818 2 7% 9 5% 28 2% 30 4% 15 0% 9.2% 2.7% 2 2% 0.0% 2003 50,277 5 1% 9 5% 20 6% 25 9% 11 2% 11.2% 8.3% 5.7% 2.6% State 2006 58,686 0 0% 9 5% 13 4% 20 5% 13 0% 11.4% 7.8% 7.2% 4.4% 2011 63,697 1.3% 3.8% 14 1% 23 2% 16 6% 13.0% 7.6% 16 1% 4.3% 2016 89,832 4 6% 5.3% 10 9% 21 4% 12 0% 13.4% 8.3% 18 3% 5.9% 2019 71,888 6.1% 5.1% 10 3% 17 2% 14 0% 16.1% 11 8% 15 3% 4.2% Source Housing Demand Survey, 1992, 1997,2003, 2006,2011,2016 and 2019 a Based on self-report from respondents regarding the level of monthly payment they would be able to afford. Hawaii Housing Planning Study.2019 Page 112 SMS December,2019 Table A-21. Preferred Location of New Housing Unit, 2019 County of Residence Honolulu Maui Hawaii Kauai State Preferred Next Location Count Pct. Count Pct. Count Pct. Count Pct. Count Pct. HONOLULU PUC 34,449 44.4% 305 2.1% 846 5.1% 117 3.2% 35,717 29.1% Central O'ahu 15,593 20 1% 195 1.4% 166 1.0% 15,954 13 0% East Honolulu 6,901 8.9% 64 0 5% 6,965 5.7% Leeward O`ahu 9,402 12.1% 369 2.6% 401 2 4% 13 0.4% 10,185 8 3% Windward O'ahu 7,964 10.3% 46 0 3% 208 1.3% 8,218 6.7% O'ahu , any 147 0 2% 82 0.6% 229 0 2% HAWAII South Kona-Ka'u 25 0.0% 141 1.0% 318 1.9% 48 1 3% 532 0 4% Puna 367 0 5% 40 0.3% 1,206 7.2% 1,613 1.3% North& South Hilo 453 0.6% 327 2.3% 5,226 31.4% 33 0 9% 6,039 4.9% North Hawai'i 107 0.1% 2,780 16.7% 2,887 2.4% North Kona 921 1 2% 4,844 29.1% 148 4.1% 5,913 4.8% Waimea(Hawai'i Island) 0 0.0% Hawai'i Island, any 201 1.2% 201 0 2% MAUI Hana 31 0 0% 115 0.8% 599 16.4% 745 0.6% Makawao-Pukalani-Kula 365 0.5% 3,564 25 1% 3,929 3 2% Wailuku-Kahului 83 0 1% 3,179 22 4% 69 0.4% 15 0.4% 3,346 2 7% Paia-Haiku 134 484 3.4% 59 0.4% 677 0 6% Kihei-Makena 207 0.3% 2,467 17 4% 65 0 4% 231 6 3% 2,970 2.4% West Maui 1,975 13.9% 214 5.9% 2,189 1.8% Molokai 50 120 0 8% 170 0.1% Lanai 22 0 2% 22 0.0% Maui, any 122 0.2% 716 5.0% 45 0.3% 883 0.7% KAUAI Waimea(Kaua'i)38 1.0% 38 0.0% Koloa 71 0.4% 428 11.7% 499 0 4% Lihue 196 0 3% 665 18 2% 861 0 7% Kawaihau 115 0.7% 449 12.3% 564 0.5% Hanalei 492 13.5% 492 0 4% Kaua'i, any 19 0.1% 156 4 3% 175 0.1% Total 77,518 78 8% 14,212 81.6% 16,639 77 8% 3,647 78 3% 122,663 83.4% Total No Preference 20,807 21.2% 3,196 18.4% 4,745 22.2% 1,008 21.7% 24,500 16.6% Total Effective Demand Movers 98,325 100.0% 17,408 100.0% 21,384 100.0% 4,655 100.0% 147,163 100.0% Source: Housing Demand Survey, 2019 IMO Hawaii Housing Planning Study,2019 Page 113 SMS December,2019 APPENDIX B: DETAILED DATA WORKSHEETS Table B-1. Home Ownership Rates, 1990-2017 County Hawaii Honolulu Kaua`i Maui State 1990 61.1 52.6 58.6 57.5 53.9 1992 61.4 52.7 59.7 57.4 54.5 1997 63.8 54.2 61.2 57.4 56.1 199964.2 54.5 61.3 57 4 56.4 2000 64.5 54.661.4 57.4 56.5 2003 66.1 54.9 62.0 58.3 57.2 2004 66.9 57.2 62.9 58 5 59.0 2005 67.2 57.6 64.0 58.6 59.4 2006 67.2 58.9 65.2 61.4 60.7 2007 66.0 56.966.6 58.6 58.9 2008 64.8 57.5 63 7 57.8 58 9 2009 65.7 56.0 65.0 58.1 58.1 2010 66.2 57.6 65.0 58.8 59.3 2011 65.9 56.9 63.6 58.3 58.7 2012 65.1 56.4 62.9 581 58.2 2013 65.7 55.5 62.6 58.1 57.6 2014 65.8 54.9 62.7 57.3 57.1 2015 66.4 54.4 61.6 57.7 56.9 2016 66.6 55 0 63.3 58.3 57.5 2017 67.0 55.6 63 0 59.3 58 1 Sources: 1990 and 2000, U.S. Census, Honolulu 2003. 2004. ACS: Honolulu. Hawaii, and Maui Counties from ACS. 2005.. ACS 2007-2008(3-yr Estimate). ACS 2009-2017 (5-yr Estimate)Table B25003: all other estimated by SMS Hawaii Housing Planning Study,2019 Page 114 SMS December.2019 Table B-2.Vacancy Rates, by State: 1986 to 2018 Rental Rate Homeowner Rate U.S. I Hawaii U.S. I Hawaii 1986 7.7 5.7 1.6 0.8 1987 7.7 6.5 1.7 1 1 1988 7.7 6.3 1.6 0.4 1989 7.4 6.6 1.8 1 1990 7.2 6.6 1.7 0.8 1991 7.4 5.8 1.7 1 4 1992 7.4 5.8 1.5 2.5 1993 7.3 6.8 1.4 3 1994 7.4 7.4 1.5 2 1995 7.6 6.3 1.5 2 1996 7.8 6 1.6 1.4 1997 7.7 7.1 1.6 1.6 1998 7.9 6.9 1.7 1.3 1999 8.1 7.6 1.7 1.8 2000 8 5.3 1.6 0.9 2001 8.4 8.2 1.8 0.8 2002 8.9 7.3 1.7 0.9 2003 9.8 8.9 1.8 1.2 2004 10.2 9.7 1.7 1.3 2005 9.8 5.1 1.9 0.6 2006 9.7 5.5 2.4 1 2007 9.7 6.3 2.7 1.7 2008 10 7.2 2.8 1.7 2009 10 6 9.2 2.6 1.9 2010 10 2 8.1 2.6 1.9 2011 9.5 9 4 2.5 2.2 2012 8.7 10.2 2 2.3 2013 8.3 10.1 2 1.8 2014 7.6 8.3 1.9 1.6 2015 7.1 8 7 1.8 1.5 2016 6.9 10.6 1 7 1.4 2017 7.2 8.7 1 6 1.3 2018 6.9 8.5 1.5 1.7 Source: Homeownership and Vacancy Rate Survey, 1986-2018 vi Hawaii Housing Planning Study,2019 Page 115 4 SMS December,2019 Table B-3. Vacancy Categories, 2009 -2017 Total Housing Occupied Vacant Vacant and Total Available Current Statewide Units(Housing Residence Seasonal Units Housing Units Housing Units Available Units Stock)Elsewhere 2009 505,087 437.976 67.111 23.496 461,472 12,633 29,786 2010 512.157 442.267 69,890 26.240 468,507 12.526 29,955 2011 516,394 445,513 70,881 28,163 473,676 11.582 29,564 2012 519,811 447.453 72.358 28,193 475,646 11.310 30.624 2013 522,164 449,771 72,393 27,155 476,926 11.350 31.854 2014 524.852 450,299 74,553 27,221 477.520 11.160 33.054 2015 527.388 450,572 76,816 27,606 478,178 11.526 33.538 2016 530.289 452.030 78.259 27,832 479.862 12,230 34.088 2017 535.543 455,502 80.041 27,362 482,864 11.600 35,324 A chg.from 2014-2017 2.0% 1.2% 7.4% 0 5% 1.1% 3 9% 6.9% Source: ACS 2009—2017. 5-year estimates, Tables DP04. B25005, B25007 Table B-3 summarizes the current housing vacancy status for the State of Hawaii over the years of 2009- 2017. The total housing units shows us how many total housing units there are in the State of Hawaii, regardless of whether they are occupied or vacant. In 2017, there were 535,543 housing units, versus 524,852 housing units in 2014. This was an increase of 2 percent. Of the 535,543 housing units, 455,502 85.1%) of them are occupied by households and the remaining 80,041 (14.9%) units are vacant. Not all the vacant units are available for sale or rent to the housing market. Vacant and available units excluded vacant units that are not available to residents. In 2017, vacant and available units account for only 34.2 percent of the total vacant housing units in contrast to 36.5 percent in 2014. Summing the vacant and available units with the occupied housing units define the total housing stock. As was found in 2014, the number of vacant and available housing units in 2017 accounted for about 5.7 percent of the total housing stock. 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Projecting Housing Supply in Hawaii, 2020 through 2050 Projection Model for Housing Supply,State of Hawai'i,1990through 2030 Regression with ARMA Errors Series.StateHU(,'TotalHll] Total Housing Units, State of Hawaii, M Resident CMlian Population 1990 to 2030 Regression with ARIMA(1.0.2)errors 600,000 Coe`_ficients: arfl mal ma2 xreg Coe . 0.9546 0.8729 06656 03699 s.e. 0.0526 0.1669 0.1872 00132 sigma"2 estimated as 6935269 log livelihood=-270.25 AIC=550 5 AICs=553.11 BIC=557 34 550,000- z test ofcoefficientsEstStd. Standard err. Estimate Error value Prt>Izl) C art 0.954632 0052588 18.1531 <2.2e-16 *"z mal 0.872886 0.166920 5.2294 1.7013.07 "`C 500,000- level ma2 0.665565 0187228 3.5548 0.0003782"'m 80 xreg 0.398690 0.013200 28.0209 <2.2e-16 "'0 95 Signif.codes. 0'""0 001""0 01 '005'.'0.1"1 r 11110 PointForecast Lo 80 Hi80 Lo 95 Hi95 450,000• 2019 549.062 545.687 552,437 543.900 554.224 2020 551,197 544.166 558,228 540.445 561.950 2021 551,957 541.205 562,709 535,514 568.400 2022 553,096 539.834 566,359 532,813 573.380 2023 554,417 539.223 569,610 531,180 577.653 2024 555,745 538.984 572,506 530,112 581.379 2025 556,955 538.884 575,026 529,318 584.592 400,000- 2026 557,980 538.792 577,167 528,635 587.324 2027 558,809 538.658 578.959 527,991 589.627 2028 559,478 538.488 580.469 527,376 591,580 1990 2000 2010 2020 2030 2029 560,054 538,326 581.781 526,825 593.283 Year 2030 560,610 538,233 582.988 526,386 594.834 Hawaii Housing Planning Study,2019 Page 124 SMS December,2019 APPENDIX D: HOUSING AFFORDABILITY ESTIMATES AND RENTS Table D-1. Housing Affordability Estimates, 2019 State of Counties Hawaii Hawaii I Honolulu IKaua'i IMaui Housing Wage (for 2-bedroom FMR) 36.82 $25.88 $39.75 $29.44 $32.21 Housing Costs 2-bedroom fair market rent 1,914 $1,346 $2,067 $1,531 $1,675 Annual income needed to afford 2BR FMR $76,577 $53,840 $82,680 $61,240 $67,000 FT jobs at mini wage needed to afford 2BR 3.6 2.6 3.9 2.9 3.2 Area Median Income (AMI) Annual AMI 92,483 $7,010 $99,000 $90,000 $83,800 Monthly rent affordable at AMI 1,406 $999 $1,483 $1,345 $1,355 30% of AMI 27,745 $21,030 $29,700 $27,000 $25,140 Monthly rent affordable at 30% of AMI 694 $526 $743 $675 $629 Renter Households Renter households (2010-2014) 190,880 22,112 138,209 8,350 22,158 of total households (2010-2014) 42%33% 44%37% 41% Estimated hourly mean renter wage (2016) $16.68 $13.24 $17.65 $14.79 $14.99 Rent affordable with full-time job at mean renter wage 868 $689 $918 $769 $780 Hours per week at mean renter wage 88 78 90 80 86neededtoafford2BR Source. 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Median Sales Price for Single-Family and Condominium Dwellings by County, 2001-2018 State of Counties Hawaii Honolulu I Hawaii I Kaua`i I Maui SINGLE FAMILY 2001 $268,950 $300,000 $187,750 $287,000 $297,500 2002 $310,000 $335,000 $193,500 $327,750 $375,000 2003 $360,000 $385,000 $235,000 $366,375 $440,000 2004 $440,000 $465,000 $290,000 $498,925 $560,000 2005 $560,000 $590,000 $385,000 $639,000 $678,000 2006 $599,133 $630,000 $421,250 $675,000 $690,000 2007 $595,000 $645,000 $395,000 $650,000 $630,137 2008 $560,000 $625,000 $345,000 $615,000 $575,000 2009 $497,750 $580,000 $278,800 $470,000 $498,106 2010 $487,000 $599,950 $260,000 $497,500 $460,000 2011 $470,000 $579,500 $246,450 $455,000 $432,000 2012 $500,000 $625,000 $260,000 $458,750 $470,000 2013 $545,000 $650,000 $295,000 $529,000 $530,000 2014 $575,000 $673,500 $315,000 $533,000 $570,000 2015 $600,000 $700,000 $328,750 $613,500 $580,000 2016 $632,500 $735,000 $330,000 $625,500 $639,000 2017 $660,000 $760,000 $350,000 $660,000 $695,000 2018 $689,000 $790,000 $360,000 $699,500 $710,000 CONDOMINIUM 2001 $145,000 $132,000 $139,500 $162,500 $197,000 2002 $165,000 $153,000 $165,500 $210,000 $207,000 2003 $185,000 $175,000 $185,000 $287,000 $241,000 2004 $230,000 $208,125 $275,000 $375,000 $310,000 2005 $299,000 $269,000 $369,500 $435,000 $385,000 2006 $339,000 $310,000 $426,498 $405,000 $510,000 2007 $350,000 $325,000 $394,900 $565,000 $550,000 2008 $347,750 $325,000 $370,000 $545,000 $549,500 2009 $319,000 $305,000 $276,550 $330,000 $450,000 2010 $310,000 $305,000 $260,000 $270,000 $377,500 2011 $290,000 $300,000 $212,500 $237,000 $310,000 2012 $317,500 $315,000 $257,750 $290,000 $358,000 2013 $333,000 $332,000 $250,000 $310,000 $374,000 2014 $351,000 $350,000 $280,000 $346,000 $415,000 2015 $363,000 $360,000 $275,000 $360,000 $410,000 2016 $390,000 $390,000 $300,000 $399,000 $415,000 2017 $409,000 $410,000 $312,000 $435,000 $445,000 2018 $430,000 $421,000 $350,000 $461,000 $500,000 Source: The State of Hawaii Data Book Time Series,Table 21.36 Hawaii Housing Planning Study,2019 Page 131 SMS December,2019 APPENDIX E: CONSOLIDATED PLAN AVOW Table E-1. Comparison of HHPS 2016 and DBEDT Housing Demand 2015-2025 Support Build/Rehab Financial Other Assistance Assistance Home Ownership Construct/rehab for-sale Financial assistance to housing(1 housing unit) homebuyer(1 Self-help affordable housing(62 household) housing units) Low-Income Rentals Construct new rental units(11 Tenant-based Rental housing units) Assistance(TBRA)(100 Rehab rental unit(1 housing Households) unit) Homeless Rapid Rehousing Emergency shelter financial assistance(275 operations(8.800 persons households)assisted) Hawaii, Prevent homelessness Transitioning homeless to Kauai and financial assistance(150 permanent housing(1,830 Maui persons) persons) County162 Rapid Rehousing relocation stabilization services(400 households)Prevent homelessness services(150 persons) Special Needs Construct new special needs HOPWA tenant rental Emergency shelter Housing rental units(25 housing units) assistance(75 operations to house victims Rehab special needs rental households)of DV(3,100 persons units(3 housing units) assisted) Rehab transitional housing units HOPWA supportive services 33 housing units) 2.400 persons assisted) Home Ownership Financial assistance to homebuyers(50 households)Housing rehab assistance(50 housing units) Low-Income Rentals Housing development(400 LMI services(50 persons) C&C households) Honolulu163 Homeless Housing First Housing(250 Homeless prevention Housing First Services(250 households) financial assistance(30 households) Renovate homeless shelters(5 persons) Homeless Services(3.750 shelters) persons) Special Needs Senior Services(50 Housing persons)Youth Services(50 persons) Domestic Violence Services 50 persons) Home Ownership 1 Affordable for-sale unit 51 financial assistance to 62 self-help affordable housing homebuyers units 50 housing rehab assistance Low-Income Rentals 12 rental housing units 100 Tenant-based 50 persons LMI services 400 Housing development Rental Assistance TBRA)Households Statewide Homeless 250 households Housing First 275 Rapid Rehousing 11.900 persons Emergency 5 homeless shelters renovated households shelter operations 180 Prevent homeless 3.750 Homeless services households 1.830 persons and 650 households Transitioning to permanent housing services Special Needs 75 HOPWA TBRA 2.550 persons Other Housing households services 162 Based on State of Hawaii Consolidated Plan for Program Years 2015 through 2019(primarily focus on Hawaii,Kaua'i and Maui Counties) 63 Based on City&County of Honolulu Consolidated Plan for Program Years 2015 through 2019 Hawaii Housing Planning Study,2019 Page 132 SMS December,2019 Table E-2. State and Counties Consolidated Plan 2015 Annual Goals ISO Support Build/Rehab Financial Other Assistance Assistance Home Ownership Construct new or Down payment/dosing cost acquire/rehab of existing assistance and gap loans affordable for-sale through homebuyer loan housing(6 housing units) program(1 household) Self-help housing(8 housing units) Low-Income Rentals Construct/rehab Tenant-based rental affordable rental housing assistance(20 households) Hawaii, 10 housing units) Kaua`i and Homeless Construct/rehab new Rapid Rehousing—financial ES Operations(1,655 Maui transitional housing for assistance(580 persons)persons) homeless(32 housing Homeless Prevention— Transitioning HomelessCountyl" units) financial assistance to to PH(580 persons) persons/families at risk of Rapid Rehousing— homelessness(30 persons) Housing relocation& stabilization services(78 Households) Special Needs Construct/rehab HOPWA—financial assistance DV ES Operations(620 Housing affordable rentals for through tenant-based rental persons) special needs population assistance(15 households) HOPWA Supportive 36 housing units) Services(516 persons) Home Ownership Financial assistance to LMI homebuyers(10 housing units)Loan assistance for rehab existing homes(17 housing units) Low-Income Rentals Construct/rehab Services to at-risk of Services to benefit LMI C&C affordable and special homelessness(1,333 185 persons) Honolulu166 needs rental housing(52 persons) housing units) Tenant-Based Rental Assistance homeless prevention(497 persons) Homeless Acquire/rehab building or Housing First Tenant-Based Homeless Services units to support Housing Rental Assistance(50 2,348 persons) First households) Special Needs Tenant-Based Rental Housing Assistance(155 households) Home Ownership 6 affordable houses 1 housing unit down 8 self-help payment/dosing cost assistance 10 housing units financial assistance to LMI 17 housing units loan assistance to rehab existing homes Low Income Rentals 88 affordable rentals 517 persons tenant based Services(185 persons) rental assistance Statewide Homeless 32 transitional housing 835 persons Housing 4,613 persons and 78 First/Rapid Rehousing Rental households Homeless financial assistance Services 3,006 persons Transition services to permanent housing including Rapid Rehousing Special Needs 36 affordable rentals DV ES Operations(620 Housing 32 transitional housing persons)HOPWA Supportive Services(516 persons) 164 Based on the State of Hawaii Consolidated Plan for Program Years 2015 through 2019(primarily focusing on Hawaii,Kauai and Maui Counties) 165 Based on City&County of Honolulu Consolidated Plan for Program Years 2015 through 2019 44111100 Hawaii Housing Planning Study,2019 Page 133 SMS December,2019 APPENDIX F: MISCELLANEOUS DATA Illiew Table F-1. Federal Funding, 2015-2019 HUD Funding for Hawaii,2015-2019 State of Hawal'i 2015 2016 2017 I 2018 2019 Rental Assistance Programs 187,275,780 $ 195,637,885 $ 207,123,724 $ 217,122,500 $ 215,655,241 Funding suited to construction 32,942,494 $ 24,476,070 $ 26,592,407 $ 32,297,804 $ 31,746,827 Funding For Homeless Programs $ 15,771,537 $ 13,972,758 $ 19,208,128 $ 20,499,109 $ 21,485,112 Training and Assistance 1,185,523 $ 714,961 $ 1,100,299 $ 1,031,118 $ 723,728 Operations &Administration 41,276,971 $ 41,807,662 $ 43,513,671 $ 49,497,389 $ 48,724,982 Total 278,452,305 $ 276,609,336 $ 297,538,229 $ 320,447,920 $ 318,335,890 HHFDC 2015 2016 2017 I 2018 2019 Rental Assistance Programs 26,314,996 $ 28,319,433 $ 31,219,086 $ 36,327,591 $ 35,027,814 Funding suited to construction 11,908,628 $ 3,231,395 $ 5,254,034 $ 8,266,908 $ 8,271,969 Funding For Homeless Programs $ 2,546,255 $ 2,540,284 $ 6,419,805 $ 6,682,776 $ 7,620,529 Training and Assistance 362,505 $ 132,031 $ 378,031 $ 318,000 $ 72,000 Operations &Administration 35,536,034 $ 35,704,725 $ 36,924,771 $ 42,237,598 $ 41,055,764 Total 76,668,418 $ 69,927,868 $ 80,195,727 $ 93,832,873 $ 92,048,076 City and County of Honolulu 2015 2016 I 2017 2018 2019 Rental Assistance Programs 74,266,345 $ 76,386,876 $ 80,361,961 $ 85,065,454 $ 86,735,713 Funding suited to construction 9,923,929 $ 10,015,754 $ 9,973,579 $ 11,744,572 $ 11,489,541 Funding For Homeless Programs $ 11,445,806 $ 9,921,468 $ 10,968,985 $ 11,504,436 $ 11,539,867 Training and Assistance 403,680 $ 189,008 $ 189,008 $ 144,000 $ 144,000 ikellile Operations &Administration Total 96,039,760 $ 96,513,106 $ 101,493,533 $ 108,458,462 $ 109,909,121 County of Hawaii 2015 2016 2017 I 2018 2019 Rental Assistance Programs 18,210,429 $ 21,756,896 $ 22,059,684 $ 23,696,508 $ 24,237,850 Funding suited to construction 2,465,271 $ 2,491,306 $ 2,524,362 $ 2,694,402 $ 2,646,713 Funding For Homeless Programs $ 189,368 $ 192,961 Training and Assistance 65,652 $ 66,204 $ 66,204 $ 66,937 $ 66,937 Operations &Administration Total 20,741,352 $ 24,314,406 $ 24,650,250 $ 26,647,215 $ 27,144,461 County of Maui 2015 I 2016 2017 2018 2019 Rental Assistance Programs 23,089,994 $ 24,133,589 $ 28,364,705 $ 28,329,400 $ 28,360,041 Funding suited to construction 1,711,591 $ 1,731,191 $ 1,803,099 $ 1,900,669 $ 1,830,988 Funding For Homeless Programs $ 152,264 $ 156,876 Training and Assistance 164,442 $ 69,000 $ 24,732 $ 60,973 $ 26,957 Operations &Administration 608,895 $ 635,920 $ 635,920 $ 159,140 $ 159,140 Total 25,574,922 $ 26,569,700 $ 30,828,456 $ 30,602,446 $ 30,534,002 County of Kaua`i 2015 2016 2017 I 2018 2019 Rental Assistance Programs 7,708,624 $ 7,507,845 $ 8,270,337 $ 8,061,985 $ 8,378,137 Funding suited to construction 705,416 $ 696,697 $ 709,098 $ 708,964 $ 695,071 Funding For Homeless Programs $ 135,148 $ 66,264 Training and Assistance 133,000 $ 133,000 $ 133,000 $ 132,002 $ 132,002 Operations &Administration Total 8,547,040 $ 8,337,542 $ 9,112,435 $ 9,038,099 $ 9,271,474 L Hawaii Housing Planning Study,2019 Page 134 SMS December,2019 Table F-2. Homeless PIT Counts, State and Counties of Hawaii, 2009-2019 Year Pct.Chg. 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2016-2019 Sheltered 3,268 3,535 3,632 3,726 3,745 3,813 3,666 3,613 3,420 3,055 2,810 -22.2% O'ahu 2,445 2,797 2,912 3,035 3,091 3,079 2,964 2,767 2,635 2,350 2,052 -25.8% Hawai'i 321 286 229 170 160 211 220 271 275 200 243 -10.3% Maui 422 392 394 420 421 445 505 484 395 399 420 -13.2% Kaua'i 80 60 97 101 73 78 88 91 115 106 95 4.4% Unsheltered 2,514 2,299 2,556 2,520 2,590 3,105 3,843 4,308 3,800 3,475 3,638 -15.6% O'ahu 1,193 1,374 1,322 1,318 1,465 1,633 2,162 2,173 2,324 2,145 2,401 10.5% Hawai'i 615 313 337 447 397 658 1,021 1,123 678 669 447 -60.2% Maui 581 399 658 454 455 514 632 661 501 474 442 -33.1% Kaua'i 125 213 239 301 273 300 251 351 297 187 348 -0.9% Total 5,782 5,834 6,188 6,246 6,335 6,918 7,509 7,921 7,220 6,530 6,448 -18.6% O'ahu 3,638 4,171 4,234 4,353 4,556 4,712 5,126 4,940 4,959 4,495 4,453 -9.9% Hawai'i 936 599 566 617 557 869 1,241 1,394 953 869 690 -50.5% Maui 1,003 791 1,052 874 876 959 1,137 1,145 896 873 862 -24.7% Kaua'i 205 273 336 402 346 378 339 442 412 293 443 0.2% Source: State of Hawaii PIT Counts, 2009-2019. Table F-3. Homeless Service Clients by County, FY 2008-2017 Year Pct.Chg. 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2015-2017 Shelter Programs 6,733 7,501 7,649 8,299 8,507 8,699 8,574 8,844 7,313 8,343 -5.7% O'ahu 5,075 5,311 5,678 6,211 6,305 6,234 6,039 6,364 5,180 5,731 -9.9% Hawai'i 420 679 623 622 574 565 746 783 612 688 -12.1% Maui 1,189 1,116 1,017 1,154 1,297 1,557 1,488 1,345 1,191 1,606 19.4% Kauai 49 395 331 312 331 343 341 352 330 318 -9.7% Unsheltered 6,777 7,506 7,997 8,266 7,804 7,415 7,608 8,030 6,702 7,284 -9.3% O'ahu 4,167 4,987 5,368 5,225 4,949 4,837 4,391 4,755 3,950 4,981 4.8% Hawai'i 763 846 1,092 1,098 1,063 832 1,401 1,514 1,078 756 -50.1% Maui 1,446 1,293 1,163 1,580 1,407 1,328 1,488 1,384 1,511 1,211 -12.5% Kaua'i 401 380 374 363 385 418 328 377 163 336 -10 9% Total 12,445 13,717 14,653 14,200 13,980 13,853 14,282 14,954 14,015 15,627 4.5% O'ahu 8,412 9,422 10432 9,781 9,650 9,693 9,548 10,257 9,130 10,712 4.4% Hawai'i 1,204 1,421 1,555 1,422 1,336 1,184 1,770 1,829 1,690 1,444 -21.0% Maui 2,201 2,204 2,069 2,492 2,358 2,277 2,332 2,206 2,702 2,817 27.7% Kaua'i 618 670 597 595 636 699 632 662 493 654 -1.2% Source: HMIS, Homeless Service Utilization Report, 2008-2017. Hawaii Housing Planning Study,2019 Page 135 SMS December,2019 APPENDIX G: GLOSSARY Adequately Housed: Households that are not classified as at-risk for homelessness or hidden homeless. 50% Hawaiian: An individual is 50 percent Hawaiian if they claimed that status in the Housing Demand Survey. Only Respondents were asked to self-report ethnic status. A household is classified as 50 percent Hawaiian if the household includes at least one adult member who is 50 percent or more Hawaiian. Respondents were asked if there were other members of the household who were 50 percent or more Hawaiian. 50 percent Hawaiian households may or may not be DHHL beneficiaries (lessees or applicants). ADLs: Activities of Daily Living. which include assistance with eating, bathing, getting dressed, getting in or out of bed, or getting to the toilet. Acceptable Bathrooms: The number of bathrooms that are absolutely required in a new unit. Typically, an acceptable bathroom is a more accurate measure of housing characteristic for planning than first-choice preferred bedrooms. Acceptable Bedrooms: The number of bedrooms that are absolutely required in a new unit. Typically, an acceptable bedroom is a more accurate measure of housing characteristic for planning than first- choice preferred bedrooms. Affordable Housing: refers to the generalized concept of housing that residents have enough income and financial resources to be able to purchase or rent. In the U.S.. commonly accepted guideline for housing affordability is a housing cost that does not exceed 30% of a household's gross income. Housing costs considered in this guideline generally include taxes and insurance for owners, and usually include utility costs. When the monthly carrying costs of a home exceed 30-35 percent of household income, then the housing is considered unaffordable for that household. Affordable Housing Cost: The average dollar amount that a respondent reported they would be able to pay per month for a new housing unit. Apartment: Refers to apartment building that contains residential suites in which each individual unit is leased to different occupants. Applicant Only: Households in which at least one adult member has applied for, but has not yet been awarded, land from the Department of Hawaiian Home Lands. At-Risk for Homelessness: Households in which members would become homeless is less than three months if they suddenly lost their primary source of income. Also called "precariously housed." these people are three monthly paychecks away from homelessness. Available Down Payment: The amount of money available to be used as a cash down payment for new housing. Churn Rate: For any given period, the number of participants who discontinue their use of a service divided by the average number of total participants. Churn rate provides insight into the growth or decline of the subscriber base, as well as the average length of participation in the service. Hawaii Housing Planning Study,2019 Page 136 SMS December.2019 COL %: Represents the percentage of the column total for an individual cell in a table [Also referred to 411 as Count Percent or vertical percent]. Condominium/Condo: An apartment building with five units or more in which each owner owns a unit and holds a joint ownership in common areas with other owners in the building. Contract Type: Refers to the two major ownership contracts: leasehold and fee simple. Count Percent: [See Col %]. Crowding Ratio: The average number of household members per bedroom per household. Crowding Ratio by Bedrooms: Number of persons per bedroom. Does not include any rooms other than bedrooms. Households with more than 1.01 persons per bedroom are considered overcrowded See also Overcrowded]. Crowding Ratio by Rooms: Number of persons per room. Includes all rooms other than closets, hallways, utility rooms. foyers, and lanais. DHHL: Department of Hawaiian Home Lands. This state agency has been responsible for administering the land trust that. in 1921. established about 200,000 acres of land for homesteading by Native Hawaiians. For more information visit: http://www.Hawai'i.gov/dhhl/. Doubled-up: Housing units that are occupied by two or more families or groups of persons who are not related by birth, marriage, or adoption. Elderly: A person 62 years of age or older. Elderly Alone: Single-member households, member is 62 years of age or older. Elderly Couple: Two-member households, male and female. at least one of which is 62 years of age or older. Emancipated foster youth: Youth who are aging out of the foster care system. Equity Gap Funding: The amount of money needed to cover development costs for new or existing affordable rental or mixed-use project or projects for economic development activities directly related to affordable housing. These funds are intended to cover the difference between the projected Exiting offender: Inmates released from the prison system. Fee Simple: A fee simple estate is the least limited interest and the most complete and absolute ownership option. It is of indefinite duration. freely transferable and inheritable. The phrase "fee simple absolute" came about because the estate is of potentially infinite duration (thus "fee"); there are no limitations on its inheritability (thus "simple"); and it is indefeasible and cannot be divested (thus absolute"). Frail elderly: Elderly afflicted with physical or mental disabilities that may interfere with the ability to perform activities of daily living independently (i.e.. bathing, dressing. toileting. and meal preparation). Hawai'i Housing Planning Study,2019 Page 137 SMS December.2019 Group quarters: A place where people live or stay. in a group living arrangement. that is owned or managed by an entity or organization providing housing and/or services for the residents. This is not a typical household-type living arrangement. Services may include custodial or medical care as well as other types of assistance. and residency is commonly restricted to those receiving these services. People living in group quarters are usually not related to each other. Group quarters include such places as college residence halls, residential treatment centers, skilled nursing facilities, group homes, military barracks. correctional facilities, and workers' dormitories. Guamanian or Chamorro: Ethnicity of persons from Guam or the Mariana Islands region. HH: Household, person residing in a housing unit for five or more months of the year. Hidden Homeless: Households in which more than one family share accommodations. These households include families that are doubled up (two or more families or groups of persons who are related by birth. marriage or adoption) and those that are sharing (two or more families or groups whose members are not related by birth, marriage, or adoption). Homestead Land: Land entrusted by the Hawaiian Homes Commission Act for homesteading by Native Hawaiians. This trust is current administered by the Department of Hawaiian Homelands Honolulu PUC: Honolulu Primary Urban Center, census tracts 4.01 thru 72, 75.02, and 75.06. For information on Census Tracts visit: http://factfinder.census.gov/home/saff/main.html? lang=en. Housing Stock: The total housing stock includes all occupied housing units plus vacant housing units available for sale or rent. The stock excludes vacant units held for use for seasonal use, migratory workers, and "other" vacant units. HUD: U.S. Department of Housing and Urban Development. HUD's mission is to increase homeownership, support community development, and increase access to affordable housing free from discrimination. To fulfill this mission, HUD will embrace high standards of ethics, management and accountability and forge new partnerships -- particularly with faith-based and community organizations that leverage resources and improve HUD's ability to be effective on the community level. For more information visit: http.//www.hud.gov/ HUD Income Guidelines: [See HUD Income Limits] HUD Income Limits: Calculates income as percentage of the HUD median income for a household of a given size in each geographic area. For information on the HUD median income and HUD income limits visit: http://www.huduser.orq/datasets/il/i106/BRIEFING-MATERIALs.pdf HUD Median Income: The median income for a household of a given size in a specific geographic area. For detailed information on the HUD median income and HUD income limits visit: http://www.huduser.org/datasets/il/i106/BRIEFING-MATERIALs.pdf IADLs: Instrumental Activities for Daily Living which include preparing meals, taking medications, making phone calls. or managing money. Imputation: A method of replacing missing values for specific variables in survey work. SMS uses a multivariate regression technique to replace missing values with the best estimate of the value for each case, based on reported values of several other related variables. For the Housing Demand Survey, imputation was applied to age and household income. Hawaii Housing Planning Study,2019 Page 138 SMS December,2019 In-migration: The number of persons who move to Hawaii from other areas in the United States. Income: Self-reported household income for all sources, for all employed persons in the household. estimated before taxes, for the calendar year preceding the survey (2005). [See also Imputation]. Income as a % of HUD Median: [See HUD Income Limits]. Income Per Household Member: Household income divided by the number of persons living in the household. Intention to Move: The desire to seek a new housing unit at some time in the future. Includes the desire to seek a new ownership unit and the desire to seek a new rental unit. Leasehold: A less than freehold estate by which a tenant possesses real property. In a lease situation. the tenant possesses a leasehold and the landlord possesses the reversion estate; i.e.. when the lease terminates, the property will revert to the landlord. Lessee and Applicant: A classification of households used in the Native Hawaiian tabulations and reports referring to a household in which at least one member is a DHHL lessee and at least one is an applicant for a land award from DHHL. Lessee Only: A households occupied by virtue of a Department of Hawaiian Home Lands lease. and having no adult member who is on a DHHL awards applicant list. Military Housing Privatization Initiative: In order to house active duty military personnel and their families. the Department of Defense (DoD) has traditionally relied on two methods. In locations where the local housing supply was adequate, the DoD provided military members with a stipend. the Basic Allowance for Housing (BAH), to defray the cost of residential housing near military installations. For those locations where local housing was extremely expensive or unavailable, quarters were built within the military installations to house military personnel and their dependents. In 1996, a third option was created through the Military Housing Privatization Initiative (MHPI). Because many of the military family housing properties built during the 1950s and 1960s were old and deteriorating, the DoD partnered with private developers to take on the projects since they had the experience and expertise to do the job faster, cheaper, and better. Under the MHPI, private developers renovate or replace old, substandard military housing and, in some instances, build additional units.The developers then become the owners and managers of those properties and the landlords for the military families in those homes. Most important, military families get updated, repaired, or newly constructed homes that will be maintained for the next fifty years. The MHPI program has made on-base privatized housing part of the local competitive housing market. Privatized housing operates similarly to any other private rental property business and the resulting competition can impact the local rental market and housing demand. MFD: Multi-Family Dwelling. This includes townhouses, apartments. duplexes. and multiplexes. Multi-Generation Household with Elderly Members: Households with at least two generations present and at least one member 62 years of age or older. Num" Hawaii Housing Planning Study.2019 Page 139 SMS December.2019 Non-Hawaiian: A non-Hawaiian individual is a person that reports no Hawaiian ancestry. O`ahu SF Ads: The number of advertisements for single-family homes in the City&County of Honolulu. Oahu SF Rents: The number of advertisements for single-family homes for rent in the City & County of Honolulu. Occupy without Payment: A type of tenancy in which the respondent occupies a housing unit without payment of cash rent. Includes persons living in rent-free public units. those living in private sector, family-owned units, property managers occupying units in exchange for services, clerics living in church owner units, military dependents in on-base units. etc. Does not include individuals who have paid off their mortgage. Other Vacant: This category includes units held for settlement of an estate. units held for occupancy by a caretaker or janitor, and units held for personal reasons of the owner. Out-migration: The number of Hawaii residents who move to other locations within the United States. Overcrowded: A household with more than 1.01 persons per room. Permanent Supportive Housing: Housing with indefinite leasing or rental with appropriate services for persons with higher acuity. Persons with Alcohol or Other Drug Addictions: Persons whose impairment or disability is due to alcoholism or drug addiction. Persons with Developmental Disability: Persons with a severe, chronic disability that: (1) is attributable to a mental or physical impairment or combination of mental and physical impairments; (2) is manifested before the individual attains age 22; (3) is likely to continue indefinitely; (4) results in substantial functional limitations in three or more of the following areas of major life activity: self-care; receptive and expressive language: learning; mobility: self-direction; capacity for independent living; economic self-sufficiency; and (5) reflects the individual's need for a combination and sequence of special interdisciplinary, or generic services. individualized supports. or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated. An individual from birth to age nine, inclusive. who has a substantial developmental delay or specific congenital or acquired condition, may be considered to have a developmental disability without meeting three or more of the criteria described above, if the individual, without services and supports. has a high probability of meeting those criteria later in life. Persons with Disabilities: Any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such impairment. In general, a physical or mental impairment includes hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex, and mental retardation that substantially limit one or more major life activities. Major life activities include walking, talking, hearing. seeing. breathing, learning, performing manual tasks, and caring for oneself. Persons with HIV/AIDS: A person with the disease of acquired immunodeficiency syndrome or related diseases, or any conditions arising from the etiologic agent for acquired immunodeficiency syndrome, including infection with the human immunodeficiency virus (HIV). glow- Hawaii Housing Planning Study.2019 Page 140 SMS December,2019 Persons with severe mental illness: Persons with a severe and persistent mental or emotional impairment that seriously limits his or her ability to live independently. and which impairment could be improved by more suitable housing conditions. PLANNED HOUSING UNITS: Planned housing units are those that are registered or on record at government agencies as being scheduled for completion by a specified date. The official list of such units usually includes permitted or confirmed units, public and private sector. A major interest in planned units relates to their value in estimating future housing supply, often but not always including its relationship to housing demand. Potential Movers: Households in which the Housing Demand Survey respondent reported an interested in moving to a new unit in the future. Potential Owners: Households in which the Housing Demand Survey respondent reported intent to own their next home. Potential Renters: Households in which the Housing Demand Survey respondent reported intent to rent their next unit. Private Activity Bond: Private activity bonds (PAB) are tax-exempt bonds issued by or on behalf of a local or state government for the purpose of providing special financing benefits for qualified projects. The financing is most often for projects of a private user, and the government generally does not pledge its credit. Private activity bonds are sometimes referred to as conduit bonds. Precariously Housed: [See At Risk for Homelessness] Preferred Bathrooms: The number of bathrooms desired in a new unit. Preferred Bedrooms: The number of bedrooms desired in a new unit. RentRange: RentRange® is a premier provider of rentals data for the United States. We chose this provider because they provide data for 2019, it has been judged superior in provider comparison studies, they have recently updated their data and software models (June 2019), and they were willing to share their historical data file. See comparative evaluation at https://accidentalrental.com/5-best- rent-estim ate-tools/. Seniors: See Elderly Shelter to Income Ratio: The percentage of total monthly household income that is used to pay for shelter costs (rent or mortgage payments). In this study, a shelter-to-income ratio in excess of .30 is considered to indicate some level of financial disadvantages. A shelter-to-income ratio in excess of.40 indicates severe financial disadvantage. Short-term Rental: A rental period for a residential unit lasting 30 days or less; also called transient rentals. Single-family Dwelling (SFD): A single-family detached dwelling unit Sustainable Housing: Housing that designed to be affordable in perpetuity. Affordability is defined as having a sales or rental price below market values — usually at or below the price affordable to a Hawaii Housing Planning Study,2019 Page 141 SMS December.2019 family with a household income at the median or at specific HUD income qualification levels. Perpetuity is accomplished through limited-equity arrangements incorporated in the deed or lease agreement. See also: Sustainable Lease] Sustainable Lease: A housing contract that does not include ownership of the land. The perpetuity is accomplished through a lease agreement. Sustainable lease contracts may be used to eliminate high down payments, can allow property to be passed on to heirs. require no ground rent. and typically have a lease term greater than 60 years. [See also Leasehold and Fee Simple] Tenancy: There are three types of tenancy: own, rent, and occupy without payment Townhouse: Side by side housing units that do not meet the definition of single-family dwellings Unit Condition: Self-reported assessment of the overall condition of the current unit. rated on a scale from excellent to poor. Unit Type: There several different types of units reported in the Housing Demand Survey including: single-family detached units, duplexes, multiplexes, townhouses, condominiums, and apartments. We note that condominium in an ownership regime and not a unit type. Since nearly all condominiums in Hawai`i are multifamily units, this classification allows a distinction between condominium apartments and standard apartments in multi-family buildings. Victims of Domestic Violence: Victims of felony or misdemeanor crimes of violence committed by a current or former spouse of the victim, by a person with whom the victim shares a child in common. by a person who is cohabitating with or has cohabitated with the victim as a spouse, by a person similarly situated to a spouse of the victim under the domestic or family violence laws of the jurisdiction receiving grant monies. or by any other person against an adult or youth victim who is protected from that person's acts under the domestic, violence or family violence laws of the jurisdiction. Hawaii Housing Planning Study,2019 Page 142 SMS December.2019 APPENDIX H: BIBLIOGRAPHY Allen, J.D. 2018. Zillow makes its 2019 real estate predictions, The East Hampton Press&the Southampton Press, December 28, 2018. Anderson, T.R., et al. 2015. Doubling of coastal erosion under rising sea level by mid-century in Hawaii. Natural Hazards, 2015. 78(1): p. 75-103. 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Buyer Unit Preferences, County and Districts of Hawai'i, 2019 Hawaii Districts 414.004 North and North North South Kona to Ka'u Puna South Hilo Hawai'i Kona Total TOTAL BUYER HOUSEHOLDS 1,002 2,555 3,849 1,899 2,789 12,095 PREFERRED UNIT TYPESFD 70.9% 85.8%81.6% 86.1% 73 8% 80.5% Townhouse 14.9% 9% 3.1% 3.0% 5 2% 4.1% Condo 6.8% 3 5% 4.8% 3 9% 17 8% 7.6% Apt 0.0% 0 0% 1.7% 0 0% 0 0% 5% Other 1.9% 5 7% 1 1% 4 3% 1 0% 2.6% DK 5 5% 4.1% 7 6% 2.7% 2.3% 4 7% PREFERRED NUMBER OF BEDROOMS 0-None-studio 0.0% 0.0% 0.0% 0 0% 0.0% 0 0% 1 -One 0.0% 2.8% 3.7% 12 5% 5.5% 5 0% 2-Two 22 0% 30.5%23.9% 15 9% 25.8% 24.4% 3-Three 57 5% 43.2%47 1% 54 2% 57.5% 50.6% 4-Four 18 6% 21.4%21 8% 17 4% 8.8% 17.8% 5-Five or more 1 9% 2.0% 3 5% 0.0% 2.4% 2 3% MINIMUMACCEPTABLEBEDROOMS 0-None-studio 0.0% 0.0% 4 5% 0.0% 8 0% 3.3% 1 -One 0.0% 15 2%11 5% 2.4% 10 1% 9.4% 2-Two 46.9% 30 0%49 3% 50.2% 53 7% 46.4% 3-Three 50 7% 44.5%25.8% 45 8% 28 2% 35.6% 4-Four 0 0% 5.8% 7.3% 1 6% 0.0% 3.8% 5-Five or more 2.4% 4.5% 1.5% 0.0% 0.0% 1 6% PREFERRED NUMBER OF BATHROOMS 1 -One 0 0% 12 6% 9.2% 12 0% 8 6% 9.4% 2-One and one-half 7 9% 8.3% 6 7% 1 7% 7.1% 6.4% 3-Two 674% 44.1%448% 527% 63.2% 52.0% 4-Two and one-half 12 3% 7.2%20 8% 18.6% 6.0% 13 5% 5-Three 7.2% 23.0%11 7% 6.7% 13.7% 13 4% 6-Three and one-half 0.0% 1.1% 5.8% 3.3% 6% 2 7% 7-Four or more 5.2% 3.7% 1.1% 5.1% 7% 2 5% MINIMUM ACCEPTABLEBATHROOMS 1 -One 33.7% 39 7%39.8% 34.4% 38 0% 37.9% 2-One and one-half 9 7% 12 6%12.7% 12 7% 13 7% 12.7% 3-Two 28 6% 40.8%39 6% 40 2% 40.9% 39.2% 4-Two and one-half 6.3% 0.0% 4 9% 8.1% 9% 3.6% 5-Three 21.7% 6.8% 1.7% 4.5% 6.6% 6 1% 6-Three and one-half 0.0% 0.0% 1.3% 0.0% 0 0% 4% 7-Four or more 0.0% 0.0% 0.0% 0.0% 0.0% 0 0% Source: Hawaii Demand Survey, 2019 11.11100 Hawaii Housing Planning Study,2019 Page 177 SMS December,2019 Table K-8. Renter Unit Preferences, County and Districts of Hawai'i, 2019 CIIIIIIII Hawai'i Districts North and North North South Kona to Ka'u Puna South Hilo Hawaii Kona Total TOTAL RENTER HOUSEHOLDS 371 1,231 4,104 1,635 2,079 9,421 PREFERRED UNIT TYPESFD 65.6% 89 2%52 3% 44.0% 48.9% 55.3% Townhouse 23 0% 0% 3 9% 1 0% 0.0% 2.8% Condo 0 0% 0 0% 1.0% 2.0% 0.0% 0.8% Apt 0.0% 3.6%31 2% 26 2% 32.3% 25.9% Other 0.0% 5 4% 3 6% 0.0% 0% 2.3% DK 11.3% 1 8% 8.1% 26.8% 18.8% 13.1% PREFERRED NUMBER OF BEDROOMS 0-None-studio 0.0% 0 0% 0.0% 0.0% 1.4% 0.3% 1 -One 23.0% 20.6%35.5% 16 2% 9.7% 24.0% 2-Two 46.8% 57 6%29 8% 63.6% 50.1% 44.4% 3-Three 10.8% 12.4%27.2% 10 6% 37 3% 24.0% 4-Four 0.0% 9.4% 5.4% 9 6% 1.5% 5.6% 5-Five or more 19.4% 0.0% 2.2% 0 0% 0.0% 1.7% MINIMUM ACCEPTABLEBEDROOMS 0-None-studio 0.0% 21.7% 0.0% 0.0% 15.2% 6.1% 1 -One 20.1% 8.0% 4.7% 26.7% 22 7% 13 0% 2-Two 15.6% 56.0%73.4% 47.6% 42 4% 58.2% 3-Three 14 7% 14.4%16.5% 25.8% 19.7% 18 2% 4-Four 49.6% 0.0% 5.4% 0.0% 0 0% 4 5% 5-Five or more 0.0% 0.0% 0 0% 0.0% 0 0% 0.0% PREFERRED NUMBER OF BATHROOMS 1 -One 27.2% 30.6%33.5% 22.9% 19 3% 27 9% 2-One and one-half 0 0% 21 6%20 9% 1.9% 13.1% 15.2% 3-Two 47 3% 47.8%35.5% 56.1% 61 0% 46 7% 4-Two and one-half 0.0% 0 0% 4 1% 9.2% 3 7% 4 2% 5-Three 25 5% 0 0% 5 3% 9.8% 2.8% 5.6% 6-Three and one-half 0.0% 0.0% 0 0% 0.0% 0% 0 0% 7-Four or more 0.0% 0 0% 0 8% 0.0% 0% 0.3% MINIMUMACCEPTABLEBATHROOMS 1 -One 6 5% 73 0%56 8% 52.9% 61.1% 56.3% 2-One and one-half 35 2% 17 2%19 2% 14.5% 12.3% 16.9% 3-Two 206% 0.0%16.4% 22.6% 265% 189% 4-Two and one-half 37 7% 0 0% 5 9% 0.0% 0% 4.0% 5-Three 00% 99% 00% 10.0% 0.0% 3.4% 6-Three and one-half 0 0% 0 0% 1.7% 0.0% 0.0% 6% 7-Four or more 0 0% 0 0% 0 0% 0.0% 0.0% 0.0% Source: Hawaii Demand Survey, 2019 Base for Total Renter Households are effective demand households who plan to rent. illarr Hawaii Housing Planning Study,2019 Page 178 SMS December,2019 Table K-9. Preferred Next Location, BUYERS,County and Districts of Hawai'i,2019 Hawai'i Districts North andSouth North North South Kona to Ka'u Puna Hilo Hawai'i Kona Total PREFERREDLOCATIONOF NEXT UNIT-BUYERS Not in designated 0.0% 0.0% 5.3% 0.0% 0 0% 2 3%districts Primary Urban Center 28.7% 47 7%26.0% 36.0%54 7% 37 3% Central O'ahu 7 9% 14 4%15.7% 50 1%30 2% 22 3% East Honolulu 3.6% 1.9% 4.8% 10.2% 8.6% 5.7% Ewa 5.7% 9.3% 9 2% 27.5% 16.5% 12.8% Koolauloa-Koolaupoko 46 4% 27 3% 9 2% 0 0% 7 7% 13.3% Rural Oahu 14.0% 0 0% 2.8% 3 5% 5 7% 3 9% Oahu-district unknown 0.0% 7.8% 4.3% 11 3% 14 8% 7.7% South Kona to Ka'u 0.0% 8 0% 2 9% 0% 0% 2.5% Puna 0 0% 4 9% 3 6% 0 0% 0.0% 2.3% North&South Hilo 16.3% 16.1%17.8% 10.6% 2.2% 13.1% North Hawaii 24 9% 14 8%15 6% 18.9% 4.9% 14.1% North Kona 8.6% 4.6% 4.6% 7.5% 4.3% 5.2% Hawaii-district unknown 0 0% 0.0% 9 3% 0% 0.0% 4.0% Hana 0 0% 0% 2 4% 0.0% 0.0% 1.0% Makawao-Pukalani-Kula 0 0% 0.0% 1.3% 0.0% 7 3% 2 2% Wailuku-Kahului 0.0% 6.3% 2.7% 11.9% 4 3% 4 5% Pa'ia-Haiku 0 0% 0.0% 1.4% 0.0% 0% 0 6% Kihei-Makena 0 0% 0% 0.7% 0% 0.0% 0 3% West Maui 0 0% 10.4% 4.8% 0% 0% 3.7% Moloka'i 0 0% 0.0% 4.8% 0.0% 0 0% 2 0% Lanai 0 0% 0.0% 2.8% 0 0% 0 0% 1 2% Maui-district unknown 0.0% 0.0% 5.1% 11.9% 7 0% 5 2% Waimea 0.0% 0 0% 3.0% 0 0% 0% 1.3% Hanapepe-Eleele 0.0% 0.0% 1.0% 0 0% 2 7% 1 0% Koloa-Poipu-Kalaheo 0.0% 0 0% 0.0% 0 0% 0 0% 0 0% Lihue 0.0% 11 4% 5.1% 3.2% 0.0% 4 4% East Kauai 0.0% 10 3% 6.7% 6 3% 2 2% 5 7% North Shore Kauai 0.0% 1 9% 0.0% 0% 0.0% 0.3% Kauai-district unknown 0.0% 0.0% 3.2% 0.0% 0 0% 1 4% Out-of-State Resident 0.0% 7 5% 4.7% 0.0% 0% 3.2% Refused 0.0% 0.0% 2.2% 0.0% 0% 0 9% Total Effective Demand Buyers 889 1,884 2,891 1,677 2,645 9,986 1114 Hawaii Housing Planning Study,2019 Page 179 SMS December,2019 Table K-10. Preferred Next Location, RENTERS, County and Districts of Hawai'i, 2019 Hawai'i Districts South Kona to North and North North Ka'u Puna South Hilo Hawai'i Kona Total PREFERRED LOCATION OF NEXT UNIT-RENTERS Not in designated districts 0.0% 0.0% 5.1% 0.0% 0.0% 2.1% Primary Urban Center 51.0% 55.7% 19.6% 39.7% 35.7% 32.7% Central O'ahu 0.0% 0.0% 0.0% 18.6% 3.1% 5.1% East Honolulu 0.0% 0 0% 14 0% 0.0% 3.1% 6 3% Ewa 0 0% 21.0% 2.9% 22 4% 17.1% 12.0% Koolauloa-Koolaupoko 0 0% 24.9% 12.2% 18 8% 8 9% 13.7% Rural Oahu 0.0% 0 0% 9 7% 0.0% 11.9% 6 4% Oahu-district unknown 0 0% 34 1% 1.6% 13.7% 8 3% 8 9% South Kona to Ka'u 0 0% 0.0% 0.0% 0% 0% 0 0% Puna 0.0% 0.0% 0.0% 0 0% 0 0% 0.0% North&South Hilo 0.0% 12 8% 1 2% 0 0% 15 8% 5.0% North Hawai'i 49.0% 33 0% 0.0% 13 7% 7 5% 10.5% North Kona 0 0% 19 7% 0.0% 0.0% 2.4% 2 4% Hawai'i-district unknown 0.0% 0.0% 5.0% 0% 0 0% 2 1% Hana 0.0% 0% 2.4% 0 0% 0 0% 1 0% Makawao-Pukalani-Kula 49 0% 0.0% 12.8% 7.3% 14.3% 12.4% Wailuku-Kahului 49 0% 0.0% 3.2% 4.0% 0.0% 4.7% Pa'ia-Haiku 0 0% 0.0% 5.7% 0.0% 0% 2.3% Kihei-Makena 0.0% 0% 2.4% 0% 0 0% 1 0% West Maui 0.0% 0.0% 8.4% 0% 0% 3 4% Moloka'i 0.0% 0.0% 0 0% 3.3% 8.5% 2.5% Lanai 0 0% 0.0% 0% 13.7% 0.0% 3 3% Maui-district unknown 0.0% 0.0% 5.0% 0.0% 17.7% 5 7% Waimea 0.0% 0.0% 0 0% 0.0% 3.4% 7% Hanapepe-Eleele 0.0% 0.0% 2 6% 0.0% 0% 1.1% Koloa-Poipu-Kalaheo 0.0% 0.0% 0 0% 0.0% 14.9% 3.1% Lihue 0.0% 0.0% 3 4% 0% 0.0% 1.4% East Kauai 0.0% 0.0% 13.5% 0.0% 0% 5 5% North Shore Kauai 0.0% 0.0% 2 3% 0% 0.0% 0.9% Kauai-district unknown 0.0% 0.0% 11.1% 0.0% 0.0% 4.5% Out-of-State Resident 0.0% 0.0% 9 0% 5.9% 0% 5.1% Refused 0.0% 0.0% 6.1% 0.0% 0% 2 5% Total Effective Demand Renters 485 1,291 4,685 1,099 2,403 9.963 Source: Hawaii Demand Survey,2019 Hawaii Housing Planning Study,2019 Page 180 SMS December,2019 Table K-11. Current and Affordable Housing Payment, County and Districts of Hawai'i, 2019 lisile Hawai'i Districts North and North North South Kona to Ka'u Puna South Hilo Hawaii Kona Total AVERAGE CURRENT MORTGAGE AMOUNT Single-family 1,132 1,136 1,307 1,867 2,235 1,507 Multifamily 920 1,645 779 1,243 1,420 1,292 Other 679 350 260 1,094 650 653 Not reported AVERAGE CURRENT RENT AMOUNT Studio 912 728 881 1,065 898 One bedroom 726 602 654 1,096 1,168 838 Two bedrooms 1,165 1,105 1,219 1,254 1,510 1,274 Three bedrooms 1,491 1,405 1,375 1,753 2,130 1,586 Four bedrooms 815 650 2,008 1,749 1,808 1,692 Five bedrooms 1,197 1,747 887 950 1,170 Six bedrooms DK AFFORDABLEMORTGAGEPAYMENT Less than$500 13 0% 3.1% 1 2% 5 6% 3.7% 3.9% 500 to$799 20 7% 23.9%10.4% 13.4% 7 7% 14 0% 800 to$1,099 10 8% 17.2%12.5% 9.0% 6 8% 11 4% 1,100 to$1,399 103% 141%20.6% 120% 91% 141% 1,400 to$1,699 7 4% 19 6%24.8% 13 2% 17.6% 18.6% 1,700 to$1,999 14.7% 5.1% 6.8% 9 3% 16 8% 10.0% 2,000 to$2,999 11.4% 4 2%15 9% 27.4%25.2% 17.1% 3,000 to$3,999 6.5% 7 2% 6 5% 8.9% 6.7% 7.1% 4,000 or more 5.1% 5 7% 1 4% 1.2% 6 5% 3.9% AVERAGEAFFORDABLE 1,551 1,543 1,648 1,770 2,007 1,725 MORTGAGE AFFORDABLE RENT PAYMENT Less than$300 0 0% 6.5%19 0% 0 0% 0 0% 9 2% 300to$499 100% 32.3%105% 00% 48% 10.1% 500 to$799 0 0% 16.1%15.8% 6.2% 14.2% 13.2% 800 to$1,099 10.5% 36.5%19.7% 43 4% 20 0% 25 6% 1,100 to$1,399 36.9% 2.3% 9.9% 101%248% 134% 1,400 to$1,699 42 6% 6 2%10.0% 15 7% 16 1% 13.1% 1,700 to$1,999 0.0% 0.0% 2.6% 7.5% 7.9% 4.2% 2,000 to$2,499 0.0% 0 0% 4.6% 13 5% 12 3% 7 1% 2,500 to$2,999 0.0% 0 0% 0.0% 2 2% 0 0% 4% 3,000 to$3,999 0.0% 0.0% 0.0% 0.0% 0 0% 0.0% 4,000 or more 0.0% 0 0% 1 9% 0.0% 0.0% 8% Not sure 0.0% 0.0% 6.1% 1 5% 0.0% 2.9% AVERAGE 1,261 716 858 1,343 1,283 1,041AFFORDABLERENT Source: Hawai'i Demand Survey, 2019 Hawaii Housing Planning Study,2019 Page 181 SMS December,2019 Table K-12. Down Payment and Real Estate Ownership, County and Districts of Hawai'i, 2019 Hawai'i Districts North and South Kona to South North North Ka'u Puna Hilo Hawai'i Kona Total AMOUNT AVAILABLE FOR DOWN PAYMENT None 3.4% 15.1% 6.8% 13.7% 2.4% 8.3% Less than$25,000 35.4% 27.6%24.1% 35 4% 23.2%27 3% 25,000 to$49,999 6.6%8.6%15.3% 8.4% 4.0% 9 5% 50,000 to$74,999 17 3%5.2%13 4% 10.4% 10 0%10.7% 75,000 to$99,999 0.0% 10.4% 4 4% 7.6% 8 5% 6.8% 100,000 to$149,999 12.7%4 2% 6 8% 7.3% 6 9% 6 8% 150,000 to$199,999 0.0% 7% 1 1% 0.0% 3 3% 1.3% 200,000 to$299,999 0 0%8.2% 6% 4 0% 6 7% 4.1% 300,000 to$399,999 0.0%5.4% 3.9% 0.0% 10 1% 4.7% 400,000 or more 7.2%5.8% 5.7% 4.7% 15 3% 7.9% Not sure 17.5%8.8%17.9% 8 4% 9.5%12.5% OWN OTHER RESIDENTIAL PROPERTY Yes 10 1% 13.6%15.7% 10.6% 10.8%13 0% No 89 9% 86.4%84 3% 89.4% 89.2%87 0% Source: Hawaii Demand Survey. 2019 Lir Hawaii Housing Planning Study,2019 Page 182 SMS December,2019 Oiv 0 T -I --I -I -I00Z 7» -IcnZ OCO > OO -Ic/. 0 0730 -I -I a) CD - Id) n _i a c m m o o m CD g o m o a g m o ID v 7 * Z ( D ? 7 Z 0 JS mT. o cD m > j co co o W o s Z r- CO uDi ZoQpmeomCDON -< L a3 -0023733c02 0 m o 0 0 o o O c -. y O a fpo = 3 0 D O c cD m C C _7 N X 0 .( ca cn lD (3D S S m CD T CD 7- 3 fD r.^ 7 O m D m x c2 0 7 CD 0 3 CD ti. 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C 7 O (O O .- A NJ v N C.) a,-. .* n i o O OD A O) N N W -.1 0 0 0 0 0 0 o W o 0 C) O 0) X 3 N 0) 03 C m O NJ 0)O CO NJ O !V ( N 7 ooO o A „. e o o Cr)-4 c CDD Z0 NN coy S OC NNcoSIcoWW6) co C) O W O CO N O) N CO 0 O C) co o Oo Oo 0 0 o A o 0000000oJo0 CD 7'm 3 o N CDy N v N N NCD CP co a) d N N G) -I O Cn V -1 v N 'co w OD o 0 0 0 0 0 o Co o 0 co -.I CO CO E0 Z Z / * Z 2 0 0 2 0 -0 mk \ k o $ 2q 7D > 71 C 000P. m w z m E o 7 } a / 2CCOm = v < E \. a co E f / m 0 0 07 co CD CO C j rrlgc ƒ § m — ca% 0 Z / 0 (D I mca0noEa § / C 7 E Ef 7 r qCOa7-m e neo co D 0 z y Eca 0 2 $ 2 \ & CO 0 0 0 CO CO CD C 0J CO o e o 0 CD a ( 2 y a e . , A) @ I 0D- oCaCT ef m0 o E 0 0 7 0 g / 9 / E\ 7 o - e o - _ CO s 0 a y e X CD e a7 w E » CO 2w = _ - / k 0 0@ 0 0 @ 9 » 0 o / e e e X a) a CO \ 0 O 0 0 0 9 f CO t 0 c § 0 0 c o s u o o C # 3 3 3 a e $ 3 2 2 x a R 9 / 0 z CO $ t \ J0) a a 0 0 a e - s a 7 $ J3 z0 E ® C) 2 0 / f \ 0 0 o w o e = » c v $ a 2 $ 2 CO w $ 0 2 / 01 t \ - o = 0 e = « _ e a z a a s Table L-7. Buyer Unit Preferences, County and Districts of Kauai, 2019 Kaua'i County Koloa- North Hanapepe- Po'ipu- East Shore- Waimea 'EIe'ele Kalaheo Lihu`e Kauai Kaua'l Total TOTAL BUYER HOUSEHOLDS 133 387 503 782 826 686 3317 PREFERRED UNIT TYPESFD 100.0% 57 0% 71 8%92.4% 76.7% 72.9% 77 5% Townhouse 0.0% 20.3% 27 0% 0 0% 0.0%0.0%6 5% Condo 0.0% 9.4%0.0% 1 8% 7.4%8.3%5.1% Apt 0.0% 0.0%0 0% 2 1% 0 0%0.0% 5% Other 0 0% 0 0%1.2% 0.0% 6.6%2.7%2.4% DK 0 0% 13.3%0.0% 3.7% 9.4% 16.1%8.1% PREFERRED NUMBER OF BEDROOMS 0-None-studio 0.0% 0.0%0.0% 0 0%12 3%0.0%3 1% 1 -One 0 0% 0.0%0 0% 2.2%16 0%0 0%4 5% 2-Two 0.0% 9 4% 66.4% 5.5%14.8% 29 3% 22.2% 3-Three 6 4% 49.3% 33 6%57.8% 46 2% 53 2% 47.2% 4-Four 93.6% 36 5%0.0%26 5% 4.0% 10 5% 17.4% 5-Five or more 0.0% 48%0.0% 79% 6.6%7.1%55% MINIMUMACCEPTABLEBEDROOMS 0-None-studio 0.0% 0 0%0.0% 0 0% 0.0%0.0%0.0% 1 -One 0 0% 11.2%0 0%12.6% 0.0% 22 1% 10 6% 2-Two 36.2% 24.5% 43 4% 41 9%62.8% 47.8% 43 7% 3-Three 24.7% 58.9% 56 6%42.8%24 0% 23.9% 38 0% 4-Four 39 1% 0.0%0 0% 2 7% 2.7%6 2%5 0% 5-Five or more 00% 5.3%00% 0.0%10.5%00%2.6% PREFERRED NUMBER OF BATHROOMS 1 -One 0.0% 0 0%0.0%14 8%23.0% 13.2% 11.9% 2-One and one-half 29.8% 10.2%0 0% 6.4%13 9%0.0%7.3% 3-Two 31.2% 64.7% 100.0%33.0%36 6% 42.5% 49 7% 4-Two and one-half 0.0% 20.3%0.0%25.4%13.4% 16 8% 15.2% 5-Three 39 1% 0 0%0.0%15.1% 3 9% 24.9% 11 2% 6-Three and one-half 0 0% 0 0%0.0% 0.0% 1.5%0 0% 4% 7-Four or more 0.0% 4 8%0.0% 5 3% 7.8%2 7%4.3% MINIMUMACCEPTABLEBATHROOMS 1 -One 64 8% 28.0% 57.4%32.0% 25 7% 47.8% 40 2% 2-One and one-half 0.0% 10 5%0.0% 5.1%28.5% 17 8% 11 4% 3-Two 35 2% 56.2% 42.6%59.4% 26.7% 30 1% 42.7% 4-Two and one-half 0.0% 5 3%0.0% 3 5% 2.8%0.0%2.0% 5-Three 0.0% 0.0%0 0% 0.0%16.2%4 3%3.7% 6-Three and one-half 0.0% 0.0%0 0% 0 0% 0.0%0 0%0.0% 7-Four or more 0.0% 0.0%0.0% 0 0% 0.0%0.0%0 0% Source: Housing Demand Survey, 2019 4010 Hawaii Housing Planning Study,2019 Page 189 SMS December,2019 Table L-8. Renter Unit Preferences,County and Districts of Kaua`i, 2019 Kauai County Koloa- North Hanapepe- Po'ipu- East Shore- Waimea 'EIe'ele Kalaheo Lihu`e Kaua'i Kauai Total TOTAL RENTER HOUSEHOLDS 110 233 167 743 1,063 447 2,764 PREFERRED UNIT TYPESFD 100 0% 57 0% 71.8%92 4%76.7%72.9% 77.5% Townhouse 0.0% 20 3% 27.0% 0 0% 0.0% 0.0% 6.5% Condo 0.0% 9.4%0 0% 1 8% 7.4% 8.3% 5.1% Apt 0.0% 0.0%0 0% 2.1% 0.0% 0 0%5% Other 0.0% 0.0%1 2% 0.0% 6.6% 2 7% 2 4% DK 0.0% 13 3%0.0% 3.7% 9 4%16.1% 8.1% PREFERRED NUMBER OF BEDROOMS 0-None-studio 0.0% 0.0%0 0% 0 0%12.3% 0 0% 3.1% 1 -One 0.0% 0 0%0 0% 2.2%16.0% 0 0% 4.5% 2-Two 0 0% 9.4% 66.4% 5.5%14 8% 29.3% 22 2% 3-Three 6 4% 49 3% 33.6%57.8% 46 2%53.2% 47 2% 4-Four 93.6% 36.5%0.0%26 5% 4.0%10.5% 17 4% 5-Five or more 0.0% 4.8%0.0% 7.9% 6.6% 7 1% 5.5% MINIMUMACCEPTABLEBEDROOMS 0-None-studio 0.0% 0.0%0 0% 0.0% 0 0% 0 0% 0.0% 1 -One 0.0% 11.2%0 0%12.6% 0 0%22 1% 10.6% 2-Two 36.2% 24.5% 43.4% 41.9% 62 8% 47.8% 43 7% 3-Three 24.7% 58 9% 56.6% 42 8%24.0%23.9% 38.0% 4-Four 39.1% 0 0%0 0% 2 7% 2.7% 6.2% 5.0% 5-Five or more 0.0% 5.3%0 0% 0.0%10.5% 0.0% 2.6% PREFERRED NUMBER OF BATHROOMS 1 -One 0.0% 0.0%0 0%14.8%23 0%13.2% 11 9% 2-One and one-half 29.8% 10.2%0.0% 6.4%13 9% 0.0% 7 3% 3-Two 31.2% 64.7% 100.0%33.0%36 6% 42.5% 49 7% 4-Two and one-half 0.0% 20 3%0.0%25 4%13.4%16.8% 15.2% 5-Three 39.1% 0 0%0.0%15 1% 3 9% 24.9% 11.2% 6-Three and one-half 0.0% 0 0%0.0% 0 0% 1.5% 0 0%4% 7-Four or more 0.0% 4.8%0 0% 5.3% 7.8% 2.7% 4.3% MINIMUM ACCEPTABLEBATHROOMS 1 -One 64.8% 28.0% 57.4%32.0%25 7% 47.8% 40 2% 2-One and one-half 0.0% 10.5%0.0% 5.1%28 5%17.8% 11 4% 3-Two 35.2% 56 2% 42.6%59 4%26.7%30.1% 42 7% 4-Two and one-half 0 0% 5 3%0.0% 3 5% 2.8% 0 0% 2.0% 5-Three 0 0% 0.0%0 0% 0.0%16.2% 4 3% 3.7% 6-Three and one-half 0.0% 0.0%0 0% 0.0% 0.0% 0 0% 0.0% 7-Four or more 0.0% 0.0%0.0% 0.0% 0 0% 0.0% 0 0% Source: Housing Demand Survey, 2019 Hawai'i Housing Planning Study,2019 Page 190 SMS December,2019 Table K-9. Preferred Next Location, BUYERS, County and Districts of Hawai'i, 2019 Kauai County Koloa- North Hanapepe- Po'ipu- East Shore- Waimea 'EIe'ele Kalaheo Lihu'e Kaua'i Kauai Total PREFERREDLOCATIONOF NEXT UNIT-BUYERS Not in designated 0.0% 0.0% 0 0% 0 0% 0.0% 0.0% 0.0% districts Primary Urban Center 0.0% 20.5% 0.0% 9 1%27.1%12.8% 13.0% Central O'ahu 0.0% 0.0% 53.4% 0.0% 0.0%12.8% 14.2% East Honolulu 0.0% 0.0% 0.0% 0.0% 0 0% 0 0% 0 0% Ewa 0.0% 0.0% 0 0% 0 0% 0 0% 0.0% 0.0% Koolauloa-Koolaupoko 0 0% 0 0% 0.0% 9.1%21 9% 0.0% 6.4% Rural Oahu 0.0% 0.0% 0 0% 0.0%24 3% 0 0% 5 3% Oahu district unknown 0 0% 0.0% 0.0% 0.0% 0.0% 0 0% 0.0% South Kona to Ka'u 0 0% 0 0% 25.3% 0.0% 0 0% 0.0% 5.7% Puna 0.0% 0.0% 0.0%10.4% 0.0% 0 0% 1.9% North&South Hilo 0.0% 0.0% 0 0%10 4% 0.0% 0.0% 1 9% North Hawai'i 17.8% 0.0% 46 6% 0.0% 0.0% 0 0% 11.2% North Kona 0 0% 0 0% 0.0% 0.0% 0 0%27.7% 4.9% Hawaildistrict 0 0% 0 0% 0.0% 5.6% 0.0%59 5% 11.6% unknownHana 0.0% 0.0% 0.0%10.3% 0.0% 0.0% 1.9% Makawao Pukalani- 0.0% 44.2% 0 0%43 4% 0 0% 0.0% 14.8% Kula IleWailuku-Kahului 0.0% 44 2% 0.0%26.6% 3 8% 0 0% 12.6% Pa'ia-Haiku 0.0% 0 0% 0.0%14.5% 0.0% 0 0% 2 6% Kihei-Makena 0.0% 0.0% 21.3% 0.0% 0.0% 0.0% 4.8% West Maui 0 0% 0.0% 0 0% 0 0% 0.0% 0.0%0% Moloka'i 0.0% 0 0% 0.0% 0.0% 0 0%31 8% 5.6% Laana'i 0.0% 0 0% 0.0% 0.0% 0.0% 0.0% 0.0% Maui-district unknown 0.0% 44.2% 0.0%15.3% 2.3%31.8% 15 8% Waimea 0 0% 0.0% 0 0% 0 0% 0% 0 0% 0.0% Hanapepe-Eleele 82.2% 0.0% 0.0% 0.0%24 6% 0.0% 8.8% Koloa-Poipu-Kalaheo 0% 0 0% 0.0% 0.0%24 6% 0.0% 5.4% Lihue 82.2% 0 0% 0.0% 0.0%24.6%27 7% 13.7% East Kauai 0.0% 0.0% 0.0% 8 6%17.9%27.7% 10 4% North Shore Kauai 0 0% 0 0% 0.0% 8.6% 0% 0.0% 1 6% Kauai-district unknown 0.0% 35 3% 0.0% 8.6% 0 0% 0.0% 7.1% Out-of-State Resident 0.0% 0 0% 0.0% 0% 0.0% 0.0%0% Refused 0 0% 0.0% 0.0% 0%24.3% 0.0% 5 3% Total Effective Demand 41 291 503 473 552 393 2,253 Buyers 410 Hawaii Housing Planning Study,2019 Page 191 SMS December,2019 11 Table K-10. Preferred Next Location, RENTERS, County and Districts of Hawai'i, 2019 Kauai County Koloa- North Hanapepe- Po'ipu- East Shore- Waimea 'EIe'ele Kalaheo Lihu`e Kauai Kauai Total PREFERREDLOCATIONOF NEXT UNIT-RENTERS Not in designated 0.0% 0 0%0 0% 0.0% 0.0% 0.0%0.0%districts Primary Urban Center 0.0% 39.0% 60 3% 24.1% 30.9%19.5% 25.2% Central Oahu 0.0% 0.0%0.0% 0 0% 0.0% 0.0%0.0% East Honolulu 58.4% 0.0%0.0% 0 0% 0 0% 0.0%3 4% Ewa 100.0% 0 0%0.0% 10.7% 0 0% 0.0% 10.5% Koolauloa-Koolaupoko 58 4% 0 0%0.0% 0.0% 17.9% 0.0%6 9% Rural Oahu 0.0% 0 0%0.0% 0 0% 0.0% 0.0%0 0% Oahu-district unknown 0.0% 0 0%0.0% 0 0% 0.0% 0.0%0 0% South Kona to Ka'u 0.0% 0.0%0.0% 0.0% 0.0% 5 3%1.1% Puna 0.0% 0.0%0.0% 11.2% 0.0% 9.6%6.9% North&South Hilo 0 0% 0.0%0 0% 22.7% 31.1%21.4% 20 5% North Hawai'i 0 0% 0 0%0.0% 3.9% 0.0%11.7%4 2% North Kona 0 0% 0 0%0.0% 12 0% 0.0% 0.0%5 3% Hawaii-district 0.0% 0 0%0.0% 0 0% 0.0%19.1%4 0% unknownHana 0.0% 0.0%0.0% 0.0% 0 0% 0 0% 0% IIIIIIIIe Makawao Pukalani- Kula 0 0% 37.5%0.0% 24 2% 0.0%16 4% 16.6% Wailuku-Kahului 0 0% 37 5% 39.7% 24.2% 0.0%16 4% 17 8% Pa'ia-Haiku 0.0% 0 0% 39.7% 0.0% 0.0%18.3%5 0% Kihei-Makena 0 0% 0 0%0.0% 0.0% 17.9% 0.0%3.5% West Maui 0.0% 0 0%0.0% 0 0% 0.0% 0.0% 0% Moloka'i 0.0% 0.0%0.0% 0 0% 0.0% 0 0% 0% Lanai 0.0% 0.0%0.0% 0 0% 0 0% 0.0%0.0% Maui-district unknown 0.0% 23 6%0.0% 0.0% 38.0% 0 0%9.1% Waimea 0.0% 0 0%0.0% 0.0% 0% 0.0%0 0% Hanapepe-Eleele 0 0% 0 0%0.0% 0.0% 0.0% 0.0%0.0% Koloa-Poipu-Kalaheo 0% 0 0%0.0% 0 0% 0.0% 0.0%0.0% Lihue 0.0% 0 0%0.0% 17.7% 0.0% 0.0%7.8% East Kauai 0.0% 0.0%0.0% 17 7% 0 0% 0.0%7 8% North Shore Kauai 0.0% 0.0%0.0% 0 0% 0% 0.0%0.0% Kauai-district unknown 0.0% 0.0%0 0% 0.0% 0 0%19.1%4.0% Out-of-State Resident 0 0% 0.0%0 0%0% 0 0% 0.0% 0% Refused 0 0% 0.0%0 0%0% 0 0% 0.0% 0% Total Effective Demand 214 262 214 507 1,101 394 2,692Renters Source Housing Demand Survey,2019 Hawaii Housing Planning Study,2019 Page 192 SMS December,2019 Table L-11. Current and Affordable Housing Payment,County and Districts of Kaua`i, 2019 Kaua'i County Hanapepe- Koloa- North East Waimea ele Po'ipu- L1hu'e Kauai Shore- Total Kalaheo Kauai AVERAGE CURRENT MORTGAGE AMOUNT Single Family 1.961 $1.645 $2,361 $2,355 $2,232 $2,237 $2,155 Multifamily 1,550 2,405 $2,084 $1,415 $1,880 $1,946 Other 2,500 2,500 AVERAGE CURRENT RENT AMOUNT Studio 765 $672 $807 $731 One bedroom 280 $1,114 $1,110 $918 $526 $1,411 $986 Two bedrooms 725 $1,001 $1,442 $1,749 $1,859 $2,327 $1,673 Three bedrooms 1,306 $1,604 $2,740 $2,249 $1,560 $3,300 $1,907 Four bedrooms 2,500 $4,000 $950 $1,415 $2,377 $3,077 $2,363 Five bedrooms 1,410 350 1,219 AFFORDABLE MORTGAGE PAYMENT Less than$500 10.1% 17 2% 4 2% 7.5% 500 to$799 28.4% 5 7% 6.1% 800 to$1,099 3.1% 2 5% 1.5% 4.2% 2 4% 1,100 to$1,399 110% 123% 57% 1,400 to$1,699 19 7% 11 3% 9 3% 8 9% 0 8% 8.3% 1,700 to$1,999 23 6% 14.6% 4 6% 4 9% 9.8% 2,000 to$2,999 1000 0% 65.7% 13 5% 38 0% 35 5% 55 8% 42 3% 3,000 to$3,999 14 6% 200 0% 8 8% 12 0% 25 8% 15.1% 4,000 or more 8 0% 4.2% 2 7% AVERAGE AFFORDABLE MORTGAGE 2,500 $2,458 $1,865 $1,896 $2,140 $2,662 $2,185 AFFORDABLE RENT PAYMENT Less than$300 300 to$499 500 to$799 800 to$1,099 9.5% 0 6% 26 8% 15.8% 4 5% 5 0%5 6% 12 6% 6 3% 8 3% 2 2% 3.3% 16 1% 22.6% 24 3% 17 0% 1,100 to$1,399 7 1% 15 6% 18.2% 11 7% 1,400 to$1,699 45 6% 24 2% 12 6% 17 6% 27 6% 14 3% 22 4% 1,700 to$1,999 23.5% 6 6% 14 0% 10 7% 2,000 to$2,499 30.7% 2 3% 11 8% 6.3% 8 2% 2,500 to$2,999 13.0% 2 1%2 0% 3,000 to$3,999 10 3% 40 9% 8 2% 3 9% 23 7% 11.0% 4,000 or more 2.1%0.8% Not sure 15 0% 29 7% 3.9% 15 2% 6.7% AVERAGE AFFORDABLE RENT 1,053 $1,768 $2,372 $1,525 $1,505 $2,000 $1,645 Source Housing Demand Survey,2019 Note.Base for Average Current Mortgage is current owners who specified the amount of their current monthly mortgage payment. Base for Average Current Rent is current renters who specified the amount of their current monthly rent payment. Base for Affordable Mortgage Payment is effective demand movers who plan to purchase their next home Base for Affordable Rent Payment is effective demand movers who plan to rent their next home 4 Hawai'i Housing Planning Study,2019 Page 193 SMS December,2019 0& 11) Ho| z 7 I' z « R73 v e e e e e; _ EA; r z < m m m § , 0 0 0 & 0 G 0 Of G . ° o 2 M E Ie. g o 0 0. 5: 5 0 ® i $ \ CD e x| 0. 0 b b a o: o o ' _ a 2 g: a. 0 0: 0 0 0 010: 0 0 , r 10elaEoS8q E B #, q ± ' CO • I0 • o` C = - CO CO e o 0 m7; ia : | CO; 2 C, o. o co 0 0CD : 0 • € -CO 10 o: o co CO 1. . 1 CO o' = CD. . Z 2. . | o m 7 w g y 0 0 0I0 0 0 4. 0 ( 0 § ƒ E A o o e o -b.bio o b .• o 6 a § m 3 $ J a a $ & ' $.a / a 3 co E 3 q 8 ; \ : I0 # o . & 0 a 0 .o & o . ? ; \ D3 . :e Q .o, a;& o . 0 o a b ; ele :a . aa.a @|@ e @ $ J $ $! [ 2 -a 0 3 2 0 9i0 0 0|0 : 2 .o`- viol 0 k 6 b alb b b!b 6 w:0 cob o W § p@@;@ @| !a @ @ a @|$ « oos i \3 } ° ~ . §.@ 010 !a " o -...r.4.-., 4 E 4 ;b : 6 a , m•-. a,co :-. in 6 Nibl / 0 EaJ i4 @!@ ;@ @a© a s a m o z t ,k S G m t o !9 - (00m ..1000.(0 o a .w Co,& o m W o b 1M J \ $ $|a S a @ e a. ele 1 1 i : • .!3 G o w U W WfW o`00:0I i o 7 }e<ele :i /'J /... m ?Co A M w 0 A.A :a # 01 01 % a ( w 2 CO w o o b|bl6 •C m & a m a : a a .@ @ @@a @ a $ I i | 1 G £ mXI i N A Exhibit 24 Terms & Conditions of The Proposed Financing & Commitment Letter r o mo peas W v 0- nOD IO:VyOS22D tiC UOZr2ye l) ....TO pJGn n .w mi mono o• c om No DI n o omp2mo o aaa °ro eq _.}m 6 io AS S m o m a.3c i d m-Yuma„'avN ° ° 3 3b 3 OO°' u a.os c,,,2 „,00,;,.o jo n n myvO_ .}.. v' a w m O s > >O ii”T A p a 5 - c `^m 8 .. o o S S T m a o a n = m -c m m o Taa w ° g To'N D n = J W O - N O C m aG II' c xi- 0' 00. 3'' vcpY p D r N M N a N! lC 4, NB N NNw N a O m p y `_'DO O+bObO N O t+ ODWOINONOOSWWONNAbb Oi [ D>N o A N 0 0 b W O O C fd D+ b W O CV.O OOC b 0009N LnuNAOfOOJOnOOOObv0 . . OOD . . O NT3TdC iDI S"NV0,5 yOoVDD' O O W- m000N D 1 JcOn° 3 aA y+ "—„,n U.OD OI - O .-.44 a Y.fIi A+N IJ+V b oOV+A W 0 W+ N N AOA+W W 0 O OWI. O 0 00000ODgbbalo T OO N 00 O0000000V000b000OOb0.ae ae ue ae o 0 0+ 00-=.00 .o . 0 O . O 0.-...,. A WN 0 NNN0 + WN A OO0A N ONypW ' O aO utm 0W NON ANe0 < OAO NOWOIOOOWOOOOOO+ Ili huH111111 iti3u a p W> ., a 3 a WtoN w C0 ro D2NW O 0 0v F-e u o o W p0II "a N W F de 0 0 , O ' ' W a N O a 0a 0 + I,pOp + N t o D 3 3 0 c' 3 Ic o in u IDv y o T 3Ft o VEV2 la G.1 ub N T2 N0N Nc r:1 BONNEVILLEL'I MULTIFAMILY CAPITAL BONNEVILLE MULTIFAMILY CAPITAL IS A DIVISION OF BONNEVILLE MORTGAGE COMPANY July 27, 2020 Bruce D. Beard Honua'ula, LLC P.O. Box 2532 Kealakekua, HI 96750 RE: Honua'ula Living Community Kailua-Kona, Hawaii Dear Bruce: Bonneville Mortgage Company (Lender), or its assigns, hereby advises that it is prepared to provide a USDA 538 construction and permanent loan for the above-referenced project to Honua'ula, LLC(Borrower). The terms and conditions of this Loan Commitment are as follows: Borrower:Honua'ula, LLC is the Mortgagor entity Recourse: Full recourse to acceptable guarantor(s)during construction phase. Non-recourse during permanent phase except guarantor signs industry standard carve-outs Loan Amount: 22,000,000 *proposed mortgage is contingent on the project receiving 50 units of project based vouchers(rental assistance) Note Rate: Negotiated rate based on market. Current underwriting rate: 3.50% Rate Lock Deposit: 0.5%of loan amount. Refunded at loan securitization, typically 2—3 weeks after closing Payment Terms: Interest only during construction phase. Permanent loan principal and interest monthly based on an annually declining balance payment schedule with an amortization term that is 40 years and a term of 38 years Security: First mortgage lien on the property and all improvements Assumability: Loan is fully assumable subject to approval by Lender and USDA 801.323.3000 TEL I 801.323.1001 Fuc I infobnbmfcap.com I www.bmfrap.com I 111 Main,Suite 1600,Salt Lake City,UT 84111 rill BONNEVILLEL MULTIFAMILY CAPITAL BONNEVILLE MULTIFAMILY CAPITAL IS A DIVISION OF BONNEVILLE MORTGAGE COMPANY Financing Fees: See attached exhibit Surety: Payment and Performance Bond or irrevocable LC (25%of Construction Contract) required Subordinate Financing:Allowed subject to approval by Lender and USDA Loan-to-Value: 90%maximum Loan-to-Cost: 70% maximum Debt Service Coverage:1.15 minimum Prepayment: To be determined at time of rate lock. Such prepayment restriction typically does not exceed ten years and may consist of a prepayment prohibition and one or more prepayment penalties,as required by the Ginnie Mae secondary market investor purchasing a participation in the loan This loan commitment is explicitly conditioned by the following: An appraisal that supports the pro forma value of the property upon completion and stabilization An investor to purchase an acceptable"Participation" in the loan and a Lender Funding Agreement executed by borrower Issuance of a Loan Note Guarantee by USDA Approval of finals plans and specifications Attached hereto is an exhibit listing the fees and escrows associated with the USDA program.This commitment will expire 180 days from the date of the letter if not closed or extended by mutual consent. We wish to thank you for the opportunity to provide financing for this project and we look forward to the closing of this transaction. Sincerely, Brent H. Peterson President, Multifamily Division Bonneville Mortgage Company 801.323.1000 TEL 1 801.323.1001 FAX 1 Infaabmfcap.com 1 wwwbmfcap.com 1 111 Main,Suite 1600,Salt Lake City,UT 84111 BONNEVILLEL MULTIFAMILY CAPITAL BONNEVILLE MULTIFAMILY CAPITAL IS A DIVISION OF BONNEVILLE MORTGAGE COMPANY FEES& ESCROWS USDA Guarantee Fee: I%of90%of 538 loan amount,paid at closing Lender's Fee 1%of loan amount,paid at closing Annual Guarantee Fee: 0.5%of Outstanding Principal Balance Treated as an expense. Set aside monthly on a pro rata basis. Paid each January 1 on the outstanding principal and interest balance of the guaranteed portion of the loan. Application Fee: 2,500 Lender Legal Fee Estimate:16,000 Other Fees: Borrower to pay all costs and expenses for closing the 538 loan including,without limitation,appraisal,market study, environmental assessment,survey,title insurance premiums,engineering,recording fees and charges Lender Construction Draw Fee: 500 per draw Operating Deficit Reserve: 2.0%of Loan Amount USDA Conversion Reserve: 2.0%of Appraised Value or Total Dev.Cost This reserve is reimbursed to the borrower once the property attains 90%occupancy for 90 days at the pro forma assumptions for the rent and debt service coverage.The reserve is held to allow conversion to permanent loan without the 90/90 achievement. Replacement Reserve: This is the standard replacement reserve.The USDA wants$1,000 per/unit to have accumulated by the end of the third year. If the annual reserve per unit is$250,then$750 would accumulate over the three-year period and an additional$250 per unit would have to be funded into a replacement reserve escrow when the permanent loan is closed. Taxes& Insurance Fee: 1/12 of the estimated Taxes and Insurance are deposited monthly with Lender. L.J 801.323.1000 TEL I 801.323.1001 FAx I infoi bmfcap.com I wwwbmfcap•com I 111 Main,Suite 1600,Salt Lake City.UT 84111 La'i'Opua BCL Final Audit Report 2020-07-27 Created. 2020-07-27 By Sarah Johansen(sjohansen@bmfcap corn) Status: Signed Transaction ID: CBJCHBCAABAAvWFIgh4KSiHiYZXjeJ75UpEuOUJH1fcA La'i'Opua BCL" History Document created by Sarah Johansen(sjohansen@bmfcap.com) 2020-07-27-5:07:23 PM GMT-IP address.67.148.9.226 C7-. Document emailed to Brent Peterson (brent@bmfcap.com)for signature 2020-07-27-5:07:43 PM GMT Email viewed by Brent Peterson(brent@bmfcap.com) 2020-07-27-5:11:03 PM GMT-IP address:67.148.9 226 o Document e-signed by Brent Peterson (brent@bmfcap.com) Signature Date 2020-07-27-5.11:23 PM GMT-Time Sourceserver-IP address.67.148.9.226 O Signed document emailed to Sarah Johansen (sjohansen@bmfcap.com) and Brent Peterson brent@bmfcap.com) 2020-07-27-5:11.23 PM GMT B9NNgv,114 Adobe Sign mxI 00 N ai Exhibit 25 Operating Subsidy Commitment Letters or Executed Contracts Have been advised that 44 Project Based Vouchers are available and have been given an Intent to Award letter. Mitchell D. Roth v er w lurnr 1,• Susan K.Kunz 1a%Housing Administrator Lee E. Lord Managing Director Robert H.Command Deputy Managing Director County of Hawaii Office of Housing and Community Development 1990 Kino•ole Strut,Suite 102 • I Iila,11.mai•i 9672(1 • (808)961-8379 • Fax(808)961-8685 Existing I lousing:(808)959-4642 • Fax(808)959-9308 Kona: (808)323-330() • Fax(808)323-4301 March 25, 2021 Via USPS Carlo Mireles, Chief Operating Officer Honua'ula LLC P.O. Box 2532 Kealakekua, HI 96750 SUBJECT: INTENT TO AWARD NOTIFICATION—PROJECT BASED VOUCHER (PBV) HONUA'ULA LIVING COMMUNITY This letter confirms acceptance of your submitted proposal for a request of PBV assistance. The proposal was evaluated and selected by the Office of Housing and Community Development (OHCD), Existing Housing Division (EHD) based on a previous competition for Section 538 Guaranteed Rural Rental Housing Program Fiscal Year 2021 NOSA and on its merits to expand housing and economic opportunities in a HUD-designated Economic Opportunity Zone. [24 CFR 983.511 We are pleased to inform you of the OHCD's intent to award a contract for 44 Project-Based Housing Choice Vouchers to: Honua'ula LLC for the Honua'ula Living Community The OHCD reserves the right to amend or rescind an award if an owner has not shown substantial commencement of project advancement. This notice also instructs the developer that projects for new construction require an executed Agreement to Enter into a Housing Assistance Payment (AHAP) Contract prior to the start of any construction. purchase of materials, or entering into subcontracts (if applicable) relating to the project. Prior to the execution of the AHAP by both the recipient and the OHCD, a subsidy layering review. an environmental review, and any additional OHCD project readiness requirements must be completed. The AHAP must be executed within 18 months of award. The Housing Assistance Payment (HAP) Contract (and occupancy) should be completed within two (2) years of signing the AHAP, 6R46sJlm EQUAL HOUSING OPPORTUNITY March 22, 2021 Page 2 If you would like additional information, please submit your request in writing within 10 business days after the issuance of this notice to Desiree Moore via e-mail at Desiree Moore@hawaiicounty.gov. We appreciate your interest in doing business with the Office of Housing and Community Development. Sincerely, Susan . 0 z Houstng M inistrator nlXI 71 N 0) Exhibit 26 Plans & Specifications a i 1 i i a-i axxx xxxLL Aha2XR :x 1R12 Mi. 7;Jv i'- I 432IT x . . . r xP..ark xar. T xs1-xxxxxxxxaxxxxxxxxx ll? > 10171,713; 343i3;3; ..XAMtx xxxxx x R a a xxxx xxxxx xxxxx •axxxx x Q QzzlCRlera >mica $ fssss^LU 11 rU„R N r AA xxxxx xxxxx xxxxx I ga?a gliSSR gSNgia giiSiR g7 t J a ads$19 a > $ y a g'-`$ ssq s 7 : ia2 1 1112 7NE21 . :15 s g a I I 1 t I a 1 Ja.\ ,___-- igleP 1*13 5 IL._. \ Wrs , - f BUII INGa I1iI IIIbI 1 _/v., illll1 ' lbli iili :( 1ii T a L . iJHIirm ,1 ---- 1111011 f staiteIfm ILIIIj7W BUILDING 3 Q a_ CtIcOMMU ,\\‘ \ _, \\1 -t wUr 1 ala 0t s',. 1 ! , log* , I --1•0 ., Lo^) i ,, I law s4._.1 ' LLJ t I- 1' -- 1 '_ 3 l 801-w. cs1NG 2 1 r'' 1 BUILDING 1 LLI mw stREej 1 W o If:1 i C. a iINI 1 I III F.Iii.:4II,tf7PA,I IL— ,-i f-RI SI-tj 1 t TEI 1- 4Ia1iis---' os_c1-40 I 1 0=QC 1 1 I z0i ) FCII g F1 x —1 ,._Fieii-up 3 i: o 5 th... . I IC. f-1 co URI 1 u I F.; 1 m 4.n NE o ri I11N. 1 . X.'0I• b N 21- Ei! te,,•coco IE agml•ia DO Al 1 IL NMll5 =I i A 114111 II MI=i pallII it cur gEj non UH 1 IVla g21, ! 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IIOw MOM o= m II 0o00 W rn UJ NrNn CWCODOLLJ Q Z Q 0 Outline Specifications foundation Slab on grade X framing light gauge steel framing X elevated floors,concrete over metal deck exterior siding Vynl X roof standing seam metal roofs X windows vinyl windows r-value to meet code or better X exterior doors fire rated steel entry door X vinyl sliding doors to lanais X lanai deck elastometric deck finish on lanais X exterior railings exterior railings vinyl or composite X interior walls painted drywall interior walls X interior doors hollow core painted wood doors X appliances energy star rated appliances X hot water solar water system with wall-hung booster heaters in each unit X fixtures water-saver plumbing fixtures X carpet in living room and bedrooms X flooring vinyl sheet flooring in kitchen, laundry and baths X fire protection wet sprinkler system per county code X rnxI of N v Exhibit 27 Drainage Plan t II II7CId6421 411.10 1 W 1I C 1 1.—--— pillVttI till II II 1^I_I LI^ I l — '4/^ l ii El.,^ i _ , ./" ' .` ` 1 l 2 \ \, rte,n Ic11 / tl ,, i"'-\. .1 / irk' ` ( -'1 / ,r ;:nl[1 •'it^%" 4 ) PrA----* „ \-4;-_7._:".:7: ,,,(-1(.N I v Z -- a l it( n L_ 1(""-.VS l',f " k.... - a z,--V I a it i el- I r i fes Li I ++ I "/ I l 0.... i...111., 7=7:,,,,- 10004,---",., ,\ • ill p A 1 c b ce \ I . 11 • l r ma 1 Mrt1.. 4. '' 110Z A—I O 01:---_, Q ``l\. \,'' Ilyil,' J r1J'i `' 11 of, I .,\ 1 N 4 440---- - woo it. ci Oil \ -1y IS, V B rl ` \l\\ftl\ l's) Y \ - ''' ` Ap 1.1 1' J si \II It\, 1 ---/' MIIIIIIIr' I.V.1 \ '. 7... .--. 00 'I I' c I N--."(` Iit.t F' i - `///i.- '' l 9 v , Ir\ ` 1 Di y' , i l 1 I ti 1111 1 ‘1 i l 1 glialib Is 11111i 1 Ili ill 11 r 1.1501511 I si °i ' Willi r1 11 mX Iw I N 03 110 Exhibit 28 Property Management Plan Mow 0 FOUL TU.v,,;UPP'•KTUh: Honua'ula - Kailua-Kona MANAGEMENT PLAN OWNER: Mirein Develoment, Inc. 0 AGENT: Hawaii Affordable Properties, Inc. Property Management Plan 1. ROLE AND RESPONSIBILITY OF THE OWNER AND THE RELATIONSHIP AND DELEGATIONS OF AUTHORITY TO THE MANAGEMENT AGENT: A. There is no identity of interest between the Owner and Management Agent, Hawaii Affordable Properties, Inc. Management Agent and Owner have entered into a contractual arrangement for this development. The property ownership has no interest or ownership of the Management Agent entity. The management agreement between the parties is an attachment to this plan. B. Hawaii Affordable Properties, Inc. is in charge of all management activity and supervises the rent up and development operations procedures, all decisions from advertising and setting up records to engaging staff and tenant selection. All development operations and procedures are coordinated through the site with central office and local staff accountable for policy and decisions. C. The Management Agent and the Owners will communicate on a regular basis to discuss development operations. All management activity and project operations are under the control and supervision of the Management Agent. The owners will be consulted in the event of any major repairs, capital improvements, single expenses exceeding 500. Monthly reports will be sent to the owners regarding occupancy and finances. D. The key contact person for the Property Management Company is Michael Sohriakoff Jr. at (808) 322-3422. The property manager for the site is Randeatte McEnroe at 808) 589-1845. Albert Lee of Steel Tech, Inc. is the principal contact for the owners. Any questions regarding the Property should be addressed to either or both of these principals. E. All other decisions from initial management plan contents to hiring local staff, tenant selection, unit designation and orientation, lease and other document signings, detailing staff duties, upkeep of records, and waiting lists are the responsibility of the management agent. F. In addition, the owners will provide plans, specifications and all warranty information to the complex. Also, the owners will provide all files, contracts and pertinent data to the Management Agent. There are no pro-rata divisions of singularly incurred operating expense that is common to the Management Agent and the owner. 2. PERSONNEL POLICY AND STAFFING ARRANGEMENTS: A. The policy of the Management Agent is one of equal opportunity for perspective employees regardless of race, color, religion, sex, handicap, familial status or national origin. In addition the agent is aware of requirements of the Fair Housing law, Section 504, ADA and the Age Discrimination Act of 1975. B. The staffing plan for this property will be designed by the Management Agent to provide on-site staff to handle all day to day management and maintenance operations. C. The on-site manager will be responsible for day to day operations of the apartments; handling tenant complaints, problems and repair requests, rental collections, coordinating minor repairs, making calls to appropriate contractors (builders for warranty items, electricians, plumbers) and helping with tenant functions and resident council (if formed). The administrative assistant will be responsible in completing all move-in and annual lease certifications as well as perform all other office duties. The maintenance person will be in charge of day to day janitorial duties (vacuuming, office ftw1 Property Management Plan and community room cleaning, windows, etc.) minor repairs and project maintenance. The groundskeeper will be responsible for all exterior cleaning of the project as well as assist in any janitorial needs throughout the property on an as needed basis. Through a bidding process, the determination will be made as to the most efficient and economical way to contract out these services. As previously mentioned, the day to day operation of this complex will be coordinated through a central office property manager. The on-site staff will work together in dealing with repairs using a work order system. The staff will meet regularly to go over all requests, parts to be ordered, etc. The on-site staff is accountable to the Management Agent. Neither the local manager nor maintenance person has authority to approve major repairs or improvements. All decisions for major repairs are made with the owners' approval through the Management Agent's central office. D. All employees and/or independent contractors will be oriented to Low Income Housing Tax Credit (LIHTC). All managers under the supervision of the Management Agent are fully trained in the applicable rules and regulations. The Management Agent is thoroughly knowledgeable in all aspects of management and regulations. 3. PLANS AND PROCEDURES FOR MARKETING UNITS: ACHIEVING AND MAINTAINING FULL OCCUPANCY: A. The Management Agent has complete charge over marketing and management of this property. Tenants will be selected from the waiting list in accordance with priorities and Equal Opportunity. Any applicable preferences and priorities will be followed. At properties with LIHTC, tax credit eligibility will be the first order of tenant selection. The Management Agent's policy in marketing is to reach the greatest number of people in order to achieve and maintain 100% occupancy. Advertisements in local newspapers, meeting with town officials and outreach groups shall be used. B. At the time that initial marketing begins, all persons having filled out a survey or expressed interest will be contacted. Application packets contain a form letter describing the property and the Tenant Selection Eligibility requirements. Marketing will continue until there are sufficient applications to achieve 100% occupancy in accordance with Section 8 and LIHTC eligibility standards. Once 100% occupancy and waiting list is achieved, marketing would only be used to fill any vacancies. In addition, the waiting list will be updated for continued interest on an annual basis. Special marketing will be done for designated handicapped accessible/adapted units as necessary. C. In order to assist in optimum communication with applicants, tenants and members of the public that have sight or hearing impairments, the Management Agent has linked with either the State-wide available toll free TDD number. The TDD phone number will be included in all marketing materials. The Management Agent will provide sign language interpreters for the hearing impaired if requested. Other accommodations will be available for the visually impaired, inclusive of audio tapes of company/project policies and forms. Assistance will be given for completing the application. The Management Agent provides handicapped accessible interview rooms. 2 Property Management Plan D. In addition to a TDD communication system, the Management Agent can provide reasonable accommodations to individuals with handicaps such as changing water faucets, kitchen and bathroom fixtures, doorknobs and assigning handicap parking spaces as a project expense. E. The Management Agent's policy is that all requests for accommodations be submitted, in writing, for consideration. No reasonable requests for structural modification would be denied. The project would cover the cost of such approval requests unless it poses a financial and administrative burden. In such cases, accommodations may still be authorized if other funding or the tenant pays the cost. F. The entire application, selection, rejection process is detailed in the Tenant Selection Criteria G. Each applicant, when selected, may specify a preference for a particular unit if more than one is available. Finally, before a final unit designation occurs, selected tenants are taken on a walking tour of the development. All tenants at move-in move-out) and at annual intervals will sign and receive copies of an inspection sheet detailing the condition of the unit. H. Applicants are notified in writing as to their status with each receiving a written notice detailing selection, rejection or waiting list placement. Upon selection, each tenant is given a notification packet with pre-move-in orientation items such as mailing address, unit designation, management procedures, etc. At the time of occupancy each resident along with a management staff person inspects the apartment and is oriented in all systems of the apartment. I. The Management Agent is responsible for determining applicant eligibility and location on the waiting list. All tenants are selected after a personal interview and determination of eligibility by Section 8, and LIHTC regulations and the Management Agent selection criteria, and after a reference check. The staff position assigned to this responsibility for the Management Agent is the Administrative Assistant. Applicants will be notified of waiting list status, selection or rejection. Applicants found to be ineligible are notified in writing as to reason for rejection and the fact that they may contact the central office if there are questions as to why the rejection occurred. The Management Agent's policy is one of open communication regarding selection, eligibility or ineligibility. Rejected and cancelled completed applications will be kept on file for a minimum of three (3) years. Tenant files for move-outs will be maintained for seven (7) years. J. All tenants are selected in accordance with this plan and the tenant selection criteria. 4. PROCEDURES FOR DETERMINING ELIGIBILITY AND FOR CERTIFYING AND RECERTIFYING INCOME: A. All interested persons may obtain and submit an application for housing to Hawaii Affordable Properties, Inc. B. All management staff dealing with interviews, tenant selection, preparation of certification and recertification and leases will be fully trained in-house by the Management Agent. In addition, staff will attend SPECTRUM INC. trainings. The Management Agent is well versed in LIHTC requirements and State law. 3 Property Management Plan 5. LEASING AND OCCUPANCY POLICIES. A. A description of occupancy standards for the project is described in the tenant selection criteria B. A description of project admissions and leasing/occupancy policies and procedures and criteria for selecting tenants is described in the attached tenant selection criteria C. The Management Agent is knowledgeable in all areas regarding Section 8 rules and regulations and personally trains all staff members in the certification process and in all management functions. The individual in charge of training is Randeatte McEnroe. In addition, Management Agent is aware of State law, Section 8, and Low Income Housing Tax Credit regulations (where applicable). D. In areas where there is a concentration of non-English speaking individuals in the project or in the community, leases or occupancy agreements and the established rules and regulations for the project written in both plain English and the appropriate non-English language must be available to the tenants or members. The tenant will have the opportunity to examine and execute the lease agreement. 6. RENT AND OCCUPANCY CHARGE AND OCCUPANCY SURCHARGE COLLECTION POLICIES AND PROCEDURES: A. Rent collection procedures will be as follows: rent is due on the first of the month but payable until the 5th. In an individual situation where a tenant will be absent at payment time, prepayment will be accepted. Should a tenant not make previous acceptable arrangements with the on-site manager and pay later than the 5th of the month, a late fee of $25 will be assessed. If payment has not been received by the 30th of any month a notice will be issued to the tenant to quit the premises. Tenants may either pay the on-site manager during posted office hours or mail in rental payments to the regional office. Tenants will be notified as to the Management Agent's policy regarding cash payments of rent. Personal checks or money orders are requested. If there are two occasions where checks bounce, or if the same personal check bounces twice, payment by personal check shall no longer be allowed. All charges incurred for bounced checks shall be passed along to the tenant. Tenants will be instructed in the procedure of payment inclusive of mailing instructions and/or office hours for personal payments. Collected rents will be deposited directly into the General Operations Account. Records will be maintained for all rental activity. B. Security deposits will be required of all tenants. The deposit required will be equal to one (1) month's market rent. All deposits will be placed in a tenant security deposit account. Deposit monies will be refunded unless there are charges either deducted or billed for unpaid rent, breach of lease resulting in loss of rent due to lack of a 30 day notice, damage or other charges at the time of move-out. 7. PROCEDURES FOR REQUESTING AND IMPLEMENTING A RENT INCREASE: 4 Property Management Plan A. The position within the Management Agent organization in charge of rent changes is Administrative Assistant. ZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZ hould costs escalate during the budget year, a rent increase may be necessary at that time. However, normal rent increase procedures would be to submit such request in the early falls for implementation on January 1st. Prior to requesting a rent increase, the Owner will carefully review the existing comparable rents and potential effect on existing tenants and applicants. 8. PLANS FOR CARRYING OUT AN EFFECTIVE MAINTENANCE REPAIR PROGRAM: A. Preventive maintenance will be an important phase of the overall maintenance program. All appliances, water heaters, weather stripping, windows, fans and smoke detectors will be checked as part of routine inspection. Special emphasis will be given to proper carpet care, repainting, exterior restraining and upkeep of grounds; and re-insulation as required. B. As-built plans and specs will be maintained in the local site management office. Any changes to the plans will be noted by management with architect consultation. C. General Maintenance Procedures: 1. In dealing with appliances and equipment in units and common areas, the following procedure will be used: the owner has provided a complete list of all appliances and mechanical equipment along with warranty numbers and service details, as well as data regarding care and regular checking of such appliances i.e. handbooks). The on-site maintenance person will inspect each appliance or equipment on an annual basis at minimum, with any findings to be noted on the inspection as well as on the move in inspection for a tenant. Major repairs will be coordinated through the local manager. Should a warranty item or plumbing/electrical problem be involved, a local professional or the building contractor will be contacted. Any regularly scheduled major improvements, such as repaving of walks and drives, will be coordinated with management and owner approval. 2. Emergency procedures and phone numbers will be given to each tenant. All units have smoke and fire protection. A system coordinated with the local fire station will be instituted and all tenants oriented to fire drill procedures. Fire extinguishers will be located in the building. Maintenance will regularly check these, outside lights and smoke detectors at least once a year. 3. If a tenant gives notice to vacate, a procedures memo will be issued regarding a final inspection to be conducted with the tenant after all belongings have been removed from the unit. This inspection will affect the return of the entire deposit should any damage be found. Any repairs necessary, including repainting, will be done before re-rental of the unit. At that time an inspection will be done with the new tenant to determine unit condition. Tenants will be oriented as to maintenance/repair procedures. Repairs will be reported to the manager during office hours. The manager and maintenance person will meet regularly to review all repair requests. Tenants will be given phone numbers for reporting emergency repairs after office hours or on weekends. Regular inspections will occur on an annual basis at minimum. 5 Property Management Plan 4. Interior repainting will occur every three to five years or as needed at the time of a move-out. Exterior repainting/restraining will be done on a scheduled basis as needed but in no less than a five year cycle. 5. Grounds upkeep will be either part of the on-site staff responsibilities or contracted to a lawn care/landscaping professional. All lawns will be mowed regularly on a weekly basis; plantings will be trimmed and gardens weeded at the same time. Annually, all lawns will be fertilized as needed; all beds mulched and checked; and any areas needing reseeding will be attended. Budgets will be prepared to include annual revisions to the landscaping and additional plantings and beds. As part of the grounds program, all spraying for broad leaf and revitalizing of lawns will occur spring and fall and will be reflected in the budget. 6. Garbage and trash removal procedures will be explained to tenants, with orientation provided as to local trash ordinances, recycling requirements (if any), dumpster, trash shed, sidewalk pick up or trash systems. 7. Part of the regular maintenance program will be regular cleaning of the office and weekly, or as needed, cleaning of any common areas and entryway. D. Tenants will be oriented as to maintenance/repair procedures. Repairs will be reported to the manager during posted hours. The manager and maintenance person will meet regularly to review all repair requests. Tenants will be given phone numbers for reporting emergency repairs after office hours or on weekends. ZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZ2 hen purchase orders are produced, goods and/or services are verified by site maintenance staff. The Management Agent in consultation with site maintenance staff approves bills and payments are made. ZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZ2 t the time when project budgets are prepared, outlines of requests are made for funding major maintenance or replacement items. 9. PLANS AND PROCEDURES FOR PROVIDING SUPPLEMENTAL SERVICES: A. Either unit laundry hook ups or common area Laundromat is provided. In the case where no common areas exist, the Management Agent will orient tenants to the nearest commercial facility. B. The Management Agent and Owner will determine whether laundry machines will be provided and if so, whether project owned or vendor operated. C. For project owned laundry equipment, cash collection from use of the equipment is performed on a periodic basis. The site manager collects the funds and deposits the proceeds into the operating account. The site manager records all deposit transactions on a laundry income sheet which is sent into the central office or proof and control verification with actual bank deposits. These transactions are reviewed by the accounting department regularly. For vendor operated laundry service, the vendor would have charge of all -vendor reported office requirements. D. Local maintenance will check common area laundry equipment and will either repair on-site, or arrange for professionals for major repairs or replacement. E. If a consignee operates the equipment at this project, a copy of the consignment contract is an attachment to the Management Plan. 6 Property Management Plan 10. PLANS FOR MEETING LIHTC RECORD KEEPING AND REPORTING REQUIREMENTS: A. All mandatory records will be kept in a manner acceptable to the owner and designated accounts set up for project operations. The accounts, as per our Management Agreements, will be: tax and insurance escrow, security deposit account, general operations account and replacement reserve. All reports will be filed in a timely manner to the appropriate office. The accounting system will be set up so there are cash flow sheets. All deposits and expenses will be detailed and maintained on a monthly basis. The office manager within the management operation will oversee all project records, and will supervise in the preparation of all financial reports, mortgage payments, worksheets and annual reports to the Owner. Administrative and financial records will be kept in the central office and furnished upon request for review. The following position should be contacted for any compliance reviews or site audits, Office Manager. B. Project funds will not be commingled. Interest is assessed at the rate and in the manner in which the bank handles their regular savings accounts. C. Project chart of accounts will be with forms as required by the Owner. D. The accounting supervisor or Office Manager will be responsible for the preparation and submission of the annual reports. E. A CPA or other individual not associated with the Agent or Owner will provide the annual audit or review. 11100 F. Individual folders will be kept for all tenants and will contain completed tenant application, verification of income and certification, lease agreement, security deposit data, rent receipts, repair requests and correspondence. Administrative documents will be filed together along with folders for project and unit maintenance history. All folders for tenants who have vacated an apartment will be kept a minimum of three (3) years and/or a maximum of seven (7). G. Tenant folders will be kept on-site where all audits and reviews may be held. Administrative and financial records will be kept in the central office and furnished upon request for review. The Office Manager should be contacted for any compliance reviews or site audits. 11. ENERGY CONSERVATION PROCEDURES: A. At the time of occupancy, tenants will be oriented to the energy saving features of their apartment. Features will be explained to each tenant and the best way for them to conserve. These features will include electric usage, window seals, including optional turn off of water heaters (if applicable), orientation to individual thermostats and circuit breakers, as well as all other unit equipment. B. Each unit is metered separately and all bills are to be paid by tenants for electric costs. The original utility allowance will be updated annually as needed. During dry times of the year, water will be used conservatively in sprinklers and hoses. Tenants will be requested to be aware of water conservation. C. Tenants will be oriented to energy fixtures and conservation measures at move-in. Staff will be trained to monitor common areas and outside use of utilities. All electrical and heating systems will be checked for efficiency prior to the warranty 7 Property Management Plan period expiration. As part of preventive maintenance, insulation will be checked annually along with windows and doors. 12. PLANS FOR TENANT-MANAGEMENT RELATIONS: A. Tenants will be oriented to all units, given personal inspections and handbooks. Office hours will be available for tenants to meet with the local management. All notices regarding tenant residency will be distributed and posted on the community bulletin board along with equal opportunity posters, and upcoming management sponsored events. Residents will be encouraged to form a council, if desired by the tenants, and to plan community events, get-togethers, parties and potluck dinners. Management will attend council meetings if asked, and will respond to all tenant issues arising at such meetings. B. Should tenants have any complaints or problems, these will be channeled through the local office with all attempts made to address the situation. In a serious dispute, the central office would intervene. 13. PLAN FOR CARRYING OUT MANAGEMENT TRAINING PROGRAM: A. All management staff will be trained in Section 8, RHTF, LIHTC and HOME requirements, and all company policy for employment with the Management Agent. Supervisors will check local management and maintenance performance. After orientation, staff is expected to understand and follow all State and Federal regulations. B. When a new staff member is employed, extensive in-house training will occur both on site as well as at the central office in all systems. Staff also attends SPECTRUM, INC. training to be updated on all regulations. If State requirement provides for continuing education, the Management Agent will certainly comply and send staff to appropriate training. 14. TERMINATION OF LEASES AND EVICTIONS: A. At the time of occupancy, all lease provisions will be clearly explained to tenants. The term of all leases is a minimum of 12 months. The tenant may give written 30 days notice in the first term with management approval for emergency, medical, job transfer or other extenuating circumstances including death and after the first term, may give 30 days written notice to vacate for any reason. Special focus is given to clauses leading up to evictions. Should an eviction be necessary, all data backing up this decision will have been documented in the tenant file. Management may terminate the lease for good cause which includes one or more substantial violations or repeated minor violations as well as for misrepresentations by the tenant in regard to rent, income, or eligibility. Substantial violations include non-payment of rent or security deposit or other financial obligations such as failure to pay utility bills or intentional damage. Repeated minor violations include breaking house rules, repeated late payment of rent or disruption of the quiet, peaceful enjoyment of other residents. The lease agreement clearly outlines all provisions and procedures for tenant giving notice to vacate or for management eviction of tenant. . Within the Management Agent's organization the property manager is responsible for determining and overseeing leasing and eviction policy. 8 Property Management Plan C. The Management Agent is knowledgeable of all legal requirements regarding notification by State laws and Section 8, HOME and LIHTC requirements in evictions. All requirements in regard to notification, warning, serving intent to terminate and eviction notices will be followed. The Management Agent also is aware of State law requirements. 15. INSURANCE: A. The Management Agent is knowledgeable of requirements regarding fidelity coverage. All rules will be met inclusive of the listing of Owner as co-obligee on the fidelity policy. The property manager is in charge of all insurance activity for the Management Agent. B. All insurance coverage will be handled through the central office. The Management Agent is knowledgeable of the requirements for insurance. 16. MANAGEMENT AGREEMENT: (in process) 17. MANAGEMENT COMPENSATION: A. The Management Agreement outlines the compensation on a monthly basis. 18. ON SITE MANAGEMENT A. Management Agreement policy in regard to project staffing is listed below: Resident Manager - supervised and assists in project operations and staff. Maintenance Worker - building and grounds maintenance work. Administrative Assistant - leasing, eviction, placements, waitlist, tenant relations responsibilities. Tenant Services Coordinator - assist residents. 9 m N CD Exhibit 29 Traffic Impact Analysis Report I P,91 WestSound Engineering, Inc. TRAFFIC IMPACT ANALYSIS REPORT HONUA'ULA HOUSING North Kona, Hawaii County, HI Tax Map Key: (3) 7-4-004:014 and (3) 7-4-004:092 Owner: Honua'ula LLC P.O. Box 72 Indianola, WA 98342 425-213-9344 0 LECENSS'OSEENAL ZPROF 8 - Itif WESTSOUND ENGINEERING, Inc. t t e . 217 SW WILKINS DRIVE All,k3.6 . PORT ORCHARD, WA 98366 Phone: (360) 876-3770 / Fax: (360) 876-0439 Project No: 2901 August 14, 2020 HONUA'ULA HOUSING modTRAFFICIMPACTANALYSIS TABLE OF CONTENTS 1. Introduction 3 2. Project Description 3 3. Existing Conditions 6 4. Forecast Traffic Demand and Analysis 11 5. Conclusions & Mitigation 20 Appendix 21 LIST OF TABLES 1. Existing Peak Hour Level of Service 11 2. Project Trip Generation 11 3. Forecast 2025 Peak Hour Level of Service 19 4. Forecast 2040 Peak Hour Project Trips and Intersection Volumes 19 LIST OF FIGURES 1. Vicinity Map & Roadway System 4 2. Site Plan 5 3. Existing AM Peak Hour Volumes 8 4. Existing PM Peak Hour Volumes 9 5. AM Peak Hour Trip Distribution & Assignment 13 6. PM Peak Hour Trip Distribution & Assignment 14 7. Forecast 2025 AM Peak Hour Volumes 15 8. Forecast 2025 PM Peak Hour Volumes 16 9. Forecast 2025 AM Peak Hour Volumes with Project 17 10. Forecast 2025 PM Peak Hour Volumes with Project 18 41110 2 HONUA'ULA HOUSING TRAFFIC IMPACT ANALYSIS 1. INTRODUCTION The main goals of this study focus on the assessment of existing roadway conditions and forecasts of newly generated project traffic. The first task includes the review of general roadway information on the adjacent streets serving the subject site and gathering existing vehicular volumes within a defined study area. Forecasts of future traffic and dispersion patterns on the street system are then determined using established trip generation and distribution techniques. As a final step, appropriate conclusions and mitigation measures are defined, if needed. 2. PROJECT DESCRIPTION Honua'ula Housing is a planned residential development consisting of 100 new affordable housing units in Hawaii County. The subject property is situated on an undeveloped, cumulative 5.79-acres within tax parcel #'s: 374,004,092; ,014. The subject site is rilliv bordered to the west by Kealaka'a Street and situated just north of Uluaoa Street. Access to the site is proposed via one new roadway extending east from Kealaka'a Street. Surrounding development is primarily residential and undeveloped, with commercialism to the south and west. Figure 1 on the following page shows the aerial vicinity of the project. A conceptual site plan illustrating the proposed site layout and accesses is presented in Figure 2. 4 4 e' 4,1 it 40 lt.v,„11.,t : .. * : * . -Jr lit e g .y s,y 'a a 4 t 41i0 N HAO KUNIa. ST s 1111 sy., 0 Op,St J`JP N 0 HONUA'ULA HOUSING VICINITY MAP&ROADWAY SYSTEMFIGURE1 1111100/ 4 J l . • \ I I \ '' \ 1\r"---"- -- -"'• 1".7'"7...........7 7 ......7.7.... ........_. .7..7_1. 7 7 2472'7'"17=77 7 7 li - . 1 h--- i 1 ,c-i•A E. ..J-... A Hi IFILI 9:. I ! •1••••j, )110, tt,.. \\ 946:1„.... ! •!--- tI/2.-.7._ v..... 1 I. e.'•-•••. t • , i r.:,,'' '' '' ik t 1 .,,, \ \ t. A- . Eli i - ..,-1.-1 ... . .. . rt . i A . .: ,i _ tujj II _ i_ k---. • HONUA'ULA HOUSING SITE PLANFIGURE2 5 3. EXISTING CONDITIONS 3.1 Existing Street System Adjacent streets to the site are listed and described below. Kealaka'a Street: is a northwest-southeast, 2-lane County-designated minor collector bordering the subject property to the west. Travel lanes are approximately 17 feet in width, with on-street parking provided along the majority of both sides of the roadway. Additional turn-lanes and marked crosswalks provided at the roadway's intersection with Palani Road. East of Palani Road, the roadway is classified as Palihiolo Street. Shoulders are primarily composed of curb, gutter and sidewalk. The posted speed limit is 25 mph. Pa/ani Road: is a north-south, 2-to 3-lane County-designated major collector located east of the subject site. Travel lanes are approximately 10 feet in width with turn-lanes and crosswalks provided at major intersections. Curb, gutter and sidewalk are provided adjacent major intersections. Elsewhere, shoulders are primarily composed of paved segments varying in width. The posted speed limit is 25-35 mph. U/uaoa Street: is an east-west, 2-lane local roadway in the project vicinity and located just south of the subject site. Travel lanes are approximately 15 feet in width, with on-street parking provided along both sides of the roadway. Speed humps are provided along the length of the roadway. Shoulders are composed of curb, gutter and sidewalk. The posted speed limit is 25 mph. Manawa/ea Street: is a southwest-northeast, 2-lane local roadway in the project vicinity and located just west of the site. Travel lanes are approximately 10-11 feet in width. Marked crosswalks are provided at major intersections along the roadway. Shoulders are composed of 4.5-foot wide paved bicycle lanes followed by curb, gutter and sidewalk. The posted speed limit is 20-25 mph. 3.2 Non-Motorist Traffic Marked crosswalks are provided adjacent the subject site at major intersections along Kealaka'a Street. Additionally, continuous sidewalks are provided from the subject site to several schools in the project vicinity including: Makua Lani Christian Academy, Hawaii Montessori School Kona and Kealakehe Intermediate/Elementary Schools. School-aged children would have safe walking routes to school given the provided sidewalks, crosswalks and signage alerting oncoming drivers to reduce speed available along Kealaka'a Street and Palani Road in the vicinity. 6 3.3 Transit Service A review of Hawaii County Mass Transit Agency Bus Schedules & Maps indicates that 4 Routes serve west Hawaii: Pahala-Kailua-Kona-South Kohala Resorts, Intra-Kona, North Kohala-South Kohala and North Kohala-Waimea- Kailua-Kona. A map outlining the various available routes and connections on the island is provided to the right. As shown in the map, Palani Road is served via the Kona-Hilo (Route 1) and Intra Kona (Route 201) lines. Flag stops are available along the roadway. The Kona-Hilo route provides service Monday through Saturday from 6:15 AM to 7:00 PM. The Intra-Kona route provides service Monday through Friday from 6:30 AM to 8:25 and on Saturday from 6:30 AM to 6:55 PM. Full bus schedules for these routes, including the extended Kona bus schedule, can be found on the aHowl M.:n . ................ l Hele-On Bus— Hawaii Mass Transit Agency website. 3.4 Existing Peak Hour Volumes and Travel Patterns Field data for this study was collected in August of 2020 at the study intersections of: Manawalea Street & Kealaka'a Street Uluaoa Street & Palani Road Kealaka'a Street & Palani Road Turning movement and through-volume counts were performed between the timeframes of 6:00 AM —9:00 AM and 3:00 PM - 6:00 PM to capture and identify peak roadway conditions. The one hour exhibiting highest overall vehicular activity (peak hour) is then used for capacity and delay analysis. It should be noted that several schools are located in the vicinity of the subject site, including one school (Makua Lani Christian Academy) located at the southern end of Kealaka'a Street that would generate traffic across the project frontage. Counts were performed in the summer while school was out of session. However, it should be noted that summer months typically experience higher overall volumes. To account for school being out of session and given the current environment and impacts from COVID-19 as it relates to traffic operations, existing peak hour volumes were grossed up by 5% to assume baseline 2020 conditions. AM and PM peak hour volumes at the study intersections are illustrated in Figures 3 and 4 on the following pages. Full-count sheets are provided in the appendix. 3 N CP NP.O 0141 ST 0 MANAWALEA STKEALAKAAST e o A 4i 6 1 O 14._A-\ 131 2 PN' P P yG NS 4, 71 N O PALANI RDULAOAST G.7o s? A 10.1 s31 1 1411110 4 ® 13zr9 .,..) 0 PALANI RDKEALAKAAST 117 567 i 1 tol0x4yQ85 e 132 O v—11 u 24 3Tor119237 HONUA'ULA HOUSING EXISTING AM PEAK HOUR VOLUMESFIGURE3 lid 8 N A N, HAO KUN1 ST 0 MANAWALEA STKEALAKAAST 1 ,1ir03 O J‘. JPOPstiii y151 34Q 5 O 126 2 PP 7 O2 PALANI RD 00°1C ULUAOA ST 3 LPA r8,....0.1 71 1111111,29® 38 '04 PALANI RD KEALAKAA ST 635g j5~0 i y a 17 ® ~5 0 I 23 3 624 21 HONUA'ULA HOUSING EXISTING PM PEAK HOUR VOLUMESFIGURE4 9 3.5 Roadway Improvements A review of the current 2019-2022 Hawaii Statewide Transportation Improvement Program Transportation Improvement Program (Effective June 29th, 2020) indicates that no improvement projects are currently planned in the vicinity of the site. 3.6 Sight Distance at Access Driveways Access to the subject site is proposed via one new entrance extending east from Kealaka'a Street as shown in the site plan (Figure 2). Any new driveway shall be designed so as to allow sufficient sight lines in accordance with American Association ofState Highway and Transportation Officials(AASHTO) standards for turning movements. Based on a 25-mph speed limit, requirements of 280 and 240 feet of unobstructed view is needed for left-and right-turns, respectively to safely enter the roadway. Despite slight horizontal curvature to the southeast, no sight deficiencies are identified based on a preliminary view of the proposed access location. 3.7 Existing Level of Service Peak hour delays were determined through methodologies prescribed in the Highway Capacity Manual6th Edition. Capacity analysis is used to determine level of service (LOS) which is an established measure of congestion for transportation facilities. The range' for intersection level of service is LOS A to LOS F with the former indicating the best operating conditions with low control delays and the latter indicating the saturated conditions with heavy control delays. Detailed descriptions of intersection LOS are given in the 2016 Highway Capacity Manual. Level of service calculations were made through the use of the Synchro 10 analysis program. Signalized controlled intersection LOS is determined by the overall average delay. For unsignalized, side-street stop-controlled intersections, LOS is determined by the movement with the highest delay. Table 1 on the following page summarizes existing LOS delays for the key study intersections. 1 Signalized Intersections-Level ofService Stop Controlled Intersections—Level of Service Control Delay per Control Delay per Level of Service Vehicle(secs Level of Service Vehicle(sec) A 510 A 510 B 10and 520 B 10and 515 C 20 and 535 C 15 and 525 D 35 and 555 D 25 and 535 E 55 and 580 E 35 and 550 F 80 F 50 Highway Capacity Manual,6th Edition 10 Table 1: Existing Peak Hour Level of Service Delays given in seconds per vehicle Intersection Contra Peak Critical LOS DelayHourMovement Manawalea Street& AM EB A 8.6 Kealaka'a Street Stop PM EB A 9.2 Uluaoa Street& Sto AM EB C 16.9 Palani Road p PM EB D 28.0 Kealaka'a Street& AM B 12.7 Signal Overall Palani Road PM B 11.2 The County has adopted a Level of Service Standard2 of LOS D for all intersections. As shown in Table 1, all intersections of study operate in the LOS D or better range during both AM and PM peak hour conditions. 4. FORECAST TRAFFIC DEMAND AND ANALYSIS 4.1 Project Trip Generation Trip generation is defined as the number of vehicle movements that enter or exit the respective project site during a designated time period such as the PM peak hour or an entire day. The magnitude of the anticipated vehicle trip generation for the proposed project was derived from the Institute of Transportation Engineers (ITE) publication, Trip Generation, 10th Edition. While the proposed development is classified as affordable housing, very little data is available for this land use in the ITE Manual. Therefore, the designated land use is defined as Multi-Family Low-Rise (LUC 220). This presents a conservative analysis as the proposed development would likely realize less trips than a typical low-rise apartment development. Dwelling units was used as the input variable and average rates were used to determine trip ends. Table 2 below summarizes anticipated vehicular movements for the average weekday daily trips (AWDT), AM peak hour and PM peak hour. Table 2: Project Trip Generation Dwelling AM Peak-Hour Trips PM Peak-Hour Trips Land Use AWDT Units In Out Total In Out Total Multi-Family 100 732 11 35 46 35 21 56 2 Couth Kohala CDP,Appendix E-2(November,2008) 11 Based on the data presented in Table 2, the project can be expected to generate 732 average daily trips with 46 (11 inbound/ 35 outbound)trips occurring in AM peak hour and 56 (35 inbound/21 outbound)trips in the PM peak hour. 4.2 Distribution &Assignment Trip distribution can be described as the travel routes to/from the subject site relative to the adjacent street system. The AM and PM peak hour trips generated by the project are expected to follow the general patterns and assignments as shown in Figures 5 and 6. Travel routes include destination and origin assumptions based on location of nearby arterials for commuter-based and recreational-based trips. 4.3 Future Peak Hour Volumes A 5-year horizon of 2025 was used for future traffic delay analysis. Forecast 2025 background traffic volumes were derived by applying a 2.0 percent compound annual growth rate to the baseline AM and PM peak hour volumes shown in Figures 3 and 4. Other miscellaneous growth or planned projects not directly impacting the site vicinity is accounted for in the overall growth rate. Forecast 2025 AM and PM peak hour volumes without project are shown in Figures 7 and 8 while Figures 9 and 10 illustrate forecastIII 2025 AM and PM peak hour volumes with project. Additionally, Figures depicting forecast 2040 AM and PM peak hour volumes have been provided for the County's long-term planning and are attached in the appendix. 0 12 DA PROJECT ACCESS IllillW KEALAKAA ST 0.--0 N I ® 35 cn 110 HAp KUNG ST 30% Q MANAWALEA STKEALAKAAST ct- Ir# 9 2 1OiQ si EMI 0 oP5' TIlip, olliAr\ \a ocyi ® y P Ne S( O PALANI RD z,,D ULUAOA ST tP I 0 0 ® 0 7 PALANI RD KEALAKAA ST fIt0 0 5~NEW AM PEAK HOUR TRIPS 0— INBOUND: 11 VPH O0-1„,i OUTBOUND: 35 VPH a 16 ® 11— Oo 5 t 0 45% HONUA'ULA HOUSING AM PEAK HOUR TRIP DISTRIBUTION&ASSIGNMENTFIGURE5 13 QA PROJECT ACCESS KEALAKAA ST lid0ro ` I V 1`---- 0 N z1 1\ 0 35 HAO OW ST 30% 1O MANAWALEA STKEALAKAAST cott 5 1 10i s S MI 0 \ 1111‘1 0 'A\ \ 029 2 PPSTQ2 PALANI RD ULUAOA ST 10 0 6 iigi or 0 PALANI RD KEALAKAA ST 000 NEW PM PEAK HOUR TRIPS I 0 INBOUND: 35 VPH Oy 0 OUTBOUND: 21 VPH 1iii *® -0 1 0 0 6 0 45% HONUA'ULA HOUSING PM PEAK HOUR TRIP DISTRIBUTION&ASSIGNMENTFIGURE6 1111110 14 141.0. N cn lig)0141 ST 0 MANAWALEA STKEALAKAAST 9 O IPit NA: 6- 4 1 Al Q 1 O J`\) OP9 t ® \1 61p6 N O PP SE45- C ty PALANI RD ULUAOA ST to 68 s8 3o ISIPPy Nit. 7q ?r 3 ) O3 PALANI RD KEALAKAA ST 19 626 7 5o 7-0j lba1 g Sy6 i 14 ® X12 3 I131262 ( 27 HONUA'ULA HOUSING FORECAST 2025 AM PEAK HOUR BACKGROUND VOLUMESFIGURE7 15 At NO N cn HAD KUN'ST 0 MANAWALEA STKEALAKAAST 2$ O SRIs 1A 1 13 Qr O J.JP° PSS I (t611A\ 10 5 O139 2 P PSP, yG S-C 1O2 PALANI RD C,o t ULUAOA ST 7 0Lo3) 3? ® 4? s?3 _....2 09 PALANI RD KEALAKAA ST 73 8 5 430 i 8y 9 a 191 ® ,6 3 gill17p 689 [2::::226 HONUA'ULA HOUSING FORECAST 2025 PM PEAK HOUR BACKGROUND VOLUMESFIGURE8 lid 16 OA PROJECT ACCESS 11111.0 KEALAKAA ST 09 ~k-0 N 35 cn111 HAO KUNG SI 0 MANAWALEA ST KEALAKAA ST 32 3-VA Q 9t R ® OJ`vPOP 12 A 5 1p6 O 0- Nts NY P 5 7 O2 PALANI RD 0 Ds f-0sf- NE Ivo ULUAOA ST C. Sej 4p.~ Illow 74"®* 14 11 3 0 PALANI RDKEALAKAAST 1f9 626 7 k 7-4* iL Iii0 Sy 1.1 6 a 162 1227 3 36 262 6 HONUA'ULA HOUSING FORECAST 2025 AM PEAK HOUR VOLUMES WITH PROJECTFIGURE9 17 AO PROJECT ACCESS KEALAKAA ST led a 02 -0 N z1 cn HAO KUNI Sr 0 MANAWALEA STKEALAKAAST 4 30 A,' 19 Io 12 0 clr y 1gi 36 9 O 139I 51 7 O2 PALANI RD os, C U- 0 -:fivii LUAOA ST Nulild GvA O3N\j 3?,... ® 42 2623 PALANI RD KEALAKAA ST 396 8 05: 43 1 2018 69 i 260386689 223 HONUA'ULA HOUSING FORECAST 2025 PM PEAK HOUR VOLUMES WITH PROJECTFIGURE10 111111110 18 k.4.4 Future Level of Service 411, Level of service analyses were made of the future peak hour volumes without background) and with project related trips added to the key roadways and intersections. This analysis once again involved the use of the Synchro 10 analysis program. Delays for the intersections of study under future 2025 conditions are shown below in Table 3. Table 3: Forecast 2025 Peak Hour Level of Service Delays given in seconds per vehicle Background With Project Peak Critical Intersection Control Hour Movement LOS Delay LOS Delay Project Access & Sto AM WB A 8.8 Kealaka'a Street P PM WB A 8.9 Manawalea Street& AM EB A 8.7 A 9.0 Kealaka'a Street Stop PM EB A 9.3 A 9.7 Uluaoa Street & AM EB C 19.0 C 20.4 Palani Road Stop PM EB D 30.7 D 33.3 Kealaka'a Street& AM B 13.1 B 13.8SignalOverall Palani Road PM B 12.3 B 12.5 lillipi As shown in Table 3, all intersections of study as well as the proposed project access continue to operate in the LOS D or better range. All intersections are shown to meet the County's LOS Standards. Table 4 below illustrates the project traffic for 2040 assuming the 2 percent growth rate per year. LOS calculations for 2040, given the speculation in traffic growth, were not performed. Table 4: Forecast 2040 Peak Hour Project Trips and Intersection Volumes Project Intersection Intersection Peak Hour TrisP Project Access & AM 46 67 68.66 Kealaka'a Street PM 56 113 49.56 Manawalea Street& AM 46 361 12.74 Kealaka'a Street PM 56 525 10.67 Uluaoa Street& AM 13 1327 0.98 Palani Road PM 16 1641 0.98 Kealaka'a Street& AM 21 1707 1.23 Palani Road PM 26 2137 1.22 19 As shown in Table 4 on the previous page, the low percentages at the Uluaoa Street & Palani Road and Kealaka'a Street & Palani Road intersections are indicative of the nominal increase in traffic expected at the affected intersections. 5. CONCLUSIONS AND MITIGATION MEASURES Honua'ula Housing proposes for the construction of a new residential development consisting of 100 affordable housing units in Hawaii County. The subject site is located on a cumulative 5.79-acres within tax parcel #'s: 374,004,092; ,014. Primary access to the site is proposed via one new roadway extending east from Kealaka'a Street. A conceptual site design is presented in Figure 2. Existing delays at the three study intersections are summarized in Table 1. All intersections are shown to operate with acceptable LOS D or better conditions. Sight distance appears to be available and once final design of the site is established, County sight distance requirements should be met and field verified. According to ITE data, approximately 46 AM peak hour trips (11 inbound / 35 outbound) and 56 PM peak hour trips (35 inbound /21 outbound) can be expected on a typical weekday. Future delay conditions in the area are outlined in Table 3 with all LOS analyses performed at full buildout. Forecast 2025 peak hour delays are shown to meet County standards for the project access and all study intersections. The percentage of project traffic for the 2040 year is presented in Table 4. LOS calculations were not performed given the speculative nature of traffic growth at 20 years in the future. Based on the above, no specific mitigation is identified for the project at this time 20 HONUA'ULA HOUSING TRAFFIC IMPACT ANALYSIS APPENDIX 21 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480a IS Site Code : 00004480 Start Date : 8/12/2020 Page No : 1 Groups Printed-Class 1 Kealaka'a St Kealaka'a St Manawalea Southbound Northbound Eastbound Start Time Right I Thru l App.Total Thru I Left i App.Total Right I Left I App.Total Int Total 06.00 AM 1 0 1 1 18 19 7 0 7 27 06.15 AM 2 0 2 0 21 21 7 0 7 30 06.30 AM 1 0 1 2 22 24 6 1 7 32 06:45 AM 1 0 1 3 33 36 14 0 14 51 Total 5 0 5 6 94 100 34 1 35 140 0700 AM 1 1 2 0 22 22 13 1 14 38 07 15 AM 0 2 2 1 31 32 22 0 22 56 07 30 AM 1 2 3 1 39 40 13 0 13 56 07.45 AM 1 0 1 2 23 25 12 2 14 40 Total 3 5 8 4 115 119 60 3 63 190 08:00 AM 3 0 3 0 21 21 14 0 14 38 08:15 AM 0 1 1 0 18 18 20 0 20 39 08:30 AM 1 2 3 1 25 26 15 1 16 45 08:45 AM 0 1 1 7 19 26 16 0 16 43 Total 4 4 8 8 83 91 65 1 66 165 Grand Total 12 9 21 18 292 310 159 5 164 495 Apprch% 57 1 42 9 5 8 94 2 97 3 Total% 2.4 1 8 4.2 3.6 59 62.6 32.1 1 33 1 Kealaka'a Si Out In Total I 231 I 211 I 441 11 1 I 121 91 Right Mr 5v I North pp — jiCt0J 4 8/12/2020 06 00 AM h i 8/12/2020 08 45 AM g — Class 1 O 4-1 I 4LeftThru 1 2921 181 1I 1116811101 1 4181 Out In Total Kealaka'a St Heath & Associates 2214 Tacoma Rd E ihir, Puyallup, WA, 98371 File Name : 4480a Site Code : 00004480 Start Date : 8/12/2020 Page No : 2 Kealaka'a St Kealaka'a St Manawalea Southbound Northbound Eastbound Start Time Right I Thru I App.Total Thru I Left i App Total Right I Left I App Total Int.Total Peak Hour Analysis From 06:00 AM to 08.45 AM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 06.45 AM 06'45 AM 1 0 1 3 33 36 14 0 14 51 07:00 AM 1 1 2 0 22 22 13 1 14 38 07:15 AM 0 2 2 1 31 32 22 0 22 56 07:30 AM 1 2 3 1 39 40 13 0 13 56 Total Volume 3 5 8 5 125 130 62 1 63 201 App Total 37.5 62.5 3 8 96 2 98.4 1.6 PI-IF 750 625 667 417 801 813 705 250 716 897 Kealaka'a St Out In Total 1 61 1 81 1 141 1I 1 1 31 51 Riitht Th1ru 4110 Peak Hour Data 13 cr) r North d —JJ l0 Cg— — 7; Peak Hour Begins at 06:45 AM c _ cqs--t i Class 1 0 4-1 I Left Thru I 1251 51 1 II 1 671 1 1301 I 1971 Out In Total Kealaka'a St Li 23 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480b Site Code : 00004480 Start Date : 8/11/2020 Page No : 1 Groups Printed-Class 1 Kealaka'a St Kealaka'a St Manawalea Southbound Northbound Eastbound Start Time Right I Thru I App.Total Thru I Left I App Total Right I Left I App.Total Int.Total 03 00 PM 2 2 4 1 25 26 20 4 24 54 03.15 PM 1 0 1 2 23 25 32 1 33 59 03.30 PM 1 1 2 2 30 32 29 0 29 63 03-45 PM 5 2 7 2 37 39 41 1 42 88 Total 9 5 14- 7 115 122 122 6 128 264 04 00 PM 2 3 5 2 27 29 40 0 40 74 04.15 PM 4 5 9 4 23 27 26 2 28 64 04.30 PM 1 2 3 1 33 34 37 0 37 74 04-45 PM 0 2 2 0 32 32 31 2 33 67 Total 7 12 19 7 115 122 134 4 138 279 05.00 PM 1 0 1 3 26 29 33 0 33 63 05.15 PM 0 1 1 2 28 30 47 0 47 78 05:30 PM 0 1 1 10 21 31 36 1 37 69 05:45 PM 0 0 0 6 15 21 32 1 33 54 Total 1 2 3 21 90 111 148 2 150' 264 Grand Total 17 19 36 35 320 355 404 12 416 807 Apprch% 47.2 52.8 9.9 90.1 97.1 2 9 Total% 2.1 2.4 4 5 4.3 39 7 44 50.1 1 5 51 5 Kealaka'a St Total lo In 1 I 361a71I1171 191 Rig1ht Thru 5, T5, 1 North C 8/11/2020 0300 PM P i 8/11/202005.45 PM P Class 1 1 4LeftThru WOl© 1 4231 MA I 7781 Out In Total Kealaka'a St Heath & Associates 2214 Tacoma Rd E 4111111- Puyallup, WA, 98371 File Name : 4480b Site Code : 00004480 Start Date : 8/11/2020 Page No : 2 Kealaka'a St Kealaka'a St Manawalea Southbound Northbound Eastbound Start Time Right I Thru I App Total Thru I Left f App.Total Right I Left I App.Total Int.Total Peak Hour Analysis From 03:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 03:45 PM 03.45 PM 5 2 7 2 37 39 41 1 42 88 04 00 PM 2 3 5 2 27 29 40 0 40 74 04 15 PM 4 5 9 4 23 27 26 2 28 64 04 30 PM 1 2 3 1 33 34 37 0 37 74 Total Volume 12 12 24 9 120 129 144 3 147 300 k App Total 50 50 7 93 98 2 PHF 600 600 667 563 811 827- 878 375 875 852 Kealaka'a St- Out In Total I 721 1 241 I 361 I 1 1 I 121 121 Right Thru 4–' 1 Peak Hour Data ONlb. - rn North 2 — -I ZC. J Peak Hour Begins at 03.45 PM 2 ira--2 N i Class 1 Sc.,O– 1 T Left Thru 1 1201 91 1 11 1 1561 1 1291 1 2851 Out In Total Kealaka'a St Abk- 25 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480c Site Code : 00004480 Start Date : 8/12/2020 Page No : 1 Groups Printed-Class 1 Palani Rd Palani Rd Uluaoa St Southbound Northbound Eastbound Start Time` Right I Thru I App Total, Thru I Left I App.Total Right I Left] App.Total Int.Total I 06:00 AM 7 53 60 26 4 30 3 1 4 94 0615 AM 3 66 69 40 1 41 5 5 10 120 0630 AM 3 78 81 27 3 30 3 4 7 118 0645 AM_15 119 134 65 3 68 6 17 23 225 Tota28 316 344 158 11 169 17 27 44 557 07 00 AM 6 89 95 37 5 42 4 6 10 147 07.15 AM 22 114 136 46 1 47 6 7 13 196 07:30 AM 14 158 172 50 5 55 9 2 11 238 0745 AM 10 118 128 55 3 58 3 8 11 197 Total 52 479 531 188 14 202 22 23 45 778 08 00 AM 13 116 129 67 3 70 5 9 14 213 08 15 AM 16 100 116 46 5 51 7 5 12 179 08 30 AM 12 102 114 61 5 66 3 6 9 189 08 45 AM 10 117 127 65 2 67 5 9 14 208 Total 51 435 486 239 15 254 20 29 49 789 Grand Total 131 1230 1361 585 40 625 59 79 138 2124 Apprch% 9.6 90 4 93.6 6.4 42.8 57 2 Total% 6 2 57 9 64.1 27.5 1.9 29.4 2.8 3.7 6.5 Palani Rd Out In Total all 1 13611 1 20251 I1 I 1311 12301 4 ' Rightal nToIIT5elI a, ,North cii c.7) n 0 C„ - Ja_ 8/12/2020 06 00 AM i 8/12/2020 08 45 AM5 — 5 — OClass 1 41 T Left Thru 2-151 IKEA 1 19141OutInTotal Palani Rd Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480c Site Code : 00004480 Start Date : 8/12/2020 Page No : 2 Palani Rd Palani Rd Uluaoa St Southbound Northbound Eastbound Start Time Right I Thru I App.Total Thru I Left I App.Total Right l Left l App.Total Int.Total Peak Hour Analysis From 06.00 AM to 08:45 AM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:15 AM 07 15 AM 22 114 136 46 1 47 6 7 13 196 0730 AM 14 158 172 50 5 55 9 2 11 238 07:45 AM 10 118 128 55 3 58 3 8 11 197 08:00 AM 13 116 129 67 3 70 5 9 14 213 Total Volume 59 506 565 218 12 230 23 26 49 844 App Total 10 4 89 6 94.8 5.2 46 9 53.1 PHF 670 801 821 813 600 821 639 722 875 887 Palau!Rd Out In Total 1 2441 I 5651 1 8091 1 I 1 591 5o61 Right Thru 1-'I 1 4100 Peak Hour Data N CD North rnC ad. _N J-B– I Peak Hour Begins at 07 15AM N n Class 1 15n- —0 4-, T Left Thru 1 121 2181 1 11 1 529.1 I 2301 1 7591 Out In Total Palani Rd 27 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480d Site Code : 00004480 Start Date : 8/11/2020 Page No : 1 Groups Printed-Class 1 Palani Rd Palani Rd Uluaoa St Southbound Northbound Eastbound Start Time Right i Thru I App.Total Thru I Left I App.Total Right I Left I App.Total Int.Total 03:00 PM 8 82 90 108 5 113 12 16 28 231 03:15 PM 16 103 119 150 7 157 6 21 27 303 03:30 PM 19 65 84 105 8 113 5 8 13 210 03:45 PM 14 72 86 138 11 149 6 11 17 252 Total 57 322 379 501 31 532 29 56 85 996 04:00 PM 11 85 96 144 10 154 11 15 26 276 04:15 PM 13 82 95 124 6 130 7 20 27 252 04:30 PM 17 78 95 110 7 117 8 12 20 232 0445 PM 11 79 90 111 5 116 4 19 23 229 Total 52 324 376 489 28 517 30 66 96 989 05:00 PM 10 89 99 116 5 121 10 9 19 239 0515 PM 16 96 112 118 9 127 4 16 20 259 0530 PM 13 68 81 108 7 115 9 13 22 218 0545 PM 17 51 68 87 4 91 3 21 24 183 Total 56 304 360 429 25 454 26 59 85 899 Grand Total 165 950 1115 1419 84 1503 85 181 266 2884 Apprch% 14.8 85.2 94 4 5 6 32 68 Total% 5.7 32.9 387 492 29 521 29 63 9.2 Palen Rd 0 Out In Total 1 16001 I 111151 I 27151 I I I 1651 9501 Rig1ht Thru sin1 North J 4S I -- — 8/11/2020 03 00 PM aiOo 8/11/2020 0545 PM O — O N - Class 1 4, 1 I Left ThruMEMIIIIIIIIIIIIIIII- 110351 IES•+>7 1-23T81 Out In Total Palani Rd Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 irfl File Name : 4480d Site Code : 00004480 Start Date : 8/11/2020 Page No : 2 Palani Rd Palani Rd Uluaoa St Southbound Northbound Eastbound Start Time Right I Thru I App Total 1 Thru I Left I App.Total Right I Left l App.Total Int.Total Peak Hour Analysis From 03:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 03:15 PM 03:15 PM 16 103 119 150 7 157 6 21 27 303 03:30 PM 19 65 84 105 8 113 5 8 13 210 03:45 PM 14 72 86 138 11 149 6 11 17 252 04:00 PM 11 85 96 144 10 154 11 15 26 276 Total Volume 60 325 385 537 36 573 28 55 83 1041 App.Total 15 6 84 4 93.7 6.3 33.7 66.3 PHF 789 789 809 895 818 912 636 655 769 859 Palm Rd OutI5921 I 13851 In Total3851 I I I 1 601 3251 Rig1ht Thru Ili. Peak Hour Data T North ciiA C- - J o_ — — Peak Hour Begins at 03 15 PM 2 - co t m Class 1 5O1 —0 4-1 I Left Thru I 361 5371 I II 1 3531 1 573J 1. 9261 Out In Total Palani Rd L 29 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480e Site Code : 00004480 Start Date : 8/12/2020 Page No : 1 Groups Printed-Class 1 Palani Rd Palihiolo St Palani Rd Kealaka'a St Southbound Westbound Northbound Eastbound Start Time Right Thru Left App Total Right Thru Left App Total Right Thru Left App Total Right Thru Left App Total Int Total 06 00 AM 0 68 0 68 2 1 2 5 2 20 1 23 19 0 1 20 116 0615 AM 0 93 0 93 2 2 5 9 3 24 15 42 23 1 1 25 169 06:30 AM 1 80 0 81 2 0 3 5 0 45 5 50 28 2 0 30 166 06 45 AM 4 100 3 107 1 3 5 9 3 58 21 82 25 0 2 27 225 Total 5 341 3 349 7 6 15 28 8 147 42 197 95 3 4 102 676 07:00 AM 5 133 1 139 1 2 3 6 3 64 18 85 28 2 1 31 261 07:15 AM 5 136 2 143 2 3 8 13 1 43 29 73 28 2 3 33 262 07:30 AM 5 161 3 169 2 2 5 9 1 59 32 92 51 0 1 52 322 07:45 AM 1 110 0 111 0 3 7 10 0 60 34 94 19 0 1 20 235 Total 16 540 6 562 5 10 23 38 5 226 113 344 126 4 6 136 1080 08:00 AM 2 111 0 113 0 0 4 4 1 56 17 74 22 1 0 23 214 08 15 AM 2 125 5 132 1 1 1 3 4 76 23 103 22 1 2 25 263 08 30 AM 0 124 1 125 0 1 5 6 2 62 16 80 36 0 2 38 249 08:45 AM 0 69 0 69 0 1 3 4 2 50 11 63 9 0 1 10 146 Total 4 429 6 439 1 3 13 17 9 244 67 320 89 2 5 96 872 Grand Total 25 1310 15 1350 13 19 51 83 22 617 222 861 310 9 15 334 2628 Apprch% 1.9 97 1.1 15.7 22.9 61.4 2.6 71.7 25.8 92.8 2.7 4.5 Total% 1 49.8 06 51.4 05 0.7 19 32 08 235 84 328 11.8 0.3 0.6 127 Palani Rd Out In Total 1 6451 1 13501 1 19951 1 I 1 251 13101 151 Right Thru Left 1 14 mg75m r North m m mc 2—8/12!2020 06:00 AM 4 a m — 8/12/2020 08:45 AM 2 ro ^w o d o U)Y I- c . --1 Class 1 4T- _,3N 4, I r iiiilLeftThruRI.ht liCifil© I 16711 WM 125321 Out n Total Palani Rd Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 File Name : 4480e Site Code : 00004480 Start Date : 8/12/2020 Page No : 2 Palani Rd Palihiolo St Palani Rd Kealaka'a St Southbound Westbound Northbound Eastbound Start Time Right I Thru I Left J App Total Right I Thru I Left I App Total Right I Thru l Left I App Total Right I Thru l Left l App Total Int.Total Peak Hour Analysis From 06:00 AM to 08:45 AM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07 00 AM 07:00 AM 5 133 1 139 1 2 3 6 3 64 18 85 28 2 1 31 261 07:15 AM 5 136 2 143 2 3 8 13 1 43 29 73 28 2 3 33 262 07:30 AM 5 161 3 169 2 2 5 9 1 59 32 92 51 0 1 52 322 07.45 AM 1 110 0 111 0 3 7 10 0 60 34 94 19 0 1 20 235 Total Volume 16 540 6 562 5 10 23 38 5 226 113 344 126 4 6 136 1080 App.Total 2 8 96.1 1.1 13.2 26.3 60 5 1.5 65.7 32.8 92.6 2.9 4.4 PHF .800 839 .500 .831 .625 .833 719 .731 .417 .883 .831 .915 .618 500 .500 .654 .839 Palani Rd Out 1In 2371 1 5621 I Total991 1 1 1161 5401 1 61 Right Thru Left FT 1 4 Peak Hour Data SN _ Nth f, .. WR mia 2—• Peak Hour Begins at 0700 AM 2 0- — 5 a N z Class 1 5 rE—p— _ iLig Left Thru Right I 1131 2261 51 1 I 1 I 6891 1 3441 1 10331 Out In Total Palani Rd 31 Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 AFileName : 4480f Site Code : 00004480 Start Date : 8/11/2020 Page No : 1 Groups Printed-Class 1 Palani Rd Palihiolo St Palanl Rd Kealaka'a St Southbound Westbound Northbound Eastbound Start Time Right Thru Left App Total Right Thru Left App Total Right Thru Left App Total Right Thru Left App Total Int.Total 03:00 PM 3 65 3 71 0 1 4 5 3 123 41 167 45 2 14 61 304 03:15 PM 1 51 2 54 0 1 2 3 4 68 24 96 23 1 4 28 181 03:30 PM 1 68 1 70 0 0 2 2 2 144 41 187 59 1 8 68 327 03:45 PM 1 89 1 91 0 0 7 7 6 158 34 198 49 2 9 60 356 Total 6 273 7 286 0 2 15 17 15 493 140 648 176 6 35 217 1168 04:00 PM 2 85 3 90 4 3 4 11 4 128 33 165 29 1 11 41 307 04:15 PM 2 100 2 104 4 2 9 15 8 164 39 211 28 3 9 40 370 04 30 PM 1 80 3 84 4 3 8 15 6 115 34 155 25 4 2 31 285 0445 PM 0 88 2 90 6 1 5 12 5 157 39 201 22 5 3 30 333 Total 5 353 10 368 18 9 26 53 23 564 145 732 104 13 25 142 1295 05:00 PM 3 80 3 86 0 0 3 3 4 131 24 159 24 0 1 25 273 05 15 PM 3 82 6 91 4 3 3 10 1 127 42 170 33 6 1 40 311 05:30 PM 0 88 4 92 2 2 4 8 5 147 36 188 23 2 2 27 315 05 45 PM 2 79 6 87 3 3 6 12 6 152 30 188 38 3 2 43 330 Total 8 329 19 356 9 8 16 33 16 557 132 705 118 11 6 135 1229 Grand Total 19 955 36 1010 27 19 57 103 54 1614 417 2085 398 30 66 494 3692 Apprch% 1.9 94.6 3 6 26.2 18 4 55.3 2.6 77.4 20 80.6 6.1 13 4 Total% 0.5 25.9 1 27 4 0 7 0.5 1.5 2.8 1.5 43.7 11.3 56.5 10.8 0 8 1 8 13.4 Palarn Rd IIIII0OutInTotal 1 17071 1 10101 I 27171 1 1 1 191 9551 36) Right Thru Left gJth— — _, 7.2- — g—°B/111202003:00 PM 5.5 B/11/2020 05'45 PM 2 CO 8 o VI -1 • Class t 1—'4 -I V NNd N 4-1 T r' Left Thru RI.ht IMILIEUIMMI I 1410) Ly7A I 34951 Out n Total Palanl Rd Heath & Associates 2214 Tacoma Rd E Puyallup, WA, 98371 lbw File Name : 4480f Site Code : 00004480 Start Date : 8/11/2020 Page No : 2 Palani Rd Palihiolo St Palani Rd Kealaka'a St Southbound Westbound Northbound Eastbound Start Time Right I Thru I Left I App Total Right I Thru I Left l App Total Right I Thru I Left l App Total Right I Thru I Left I App Total Int.Total Peak Hour Analysis From 03:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 03 30 PM 03:30 PM 1 68 1 70 0 0 2 2 2 144 41 187 59 1 8 68 327 03.45 PM 1 89 1 91 0 0 7 7 6 158 34 198 49 2 9 60 356 04 00 PM 2 85 3 90 4 3 4 11 4 128 33 165 29 1 11 41 307 04:15 PM 2 100 2 104 4 2 9 15 8 164 39 211 28 3 9 40 370 Total Volume 6 342 7 355' 8 5 22 35 20 594 147 761 165 7 37 209 1360 App Total 1 7 96.3 2 22 9 14.3 62.9 2 6 78.1 19.3 78.9 3.3 17.7 PHF .750 .855 .583 .853 500 .417 .611 583 625 905 896 902 699 .583 841 768 .919 Palani Rd OutI6391 I 1otal35511nT9941 1 1 1 61 3421 71 Right Thru Left 4 1 L 01„, Peak Hour Data o8 n o H_ —5_1'North w 9. d IC `m— N. —+ Peak Hour Begins at 03.30 PM 4-2 —w S oNNO rot Class 1 1— OWN i I 14 Left Thru Right 1 147! 5941 201 1 I 5291 I 7611 I 12901 Out In Total Palani Rd 33 1/6/2018 https//itetripgen.org/PrintGraph.htm?code=220&ivlabel=UNITS220&timeperiod=AWDVTE&x=&edition=385&IocationCode=General Urban/Subur... Multifamily Housing (Low-Rise) 220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 29 Avg. Num. of Dwelling Units: 168 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 7.32 4.45- 10.97 1.31 Data Plot and Equation 5,000 X 4,000 a Xw3.000 aF- 2,000 XX X X X 1.000 X XX 00 100 200 300 400 500 600 X=Number of Dwelling Units X Study Site Fitted Curve Average Rate Fitted Curve Equation:T=7.56(X)-40.86 RV=0.96 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 34 https://itetripgen.org/PrintGraph.htm?code=220&ivlabel=UNITS220&timeperiod=AWDVTE&x=&edition=385&IocationCode=General%20Urban/Suburb... 1/1 1/6/2018 https://itetripgen.org/PrintGraph htm?code=220&ivlabel=UNITS220&timeperiod=TASIDE&x=&edition=385&IocationCode=General Urban/Suburb... Multifamily Housing (Low-Rise) 220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 42 Avg. Num. of Dwelling Units: 199 Directional Distribution: 23% entering, 77%exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.46 0.18-0.74 0.12 Data Plot and Equation 300 X X 41o wX X 200 XX H X X X X 100 X X X X X 1EX XX t,X 00 200 400 600 X=Number of Dwelling Units X Study Site Fitted Curve Average Rate Fitted Curve Equation:Ln(T)=0.95 Ln(X)-0.51 R2=0.90 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 35 https://itetripgen.org/PrintGraph.htm?code=220&ivlabel=UNITS2208.6meperiod=TASIDEU=&edition=385&locationCode=General%20Urban/Suburban... 1/1 1/6/2018 https://itetripgen org/PrintGraph.htm?code=220&ivlabel=UNITS220&timeperiod=TPSIDE&x=&edition=385&IocationCode=General Urban/Suburb... Multifamily Housing (Low-Rise) 220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 50 Avg. Num. of Dwelling Units: 187 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.56 0.18 - 1.25 0.16 Data Plot and Equation 500 400 X N Wdg 300 F— X , X 200 xXX'- X X goo X XX X z ' X 00 200 400 600 X=Number of Dwelling Units X Study Site Fitted Curve Average Rate Fitted Curve Equation: Ln(T)=0.89 Ln(X)-0.02 R2=0.86 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers 36 https://itetripgen.org/PrintGraph.htm?code=220&ivlabel=UNITS220&timeperiod=TPSIDE&x=&edition=385&IocationCode=General%20Urban/Suburbs... 1/1 N U) HAO KUNk ST 0 MANAWALEA ST KEALAKAA ST 15 OLZ-WA Q1- 7 C ------co 1 t R 9 8 C.7 O 1g5 p2 P'PP 5- I O2 PALANI RD EP N G U L9AOA ST Py X89 N 41 36 ® lg 3/4p O3 PALANI RD KEALAKAA ST 1-25 843 g 5o 1 00 8 a 1976 D '-1636 76 353 HONUA'ULA HOUSING FORECAST 2040 AM PEAK HOUR BACKGROUND VOLUMESFIGUREA 37 If ail, N HAO KUN'ST 0 MANAWALEA STKEALAKAAST 32, it Ir s• ai O03. 1poNs1 T 5 O111112 NYse' NS P Nit P St 7 Q2 PALANI RD 0, 0,,0 C ULUAOA ST K96:11vi /P WOO 6;18378 0 PALANI RD KEALAKAA ST 9 534 11 Sok 58-f0 It i 1j 12 a 257 8 1 X342299731 HONUA'ULA HOUSING FORECAST 2040 PM PEAK HOUR BACKGROUND VOLUMESFIGUREB IWO 38 QA PROJECT ACCESS li....., 4 KEALAKAA ST 01; 11\vit- N cn 11 3y 1101 HAO KUNG ST O MANAWALEA STKEALAKAAST iika O V.VP, OPS 1 may®A 0 9 O 1g6 PP 51 qty Q2 PALANI RD 0 EN TOC. ULUAOA ST 9? '8r...:1-fqj 0 9 1 pi 36 9r340 0 PALANI RDKEALAKAAST 25 843 0 r° 6y 8 a 21 1 16 O3 I181353 rty HONUA'ULA HOUSING FORECAST 2040 AM PEAK HOUR VOLUMES WITH PROJECTFIGUREC 39 OA PROJECT ACCESS KEALAKAA ST 0 03 0 N Z1 3519 NAO OW ST 0 MANAWALEA STKEALAKAAST 5 A,'O IP''IP' I Q 1A" 1 V‘'Jp.O Fksl R 2:1 10 5 O g 1 2 P'PP St 7 02 PALANI RD EE fro ULUAOA ST C.7 104 S07/ fri S6 83e 03 PALANI RD KEALAKAA ST 5341111 g 11y 12 a 267 ® 1.--8 3 24 34 5 927 3" HONUA'ULA HOUSING FORECAST 2040 PM PEAK HOUR VOLUMES WITH PROJECTFIGURED 1111110 40 HCM 6th Signalized Intersection Summary Existing AM Peak Hour 3: Palani Rd & Kealaka'a St/Palihiolo St 08/13/2020 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 jy 4a I 1 1 4' r Traffic Volume(veh/h) 6 4 132 24 11 5 119 237 5 6 567 17 Future Volume(veh/h) 6 4 132 24 11 5 119 237 5 6 567 17 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus.Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate,veh/h 7 5 157 29 13 6 142 282 6 7 675 0 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 Percent Heavy Veh,% 2 2 2 2 2 2 2 2 2 2 2 2 Cap,veh/h 236 130 222 232 89 26 438 958 20 667 817 Arrive On Green 0.14 0.14 0.14 0.14 0.14 0.14 0.10 0.52 0.52 0.01 0.44 0.00 Sat Flow.veh/h 703 927 1585 665 635 186 1781 1825 39 1781 1870 1585 Grp Volume(v).veh/h 12 0 157 48 0 0 142 0 288 7 675 0 Grp Sat Flow(s).veh/h/In 1630 0 1585 1486 0 0 1781 0 1863 1781 1870 1585 Q Serve(g_s).s 0.0 0.0 3.9 0.0 0.0 0.0 1.6 0.0 3.6 0.1 13.2 0.0 Cycle Q Clear(g_c).s 0.2 0.0 3.9 1.0 0.0 0.0 1.6 0.0 3.6 0.1 13.2 0.0 Prop In Lane 0.58 1.00 0.60 0.12 1.00 0.02 1.00 1.00 Lane Grp Cap(c).veh/h 366 0 222 347 0 0 438 0 978 667 817 V/C Ratio(X) 0.03 0.00 0.71 0.14 0.00 0.00 0.32 0.00 0.29 0.01 0.83 Avail Cap(c_a),veh/h 825 0 689 758 0 0 480 0 1057 866 1061 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d). s/veh 15.4 0.0 17.0 15.7 0.0 0 0 7.4 0.0 5.5 6.4 10.3 0.0 Incr Delay(d2),s/veh 0.0 0.0 4.1 0.2 0.0 0.0 0.4 0.0 0.2 0.0 4.3 0.0 Initial 0 Delay(d3).s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%).veh/ln 0.1 0.0 1.5 0.4 0.0 0.0 0.4 0.0 0.9 0.0 4.8 0.0 Unsig. Movement Delay. s/veh LnGrp Delay(d).s/veh 15.5 0.0 21.1 15.9 0.0 0.0 7.8 0.0 5.7 6.4 14.5 0.0 LnGrp LOS B A C B A A A A A A B Approach Vol,veh/h 169 48 430 682 A Approach Delay,s/veh 20.7 15.9 6.4 14.4 Approach LOS C B A B Timer-Assigned Phs 1 2 d 5 6 8 Phs Duration(G+Y+Rc),s 4.9 26.2 10.3 8.5 22.6 10.3 Change Period(Y+Rc).s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting(Gmax),s 5.0 23.5 18.0 5.0 23.5 18.0 Max Q Clear Time(g_c+11).s 2.1 5.6 5.9 3.6 15.2 3.0 Green Ext Time(p_c).s 0.0 1.5 0.4 0.0 2.9 0.1 Intersection Summary HCM 6th Ctrl Delay 12.7 HCM 6th LOS B Notes Unsignalized Delay for[SBR]is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report Page 1 41 HCM 6th TWSC Existing AM Peak Hour 1 : Kealaka'a St & Manawalea St 08/13/2020 Intersection. Int Delay. s/veh 7.4 Movement EBL EBR NBL NBT SBT SBR Lane Configurations iri1 4 1 Traffic Vol,veh/h 1 65 131 5 5 3 Future Vol,vehlh 1 65 131 5 5 3 Conflicting Peds.#Ihr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 1 72 146 6 6 3 Major/Minor Minor2 Majorl Major2`' Conflicting Flow All 306 8 9 0 - 0 Stage 1 8 - - - - - Stage 2 298 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 686 1074 1611 - - - Stage 1 1015 - - - - - Stage 2 753 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 624 1074 1611 - - - Mov Cap-2 Maneuver 624 - - - - - Stage 1 923 - - - - Stage 2 753 - - - - Approach EB NB SB 10. HCM Control Delay,s 8.6 7.2 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1611 - 1062 - - HCM Lane V/C Ratio 0.09 - 0.069 - - HCM Control Delay(s) 7.5 0 8.6 - - HCM Lane LOS A A A - - HCM 95th%tile Q(veh) 0.3 - 0.2 - - HCM 6th TWSC Synchro 10 Light Report ut Page 1 42 HCM 6th TWSC Existing AM Peak Hour 2: Palani Rd & Uluaoa St 08/13/2020 Intersection Int Delay.siveh 1.1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations V 4 T Traffic Vol,veh/h 27 24 13 229 531 62 Future Vol.veh/h 27 24 13 229 531 62 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade. % 0 - - 0 0 - Peak Hour Factor 89 89 89 89 89 89 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 30 27 15 257 597 70 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 919 632 667 0 - 0 Stage 1 632 - - - - - Stage 2 287 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 301 480 923 - - - Stage 1 530 - - - - - Stage 2 762 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 295 480 923 - - - Mov Cap-2 Maneuver 295 - - - - - Stage 1 520 - - - - - Stage 2 762 - - - - - Approach EB NB SB HCM Control Delay,s 16.9 0.5 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR 1:.., _., :. Capacity(veh/h)923 - 360 - - HCM Lane V/C Ratio 0.016 - 0.159 - - HCM Control Delay(s) 9 0 16.9 - - HCM Lane LOS A A C - - HCM 95th%tile Q(veh) 0 - 0.6 - - HCM 6th TWSC Synchro 10 Light Report Page 2 43 HCM 6th Signalized Intersection Summary Existing PM Peak Hour 3: Palani Rd & Kealaka'a St/Palihiolo St 08/13/2020 6 .'_" k- .,\t t `* 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 4+NI t t r Traffic Volume(veh/h) 39 7 173 23 5 8 154 624 21 7 359 6 Future Volume(veh/h) 39 7 173 23 5 8 154 624 21 7 359 6 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1 00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus,Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/In 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate.veh/h 42 8 188 25 5 9 167 678 23 8 390 0 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh. % 2 2 2 2 2 2 2 2 2 2 2 2 Cap,veh/h 368 56 270 272 62 55 588 855 29 320 710 Arrive On Green 0.17 0.17 0.17 0.17 0.17 0.17 0.11 0.48 0.48 0.01 0.38 0.00 Sat Flow,veh/h 1170 329 1585 712 366 323 1781 1798 61 1781 1870 1585 Grp Volume(v).veh/h 50 0 188 39 0 0 167 0 701 8 390 0 Grp Sat Flow(s),veh/h/In 1499 0 1585 1402 0 0 1781 0 1859 1781 1870 1585 Q Serve(g_s). s 0.2 0.0 4.4 0.0 0.0 0.0 2.0 0 0 12.5 0.1 6.4 0.0 Cycle Q Clear(g_c).s 1.0 0.0 4.4 0.7 0.0 0.0 2.0 0.0 12.5 0.1 6.4 0.0 Prop In Lane 0.84 1.00 0.64 0.23 1.00 0.03 1.00 1.00 Lane Grp Cap(c),veh/h 424 0 270 389 0 0 588 0 884 320 710 V/C Ratio(X) 0.12 0.00 0.70 0 10 0.00 0.00 0.28 0.00 0.79 0.03 0.55 Avail Cap(c_a),veh/h 847 0 730 773 0 0 697 0 1343 528 1275 HCM Platoon Ratio 1 00 1.00 1.00 1.00 1.00 1.00 1.00 1 00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d). s/veh 13.9 0.0 15.3 13.8 0.0 0.0 5.9 0.0 8.7 8.3 9.6 0.0 Incr Delay(d2),s/veh 0.1 0.0 3.2 0.1 0.0 0.0 0.3 0.0 1.9 0.0 0.7 0.0 Initial 0 Delay(d3).s/veh 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%).veh/In 0.3 0.0 1.5 0.3 0.0 0.0 0.5 0.0 3.7 0.0 2.0 0.0 Unsig. Movement Delay. s/veh LnGrp Delay(d),s/veh 14.0 0.0 18.6 13.9 0.0 0.0 6.2 0.0 10.6 8.3 10.2 0.0 LnGrp LOS B A B B A A A A B A B Approach Vol.veh/h 238 39 868 398 A Approach Delay.s/veh 17.6 13.9 9.7 10.2 Approach LOS B B A B Timer-Assigned Phs 1 2 4 5 6 8 Phs Duration(G+Y+Rc).s 4.9 23.2 11.2 8.7 19.4 11.2 Change Period (Y+Rc),s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting(Gmax),s 5.0 28.4 18.1 6.6 26.8 18.1 Max Q Clear Time(g_c+11),s 2.1 14.5 6.4 4.0 8.4 2.7 Green Ext Time(p_c),s 0.0 4.2 0.7 0.1 2.2 0.1 Intersection Summary HCM 6th Ctrl Delay 11.2 HCM 6th LOS B Notes Unsignalized Delay for ISBR}is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report 4Page1 44 HCM 6th TWSC Existing PM Peak Hour 1: Kealaka'a St & Manawalea St 08/13/2020 Intersection : Int Delay,s/veh 7.5 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 'f 4 't Traffic Vol,veh/h 3 151 126 9 13 13 Future Vol.veh/h 3 151 126 9 13 13 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade. % 0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 4 178 148 11 15 15 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 330 23 30 0 - 0 Stage 1 23 - - - - - Stage 2 307 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 665 1054 1583 - - - Stage 1 1000 - - - - - Stage 2 746 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 602 1054 1583 - - - Mov Cap-2 Maneuver 602 - - - - - Stage 1 906 - - - - - Stage 2 746 - - - - - Approach EB NB SB HCM Control Delay.s 9.2 7 0 HCM LOS A Minor Lane/Major Mvmt Capacity(veh/h) 1583 - 1039 - - HCM Lane V/C Ratio 0.094 - 0.174 - - HCM Control Delay(s) 7.5 0 9.2 - - HCM Lane LOS A A A - - HCM 95th%tile Q(veh) 0.3 - 0.6 - - HCM 6th TWSC Synchro 10 Light Report Page 1 45 HCM 6th TWSC Existing PM Peak Hour 2: Palani Rd & Uluaoa St 08/13/2020 Intersection Int Delay,s/veh 2.5 Movement EBL EBR NBL NBT SBT SBR Lane Configurations V 4 14 Traffic Vol,veh/h 58 29 38 564 341 63 Future Vol.veh/h 58 29 38 564 341 63 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 86 86 86 86 86 86 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 67 34 44 656 397 73 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1178 434 470 0 - C Stage 1 434 - - - - - Stage 2 744 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 211 622 1092 - - - Stage 1 653 - - - - - Stage 2 470 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 198 622 1092 - - - Mov Cap-2 Maneuver 198 - - - - - Stage 1 612 - - - - - Stage 2 470 - - - - - Approach EB NB SB HCtv1 Control Delay.s 28 0.5 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1092 - 256 - - HCM Lane V/C Ratio 0.04 - 0.395 - - HCM Control Delay(s) 8.4 0 28 - - HCM Lane LOS A A D - - HCM 95th%tile Q(veh) 0.1 - 1.8 - - HCM 6th TWSC Synchro 10 Light Report Page 2 46 HCM 6th Signalized Intersection Summary Forecast 2025 AM Peak Hour Without Project 3: Palani Rd & Kealaka'a St/Palihiolo St 08/14/2020 f - 1- ,- 4. .\t /* \' 4v 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 4 1 I + ff Traffic Volume(veh/h) 7 5 146 27 12 6 131 262 6 7 626 19 Future Volume(veh/h) 7 5 146 27 12 6 131 262 6 7 626 19 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus.Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate.veh/h 8 6 174 32 14 7 156 312 7 8 745 0 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 Percent Heavy Veh.% 2 2 2 2 2 2 2 2 2 2 2 2 Cap,veh/h 224 135 236 222 86 29 409 1022 23 667 899 Arrive On Green 0.15 0.15 0.15 0.15 0.15 0.15 0.09 0.56 0.56 0.01 0.48 0.00 Sat Flow,veh/h 716 908 1585 686 578 192 1781 1822 41 1781 1870 1585 Grp Volume(v),veh/h 14 0 174 53 0 0 156 0 319 8 745 0 Grp Sat Flow(s).veh/h/ln 1624 0 1585 1456 0 0 1781 0 1863 1781 1870 1585 Q Serve(g_s).s 0.0 0.0 5.1 0.0 0.0 0.0 1.9 0.0 4.4 0.1 16.6 0.0 Cycle Q Clear(g_c).s 0.3 0.0 5.1 1.2 0.0 0.0 1.9 0.0 4.4 0.1 16.6 0.0 Prop In Lane 0.57 1.00 0.60 0.13 1.00 0.02 1.00 1.00 Lane Grp Cap(c),veh/h 359 0 236 337 0 0 409 0 1045 667 899 V/C Ratio(X) 0.04 0.00 0.74 0.16 0.00 0.00 0.38 0.00 0.31 0.01 0.83 Avail Cap(c_a),veh/h 708 0 590 644 0 0 450 0 1291 832 1277 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1 00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d),s/veh 17.6 0.0 19.7 18.0 0 0 0.0 8.5 0.0 5 6 6.3 10.8 0.0 Incr Delay(d2),s/veh 0.0 0.0 4.4 0.2 0.0 0.0 0.6 0.0 0.2 0.0 3.2 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%),veh/In 0.1 0.0 2.0 0.5 0.0 0.0 0.5 0.0 1.2 0.0 5.9 0.0 Unsig. Movement Delay.s/veh LnGrp Delay(d),s/veh 17.7 0.0 24.1 18.2 0.0 0.0 9.1 0.0 5.8 6.3 14.0 0.0 LnGrp LOS B A C B A A A A A A B Approach Vol.veh/h 188 53 475 753 A Approach Delay.s/veh 23.6 18.2 6.9 14.0 Approach LOS C B A B Timer-Assigned Phs 1 2 4 5 6 8 Phs Duration(G+Y+Rc).s 5.0 31.6 11.7 8.9 27.7 11.7 Change Period(Y+Rc).s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting(Gmax),s 5.0 33.5 18.0 5.5 33.0 18.0 Max Q Clear Time(g_c+11).s 2.1 6.4 7.1 3.9 18.6 3.2 Green Ext Time(p_c).s 0.0 2.0 0.4 0.1 4.6 0.2 Intersection Summary ffn HCM 6th Ctrl Delay 13.1 HCM 6th LOS B Notes Unsignalized Delay for[SBR]is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report Page 1 02.- 47 HCM 6th TWSC Forecast 2025 AM Peak Hour Without Project 1: Kealaka'a St & Manawalea St 08/14/2020 Intersection Int Delay. s/veh 7.4 Movement EBL EBR NBL NBT SBT SBR Lane Configurations V 4 To Traffic Vol,veh/h 1 72 145 6 6 3 Future Vol.veh/h 1 72 145 6 6 3 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles.% 2 2 2 2 2 2 Mvmt Flow 1 80 161 7 7 3 Major/Minor Minor2 Major/Major2 Conflicting Flow All 338 9 10 0 - 0 Stage 1 9 - - - - - Stage 2 329 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 658 1073 1610 - - - Stage 1 1014 - - - - - Stage 2 729 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 592 1073 1610 - - - Mov Cap-2 Maneuver 592 - - - - - Stage 1 913 - - - - - Stage 2 729 - - - - - Approach EB NB SB HCM Control Delay.s 8.7 7.2 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1610 - 1061 - - HCM Lane V/C Ratio 0.1 - 0.076 - - HCM Control Delay(s) 7.5 0 8.7 - - HCM Lane LOS A A A - - HCM 95th%tile Q(veh) 0.3 - 0.2 - - HCM 6th TWSC Synchro 10 Light Report Page 1 48 HCM 6th TWSC Forecast 2025 AM Peak Hour Without Project 2: Palani Rd & Uluaoa St 08/14/2020 Intersection Int Delay. sfveh 1.2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 4 '4 Traffic Vol,veh/h 30 27 14 253 587 68 Future Vol.veh/h 30 27 14 253 587 68 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 89 89 89 89 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 34 30 16 284 660 76 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 1014 698 736 0 - 0 Stage 1 698 - - - - - Stage 2 316 - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - Critical Hdwy Stg 2 5.42 - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 264 440 870 - - - Stage 1 494 - - - - - Stage 2 739 - - Platoon blocked.% Mov Cap-1 Maneuver 258 440 870 - - - Mov Cap-2 Maneuver 258 - - - - - Stage 1 483 - - - Stage 2 739 - - - - - Approach EB NB SB HCM Control Delay.s 19 0.5 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SB Capacity(veh/h)870 - 321 - - HCM Lane V/C Ratio 0.018 - 0.2 - - HCM Control Delay(s) 9.2 0 19 - - HCM Lane LOS A A C - - HCM 95th%tile Q(veh) 0.1 - 0.7 - - HCM 6th TWSC Synchro 10 Light Report Page 2 49 HCM 6th Signalized Intersection Summary Forecast 2025 PM Peak Hour Without Project 3: Palani Rd & Kealaka'a St/Palihiolo St 08/14/2020 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 4,j,11 t r Traffic Volume(veh/h) 43 8 191 26 6 9 170 689 23 8 396 7 Future Volume(veh/h) 43 8 191 26 6 9 170 689 23 8 396 7 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus.Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/In 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate. veh/h 47 9 208 28 7 10 185 749 25 9 430 0 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh,% 2 2 2 2 2 2 2 2 2 2 2 2 Cap.veh/h 361 57 285 256 69 56 575 915 31 291 786 Arrive On Green 0.18 0.18 0.18 0.18 0.18 0.18 0.10 0.51 0.51 0.01 0.42 0.00 Sat Flow,veh/h 1186 315 1585 701 380 309 1781 1799 60 1781 1870 1585 Grp Volume(v).veh/h 56 0 208 45 0 0 185 0 774 9 430 0 Grp Sat Flow(s).veh/h/In 1501 0 1585 1390 0 0 1781 0 1860 1781 1870 1585 Q Serve(g_s).s 0.2 0.0 5.6 0 0 0.0 0.0 2.3 0.0 15.8 0.1 7.8 0.0 Cycle 0 Clear(g_c).s 1.2 0.0 5.6 0.9 0.0 0.0 2.3 0.0 15.8 0.1 7.8 0.0 Prop In Lane 0.84 1.00 0.62 0.22 1.00 0.03 1.00 1.00 Lane Grp Cap(c).veh/h 417 0 285 380 0 0 575 0 945 291 786 V/C Ratio(X) 0.13 0.00 0.73 0.12 0.00 0.00 0.32 0.00 0.82 0.03 0.55 Avail Cap(c_a),veh/h 740 0 637 673 0 0 744 0 1379 467 1229 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d).s/veh 15.6 0.0 17.4 15 5 0.0 0.0 6.2 0.0 9.3 8.9 9.8 0.0 Incr Delay(d2),s/veh 0.1 0.0 3.6 0.1 0.0 0.0 0.3 0.0 2.6 0.0 0.6 0.0 Initial Q Delay(d3).s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%).veh/In 0.4 0.0 2.0 0.4 0.0 0.0 0.6 0.0 5.0 0.0 2.6 0.0 Unsig Movement Delay, s/veh LnGrp Delay(d).slveh 15.8 0.0 21.0 15.7 0.0 0.0 6.5 0.0 11.9 8.9 10.4 0.0 LnGrp LOS B A C B A A A A B A B Approach Vol,veh/h 264 45 959 439 A Approach Delay,s/veh 19.9 15.7 10.9 10.4 Approach LOS B B B B Timer-Assigned Phs 1 2 4 5 6 8 Phs Duration(G+Y+Rc).s 5.0 27.4 12.6 9.0 23.4 12.6 Change Period(Y+Rc).s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting(Gmax),s 5.0 33.4 18.1 8.8 29.6 18.1 Max Q Clear Time(g_c+11).s 2.1 17.8 7.6 4.3 9.8 2.9 Green Ext Time(p_c),s 0.0 5.1 0.7 0.2 2.6 0.1 Intersection Summary HCM 6th Ctrl Delay 12.3 HCM 6th LOS B Notes Unsignalized Delay for[SBR]is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report Page 1 50 HCM 6th TWSC Forecast 2025 PM Peak Hour Without Project 1 : Kealaka'a St & Manawalea St 08/14/2020 Intersection Int Delay. s/veh 7.6 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 'y 4 4 Traffic Vol,vehlh 3 167 139 10 14 14 Future Vol.veh/h 3 167 139 10 14 14 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 4 196 164 12 16 16 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 364 24 32 0 - 0 Stage 1 24 - - - - - Stage 2 340 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 635 1052 1580 - - - Stage 1 999 - - - - - Stage 2 721 - - Platoon blocked, % Mov Cap-1 Maneuver 569 1052 1580 - - - Mov Cap-2 Maneuver 569 - - - - - Stage 1 895 Stage 2 721 - - - - - Approach EB NB SB HCM Control Delay.s 9.3 7 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 Capacity(veh/h) 1580 - 1036 - - HCM Lane V/C Ratio 0 103 - 0.193 - - HCM Control Delay(s) 7.5 0 9.3 - - HCM Lane LOS A A A - - HCM 95th%tile Q(veh) 0.3 - 0.7 - - HCM 6th TWSC Synchro 10 Light Report Page 1 51 HCM 6th TWSC Forecast 2025 PM Peak Hour Without Project 2: Palani Rd & Uluaoa St 08/14/2020 Intersection Int Delay. s/veh 2 7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 'f 4 I Traffic Vol,veh/h 64 32 42 623 377 70 Future Vol.veh/h 64 32 42 623 377 70 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade.% 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 70 35 46 677 410 76 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 1217 448 486 0 - 0 Stage 1 448 - - - - - Stage 2 769 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 200 611 1077 - - - Stage 1 644 - - - - - Stage 2 457 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 186 611 1077 - - - Mov Cap-2 Maneuver 186 - - - - - Stage 1 600 - - - - - Stage 2 457 - - - - - Approach EB NB SB HCM Control Delay.s 30.7 0.5 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1077 - 242 - - HCM Lane V/C Ratio 0.042 - 0.431 - - HCM Control Delay(s) 8.5 0 30.7 - - HCM Lane LOS A A D - - HCM 95th%tile Q(veh) 0.1 - 2 - - HCM 6th TWSC Synchro 10 Light Report Page 2 ----- 52 HCM 6th Signalized Intersection Summary Forecast 2025 AM Peak Hour With Project 3: Palani Rd & Kealaka'a St/Palihiolo St 08/14/2020 1'4 - - 4 C 4-- t` 441 t P 4/ Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 4 I 1 4' r Traffic Volume(veh/h) 7 5 162 27 12 6 136 262 6 7 626 19 Future Volume(veh/h) 7 5 162 27 12 6 136 262 6 7 626 19 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus.Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/In 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate.veh/h 8 6 193 32 14 7 162 312 7 8 745 0 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 0.84 Percent Heavy Veh. % 2 2 2 2 2 2 2 2 2 2 2 2 Cap.veh/h 232 143 256 228 90 31 399 1014 23 657 893 Arrive On Green 0.16 0.16 0.16 0 16 0.16 0.16 0.09 0.56 0.56 0.01 0.48 0.00 Sat Flow.veh/h 732 887 1585 691 555 190 1781 1822 41 1781 1870 1585 Grp Volume(v).veh/h 14 0 193 53 0 0 162 0 319 8 745 0 Grp Sat Flow(s).veh/h/In 1618 0 1585 1435 0 0 1781 0 1863 1781 1870 1585 o Serve(g_s).s 0.0 0.0 5.8 0.0 0.0 0.0 2.0 0.0 4.6 0.1 17.2 0.0 Cycle Q Clear(g_c).s 0.3 0.0 5.8 1.2 0.0 0.0 2.0 0.0 4.6 0.1 17.2 0.0 Prop In Lane 0 57 1.00 0.60 0 13 1.00 0.02 1.00 1.00 Lane Grp Cap(c),veh/h 375 0 256 348 0 0 399 0 1037 657 893 V/C Ratio(X) 0 04 0.00 0.75 0.15 0.00 0 00 0.41 0.00 0.31 0.01 0.83 Avail Cap(c_a),veh/h 688 0 574 621 0 0 436 0 1255 817 1241 HCM Platoon Ratio 1.00 1.00 1 00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d),s/veh 17.6 0.0 19.9 18.0 0.0 0.0 9.0 0.0 5.9 6.6 11.3 0.0 Incr Delay(d2),s/veh 0.0 0.0 4.5 0.2 0.0 0.0 0.7 0.0 0.2 0.0 3.6 0.0 Initial 0 Delay(d3),s/veh 0.0 0 0 0.0 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%),veh/ln 0.1 0.0 2.2 0.5 0.0 0.0 0.6 0.0 1.3 0.0 6.3 0.0 Unsig. Movement Delay. s/veh LnGrp Delay(d),s/veh 17.7 0.0 24.4 18.2 0.0 0.0 9.6 0.0 6.1 6.6 14.9 0.0 LnGrp LOS B A C B A A A A A A B Approach Vol,veh/h 207 53 481 753 A Approach Delay.s/veh 23.9 18.2 7.3 14.8 Approach LOS C B A B Timer-Assigned Phs 1 2 4 5 6 8 Phs Duration(G+Y+Rc),s 5.0 32.2 12.5 9.0 28.2 12.5 Change Period(Y+Rc).s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting(Gmax).s 5.0 33.5 18.0 5.5 33.0 18.0 Max 0 Clear Time(g_c+11).s 2.1 6.6 7.8 4 0 19.2 3.2 Green Ext Time(p_c),s 0.0 2.0 0.5 0.1 4.5 0.2 Intersection Summary HCM 6th Ctrl Delay 13.8 HCM 6th LOS B aE Unsignalized Delay for[SBR]is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report Page 1 53 HCM 6th TWSC Forecast 2025 AM Peak Hour With Project 1 : Kealaka'a St & Manawalea St 08/14/2020 Intersection Int Delay. s/veh 6.4 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 4 1. Traffic Vol,veh/h 4 72 145 14 32 12 Future Vol.veh/h 4 72 145 14 32 12 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade. % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 4 80 161 16 36 13 Major/Minor Minor2 Major/Major2 Conflicting Flow All 381 43 49 0 - 0 Stage 1 43 - - - - - Stage 2 338 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3 518 3.318 2 218 - - - Pot Cap-1 Maneuver 621 1027 1558 - - - Stage 1 979 - - - - - Stage 2 722 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 556 1027 1558 - - - Mov Cap-2 Maneuver 556 - - - - - Stage 1 877 - - - - - Stage 2 722 - - - - - Approach EB NB SB HCM Control Delay,s 9 6.9 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1558 - 983 - - HCM Lane V/C Ratio 0.103 - 0.086 - - HCM Control Delay(s) 7.6 0 9 - - HCM Lane LOS A A A - - HCM 95th %tile Q(veh) 0.3 - 0.3 - - HCM 6th TWSC Synchro 10 Light Report Page 1 lir 54 HCM 6th TWSC Forecast 2025 AM Peak Hour With Project 2: Palani Rd & Uluaoa St 08/14/2020 Intersection Int Delay.s/veh 1.5 Movement EBL EBR NBL NBT SBT SBR Lane Configurations e 4 j) Traffic Vol.veh/h 40 27 14 253 587 71 Future Vol.veh/h 40 27 14 253 587 71 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade,% 0 - - 0 0 - Peak Hour Factor 89 89 89 89 89 89 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 45 30 16 284 660 80 Major/Minor Minor2 Major/Major2 Conflicting Flow All 1016 700 740 0 - 0 Stage 1 700 - - - - - Stage 2 316 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - Follow-up Hdwy 3.518 3.318 2.218 - - - Pot Cap-1 Maneuver 264 439 867 - - - Stage 1 493 - - - - - Stage 2 739 - - Platoon blocked. % Mov Cap-1 Maneuver 258 439 867 - - - Mov Cap-2 Maneuver 258 - - - - - Stage 1 482 - Stage 2 739 - - - - - Approach EB NB SB HCM Control Delay,s 20.4 0.5 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBf „; „ E Capacity(veh/h)867 - 309 - - HCM Lane V/C Ratio 0.018 - 0 244 - - HCM Control Delay(s) 9.2 0 20.4 - - HCM Lane LOS A A C - - HCM 95th%tile Q(veh) 0.1 - 0.9 - - HCM 6th TWSC Synchro 10 Light Report Page 2 55 HCM 6th TWSC Forecast 2025 AM Peak Hour With Project 3: Kealaka'a St & Project Access 08/14/2020 Intersection Int Delay. s/veh 5 Movement WBL WBR NBT NBR SBL SBT Lane Configurations 4 Traffic Vol,veh/h 35 0 7 11 0 9 Future Vol.veh/h 35 0 7 11 0 9 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - 0 - - 0 Grade. % 0 - 0 - - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 38 0 8 12 0 10 Major/Minor Minorl Majorl Major2 Conflicting Flow All 24 14 0 0 20 0 Stage 1 14 - - - - - Stage 2 10 - - Critical Hdwy 6.42 6.22 - - 4.12 - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 - - 2.218 Pot Cap-1 Maneuver 992 1066 - - 1596 - Stage 1 1009 - - - - - Stage 2 1013 - - - - - Platoon blocked,% Mov Cap-1 Maneuver 992 1066 - - 1596 - Mov Cap-2 Maneuver 992 - - - - - Stage 1 1009 - - - - - Stage 2 1013 - - - - - Approach WB NB SB HCM Control Delay,s 8.8 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT Capacity(veh/h) 992 1596 - HCM Lane V/C Ratio 0.038 - - HCM Control Delay(s) 8.8 0 - HCM Lane LOS A A - HCM 95th%tile Q(veh) 0.1 0 - HCM 6th TWSC Synchro 10 Light Report Page 3 56 HCM 6th Signalized Intersection Summary Forecast 2025 PM Peak Hour With Project 3: Palani Rd & Kealaka'a St/Palihiolo St 08/14/2020 c '- k''' 4\t t ` 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 4 1 1 1 t r Traffic Volume(veh/h) 43 8 201 26 6 9 186 689 23 8 396 7 Future Volume(veh/h) 43 8 201 26 6 9 186 689 23 8 396 7 Initial Q(Qb),veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus.Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow.veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate.veh/h 47 9 218 28 7 10 202 749 25 9 430 0 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh. % 2 2 2 2 2 2 2 2 2 2 2 2 Cap,veh/h 367 58 295 258 69 57 571 911 30 286 780 Arrive On Green 0.19 0 19 0.19 0.19 0 19 0.19 0.10 0.51 0.51 0.01 0.42 0 00 Sat Flow,veh/h 1193 313 1585 701 372 307 1781 1799 60 1781 1870 1585 Grp Volume(v).veh/h 56 0 218 45 0 0 202 0 774 9 430 0 Grp Sat Flow(s).veh/h/in 1506 0 1585 1380 0 0 1781 0 1860 1781 1870 1585 Q Serve(g_s),s 0.0 0.0 5.9 0.0 0.0 0.0 2.6 0.0 16.1 0.1 7 9 0.0 Cycle Q Clear(g_c). s 1.2 0.0 5.9 1.0 0.0 0.0 2.6 0.0 16.1 0.1 7.9 0.0 Prop In Lane 0.84 1.00 0.62 0.22 1.00 0.03 1.00 1 00 Lane Grp Cap(c),veh/h 425 0 295 385 0 0 571 0 942 286 780 V/C Ratio(X) 0.13 0.00 0.74 0.12 0.00 0.00 0.35 0.00 0.82 0.03 0.55 Avail Cap(c_a),veh/h 731 0 628 660 0 0 734 0 1360 460 1212 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 0.00 Uniform Delay(d).s/veh 15.6 0.0 17.5 15.5 0.0 0.0 6.4 0.0 9.5 9.1 10.1 0.0 lncr Delay(d2).s/veh 0.1 0.0 3.6 0.1 0.0 0.0 0.4 0.0 2.8 0.0 0.6 0.0 Initial 0 Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ile BackOfQ(50%),veh/In 0.4 0.0 2.2 0.4 0.0 0.0 0.7 0.0 5.2 0.0 2.7 0.0 Unsig. Movement Delay.s/veh LnGrp Delay(d).s/veh 15.7 0.0 21.2 15.6 0.0 0.0 6.8 0.0 12.3 9.1 10.7 0.0 LnGrp LOS B A C B A A A A B A B Approach Vol,veh/h 274 45 976 439 A Approach Delay.s/veh 20.1 15.6 11.2 10.6 Approach LOS C B B B Timer-Assigned Phs 1 2 4 5 6 8 Phs Duration(G+Y+Rc). s 5.0 27.6 13.0 9.1 23.6 13.0 Change Period(Y+Rc).s 4.5 4.5 4.5 4 5 4.5 4.5 Max Green Setting(Gmax).s 5.0 33.4 18.1 8.8 29.6 18.1 Max 0 Clear Time(g_c+11). s 2.1 18.1 7.9 4.6 9.9 3.0 Green Ext Time(p_c).s 0.0 5.1 0.7 0.2 2.6 0.1 Intersection Summary HCM 6th Ctrl Delay 12.5 HCM 6th LOS B Notes Unsignalized Delay for[SBR]is excluded from calculations of the approach delay and intersection delay. HCM 6th Signalized Intersection Summary Synchro 10 Light Report Page 1 57 HCM 6th TWSC Forecast 2025 PM Peak Hour With Project 1: Kealaka'a St & Manawalea St 08/14/2020 Intersection Int Delay.s/veh 6.9 Movement EBL EBR NBL NBT SBT SBR Lane Configurations V 4 A Traffic Vol,veh/h 12 167 139 36 19 30 Future Vol.veh/h 12 167 139 36 19 30 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - - 0 0 - Grade. % 0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 14 196 164 42 22 35 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 410 40 57 0 - 0 Stage 1 40 - - - - - Stage 2 370 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3 518 3.318 2.218 - - - Pot Cap-1 Maneuver 598 1031 1547 - - - Stage 1 982 - - - - - Stage 2 699 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 533 1031 1547 - - - Mov Cap-2 Maneuver 533 - - - - - Stage 1 875 - - - - - Stage 2 699 - - - - - Approach EB NB SB HCM Control Delay,s 9.7 6 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity(veh/h) 1547 - 970 - - HCM Lane V/C Ratio 0.106 - 0.217 - - HCM Control Delay(s) 7.6 0 9.7 - - HCM Lane LOS A A A - - HCM 95th %tile Q(veh) 0.4 - 0.8 - - HCM 6th TWSC Synchro 10 Light Report Page 1 58 HCM 6th TWSC Forecast 2025 PM Peak Hour With Project 2: Palani Rd & Uluaoa St 08/14/2020 Intersection Int Delay. s/veh 3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations y1 4 i Traffic Vol.veh/h 70 32 42 623 377 80 Future Vol,veh/h 70 32 42 623 377 80 Conflicting Peds,#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade. % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles. % 2 2 2 2 2 2 Mvmt Flow 76 35 46 677 410 87 Major/Minor Minor2 Major!Major2 Conflicting Flow All 1223 454 497 0 - 0 Stage 1 454 - - - - - Stage 2 769 - - - - - Critical Hdwy 6.42 6.22 4.12 - - - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 2,218 - - - Pot Cap-1 Maneuver 198 606 1067 - - - Stage 1 640 - - - - - Stage 2 457 - - - - - Platoon blocked.% Mov Cap-1 Maneuver 184 606 1067 - - - Mov Cap-2 Maneuver 184 - - - - - Stage 1 596 - - - - - Stage 2 457 - - - - - Approach EB NB SB HCM Control Delay,s 33.3 0.5 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SB .d„„ , , Capacity(veh/h) 1067 - 235 - - HCM Lane V/C Ratio 0.043 - 0.472 - - HCM Control Delay(s) 8.5 0 33.3 - - HCM Lane LOS A A D - - HCM 95th%tile Q(veh) 0.1 - 2.3 - - HCM 6th TWSC Synchro 10 Light Report Page 2 59 HCM 6th TWSC Forecast 2025 PM Peak Hour With Project 4: Kealaka'a St & Project Access 08/14/2020 Intersection Int Delay.s/veh 1.9 Movement WBL WBR NBT NBR SBL SBT Lane Configurations t 4 Traffic Vol,veh/h 21 0 13 35 0 28 Future Vol.veh/h 21 0 13 35 0 28 Conflicting Peds.#/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - - - - - Veh in Median Storage.# 0 - 0 - - 0 Grade. % 0 - 0 - - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 23 0 14 38 0 30 Major/Minor Minorl Major/Major2 Conflicting Flow All 63 33 0 0 52 0 Stage 1 33 - - - - - Stage 2 30 - - - - - Critical Hdwy 6.42 6.22 - - 4.12 - Critical Hdwy Stg 1 5.42 - - - - - Critical Hdwy Stg 2 5.42 - - - - - Follow-up Hdwy 3.518 3.318 - - 2.218 - Pot Cap-1 Maneuver 943 1041 - - 1554 - Stage 1 989 - - - - - Stage 2 993 - - - - - Platoon blocked. % Mov Cap-1 Maneuver 943 1041 - - 1554 - Mov Cap-2 Maneuver 943 - - - - - Stage 1 989 - - - - - Stage 2 993 - - - - - Approach WB NB SB HCM Control Delay,s 8.9 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT Capacity(veh/h) 943 1554 - HCM Lane V/C Ratio 0.024 - - HCM Control Delay(s) 8.9 0 - HCM Lane LOS A A - HCM 95th%tile Q(veh) 0.1 0 - HCM 6th TWSC Synchro 10 Light Report Page 3 60