HomeMy WebLinkAboutFinal Environmental Impact Statement for the Waikoloa Affordable Housing Project (Kamakoa Nui)FINAL
ENVIRONMENTAL IMPACT STATEMENT for the
WAIKOLOA AFFORDABLE HOUSING PROJECT
Waikoloa, South Kohala, Hawaii
MARCH 1991
PREPARED FOR:
Office of Housing and Community Development
County of Hawaii
RMTC
R M.Towill Corporation
420 Waiakamilo Rd.,Suite 411
Honolulu,Hawaii %817-0941
808)842-1133 a F= (8(6)842-1937
1
FINAL
ENVIRONMENTAL IMPACT STATEMENT
FOR
WAIKOLOA AFFORDABLE HOUSING PROJECT
Waikoloa, South Kohala, Hawaii
This document has been prepared pursuant to
Chapter 343, Hawaii Revised Statutes
PROPOSING AGENCY:
COUNTY OF HAWAII
OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT
RESPONSIBLE OFFICIAL:
BRIAN T. NISHIMURA, Housing Administrator Date
TABLE OF CONTENTS
PAGE
PREFACE
SECTION 1 - INTRODUCTION AND SUMMARY
1.1 Introduction and Background 1-1
1.2 Intended Uses of this Document 1-1
1.3 Development Summary 1-2
1.4 Location and Ownership 1-3
I1.5 Summary of Probable Impacts and Mitigation Measures 1-6
1.5.1 Traffic 1-6
1.5.2 Air Quality 1-7
1.5.3 Socio-Economic Conditions 1-8
1.5.4 Topography and Soils 1-9
1.5.5 Flora and Fauna 1-9
1.5.6 Water 1-10
1.5.7 Sewer 1-10
1.5.8 Drainage 1-10
1.5.9 Solid Waste 1-11
1.5.10 Power and Communications 1-11
1 1.6 Alternatives Considered 1-12
1.7 Necessary Permits and Approvals 1-12
SECTION 2 - PROJECT DESCRIPTION
2.1 Introduction 2-1
2.2 The Master Plan 2-1
2.3 Support Infrastructure 2-5
2.3.1 Wastewater System 2-5
2.3.2 Water System 2-5
2.3.3 Drainage System 2-6
i2.3.4 Electrical/Telephone 2-7
2.3.5 Infrastructure Costs 2-7
2.4 Mix/Types of Units 2-8
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TABLE OF CONTENTS
Page
2.5 Project Cashflow Summary 2-10
2.6 Project Schedule 2-13
SECTION 3 - PHYSICAL ENVIRONMENT - Impacts and Mitigation
3.1 Topography and Soils 3-1
3.1.1 Topography 3-1
3.1.2 Soils 3-3
3.2 Seismology and Volcanic Zones 3-5
3.3 Climate 3-5
3.4 Hydrology and Drainage 3-7
3.5 Flora and Fauna 3-11
3.5.1 Flora 3-13
3.5.2 Fauna 3-16
3.6 Noise 3-16
3.6.1 Existing Conditions 3-16
3.7 Air Quality 3-17
3.7.1 Existing Conditions 3-17
3.8 Views 3-22
3.9 Historic and Archaeological Resources 3-23
SECTION 4 - SOCIO-ECONOMIC ENVIRONMENT - Imp acts and Mitigation
4.1 Overview 4-1
4.2 Population Trends 4-1
4.3 Affordable Housing Needs/Demand 4-3
4.4 Project Impacts 4-7
SECTION 5 - INFRASTRUCTURE SYSTEMS AND SERV CES - Impacts and Mitigation
5.1 Traffic/Transportation 5-1
5.1.1 Existing Roadways 5-1
5.1.2 Future Conditions Without Project 5-3 1
5.1.3 Future Conditions With Project Traffi 5-4
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1 TABLE OF CONTENTS
Pace
5.2 Water System 5-12
5.3 Wastewater 5-14
5.4 Power and Communications 5-15
5.5 Solid Waste 5- 5
5.6 Police and Fire Protection 5-16
5.6.1 Police Protection 5-16
5.6.2 Fire Protection 5-17
5.7 Medical Facilities 5-17
t5.8 Schools 5-18
5.9 Recreation Facilities 5-18
SECTION 6 - ALTERNATIVES TO THE PROPOSED ACTION
6.0 Overview 6-1
1 6.1 No Action 6-1
6.2 Site Selection 6-1
6.3 Economic Mix of Housing Units 6-2
6.4 Land Uses Within the Affordable Housing Project 6-3
SECTION 7 - RELATIONSHIP TO LAND USE PLANS AND POLICIES
7.1 The Hawaii State Plan 7-1
7.2 State Functional Plan 7-5
7.2.1 Education Plan 7-5
7.2.2 Housing Plan 7-6
7.2.3 Health Plan 7-6
7.2.4 Transportation Plan 7-7
7.2.5 Recreation Plan 7-7
7.3 State Land Use Law 7-8
7.4 State's West Hawaii Regional Plan 7-8
7.5 County of Hawaii Revised General Plan 7-9
7.5.1 General Plan Policy Document 7-9
7.5.2 Land Use Pattern Allocation Map (LUPAG) 7-10
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TABLE OF CONTENTS
Page
7.6 County of Hawaii Zoning Code 7-10
7.7 Coastal Zone Management/SMA Rules anc Regulations 7-10
7.8 Environmental Impact Statement (Chapter 343, HRS) 7-10
SECTION 8 - IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF 8-1
RESOURCES AND THE RELATIONSHIP B ETWEEN
LOCAL SHORT-TERM USES OF THE EN IRONMENT
AND THE MAINTENANCE AND ENHANCEMENT
OF LONG-TERM PRODUCTIVITY
8.1 Irreversible and Irretrievable Commitments of Resources 8-1
8.2 Relationship Between Local Short-Term Uses of
Humanity's Environment and the Maintena ce and
Enhancement of Long-Term Productivity 8-1
SECTION 9 - UNRESOLVED ISSUES
SECTION 10- LIST OF ORGANIZATIONS & AGENCIES CONSULTED
10.1 Participants in the Draft EIS Preparation P ocess 10-1
10.2 List of EIS Preparers 10-2
SECTION 11- COMMENTS AND RESPONSES TO THE EIS PREPARATION i
NOTICE
SECTION 12- COMMENTS AND RESPONSES TO THE DEIS
SECTION 13- REFERENCE MATERIAL
APPENDICES
Appendix A Botanical Survey by Char & Associates
Appendix B Survey of Avifauna and Feral Animals by Phillip Bruner
Appendix C Air Quality Impact Analysis by Barry D. Neal & Associates
Appendix D Archaeological Reconnaissance Survey by William Bonk
Appendix E Market Analysis by Real Estate Services, I c.
Appendix F Traffic Impact Analysis by Parsons Brinck rhoff
Page iv
1 TABLE OF CONTENTS
LIST OF FIGURES
PAGE
Figure 1-1 Project Location Map 1-4
Figure 1-2 Area Map 1-5
Figure 2-1 Land Use Plan 2-2
Figure 3-1 Slope Map 3-2
Figure 3-2 Soil Types 3-4
jFigure 3-3 Drainage Map 3-9
Figure 5-1 Existing Roadways 5-2
Figure 5-2 Project Generated Traffic 5-6
Figure 5-3 1997 Traffic Volumes (w/Project) 5-9
Figure 6-1 Environmental Concept 6-4
LIST OF TABLES
Table 2-1 Development Program 2-4
Table 2-2 Waikoloa Affordable Housing Project, Preliminary
Cashflow Analysis Summary 2-11
Table 3-1 Annual Summary of Air Quality Measurements for
Monitoring Stations Nearest Waikoloa
Affordable Housing Project 3-18
Table 4-1 District Distribution (Year 2005 Projections) 4-3
Table 5-1 Project Traffic 5-5
Table 5-2 Trip Distribution (Location of Other Trip Ends) 5-7
tTable 5-3 Levels of Service (Unsignalized Intersection) 5-8
Table 5-4 Levels of Service (Two-Lane Highways) 5-10
Page v
1
PREFACE
This document is a final environmental impact statement that documents analysis and
conclusions for the proposed Waikoloa Affordable Housing Project and the surrounding
environment, located in South Kohala on the Island of Hawaii. The document is divided
into sections describing the master plan, the affected environment, alternatives
considered during the planning stages of the master plan and impacts that may result
from the proposed development. Additionally, separate studies of traffic, air quality, flora
and fauna, archaeology, and the market, conducted by technical consultants, are
provided as appendices.
Consulted agencies and organizations were requested to submit their comments,
jcorrections, and/or clarifications on the draft environmental impact statement to the
County of Hawaii Planning Department.
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SECTION 1 INTRODUCTION AND SUMMARY
1.1 INTRODUCTION AND BACKGROUND
The Office of Housing and Community Development (OHCD) of the County of Hawaii is
proposing a unique, quality affordable residential development in Waikoloa Village, in the
South Kohala district of West Hawaii. This master planned development is proposed to
contain approximately 1,200 single- and multi-family housing units all of which will be
available for rent or sale in the affordable price ranges, as defined by federal, state and
county standards.
The project site is currently undeveloped and is located at the north end of the existing
Waikoloa Village. Ownership of 279 acres of the 340-acre site is being conveyed from
the present land owner, Waikoloa Land Company, to the County of Hawaii through an
agreement between the two parties. Development of the remainder parcel will be
undertaken by Waikoloa Land Company in conjunction with other developers.
Master planning of the Waikoloa Affordable Housing project began in summer 1989 when
the Office of Housing and Community Development issued a request for proposals to
develop a conceptual master plan including preliminary infrastructure development plans.
In September 1989, R. M. Towill Corporation was selected to prepare the Master Plan.
A land use plan, backbone infrastructure plans, and development costs have been
completed.
This Final Environmental Impact Statement (FEIS) will evaluate the Master Plan
1 components — i.e., the land use plan and backbone infrastructure plans. While the
developer of this project may have a somewhat different plan, it will not be substantively
different from the current Master Plan. Thus, the impacts, analysis, and applicable
mitigation measures as discussed in this environmental impact statement will apply to the
overall development project.
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1.2 INTENDED USES OF THIS DOCUMENT
This environmental impact statement has been prepared in accordance with Chapter 343,
Page 1-1
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INTRODUCTION AND SUMMARY SECTION 1
Hawaii Revised Statutes and the rules and regulations of the Office of Environmental
Quality Control. It has been determined that an envi nmental impact statement is
required pursuant to Chapter 200 of Title 11, Administra Jve Rules, Subchapter 5(b).
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The purpose of the environmental impact statement is W provide information to public
officials and members of the community on the nature of the subject action; to assess
existing environmental conditions of the property and surrounding areas; to evaluate
potential impacts that may result from development of the project and to propose 1
mitigating measures for those impacts; and to consider alternatives to the proposed
action. r
1.3 DEVELOPMENT SUMMARY
Applicant: Office of Housing and Community Development
Accepting Authority: Mayor of the County cf Hawaii
Approving Agency: Planning Department r
Tax Map Keys: 6-8-02:31 and por. 26 Third Division
Area: 279 acres
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Location: South Kohala District, at the north end of the existing
Waikoloa Village; bour ded to the west by conservation r
lands and to the north east and south by vacant lands
that are planned for fl.ture Waikoloa development.
Page 1-2
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SECTION 1 INTRODUCTION AND SUMMARY
Owner:Waikoloa Land Company; transfer to County of Hawaii
iimminent
Existing Land Uses: Undeveloped
State Land Use Designation:Urban District
County General Plan Land Use
Pattern Allocation Guide Map: Low Density Urban Development
County Zoning: RS-10, Residential Single-Family
Proposed Uses: Residential, Neighborhood Commercial, Parks
1 Proposed Action: The applicant proposes to develop 279 acres of land
in Waikoloa, South Kohala. Development of the master
planned community will offer a mix of residential
housing, church/commercial areas, and recreation
facilities. The proposed project is designed to offer a
unique mix of housing that will be 100% affordable
targeted to households from less than 80% up to
140% of the County's median family income).
1.4 LOCATION AND OWNERSHIP
The proposed project is located in the South Kohala district of West Hawaii, at the north
end of the existing Waikoloa Village (see Figure 1-1). The property is located
approximately 4 miles east, or mauka of Queen Kaahumanu Highway. The project site
is bounded to the west by conservation lands and to the north, east and south by vacant
lands that are planned for future Waikoloa development.
Page 1-3
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INTRODUCTION AND SUMMARY SECTION 1
Situated at the 700-foot elevation of the Kohala region, the site has views of the peaks of
Mauna Kea to the east, the Kohala Mountains to the no h, and the Kohala coastline to
the west. Southeast of the project area are residential ur its nestled in the rolling hills of
Waikoloa Village. The south slope of Haleakala Crater or Maui is visible on a clear day.
Paniolo Drive, an 80-foot wide public right-of-way, curre tly provides access to the site
from Waikoloa Road. The completed or improved porti n of Paniolo Drive terminates
near the eastern border of the site. Extension of Paniolo Drive over an existing dirt road
is expected to be completed no later than March 1993 wt en development in the eastern
section of Waikoloa Village occurs.
Ownership of this parcel is currently being conveyed by aikoloa Land Company to the
County of Hawaii for the purpose of enabling the County to develop affordable housing
units on this site. Surrounding parcels are owned by Waikoloa Land Company/Waikoloa
Development Company and several other development ompanies.
1.5 SUMMARY OF PROBABLE IMPACTS AND MITIGA1 ION MEASURES
1.5.1 Traffic
The proposed project will increase traffic on the existing and proposed roadways in the
area of the project. Projected traffic volumes resulting fro rn development of the Waikoloa
Affordable Housing project include the following:
PROJECT TRAFFIC
A.M. Peak Ho ir P.M. Peak Hour
ail nter x nter xRt
Land Use (Parameter) v v h v v h v h
Single-family (560 d.u.) 3644 104 283 346 203
Multi-family (840 d.u.) 5024 76 343 263 124
Park (9.2 acres) 336 6 If 8 23
Commercial (5,000 s.f.) 4435 169 1 182 174
Church (75,000 s.f.)577 4 1 21 18
Total: 14,016 359 817 820 542
NOTE:
vpd = vehicles per day
vph = vehicles per hour
Page 1-6
i
SECTION 1 INTRODUCTION AND SUMMARY
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The Waikoloa Affordable Housing project proposes a loop road system in which two 60-
foot wide rights-of-way will intersect the improved extension of 80-foot wide Paniolo Drive.
1 The total estimated project traffic volumes at full development will impact the existing
regional transportation network, however, at or near over capacity conditions will exist at
peak periods even without the affordable housing project.
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1.5.2 Air Quail
tThe major short-term air quality impact will be the potential emission of significant
quantities of fugitive dust during project construction phases. Uncontrolled fugitive dust
emissions from construction activities are estimated to amount to about 1.2 tons per acre
per month. During the period of construction, emissions from engine exhausts (primarily
consisting of carbon monoxide and nitrogen oxides) will also occur both from on-site
construction equipment and from vehicles used by construction workers and from trucks
travelling to and from the project.
Mitigation measures will include the establishment of a regular dust-watering program and
covering of dirt-hauling trucks in compliance with State of Hawaii Air Pollution Control
Regulations.
The primary long-term air pollution impact from the project will arise from the increased
motor vehicle traffic associated with the project. Potential increased levels of carbon
tmonoxide concentrations along roadways leading to and from the proposed development
will be the primary concern. The"with the project"carbon monoxide concentrations along
troadways in the project vicinity will unavoidably be higher at several locations compared
Page 1-7
INTRODUCTION AND SUMMARY SECTION 1
to the"without project" case, but worst-case concentraticii is will remain within the national
standards. With or without the project, the more stri gent State standards may be
exceeded near traffic-congested areas. The highest concentrations will occur in the
vicinity of Queen Kaahumanu Highway at Waikoloa Road.
Mitigation measures available to minimize traffic-related air pollution include the
improvement of roadways, reduction of traffic or reduction of individual vehicular
emissions. Roadway improvements recommended in the traffic study will be implemented
to move traffic efficiently through the project area. Traffic will be reduced to the extent
possible by encouraging bus use, car pooling, and/or the adjustment of local school and
business hours to begin and end during off-peak times. Reduction of individual vehicular
emissions is beyond the control of the project.
Some long-term impacts on air quality also could occur due to indirect emissions from
power generating facilities supplying the project with ele ricity and from the disposal of
waste materials generated by the project. Impacts will be small, however, due to the
magnitude of the project electrical and solid waste demands compared to the present
and future County demands.
Indirect emissions from project electrical demand could be reduced somewhat by utilizing
solar energy design features to the maximum extent possible. This would include
installing solar water heaters, designing homes and building spaces so that window
positions maximize indoor light without unduly increasing indoor heat, and using
landscaping where feasible to provide afternoon shade to cut down on the use of air
conditioning.
1.5.3 Socio-Economic Conditions
The Waikoloa Affordable Housing project will increase the population in the area by an
estimated 3,600 persons, assuming average persons per household of 3.0 to 3.3. This
total represents approximately 15 percent of the South Kohala district's population per
DBED's M-K Series B and County Planning Departmen 's population projections by the
Page 1-8
SECTION 1 INTRODUCTION AND SUMMARY
year 2005. The Waikoloa Affordable Housing project is expected to provide a wide range
of housing opportunities, all in the affordable range, for varied levels of family incomes.
Total housing units are estimated at approximately 1,200 to 1,400 units for the
development.
This development will provide badly needed affordable housing in the West Hawaii region;
and by increasing the supply of affordable housing units, the project will facilitate an
expanded labor force for the area's resorts.
1.5.4 Topoaraphy and Soils
Slopes in the project area range from 0 percent to over 20 percent. The northern portion
of the site has an average slope of 6 to 10 percent and the southern portion has an
average slope between 11 percent and 20 percent. Elevations range from 550 feet above
sea level near the makai boundary to 900 feet near the mauka boundary of the site.
Two soil types are found on the project site: Kawaihae (KNC) and Very Stony Land
rVS). Hard pahoehoe lava bedrock can be found at a depth of about 33 inches in the
areas where Kawaihae soils occur. Bedrock occurs at a depth of 5 to 20 inches in areas
where Very Stony lands occur.
The varying topography and elevations of the project site will necessitate careful siting of
roadway and other utility systems as well as residential lots, in order to minimize
construction costs for this affordable housing project.
1.5.5 Flora and Fauna
According to the Botanical Survey Report written by Char & Associates, the proposed
project is not expected to have a significant impact on flora as the site consists primarily
of cultivated lands. According to the Survey of Avifauna and Feral Mammals undertaken
by Phillip L. Bruner, there are no rare, threatened or endangered vertebrate animal
species known to exist on the project site.
Page 1-9
INTRODUCTION AND SUMMARY SECTION 1
1.5.6 Water
The Waikoloa Water Company owns the wells, reservoirs, and primary transmission mains 1
that supply potable water to Waikoloa Village. The Waik loa Water Company's potable
water wells draw from the Waikoloa aquifer. It has been determined that the project will
require a 12-inch water line laid along the entire length cif backbone roadways.
The proposed project will require approximately 560,OOD gallons per day at build-out.
The Waikoloa water system has adequate capacity to provide for these needs.
1.5.7 Sewer
At present, there is no sewer system in the immediate icinity of the project area. The
nearest sewer system is located approximately 7,000 fe it southwest of the project site,
and serves the commercial and multi-family areas of Waik loa Village. This existing sewer
system is not available for use by the proposed project
Preliminary analysis of the sewer system needs for the project indicates that the project
will generate a total average flow of 0.5 million gallons per day (mgd). The proposed on-
site improvements will primarily include 8-inch and 2-inch gravity lines. Sewage
treatment facilities are to be provided off-site by Waikoloa Sanitary Sewer Company.
The plans for these new facilities are still at a very early stage. The new sewage
treatment plant and its associated effluent disposal syste will be designed, constructed,
and operated in accordance with applicable Federal, State and County rules and
regulations.
1.5.8 Drainage
A new drainage system consisting of a ten-foot concrete channel running along Paniolo
Drive, and two mauka-makai concrete channels to divert runoff to offsite drainageways
will be constructed as part of the project. Other major improvements will include 2-foot
and 5-foot channels to be built on the project site. Among the necessary infrastructure
improvements and associated costs to be borne by the project, drainage improvement
Page 1-10
SECTION 1 INTRODUCTION AND SUMMARY
costs are the highest -- approximately $12 million. Unlined channels may be possible
under certain conditions. Other offsite mitigation measures are being evaluated and may
further reduce direct project costs.
A mitigation measure will be to attribute the cost of constructing the ten-foot channel
along Paniolo Drive to Transcontinental Development Company, based on the Agreement
dated February 25, 1988. In this scenario, cost of this item would be attributed to the
original landowner, thereby reducing the drainage improvement costs to $8.6 million.
1.5.9 Solid Waste
aSolid waste generated by the project when fully completed is expected to amount to
about 10 tons of refuse (approximately one 12-ton truckload) per day. At present, the
refuse district handles about 100 tons daily. The nearest existing solid waste transfer
station is located at Puako, however, a new transfer station is being planned near a
former quarry site immediately adjacent of Waikoloa Village. This transfer station should
be operational before this project breaks ground.
Currently, solid waste is disposed of at the Kailua-Kona landfill located at Kealakehe. The
Kealakehe Landfill is scheduled to close within the next 24 months and is not expected
to continue to function as the refuse disposal site for the West Hawaii region. A new
sanitary landfill site has been selected, and plans are being put together for its
development. This facility will accommodate the proposed project's solid waste disposal
needs.
1.5.10 Power and Communications
At present power and communications are provided by an existing underground duct
bank containing a 750 MCM cable (14.47 KVY) which originates from a substation located
mauka of the Waikoloa Village general store and runs along Paniolo Avenue to the project
area. A new substation will be necessary to provide power to the project. The Hawaii
Electric Light Company (HELCO) is developing additional electrical energy generating
capacity, and therefore it is expected that HELCO will be able to provide the required
Page 1-11
INTRODUCTION AND SUMMARY SECTION 1
electricity to meet this additional demand.
1.6 ALTERNATIVES CONSIDERED
The economic mix of housing units was reviewed and ane lyzed to preliminarily determine
financially feasible scenarios. Numerous cash flow analyses were conducted, each
containing different sets of assumptions, such as varVing per square foot building
construction costs, and dwelling unit sizes. One scenario indicates that total revenues
from the sale of 1,000 units are $129.4 million, while tou I development costs (including
building construction, subdivision or on-site development, backbone infrastructure,
sales/processing fees, indirect costs for design, management, loan points, contingencies
at 15%, and developer's profit at 5% of revenues) are $131.7 million. At an annual deficit
financing rate of 12%, the deficit after financing will be $17 million.
Achieving a balance between the project's social objectives of providing all housing units
at affordable rent and sales price levels while maintaining the project's overall economic
feasibility will have a significant influence on the final mi of unit types and sizes.
It is recognized that the modification of certain subdivision standards may result in t
significant cost savings, and may result in more affordab a housing. These modifications
need, however, to ensure that such cost-saving method , (1) will not result in health and
safety risks; (2) will not result in significant added post- onstruction maintenance costs
for the County and/or for the residents; (3) will not have n adverse visual impact; (4) will
clearly result in a greater number of affordable houses and/or lower prices for some or
all of the homes.
1.7 NECESSARY PERMITS AND APPROVALS
A. Federal
U. S. Army Corps of Engineers: Dept. of the Army Permit for Streambank
Improve ents Along Kamakoa Gulch
Page 1-12
SECTION 1 INTRODUCTION AND SUMMARY
B. State of Hawaii
Department of Health: Approval of new distribution systems for
public water. UIC permits for proposed
drywells.
C. County of Hawaii
Mayor and County Council Experimental and Demonstration Housing
Project Designation (46-15, HRS)
Planning Department: Subdivision Approvals
Department of Water Supply: Water Master Plan Approval
Department of Public Works: Building Permits; Grading Permits;
Drainage Master Plan Approval; Sewer
Master Plan Approval
D. Other
Waikoloa Water Company: Water Master Plan Approval.
Subdivision Plan Approval.
Waikoloa Sanitary Sewer Co.: Sewer Master Plan Approval.
Subdivision Plan Approval.
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Page 1-13
SECTION 2
PROJECT DESCRIPTION
SECTION 2 PROJECT DESCRIPTION
2.1 INTRODUCTION
The Waikoloa Affordable Housing project will consist of approximately 279 acres.
Envisioned is a 1,200 to 1,400 dwelling unit mix of single family and multi-family homes
on finished lots (see Figure 2-1). Master planned as a 100 percent affordable residential
community, the project will offer unique rental and homeownership opportunities to
families whose incomes fall within the 50 percent to Hula Mae Program financing limits.
The project will also include a parcel for churches and a small commercial area near the
Paniolo Drive entrance. A community park will be located next to the
commercial/churches area at the entrance to the project at Paniolo Drive. A public school
site is planned near the southeastern edge of the project site near the Ho'oko Street and
Paniolo Drive intersection.
2.2 THE MASTER PLAN
Single family detached dwellings are proposed in the Master Plan to have lots averaging
7,500 square feet in size, depending on the topography and location of the lot. Some
of these lots will have dramatic views of the ocean and mountains. The selected
developer may ultimately provide smaller lots in order to achieve a greater number of
house lots for project feasibility.
In response to the topographic conditions, steep slopes will be utilized as buffers
between clusters of houses. Other open spaces will be created by the preservation of
drainageways. The use of unbuildable lands for open space creates a more pleasant,
natural environment.
Multi-family units will vary from duplex units with lot sizes of 3,750 square feet per unit, to
other multi-family housing types such as row houses, six-plex or eight-plex units. Gross
project density for multi-family projects will be no more than 15 units per acre. To
maintain the low density nature of the overall development, multi-family projects will not
be more than 15 acres in size.
Page 2-1
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WAIKOLOA AFFORDABLE HOUSING PRELIMINARY
PROJECT MASTER PLAN LAND USE PLAN
For. Coolly of Hawaii Dept Of HoOWq 1 Con-aify Develops-nt m
HBO,Hawes Figure 2- 1
By: R W To"COIWAt ec-Na p-rs.
Honok*.MewaN n Jo
ep-na hose
Page 2-2
SECTION 2 PROJECT DESCRIPTION
An overall sense of neighborhood identity will be created by physically identifiable
villages" or neighborhoods within the 279 acre project. This will be achieved through the
creative use of roads, drainageways, topography, views and vistas, as well as through
varying site layouts and architectural design. The Land Use Plan identifies a total of 14
development clusters.
A 9-acre community park has been located at the Paniolo Drive entrance to serve the
wider Waikoloa Village community. This recreational facility will also function as an entry
feature/statement to the overall development. A drainage retention parcel of 7 acres has
been located at the makai or western end of the project site. This parcel will be grassed
over and will serve a dual function as a second recreational field for this family-oriented
project.
An 8.6-acre parcel has been set aside for churches and a small convenience commercial
area adjacent to the community park at the Paniolo Drive entrance. This grouping of
uses is proposed for the optimum use of parking facilities at this site.
Near the southeastern boundary of the project site is a future 36-acre public school and
recreation complex located near the Ho'oko Street and Paniolo Drive intersection.
Waikoloa Land Company is in the process of conveying this land to the State Department
of Education for this purpose.
The major roadway network consists of 50-foot and 60-foot wide rights-of-way, with curbs,
gutters and sidewalks, and dry wells for drainage. Roadway grades were maintained at
a maximum slope of eight-percent,with a few exceptions where ten or twelve-percent was
used because of the steep character of the area. The Land Use Plan shows a 60-foot
right-of-way to be reserved in the mid-section of the site. This right-of-way would be a
part of a collector roadway that would be constructed to provide the project site and
other area developments with a second route to Waikoloa Road.
Page 2-3
PROJECT DESCRIPTION SECTION 2
Off-site infrastructure systems, including access roadway, potable water, and sewage
treatment and disposal will be provided by the Waikoloa Land Company at no cost to the
County or to the prospective developer.
The acreage allocations for the various land uses are sh wn in the accompanying table
below:
TABLE 2-1
Development Program
LAND USE NC. OF ACRES
Residential:
A 19.5
B 13.2
C 8.9
D 11.0
E 21.8
F 26.0
C, 10.0
H 8.1
l 9.5
12.4
K 14.5
L 11.2
M 10.9
N 15.0
Total: 192.0
Non-Residential:
Community Park 9.2
Comm'I/Churches 8.6
Drainage Retention 7.1
Collector Roads 16.0
Drainage & Landscape Easements 5.7
Major Drainageway 5.0
Total: 51.6
Total Buildable Area 243.0
Non-Buildable Areas
Utilities Easement 1.0
Floodplain 15.7
Slopes 19.3
Total: 36.0
Grand Total: 279.0
Page 2-4
SECTION 2 PROJECT DESCRIPTION
2.3 SUPPORT INFRASTRUCTURE
An evaluation of existing sewer, water, and drainage systems was conducted in March
1989 to determine necessary improvements for the project. Preliminary backbone
infrastructure requirements and associated costs were documented in a report prepared
by R. M. Towill Corporation in June, 1990. These findings are subject to further in-depth
study. The following infrastructure system requirements were discussed in the report:
2.3.1 Wastewater System
At present, there is no sewer system in the immediate vicinity of the project area. The
nearest sewer system is located approximately 7,000 feet southwest of the study area
and serves the commercial and multi-family areas of Waikoloa Village. This existing sewer
system is not available for use by the proposed project. A preliminary analysis of the
sewer system needs for the project indicates that the project will generate a total average
flow of 0.5 million gallons per day (mgd). The proposed on-site improvements will consist
primarily of 8-inch and 12-inch gravity lines.
A new sewage treatment and disposal facility will be provided by the Waikoloa Land
Company, through its subsidiary, the Waikoloa Sanitary Sewer Company. This new
facility is presently in the early stages of planning. Thus, the capacity and general
mechanical characteristics of the plant, as well as its service area, location, and effluent
disposal method have yet to be determined. Preliminary concepts for this new facility
suggest an off-site location near the makai boundary of the County's land.
The new sewage treatment and disposal system will be designed and constructed in
accordance with applicable Federal, State, and County rules and regulations.
2.3.2 Water System
The Waikoloa Water Company owns the wells, reservoirs and primary transmission mains
that supply potable water to Waikoloa Village. The Waikoloa Water Company's potable
water wells draw from the Waikoloa aquifer. These wells, known as Parker wells No. 4
Page 2-5
PROJECT DESCRIPTION SECTION 2
and No. 5, and Waikoloa Wells No. 1 and 2 (under constr ction), are located at the 1,200-
foot level nearly five miles inland from Puako Bay. These wells tap high quality water (25
ppm chloride content) from the Waikoloa aquifer.
The point of connection to the water system from the project area is an 8-inch main at
Paniolo Drive and Ho'oko Street. It has been determined that the project will require a
12-inch water line laid along the entire length of main roadway. Fire hydrants were
assumed to be spaced every 300 feet.
2.3.3 Drainage System
The approximately 58,000-acre watershed located mauka of the site produces about
12,000 cubic feet per second (cfs) of runoff during a "1 0-year" storm, which naturally
collects in Kamakoa Gulch. Kamakoa Gulch is a natural Major drainageway which forms
the northern boundary of the project site. Under existing conditions, a portion of this
mauka-generated runoff runs through the project site b fore entering Kamakoa Gulch.
The preliminary analysis, using the 100-year, 24-hour storm, indicates that the project will
generate an on-site increase in peak runoff of approximately 380 cts. Based on the
County of Hawaii's Standards of 5 cfs per well of 20 foot depth, 76 dry wells are required
to control the increase in runoff. Because a portion of lhe runoff runs through the site
before entering Kamakoa, a ten-foot concrete channel rur ining along Paniolo Drive will be
used to divert this runoff to Kamakoa before it can enter Me site. Alternatively, a channel
could be considered along the mauka boundary of othei developments that are located
mauka of the County's project site.
A subdivision drainage plan provided by Imata and Pssociates shows over 750 cfs
entering the project site from future developments located mauka of the site.
Two concrete channels are needed to divert runoff to off ite drainageways. A trapezoidal
channel, with a ten-foot bottom width and 1:1 side slopes, will run along the lower, or
west side of Paniolo Avenue to collect approximately 1,600 cfs of runoff from the 1,500
acre drainage area directly above the site and divert it irito Kamakoa Gulch, which runs
Page 2-6
SECTION 2 PROJECT DESCRIPTION
along the north side of the project site. A second similar channel, with a 5-foot bottom
width, running from Paniolo Drive to the lower end of the project site is needed to carry
approximately 550 cfs to an off-site drainageway that eventually empties into Kamakoa
Gulch. Unlined channels may be possible, provided that erosion can be controlled and
that maintenance does not become a major problem.
Swale and dry well systems will be used to collect runoff from roads and road rights-of-
way. Dry wells are to be spaced every 250 feet along both sides of all roadways. The
swales, drywells, and related drainage facilities will need to be properly maintained.
2.3.4 Electrical/Telephone
An existing underground duct bank which contains a 750 MCM cable (14.47 KVI)
originates from a substation located mauka of the Waikoloa Village's general store and
runs along Paniolo Avenue to the project site. Conduits to accommodate cable and
telephone lines are also located within this same duct bank.
The project's electrical and telephone utilities will be located underground. In general,
underground electrical and telephone lines within dedicable roadways will be concrete
jacketed.
2.3.5 Infrastructure Costs
Preliminary infrastructure cost estimates were prepared in June, 1990 by R. M. Towill
Corporation. The following is a summary of the estimates:
Roadway System and Landscaping. This cost includes the construction of the
backbone roadways with curbs, gutters, and sidewalks, and of 2 major and 5
minor intersections.
2,996,000.00
Sewer System. The system will include 8" and 12" gravity sewers and manholes.
836,000.00
Page 2-7
PROJECT DESCRIPTION SECTION 2
Water System. This will involve a 12" water line, f re hydrants and fittings.
988,000.00
Drainage System. These major infrastructure improvements assume 2-foot, 5-foot,
and 10-foot channels, catch basins, dry wells, 1 841ch drains, and culverts. There
is also an assumption that the cost to construct the 10-foot channel will be
assumed by Transcontinental Development Corporation per the Memorandum of
Agreement dated February 25, 1988.
8,614,000.00
Power and Telephone. It is assumed that these itilities will be underground.
1,461,000.00
Site Work. This cost involves excavation for roadways and drainage channels.
1,442,000.00
A drainage study for Kamakoa Gulch is needed and is currently underway. The cost of
any required drainage improvements to Kamakoa Gulch will depend on what is designed
and any cost sharing agreement that can be worked oi it with other affected parties.
The total cost estimate for these infrastructure im rovements (including a 15%
construction contingency, and 10% for survey and desic n work) is $20,665,000. This will
be approximately $17,221 per dwelling unit if the total r umber of units is 1,200.
2.4 MIX/TYPES OF UNITS
The Waikoloa Affordable Housing development will ha/e units for rent and for sale to
families whose incomes are between 50% of the Coun 's median income ($16,000) to
Hula Mae program limits ($45,800).
Page 2-8
SECTION 2 PROJECT DESCRIPTION
In order to achieve the County's objectives relative to affordable housing, the distribution
of the types of units will be focused on providing as many units as possible for families
at the lower end of the income scale. The overall project size will be approximately 1,200
to 1,400 units. A recommended mix of unit types and prices is provided below:
200 Multi-Family rental units -- possibly developed by the State;
a 1,000 Multi-Family and Single Family For Sale units.
The multi-family rental units could be developed under the State's Rental Housing System
RHS). Under this program, rental projects are financed with the proceeds of tax-exempt
trevenue bonds issued by the State's Housing Finance and Development Corporation
HFDC). The RHS could be used in conjunction with HFDC's Rental Assistance Program
which provides rent subsidies to lower the rent for eligible tenants.
Consideration will also be given to Policy C(7) of the State Housing Functional Plan which
strives to integrate special needs housing into new and existing neighborhoods.
The suggested mix of for-sale homes is as follows:
Sale Price
of Units Income Group Per Unit Type of Unit
400 100% of Median 95,952 Duplex/Fourplex
200 120% of Median 117,876 Single Family
200 140% of Median 140,160 Single Family
200 Hula Mae Limit*167,000 Single Family
Numbers are currently being updated in the Hula Mae program. The $167,000
sales price may be feasible for families within the Hula Mae income limits; however,
new mortgage limits have not yet been made official.
Page 2-9
PROJECT DESCRIPTION SECTION 2
1
2.5 PROJECT CASHFLOW SUMMARY
As part of the master planning process, a projection of project development costs
including financing) and revenues from home sales w s prepared, assuming project
build out within six years. The Cash Flow Analysis model has been summarized and is
shown below as Table 2-2.
The following assumptions were made in the preparation of this cash flow analysis:
1) Sales price limits for homes targeted for each of the income groups are:
Price Income Group
95,952 100% of Median
117,876 120% of Median
140,160 140% of Median
167,000 Hula Mae Limit* (see above)
2) The assumed mix of the units will be 40% or 4 0 units for the 100% of median
income group, 20% or 200 units for the 120% oi median income group, 20% or
200 units for the 140% of median income grc up, and 20% or 200 units for
households whose incomes are up to the Hula Mae program limit.
3) Cost of construction for the multi-family units is assumed to be $75 per square
foot, while for single family units it is $70 per square foot.
4) Dwelling unit sizes are assumed as: up to 800 square feet for duplex/fourplex 1
units; 1,000 square feet for units built for the 120° of median income group; 1,200
square feet for the 140% of median income gro p; and 1,250 square feet for the
Hula Mae limit group.
t
5) The project will be developed in 6 years, with the dwelling units being constructed
starting with year 2; 77 units constructed in Year 2; 311 units constructed in Year
Page 2-10
SECTION 2 PROJECT DESCRIPTION
3; 272 units constructed in Year 4; 119 units constructed in Year 5; and 221 units
constructed in Year 6. Unit counts for each year were derived from the Land Use
Plan.
Several iterations of the cash flow analysis were conducted, each containing different sets
of assumptions, such as varying per square foot building construction costs, and dwelling
unit sizes. The rental units were not included in the analysis as these will be developed
either by the State or private developer(s). The total number of units for sale was 1,000
in this analysis.
TABLE 2-2
WAIKOLOA AFFORDABLE HOUSING PROJECT
PRELIMINARY CASHFLOW ANALYSIS SUMMARY
1990 Dollars - In Thousands)
Totals
REVENUES Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 By Items
Home Sales 0 11376 36380 33017 16882 25745 123400
MF Site Sales 0 2000 2000 0 2000 0 6000
TOTAL REVENUES 0 13376 38380 33017 18882 25745 129400
1000 Units)
DEVELOPMENT COSTS
1 Building
Construction 6300 21605 19552.5 9590 15252.5 0 72300
On-Site 1694 6230 5524 2618 4334 0 20400
Backbone Infra-
structure* 4572 3878 3258 3600 0 0 15308
Fixed Sales Fees
9 $1000/unit 0 77 311 27 119 221 1000
Indirect Costs @ 15%
for Design, Manage-
ment, Loan Points,
Contingencies 1885 4757 4250 2371 2938 0 16201
Developers Profit
@ 5% of Revenues 0 669 1919 1651 944 1287 6470
Page 2-11
PROJECT DESCRIPTION SECTION 2
TOTAL
DEVELOPMENT
COSTS 14451 36547 32896 18451 22643 3691 131679
REVENUES
minus COST 14451 -23171 5484 14566 -3761 1 054 2279
CUMULATIVE
REVENUES
BEFORE
FINANCING 14451 -37622 -32138 -17572 -21333 2279 2279
FINANCING
912% 1734 -4515 -3857 -2109 -2560 0 14774
CUMULATIVE
REVENUES
AFTER
FINANCING 16185 -43871 -42243 -29786 -36107 - 7053 17053
Total estimated cost of$3,703,000 will be assumed by Transcontinental based on agreement regarding
offsite infrastructure.
Total revenues from the sale of the 1000 units are $129.4 million, while total development
costs (including building construction, subdivision or on-site development, backbone
infrastructure, sales/processing fees, indirect costs for d sign, management, loan points,
contingencies at 15%, and developer's profit at 5% of venues) are $131.7 million. At
an annual deficit financing rate of 12%, the deficit after financing will be $17 million.
Project backbone infrastructure requirements are assumed to conform to County
subdivision standards, and to the requirements of the County Department of Public
tWorks. However, it is recognized that the modification of certain standards may result
in significant cost savings, and may result in more affordable housing opportunities.
These modifications need, however, to ensure that such cost-saving methods, (1) will not
result in health and safety risks; (2) will not result in sig ificant added post-construction
maintenance costs for the County and/or for the residents; (3) will not have an adverse
visual impact; and (4) will clearly result in a greater number of affordable houses and/or
lower prices for some or all of the homes.
Page 2-12
1
SECTION 2 PROJECT DESCRIPTION
Any substantive cost-savings methods in infrastructure and subdivision design will help
to reduce the project deficit that is indicated in Table 2-2. Further, if the construction cost
per square foot-- i.e., $75 per square foot for multi-family units, and $70 per square foot
for single family units -- can be reduced, additional reduction of the project deficit can be
realized.
2.6 PROJECT SCHEDULE
Construction of the model units in the Phase 1 development is expected to begin in the
first quarter of 1991, while construction of the rest of the homes is projected to begin
during the third quarter of 1991. Construction of the County's portion of the project will
commence with the construction of the initial infrastructure -- this is expected to begin in
early 1992. Construction of homes can be expected to begin in mid-1992.
1
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Page 2-13
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SECTION 3 PHYSICAL ENVIRONMENT
3.1 TOPOGRAPHY AND SOILS
r3.1.1 Topooraphv
Slopes in the project area range from 0 percent to over 20 percent. Gently rolling hills,
1 low-lying grasslands with scattered kiawe trees and rock outcroppings characterize the
terrain of the project site. The northern portion of the site has an average slope of 6 to
10 percent and the southern portion has an average slope between 11 percent and 20
percent. Approximately 40 percent of the site consists of slopes of 0 to 5 percent; 33
percent consists of slopes of 6 to 10 percent; 17 percent consists of slopes of 11 to 20
percent; and 10 percent of the site consists of slopes greater than 20 percent (see Figure
3-1).
Elevations range from 550 feet above sea level near the northwest boundary of the
project site to 900 feet near the southeast boundary. Kamakoa Gulch and an unnamed
gulch border the northern and southern boundaries, respectively.
Impacts and Mitiaation
The site's varying topography with its gradually increasing elevation in the makai
to mauka direction will necessitate some excavation and grading of the ground for
construction of the homes. This natural topographic variation also offers creative
site planning opportunities in that houses of varying architectural styles including
split-level and pole designs can be incorporated to adapt to these conditions.
Design adaptation to the existing topography offers the potential to develop more
interesting and attractive residential structures.
However, the disadvantages of working with a site that has a varying topography
are that excavation, infrastructure systems design, and multiple architectural
designs add to overall development costs. Such additional costs may affect the
financial feasibility of any development, but this is particularly so for a project
whose homes are all targeted to fall within the "affordable" range.
Page 3-1
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SECTION 3 PHYSICAL ENVIRONMENT
Costs can be contained through careful siting of residential lots, roadways, and
1 utility systems.
3.1.2 Soils
The U. S. Department of Agriculture, Soil Conservation Service (SCS) identified and
mapped two soil types within the project site: Kawaihae (KNC) and Very Stony Land
rVS). The Kawaihae soil type characterizes the major portion of the project area. This
I
series consists of somewhat excessively drained extremely stony soils that formed in
volcanic ash. A representative profile contains a surface layer of dark reddish brown
extremely stony very fine sandy loam about two inches thick. Below this is dark reddish
Ibrown and dusky red stony silt loam and loam. Hard pahoehoe lava bedrock is at a
depth of about 33 inches. Kawaihae land is commonly used for pasture, wildlife habitat
and recreation areas (see Figure 3-2).
The southeastern sector is characterized by the Very stony land (rVS) soil type. This soil
consists of very shallow soil material and a high proportion of Aa lava outcrops. Between
the lava outcrops and in the cracks of the lava, the soil material extends to a depth of 5
to 20 inches. The typical vegetation is a sparse cover of grass and kiawe trees in dry
areas. The erosion hazard is slight. Very Stony Land is commonly used for pasture,
watershed and wildlife habitat.
Impacts and Mitigation
No significant impacts are expected with regard to existing soils and soil
conditions on the project site. Standard grading procedures, in accordance with
State and County public works requirements will be adhered to in the design and
1
site preparation stages of development. Any specific considerations in the grading
plan(s) will be adhered to during the engineering design phase of the project.
Page 3-3
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SECTION 3 PHYSICAL ENVIRONMENT
The ash-soil in the northeastern section of the site appears to be subject to rapid
erosion. It should be landscaped as soon as possible after disturbance. This
would also mitigate problems with dust.
3.2 SEISMOLOGY AND VOLCANIC ZONES
The Island of Hawaii is classified as Seismic Risk Zone 3 on a scale of 1 to 4 (4 being
higher). The earthquake of 1868 was estimated to have had a magnitude of 7.25 to 7.75
on the Richter scale at its epicenter along the Kau District Coast; and at the Waikoloa
Beach Resort, located 5.5 miles west of the study area, intensities were only slightly less.
The 1951 and 1975 earthquakes were estimated to have had intensities of about 5 at the
iWaikoloa Beach Resort.
The study area location on the flanks of Mauna Kea places the property in Lava Flow Risk
Zone 8 for Mauna Kea and close to the edge of the boundary of Lava Flow Risk Zone
3 for Mauna Loa. Lava Flow Risk Zones 1 to 9 - 1 being highest risk - are based upon
the probability of coverage by lava flows. The risk of damage from new lava flows from
1
either volcano within the next 100 years is remote.
Impacts and Mitigation
Site development standards and criteria applicable to areas classified as Risk Zone
3 for seismologic risks shall be adhered to by the developer(s) of this site.
Although the risk of direct damage from new lava flows within the next 100 years
is reportedly remote, the possibility of a lava flow from Mauna Loa crossing and
blocking one or more of the major area roadways should be considered.
3.3 CLIMATE
Regional and local climatology significantly affect the air quality of a given location. Wind,
temperature, atmospheric turbulence, mixing height and rainfall all influence air quality.
Although the climate of Hawaii is relatively moderate throughout most of the state and
most of the year, significant differences in these parameters may occur from one location
to another. Most differences in regional and local climates within the state are caused by
the mountainous topography.
Page 3-5
1
PHYSICAL ENVIRONMENT SECTION 3
South Kohala, the district in which the project site iE located, is situated on the
northwestern side of the island of Hawaii. The topography of this island is dominated by t
the great volcanic masses of Mauna Loa (13,653 feet), Mauna Kea (13,796 feet), and of
Hualalai, the Kohala Mountains and Kilauea. The island consists entirely of the slopes of
these mountains and of the broad saddles between them. Mauna Loa and Kilauea,
located on the southern half of the island, are still acti a volcanoes. The site of the
proposed project occupies a portion of the lower northvvestern slope of Mauna Kea,
extending from an elevation of about 550 feet near the northwest boundary up to an
elevation of about 900 feet near the southeast boundary.
Hawaii lies well within the belt of northeasterly trade Winds generated by the semi-
permanent Pacific high pressure cell to the north and east. Nearly the entire western
coast of the island of Hawaii, however, is sheltered from the trade winds by high
mountains, except when unusually strong trade winds sweep through the saddle between
the Kohala Mountains and Mauna Kea and reach the are as to the leeward side. Due to
wind shadow effects caused by the terrain, winds ir the South Kohala area are
predominantly light and variable. Local winds such as land/sea breezes and/or
upslope/downslope winds tend to dominate the wind pattern for the area. During the
daytime, winds typically move onshore because of seabr eze and/or upslope effects. At
night and during the early morning hours, winds generally are land breezes and/or
drainage winds which move downslope from the east arid out to sea; oftentimes, early
morning drainage winds are quite strong for a few hotirs just near sunrise and then
subside. Calms occur about 9 percent of the time at nearby Kawaihae.
In Hawaii, the annual and daily variation of temperature depends to a large degree on
elevation above sea level, distance inland and exposur to the trade winds. Average
temperatures at locations near sea level generally are warmer than those at higher
elevations. Areas exposed to the trade winds tend to have the least temperature
variation, while inland and leeward areas often have the most. The project site's leeward
location and low-level elevation result in a relatively moderate temperature profile
compared to windward locations near sea level. At Kam ela, located to the northeast of
Page 3-6
SECTION 3 PHYSICAL ENVIRONMENT
the project and at an elevation on about 2,700 feet, average daily minimum and maximum
temperatures are 55 degrees Fahrenheit and 73 degrees Fahrenheit, respectively. The
extreme minimum temperature on record at this location is 34 degrees Fahrenheit, and
the extreme maximum is 90 degrees Fahrenheit. Temperatures at the project site are
estimated to be about 5 to 10 degrees warmer on the average than those at Kamuela
due to the lower elevation.
Rainfall in Hawaii is highly variable depending on elevation and on location with respect
to the trade winds. The lower elevations of South Kohala are some of the driest areas
in the state. Some of the rainfall occurs in conjunction with winter storms, and some
occurs during summer afternoons and evenings as a result of the onshore and upslope
movement of moisture laden marine air. Annual rainfall reported for Waikoloa Village
during 1988 was about 18 inches. This may vary substantially from one year to the next.
Humidity at the project site is relatively constant year round. It is generally below 40
percent during the late morning and afternoon hours.
Impacts and Mitigation
The project will have no significant impacts on the existing climatic conditions. The
dwelling units and other project buildings are expected to be constructed to take
advantage of the natural ventilation that the prevailing winds can provide in this
area.
3.4 HYDROLOGY AND DRAINAGE
The project area is bordered on the northern side by a major drainage way, Kamakoa
Gulch, which originates in the upper slopes of Mauna Kea and terminates in the coastal
plain above the Puako shoreline. A large portion of the site is part of the Kamakoa Gulch
drainage area. Branch tributaries, which vary in size, enter the site on the east side,
traverse through the site and join the main branch located downstream of the site. It
appears from field observations, that these branch tributaries are partially diverted toward
Page 3-7
PHYSICAL ENVIRONMENT SECTION 3
of the project site (Figure 3-3).
The approximately 58,000 acre watershed located maul,a of the site produces about
12,000 cubic feet per second (cfs) of runoff during a "10 year" storm," which naturally
runs through Kamakoa Gulch.
Bordering the site to the south is an unnamed gulch with a tributary area that originates
in the existing subdivision to the southeast. Only a small r ortion of the study area drains
to this gulch.
As indicated on the drainage map and through field obSE rvations, it is evident that over
the years, the project site has been subjected to significar t drainage impacts from areas
mauka.
The proposed project is situated above the Underground Injection Control line (UIC line)
as established by the State Department of Health.
According to the Map Index and Street Index of the Federal Emergency Management
Agency's latest Flood Insurance Rate Map (FIRM), dated July 16, 1990, the project area
lies within the borders of Panel 283C, which has not yet been printed. However, all areas
covered by this panel have been designated Zone X, areE s determined to be outside the
500-year flood plain (U.S. Army Engineer District, Sept., 990). 1
Low-lying areas adjacent to Kamakoa Gulch, however, appear to be prone to minor
flooding based on field observations conducted during the master planning process
September 1989 to March 1990).
A detailed analysis of the project's drainage system and floodway boundaries will be
conducted for the design and development phases. The detailed study is intended to
verify and refine the preliminary engineering analysis, aid to set floodway boundaries
along the northern border which is defined by Kamakoa Gulch.
Page 3-8
PHYSICAL ENVIRONMENT SECTION 3
of the project site (Figure 3-3).
The approximately 58,000 acre watershed located mauka of the site produces about
12,000 cubic feet per second (cfs) of runoff during a 100-year" storm," which naturally
runs through Kamakoa Gulch.
Bordering the site to the south is an unnamed gulch with a tributary area that originates
in the existing subdivision to the southeast. Only a small portion of the study area drains
to this gulch.
As indicated on the drainage map and through field observations, it is evident that over
the years, the project site has been subjected to significant drainage impacts from areas
mauka.
The proposed project is situated above the Underground Injection Control line (UIC line)
as established by the State Department of Health.
According to the Map Index and Street Index of the Federal Emergency Management
Agency's latest Flood Insurance Rate Map (FIRM), dated July 16, 1990, the project area
lies within the borders of Panel 283C, which has not yet been printed. However, all areas
covered by this panel have been designated Zone X, areas determined to be outside the
500-year flood plain (U.S. Army Engineer District, Sept., 1990).
Low-lying areas adjacent to Kamakoa Gulch, however, appear to be prone to minor
flooding based on field observations conducted during the master planning process
September 1989 to March 1990).
A detailed analysis of the project's drainage system and floodway boundaries will be
conducted for the design and development phases. The detailed study is intended to
verify and refine the preliminary engineering analysis, and to set floodway boundaries
along the northern border which is defined by Kamakoa Gulch.
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PHYSICAL ENVIRONMENT SECTION 3
Impacts and Mitigation
Preliminary backbone infrastructure requirements and associated costs were
projected by R. M. Towill Corporation in June, 1990. The following describes and
summarizes the necessary system improvements and assessment of the impacts:
County of Hawaii subdivision standards which will apply to the affordable housing
project require that surface runoff levels shall be no more than the levels prior to
development. Because a portion of the mauka-generated runoff flows through the
County site before entering Kamakoa Gulch, a ten-foot concrete channel running
along Paniolo Drive will be constructed to divert this runoff to Kamakoa before it
can enter the project site. This will be a trapezoidal channel with a ten-foot bottom
width and 1:1 side slopes, and will collect approximately 1,600 cfs of runoff from
the 1,500 acre drainage area directly mauka of the project site and divert it into
Kamakoa Gulch.
The Preliminary Engineering Report shows this channel located on the lower, or
west side of Paniolo Drive. However, further study indicated that the preferred
location for this channel would be the upper, or east side of Paniolo Drive. This
issue will have to be resolved through further discussions with Transcontinental
Development Corporation. The cost to construct this channel has been estimated
at $3.36 million. Other offsite mitigation measures are being evaluated and may
alter the drainage improvements that will be required.
As a mitigation measure to minimize project infrastructure costs, the $3.36 million
cost to construct this channel should not be incurred by the Waikoloa Affordable
Housing project due to the fact that the origin of the mauka flows are other
developments off-site.
I
To control project-generated surface flows, a second similar channel, with a 5-foot
bottom width, running from Paniolo Drive to the lower or makai end of the project
site, is needed to carry approximately 550 cfs to an off-site drainageway that
eventually empties into Kamakoa Gulch. Other onsite improvements include swale
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SECTION 3 HYSICAL ENVIRONMENT
and dry well systems which will be used to collect runoff from roads and road
rights-of-way. Dry wells and catch basins are to a spaced every 250 feet along
both sides of all roadways. Total estimated cclst for these improvements is
approximately $8.6 million.
Given the project's location above the UIC line care must be taken to avoid
contamination of groundwater resources. Among other measures, UIC permits will
be required for all proposed drywells, and disposal of sewage effluent by means
of injection wells will not be permitted.
3.5 FLORA AND FAUNA
3.5.1 Flora
Char and Associates conducted a botanical survey on tie project site in August, 1988.
This report is included in its entirety as Appendix A in this Final Environmental Impact
Statement.
The survey was conducted with the use of a walk-throw h method with plants identified
by sight. Plants that could not be positively iden ified were collected for later
determination by comparison with known specimens in he herbarium and reference to
standard taxonomic literature. Taxonomy of ferns is k ased on Wagner and Wagner
1987). Taxonomy and nomenclature of the flowering lants follows Wagner et al. (in
press).
The entire site is a prehistoric lava field, though the substrate was of two distinct types.
In the northeast portion of the site, the soil was a fine yel owish ash, with occasional rock
outcroppings. Erosional features revealed that the ash was, at least in some places,
more than three feet thick and divided into two soil zones marked by a change in color.
The upper layer was approximately one foot deep. A herd of approximately 50 goats was
found in a large cave in the south bank of Kamakoa Gulch. Such evidence as tracks and
droppings indicated that they travel widely through the site, and may contribute to the
composition of the vegetation.
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PHYSICAL ENVIRONMENT SECTION 3
In general, vegetation in the northeast portion of the site consists of rolling grasslands
with widely scattered trees. The soil is a deep, yellow ash with occasional rock
outcroppings. In the southwest section, vegetation consists of savannah-scrubland. This
substrate is overlain by a thick, weathered a'a. The soil is thinner and rock outcroppings
predominate. For the most part, the species composition is the same throughout the site.
In specific areas,fountain grass (Pennisetum setaceum) predominates along the dirt road
I
and Paniolo Avenue, and in the bottom of Kamakoa Gulch. Away from the road the
predominant grass is native hard-stemmed love grass (Eragrostis atropiodes). Where
erosion or disturbance by animals was heaviest, the exotic buffel grass (Cenchrus cillaris)
has replaced the native grass. The only tree species on the site is kiawe Proso is
allida . This tree is found in increasing density toward the southwest section of the
property.
A total of 46 plant species were found, an extremely low number for an area of this size.
Of these, 40 (87 percent) were identified as exotic weeds or introduced plants, and 6 (13
percent) native, or presumed native plants.
Impacts and Mitigation
No listed, proposed, or candidate threatened and endangered species, as
designated by the Federal and/or State governments (U.S. Fish and Wildlife
1 Service 1985; Herbst 1987) were found on the site. The Eragrostis grassland
appears to be a remnant native plant community, but is so disturbed that
essentially only the grass remains. Most other native plants associated with this
grassland community are either so uncommon on the site as to have all but
disappeared, or like wiliwili (Erythrina sandwicensis) and a'ali'i (Dodonaea viscose ,
were observed a short distance outside of the site, but were not found on the site
itself.
Native plants should be used in future landscaping of the site. A number are both
attractive and adapted to the present climate, while others would thrive with
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common landscape practices. Some control should be exercised in bringing in
exotic species. A number of undesirable weedy species (toxic, invasive, or both)
could potentially escape from cultivation and become serious problems in the
future. Examples are a cactoid euphorbia Eu h rbia lactea and Aloe, both of
which were found on or near the site.
The presence of exploded ordnance on the site suggests that unexploded
ordnance may be present, though none was seen during the survey. Another
problem is that the ash-soil in the northeastern ialf of the site appears to be
subject to rapid and severe erosion. It should be Iz ndscaped as soon as possible
after disturbance. This would also mitigate problE ms with dust.
3.5.2 Fauna
A three-day field survey of the avifauna and feral marnmals at the study area was
conducted by Phillip L. Bruner in August, 1988. This report in its entirety is included as
Appendix B in this document.
The objectives of the field survey were to:
Document what bird and mammal species occur on the property or may likely
occur given the range of habitats available.
Provide some baseline data on the relative densitV of each species.
Determine the presence or likely occurrence of any native fauna particularly any
that are considered "endangered" or "threatened.' If such occur or are likely to
occur on the property identify what features of the habitat may be essential for
these species and suggest how those resources may be protected.
No endemic or native birds were recorded during the course of the field survey. The
Short-eared Owl or Pueo Asio flammeus sandwichens s is relatively common on the
Island of Hawaii and potentially could occur on the site (Berger 1972, Hawaii Audubon
Society 1984, Pratt et al. 1987). This endemic subspecies is listed as endangered on
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PHYSICAL ENVIRONMENT SECTION 3
Oahu by the State of Hawaii Department of Land and Natural Resources Division of
Forestry and Wildlife, but not elsewhere in Hawaii. No other endemic birds would be
expected given the location and type of habitat.
Migratory shorebirds migrate to Hawaii between the months of August and May. Some
juveniles will stay through the summer months (Johnson et al. 1981, in press). Of all the
shorebird species that winter in Hawaii the Pacific Golden Plover (Pluvialis fulva) is the
most abundant. Plovers prefer open areas such as mud flats, lawns and grazed pasture
land. They arrive in Hawaii in early August and depart to their arctic breeding grounds
during the last week of April (Johnson et al. 1981). A total of only two plover were
counted during the survey. These plover were seen flying over the property. No plover
were actually seen on the ground. Both plover observed had some remaining breeding
plumage which would indicate they had recently returned from the arctic.
No resident indigenous or native birds were recorded or expected in this habitat at this
project site. Further, no resident indigenous or native seabirds were observed on the
property.
A total of nine species of exotic or introduced birds were recorded during the field survey.
No species were abundant. Populations of all species were smaller than expected.
Given the type of habitat and its location and based on earlier studies (Bruner 1979,
I1980, 1984a, 1984b, 1984c, 1985a, 1985b), and information provided in Berger (1972),
Hawaii Audubon Society (1984) and Pratt et al. (1987) the following exotic species might
also be expected to occur on the property: Ring-necked Pheasant (Phasianus colchicus ,
Erckel's Francolin (Francolinus erckelii , California Quail (Callipepla californical, Japanese
Quail Coturnix iaponica), Barn owl T to alba), Yellow-billed Cardinal (Paroaria ca itata),
Northern Mockingbird Mimus polvalottos), Saffron Finch Sicalis flaveola), Lavender
Waxbill Estrilda caerulescens), House Finch (Caroodacus mexicanus) and House
Sparrow Passer domesticus).
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SECTION 3 PHYSICAL ENVIRONMENT
The feral mammals observed during the survey werE the Small Indian Mongoose
Herpestes auropunctatus), dogs and goats. No rats, mice or cats were recorded but
it would be highly unusual if these ubiquitous mammals did not occur on the property.
Without a trapping program it is difficult to draw conclusio s about the relative abundance
of rats, mice, mongooses, dogs, cats and goats. However, it is likely that their numbers
are typical of what one would find elsewhere in similar habitat on the island.
Records of the endemic and endangered Hawaiian Hoary Bat Lasiurus cinerus semotus
are sketchy but the species has been reported from Hawaii (Tomich 1986). However,
none were observed on this field survey. Bats were found at locations makai of the
project site (Bruner 1984d).
Overall, results of the survey indicated that the study a ea provides a limited range of
habitats which are utilized by the typical array of exoti bird species expected at this
elevation and in this type of environment.
Some species typically found on the island in this habitat were not recorded during the
survey. This may be due to the very dry conditions found at the study area. No endemic
birds or seabirds were recorded nor were they expected. Also, no threatened or
endangered species were encountered and there waE no evidence suggesting such
species being in the project area.
Impacts and Mitigation
The proposed development would create a more diversified habitat than presently
exists and would likely result in the following &anges in the avifauna and feral
mammals on this site:
1.Some species might experience a dec ine in numbers of individuals.
Species in this situation could be Gray Francolin, and perhaps Spotted
Dove.
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PHYSICAL ENVIRONMENT SECTION 3
2.Populations of all exotic species, with the exception of Gray Francolin and
Spotted Dove, will likely increase dramatically following the proposed
development. Residential property to the east of the site clearly
demonstrates this effect. A drive/walk through census of birds in the
residential area revealed more total species and greater numbers of
individuals of all species.
3.6 NOISE
3.6.1 Existing Conditions
The project site is undeveloped. The closest development to the project site are single-
family homes mauka of Paniolo Avenue. The houses nearest to the project site are about
2,000 feet from the project boundary.
The site is not near any major highways and is not in the flight path of any airports.
Impacts and Mitigation
Construction-related (grading and infrastructure development) noise may impact
on the neighboring homes located near the project site due to the general wind
pattern during the day. Certain construction equipment may be required to be
muffled to minimize the higher noise levels. These higher noise levels will,
however, be short-term impacts. Also, since the nearest houses are about 2,000
feet from the project boundary, significant noise impacts are not expected.
Once the project has been developed, there will be some noise impact from
vehicular traffic on Paniolo Drive and on project roadways. However, the relatively
low volume of traffic, coupled with speed limits of 35 mph or lower, will be
mitigating factors. Noise impacts from roadways are therefore not expected to be
a significant problem.
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3.7 AIR QUALITY
A report on the air quality was prepared in October 1990 and is included in this
document as Appendix C. Present air quality in the proj ct area is mostly affected by air
pollutants from natural, agricultural and/or vehicular s urces. Natural sources of air
pollution emissions which may affect the project area but cannot be quantified very
accurately include ocean, plants, wind-blown dust anc volcanoes. Of these natural
sources of air pollution, volcanoes are the most significz nt.
Volcanic emissions have chronically plagued the project area since the latest eruption
phase of Kilauea Volcano began in 1983. Air pollution emissions from Kilauea consist
primarily of sulfur dioxide. After entering the atmosphere, these sulfur dioxide emissions
are carried away by the wind and either washed out as a id rain or gradually transformed
into particulate sulfates. Although emissions from Kilaue are vented more than 60 miles
southeast of the project site, the prevailing wind patterns eventually carry the emissions
into the Kona and South Kohala areas. These emissions can be seen in the form of
volcanic haze (vog) which persistently hangs over the area. The American Lung
Association is currently studying the character and concentrations of volcanic air pollution
in the Kona area, but to date no results of the study are available.
Although the project is located between two major regional arterial roadways, Queen
Kaahumanu Highway and Mamalahoa Highway, it is several miles from either and unlikely
to be significantly affected by the exhausts of motor veh cles traversing these roadways.
Any air pollution from motor vehicles is likely confined to limited areas near intersections
where and when traffic congestion occurs during poor dispersion conditions.
The State Department of Health operates a network of air quality monitoring stations at
various locations around the state. Unfortunately, verf little data are available for the
Island of Hawaii, and none are available for the South Kohala area specifically. As is
indicated in Table 3-1, the only existing monitoring dati anywhere near the project site
consist of sulfur dioxide and particulate measurements that were made about 30 miles
to the south at Kealakekua during 1985 and 1986. During this two-year period,
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1
measurements of 24-hour average sulfur dioxide concentration at this location were
consistently low with daily mean values ranging from less than 5 to 12 milligrams per
cubic meter (mg/m3). No exceedances of the state/national 24-hour AAQS for sulfur
dioxide were recorded. Twenty-four hour average particulate concentrations ranged from
4 to 28 milligrams per cubic meter. Hence, no violations of the state AAQS were
measured.
TABLE 3-1
ANNUAL SUMMARY OF AIR QUALITY MEASUREMENTS FOR
MONITORING STATIONS NEAREST
WAIKOLOA AFFORDABLE HOUSING PROJECT
Parameter/Location 1985 1986
Sulfur Dioxide/Kealakekua, Kona
Period of Sampling (months) 7 8
No. of 24-Hr Samples 31 40
Range of 24-Hr Values (ug/m) 5-8 5-12
Average Daily Value (ug/m) 5 5
No. of State AAQS Exceedances 0 0
Particulate/Kealakekua, Kona
Period of Sampling (months) 7 8
No. of 24-Hr Samples 34 40
Range of 24-Hr Values (ug/m) 6-22 4-28
Average Daily Value (ug/m)12 16
No. of State AAQS Exceedances 0 0
SOURCE: State of Hawaii, Department of Hearth, 'Hawaii Air Quality Data for the Period of
January 1985 to December 198T
At this time, there are no reported measurements of lead, ozone, nitrogen dioxide or
carbon monoxide in the project vicinity. These are primarily motor vehicle related air
pollutants. Lead, ozone, and nitrogen dioxide typically are regional scale problems;
concentrations of these contaminants generally have not been found to exceed AAQS
elsewhere in the state. Carbon monoxide air pollution, on the other hand, typically is a
microscale problem caused by congested motor vehicular traffic. In traffic congested
areas such as urban Honolulu, carbon monoxide concentrations have been found to
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SECTION 3 PHYSICAL ENVIRONMENT
occasionally exceed the state AAQS. Present concentrat ons of carbon monoxide in the
project area are estimated later in this study based on athematical modeling of motor
vehicle emissions.
Impacts and Mitigation
1. Short-Term Construction-Related Impacts and Miticiation
Short-term direct and indirect impacts on air quality could occur due to
project construction. There are two potential types of air pollution
emissions which could directly result during construction: (1) fugitive dust
from vehicle movement and site excavation; and (2) exhaust emissions from
on-site construction equipment.
State of Hawaii Air Pollution Control Regulations stipulate that emissions of
fugitive dust from construction activities cannot be visible beyond the
property line. Thus, an effective dust control plan for the construction
phases will be necessary to mitigate these impacts. In dust-prone areas
like South Kohala, limiting the area that can be disturbed at any given time,
regular watering of exposed soil areas, applying chemical soil stabilizers,
use of mulches and erosion control fabrics and/or using wind screens may
be necessary. Control regulations also specify that open-bodied trucks be
covered when in motion. Paving of parking areas and roads and
establishing landscaping as early in the construction process as possible
can also lower the potential for fugitive dust emissions.
On-site mobile and stationary constructior equipment will also emit some
air pollutants in the form of engine exhausts. The largest of this equipment
is usually diesel-powered. Nitrogen oxides emissions from diesel engines
can be relatively high compared to gasoli e-powered equipment, but the
standard for nitrogen dioxide is set on an annual basis and is not likely to
be violated by short-term construction oquipment emissions. Carbon
monoxide emissions from diesel engines, however, are low and should be
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PHYSICAL ENVIRONMENT SECTION 3
insignificant compared to vehicular emissions on roadways.
Indirectly, slow-moving construction vehicles could obstruct normal traffic
flow to the extent of increasing overall vehicular emissions. However, this
can be mitigated by moving heavy construction equipment during periods
of low traffic volume. Likewise, the schedules of commuting construction
workers can be adjusted to avoid peak hours in the project vicinity.
2.Long-Term Roadway and Vehicular Movement Impacts and Mitigation
The primary long-term air pollution impact from the project will arise from
the increased motor vehicle traffic associated with the project. Potential
increased levels of carbon monoxide concentrations along roadways
leading to and from the proposed development will be the primary concern.
Based on mathematical modeling of projected vehicular traffic and on
atmospheric dispersion estimates of vehicular emissions (CALINE4), the
proposed project carbon monoxide concentrations along roadways in the
project vicinity will unavoidably be higher at several locations compared to
the without project case, but worst-case concentrations will remain within
the national standards. The highest concentrations will occur in the vicinity
of Queen Kaahumanu Highway at Waikoloa Road.
In 1997 with the project, the estimated maximum worst-case 8-hour
concentration was 7.6 mg/m3 near Queen Kaahumanu Highway and
Waikoloa Road; other locations studied ranged from 3.1 mg/m3 at
Mamalahoa Highway and Waikoloa Road to 6.6 mg/m3 at the intersection
of Paniolo Drive and Waikoloa Road. Either with or without the project,
1997 concentrations will be higher than existing concentrations at most
locations. Comparing the projected values for the existing case to the
AAQS, it appears that both the State and National 8-hour standards will be
met during 1990. The same is true without the project in 1997 except at the
intersection of Queen Kaahumanu Highway and Waikoloa Road. With the
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SECTION 3 PHYSICAL ENVIRONMENT
project, worst-case 8-hour concentrations will meet the national standard
but may occasionally exceed the more atringent state standard along
Waikoloa Road at Queen Kaahumanu Highway and at Paniolo Drive.
Roadway improvements, reduction of traffic or reduction of individual
vehicular emissions will help mitigate increased air pollution levels.
Roadway improvements such as a grade-separated interchange at Queen
Kaahumanu Highway and Waikoloa Road will help lower future air pollution
concentrations. Also, air quality impacts near the intersection of Paniolo
Drive and Waikoloa Road will be diminishec if the north-south collector road
west of and parallel to Paniolo Drive is built in 1995 as planned.
Air pollution impacts from vehicular emis ions can also be mitigated by
reducing traffic through the use of buss s and car pooling, and/or by
adjusting local school and business hours begin and end during off-peak
times. It is also possible that at some point in the future, the State may
adopt either a motor vehicle inspection a d maintenance program, which
ensures that emission control devices are properly maintained and thereby
reduces emissions, or more restrictive em ssion control standards.
3.Long-Term Pro'ect Electrical and Solid Waste Generated Impacts and
Mitigation
The proposed project will generate indirect emissions from power
generating facilities as a consequence of electrical power usage. Peak
power demand at project completion Is not expected to exceed 3
megawatts. Present generating capacity on the Big Island is 161
megawatts with most of this power provide by oil-burning generating units.
Island-wide, peak power demand is curren ly 120 megawatts. Based on the
ratio of peak project power demand to to al present peak power demand
on Hawaii, the project power demand Will result in about a 3 percent
increase in emissions from the electric utility if all project power is derived
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PHYSICAL ENVIRONMENT SECTION 3
from fuel oil.
Indirect emissions from project electrical demand could be reduced by the
use of solar energy design features to the maximum extent possible. This
would include installing solar water heaters, designing homes and building
space so that window positions maximize indoor light without unduly
increasing indoor heat, and using landscaping where feasible to provide
afternoon shade to cut down on the use of air conditioning. Use of wind
power generating unit, solar energy, geothermal energy, ocean thermal
energy conversion and/or other alternative energy sources by the utility
tinstead of fuel-burning facilities also would minimize indirect emissions from
project electrical demand.
Solid waste generated by the project is expected to amount to about 10
tons of refuse (about one 12-ton truckload) per day. At present, the refuse
district handles about 100 tons per day. Most, if not all project refuse will
likely be hauled and either landfilled or burned at another location.
Most solid waste from the project will be buried at the West Hawaii Sanitary
landfill, and any air pollution impacts will be minimal if the landfill is operated
properly. If project refuse is burned instead at a municipal incinerator, air
pollution impacts could be reduced substantially if the incinerator is fitted
with pollution control equipment; i.e., electrostatic precipitators or fabric
filters. Conservation and recycling programs will also reduce solid waste
which would reduce any related air pollution emissions proportionately.
3.8 VIEWS
The project area is located at the 700-foot elevation of the Kohala region, approximately
four miles from the coastline. The predominant views from the project area are the peaks
of Mauna Kea to the east, the Kohala Mountains to the north, and the Kohala coastline
to the west. Southeast of the project area are residential units nestled in the rolling hills
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SECTION 3 11 HYSICAL ENVIRONMENT
of Waikoloa Village. The south slope of Haleakala Crater on Maui is visible on a clear
day. Views onto the project site are of an undisturbec environment, as it is currently
undeveloped. Residents of neighboring mauka houses have clear views of the Kohala
coast.
Impacts
The project will have no significant adverse impa s on existing views. Due to the
relative low-density and mix of single-family and multi-family units planned for the
project, views will be enhanced rather than impedE d. The varying topography and
elevations will allow the developer(s) to site buildings and homes in areas within
the site to minimize significant alterations to the xisting views and view planes.
The views of the project site from existing neighborhoods will be somewhat
impacted due to the introduction of this residentiec I development. To mitigate this
potentially adverse impact, a 50-foot planting easement which will consist of trees
is proposed to run along the length of Paniolo Drive.
3.9 HISTORIC AND ARCHAEOLOGICAL RESOURCES
An archaeological reconnaissance survey was conducted for the project area by William
J. Bonk in August, 1988. The archaeological report in its entirety, is included as
Appendix D in this document.
Literature research, aerial photographs, and field reconnaissance survey methods were
used to conduct the historic and archaeological resource study for the project site.
The prehistoric land use pattern in the Waimea-Waikoloa area was originally subsistence
horticulture and subsistence marine exploitation. By th a latter half of the 16th century,
changes in this pattern occurred as the economy expanded. This trend reached its peak
in the late prehistoric period of the second half of the 1 8th century (Bonk, 1985:6). As
foreign ships increased in numbers at Kawaihae in the early historic period, further
development of a "subsistence-trade" economy occurred. Through the 19th century, as
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PHYSICAL ENVIRONMENT SECTION 3
1
cattle became a more important part of the economic base, the transporting of products
and a money-based economic system gradually evolved.
These cultural changes occurred simultaneously with the related environmental evolution
in the form of botanical and zoological changes. Subsequently, this had an effect on the
land surface. Exotic animals and plants began to replace endemic varieties, and these
changes transformed the physical as well as cultural environment.
At the Mahele of 1848, the land, Waikoloa, was awarded to George Huen Davis, son of
Isaac Davis, the English companion and advisor to Kamehameha I (Soehren, 1980)."
Waikoloa was regarded as "an 'ili'aina of Waimea" as Waimea developed as the "food
basket' of South Kohala. In aboriginal times, before cattle, Soehren (1984) says, these
lands (Waikoloa) were marginal to the Hawaiian economy, serving as a reservoir of
material products such as pili grass and birds. Without an assured source of water, the
midlands of Waikoloa were not able to support horticulture.
Marine exploitation was more readily available for the coastal inhabitants of Waikoloa and
its neighboring ahupua'a. Starting with Reinecke in 1930 and extending to the present,
there is an increasing number of reports covering the lowland regions. The
summarization and analysis of these data show the use of these coastal, inland and
offshore areas as of economic importance in the prehistoric period. If the midlands were
tmarginal, the coastal regions were of importance. This produced an attraction for people
and cultural development within the coastal region, but not in the midlands. Here, only
off and on incursions were made for the gathering of pili grass for the thatching of homes
and other structures, and the passage through these lands on travels elsewhere, hardly
a reason for settlement, or even lingering long enough to leave their cultural marks on the
surface of the ground.
Prior to the development of the village of Waikoloa in the early 1970's only the military left
their mark on the project site. Evidence of the presence of the military (from World War
II) were the remains of field communication wire as well as a number of examples of
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SECTION 3 PHYSICAL ENVIRONMENT
shrapnel fragments.
Impacts and Mitigation
The study reported that no sites of prehistoric or istoric significance were found
on the project site. Thus, any land transformation would not be "archaeologically
detrimental'. In conclusion, Bonk indicated that n further archaeological work is
recommended for the project site.
Notwithstanding the negative survey results, it is always possible that
archaeological artifacts or human burials could be uncovered during construction.
In the event of such discoveries, construction in the immediate vicinity should be
halted, and the State Historic Preservation Divisioi should be contacted as soon
as possible. A staff person from the Division will then assess the situation and
recommend appropriate mitigation measures.
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SECTION 4 SOCIO-ECONOMIC ENVIRONMENT
4.1 OVERVIEW
Real Estate Services, Inc. prepared a Market Research and Analysis report for the
Waikoloa Affordable Housing master plan in June, 1990. The findings of this report are
summarized below. The report reviewed and addressed the anticipated housing
demands created by the resort development at Waikoloa, outlined the affordable housing
alternatives for the County's designated property for this purpose, and identifies the
market for such housing. The report, in its entirety, is included as Appendix E in this
FEIS.
The demographics of consumers for the affordable housing market at Waikoloa include:
I Construction workers for continued resort development along the North
Kona/South Kohala coast;
Permanent work force at completed hotels;
General population growth resulting from continued economic growth.
While housing opportunities for employees of the developments in Waikoloa cannot be
reserved for these consumers exclusively, primary emphasis should be placed on their
needs.
4.2 POPULATION TRENDS
The County of Hawaii is the southernmost and largest island of the Hawaiian Archipelago.
The land area of the County is approximately twice that of all the other islands of the
State combined.
Within the past twenty-five years, tourism has emerged as the primary economic activity
on the island. Much of the economic growth experienced during this period can be
linked with the expansion of the visitor industry.
Page 4-1
SOCIO-ECONOMIC ENVIRONMENT SECTION 4
In 1970, just prior to the adoption of the County Gene ral Plan, the population in the
County of Hawaii numbered 63,468. The 1970 census ount was the first to show an
increase since 1930. Population peaked at 73,325, large ly as a result of the importation
of labor for the sugar industry.
Since 1970, the county's population has continued to grow. The 1980 census registered
an island-wide population of 92,053 people representing a growth of 28,585 residents for
a 45°/* increase over the 1970 census. Estimates prepare d in the 1989 Hawaii State Data
Book suggest a population of 117,500 in 1988.
Three sets of population projections were developed for the County's comprehensive
planning review program, series A, B, and C. The rrajor variable in each of these
projections is the rate of growth of the visitor industry.
Series A is the most conservative projection. It assumes the demise of the sugar industry
and modest expansion in the visitor industry. The overall 1985-2005 rate of growth for
series A of 2.0% per annum is less than the 2.9% rate of employment growth in the
County during the last five years.
Series B projections were developed as a medium series. Sugar employment is
maintained and the overall per annum employment grovith rate is 3.7%.
Series C reflects an optimistic outlook of the County's future. It is assumed that 17,800
hotel rooms plus additional condominium units will be built in the County by 2005. The
average annual growth rate of employment is 4.7%.
The above described population projections are summarized below:
1
Page 4-2
SECTION 4 SOCIO-ECONOMIC ENVIRONMENT
TABLE 4-1
District Distribution
Year 2005 Projections)
District Series A Series B Series C
Puna 39,790 49,910 58,340
S. Hilo 44,115 55,335 65,790
N. Hilo 1,211 1,519 1,806
Hamakua 5,363 6,721 7,896
N. Kohala 5,363 6,721 7,896
S. Kohala 19,203 24,087 28,638
N. Kona 43,250 54,250 64,500
S. Kona 10,899 13,671 16,254
Kau 3,806 4,774 5,676
Total 170,000 216,988 256,796
The proportion of 1980 residential population in East Hawaii to West Hawaii was 67
percent to 33 percent, respectively. County projections for the year 2005 indicate a shift
in population from East Hawaii to West Hawaii. The county projects that by the year
2005, 45.5% of the residential population will be living in West Hawaii.
Patterns and population settlement and growth are defined for the most part by an area's
economic opportunities and its energy resources. The West Hawaii region has many
opportunities to sustain a stable and diversified economy supported by energy resources,
high technology research and development, aquaculture, diversified agriculture,
commercial and sport fishing, seafood marketing and ocean research. Expansion in
these areas will increase job choice and the availability of higher paying jobs.
4.3 AFFORDABLE HOUSING NEEDS/DEMAND
Unpublished population estimates from a Department of Transportation study show that,
within Waikoloa Village, 334 single family units, 226 multi-family units and 69 resort
condos existed in 1987. Projections for 2010 show an additional 2,430 single family and
1,000 multi-family units coming on line. Projected total dwelling units by 2010 are 3,921
with a population of 11,760.
Page 4-3
SOCIO-ECONOMIC ENVIRONMENT SECTION 4
The housing needs of the County of Hawaii's West Hawaii region have been documented
in HUD's Housing Market Analysis report, the State's Re ional Plan for West Hawaii, the
County's Infrastructure Needs Assessment report, Ouee 's Medical study, Peat Marwick
and Mitchell's preliminary Kealakehe plan for the Hou ing Finance and Development
Corporation, and studies done for Puako Mauka, Signal Puako and Parker 2020.
Based on these studies, the projected housing demand n the West Hawaii area ranges
between 1,000 units and over 2,000 units per year. Not only is there a significant pent-up
demand in the area, the situation will be impacted by the thousands of construction and
permanent full- and part-time hotel workers at the Ritz Carlton Mauna Lani, the soon to
be completed Four Seasons at Kaupulehu, South Kohala Resort at Mauna Kea Resort,
the Regent Beach-Kona at Kukio, Kohanaiki, and the Princess Hotel at Kaupulehu.
This demand will be complemented with the necessary SL pport community that will come
along with this hotel construction. This housing de nand can be accommodated
throughout the coast, in Kona, Waikoloa, and other parts of the coast.
It is reasonable to estimate that the housing demand (at prices in the 'affordable' range)
at a level of 1,500 to 2,000 units per year exists in the West Hawaii area for the
foreseeable future.l
Definition of Affordable
It has been customary to separate affordable uni s into family income categories
as follows*:
VERY LOW: families earning less than 0% of median income (under
16,000).
LOW: families earning between 50% and 80% of median income 1
between $16,000 and $25,600).
Page 4-4
SECTION 4 SOCIO-ECONOMIC ENVIRONMENT
LOW/MODERATE: families earning between 80% and 120% of median income
between $25,600 and $38,400).
MODERATE: families earning between 120% and 140% of median income
between $38,400 and $44,800).
I According to the Office of Housing and Community Development (OHCD), the
1990 HUD median income estimate for Hawaii County is $32,000, assuming a
household size of 4 persons.
These income limits can be converted to selling price ranges. A bank and savings and
1 loan were contacted for current loan underwriting policies and they are as follows:
Loan underwriting for typical bank:
gross monthly income/mortgage payment 3.6 to 1
gross monthly income/mortgage and all debt 2.8 to 1
Current 30 year loans (amortization and term) have rates at approximately
10.58% per annum.
I Loan to value ratios are typically 80% to 90%.
Loan underwriting for typical savings and loan:
Housing debt = 28% of gross monthly income
Total debt = 36% of gross monthly income
Page 4-5
SOCIO-ECONOMIC ENVIRONMENT SECTION 4
Current 30 year fixed loans have rates at 10.50%
Loan to value ratios are typically 80% to 90%.
Sales Price Ranges
The various selling prices for houses within the in me groups (i.e., low, low/mod,
and mod) can be computed based on the underw iting policies of the lenders and
the current home mortgage terms.
Category Sales Pri a Ran e
Very Low Income (up to 50%) (Assume Rentals only) 1
Low Income (50% to 80%) up to $7 ,800
Low/Moderate (80% to 120%) $77,800 $117,900
Moderate (120% to 140%) 117,90 - $140,200
Rental Ranges
Based on HUD evaluation standards, a projectec rent to income ratio of 30% is
used. Based on this policy, the following are i dicated rental ranges for each
income group.
Assume: Rent is 30% of gross monthly income
Annual Income Monthly ncome Rent Range
Very Low up to $16,000 up to $ 1,330 up to $ 400
Low 16,000-$25,600 $1,33042,130 400 - $640
Low/Mod $25,600-$38,400 $2,13043,200 645 - $960
Moderate $38,400-$44,800 $3,20043,730 960 - $1120
NOTE: The above projections are based strictly on a family of four people. r
For varying family sizes the estimated median income is adjusted; therefore
the selling price and rental ranges must bD adjusted.
Page 4-6
SECTION 4 SOCIO-ECONOMIC ENVIRONMENT
4.4 PROJECT IMPACTS
The Waikoloa Affordable Housing Project is proposed to provide approximately 1,200
dwelling units which will all be targeted to West Hawaii households whose incomes fall
within the below 50% of median to Hula Mae income ranges. Based on the analysis
above, the project will provide the equivalent of about one year's demand for affordable
housing in this region. While the recommended rental rates and sales prices of these
units are not yet firm, the County's policy will be to provide the greatest possible
opportunity to each of the groups defined and described in these categories.
A major concern in West Hawaii is the affordability of housing: the cost of housing is
comparatively high, while wages in the visitor industry are regarded as low. The problem
is expected to become worse, given the outlook for substantial growth driven by the
visitor industry.
West Hawaii has experienced cycles of rapid and slow housing appreciation, and will
experience similar cycles in the future. These cycles reflect both local conditions (such
as rapid employment growth) and national economic conditions, such as dramatic
changes in inflation and interest rates.
Population and housing impacts of economic development shift over time, in ways that
are not always easy to predict. For example, four recently hired new resort workers
might be young singles sharing one housing unit. A generation later, these four young
people might each be supporting a family of five or six, living now in four different housing
units. Alternatively, the original four young workers might have left, only to be replaced
by four other people sharing the same unit.
Entry level employees can seldom afford to solve their housing needs in ways which are
considered to be conventional; i.e., by purchase or rental of single-family homes or
condominiums in an improved neighborhood for a nuclear family. Instead, most find less
expensive solutions, including staying with their parents or other relatives until they can
Page 4-7
SOCIO-ECONOMIC ENVIRONMENT SECTION 4
afford their own place; finding a roommate to share the i ent; commuting long distances
from non-conforming subdivisions where housing is less expensive; and renting units
often illegal) from owners of single-family homes, and thereby supplementing the income
of these house owners.
Page 48
SECTION 5
1
1
1
1
i
1
I
1
1
1
INFRASTRUCTURE SYSTEMS
AND SERVICES
1
i
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
5.1 TRAFFIC/TRANSPORTATION
A traffic impact study for the project was conducted by Parsons Brinckerhoff Quade &
Douglas, Inc. in August 1990. The report findings, analysis, and recommendations are
summarized in this section. The traffic study in its entirety can be found in this Final
Environmental Impact Statement as Appendix F.
5.1.1 Existing Roadways
Located in the South Kohala district on the island of Hawaii, the site is located just north
of the existing Waikoloa Village. Vehicular access to the site will be provided by the
northerly extension of Paniolo Drive (see Figure 5-1).
A. Local Roadway System
Paniolo Drive serves as a collector road for Waikoloa Village. Paniolo Drive
has an 80-foot right-of-way and its southern terminus intersects Waikoloa
Road and Pua Melia Street forming a cross intersection. The posted speed
limit of Paniolo Drive is 35 miles per hour.
B. Regional Roadway System
Queen Kaahumanu Highway is a two-lane arterial road with unpaved
shoulders. The posted speed limit for Queen Kaahumanu Highway is 55
mph. Left turn bays for southbound traffic and right turn acceleration and
deceleration lanes are provided for northbound traffic at the intersection
with Waikoloa Road. Mamalahoa Highway is a narrow two-lane major
collector road with sharp vertical and horizontal curves. The posted speed
limit for Mamalahoa Highway is 55 miles per hour. Waikoloa Road is a two-
lane east-west collector road that widens to four lanes in the vicinity of
Waikoloa Village. The posted speed limit is 55 miles per hour, which
decreases to 35 miles per hour near Waikoloa Village.
1
Page 5-1
N PRC JECT SITE
AN
ISUND OF HAWAl
Not to Scale
c
0
0o
4Yoimea
I
Pacific
Ocean WAIKOLOA kFFORDABLE
HOUSING P OJECT
ill r
o
2
o ly anioloo; u
rJ kO/
o
rive
Pua Melia R
ro
IIQJee Street Od
aK
c°o
iu o
Marnalahaa1A0
Source: Parsor s Brinckerhoff Quade & Douglas, 1990 '
WAIKOLOA AFFORDABLE HOUSING Figure 5-1:
PROJECT MASTER PLAN Existing Roadways ,
For. Caney of Howell Dept of Howiq A Com unky Development
HIO,Howel
By: R M To"Corporation
Henalir.Howell
October IM
Pmmp 5-2
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
C. Existina Traffic Conditions
Manual traffic counts were taken on August 7 and 8, 1990, at the
intersections of Queen Kaahumanu Highway/Waikoloa Road, Waikoloa
Road/Pua Melia Street/Paniolo Drive, and Mamalahoa Highway/Waikoloa
Road. The morning peak hour occurs from 6:30 to 7:30 a.m., and the
afternoon peak was from 3:30 to 4:30 p.m.
The unsignalized intersection methodology specified in the 1985 Highway
Capacity Manual evaluates gaps in the major street traffic flow and
calculates capacities available for left turns from the major street to cross
oncoming traffic. It also calculates capacities available for left turns from the
minor street onto the major street and for right turns from the minor street
onto the major street. Operating conditions at unsignalized intersections
are expressed in terms of levels of service (LOS), which are designated
from A to F, with LOS A representing the best operating conditions and
LOS F the worst. LOS of D or better is considered to be adequate
operating conditions.
At present, all turning movements within the project vicinity's regional
troadway system operate at LOS D or better.
5.1.2 Future Conditions Without Project
Future conditions refer to the year 1997 --the projected completion period of the project.
The Draft Report of Island of Hawaii Long-Range Highway Plan (Parsons Brinckerhoff,
September, 1990) and a traffic study for Mauna Lani Cove (Belt Collins & Associates,
October, 1989) project a 15 percent annual increase in traffic in the vicinity of Waikoloa.
A. Impacts
Overcapacity conditions on the regional roadway intersections as described
below will occur even without the proposed affordable housing project:
Page 5-3
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
The Queen Kaahumanu Highway/Waikol a Road intersection would
experience overcapacity, or LOS F, condit ons for southbound left turns
from Waikoloa Road because of the incr ase in traffic volumes. The
Mamalahoa Highway/Waikoloa Road intersf ction would experience LOS E
conditions for the northbound left turn movements from Waikoloa Road
during the p.m. peak hour. At the Waikoloa Road/Paniolo Drive/Pua Melia
Street intersection, near-capacity, or LOS E, conditions would result for the
northbound approach during the a.m. and p.m. peak hours. The
southbound left turn movements from Pani to Drive will function at LOS E
during the p.m. peak hour.
Two-lane highway analysis reveals that traffic conditions on Queen
Kaahumanu Highway would increase to LOS E during the a.m. and p.m.
peak hours. Traffic on Mamalahoa Highway north of Waikoloa Road would
increase to LOS E conditions during both peak hours.
5.1.3 Future Conditions with Project Traffic
Trip generation for the proposed project is based on the following assumed land uses
and square footages: 560 single-family and 840 multi-family dwelling units, a 9.2-acre
park, a 5,000 square foot commercial building, and sevet al churches with a total area of
75,000 square feet. (Note: The higher total of 1,400 units was used on the traffic study
to ensure a conservative analysis of traffic impacts.)
A.Trip Generation
Table 5-1 summarizes the trips generated by the Waikoloa Affordable
Housing project.
Page 5-4
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
TABLE 5-1
Project Traffic
A.M. Peak Hour P.M. Peak Hour
Daily Enter Exit Enter Exit
Land Use (Parameter) fvvpd, vph) (vph) vph) (vph)
Single-family (560 d.u.) 3644 104 283 346 203
Mufti-family (840 d.u.) 5024 76 348 263 124
Park (9.2 acres) 336 6 16 8 23
Commercial (5,000 s.f.) 4435 169 169 182 174
Church (75,000 s.f.)577 4 1 21 18
Total: 14,016 359 817 820 542
NOTE: vpd = vehicles per day
vph = vehicles per hour
B. Trip Distribution/Traffic Assignment
Various land uses would encourage internal trips within Waikoloa Village.
Internal trips include trips between residential areas and nonresidential
areas such as industrial/shopping centers, parks, and churches. The
internal trips ranged from 25 percent for residential generated trips to 90
percent for trips generated by the park, commercial and church land uses.
These internal trips were deducted from the total project trips to determine
the number of external trips that would take place on the regional roadway
system. Table 5-2 shows the external trips generated by the affordable
housing project.
The project traffic was distributed to and from two directions: north and
south via Mamalahoa Highway and Queen Kaahumanu Highway. Table 5-2
shows the trip distribution of the generated trips for the affordable housing
project. Figure 5-2 shows the traffic assignment for the generated trips for
the affordable housing project.
Page 5.5
to
wcime0
9
a 0 0)
Mamalahoa
0(0) ==D,
1 (38)
Highway 23(69)
on
M N K4 i1410-Kona
r-
to
a
o
X
to
Project Site
n
o o
0(0) Pua
Paniolo 120(59) e a 2 (90) Melia
Drive 70(60) b 0)Street456(230)
Q
00
00
0
e d
Y 000 - AM Peak Hour
E5 000) - PM Peak Hour
to to L
K017010 N
Queen 6 (208)
Kaahumanu
53(162)
a o(o)
Highway 0(0) =
T to
I 3 I K ilu0—Kona
Source:
Parsons Brinckerhoff Quade & Douglas, 1990
WAIKOLOA AFFORDABLE HOUSING Figure 5-2:
PROJECT MASTER PLAN Project Generated ,
Far: County of Hawaii of Ibuauq d Camnri e
Traffic
ty Dsvalopme
Hilo,Hawaii
By: R M Tow@ Corporation
Honolulu.Hawaii
October 1990
aqe
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
TABLE 5-2
Trip Distribution
Location of Other Trip Ends)
EXTERNAL SOUTH NORTH
A.M. IN 43% 156 51% 80 49% 76
A.M. OUT 60% 491 52% 254 48% 237
P.M. IN 58% 477 52% 246 48% 231
P.M. OUT 42% 266 52% 137 48% 129
C. Project Impacts
1.Local Roadway System
It is assumed that Paniolo Drive will be four lanes wide and will
terminate south of the project. The proposed collector roads will
form the stem of a T-intersection with Paniolo Drive. At these
intersections, the proposed project collector roads will be striped to
provide a dedicated left-turn and a dedicated right-turn lane.
Dedicated left-turn lanes will also be provided on Paniolo Drive at
these collector roads. Roadway cross sections and striping will
conform to the County of Hawaii Standard Details R-32, T-9 and T-10
dated September 1984. Preliminary analysis indicates that
signalization will not be warranted.
The total estimated project traffic volumes at full development will
contribute to the existing regional transportation network, however,
at or near overcapacity conditions will exist at peak periods even
without the affordable housing project.
Page 5-7
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
Project generated traffic volumes for the affordable housing project
were added to the 1997 future traffic volumes (without project), and
the assignment is shown in Figu a 5-3. Tables 5-3 and 5-4
summarize the levels of service for future traffic conditions with and
without the project.
TABLE 5-3
Levels of Service
Unsignalized Intersection)
Future Conditions (Year 1997)
Existing w/o Project w/Project
A.M.. P.M. A.P.M.. A.M. P.M.
Queen Kaahumanu/Waikoloa Road
Westbound
Left D D F F F F
Right A A D D F E
Southbound Left A A A C B E
Waikoloa Rd./Paniolo Dr./
Pua Melia St.
Eastbound Left A A A A A C
Westbound Left A A A A A A
Pua Melia St. Approach
Left B B E E F F
Through A A E E F F
Right A A E E F F
Paniolo Dr. Approach
Left A B D E F F
Through A A B D E F
Right A A C A F A
Mamalahoa Hwy./Waikoloa Rd.
Eastbound
Left A A D E E F
Right A A A A A A
Northbound Left A A A A A A
Page 5-8
to
Waimea
a 144(19 1)
Mamalahoa 87(59)
Highway 45 2 0
to
rn 0Q10 Kai/ua—Kona
M
0
O
4
Elf
m Nv
to
v
LO
Project Site toN
10(38) Pua
PaniolO 238(153) a 25(319) Melia
Drive 833(358) Street
1 co
Q fj
v
M
O f ) LegendN -
0 000 — AM Peak Hour
Q N 000) — PM Peak Hour
N
1 to o
Koha/a
Queen 318(555)
Kaahumanu a 536(747)
Highway 581(8 5j =
to
3 Kai/ua—Kona
1 iii
Source: p
Parsons Brinckerhoff Ouade 8 Douglas, 1990
WAIKOLOA AFFORDABLE HOUSING Figure 5-3:
PROJECT MASTER PLAN 1997 Traffic volumes
w/Project)
Fa: County of Hawaii Dept of Houaap 8 Cammwmty Dwalo MOM
Hiw,Hawaii
By'• A.1A TowiY Corporation
Honofu4 Hawaii
October 1990
Panes 5-9
r
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5 r
1
TABLE 5-4
Levels of Service rTwo-Lane Highways)
Future Conditions (Year 1997)
Existing w/o Project w/Project rA.M.. P.M. A.M. P.M. A.M. P.M.
Queen Kaahumanu Highway
North of Waikoloa Rd. C C E E E E rSouthofWaikoloaRd. C C E E E E
Mamalahoa Highway rNorthofWaikoloaRd. C C E E E E
South of Waikoloa Rd. B B C D C D
D. Mitigation Measures for Regional Roadway System r
For 1997 the capacity of the westbound left turn storage lane at the
unsignalized intersection of Queen Kaah manu Highway and Waikoloa
Road would be exceeded even without tie affordable housing project
traffic. There are two alternatives that could improve operating conditions
at this intersection:
Alternative A: Signalization of this ir tersection would be warranted
based on the Peak-Hour Volume criteria in the Federal Highway rAdministration's Manual on Uniform Traffic Control Devices (1988)
even without the project traffic. Reconstruction of the Queen
Kaahumanu Highway and Waikoloa Road intersection would be
needed with project traffic to include double left turn bays and a
single right turn lane for westbound t affic on Waikoloa Road. A two- r
phase traffic signal at the Queen aahumanu Highway/Waikoloa
Road intersection, with these improvements is projected to operate ratLOSDorbetterduringthea.m. and p.m. peak hours for 1997
with the proposed project. Note that this alternative is not consistent rwithcurrentStateDepartmentofTrELnsportationPolicy.
r
Page 5-10 r
r
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
Alternative B: Realignment of Waikoloa Road to intersect Queen
Kaahumanu at the intersection of Queen Kaahumanu Highway with
the Waikoloa Resort access road and construction of a grade-
separated interchange at this new cross intersection. This alternative
involves constructing Waikoloa Road over or under Queen
Kaahumanu Highway with on-ramps and off-ramps. The State
Department of Transportation prefers this alternative.
The intersection of Queen Kaahumanu with Waikoloa Road will experience
LOS F conditions for southbound left turns from Waikoloa Road as early as
1991; however, completion of a grade-separated interchange is not
anticipated before 1995. Interim improvements,such as signalization, would
provide additional capacity until an interchange is constructed.
The Mamalahoa Highway/Waikoloa Road intersection may not need to be
signalized with the project traffic if the grade-separated interchange is
constructed. Construction of the grade separated interchange at Queen
Kaahumanu Highway may divert traffic away from the Mamalahoa
Highway/Waikoloa Road intersection and lower volumes by providing easier
access to Queen Kaahumanu Highway.
The Waikoloa Road/Paniolo Drive/Pua Melia Street intersection will
experience over capacity conditions in 1997 with the project traffic.
Signalization would also be warranted under Peak-Hour Volume criteria.
Reconstruction and signalization of this intersection will be needed to
provide sufficient capacity at this intersection. The provision of a separate
eastbound left turn lane and use of a westbound through lane for traffic on
Waikoloa Road would be adequate to serve the projected volumes. A
three-phase traffic signal, with improvements, at this intersection would
operate at LOS D or better for both a.m. and p.m. peak hours. However,
a north/south collector road mauka or west of and parallel to Paniolo Drive
Page 5-11
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
is proposed. This road which will connect Paniolo Drive with Waikoloa
Road west of Paniolo Drive should dive some traffic away from the
Waikoloa Drive/Pua Melia Street intersection; completion of the intersection
is estimated to be in 1995.
With the proposed improvements describ d above, the roadway system
would have sufficient capacity to serve the project traffic. The County will
need to coordinate with other developers who are active in the area so that
a coordinated program for regional roadway improvements can be
implemented.
5.2 WATER SYSTEM
The Waikoloa Water Company owns the wells, reservoirs 3nd primary transmission mains
that supply potable water to Waikoloa Village.
The Waikoloa Water Company's potable water wells d aw from the Waikoloa aquifer.
These wells, known as Parker wells No. 4 and No. 5, ar 1 located at the 1,200 foot level
nearly five miles inland from Puako Bay. Both of these Nells tap high quality water (25
ppm chloride content).
In addition, a new well, Waikoloa Well No. 1, with a capE.city of 2 million gallons per day
has recently been completed, and a fourth well, Waikoloa Well No. 2, is under
construction. A new 1-million gallon storage tank will al o be constructed together with
the fourth well.
The combined pumping capacity of the three wells currently in use is 3,000 gallons per
minute, or 4.3 million gallons per day and a sustained yield of 2.3 million gallons per day.
The fourth well will increase the sustainable yield to 3.4 million gallons per day.
Page 5-12
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
In addition to these potable water wells, the existing water system includes a one million
gallon (mg) capacity reservoir near the wells, a transmission main connecting to a second
reservoir of 1.0 mg capacity located at the 300 foot elevation above the Queen
Kaahumanu Highway and the beach resort. The point of connection to the water system
from the project area is an 8-inch main at Paniolo Avenue and Ho'oko Street.
Impacts
If as many as 1,400 units are developed, the project will have an average daily
demand of approximately 560,000 gallons. The Waikoloa water system has
sufficient capacity to satisfy these demands.
On-site system development costs are estimated to be about $988,000. Pursuant
to Section 23-84 of the Hawaii County Code regulating subdivisions, the following
minimum requirements will be complied with for subdivision design and approval:
Provide a water system designed to deliver water at adequate pressure and
volume under peak flow and fire-flow conditions in accordance with the
Water System Standards, State of Hawaii, and the Rules and Regulations
of the Department of Water Supply. The water system shall include, but not
be limited to, the installation of the necessary distribution pipeline, fire
hydrants, and service laterals.
A fee requirement of four-tenths of one percent of the estimated cost for the
construction of the water system, but not less than $25.00, to cover the
costs for plan review,testing, and inspection, shall be applied to the overall
development costs of the project.
All construction plans for on-site water system improvements are subject to
review and approval by Waikoloa Water Company (the Water Company)
pursuant to the Water Company's Rules and Regulations. The Water
Company shall inspect and approve on-site water improvements as they
Page 5-13
1
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
are completed.
5.3 WASTEWATER
At present, there is no sewer system in the immediate vicinity of the project area. The
nearest sewer system is located approximately 7,000 feet southwest of the project site,
and serves the commercial and multi-family areas of Wai oloa Village. The development
of the subject project, as well as the development of other sites in the vicinity, will result
in the need for a new sewage treatment and disposals stem.
Impacts and Mitigation
The existing sewer system is not available for ase by the proposed project.
Preliminary analysis of the sewer system needs for the project indicates that the
project will generate a total average flow of 0.5 mill on gallons per day (mgd). The
proposed on-site improvements will consist primai ily of 8-inch and 12-inch gravity
lines. Sewage treatment facilities will be provide off-site by Waikoloa Sanitary
Sewer Company.
As noted in the Project Description, the new sewage treatment plant is still in the
early planning stages. One of the critical environmental issues that will require
thorough analysis is the issue of effluent disposal methods and possible adverse
impacts on area groundwater resources. This anc other issues will be addressed
during the detailed planning work for the new ewage treatment plant. This
analysis, however is beyond the scope of the present EIS.
All materials and construction of on-site sewer syst m facilities and appurtenances
shall be in accordance with the Department of Public Works of the County of
Hawaii's"Standard Specifications for Public Work Construction," dated 1986, and
the "Standard Details for Roads, Storm Drains a d Sewers," dated 1984, and all
subsequent amendments and additions.
Page 5-14
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
All construction plans for wastewater system improvements are subject to review
and approval by the Waikoloa Sanitary Sewer Co. (the Sewer Company) prior to
construction in accordance with the Sewer Company's rules and regulations. The
Sewer Company shall inspect and approve the complete on-site improvements.
5.4 POWER AND COMMUNICATIONS
An existing underground duct bank which contains a 750 MCM cable (14.47 KVY)
originates from a substation located mauka of the Waikoloa Village's general store and
runs along Paniolo Drive to the project site. Conduits to accommodate cable and
telephone lines are also located within this same duct bank.
Impacts and Mitigation
A new electrical substation will be required to service the proposed and other
future projects. The cost of a new electrical substation will be in the range of $1
million. Project power and communications development costs are estimated at
approximately $1.46 million, assuming that these utility systems will be located
underground. The increased demand for electrical power will probably be met by
oil-fired generating facilities. Geothermal produced electricity may also be a
source of energy for the project.
Energy conservation measures should be utilized to help reduce the project's
energy requirements. These measures should include: (1) engineering and
architectural designs that stress energy conservation, (2) the installation of energy-
saving devices such as solar water heating systems, energy efficient refrigeration,
and energy efficient lighting.
5.5 SOLID WASTE
The proposed project will generate in the range of 10 tons of solid waste per day at build-
out, assuming 1,200 to 1,400 units and 3+ people per unit.
Page 5-15
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
Currently,the solid waste disposal system for West Hawaii has some significant problems.
At best, the existing landfill at Kealakehe can be utilized for another two years. The
County is currently developing plans on an expedited basis for a new sanitary landfill
project, to be located some miles south of the project s te.
Existing solid waste transfer stations at Puako and at Kot ala are currently operating near
capacity. A new solid waste transfer station is being planned at Waikoloa.
Impacts and Mitigation
The proposed project at build-out will generate a significant volume of solid waste
which will add to the volumes of refuse being pr duced by other residential and
resort developments in West Hawaii. A new solid waste transfer station will
probably be needed to service the project and oth gr area developments. Families
living in the County's "affordable housing" project at Waikoloa should be
encouraged to participate in waste recycling anc other waste volume reduction
programs.
5.6 POLICE AND FIRE PROTECTION
5.6.1 Police Protection
The Waimea Police Station provides police protection to a 680 square mile area which
includes South Kohala. There are, at present, 4 patrolmen assigned to each 8-hour shift.
According to current staffing expansion plans at the Wai ea Station, an additional 10 to
12 more people are expected to help meet the district's immediate needs.
Impacts and Mitigation
In order to meet the proposed project's police protection requirements as well as
those of the growing regional population, byte year 2000, a new Waikoloa
Substation has been recommended to be in sery ce (Captain Lawrence Mahuna,
October 31, 1990).
Page 5-16
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
5.6.2 Fire Protection
The Mauna Lani Fire Substation, located 10 miles from Waikoloa, provides fire protection
services to an area that stretches from Mahukona to Kona Village, including the project
area. Currently, 5 firefighters are assigned to each of three weekly shifts.
Impacts and Mitigation
In order to respond to the proposed project's fire protection requirements as well
as those of the growing regional population, the County of Hawaii is planning a
new fire station in the Waikoloa area (telecon with Mauna Lani Fire Station
representative, October 1990). The schedule for this new facility has not yet been
set. In the interim, the project will be served by the Mauna Lani fire substation.
5.7 MEDICAL FACILITIES
The State's Kona Hospital located in Kealakekua, provides medical and health care
services to the Waikoloa area. This hospital's service area covers Kohala to Hawaiian
Oceanview Estates. It is a 75-bed acute care facility which provides a range of services
including long-term care, skilled and interim nursing care, obstetrical, pediatrics,
laboratory, cat scan, physio- and occupational therapy, chemotherapy, and a 24-hour
emergency room. Kona Hospital in currently in the process of expanding its facilities and
services to include a surgical suite and new recovery room.
Two other facilities, Kohala Hospital in Kapaau and Lucy Enriquez out-patient services in
Kamuela, also provide medical services to the project area.
Impacts and Mitigation
The proposed development will result in an increased population in Waikoloa
Village that will require the full range of medical and health care services. The
expansion of the Kona Hospital will help meet some of the health care needs of
this new residential community. A West Hawaii Regional Health Center is currently
being planned in the Kailua-Kona area. North Hawaii Hospital in Kamuela which
is a joint-venture between government and private enterprise, is in the process of
Page 5-17
t
i
INFRASTRUCTURE SYSTEMS AND SERVICES SECTION 5
i
development as a full-service, primary care facility
i
5.8 SCHOOLS
At present, Waimea Elementary, Waimea Intermediate and Honokaa High Schools iincludeWaikoloaVillageintheireducationalservicesareaBothWaimeaElementaryand
Intermediate Schools, and Honokaa High School are oper ting beyond capacity and have
severe shortages of classrooms, according to the State's Superintendent of Education
August, 1990).
i
Impacts and Mitigation
The DOE schools cannot accommodate the large additional enrollment growth i
which will result from the Waikoloa Affordable How ing project and other Waikoloa
projects until additional classrooms are built.
Projected enrollment demand by the project is summarized as follows:
Projected
School Grades Students
Waimea Elementary K thru 5 425-475
Waimea Intermediate 6 thru 8 175-225 i
Honokaa High 9 thru 12 275-325
NOTE: Projections are based on a total Of 1,400 dwelling units. i
The Department of Education is evaluating the offer of approximately 36 acres of ilandfromtheWaikoloalandCompanyforuseasaschoolsiteandcombined
community recreation center. The enrollment pr iections for the Waikoloa area
iwillbemonitoredtodeterminetheDOE's timing r constructing new schools in
the area.
i
5.9 RECREATION FACILITIES
The recreational facilities offered in Waikoloa Village are a private golf course and a 4.3- i
Page 5-18 i
1
r
SECTION 5 INFRASTRUCTURE SYSTEMS AND SERVICES
acre park. The park, which is under construction, is scheduled to be open to the public
in September 1991. It is planned to include a soccer field, softball diamond, and
playground equipment.
Impacts and Mitigation
The proposed affordable housing development will provide a variety of recreational
facilities on the project site: a community park of approximately 9 acres located
at the entrance of the development, and a neighborhood park of 7 acres at the
makai end of the development. The proposed 36-acre public school site adjacent
to the southeast boundary of the proposed project may also offer additional
community recreational facilities, such as ballfields.
1
Page 5-19
1
1
1 SECTION 6
1
1
1
1
1
1
1
1
1
1
1
1
1 ALTERNATIVES TO
THE PROPOSED ACTION
1
1
SECTION 6 ALTERNATIVES TO THE PROPOSED ACTION
6.0 OVERVIEW
The alternatives considered for this evaluation include the "no project" alternative, income
mix alternatives and economic range of housing units, and alternative land use concepts.
Because the original transfer of this property from Transcontinental Development
Company to the County of Hawaii was intended specifically for the purpose of increasing
the badly needed affordable housing supply in West Hawaii, there was no doubt that the
focus of the County's use of this property was for the development of housing.
i6.1 NO ACTION
The "no action" alternative would result in continuation of existing conditions for the
Waikoloa project site. The site would most likely continue in its undeveloped condition.
However, as surrounding development occurs as part of the overall Waikoloa Village
expansion, other uses of this site could occur.
Advantages of the "no action" alternative are few. These advantages include: no further
expenditures of resources by public and private agencies; continued non-use of the site;
and no adverse impacts on the project site generated by development.
The primary disadvantage of this no-project alternative would be the absence of a
planned residential community with a unique mix of affordable housing opportunities to
suit lower and low-to-moderate income families. Additionally, losses resulting from this
alternative would include lost housing and employment opportunities, as well as lost tax
revenues for County and State governments.
6.2 SITE SELECTION
The initial site selection process conducted by Transcontinental Development Company
TDC, the original land owner of the site), involved initially identifying a general area of
approximately 580 acres for evaluation and analysis to determine suitability for residential
development. The purpose of this site study was to help Transcontinental locate a large
enough land area to accommodate a planned affordable residential community.
Page 6-1
1
ALTERNATIVES TO THE PROPOSED ACTION SECTION 6
To determine the best possible location for the affordable housing project site, the
580-acre study area's physical characteristics were asse ed--topography, soils, climate,
flora, fauna, archaeological sites, natural hazards, and existing infrastructure. As part of
the analysis, site constraints were generally identified and developable areas were
delineated. The result of the analysis provided for the selection of the northern portion
or most developable area of the property for the Coun 's housing project.
Even in this selected area, some development constrai is exist. Thus, additional land
was allocated for the recommended site. A total of 340 acres was set aside, of which 25
acres encompass potential flood plains, 10 acres are steep lands, and 5 acres are for a
sewage treatment site. The total net area for the recommended site was thus 300 acres.
6.3 ECONOMIC MIX OF HOUSING UNITS
Maintaining the project's overall economic feasibility whilE truly providing all of the housing
units at affordable rent and sales price levels has been one of the project's major
objectives. To theoretically achieve this balance betweE n the County's social objectives
and economic viability, numerous cash flow analyses were conducted to reflect different
scenarios of economic mixes of types of housing units. Each of the cash flow analyses
contained different sets of assumptions regarding varying per square foot building
construction costs, dwelling unit sizes, and numbers of units assigned to each intended
target group of buyers.
One scenario indicated that total revenues from the sale of 1,000 units would be $129
million, while total development costs (including buildinc construction, subdivision or on-
site development, backbone infrastructure, sales/processing fees, indirect costs for
design, management, loan points, contingencies at 150A, and developer's profit at 5% of
revenues) are $132 million. At an annual deficit financing rate of 12%, the deficit after
financing will be $17 million.
The conclusion to this series of analyses and evaluations was that, to a certain extent,
modification of certain subdivision standards may result in significant cost savings, and
Page 6-2
SECTION 6 ALTERNATIVES TO THE PROPOSED ACTION
may further result in more affordable housing. These modifications need, however, to
1 ensure that such cost-saving methods, (1) will not result in health and safety risks; (2) will
not result in significant added post-construction maintenance costs for the County and/or
for the residents; (3) will not have an adverse visual impact; and, (4) will clearly result in
a greater number of affordable houses and/or lower prices for some or all of the homes.
6.4 LAND USES WITHIN THE AFFORDABLE HOUSING PROJECT
Various alternative development concepts were explored during the master plan
preparation process. This process involved identification of the opportunities and
constraints, which provided the basis for the environmental concept (Figure 6-1).
Developable areas excluded steep slopes, primary ridgeline, and major drainageways.
These constraints added a new dimension to the overall development concept. The
analysis revealed opportunities to enhance the development pattern by incorporating
unbuildable areas as buffer areas. Constraints were thus turned into amenities.
The developable areas were grouped into four different general types:
A) Land type characterized by having soils and vegetation which provide high
visual and drainage absorption.
B) Lands that may be characterized as well-drained sloping uplands.
IC) Enclaves, or valley-like topographic features.
ID) Areas found in the western or makai end of the site -- these are areas of
concentrated drainage.
The different site types presented land use planning and development opportunities in
the general siting within the project site of the internal collector roadway system, housing
sites, neighborhood and community parks, and church/commercial areas.
Page 6-3
t
1
1
1
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i
y i •• v yS HSUa! c
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t
WAIKOLOA AFFORDABLE HOUSING ENVIRONMENTAL
PROJECT MASTER PLAN CONCEPT
For: CouMY of Hawaii Dept.of Houehta a ConnaaatY Development
1Hilo,Hawaii
FIGURE 6-1BY: R.at Towlll Corporation
Honolulu,Hawaii
a00awean 1080
Page 6-4
r
SECTION 6 ALTERNATIVES TO THE PROPOSED ACTION
The general land use planning criteria used were:
Provide approximately 1,200 multi- and single-family housing units in development
clusters averaging 10-20 acres each.
Provide at least one community park located near Paniolo Drive so that it would
be utilized by not only the County project residents, but by adjacent
neighborhoods as well.
Provide an area for "church/convenience commercial' uses that will service the
project as well as adjacent neighborhoods.
The Master Land Use Plan was developed based on these guidelines and criteria.
Page 6-5
SECTION 7
1
1
RELATIONSHIP TO LAND USE
PLANS AND POLICIES
1
SECTION 7 RELATIONSHIP TO LAND USE PLANS AND POLICIES
7.1 THE HAWAII STATE PLAN
The Hawaii State Plan represents a guide for the future of Hawaii. The State Plan sets
forth a broad range of goals, objectives, and policies to serve as guidelines for growth
and development of the State and establishes a coordination system between the State
and County agencies. Chapter 226, Hawaii Revised Statutes, as amended, 1986, states
the following purpose of the State Plan:
it) shall serve as a guide for the future long-range development of the State;
identify the goals, objectives, policies, and priorities for the State of Hawaii; provide
the basis for determining priorities and allocating limited resources, such as public
funds, services, manpower, land, energy, water, and other resources; improve
coordination of state and county plans, policies, programs, projects, and
regulatory activities; and to establish a system for a plan formulation and program
coordination to provide for an integration of all major state and county activities."
Chapter 226-1: Findings and Purpose, FIRS)
The proposed project is generally consistent with objectives and policies of the Hawaii
State Plan. The following sections analyze relevant goals, objectives, policies and
guidelines of the State Plan relative to the proposed project.
A. Section 226-5 Objectives and Policies for Population
The Waikoloa Affordable Housing Project will contribute to the distribution
of future growth expectations of the West Hawaii region by providing a well
managed community offering a mix of housing types and community
support facilities.
B. Section 226-6 Objectives and Policies for the Economy In General
Development of this project will directly benefit the economy in terms of
construction, commercial/retail, public institutional, and real estate
opportunities.
Page 7-1
1
RELATIONSHIP TO LAND USE PLANS AND POLICIES SECTION 7
C. Section 226-12 Ob'ectives and Policies fc r the Physical Environment -
Scenic Natural Beauty, and Historic Resou ces
The project will be designed to promote vie s of the surrounding peaks of
Mauna Kea to the east, the Kohala Mountai s to the north, and the Kohala
coastline to the west. Southeast of the project site are the rolling hills of
Waikoloa Village. The south slope of Halea ala Crater on Maui is visible on
a clear day.
D. Section 226-13 Ob'ectives and Policies fortthe Ph sical Environment- Land,,
Air and Water Quality
Air quality of the Waikoloa Village area will be impacted by traffic generated
from the proposed project and surrounding neighborhoods. Water quality
impacts will be minimal due to implementation of an effective potable water
system and drainage system.
In some areas of the project site, grading of the land will be needed for
roadways and subdivision development. This action will change some of
the natural slopes of the site.
E. Section 226-15 Obiectives and Policies fo Facility Systems - Solid and
Liquid Wastes
Wastewater generated from this project will utilize a new sewage treatment
plant which will be provided off-site by the Waikoloa Sanitary Sewer
Company. Solid waste will be disposed f at the proposed new West
Hawaii Sanitary Landfill.
F. Section 226-16 Ob'ectives and Policies for Facilitv S stems - Water
The proposed project is located within the 3ervice area of Waikoloa Water
Company, and will utilize the potable water upplied by the wells tapped by
this Company.
Page 7-2
SECTION 7 RELATIONSHIP TO LAND USE PLANS AND POLICIES
G. Section 226-17 Objectives and Policies for Facility Systems - Transportation
The proposed project will add to traffic volumes around the project site.
Measures to mitigate the increased traffic include roadway improvements
to off-site roadways and intersections.
H. Section 226-18 Objectives and Policies for Facility Systems -
Energy/Telecommunications
Energy and telecommunication facilities necessary for the development of
the Waikoloa Affordable Housing Project will be planned and coordinated
with the appropriate agencies and public utilities. Energy conservation and
the utilization of energy-saving devices will be encouraged through
guidelines for designers and developers as well as through homeowner
information and orientation programs provided by the County.
I. Section 226-19 Objectives and Policies for Socio-Cultural Advancement -
Housing
The proposed project is designed to accommodate a variety of housing
types suited to families with incomes ranging from below 50% of the median
income to the Hula Mae qualifying levels. This income range is
representative of the general worker population in West Hawaii. The
Waikoloa Affordable Housing Project will be consistent with this section by
offering a mix of housing types (including gap-group and assisted housing),
and costs to suit the needs of a large portion of the housing market.
Integral planning of the overall development will provide necessary support
facilities for these housing areas.
J.Section 226-20 Objectives and Policies for Socio-Cultural Advancement -
Health
Medical and health care facilities are currently located in Kapaau (North
Kohala), Kealakekua (Kona), and Kamuela, with emergency services
provided by the Kohala Hospital and the Kona Hospital. There are
Page 7-3
RELATIONSHIP TO LAND USE PLANS AND POLICIES SECTION 7
anticipated increases of medical and health care services and facilities for
West Hawaii as the development of the re ion continues. In the planning
stages is a North Hawaii Hospital located in Kamuela. This new 50-60 bed
hospital will be a joint venture project be een government and private
enterprise, and is planned as a full-se ice facility. Additionally, the
abundance of recreational facilities anticipated within the project area will
promote "wellness" through physical and r iental health.
K. Section 226-21 Obiectives and Policies foi Socio-Cultural Advancement -
Education
The Waikoloa Land Company is in the process of donating a parcel of land
to the State Department of Education fortthe development of a school site
to service the Waikoloa Affordable Housing project and the surrounding
community. The site is adjacent to the southeastern boundary of the
project site. Close cooperation with the E epartment of Education will be
maintained to ensure adequate provision f educational services.
L.Section 226-23 Ob'ectives and Policies foi Socio-Cultural Advancement -
Leisure
Recreational facilities will be provided wit iin the development offering a
variety of activities including a neighborhood park, ballfields, and recreation
centers. These facilities, as well as the adjacent school site provide an
abundant amount of open space within the project site.
M. Section 226-104 Population Growth and Larid Resources Priority Guidelines
Development of the Waikoloa Affordable F ousing project will result in the
permanent loss of open space as it exists, iowever, the master plan of the
project is designed with open space areas including parks. The proposed
urban use of the land is consistent with 1he State and County land use
policies for this site.
Page 7-4
SECTION 7 RELATIONSHIP TO LAND USE PLANS AND POLICIES
The project site was not determined to be environmentally critical in the
areas of archaeology,flora, and fauna. Any environmental impacts resulting
from development will be mitigated where possible.
N. Section 226-106 Affordable Housing Priority Guidelines for the Provision of
Affordable Housing
The proposed project will incorporate a mix of housing types to include gap
group and assisted housing. While other residential development projects
attempt to offer a mix of market rate and affordable housing units, the
Waikoloa Affordable Housing project is intended to offer all of its units at
rental and sales price levels that will be affordable to families in West Hawaii
that would otherwise be priced out of the housing market.
7.2 STATE FUNCTIONAL PLAN
The Hawaii State Plan is used as the primary tool for directing the planning process for
Hawaii's long-term and short-term goals. Functional plans, created as extensions of the
State Plan, are prepared by the appropriate State agencies to specify objectives, policies,
and implementation actions of their respective concerns. These plans were reviewed and
evaluated with regard to the proposed project. The following are descriptions of
functional plans applicable to the proposed project.
7.2.1 Education Plan
This functional plan relates to educational functions, school systems, goals and growth.
Topics within the plan are organized under four categories: personal skills and
knowledge; employability and economy; social and natural resources; and educational
support services.
Development of the Waikoloa Affordable Housing project, as well as neighboring
communities, will result in an increased demand for educational facilities for the West
Hawaii region. The school site adjacent to the proposed project may include a facility
that will accommodate grades K through 8.
Page 7-5
RELATIONSHIP TO LAND USE PLANS AND POLICIES SECTION 7
7.2.2 Housing Plan
This functional plan, managed by the Housing Finance nd Development Corporation,
deals with orderly development of housing and expanded housing opportunities for
Hawaii's people. Objectives of the functional plan are to:
develop greater opportunities for Hawaii's peopla to secure reasonably priced,
safe, sanitary, liveable homes located in suitable environments that satisfactorily
accommodate the needs and desires of families and individuals';
assist the orderly development of residential area 3 sensitive to community needs
and other land uses."
An innovative concept of the proposed project is to offer a wide range of housing types
with varying costs. The Waikoloa Affordable Housing p oject will address the need for
affordable housing by providing homeownership and re tal opportunities to families and
individuals with varied income levels. For-sale units will be available to families whose
income levels are too low for conventional home buying methods. Housing within the
development will include approximately 1,200 units.
7.2.3 Health Plan
The primary purpose of the State Health Plan is to servo as a guide for State and
County agencies and the private sector in outlining environment related objectives and
health care objectives for Hawaii. This plan, undei the jurisdiction of the State
Department of Health (DOH), focuses on: "preventing disease and promoting healthful
life styles and environmental conditions; ensuring and promoting appropriate provisions
and access to health care; protecting society from poten ial dangers; and enhancing the
quality of air, land and water resources and preventing 3nvironmental degradation."
Currently, the State's Kona Hospital, located in Kealakek ia, provides medical and health
care services to the Waikoloa area. Two other facilities, Kohala Hospital in Kapaau and
the Lucy Enriquez out-patient services in Kamuela, curr ntly provide additional medical
Page 7-6
now
M
MMA
M
r
mom
larnlne
P.
Inourr
Office
of
Housing
r
f"°',,,
arlal
T.
V
unlmura
and
Community
Development
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135-
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Mr
Norman
K.
Hayashi
2-
February
29,
1991
9.
Page
2-
2:
The
commercial/
church
site
acreage
will
be
consistently
shown
as
8.6
acres.
February
28,
1991
Mr.
Norman
K.
Hayashi
111.
Page
2-
6:
The
Final
EIS
sell
include
a
more
detailed
discussion
o
drainage
system
options.
Planning
Director
25
Aupuni
Street
11,
Page
3-
5:
The
text
should
read: "
Mamalahoa
Highway."
Hilo,
Hawaii
967211
12.
Page
3-
I0:
The
occurrence
of
strong
wands
will
be
noted.
Dear
Mr.
Hayashi-SUBJECT:
Waikoloa
Affordable
Housing
Project
13.
Page
5-
2:
th
second
access
road
will
be
available
if
and
when
the
proposed
new
Draft
Environmental
Impact
Statement (
EIS)
the
Final
EI"
collector
road
is
constructed.
This
possibility
will
be
mentioned
in
the
Final
EIS.
We
have
received
your
memorandum
of
January
7,
1991
concerning
the
DEIS
for
151
Page
5-
4:
The
traffic
study
used
the
higher
number
of"
1,
400
units"
in
order
to
be
the
subject
project
In
view(
if
the
detailed
nature
of
your
memorandum,
we
will
respond
oo
the
conservative
side
With
respect
to
your
comments
on
the
absorption
rate
point
by
point.
of
200
or
more
units
per
year,
we
believe
that
this
rate
can
be
achieved,
given
the
I.
Page
1-
2,
Paragraph
3
and
Page
I-
11
The
Final
EIS
will
briefly
discuss
the
tact
that
all
of
the
units
to
he
constructed
here
will
be
affordable.
County'
s
intention
to
utilize
a
pre-
emption
process
for
the
subject
project.
15.
Page
5-
8:
The
headings
for
Table
5.
3
will
be
properly
aligned.
2.
Page
1-
3:
An "
Area
Map"
will
be
provided
in
the
Final
EIS.
16.
Page
5-
10:
The
tact
that
signalization
of
Queen
Kaahumanu
Highway
at
Waikoloa
Road
is
inconsistent
with
current
State
DOT
policy
will
be
noted
in
the
Final
EIS.
3.
Page
1-
3:
The
last
sentence
will
be
deleted.
17.
Page
5-
11:
The
requirement
for
an
interchange
to
be
constructed
by
the
Waikoloa
4
Page
1-
8:
Reference
will
be
made
to
the
botanical
survey.
Land
Co.
will
he
noted
in
the
Final
EIS.
5.
Page
1-
9:
The
pfopised
wastewater
treatment
system
will
he
discussed
in
the
Final
lg
pages
5-
I6:
The
need
for
new
schools
will
be
addressed
in
the
Final
EIS.
EIS.
However,
as
you
know,
this
system
is
still
in
the
early
planning
stages.
19.
Pages
7-
9
and
7-
10:
New
zoning
district
designations
will
not
be
required,
as
the
6
Page
1-
10
and
Page
5.
14:
Future
power
generation
facilities
will
be
discussed
in
project
will
he
implemented
as
an "
Experimental
and
Demonstration
Housing
the
Final
EIS,
and
the
approximate
cost
of
the
new
electrical
substation
will
be
Project."
noted.
We
appreciate
the
thoroughness
of
your
review
and
thank
you
for
your
participation
7.
Page
1.
10
and
Section
5:
Solid
waste
collection
and
disposal
will
be
discussed
in
in
the
planning
stages
of
this
project.
the
Final
EIS.
Very
truly
yours,
g.
Page
1-
11:
The
list
of
Necessary
Permits
and
Approvals
will
be
expanded
to
I
include"
Housing
Agency
Exemption" (
359G, "
RS)
as
well
as
other
permits
noted
A
f•,
in
several
other
comment
letters.
rk{
1(,{
T}
lJ
Brian
Nishimura
Li+
Housing
Administrator
EWaL
wDUawG
OVPORfUrni"
DEPARTMENT
OF
PUBLIC
WORKS
COUNTY
OF
HAWAII
HILO,
HAWAII
Planning
Department
tire- -*
N
page
2
RYK - -
OTT
I',
January
4,
1991
R,-
I
Waikoloa
Affordable
Housing
Project
Draft
EIS
DATE
January
4,
1991
9
J
MOWNAM11
RECD ,
IA
pi
a
1991
RMTC
DRAINAGE
Planning
Department
4.
Drainage
impact
analysis
and
proposed
drainage
systems
meets
with
our
approval.
OM
Robert
K.
Yanabu,
Division
Chief,
Engineering
Division
f,
A
y}!_
Q
We
also
recommend
as
an
alternative
to
the
proposed
channel
along
the
lower
or
west
side
of
Paniolo
Avenue,
a
channel
be
considered
along
the
161[
CT:
WAIKOLOA
AFFORDABLE
HOUSING
PROJECT
DRAFT
EIS
mauka
boundary
of
future
developments
mauka
of
the
Waikoloa
Affordable
Location:
Waikoloa,
South
Kohala,
Hawaii
Housing
property.
TMK:
6-
8-
02:
31
WASTEWATER
We
have
reviewed
the
subject
draft
ITS
and
our
comments
are
as
follows:
S.
No
comments
to
offer.
SOLID
WASTE
ELECTRICAL/
TELEPHONE
6.
In
general
all
underground
electrical
and
telephone
lines
within
dedicable
I.
Impacts
of
solid
waste
generation
need
to
be
addressed.
roadways
shall
be
concrete
jacketed
with
the
exception
of
telephone
a.
The
nearest
transfer
station
is
at
Puako
and
is
presently
operating
service
laterals.
near
capacity.
GO:
st
b.
The
two
other
transfer
stations
in
Kohala
are
also
operating
near
capacity.
cc:
OHCD R.
M.
Towill
C.
The
stated
15
tons/
day
refuse
volume
would
more
than
double
the
refuse
State,
Office
of
Environmental
Quality
Control
loads
presently
being
handled
at
Puako.
This
would
require
the
hauling
of
at
least
two
refuse
trailers
per
day.
The
typical
County
refuse
trailer
has
a
capacity
of
about
16
tons
but
normally
carries
about
12
tons
due
to
the
varying
density
of
refuse.
2.
The
cost
of
hauling
and
landfilling
of
all
construction
wastes
must
be
included
in
the
cast
of
development.
TRAFFIC
ions
a
ec
e
y
s
project
are
Wal
o
oa/
Paniolo,
Waikoloa/
Mamalahoa,
and
Waikoloa/
Queen
Kaa
humanu
Highway.
From
the
report,
these
intersections
will
be
over
capacity
in
the
near
future
without
the
project.
The
Waikoloa/
Paniolo
intersection
is
proposed
to
be
improved
and
signalized
by
Waikoloa
Development
Company
in
conjunction
with
the
Highlands
Golf{
states
project.
The
Queen
Kaahumanu
and
Mamalahoa
intersections
with
Waikoloa
Road
are
under
the
jurisdiction
of
the
State
Dept.
of
Transportation
and
required
improvements
to
these
intersections
should
be
addressed
by
them.
The
EIS
should
address
definite
commitments
for
necessary
improvements
at
all
these
intersections
to
resolve
the
over-
capacity
conditions.
I
Laraine
R.
Inouye
Mayor
Norman
K
Hryaahi
M—
tor
Tad
N.
g.
ko
Planning
Department
Deputy
D,
Mlor
H
Aupuni
Street,
Roam
109
a
Hao,
Hiwia
96720
a
18081%
1-
82"
e.
i^ •
Jr
February
26,
1991
Mr.
Robert
K.
Yanabu
Chief,
Engineering
Division
Dept.
of
Public
Works
County
of
Hawaii
25
Aupuni
Street
Hilo,
Hawaii
96720
Dear
Mr.
Yanahu:SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement (
EIS)
We
have
received
your
memorandum
of
January
4,
1991
on
the
DEIS
for
the
subject
project.Impacts
relating
to
solid
waste
generation
will
be
addressed
in
the
Final
EIS.
The
Final
EIS
will
also
address
intersection
improvements
in
more
detail.
However,
definite
commitments
for
intersection
improvements
will
have
to
be
coordinated
with
other
development
entities
who
are
or
will
be
active
in
the
Waikoloa
Village
area.
Your
suggestions
on
drainage
and
electricalAclephone
lines
will
be
incorporated
into
the
Final
EIS.Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
Very
truly
yours,
Norman
K.
Hayashi
Planning
Director
I ;
R .
County
of
Hawaii
WAIIKO
A
1
n
li
I
January
22,
1991
REC•
Page
Two
o ;
r
I
and
in
Section
5.
2,
page
5-
17,
that
a
third
paragraph
under
Imnecta
be
added,
as
follows:
January
22,
1991
All
construction
plans
for
on-
sit*
water
system
improvements
are
subject
to
review
and
approval
by
Waikoloa
water
Company (
the
Water
Company)
pursuant
to
the
Water
Company'
s
Rules
and
Regulations.
The
Hater
Company
shall
inspect
and
approve
on-
site
County
of
Hawaii
Planning
Department
water
improvements
as
they
are
complete.
Attn:
Mr.
Norman
Hayashi
25
Aupunl
Street
and
in
Section
5.
3,
WASTEWATER,
on
page
5-
14,
add
a
second
and
third
paragraph
under
Imoecta
and
Mitigation:
Hilo,
Hawaii
96720
All
materials
and
construction
of
on-
site
sewer
system
facilities
and
appurtenances
shall
be
in
RE:
Environmental
Impact
Statement
accordance
with
the
Department
of
Public
Works
of
Waikoloa
Affordable
Housing
Project
the
County
of
Hawaii'
s "
Standard
Specifications
for
Public
Works
Construction,"
dated
1986,
and
the
Standard
Details
for
Roads,
Storm
Drains
and
Gentlemen:,
Sewers,"
dated
1984,
and
all
subsequent
amendments
and
additions.
The
proposed
project
falls
within
the
designated
service
zones
approved
by
the
Public
Utilities
Commission
for
the
private
utility
All
construction
plans
for
wastewater
system
companies
Waikoloa
Water
Company (
WWC)
and
Waikoloa
Sanitary
Sewer
improvements
are
subject
to
review
and
approval
by
Co. (
NSSC).
As
such,
development
within
this
project
will
be
the
Waikoloa
Sanitary
Sewer
Co. (
the
sewer
Company)
Subject
to
the
approved
Rules
and
Regulations
of
these
two
com-
prior
to
construction
in
accordance
with
the
Sewer
panies.
Company'
s
Rules
and
Regulations.
The
Sewer
Company
shall
inspect
and
approve
the
complete
on-
site
Certain
amendments
to
the
tariff
structures
of
the
Rules
and
improvements.
Regulations
were
made
by
separate
agreement
between
Waikoloa
Development
Co,
and
the
County.
However,
WWC
and
WSSC
continue
to
Further,
you
should
be
aware
of
water
system
expansions
that
have
have
approval
obligations
for
all
utility
plane
within
this
pro-
been
completed
and
which
are
presently
not
reflected
in
the
DEIS.
ject.
As
such,
we
request
that
the
following
addition
be
made
to
Waikoloa
Well
No.
1,
with
a
capacity
of
2
million
gallons
per
day,
Section
1.
7,
page
1-
11:
has
been
completed
and
is
in
service.
This
should
be
included
in
Section
2.
1.
2,
water
Svetem,
on
page
5-
12.
The
combined
pumping
ca million
gallons
per
day,
resulting
in
a
sustained
yield
of
2.
3
Waikoloa
Water
Company:
Water
Master
Plan
million
gallons
per
day.
A
fourth
well,
known
as
Waikoloa
Well
No.
Approval;
Subdivision
2,
is
under
construction
and,
when
complete,
will
increase
the
Improvement
Drawing
sustainable
yield
to
3.
4
million
gallons
per
day.
An
additional
Approval
1
million
gallon
storage
tank
will
also
be
completed
coincident
with
the
fourth
well.
Both
will
be
in
service
in
the
first
quarter
Waikoloa
Sanitary
Sewer
Master
Plan
of
1991.
Sewer
Co.:
Approval;
Subdivision
Improvement
Drawing
Approval
HCO2Hnx5050
warkolna,
Hawaii
96790
Phonr(
000)
8851000
Fa%
i0001605-
9696
M !
M "
Men **
S
m
m
MM
MM
M
M
MM
taeraine
R
Inouye
M•
ym
County
of
Hawaii
Norman
K
Hayashi
January
22,
1991
Doyr,
m
Page
Three
f,.•"^.
s,
Tad
Naysako
Planning
Department
DepmYD,
odn'-
75
nupum
Suety,
Room
109•
Hao,
Hawaii%
r20•
IxOSI%
1-
BYa
SJ•
Thank
you
for
your
consideration
of
our
comments.
6lncerel ,
8
February
26,
1991
Mc
Stephen
D.
Hicks
5
ep
n
D.
Nicks
General
ManagerNlce
President
Gen
raj
Manager /
vice
President
Waikoloa
Water
Company
and
Waikoloa
Water
Company
and
Waikuloa
Sanitary
Sewer
Cu.
Waikoloa
Sanitary
Sewer
Co.
HCOZ
Box
5050
Waikoloa,
Hawaii
96743
Dear
Mr.
Hicks:
SH:
ac
Melrose
SUBJECT:
Waikoloa
Affordable
Housing
Project
cc:
Mr.
Ken
Draft
Environmental
Imsact
Statement (
EIS
Director
el
Planning
Waikoloa
Development
Co.
P.
O. ,
Box
3028
We
have
received
your
letter
of
January
22,
1991
on
the
DEIS
for
the
subject
Waikoloa,
Hawaii
96747
project.
Mr.
Brian
Nishimura,
Administrator
The
Final
EIS
will
Include
a
listing
of
approvals
needed
from
the
Waikoloa
Water
Office
of
Housing
and
Community
Development
Company
and
from
the
Waikoloa
Sanitary
Sewer
Company.
Your
suggested
additions
to
County
of
Hawaii
5o
Walluku
Drive
the
sections
on
water
system
and
wastewater
system
impacts
will
also
be
incorporated expansions.
In
Hilo,
Hawaii
96740
the
Final
EIS,
as
well
as
the
updated
information
on
year
recent
water
system
expansions.
Office
of
Environmental
Quality
Control
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
465
South
King
Street,
Room
104
Honolulu,
Hawaii
96817
Very
truly
yours,
Ms.
Colette
M.
Sakoda
Senior
Planning
I
1
R.
M.
Towill
Corporation
1•-
k_-
o---\-•
420
Walakamilo
Road,
Suite
411
Honolulu,
Hawaii
96817-
4941
Norman
IC
Hayashi
Planning
Director
r
Mr.
Duane
Kanuha
January
7,
1991
University
of
Hawaii
at
Manoa
Page
2
F.
nrfmnmrnlul
fenlrr
Historic
and
Arch
aeolog
i,
al
Resource (
page
3-
24)
A
U.
4
of
W.
11,
Rivouecs
Rematch
l'
cmcr
I,.,.
ford
317•
Ltyl
Camp.,
Rnad
Our
reviewers
felt
that
the
archaeological
survey
is
insufficient.
Too
I1on00 ,
lh.;
iii
W022
little
time
was
spent
in
the
field
for
an
adequate
search.
Ho
field
map
was
IJyIhonc (
HIM)
T%
7411
prepared
for
the
report.
The
discussion
of
the
survey
methodology
is
also
January
7,
1991
inadequate.
The
finding
of
no
archaeological
sites
is
highly
suspect,
since
RE:
0569
other
sites
along
the
Waimea-
Kawaihae
road
corridor
exist
at
the
same
R _
elevation (
see "
Archaeological
Investigations
of
the
Mudlane-
Waimea-
Kawaihae
DK
I (
L`
II
jj
Road
Corridor,
Island
of
Hawaii"
edited
by
J.
T.
Clark
amd
P.
V.
Kirch,
1983,
Mr.
Duane
Kanuha
RVK
In'
p
Report
Series,
83-
1.
Bishop
Museum).
Fleshing
Departme
Departmental
Re
nt
RECD
I"'
I
I .
IN
nMT(
County
of
Hawaii
Water
System (
page
5-
13)
25
Aupuni
Street
T—
7—_- -
Hilo,
Hawaii
96720
There
is
no
discussion
on
the
impact
of
this
proposal
an
the
capacity
of
Dvll )
I
I -
the
water
System.
Hoy
much
water
will
the
proposal
require,
and
how
will
Dear
Mr.
Kanuha:
this
affect
the
system'
s
capacity?
Draft
Environmental
Impact
Statement
Wastewater (
page
5-
15)
Waikoloa
Affordable
Housing
Project
South
Kohala,
Hawaii
where '
off-
Site'
will
the
waste
water
carried.
What
are
the
characteristics
and
capacity
of
that
facility?
Now
will
this
proposal'
s
The
above
mentioned
project
includes
a
Master
Plan
Development
of
wastewater
discharge
requirements
impact
it
and
other
area
users?
approximately
1200
single
family
housing
units,
church/
commercial
areas,
and
Fire
Protection (
page
5-
15)
recreational
facilities
on
279
acres.
What
is
the
timing
of
the
construction
of
the
new
fire
station
mentioned
The
Environmental Ant
Center
has
reviewed
this
EIS
with
the
assistance
Lee
in
this
section
vis-
a-
vis
the
construction
of
this
project?
Is
adequate
Michael
Graves,
Anthropology;
Joseph
Halbig,
UH
Hilo/
Geology;
and
Lee
Ly
ttl
e,
Environmental
Center.
fire
protection
dependant
upon
this
new
facility?
General
Comments
Unresolved_
Issues (
page
9-
1)
our
reviewers
were
concorned
about
the
general
low
quality
of
this
EIS.
The
Kamakoa
Gulch
floodplain
drainage
study
should
have
been
a
part
of
The
impact
analysis
in
many
sections
were
speculative
and
incomplete.
While
this
Draft
EIS.
The
Final
EIS
should
include
not
merely
the '
preliminary
We
appreciate
the
need
for
cost
containment
in
the
development
of
affordable
findings'
of
this
study,
but
the
final
boundary
demarkations,
particularly
if
gnmp
Plementg
of
the
project
are
to
be
constructed
in
or
near
the
u.. -
O)
ects,
tne
quality
0,
ChVltOhMental
arlaJYSIS
SuOU
La
not
De
floodplain.
compromined
as
a
cost
saving
measure.
It
is
hoped
that
the
Final
EIS
will
show
an
lmptovement
in
the
level
of
analysis.
Thank
you
for
the
opportunity
to
comment
on
this
document.
Poise (
page
3-
16)
X\
0µrs
truly,
The
analysis
is
vague
and
unspecific,
What
are
the
anticipated
t '
14`
1 -
construction
related
noise
levels?
Will
neighboring
homes
be
affected
J
hn
T.
Harrison,
Ph
A
during
early
morning
or
evening
hours?
E
vironmental
coordinator
cc:
OEQC
Office of
Housing
and
Community
Development
R.
M.
To
will
Corp../
Roger
Fujioka
Joseph
Halbig
Michael
Graves
Lee
Lyttle
I
F,
aIU
I)
PPnn
TIINItY
hhll'
IIIYFR
our "
W"
000
r
40t
04
ww
ids
m"
We
d"
Goal
M
a"
W
rr
amine
K
Inouye
May.
Norman
K
Hayaahl Umnor
Tad
N.
g..
ko
Planning
Department
Deputy
D,
eri",
29
Aupuni
SirtH,
R.
IN.
Nil.,
Hawaii%
l30•
1!
091%
1-
B}
A9
February
26,
1991
Mr.
John
T.
Harrison,
Ph.
D.
Environmental
Coordinator
University
of
Hawaii
at
Manor,
Environmental
Center
Crawlofd
317 -
2551
Campus
Road
Honolulu,
Hawaii
96422
Dear
Dr.
Harrison:SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Imoact
Statement (
EISI
We
have
received
your
letter
of
January
7,
1991
on
the
DEIS
for
the
subject
project.
The
Final
F.
IS
will
provide
more
details
on
proposed
facilities
and
probable
impacts,
including
a
more
detailed
description
of
subjects
mentioned
in
your
letter:
Noise,
Water
System,
Wastewater,
Fire
Protection,
and
Flooding.
Your
comments
on
the
archaeological
survey
have
been
noted.
However,
please
refer
to
the
comment
letter
from
the
Department
of
Land
and
Natural
Resources
DLNR),
dated
January
10,
1991.
DLNR
states
that "
we
agree
that
construction
of
this
planned
housing
development
is
likely
to
have "
no
effect"
on
historic
sites."
On
the
subject
of
the "
Kamakoa
Gulch
iloodplain
drainage
study,"
we
agree
that
such
a
study
is
an
important
element
in
the
planning
process.
However,
the
detailed
drainage
study
that
is
needed
for
Kamakoa
Gulch
cannot
be
undertaken
until
detailed
topographic
data
are
available,
and
until
an
overall
strategy
for
drainage
management
has
been
resolved
for
the
several
developments
that
are
being
planned
in
this
area
of
Waikoloa.
At
this
time,
both
the
topographic
data
and
the
drainage
management
discussion
are
in
process.
Thus,
conclusions
cannot
yet
be
documented
in
the
Final
EIS.
Please
be
assured,
however,
that
the
Final
Master
Plan
and
subsequent
design
plans
for
the
subject
project
will
incorporate
the
findings
and
recommendations
of
the
detailed
drainage
study.Thank
you
for
your
participation
in
the
planning
stages
of
the
project.
Etruly
yours.
yash
Planning
Director
r
My
Nolman
K
Hayashi
Qar,
or
Tad
Nagw
o
STATE
OF
HAWAII
r •^+
sn
Planning
Department
Rpuly
Pmr
DEPARTMENT
OF
DEFENSE
rSAupuni
SlrM,
Rmm
rn9•
Hdo,
Hawau%
T10.
1a0a1%
1-
6Ya
OFFCF
OF
THE
ADJUTANT
GENERAL
November
28,
1990
DK
114=T
RvK
RTp
fir
February
26,
1991
Engineering
Office
RECD
NOV
2
9
1990
RMTC
Mr-
Jerry
Matsuda
Lieutenant
Colonel
Hawaii
Air
National
Gurad
I
Contracting
and
Engineering
Officer
County
of
Hawaii
Planning
Dept.
p,
g
Office
of
the
Adjutant
General
25
Aupuni
Street
Dept,
of
Defense
Hilo,
Hawaii
96720
3949
Diamond
Head
Road
Attn:
W,
Duane
Kanuha
Honolulu,
Hawaii
96816-
4495
Gentleinen:
Dear
Mr.
Matsuda:
Naikoloa
Affordable
Housing
Project
DEIS
SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement (
EIS)
Thank
you
for
providing
us
the
opportunity
to
review
the
above
subject
project.
We
have
received
your
letter
of
November
28,
1990
indicating
that
you
have
no
We
have
no
comments
to
offer
et
this
t11ce
regarding
this
project,
comments
on
the
DEIS
for
the
subject
project.
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
Sincerely,
Very
truly
yoyurs,
Qt
1
y-'-) ,
Mani
Colonel
aii
Air
National
Guard
ayas
t
Contracting
A
Engineering
Officer
Planning
Director
cc:
Mr.
A.
Scott
Leithead,
County
of
Hawaii
Office
of
Housing
A
Cotmlunity
Development
Ms.
Colette
Sakoda,
R.
M.
Twill
Corporation
v,
uurvtt
a,
AVu
r ! >
tt
11
t
fink
t
r
M
Mr
Laraine
R
Inouye
Maven
Norman
lL
Hayashi
IN
vaor
f,.•,-„,;
Tad
N.
g..
ko
Planning
Department
n
A."
na
street,
Room
IM•
Hdo,
Hawau%'
RO•
1800%
1-
SIAA
f
P)
1986.
0
It
r
bx --)--'-
I
rr5
s
February
26,
1991
RYR
NOV )
9
1990
Rec'
D
J
1990
RMIt
Mr.
Teuane
Tominaga
a
State
Public
Works
Engineer
Dept.
of
Accounting
and
County
of
Hawaii
7-- -- --_
I_
General
Services
Planning
Department
State
of
Hawaii
25
Aupuni
Street
P.
O.
Box
119
Hilo,
Hawaii
96720
Honolulu,
Hawaii
96819
Attention:
Mr.
Duane
Kanuha
Dear
Mr.
Tominaga:
Gentlemen:
SU8IEC7:
Waikaloa
Affordable
Housing
Project
Subject:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement
fE1S1
Draft
EIS
W
have
received
your
letter
November
29,
1990
indicating
that
you
have
no
Thank
you
for
the
opportunity
to
review
the
subject
document.
We
have
no
comments
to
offer.
comments
s
an
the
DEIS
for
the
subject
ct
protect.
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
Should
there
be
any
questions,
please
contact
Mr.
Ralph
Yukumoto
of
the
Planning
Branch
at
548-
7192.
Very
truly
yours,
Very
truly
Yours,
1
TEUANE
TOMINAJA
Norman
K.
Hayashi
State
Public
Works
Engineer
Planning
Director
RY:
jk
cc:
County
of
Hawaii,
Office
of
Housing
and
Community
Development
R.
M.
TOwill
Corporation
Office
of
Environmental
Quality
Control
am
u
cu
Lmmda.
R
Inouye
Mayw
Norman
K
Hayahi
STATE
OF
HAWAII
DEPAMIENT
OF
RI'
SIN'
ESS,
F.CONO%
uC
DESTLOPME\
T
6
Tot
WSM
Planning
Department
Tad
Nayaako
LAND
USE
COMMISSION
iJ
C
C
omury
Dvecm,
Room
tai,
Old
F,
MnI
11.
114.
1
29
Aopuni
Sheet,
Roma
JM
Rd ,
Hawau%
RD.
Ilml1%
1-
9]
98
ll!\
lert\
am
51n.
Honolau,
11"
i
WO
TehOaone:
54"
11
March
13,
1991
January
7,
1991
Ms.
Esther
Ueda
Executive
Officer
Mr.
Brian
T.
Nishimura
Land
Use
Commission
Administrator
335
Merchant
Street
Office
of
Housing
and
Community
Room
104
Development
50
wa
iluku
Drive
Honolulu,
Hawaii
96813
Hilo,
Hawaii
96720
Dear
Ms.
Ueda:
Dear
Mr.
Nishimura:
SUBJECT:
Waikoloa
Affordable
Housing
Project
Subject:
Waikoloa
Affordable
Housing
Proi
ect
DEIS
Draft
Environmental
Impact
Statement (
EIS)
We
have
reviewed
the
draft
EIS
on
the
proposed
Waikoloa
We
have
received
our
letter
nl
January
4,
1991
indicating
that
you
have
no
Affordable
Housing
Project.
We
have
no
comments
to
offer
at
Y
ry
g
y
this
time
except
to
confirm
that
the
subject
property
is
in
the
comments
on
the
DEIS
for
the
subject
project
except
to
confirm
that
the
subject
property
State
Land
Use
Urban
District
Is
In
the
State
Land
Use
Urban
District.
Thank
you
for
your
participation
in
the
planning
Thank
you
for
the
opportunity
to
comment
on
this
matter.
stages
of
this
project.
Sincerely,
Very,,
trot
XHayashi
ESTHER
UEDArYJ
Executive
Officer
hOrma
EU:
to
Phmmng-
r
Ret
mom
walw4m
Sam
00
r
m
ew
w "
r
m
Looaine
R-
Inouye
OFFICE
OF
STATE
PLANNING
Norman
K
Hryaeki
f
office
of
me
cevernofa _
wr,•••'•
a,
Ki°
r
Iva)
lad
Naip.
o
Planning
Department
Deputy
Prmi°
r
n
25
Aupumi
Sft
H,
Ramp
IN•
Hit-,
Hawaii%
Tat•
isdsl%
t-
eaie
K
u'
i
tnT
December
24,
1990
RYg
nv
RECD
UEC
3
1
1990
RMr
G
Y DKAT
February
26,
1991
County
of
Hawaii
Mr.
Harold
S.
Masumoto
Planning.
Department
Director
25
Aupwti
Street
Office
of
Slate
Planning
Hilo,
Hawaii
96720
Office
of
the
Governor
Attention:
The
Honorable
Norman
Hayashi
State
Capitol
Planning
Director
Honolulu,
Hawaii
96813
Gentlemen:
Dear
Mr.
Masumoto:
SUBJECT:
Draft
Environmental
Impact
Statement Project
Waikoloa
Affordable
Housing
Project
SUBJECT:
Waikoloa
Affordable
Housing
Project
Waikoloa,
South
Kohala,
Hawaii
Draft
Environmental
Impact
Statement (
EIS)
November
1990
ndin
We
have
received
your
letter
of
December
24,
1990
indicating
that
you
have
no
It
is
our
indersta
R
that
the
Office
of
Housing
and
Community
comments
on
the
DEIS
for
the
subject
project.
Thank
you
for
your
participation
in
the
Development ',
idej
of
Cde
County
of
n
340
is
s
in
Walk
to
develop
an
planning
singes
of
this
project.
affordable
resident
rat
development
on
340
acres
in
Waikoloa
Village.
Approximately
1,
2oo
single-
and
multi-
famtly
housing
units
are
proposed
either
for
rent
or
sale.
Very
truly
yours,
According
to
page
7-
g
of
the
DEIS,
the
entire
proposed
project
site
lies
within
the
State
Urban
District.
rherefore
we
do
not
have
any
comments
to
offer
at
this
time.
Normaayashi
Thank
you
for
the
opportunity
to
comment.
Planning
Director
Sincerely,cvqS
y
S
a1d
Harold
Y.
Masumoto
Director
HFD County
of
Hawaii,
uHCll
R.
M. '
fwi
I
l
Corporation
Laraine
Rlnouy<Mayo.
N.
K
Hayashi
wu.
ee
s...
s..
s.
e,
no
o
for
O
Planning
Department
FuNaK:`
n
iEt[
RN)
NE
N0.
STATE
OF
HAWAII
s•
ems
2a
Aupuni
SLIM,
Ram
IM•
Hao,
Hawaa%
TM•
IM)%
1-
ama
OFFICE
OF
ENVIRONMENTAL
QUA
w.
ewrn
nm
asuxr.
xmu
En
January
t,
1991
February
26,
1991
The
Honorable
Duane
Kanuha
Bruce
S.
Anderson,
Ph.
D.
Director County
of
Hawaii
Acting
Director
Department
of
Planning
Office
of
Environmental
Quality
Control
25
Aupuni
Street
State
of
Hawaii
Hilo,
Hawaii
96720
465
South
King
Street,
Rm.
104
Dear
Mr.
Kanuha:
Honolulu,
Hawaii
96813
SU53ECT:
WAIKIWA
AFFORDABLE
HOUSING
PROJECT
Dear
Dr,
Anderson:
DRAFT
ENVIRONMENTAL
IMPACT
STATEMENT
SUBJECT;
Waikoloa
Affordable
Housing
Project
We
have
reviewed
the
document
listed
above
and
have
no
Draft
Environmental
Impact
Statement (
EIS)
comments
to
offer
at
this
time.
We
have
received
your
letter
of
January
a
k1991you
indicating
that
you
have
no
Thank
you
for
the
opportunity
to
submit
comments
on
this
comments
on
the
DEIS
for
the
subject
project.
Thank
u
for
our
participation
in
the
project.
planning
stages
of
this
project.
J
P
1
Yo
y
p
p
Sincerely,4
61
Very
truly
yours,
del(
Bruce
S.
Anderson,
Ph.
D.
Acting
Director
Norman
K.
Hayashi
cc:
A.
Scott
Lelthead
Planning
Director
Colette
Sakoda
4W
00
arm
ar +
r•
r
r .
am-
a*
ISM
4M
OTT
M bK
ROOY
RYK
U16
AEG**
D
JAN
2
1991
R'
M "
Mr.
Duane
Kanuhe
2-
December
12,
1990
STATE
OF
HAWAII
DEFART
W
OF
Mm
ATON
We
request
that
no
conditions
be
imposed
for
off-
site
infrastructure
requirements
by
the
County
as
conditions
for
u.,,...
mm.
building
permits.
We
are
having
critical
funding
problems
o..
me
o..
m
mnnxn.
ma.
December
12,
1990
for
classroom
building
projects
because
of
added
County
requirements.The
Department
of
Education
needs
to
be
kept
Informed
of
plans
for
the
development
to
allow
for
the
timely
addition
of
Mr.
Duane
Kanuhe
cle
seroome.
Planning
Director
Please
contact
the
Facilities
Branch
at
737-
4743
if
there
are
Planning
Department
any
questions.
County
of
Hawaii
25
Aupunt
Street
Sincerely,
Hilo,
Hawaii
96720
Dear
Mr.
Kanuhe:
Charles
T.
Toguchl
SUBJECT:
Draft
Environmental
Impact
Statement
Waikoloa
Affordable
Housing
Project
Superintendent
Waikoloa,
South
Kohals,
Hawaii
IVY
CTT;
jI(/-
e1
TMK:
6-
8-
02:
31
and
Por
26
cc:
E.
Imaf
Our
review
of
the
subject
report
indicates
that
the
proposed
A.
Carson
j
P
P
P
Of
c.
of
Housing
d
Community
Development
project
of
1,
200
single
and
multiple
family
unite
may
have
County
of
Hawaii
the
following
enrollment
impact
on
the
two
schools
listed
W.
M.
Towill
Corporation
below:
Projected
School
Grades
Enrollment
Waimea
Elementary/
K-
5
425 -
475
Waimea
Intermediate
6-
8
175 -
225
Honokae
High
9-
12
275 -
325
We
agree
with
section
5.
7 (
Schools)
which
states
that
both
schools
are
operating
beyond
capacity
and
have
severe
shortages
of
classrooms.
We
must
emphasize
that
the
schools
cannot
accommodate
the
additional
enrollment
until
additional
classrooms
are
built.
Honoksa
High
already
has
limited
apace
for
expansion
and
also
requires
the
replacement
of
old
wooden
buildings.
A
new
elementary
school
serving
grades
1-
5
will
need
to
be
coneldered
In
the
Waikoloa
area
if
this
project
1s
developed.
Additional
Legislative
funds
will
be
required
to
address
the
need
for
more
classrooms.
AN
AFFIRMATIVE
ACTION
AND
EQUAL
OPPORTUNITY
EMPLOYER
r
tmaine
R
Inouye
Mayor
Nmwan
n.
Hayahi
Da"'
or
Planning
Department
Tad
Naga°`°Deputy
urawr
23
Aopuni
Street,
Rowe
1W
a
Han,
Hawaa%
M•
JMi%
I-
SM
February
26,
1991
Mr.
Charles
T.
Toguchi
Superintendent State
of
Hawaii
Department
of
Education
P.
O.
Box
2368
Honolulu,
Hawaii
9681A
Dear
Mr.
Toguchi: SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Imoact
Statement (
EIS)
We
have
received
your
letter
of
December
12,
1990
on
the
DEIS
for
the
subject
project.
We
agree
that
a
new
elementary
school
serving
grades
K-
5
will
be
needed
in
the
Waikoloa
area.
This
new
school
would
serve
the
subject
project
and
other
existing
and
planned
residential
neighborhoods
in
the
Waikoloa
area.
Your
concern
relating
to
conditions
for
off-
site
Infrastructure
requirements
has
been
noted.
However,
the
County
cannot
respond
to
this
request
within
the
context
of
this
EIS
process.
We
will
certainly
keep
you
informed
as
the
subject
project
moves
ahead,
and
we
Very
truly
yours,
Norman
K.
Hayashi
Planning
Director
ow
W
00
40
40
seem
Woo " !
a«
wwfa
a• °
w"
s
y,
motwma
uvew
DEPARTMENT
OF
BUSINESS
a^
ar„„
f
County
of
Hawaii
Planning
Department
umas
w,
nuwa
Page
Two
ECONOMIC
DEVELOPMENT &
TOURISM
un
o-
c_
January
7,
1991
mm
mrvnw.»,
w,
fcxaxrn ,
w
xs,
xoxuuu
x•
wu
vewa
xxo,
m
wmn
of
wfm
r^
f
lion
uv,s
4
Also,
we
recommend
that
the
County
adopt "
energy
efficiency
design
ox-
1
I
oTi
I}
50'
4'
guidelines"
for
this
project.
We
are
enclosing
the
following
for
the
County'
s
nrx
r
n'•"
consideration: (
1)
energy
efficiency
design
guidelines
which
the
Energy
nsao
I11
nA1TC
Division
prepared
for
the
Housing
Finance
and
Development
Corporation (
HFDC)
91:
898e
1991
and
which
were
included
In
HFDC'
s
reauest
for
proposals
for
villages
two
and
three
of
the
Villages
of
Kapolei,
and (
2)
calculations
by
our
consultant,
Peter
Flachsbart,
showing
the
positive
impacts
that
installation
of
solar
water
heaters
and
heat
pumps
would
have
on
home
buyers
at
Kapolei.
January
7,
1991
In
addition,
we
note
that
in
Section
7,
neither
the
State'
s
goals,
objectives,
and
policies
for
energy
as
set
out
in
the
Hawaii
State
Plan,
nor
the
State
Energy
Functional
Plan
is
mentioned.
We
recommend
that
the
FEIS
County
of
Hawaii
Planning
Department
examine
the
proposed
project
for
consistency
with
the
energy
provisions
of
25
Au
uni
Street
both
of
the
above
plans.
The
requirement
for
such
an
examination
is
spelled
p
out
in
the
enclosed
excerpt
from
the
OEQC
Bulletin.
We
are
also
enclosing
the
Hilo,
Hawaii
96720
relevant
portion
of
Act
319
of
the
19
e3bTgFs
tLure
which
amends
Attention:
Mr.
Woman
Hayashi
Section
226-
18(
c),
Hawaii
Revised
Statutes.
Dear
Mr.
Hayashi:
Thank
you
for
the
opportunity
to
provide
comments.
Subject:
Draft
Environmental
Impact
Statement (
DEIS)
Sincerely.
for
Waikolos
Affordable
Housing
Project
n/[i_
C
The
Energy
Division
has
received
the
above
DEIS
and
has
the
following
M, aurlce Energy
Program
Administrator
comments.We
note
that
the
proposed
project
will
result
in
a
significant
increase
Enclosures
in
electrical
energy
demand:
a
peak
demand
of
about
3
megawatts
and
an
average
annual
demand
of
about
15
million
kilowatt-
hours (
Appendix
F.
pages
ad
the
A.
Scott
Lei
20-
21).
The
DEIS
suggests
that
the
increased
demand
will
probably
be
met
by
cc:
Collette
Lei
the
ad
generating
facilities
and
does
not
mention
the
possibility
of
Sakoda
thetfaetathat
considerable
source
of underway
to
develop
the geothermal
power
on
OEQL
the
island
of
Hawaii,
it
should
be
mentioned
as
a
likely
source
of
electricity
for
the
project.Absent
in
this
DEIS
is
any
mention
of
energy
conservation
issues
that
should
be
addressed.
The
Energy
Division
would
like
to
see
language
in
the
Final
Environmental
Impact
Statement (
FEIS)
that
commits
the
County
of
Hawaii
to
the
use
of
energy
conservation
measures
to
help
meet
the
project'
s
energy
I
county
will (
I)
reuuirec
the
rproject'
d
t
f
t
sdesignarchitectsand
engineers
t
the
include
energy
conservation
measures
in
their
designs,pumps
or
the
most
efficientthe
Installation
of
solar
water
beating
Systems.
heat
l
water
beating
technology,
energy
efficient
refrigeration
and
lighting
t
t
g
roof
torten
or
the
top
side
of
the
ceiling
joiW
per
manulwar96'
t
reaommeodadwa.
DESIGN
GUIDELINES •
ADDENDUM
NO.
1
LS
UK
light
colored
fieinh"
a
roof
and
wait
to
nllw $
new
ENERGY
FFICI
NPw
DESIGN
UID
LINES
IA
M"
Inal"
I
Equipment
red
Systems
To
minimise
the
life
cycle
sera
a<
e
sod
We
cycle
wet
of
W
prefect
while
m<
ioblaing
W
111
Consider
age
of
beat
pump
wakrbe<
lera
project
development
objective<
of
Carl
Mativeeer,
11ahk
Wcty,
mcvrip
rod
69611960,
W
following
guidelines
should
be
considered
sed,
where
applicable,
Incorporated
Into
the
project
pals.
Crabs
ow
of
dsolar
nl"
rester
0
provide (
m
future
intaSatios
by
praplumbing
and
tuneieg
power
and
control
wiring,
Id
Site
11202161
and
IAndsceplat
32
Utilize
the
mot
efficient
rcfrigeraom
cloth"
dryerk
and
d'bhwm
era
LI
Orieel
gueeb
to
provide
me
wt/
war
orientation
fit
the
long
dim9nran
of
the
brings
M
3.
4
Install
Oiling
fan
or
provide
for
future
iastallation.
minimize
test
gains
is
the
morning
and
Aereoos.
IS
Use
time
switcb"
to
cut
of
electricity
hea
n"
needed
to
hi
eiry
gb•
mnge
application
an
12
Iecorporme
pedestrian
walkways
and
blewaye
to
encourage
walling
and
bicycling
herniae
equipment
such
a
electric
waterlealer.
home,
whook
parks
and
commercial
mina
3,
15
Install
11wreuem
Bibb
with
high
efruiacy
ballast,_
13
Select
and
plags
landscape
materials
on
the
Kite
to
provide
obtain
to
minimize
but
galas
3.
7
Use
low
water
consumption
waterdorta
in
W
morning
sad
afltnow.
S.
t
Install
Sow
teabicion
an
showers
and
other
water
ergs
which
are
bawe
high
flow
ntgs
Lt
Minimize
Werwr
paved
sarf6e"
that
are
it
shaded
by
beet
awypgk
beE(
ssti
r1,
r
oast
is
Ttovida
fit
adosed
yud
me"
1,
164,
41
Cloth"
Eo"
word
be
41rLUd
Ld
locorpoate
drip
irrigation
rbtrs
appropriate,
sad
automate
4ritatia
system
to
massive
water.
IJ
Select
drough4loltrant
landscape
materials
where
appropriate
to
magic
the
need
fit
water
end
energy
consumption
associated
with
landscape
maintaaaaes
TA
Ibfldtng
D"
Ip
Ll
Ur
operable
wtedown
to
glow
am
verflstioe
he
every
two,
and
orkat
opedep
toward
grog
r*&
L2
Urging
caw (
minimum
Sn
revert,
b<
Bi,
ek
or
shade
1,"
n
to
the&
windows,
especially
an
weak
math
sad
east
sides.
U
Ventilate
ink
wilt
devices
each
r
barren
a
an
near
W
roof
ruse
to
reduce .
Elie
beat
bWMvp
W
reeKEW
beat
amda
to
Mng
areia
11
1"
ar
Magr
basic,(
reflection
fofl-
faced
k
aft
paper
materW
ar
simBnr
practice)
V
W
artk
to
Nam
beat
gala
Wo
Ira
b1,
attic.
Typlak
Ionizing
at
W
andereW
of
W
mom .
r
s !
8W
4M
4r
ftW $
M **
a~ " *
a
an "
apt
am
am "
M
M
so #
s
r ..
IMPACTS
OF
H.
B.
3299
ON
HOME
BUYERS
systems
and
who
use
FHA
financing
are
eligible
for
more
favorable
by
qualifying
ratios
Conventional
mortgage
underwriters
may
credit
Peter
G.
Flaehsbart,
Ph.
D.
borrowers
for
their
reduced
utility
bills
when
calculating
the
borrower'
s
qualifying
Income
The
underwriter
treats
the
reduced
June
23.
1990
utility
bill
as
a
compensating
factor
that
enhances
borrowing
ability.
Since
most
of
the
higher
mortgage
payment
Is
Interest,
It
Can
be
HG
X299
allows
homeowners
to
take
a
3571 (
up
t0
51,
750)
tax
claimed
as
an
itemized
deduction
on
the
home
owner'
s
Income
tax
returns
Assuming
a
f
Ixed
Interest
rate
on
the
mortgage,
the
Increase
redll
fill
installation
Of
a
Solar
hot
water
system
and
a
20% (
up
t0
In
the
mortgage
payment
for
energy
equipment
will
remain
level
over
1400)
tae
credit
for
Installation
of
a
heat
pump
This
report
time,
while
the
utility
bill
savings
may
Increase
If
utility
rates
summarves
the
financial
Impacts
that
this
legislation
could
have
on
increase.
tame
buyers
Impacts
are
shown
for
a
family
of
four
that
buys
a
home
The
attached
tables
show
the
net
total
savings
for
the
buyer'
s
at
Kumu
Ikl
Village
in
Kapolel.
These
homes,
which
will
have
gas
pocketbook
If
the
home
Is
held
either
two
or
five
years.
The
net
total
water
heaters
and
ranges,
are
used
as
the
baseline
case
for
home
savings
for
the
pocketbook
equal
prices,
quatlifyinq
incomes
and
energy
consumption (
I
e,
445
kwh/
mo.
and
256
therms/
mo)
Table
I
shows
the
financial
Impacts
if
Kufnu
Iki
the
tax
credit
with
Interest
cumulative
savings
on
utility
bills)
buyers
Install
energy-
s.
aving
equipment„
Table
II
shows
the
impacts
if - (
Increase
in
down
payment •
sum
of
Increased
mortgage
payments).
all-
electr
Ic
appliances
are
provided
In
a
future
Kapolel
increment
tHom
t[
umplow
e
buyers
who
Install
energy
equipment
would
face
a
change
In
At
F
umu
Ik
I
Village,
a
family
of
four
would
consume
585
kWh/
mo.
qualifying
annual
Incomes,
from
a
decrease
of $
983
to
an
Increase
of
if
their
home
had
a
heat
pump
and
485
kwh/
mo
if
it
had
a
solar $
1,
307,
and
all
would
make
higher
down
payments ($
1191896)
to
system
To
accommodate
the
energy
Improvements,
electric
water
I
Inance
the
energy
improvements
Further,
the
amortized
cost
of
the
heaters
would
replace
the
gas
units.
The
range
would
consume
3.
4
energy
Improvement
would
result
In
higher
monthly
mortgage
payments
therms/
mo
if
it
was
gas
and
55
kwh/
mo.
if
electric
The
family
would ($
1502-$
33.
53),
which
would
be
offset
by
the
savings
on
monthly
pay
63,
44wh
and $
1.
20,'
therm
plus
tire $
6/
mo
service
charges
utility
bills(
S149613002)
titlllbf
rates
would
Increase
an
average
4•
R/
year.
The
family
would
Net
total
savings
for
the
pocketbook
vary
from $
95-$
1,
404
for
need
an
90
gal
tank
for
either
the
heat
pump
or
solar
system,
and
the
property
held
two
years
and
from $
455-$
1,
973
for
property
held
five
combined
solar
panels
would
be
46
square
feet
Installed
cost
would
years.
Variation
Is
due
to
the
type
of
mortgage
financing,
the
buyer'
s
Le $
2,
000
for
the
neat
pump
and$
4.
000
for
the
solar
system
Income
tax
bracket„
how
long
the
property
Is
held,
and
whether
a
home
Afrordahle
housing ($
89,
0004120,
003)
would
require
FHA/
Hula
has
gas
appliances
or
is
all-
electric.
Net
savings
were
found •^
he
rlae
fln:
n
king,
mi]-
level
market
homes ($
179,
000-$
217,
000)
would
greater
for
solar
systems
over
heat
pumps,
all-
electric
home
use
FHA
t
Inane
Ing,
and
upper-
level
market
homes (
1 $
226.
000)
would
those
with
das
appliances,
and
homes
owned
five
Instead
of
two
use _,)
mentwnal
financing
All
home
buyers
would
use
a
30-
year,
Af
foolat-
le
Homes
have
the
greatest
net
savings
for
the
pocketbo
i . ,•
naor
1.
11,
1e
However,
buyers.
who
lowest
In
solar
hot
water
i
Y04TH
KING
STnEET
xEKUANAOA
EUILOING,
PIN
HONOLULU
HAWAU
9661
TELEPHONE(
we,$
466915
E
NOTENORTHY
4
I
I •.
i'!:''^",
JOHN
WAIHEE
guLLETIN
GOVERNOR
IRO
It
MARVIN
T.
MIURA,
Ph
D
EF
OFENVIRONMENT_ L
OUAL
TV
O
DIRECTOR
NEWS
PRON
THE
EPA
lulume
5
September
27,
1988
Number
18
mation
Assistance
Service (
202)
554-
Lle
final
iced
for
Premanufaciuze
1104.
REGISTER
OF
CHAPTER
343.
HRS
DOCUMENTS
mtifi
a
ion
Fees
The
EPA
Administrator
signed
a
Tend
in
Drinking
Water
ea..
sea...........................•.......
eases•
as
a•.................................
final
rule
requiring
fees
from
manufacturers,
importers,
and
Safe
Drinking
Water
Hotline'
s
cor-
all
chapter
J4th
TIES
documents
Environmental
for
publication
In
the
Q12C_
Pw11tUa King
must
be
crocessors
who
are
seeking
Agency
rect
number:
1-
800-
126-
4791
or
addressed
to
the
Office
of
Envir
Docutel
0addres
Control,
465
will
no
king
street,
review
of
premanufacture
notices
202)
782-
5577
in
the
Washington
Poo',
101.
Honolulu,
Hawaii
96613.
Documents
addressed
oNer
vise
rill
sot
be
considered
metropolitan
area.
for
Publication.
PMNS)
for
new
chemicals,
exemp-
Po
ion
applications
and
significant
u..
u........
ee.
e..
e......
ee.
u.
ee....
uu.
eu.......
e........
ne.....
e.
u...........
new-
use
notices
submitted
under
allm
IWJI
Id
Section
5
of
the
Toxic
Substances
NEGATI9a
DECLARATIONS
The
applicant
proposes
to
develop
an
Control
Act (
TSCA).
The
rule
will
Draft
Environmental
Impact
State-
16-
hole '
ebamplonship-
callbre
golf
course
be
published
in
the
pgderel
Regis-
ments
should
comply
with
the
To-
The
following
are
Negative
Declarations
and
operate
it
in
association
with
the
within
two
weeks.
Contact:
quirements
found
in
State
laws
for
or
determinations
made
by
proposing
or
planned
605-
room
Hyatt
Regency
Kauai
at
TSCA
Assistance
Information
Serv-
evaluating
any
energy
impacts
that
proposed
P
osed
develn
ment
approvl%
agencies
that
certain
proposed
Keonal0a
Day.
The
ro
the
project
will
have.
The
mandate
actions
will
not
have
eigni[
leant
effects
will
M
maintained
ice
202
554-
1404.
maintained
ea
a
resort-
oriented
for
such
an
evaluation
la
found
in
on
the
environment
end
there
fora
do
not
facility
but
will
be
opened
to
the
Chapter
344,
HRS ("
State
Environ-
require
EIse (
Els
Rules
11-
200-
11).
public.
It
will
be
developed
also
to
hemieal
Fact
Shettl
Pobllcation
In
the
Bulletin
of
a
Regetive
accommodate
an
locraasing
demand
for
gel=
mantel
policy")
and
a
226,
Declaration
Initiates
a
60-
day
period
play
In
Polpu
and
to
make
South
Kauai
EPA
has
distributed
about
180
fact
HRS ("
Hawaii
State
Pllannnninging
Act").
during
which
litigation
measures
may
be
meta
competitive
with
other
visitor
In
particular,
Chapter
226-
18(
x)(
2)
In
flew
Copies
are
available
at
25
destination
areas
on
the
island.
saw
Jerseyprepared
the
State
of
and (
c)(
3);
226-
52(
x)(
2)
and
nd
226-
103(
f)(
1)
and
cents
per
page
upon
request
to
the
rsey
on
chemicalsicals
wh
ice
must
Office.
Parties
wishing
to
comment
may
The
golf
rnurse
will
consist
of
16
hole',
oe
reported
under
Section
713
of
b)(
2)(
D)
I
e
submit
written
comments
to
the
agency
s
driving
range,
putting
green,
end
title
III (
annual
toxic
chemcial
2)
should
be
noted.
responsible
for
the
determination
clubhouse.
The
clubhouse -
511
be
located
release
reports).
EPA
and
New
indicated
in
project
title).
The
Office
near
the
planned
Hyatt
Regency
Ravel
and
would
a
racleee
a
cony
o[
your
comnena.
will
include
parking
and
access
iron
Jersey
have
committed
to
develop-
ENVIRONMENTAL
COUCNIL
MEETINGS
at,.
end
uxtensinn'.
T!
elabhe"
Na .
a!
Inc)
fast
he-
tIa
on
the
rpmaining
include
a
golf
pro
shop,
restaurant,
golf
Section
317
chemicals
by
December
The
Environmental
ounc
RAUAI
club
storage
room
and
golf
cart
11,
19D8.
Each
fact
sheet
contains
rently
updating
its
list
of
indi-
maintenance
area.
Also
proposed
are
a
viduals,
organizations,
and
agen-
sQkT
COURSE
AT
HYATT
REGENCY
POIPU,
golf .
sums
maintenance
building
And
a
2-
to
5-
page
summery
of
relevant
ties
that
receive
notices
of
its
Aioakn
Resort
Assoclates-
Grove
Tara
temporary
field
nursery
that
will
De
ntormation
on
each
chemical
and
meetings.
All
those
wishing
to
be
Properties,
Ina./
County
o[
Reuel
Planing
located
within
the
P
golf
fairways
away
as
developed
primarily
for
indi-
kept
on
or
added
to
the
list
are
Completion
from
the
golf
clubhnusa.
viduals
working
with
chemicals,
and
also
offers
relevant
and
im-
asked
to
submit
their
names
and
ortant
information
for
general
addresses
to:
Environmental
Coun-
cil,
465
S.
King
Street,
Room
104,
se.
To
obtain
copies
of
the
Honolulu,
HI
96817.
act
shee
ts,
call
the
TSCA
Infor-1
C T YY V
a, e3fi w v
2 m
O RE i LEc9 rcuc
U
U L L w.
R T O
O 0
dr
A C OUO U.G' 7 T rNy _ E a y b(m— O C C L
E
Cvinccm82cm 'as
w E E cvamuc
u am c >20.
a = ce 3 o f >. u
B .. ..
C. B >C O m p deA v.
L C v COL C.V = C
tl w EE E _ T L T i, 2 Nlm: M.
0 —s t°
q
0 0? U > 3 ° 3 P r
C re ysf E- 3. it W
i T A C 'E. S
N 'j ey rA > 9 C '
Jqm
v T
leccE as
L C` _ CC ,u
ft
ooar 3 —` YE
es
o Atli rn D r,2 C n v
SECTION 2 Thus An shall take effect upon its approval 3) Promote prudent use of power and fuel supplies through consena.
tion measures including(education and energy<Ric%n1 practicesApprovedJuly3.19901 and technOloges];
IJ Do ni of Qlt&ffwtivc d d d
lerams.
ACT 319 H.B NO 3299 LI Education and
lS3 Adoption of 11MCGI Mactim and Icchmoloinc, and
A Bill for an Act Relating to Energy Conservation 441 Ensure Ihal the development or expansion of power systems and
sources adequately consider environmental, public health, andBeItExactedbytheUgufrturefifth,Sate of Hive,, as et concerns,and resource limitations-
SECTION I The legislature recognizes lhenced to promoteand support SECTION 3 SM,on 23572, Hawaii Revised Statulo,is amended to
energy conservation and renewable energy msources in the State of Hawaii The read as follows:
legislature finds,however,that the State's dependency on imported fossil fuel
remainsunabated.even in the face ofthe emergence ofcust<Rective,and energy- 4235-121So1a1 so"ted enngv dlsvka,heal peeps orice storage" ms;l
saving lechroloems Accordingly, the use of commercially available energy itm laurels tax credit.(a)[Eachl For lall.bl, years ending
comermationsystems,the adoption ofeiergy-saving measures,and thedevelop- x bl
ment ofdemand-side management programs should be promoted to encourage 9091112 iii January 1.1991 each individual and corporate resident taxpayer
he consumer's efficient use ofenergy madames who filesan individual of corporate netaitcome Is return for ataxable year,maySolarwaterheatingsystemsandheatpumpsareoff-the-shelf,commer- claim a tax credit under this section against the Hawaii state individual or
rallyavailable energyconservation systems that giveevery resident theopportu- corporate net income tax The lax credit may be claimed for any solar or wind
t nity to use an abundant renewable energy resource—the sun.Additionally,ice energy dente.heal pump oridestorage system in an amount not to exceed lea
storage systems are designed to shift the consumption of energy to off-prat perdeco ofthe total costofthe device,heal pump,or icestorage system.provided
periods that the tax credit shall apply only in the actual cost of thesolar or wind energyAlthoughsolarenergysystemsandheatpumpsforwaterheatinganplaydevice,the but pump Or ttt storage system,their acoessortes.and installation
r a major role in energy conservation,thecurrent low pride of imported oil has and shall not include the cost ofoursumer incentive premiums unrelated to the
adversely affected the competitive viability of such devices Further,the canna. operation of the solar or wind energy donee,the heat pump,or rtt storageuedprudentuseofenergybydevices.such as ice storage systems,should be system offered with the ale ofthe solar or wind energy device,the heat pump,orencouragedAssuch,the legislature finds that meentom,m the forth of higher le,storagesystem Thetrod.,shall be claimedagainst net'"Come tax[lability for
state tax credits are needed to ensure that progress will continue toward the the year in which the solar or wind energy device,the but pump,or we storageStatesgoalsofreducingitsdependenceanimportedoilandusingenergysystemwasppurchasedandplacedinuse,provided
prudently One of the purposes of this Act then,is to pronde for a tax credit 1) The lax credit shall be applicable only with respect to solar devices,
increase for the installation of ice storage systems and of solar water healing which arc erectedand placed in service after December 31.1974,but
systems and toclarify thetax creditfor but pumps in newand existing buildings before]Deemober 31,.1992,]January, 1990
Rmogniamg our dependency onimported oil and our fragile andvulncra- 2) In the use of wind energy devices and heat pumps,the tax credit
ble economic foundation,the Hawaii sate plan promotes the prudent use of shall be applicable only with respect to wind energydevices and heat
power and fuel supplies through conservation measures.Consumer demand for pumps which are installed and placed m service after December 31,
energy must be considered an important vanable that can be influenced by 1980,but before(December 31, 1992,andl January 1 1990 and
public utd av actions Demand-side management is the planning and implemen. 3) In the use of tee storage systems,the tax credit shall be,applicable
tatiun of utility actions to Influence consumer use of energy to affect the utility only with respect to ice storage systems which arc installed and
system's demand characteristics Acknowledging the importance of demand- placed in servade after December 31,1985.but before[December 31.
side management,this Act also amends the state policy relating to the use of 1992]January 1 1990
energy to include demand-side management programs as a conservation mu- Tax credits which exceed the taxpayer's mcome lax liability may be used as asurecreditagainstthetaxpayersincometaxlabilityinsubsequentyearsuntilexhaustediffederalenergytaxcreditsarcnotextendedbeyondDecember31.SECTION 2 Section 226-18(c),Hawaii Revised Statutes,isamended by 1985.arc not mtroacuvely extended or reenacted,or federal energy tax credits
amending subsection Ic)to read as follows the mine as or less In amount than the credits m effect during the 1985 taxableyeararcnotenactedduringthetaxableyear1986,then the state lax credit shall
c)To further achieve the energy objectives.it shall be the policy of this be increased to[twenty]fifteen per cent of the 10141 coal after(December 31.
State to 1989,to December 31, 199:
41) Support reuarch and development as well as promote the use of 4b)]'The dtiectar of taxation shall prepare such fortress may be neces-
renewable energy sourced.], try to claim a credit under, this section The director may star require the
2) Ensure a suRmieni supply of energy to enable power systems to taxpayer to furnish reasonable mformalum in order to ascertain the validity of
support the demands of growth[.L the claim for credit made under this sectmn and may adopt racks necessary to
Lmnin<
R
Inouye
Mayor
Norman
K
Hayashi
bK—
W
prer
or
91T
Tad
Nagaesko
w3-
o
Planning
Department
apmy
a.
Ttor
90J
RECD ,
I
me...
4
fm
e„
QN
4
1991
RMT °"°°°°°•
3a
Aupuni
6heN,
Room
109•
Ndo,
HawaO%
n9•
190x1%
t-
aid!
STATE
OF
HAW
II
DKM
oe•.
amrxy
or
sum" ...
HOU81N0
FMI,
NCE
AND
DEVELOGMENT
CORPORA
r."'"
O"'
n•"'
eY1F
a0e
February
26,
1991
All
x.. .
x.
eoeuy...i°'
a
91:
PLNG/
9jt
w'
A..,
Mr.
Joseph
K.
Conant
January
2,
1991
Executive
Director
State
of
Hawaii
Housing
Finance
and
Development
TO:
N
Hayashi
Corporation
C
t
a
Ha
11
Planning
Department
SUN
Ala
Moans
Blvd.
Honolulu,
Hawaii
96813
FROM:
Conant
Executive
Director
Dear
Mr.
Conant
SUBJECT:
DRAFT
EIS
FOR
THE
NAIROLOA
AFFORDABLE
HOUSING
PROJECT
SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Imct
Statement (
EIS)
Thank
you
for
the
opportunity
to
review
the
subject
EIS.
Our
We
have
received
your
memorandum
of
January
2,
1991
on
the
DEIS
for
the
comments
are
as
follows.
subject
protect.
With
respect
to
the
proposed
multi-
family
rental
unite,
it
is
possible
that
the
units
could
be
developed
under
the
State'
s
We
appreciate
our
comments
concerning
the
possible
applicability
to
this
project
Rental
Housing
System (
RHS).
Under
this
program,
rental
projects
PP
y
are
financed
from
the
proceeds
of
tax-
exempt
revenue
bonds
issued
of
the
State'
s
Rental
Housing
System
and
Rental Sh
to
explorelore
tlteceram
The
oin
greater
by
the
Housing
Finance
and
Development
Corporation.
The
HFDC
the
selected
Master
Developer
will,
I
believe,
p
Possibilities
would
retain
ownership
of
the
rental
projects
and
bonds
would
be
depth.
payable
from
and
secured
by
a
lien
on,
and
pledge
of,
the
net
revenues
of
the
entire
system.
The
RHS
could
be
used
in
Your
comments
on
for
sale
units
for
the
Hula
Mae
income
group
and
on
special
conjunction
with
the
HFDC'
s
Rental
Assistance
Program
which
needs
housing
have
been
noted,
and
will
be
incorporated
in
the
Final
EIS.
provides
rent
subsidies
to
lower
the
rent
to
eligible
tenants.
As
for
the
single
family,
for
aalo
units
targeted
for
the
Hula
a
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
price
for
Mae
income
gr
newly
conatructed
unit
in
the
County
of
Hawaii
is
presently
Very
truly
yours,
134,
100 (
not $
167,
000).
Consideration
should
also
be
given
Policy
C(
7)
of
the
State
Housing
Functional
Plan
which
striveses
to
integrate
special
needs
housing
in
new
and
existing
neighborhoods.
As
defined
in
the
Norman
K.
Hayashi
housing
plan, -
special
needs
housing-
means
housing
for
persons
Planning
Director
for
whom
social
problems,
age,
or
physical
or
mental
handicaps
ability
tcan
r
ability
v
independently
be
improved
by
more
suitable
housing
conditions.
JT:
eks
c:
Brian
Nishimura,
Office
of
Housing
and
Community
Development
Colette
Baked&,
R.
M
Towill
Corporation
Office
of
Environmental
Quality
Control
004w ,
Gwswaw
Oman
OW
n •:,
K-
8OTT F-
NORMAN
K
HAYASHI
2-
January
26,
1991
REC'
g
FEB
w..
RMT
a.
a.. ..
If
you
should
have
any
questions,
please
contact
the
Sale
Drinking
Water
Branch
STATE
OF
HA
A1- -
at
543-
8258
MPARTMEM
OF
H
LTH
Wastewater
Disposal
January
31,KAWAH
1 .
m,
At
this
time,
the
details
of
wastewater
treatment
and
disposal
plans
from
the
site
January
31,
1991
xvaso
are
Incomplete
91-
1-
006
In
our
previous
comments
to
the
Master
Plan,
Environmental
Impact
Statement
Preparation
Notice
date
September
1990,
we
recommended
the
use
ofa
MEMORANDUM
centralized
collection
and
treatment
system
meeting
the
current
requirements
of
Chapter
11-
62
However,
please
be
informed
that
proposed
revisions
to
Chapter
TO.
Norman
K.
Hayashi,
Director
11-
62,'
Wastewater
Systems'
will
require
that
such
a
centralized
wastewater
Planning
Department
County
of
Hawaii
treatment
facility
be
constructed
to
meet
county
standards.
Also,
the
subject
area
Is
above
the
UIC
line,
therefore
the
use
of
injection
wells
as
a
means
of
effluent
FROM
Director
of
Health
disposal
are
prohibited.
SUBJECT
Draft
Environmental
Impact
Statement
If
you
should
have
any
questions,
please
contact
Harold
Yee
of
the
Wastewater
P
Branch
at
543-
6295.
Waikoloa
Affordable
Housing
Project
Waikoloa,
South
Kohala,
Hawaii
TMK:
6-
8-
02:
31
and
por.
26
Very
truly
yours,
J ,
Thank
you
for
the
opportunity
to
review
and
comment
on
the
subject
document.
We
have
examined
the
Draft
Environmental
Impact
Statement(
DEIS)
and
have
the
following
JOHN
C.
LEWIN,
M.D
comments
to
offer.
Director
of
Health
Drinking
Water
cc:
Wastewater
Branch
1.
According
to
the
DEIS,
the
proposed
project
will
be
served
D
the
Waikoloa
Safe
Drinking
Water
Branch
Water
Company(
Public
Water
System
No.
135).
The
development
will
R.
M
of
ill
CorpHousing
Community
Development(
Hawed
County)
R.
M
Towill
Cor
require
the
installation
of
a
new
12-
Inch
waterline,
fire
hydrant,
and
service
laterals
Section
11-
20-
30
of
Chapter
20
requires
that
new
or
substantially
modified
distribution
systems
for
public
water
systems
be
approved
by
the
Director.
2.
The
proposed
development
is
situated
above
the
Department'
s
Underground
Injection
Control(
UIC)
line.
Land
areas
located
above
the
UIC
line
are
generally
considered
to
contain
underground
sources
of
drinking
water
These
areas
should
therefore
be
protected
against
all
sources
of
groundwater
contamination.
3.
According
to
the
DEIS,
drywells
will
be
used
for
the
disposal
of
surface
water
runoff.
Since
these
drywalls
would
be
classified
as
Injection
wells,
they
must
comply
with
the
Department'
s
Administrative
Rules,
Title
11,
Chapter
23,'
Underground
Injection
Control'
Chapter
23
requires
UIC
permits
for
the
construction
and
operation
of
all
Injection
wells.
7
r
Lorraine
R.
Inouye
Mayor
Norman
K
Hayashi
Dora.'
Tad
Nagaaako
Planning
Department
Deputy
Drano.
25
Aurora
Snetl,
Ramon
109•
Haa,
Hawaa%
no•
1110111%
1-
112118
February
26,
1991
John
C.
Lewin,
M.
D.,
Director
State
of
Hawaii Department
of
Health
P.
O.
Box
3379
Honolulu,
Hawaii
96901
Dear
Dr.
Lewin:SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement (
EIS)
We
have
received
your
letter
of
January
31,
1991
on
the
DEIS
for
the
subject
project.
Your
comments
concerning
the
need
for
the
Director'
s
approval
of
the
proposed
public
water
system
and
the
need
for
UIC
permits
for
injection
wells
have
been
noted
and
will
he
mentioned
in
the
Final
EIS.
The
need
to
protect
groundwater
resources
in
this
area
will
also
be
discussed.
The
Final
EIS
will
include
a
description
of
the
proposed
wastewater
treatment
and
disposal
systems.
Thank
you
for
your
participation
in
the
planning
stages
of
the
project.
Very
truly
yours,
Norman
K.
Hayashi
Planning
Director
i
r
r
l
Ir
irs
rf
t
r
r
a
r "
sees
r
r
r
r
JONHNN
WAIIHEE
FMARD
V
NIRATA
11'
11
1—
iLZI-
e
ocrvn
rnaurns
bK
1
T
VVV
OAxTxxPI
IHIm
APq
IICI(
P
ALDN
HtRANO
100))
AA
Ks
HOOZ
Dr.
Bruce
Anderson
Hwy-
PS
2.
5251
RED
1911
RNII.
cALVIXN
TsooA
Page
2
INRERr
RE,
FRTD
January
18,
1991
U
I -- -
i"--
STATE
OF
HAWAII
p•(
ft
I
EPARTMENT
OF
TRANSPORTATION
HWY-
PS
I
mF
nRraeowLSTWET
2.
5251
HDNDLLnu
w.
wul
M,
3a-
mW
5.
Utilities
should
be
placed
underground
to
mitigate
any
impact
January
18,
1991
on
scenic
vistas.
6.
Bikepaths
and
highway
landscaping
should
be
considered
and
addressed.
7.
This
project
should
be
coordinated
with
other
developments
in
the
adjacent
areas.
MEMORANDUM
B.
Costs
for
required
roadway
improvements
shall
be
borne
by
the
TO:
Dr.
Bruce
Anderson,
Acting
Director
developer.
Office
of
Environmental
Quality
Control
FROM:
Edward
Y.
Hirata,
Director
r/
bc:
R.
M.
Towill
Corporation
SUBJECT:
DRAFT
EIS,
WAIKOLOA
AFFORDABLE
HOUSING
PROJECT
TMK:
6-
8-
02:
31
AND
PORTION
26
We
have
the
following
comments:
1. (
a)
A
grade-
separated,
full
diamond
interchange
should
be
constructed
at
the
intersection
of
Waikoloa
Road
and
Queen
Kaahumanu
Highway,
and (
b)
Mitigation
measures
for
the
intersection
of
Waikoloa
Road
and
Mamalahoa
Highway
should
be
proposed
and
submitted
for
our
review.
Plans
for
these
improvements
should
be
coordinated
with
our
Highways
Division.
2.
The
developer
should
be
aware
of
our
plans
to
have
Queen
Kaahumanu
Highway
serve
as
a
high
speed,
limited
access,
divided
freeway.
Access
to
the
freeway
will
be
allowed
only
at
designated
locations.
3.
Any
work
within
the
State
highway
right-
of-
way
will
require
a
permit
and
construction
plans
must
be
submitted
for
our
review
and
approval.
4.
Additional
regional
traffic
mitigation
measures
required
as
a
cumulative
result
of
this
and
other
projects
in
the
area
should
also
be
provided
by
the
developer.
The
developer
should
participate
in
the
funding
and
construction
of
such
regional
traffic
improvements
on
a
prorata
basis,
as
determined
by
the
State
Department
of
Transportation.
Laraine
It.
Inouye
Morn•
Naman
K
Ha...
hi
0.r••
ioe
F•.,
Mann
Tad
Nagako
Department
newiya,
ato,
25
Aupuni
Street,
Room
109 •
Hit ,
Hawaa%
7N)•
19061%
1-
9299
y ;
Y
February
26,
1991
Mr.
Edward
Y.
Hoata
Director State
of
Hawaii Department
of
Transportation
869
Punchbowl
Street
Honolulu,
Hawaii
96813-
5097
Dear
Mr.
Hirata:SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement (
EIS)
We
have
received
a
copy
of
January
18,
1991
memorandum
addressed
to
Mr.
Bruce
Anderson,
Acting
Director,
Office
of
Environmental
Quality
Control,
concerning
the
DEIS
for
the
subject
project.
We
agree
that
intersection
improvements
will
be
needed
at
Waikoloa
Road/
Queen
Kaahumanu
Highway,
and
at
Waikoloa
RoadlMamalahoa
Highway.
However,
a
resolution
of
these
improvements
is
beyond
the
scope
of
this
EIS
process.
The
County
will
work
with
other
development
entities
that
are
active
in
the
Waikoloa
area
to
develop
intersection
improvement
plans
that
will
be
acceptable
to
your
department.
Your
other
comments
and
suggestions
have
been
taken
under
advertisement
and
will
he
incorporated
into
the
Final
EIS
as
appropriate.
Thank
you
for
your
participation
in
the
planning
stages
of
the
project.
Ve/
rryy
truly
yours,
Norman
K.
Hayashi
Planning
Director
s
r
so
40
I• +
w
w
s
w
a..
H uK
I
I
Sri
Jn'
T
al
SiK
xd
RECD
If'.
I
I
lyy4Mr.
Norman
Hayashi
2-
Doc.
No.:
9545E
DKM
usieu
x
r`•°
u•.
oio
1
STATE
OF
HAWAII
V4O^""'
Our
State
Historic
Preservation
Division
Should
then
be
Contacted
DEPARTMENT
OF
LAND
ANO
NATURAL
RESOURCES
as
soon
LB
possible
90
that
one
of
Our
staff
Cap
asaeas
the
situation
and
recommend
appropriate
mitigation
measures
if
ww.
wo."
s.
ws.
oM,.,•,
necessary.
IM
Our
Divisions'
of
Water
Resource
Management
and
Forestry
and
REF:
OCEA;
JN
Wildlife
will
comment
directly
to
you
if
they
have
comments.
e`•.•
o'•.•.
wmo..,•.
Thank
you
for
you
cooperation
in
this
matter.
Please
feel
free
to
File
No.:
91-
223
call
me
or
Bob
Johnson
at
our
Office
of
Conservation
and
JAN
10
1991
Doc.
No.,
9545E
Environmental
Affairs,
at
548-
7837,
If
you
have
questions.
Very
tf
lr
The
Honorable
Norman
Hayashi,
Director
Planning
Department
County
of
Hawaii
William
W.
Pety
25
Aupuni
Street
Hilo,
Hawaii
96720
cc:
ooffice
of,
HousinV
a
Community
Developmen
County
of
Hawaii
Towill
Corp.
Dear
Mr.
Hayashis
Environmental
Quality
Control
Subject;
Environmental
Impact
Statement (
EIS)
Welkoloa
Affordable
Housing
Project
South
Kohala,
Hawaii,
TMK:
6-
8-
02:
31
and
portion
26
Thank
you
for
giving
our
Department
the
opportunity
to
comment
on
this
matter.
We
have
reviewed
the
materiels
submitted
by
the
State
of
Hawaii-
Office
of
Environmental
Quality
Control
and
have
the
following
comments.
We
concur
that
the
archaeological
survey
adequately
demonstrates
the
probable
absence
of
historic
site@
in
the
279
acre
planned
housing
development
and
that
the
historic
literature
review
depicts
the
area
an
having
been
marginal
for
major
subsistence
and
residential
activities.
These
results
are
also
adequately
addressed
within
the
main
text
of
the
EIS.
We
agree
that
construction
of
this
planned
housing
development
is
likely
to
have
no
effect"
on
historic
mites.
We
would,
however,
ask
that
one
addition
be
made
to
the
main
text
of
the
EIS
where
Historic
and
Archaeological
Resources
are
discussed.
Despite
negative
survey
results
and
an
overall
low
probability
of
finding
historic
remains,
it
is
always
possible
that
some,
including
human
burials,
could
be
uncovered
during
construction.
Please
ask
the
Applicant
to
add
a
statement
which
acknowledges
thin
possibility
and
Commits
then
to
halting
construction
in
the
immediate
vicinity
of
an
inadvertent
discovery.
r
Laraine
R.
Inouye
Maven
Norman
K
Hayashi
D-
1.,
J,,•..,,
Tad
Nayako
Planning
Department
n
putt'
tx
xtor
29
AupunV
SaK1,
0.
00a
Im•
Hao,
Hawaa%
RO•
190!
1%
1-
8118
February
26,
1991
Mr.
William
W.
Pary,
Chairman
State
of
Hawaii Department
of
land
and
Natural
Resources
P.
O.
Box
621
Honolulu,
Hawaii
96809
Dear
Mr.
Paty:
SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Imp
a
t
Statement (
EIS)
we
have
received
your
letter
of
January
to,
1991
on
the
DEIS
for
the
subject
project.
Thank
you
for
your
concurrence
with
the
DEIS
finding
that
the
subject
proilct
is
likely
to
have "
no
effect"
on
historic
sites.
In
accordance
with
your
request,
we
a
paragraph
to
the
Final
EIS
that
addresses
procedures
to
be
followed
In
the
event
that
historic
remains
are
discovered
during
construction.
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
yeq
truly
yours,
ljo
Hayash
Planning
Director
M
man
w
MM
M
ron
s
r
r
Moft
M "
r
M
M
Lorraine
It
Inouye
Mayor
UNITED
STATES
SOIL
Httr
P, "
BbK
UO
Nomura
K
Hayashi
DEPARTMENT
OF
CONSERVATION
9VR
HOIA
LU,
I
I
Duet.,
AGRICULTURE
SERVICE. -
Tad
Nagasako
u'
C'
D
INy
1991
gMTC
Planning
Department
Urn."
wrta .,
G
y
wary
8,
1991
2S
Aupum
Sheet
R.
109•
MO.,
HamaB
9472•
I6U61941-
6288
County
of
Hawaii
Planning
Department
On
behalf
of
the
Mayor,
County
of
Hsun
it)
February
26,
1991
25
Aupunl
Street
Hilo,
Yaws
It
96720
Mr.
Warren
M.
Lee
Attention:
Mr.
Duane
Kanuhe
Acting
State
Conservationist
U.
S.
Department
of
Agriculture
Sod
Conservation
Service
Dear
Mr.
Kanuhe:
P.
O.
Box
50004
Honolulu,
Hawaii
96850
Subject:
Draft
Environmental
Impact
Statement (
DEIS) -
Waikoloa
Affordable
Housing
Project,
South
Kohala,
Hawaii
Dear
Mr.
lxe:
The
above-
mentioned
document
he.
been
reviewed
as
requested.
We
offer
the
SUBJECT:
Waikolua
Alfordahle
Housing
Project
following
comments
your
consideration:
Draft
Environmental
Impact
Statement (
EISI
Blowing
duet
and
dirt
can
be
expected
to
be
a
problem
during
construction,
hence
the
developer
will
used
to
ensure
that
proper
dust
control
measures
We
have
received
your
letter
of
January
8,
1991
on
the
DEIS
for
the
subject
are
In
place
and
operatlonsl
prior
to
ground
breaking.
These
measures
project.
could
Include
water
trucks,
temporary
irrigation
systems,
mulches,
and
erosion
control
fabrics.
The
soil.
in
the
Watkolo
r
area
are
highly
We
agree
that
proper
dust
control
measures
will
be
needed
during
construction,
and
susceptible
to
wind
erosion
from
the
periodic
winds
that
occur.
we
will
discuss
this
issue
in
the
Final
EIS.
The
need
for
proper
maintenance
of
dry
wells
This
development
can
be
expected
to
reduce
infiltration
of
rain
water
and
and
drainage
channels
will
also
be
discussed.
Increase
runoff
to
Kamskoa
Gulch.
This
problem
was
discussed
In
Section
2.
3.
31
page
2-
6.
Mention
should
be
made
of
operation
and
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
maintenance
for
the
dry
wells
and
channels
to
ensure
their
proper
operation.Thank
you
for
the
opportunity
to
review
this
document.
We
would
appreciate
Very
truly
yours,
the
opportunity
to
review
the
final
EIS.
Sincerely,
Norman
K.
Hayashi
Planning
Director
Acting
WARREN
M.
LEE
State
Cnnscrvatlnnfst
cc:County
of
Hawaii
Office
of
Housing
S
Community
Development,
50
Watluku
Drive,
Hiln,
Ilawalt
96720,
Attention:
A.
Scott
Leithead
aR.
M.
Towill
Corporation,
420
Waiakamilo
Road,
Room
411,
Honolulu,
Hawaii
968179
Attention:
Colette
Sakoda
Office
of
Environmental
Quality
Control,
465
South
King
Street)
Room
104,
Honolulu,
Hawaii
96813
1QA
United
States
Department
of
the
Interior
Pwau
F
OLUCICAI
SI
RC
i1'
WATER
RESOURCES
DIVISION
677
Ala
Moans
Blvd.,
Suite
415
S
Thank
you
for
the
opportunity
to
review
this
document.
Honolulu,
Hawaii
96817
ON - `
9TT _
Sincerely,
HM PVK —
ROF
January
02,
1991
REC'
D
JAN }
1991
AMT
William
Meyer/ -
County
of
Hawaii
Planning
Dept
OKM
District
Chief
on
behalf
of
the
Mayor,
County
of
Hawaii)
25
Aupuni
Street
cc:
A.
Scott
I<
Sthead,
Hawaii
County
Hilo,
Hawaii
96720
Colette
Sakoda,
R.
M.
Towill
Corp.
Art.:
Duane
Kanuha
Office
of
Envirorvsencal
Quality
Control
Dear
Mr.
Duane
Kanuha:
The
Honolulu
District
Office
of
the
Water
Resources
Division,
U.S.
Geological
Survey
has
reviewed
the
subject
DEIS,
and
offers
the
following
comments.
The
principal
reviewer
was
Mark
Underwood.
Please
contact
him
at
808)
541-
2657
if
you
have
any
questions.
Section
2.
7.
1.
A
description
of
the
wastewater
treatment
was
not
given,
nor
is
a
reference
given
where
this
can
be
looked
up
within
the
report.
Where
is
the
treatment
and
sewerage
discharge?
What
will
the
addition
of
this
new
development
be
on
the
wastewater
treatment?
Will
the
addition
of
this
proposed
increase
in
sewerage
affect
the
treatment
facility?
Doe.
this
comply
to
EPA
standards,
both
currently
and
with
the
additional
development?Section
2.
7.
2.
Several
unsubstantiated
facts
were
given.
It
was
stated
that
100,
000
million
gallons
of
ground
water
lies
stored
in
the
aquifer
that
supplies
the
water
for
Waikoloa
Village.
Is
this
water
stagnant?
Is
this
ell
freshwater
or
brackish
water'
What
is
its
source?
The
other
troublesome
star
emenr
is
that
7
0
to
5.
0
Mgal/
d
is
flowing
through
the
aquifer
In
the
vicinity
of
the
well.
Do
these
figures
refer
to
flow
per
unit
width (
i
a
per
mile)
of
aquifer?
Section
2
7.
7,
7
7
and
7
9
It
is
stated
that
58,
000
acres
produces
about
2,
000
f.
of
runoff
I.
trl,
ft.
b..
through
Kaneko.
e.
teh.
When
does
this
occur?
During
a
typical
day,
or
during
a
small
shower,
a
large
rainstorm?
Is
it
only
the
58,
000
acne
that
produces
12,
000
eta
of
runoff,
or
is
this
the
amount
that
the
whole
watershed
produces?
A
flow
of
12,
000
efs
is
very
substantial.Section
9.
The
basic
fundamental,
of
streamflew,
as
relevant
to
this
specific
area,
appear
to
be
poorly
understood.
Perhaps
with
better
understanding,
you
could
better
address
the
unresolved
issue
of
drainage.
ow
go
so
r
r
ar
r
r
A
M "
Mao
Mao
rMae
M
r {
r "
Lortaine
R
Inouye
Mayor
Norman
K.
Hayashi Uhaor
Planning
Department
Tad
Nayeako Oepury
Dnmim
M
Aupuni
Shen,
Room
tm•
NOa,
HawaR%
Tt0•
180!
1%
t-
8]!
8
February
26,
1991
Mr.
William
Meyer
District
Chief
U.
S.
Department
of
the
Interior
Geological
Survey
Water
Resources
Division
677
Ala
Moana
Blvd.
Suite
415 Honolulu,
Hawaii
96817
Dear
Mr.
Meyer:SUBJECT:
Waikoloa
Affordable
Housing
Project
Draft
Environmental
Impact
Statement (
EIS)
We
have
received
your
letter
of
January
2,
1991
on
the
DEIS
for
the
subject
pngect.
The
Final
EIS
will
describe
the
proposed
wastewater
treatment
system.
Your
questions
and
comments
on
groundwater
and
drainage
have
been
noted,
and
these
sections
will
he
expanded
and
clarified
in
the
Final
EIS.
Thank
you
for
your
participation
in
the
planning
stages
of
this
project.
IVeryvtruly
Lyours,
Norman
K\
Hayash
Planning
Director
r
lu,
aine
R
Nouye
DEPARTMENT
OF
THE
NAVY
May°'
wwnMRL
ixnmr
Norman
K.
Hayashi
N/
VAI
B/
3E
PFAPI
XMaOn
UTffm
KARL
Hyee09,
Xawnm
oeaao-
emo
noa
ro
Tad
Naymaky
i_,
Planning
Department
nrrmya,.
fty,
DK--. _
r
8090
25
Aupuni
Strw,
Rowe
lay•
HRo,
Hawau%
M•
160a1%
1-
SM
Ryi
r
Ser
OOF2/
3937
Mr.
Duane
Kanuha
RECT
NOV
2
9
1990
RMTC
2
7
NOV
1990
County
of
Hawaii,
Planning
Department
oSv
24
Aupunt
Street
DKM
Milo,
HI
96720
February
26,
1991
Dear
Mr.
Kanuha:
Mr.
W
K.
Liu
HAIKOLOA
AFFORDABLE
HOUSING
PROJECT
Assistant
Base
Civil
Engineer
Dept.
of
the
Navy
The
Draft
Environmental
Impact
Statement (
DEIS)
for
Halkoloa
Affordable
Commander
Housing
Project,
South
Kohala,
Hawaii,
has
been
reviewed,
and
we
have
no
al
Banc
Pearl
Harbor
comments
to
offer.
Since
we
have
no
further
use
for
the
DEIS.
It
1s
being
Naval
110
returned
to
your
office.
Box Pearl
Harbor,
Hawaii
96RW5020
Thank
you
for
the
opportunity
to
review
the
draft.
Dear
Mr.
Liu:
Sincerely,
n
SUBJECT:
Waiknloa
Affordable
Housing
Project
e _
Draft
Environmental
Impact
Statement (
EIS)
bu
We
have
received
your
letter
of
November
27,
1990
indicating
that
you
have
no
Dev
mma
G.
d
Enawenr
comments
on
the
DEIS
for
the
subject
project.
Thank
you
for
your
participation
in
the
Oft:
of
Hsg
6
Coins
Copy
tat
n„
ommo
dsr
planning
stages
of
this
project.
R.
M.
Tow111
Corp
OEQC (
w/
DEIS)
IV//
ennry 11
truly
yours,
Norman
K.
Hayashi
Planning
Director
A..
A.1.0.,
DEPARTMENT
OF
THE
ARMY
M.'-
N
mm
K
Hayashi
U.
I
ARMY
ENGINEER
OISTRICT.
HONOLULU
Dv
oor
1.
1.
Td
NW.
k.
ER
Planning
Department
putv
o—
tor
January
2,
1991
25
A.,
imi
St,[,
R.
IM-
Hil.,
Ha..
H%
nO
oms)%
I
RM
T'
I.
T....
1
b
ro-
R
T
Planning
Division
1K
iR',
AECD
JAN
1991
RUT
Mr.
Duane
Kanuha
February
26,
1991
County
of
Hawaii
Planning
Department
25
AupUni
Street
Mr.
Kisuk
Cheung
Hilo,
Hawaii
96720
Director
of
Engineering
Dear
Mr.
Kanuha:
Dept.
of
the
Army
U.
S.
Axiny
Engineer
District,
Honolulu
We
have
reviewed
the
Draft
Environmental
impact
Building
210
Statement (
DEIS)
for
the
waikoloa
Affordable
Housing
Ft.
Shafter,
Hawaii
96858-
5440
Project,
Waikoloa,
South
Kohala,
Hawaii.
Our
comments
in
response
to
the
Preparation
Notice (
letter
dated
Dear
Mr.
Cheung:
September
4,
1990)
have
been
incorporated
into
the
DEIS.
We
have
no
additional
c
omiri
ents.
SUBJEC7;
Waikoloa
Affordable
Housing
Project
Sincerely,
Draft
Environmental
Impact
Statement (
EIS)
We
have
received
your
letter
of
January
2,
1991
indicating
that
you
have
no
comments(
in
the
DEIS
tor
the
subject
project.
Thank
you
for
your
participation
in
the
t/
n
planning
stages
of
this
project.
Ki.
Che
9
rWo
ofg
Dir
4Er
e.
rmg
copies
Furnished:
Very
truly
yours,
County
of
Hawaii
Office
of
Housing
and
Community
Development
50
Wailuku
Drive
Norman
K.
Hayashi
Attn:
A.
Scott
Leithead
Planning
Director
Hilo,
Hawaii
96720
P.
M.
Towill
Corporation
420
Waiakamilo
Road,
Room
411
Attn:
Colette
Sakoda
Honolulu,
Hawaii
96817
office
of
Environmental
Quality
Control
State
of
Hawaii
465
South
King
Street,
Rom
104
Honolulu,
Hawaii
96813
SECTION 13 REFERENCE MATERIAL
1. County of Hawaii General Plan, Ordinance No. 439, 1971, County of Hawaii.
2. County of Hawaii Draft General Plan, 1986, revised 1989, County of Hawaii.
3. West Hawaii Regional Plan, November 1989, Office of State Planning, State of
Hawaii.
4.Chapter 226, Hawaii Revised Statutes, An Act Relating to the Hawaii State Plan,
approved May 29, 1986.
5.State Housing Functional Plan, Hawaii Housing Authority, State of Hawaii, June
1984.
j6. State Transportation Functional Plan, Department of Transportation, State of
Hawaii, 1984.
7. State Recreation Functional Plan, Department of Land and Natural Resources,
State of Hawaii, June 1984.
8.State Educational Functional Plan, Department of Education, State of Hawaii, May
1985.
9.State Health Functional Plan, Department of Health, State of Hawaii, June 1984.
10. Data Book 1989: A Statistical Abstract, Department of Business and Economic
Development, State of Hawaii, 1989.
11. Environmental Assessment and Site Selection Analysis, Waikoloa County Housing,
March 1989, Belt Collins & Associates.
12. Waikoloa Affordable Housing Project Master Plan Report, September 1990, R. M.
Towill Corporation.
13. Soil Survey of the Island of Hawaii, State of Hawaii, Washington, D.C., August
1972.
r
Page 12-1
APPENDICES
i
1
1
1
Botanical Survey - APPENDIX A
Survey of Avifauna & Feral Animals - APPENDIX B
Air Quality Impact Analysis - APPENDIX C
Archaeological Reconnaissance Survey - APPENDIX D
Market Analysis - APPENDIX E
Traffic Impact Analysis - APPENDIX F
APPENDIX A
Botanical Survey by Char & Associates
BOTANICAL
SURVEY
580-
ACRE
RESIDENTIAL
DEVELOPMENT,
WAIKOLOA
VILLAGE
DISTRICT
OF
SOUTH
KOHALA
APPENDIX
A
HAWAI'
l
Botanical
Survey
by
580-
Acre
Resldentlol
Development,
Wolkoloo
Village
District
of
South
Kohola
Howoll
George
K.
Linney
Prepared
By:
Winona
P.
Char
Char&
Assoclates
Botanical/
Environmental
Consultants
CHAR &
ASSOCIATES
Botanical/
Environmental
Consultants
Honolulu,
Hawaii
Prepared
for:
BELT
COLLINS &
ASSOCIATES
August
1188
TABLE
OF
CONTENTS
SUMMARY
PAGE
A
botanical
survey
was
carried
out
on
a
parcel
of
approximately
580
acres
proposed
for
future
residential
development
adjacent
to.
and
just
north
of
SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1
Waikoloa
Village.
The
site
is
divided
into
two
almost
equal
halves
by
soil
SURVEY
METHODS . . . . . . . . . . . . . . . . . . . . . . . . . . . .
I
type.
In
the
northeast,
the
soil
is
a
deep,
yellow
ash
with
occasional
rock
outcroppings.
In
the
southwest,
this
substrate
is
overlain
by
a
thick,
weath-
DESCRIPTION
OF
SITE . . . . . . . . . . . . . . . . . . . . . . . . . .
2
ered '
a'
a._
The
soil
is
thinner
and
rock
outcroppings
predominate.
Vegetation
THREATENED
AND
ENDANGERED
SPECIES. . . . . . . . . . . . . . . . . . . .
4
in
the
northeast
consists
of
rolling
grasslands
with
widely
scattered
trees.
RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4
In
the
southwest,
vegetation
is
a
savannah-
scrubland.
Differences
in
vegeta-
tion
represent
little
more
than
shifts
in
relative
abundance
of
the
consti-
LITERATURE
CITED . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5
tuent
plants.
For
the
most
part,
the
species
composition
is
the
same
through-
SPECIES
LIST . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6
out
the
site.
Only
46
species
of
vascular
plants
were
found
growing
on
the
site,
an
extremely
low
number
for
an
area
of
this
size.
Of
these,
40 (
87%)
were
exotic
weeds
or
deliberately
introduced
plants,
and
6 (
13%)
native,
or
presumed-
native
plants.
None
of
the
species
found
on
the
site
are
officially
listed
as
endangered
or
threatened;
nor
are
any
species
proposed
or
candidate
for
such
status.
SURVEY
METHODS
A
walk-
through
method
was
used
for
this
survey,
with
plants
identified
on
sight.
Plants
that
could
not
be
positively
identified
were
collected
for
later
determination
by
comparison
with
known
specimens
in
the
herbarium
and
reference
to
standard
taxonomic
literature.
Taxonomy
of
ferns
is
based
on
Wagner
and
Wagner (
1987).
Taxonomy
and
nomenclature
of
the
flowering
plants
follows
Wagner
et
al. (
in
press).
Species
composition
recorded
for
the
site
is
subject
to
the
problem
of
identifying
small
annuals
and
perennials
that
were
sterile,
orman ,
or
dead
at
e
time
a,
ne
survey.
Ac
m
to
the
site
was
from
a
dirt
road,
representing
an
extension
of
Paniolo (
or
Paniola,
accor-
ding
to
maps)
Avenue.
An
abandoned
ranch
road
running
through
the
site
also
facilitated
access
for
short
portions
of
the
transects.
1
w
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r
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s
r
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r
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r
w
DESCRIPTION
OF
THE
SITE
vegetation,
but
were
represented
by '
aheahea, '
ilima (
Sida
fallax),
and '
uha-
loa (
Waltheria
indica
var.
americana).
The
native
prostrate
vines
pa'
u-
o-
The
study
site
consisted
of
approximately
580
acres
contiguous
with
hi'
i'
aka (
Jacguemontia
ovalifolia
subsp.
sandwicensis),
and
alena (
Boerhavia
Waikoloa
Village
and
located
just
to
the
north
of
the
presently
developed
diffuse)
were
occasional
between
tussocks
of
the
love-
grass.
Pep
pe
rg
rass
land.
The
upper
boundary
of
the
site
corresponded
to
a
dirt
road
extending
yssopifolium
and
centaurium (
Centaurium
erythraea)
were
the
only
p
Le
idium
h
Y
beyond
the
paved
Paniolo (
or
Paniola)
Avenue,
at
an
elevation
of
approximately
widespread
weedy
annuals.
In
low
areas,
where
water
persisted
longest,
agera-
880-
780
feet.
The
lower
boundary
was
at
an
elevation
of
approximately
580-
600
tum (
Ageratum
conyzoides),
sowthistle (
Sonchus
oleraceus),
and
threadstem
feet.
The
northern
boundary
was
Kamakoa
Gulch,
while
the
southern
boundary
carpetweed (
Mollugo
cerviana)
were
found.
Weedy
annuals
were
also
common
on
was
an
apparently
unnamed
gulch
that
serves
as
the
drainage
for
central
Wai-
the
cliff-
faces
above
Kamakoa
Gulch.
koloa
Village.
Throughout
the
site,
metal
fragments
were
common,
decreasingly
so
to
the
south.
These
were
tentatively
identified
as
ordnance.
At
least
In
the
southwestern
portion
of
the
study
site,
a
more
recent '
a'
a
flow,
some
of
the
site
disturbance (
change
of
species
composition,
serious
erosion)
or
series
of
flaws,
overlay
the
substrate
that
was
exposed
in
the
northeastern
may
be
attributable
to
this
former
bombing,
as
well
as
to
browsing
by
animals,
portion.
This
flow
rose
above
the
northeastern
ash-
plain
by
20-
80
or
more
and
range
fires,
feet,
and
was
marked
by
boulders
of
various
sizes
with
little
intervening
soil.
Walking
in
this
area
was
very
treacherous.
Vegetation
was
similar
to
The
entire
site
is
prehistoric
lava
field,
though
the
substrate
was
of
that
in
the
northeastern
portion,
with
a
relative
decrease
in
grass-
cover
and
two
distinct
types.
In
the
northeast
portion
of
the
site,
the
soil
was
a
fine
increase
in
shrubs
and
trees.
On
the
rocky
hillsides,
the
diminutive
fern
yellowish
ash,
with
occasional
rock
outcroppings.
Erosional
features
revealed
iwa'
iwa
was
occasional.
Only
single
occurrences
of
nehe (
Lipochaeta
that
the
ash
was,
at
least
in
some
places,
more
than
three
feet
thick
and
lavarum),
uhiuhi (
Senna
gaudichaudii),
and
pua-
kala (
Argemone
1g
auca)
were
divided
into
two
soil
zones
marked
by
a
change
in
color.
The
upper
layer
was
noted.
Spider
flower (
Cleome
sp.)
and
hairy
merremia (
Merremia
aegyptia)
were
approximately
one
foot
deep.
A
herd
of
approximately
50
goats
was
found
in
a
locally
common.
The
shrubs
lantana (
Lantana
camara)
and
koa-
haole (
Leucaeba
large
cave
in
the
south
bank
of
Kamakoa
Gulch.
Browsed
plants,
tracks,
and
leucocephala)
were
characteristic
of
this
part
of
the
site.
The
latter
formed
droppings
indicated
that
they
travel
widely
through
the
site,
and
may
contri-
a
very
dense
stand
along
the
dry
stream
bottom
that
marked
the
southern
bute
to
the
composition
of
the
vegetation.
They
certainly
appeared
to
have
an
boundary
of
the
study
site.
Kiawe
trees
were
found
in
increasingly
denser
impact
on
soil
erosion.
This
portion
of
the
site
was
covered
by
grassland,
stands
toward
the
south,
at
times
approaching
a
scrub-
forest
situation.
with
very
widely
scattered
trees.
Along
the
road
and
in
the
bottom
of
Kamakoa
Gulch,
fountain
grass (
Pennisetum
setaceum)
predominated,
with
many
patches
of
Along
the
road
at
the
upper
boundary
of
the
site.
there
were
numerous
aheahea (
Chenopodium
oahuense)
and
wild
zinnia
occurring
along
the
road.
piles
of
landscape
rubbish.
For
the
most
part,
the
plant
materials
were
Away
from
the
road,
the
predominant
grass
was
native
hard-
stemmed
love-
grass
dying,
posing
little
threat
to
the
future
composition
of
the
vegetation
of
the
Eragrostis
atropioides).
Where
erosion
or
disturbance
by
animals
was
heavi-
site.
At
least
three
exotic
species,
however,
were
observed
to
have
est,
the
exotic
buffel
grass (
Cenchrus
ciliaris)
replaced
the
native
grass.
established:
bittermelon (
Momordica
charantia),
an
unknown
bean (
Phaseolus
The
only
tree
on
the
site
was
kiawe (
Prosopis
alp
lida).
Generally
a
minor
sp.),
and
California
pepper
tree (
Schinus
molle).
Bittermelon
is
probably
of
component
of
the
vegetation
in
this
part
of
the
study
site,
there
were
some
little
significance,
as
it
is
already
widely
established
in
the
Islands
where
large
groves
along
Kamakoa
Gulch.
Shrubs
were
not
a
major
component
of
the
there
is
somewhat
more
soil
moisture.
The
bean
will
probably
not
be
able
to
2
3
persist
indefinitely,
and
so
may
also
be
ignored.
California
pepper
tree,
on
LITERATURE
CITED
the
other
hand,
is
not
widely
established
as
an
escaped
plant,
but
has
the
potential
to
do
so.
The
related
Christmas
berry (
Schinus
terebinthifolius)
Herbst,
D.
1987.
Status
of
endangered
Hawaiian
plants.
Hawaiian
Botanical
has
escaped
from
cultivation
and
has
become
an
extremely
serious
noxious
weed
Society
Newsletter
26(
2):
44-
45.
in
wetter
parts
of
the
Islands.
U.
S.
Fish
and
Wildlife
Service.
1985.
Endangered
and
threatened
wildlife
and
THREATENED
AND
ENDANGERED
SPECIES
plants;
Review
of
plant
taxa
for
listing
as
Endangered
and
Threatened
Species;
Notice
of
review.
Federal
Register
50(
188):
39526-
39527 +
57
No
listed,
proposed,
or
candidate
threatened
and
endangered
species,
as
page
table.
designated
by
the
Federal
and/
or
State
governments (
US
Fish
and
Wildlife
Service
1985;
Herbst
1987)
were
found
on
the
site.
The
Eragrostis
grassland
Wagner,
W.
H.,
Jr.,
and
F.
S.
Wagner.
1987.
Revised
Checklist
of
Hawaiian
appears
to
be
a
remnant
native
plant
community,
but
is
so
disturbed
that
Pteridophytes.
Unpublished
manuscript.
essentially
only
the
grass
remains.
Most
other
native
plants
associated
with
this
grassland
community
are
either
so
uncommon
on
the
site
as
to
have
all
but
Wagner,
W.
L.,
D.
Herbst,
and
S.
Sohmer.
In
press.
Manual
of
the
Flowering
disappeared,
or
like
wiliwili (
Erythrina
sandwicensis)
and
a'
ali'
i (
Dodonaea
Plants
of
the
Hawaiian
Islands.
B.
P.
Bishop
Museum
Press.
viscosa),
were
observed
a
short
distance
outside
of
the
site,
but
were
not
found
on
the
site
itself.
RECOMMENDATIONS
It
is
suggested
that
native
plants
be
used
in
future
landscaping
of
the
site.
A
number
are
both
attractive
and
adapted
to
the
present
climate,
while
others
would
thrive
with
common
landscape
practices.
Some
control
should
be
exercised
in
bringing
in
exotic
species.
A
number
of
undesirable
weedy
spe-
cies (
toxic,
invasive,
or
both)
could
potentially
escape
from
cultivation
and
become
serious
problems
in
the
future.
Examples
are
a
cactoid
euphorbia
perhaps
Euphorbia
lactea)
and
Aloe,
both
of
which
were
seen
in
rubbish
piles
along
the
roadside.
The
presence
of
exploded
ordnance
on
the
site
suggests
that
unexploded
ordnance
may
be
present,
though
none
was
seen
during
the
survey.
Another
problem
is
that
the
ash-
soil
in
the
northeastern
half
of
the
site
appears
to
be
subject
to
rapid
and
severe
erosion.
It
should
be
landscaped
as
soon
as
possible
after
disturbance.
This
would
also
mitigate
problems
with
dust.
4
5
MM
mom
rr
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err
r
i
r
SPECIES
LIST
d
A
list
of
all
the
vascular
plants
found
on
the
site
follows.
Plants
are
organized
in
three
groups --
ferns,
monocots,
and
dicots.
Within
each
group,
m
they
are
further
arranged
in
alphabetical
order
by
family
and
genus.
For
each
species,
an
accepted
common
name
is
given.
For
Hawaiian
plants,
the
Hawaiian
N
w
name
is
given
if
known.
Biogeographic
status
is
indicated
by
a
letter
code.
w
An
explanation
of
abbreviations
used (
other
than
author
citations)
is
given
below.
a
SCIENTIFIC
NAME
i
sp. -
correct
species
name
not
determined
w
STATUS
u
E -
endemic,
native
only
to
the
Hawaiian
Islands
N
I -
indigenous,
native
to
the
Hawaiian
Islands,
but
also
native
elsewhere.
J
P -
Polynesian,
not
considered
native,
but
thought
to
have
been
introduced
by
yI
the
Polynesians
prior
to
1778
a
X -
exotic,
not
native,
introduced
after
1778
w a v
m J
n`
v
m
w
o
O
O
M
j
V
r
O
O
d
b
C
OI
J
O
qI
r
9I
7
JJ
U ~
U
vdi
EJ
p
q
U
LL
C
W
p
m
QI
UI
O
CI
O
N
6
7
r
SCIENTIFIC NAME COMMON NAME STATUS
Capparaceae rCleomesp• spider flower x?
Chenopodiaceae rChenopodiummuraleL. chenopodium x
chenopodium oahuense (Meyen) Aellen aheahea, 'aweoweo E
Compositae
Ageratum conyzoides L. ageratum x
Bidens cynapifolia HBK.beggars' ticks x
Bidens iplosaL. Spanish needle x rm
Cirsium arvense (L.) Scop. Canada thistle x
Lipochaeta lavarum (Gaud.) DC.nehe E
Pluchea symphytifolia (Miller) Gillis pluchea x
rSonchusoleraceusL. sowthistle x
Zinnia pauciflora L. wild zinnia x
Undetermined composite x
Convolvulaceae r
Jacguemontia ovalifolia (Choisy) H. Hallier
subsp. sandwicensis (Gray) Robertson pa'u-o'hi'i'aka E
Merremia aegyptia (L.) Urban hairy merremia I?
Cruciferae rLepidiumhyssopifoliumDesv. peppergrass x
r
SCIENTIFIC NAME COMMON NAME STATUS
Cucurbitaceae rMomordicacharantiaL. bittermelon x
Euphorbiaceae rChamaesvicehirta (L.) Milisp• hairy spurge x
Ricinus communis L. castorbean x
Gentianaceae rCentauriumerythraeaRafn. centaurium x
Labiatae rHyptispectinata (L.) Poit. comb hyptis xb
Leguminosae
Chamaecrista nictitans (L.) Moench. partridge pea, lau-ki x
Desmanthus vir atus (L.) Willd. desmanthus x
Desmodium tortuosum (Sw.) DC. beggars' ticks x
Inds gofera suffruticosa Mill. indigo x
Leucaena leucocephala (Lam.) deWit koa-haole xPhaseolussp. bean xProsooispallida (Numb. and Bonpl. ex Willd.) HBK kiawe, mesquite x rSennagaudichaudii (H. 8 A.) Irwin d Barneby uhiuhi, kol Mona I
Malvaceae
rSidafallaxWalp. ilima I
SCIENTI°IC NAME COMMON NAME STATUS
Molluginaceae
Mollugo cerviana (L.) Ser. threadstem carpetweed x
r Nyctaginaceae
Boerhavia diffusa L. alena I
Papaveraceae
Argemone 1giotaPopepua-kala E
Portulacaceae
Portulaca to'losa L. ihi x
0
Solanaceae
Batura stramonium L. Jamestown (Jimson) weed x
Solanum amen canum Mill. popolo 1?
Sterculiaceae
Walthena indica L. var. americana (L.) R. Br. ex Hosaka 'uhaloa, hi'aloa I?
Verbenaceae
Lantana Camara L. lantana x
r
r
r
r
r
r
r
r
r
r
r
1
1
1
1 APPENDIX B
1 Survey of Avifauna and Feral Animals by Phillip Bruner
i
1
1
i
1
1
i
1
1
1
r
e
w
w
w
w
w
w
w
w
w
w
w
w
SURVEY
OF
THE
AVIFAUNA
AND
FERAL
MAMMALS
AT
MAIKOLOA
VILLAGE
PROPERTY,
WAIKOLOA,
HAWAII
Prepared
for
Belt
Collins
6
Associates
APPENDIX
B
Survey
of
the
ANfauno
and
Feral
Mammals
of
Wolkoloo
village
Property.
Waikolo0,
Hawoll
By
Prepared
BY
PhIIAp
L
Bruner
Assistant
Professor
of
Biology
Director.
Museum
of
Natural
History
BVU
H
Phillip
L.
Bruner
Assistant
Professor
of
Biology
Director,
Museum
of
Natural
History
BYU-
H
Late,
Hawaii
96762 30
August
1988
2-
GENERAL
SITE
DESCRIPTION
SURVEY
OF
THE
AVIFAUNA
AND
FERAL
MAMMALS
AT
WAIKOLOA
VILLAGE
PROPERTY,
WAIKOLOA,
HAWAII
The
project
property
is
located
in
the
Waikoloa
Village
area
of
the
district
of
South
Kohala,
Hawaii.
The
property
consists
of
approximately
580
acres (
Fig.
l).
The
general
appearance
of
the
INTRODUCTION
habitat
is
one
of
a
dry
Parkland.
Vegetation
consists
of
mostly
exotic (
introduced)
trees
with
an
understory
of
dry
weeds
and
The
Purpose
of
this
report
is
to
summarize
the
findings
of
grasses.
Ktawe (
Prosopts
1pa
lids)
and
Koa
Haole (
Leucaena
lg
auto)
a
three
day (
22-
24
August
1988)
bird
and
mammal
field
survey
of
are
the
most
abundant
tree
species.
The
site
has
a
rolling
property
proposed
for
development
at
Waikoloa
Village,
Hawaii
topography
but
patches
of
more
open,
flat
grassland
occur
on
the
see
Fig.
1).
Also
included
are
references
to
pertinent
literature
north
sections
of
the
property.
as
well
as
unpublished
reports.
Weather
during
the
field
Survey
was
clear
and
hot.
Winds
The
objectives
of
the
field
survey
were
to:
were
from
the
NE
and
were
particularly
gusty
in
the
late
afternoon
1-
Document
what
bird
and
mammal
species
occur
on
the
property
and
early
evening
Periods.
or
my
likely
occur
given
the
range
of
habitats
available.
2-
Provide
some
baseline
data
on
the
relative
density
of
each
STUDY
METHODS
species.
3-
Determine
the
presence
or
likely
occurance
of
any
native
Field
observations
were
made
with
the
aid
of
binoculars
and
fauna
particularly
any
that
are
considered "
endangered"
or
by
listening
for
vocalizations.
These
observations
were
threatened".
If
such
occur
or
are
likely
to
occur
on
the
concentrated
during
the
peak
bird
activity
periods
of
early
property
identify
what
features
of
the
habitat
may
be
morning
and
late
afternoon.
Attention
was
also
paid
to
the
essential
for
these
species
and
suggest
how
those
resources
presence
of
tracks
and
scats
as
indicators
of
bird
and
manual
may
be
protected.
activity.At
various
locations (
see
Fig.
l)
eight
minute
counts
were
made
of
all
birds
seen
or
heard.
Between
these
count
stations
walking
tallys
of
birds
seen
or
heard
were
also
kept.
These
3-
4-
counts
provide
the
basis
for
the
population
estimates
given
in
could
occur
on
the
site (
Berger
1972,
Hawaii
Audubon
Society
this
report
Unpublished
reports
of
birds
known
from
similar
1984,
Pratt
et
al.
1987).
This
endemic
subspecies
Is
listed
habitat
on
adjacent
lands
were
also
consulted
to
order
to
as
endangered
on
Oahu
by
the
State
of
Hawaii
Department
of
Land
acquire
a
more
complete
picture
of
possible
avlfaunal
activity
and
Natural
Resources
Division
of
Forestry
and
Wildlife
but
not
Bruner
1979,
1980,
1984a,
1984b,
1984c,
1985b).
Observations
elsewhere
in
Hawaii.
No
other
endemic
birds
would
be
expected
of
feral
mammals
were
limited
to
visual
sightings
and
evidence
given
the
location
and
type
of
habitat.
to
the
form
of
scats
and
tracks,
No
attempts
were
made
to
trap
mammals
in
order
to
obtain
data
on
their
relative
density
Migratory
Indigenous (
Native)
Birds:
and
distribution.
Two
nights
were
devoted
to
searching
for
the
Migratory
shorebirds
winter
in
Hawaii
between
the
months
of
presence
of
owls
and
the
Hawaiian
Hoary
Bat (
Lasiurus
clnerus
August
and
May.
Sore
juveniles
will
stay
through
the
summer
semotus).
months (
Johnson
et
al.
1981,
in
press).
Of
all
the
shorebird
Scientific
names
used
herein
follow
those
given
in
the
species
which
winter
in
Hawaii
the
Pacific
Golden
Plover
most
recent
American
Ornithologist'
s
Union
Checklist (
A.
O.
U.
Pluvialis
fulva)
is
the
most
abundant.
Plovers
prefer
open
1903),
Hawaii'
s
Birds (
Hawaii
Audubon
Society
1984),
Birds
of
areas
such
as
mud
flats,
lawns
and
grazed
pasture
land.
They
Hawaii
and
the
Tropical
Pacific (
Pratt
et
al.
1987)
and
arrive
in
Hawaii
in
early
August
and
depart
to
their
artic
Mammal
species
of
the
World (
Honacki
et
al.
1982).
breeding
grounds
during
the
last
week
of
April (
Johnson
et
al.
1981).
Johnson
et
al. (
1981)
and
Bruner (
1983)
have
also
shown
RESULTS
AND
DISCUSSION
plover
are
extremely
site-
faithful
on
their
wintering
grounds
and
many
establish
foraging
territories
which
they
defend
vigorously.
Resident
Endemic (
Native)
Land
and
Water
Birds:
Such
behavior
makes
it
possible
to
acquire
a
fairly
goad
estimate
No
endemic
birds
were
recorded
during
the
course
of
the
of
the
abundance
of
plover
in
any
one
area.
These
populations
field
survey.
The
Short-
eared
Owl
or
Pum (
Asio
flanmeus
likewise
remain
relatively
stable
over
many
years (
Johnson
et
al.
sandwichensis)
is
relatively
common
on
Hawaii
and
potentially
in
press).
A
total
of
only
two
plover
were
counted
during
the
survey.
These
plover
were
seen
flying
over
the
property.
No
plover
were
actually
seen
on
the
ground.
Both
plover
observed
5-
6-
had
some
remaining
breeding
plumage
which
would
indicate
they
had
Erckel'
s
Francolin (
Franculinus
erckelii),
California
Quail
recently
returned
from
the
artic
and
were
not
birds
which
had
Callipepla
californica),
Japanese
Quail (
Coturnix
japonica),
over-
summered" (
Johnson
et
al.
1983,
Johnson
et
al.
in
press).
Barn
Owl (
Tyto
alba),
Yellow-
billed
Cardinal (
Paroaria
capitata),
No
other
migratory
shorebirds
were
observed
and
none
would
Northern
Mockingbird (
Mimes
polyglottos),
Saffron
Finch (
Sicalis
really
be
expected
in
this
particular
habitat.
The
grassland
flaveola),
Lavender
Waxbill (
Estrilda
caerulescens),
House
Finch
Is
too
dense
and
high
to
be
attractive
to
shorebirds
such
as
Carpodacus
mexicanus)
and
House
Sparrow (
Passer
domesticus).
plover
and
Ruddy
Turnstone (
Arenaria
interpres).
Feral
Mammals:
Resident
Indigenous (
Native)
Birds:
The
only
feral
mammals
observed
during
the
survey
were
the
Ncne
were
recorded
nor
expected
in
this
habitat
at
this
site.
Small
Indian
Mongoose (
Herpestes
auropunctatus),
dogs
and
goats.
No
rats,
mice
or
cats
were
recorded
but
it
would
be
highly
unusual
Resident
Indigenous (
Native)
Seabirds:
if
these
ubiquitous
mammals
did
not
occur
on
the
property.
Without
None
were
observed
on
the
property.
a
trapping
program
it
is
difficult
to
conclude
much
about
the
relative
abundance
of
rats,
mice,
mongooses,
dogs,
cats
and
goats.
Exotic (
Introduced)
Birds:
However,
it
is
likely
that
their
numbers
are
typical
of
what
one
A
total
of
only
nine
species
of
exotic
birds
were
recorded
would
find
elsewhere
in
similar
habitat
on
Hawaii.
during
the
field
survey.
Table
One
shows
the
total
number
of
Records
of
the
endemic
and
endangered
Hawaiian
Hoary
Bat
each
species
by
day.
No
species
were
abundant.
In
fact
populations
Lasiurus
cinerus
semotus)
are
sketchy
but
the
species
has
been
of
all
species
were
smaller
than
I
would
have
predicted
on
first
reported
from
Hawaii (
Tomich
1986).
None
were
observed
on
this
examination
of
the
site.
Given
the
type
of
habitat
and
its
field
survey
despite
two
nights
of
observations.
This
species
location
and
based
on
earlier
studies (
Bruner
1979,
1980,
1984a,
roost
solitarily
in
trees.
So
it
is
not
unreasonable
to
assume
1 ,
1984c.
1985a.
1985b),
and
information
Provided
in
Berger
that
it
might
occasionally
occur
on
the
property.
Much
remains
1972),
Hawaii
Audubon
Society (
1984)
and
Pratt
et
al. (
1987)
to
be
known
about
the
natural
history
of
this
species
and
its
the
following
exotic
species
might
also
be
expected
to
occur
an
requirements
here
in
Hawaii.
Bruner (
1984d)
found
bats
at
the
property:
Ring-
necked
Pheasant (
Phasianus
colchicu$).
locations
makai
of
the
Waikoloa
Village
property.
M
M
Mk
M
M
M
M =
M
M
M
n
w .
w
w .
w
w
w
wi
w
w
w
w
r
w
w
r
w
e
7-
2-
The
proposed
development
would
create
a
more
diversified
CONCLUSION
habitat
than
presently
exists
and
would
likely
result
in
the
following
changes
in
the
avifauna
and
feral
m[
mmals
A
brief
field
survey
can
at
best
provide
a
limited
perspective
on
this
property:
of
the
wildlife
present
in
any
given
area.
Not
all
species
will
a-
Some
species
might
experience
a
decline
in
numbers
of
necessarily
be
observed
and
information
on
their
use
of
the
site
individuals.
Species
in
this
situation
could
be;
must
be
sketched
together
from
brief
observations
and
the
available
Gray
idualslin,
and
perhaps
s
situation Dove.
literature.
The
number
of
species
and
the
relative
density
of
each
b-
Populations
of
all
exotic
species,
with
the
exception
species
may
vary
throughout
the
year
due
to
available
resources
of
GrayPopulations
of
and
Spotted
Dove,
will
likely
increase
and
reproductive
success.
Species
which
are
migratory
will
quite
dramatically
following
theSpotted
Dove,
development.
obviously
be
a
part
of
the
ecological
picture
only
at
certain
times
Residential
property
to
the
east
of
the
site
clearly
during
the
year.
Exotic
species
sometimes
prosper
for
a
time
only
walk
through
to
later
disappear
or
become
a
less
significant
part
of
the
demonstrates
this
effect.
R
brief
drive
residential
area
revealed
more
ecosystem (
Williams
1987).
Thus
only
long
term
studies
can
provide
census
of
birds
in
the
total
species
and
greater
identia
of
individuals
of
all
an
in
depth
view
of
the
bird
and
mammal
populations
in
a
particular
area.
However,
when
brief
field
studies
are
coupled
with
data
species.
gathered
from
other
similar
habitats
the
value
of
the
conclusions
3-
In
order
to
obtain
more
data
on
mammals,
a
trapping
program
would
be
required.
The
brief
observations
of
this
survey
drawn
are
significantly
Increased.
The
following
are
broad
conclusions
related
to
bird
and
did
not
reveal
any
ususual
mammal
activity.
No
endangered
mammal
activity
on
the
property:
species
were
observed.
1-
The
present
habitat
provides
a
limited
range
of
habitats
which
are
utilized
by
the
typical
array
of
exotic
species
of
birds
one
would
expect
at
this
elevation
and
in
this
type
of
environment
on
Hawaii.
Some
species
typically
found
on
Hawaii
in
this
habitat
were
not
recorded.
This
may
be
due
to
Phillip
Bruner
the
very
dry
conditions.
No
endemic
birds
or
seabirds
were
Assistant
Professor
of
Biology
Director
Museum
of
Natural
History
recorded
nor
were
they
expected.
BYU-
H
Laie.
Hawaii
96762
30
August
1988
r
a
9avmnn
cE
N
s
3
n
a
Exotic
COMMON
AW
0400"
0
On
1
cav
1
9
Fm3o150
9
c
5
Oc
Cr
a°
Imas
J
002
Zosteroosjaponicus
E
O
0
1.
I
s
aa_
Q 'O
esofbirdsrecordedonWaikoloaVillage, Property, Hawaii.
GrayFrancoin
SpottedDov
ZebraDove
CommonMyna
Northerntarina
JapaneseWhia-e
EurasianSkyark
NutmegMannilerbin
WarblingSil
SCIENTIFICNAME
Ccav
10
a
9
Fm3o150
9
c
5
Oc
Cr
a°
Imas
J
0
TOTALNUMBER ( ForeachdayofSurvey)
Francolinuspondicerianus61011
Streptaliachinensis9812
Geopeliastriate965
Acridotherestristis023
Cardinaliscardinalis002
Zosteroosjaponicus8106
Alaudaarvensis037
Lonchurapunctulata653
lLonchuramalabarica5811
10-
12-
SOURCES
CITED
Johnson,
O.
W.,
P.
M.
Johnson,
and
P.
L.
Bruner.
1981.
Wintering
behavior
and
site-
faithfulness
of
Golden
Plovers
on
Oahu. '
Elepaio
41 (
12):
123-
130.
American
Ornithologist'
s
Union
1983.
Check-
list
of
North
American
Johnson,
O.
W.
and
P.
H.
Johnson.
1983.
Plumage-
molt-
age
Birds.
6th
edition.
American
Ornithologist'
s
Union,
relationships
in "
Over-
summering"
and
migratory
Lesser
Washington,
O.
C.
Golden-
Plovers.
Condor
05:
406-
419.
Berger,
A.
J.
1972.
Hawaii
Blydlife.
The
Univ.
Press
of
Hawaii,
Johnson,
O.
W.,
N.
L.
Morton,
P.
L.
Bruner,
and
P.
M.
Johnson.
Honolulu.
270
pp.
Winter
range
fat
cyclicity
in
Pacific
Golden-
Plovers
Pluvialis
fulva)
and
predicted
migratory
flight
ranges.
Bruner,
P.
L.
1979.
An
avifaunal
and
feral
mammal
survey
of
n
press .
Mahukona
Properties,
Hawaii.
Unpubl.
ms.
Pratt,
H.
O.,
P.
L.
Bruner,
and
O.
G.
Barrett.
1987.
A
guide
to
1980.
An
avifaunal
and
feral
mammal
survey
of
Olohana
the
birds
of
Hawaii
and
the
tropical
Pacific.
Princeton
Properties
and
Mauna
Loa
Lands,
Hawaii.
Unpubl.
ms.
Univ.
Press.
500
pp.
1983.
Territorial
behavior
of
wintering
Pacific
Golden
Tomich,
P.
Q.
1986.
Mammals
to
Hawaii.
Bishop
Museum
Press.
Plover
in
Hawaii
Ms. (
Paper
presented
at
100th
meeting
Honolulu.
375
pp.
of
the
Amer.
Ornith.
Union).
Williams,
R.
N.
1987.
Alien
Birds
on
Oahu
1944-
1985. '
Elepaio
1984a.
An
avifaunal
and
feral
mammal
survey
of
Mauna
47 (
9):
87-
92.
Lani.
Hawaii.
Unpubl.
ms.
1984b.
An
avifaunal
and
feral
mammal
survey
of
Mauna
Kea
Properties,
Hawaii.
Unpubl.
ms.
1984c.
An
avifaunal
and
feral
mammal
survey
of
Waikoloa
Beach
Resort
Property,
Hawaii.
Unpubl.
ms.
1984d.
Letter
to
A.
Yoklavich
concerning
recovery
of
a
specimen
of
the
Hawaiian
Hoary
Bat
at
Sheraton
Royal
Waikoloa,
Hawaii.
Date:
10
Oct.
84.
1985a.
An
avifaunal
and
feral
mammal
survey
of
additional
Waikoloa
Beach
Resort
Property,
Hawaii.
Unpubl.
ms
1985b.
An
avifaunal
and
feral
mammal
survey
of
property
proposed
for
development
at
Parker
Ranch,
Hawaii.
Unpubl.
ms.
Hawaii
Audubon
Society.
1984.
Hawaii'
s
Birds.
Third
Edition.
Hawaii
Audubon
Society,
Honolulu.
96
pp.
Honacki,
J.
H.,
K.
E.
Kinman
and
J.
W.
Koeppl
ad.
1982.
Mammal
species
of
the
world:
A
taxonomic
and
geographic
reference.
Allen
Press,
Inc.
and
the
Association
of
Systematics
Collections,
Lawrence,
Kansas.
694
pp.
APPENDIX C
Air Duality Impact Analysis by Barry D. Neal & Associates
r
i
w
r
r
err
s
r
r
r+
r
r
r
r
r
w
r
r ..
CONTENTS
Yaaa
FWAIKOLOA
FT
Beotioa 1.
0
Introduction
and
Project
Description
1
TY
STUDY
1
2.
0
Ambient
Air
Quality
Standards
3
ROPOSED
3,
0
Regional
and
Local
Climatology
7
LE
HOUSING
PROJECT
q.
0
Present
Air
Q
uality
9
5.
0
Short-
Term
Impacts
of
Project
KOHALA,
HAWAII
11
6.
0
Long-
Term
Impacts
of
Project
11
6.
1
Roadway
Traffic
20
6.
2
Electrical
Demand
21
6,
3
Solid
waste
Disposal
7.
0
Summary
of
Impacts
and
Mitigative
Considerations
22 22
7.
1
Impacts
Summary
Prepared
for:
7.
2
Mitigative
considerations
24 27
R.
M.
Towill
Corporation
References
FIGURES
Figure 1
Project
Location
Map
TABLES
Table
October
29,
1990
1
Summary
of
State
of
Hawaii
and
National
Ambient
Air
Quality
Standards
2
Monitoring
mStations
i
Nearest
tNaikoloaeAffordable
J
Housing
Project
C
3
Estimated
Worst-
Case
1-
Hour
Carbon
Monoxide
Concen-
trations
Along
Roadways
Near
waikoloa
Affordable
Housing
Project
B.
D.
NEAL &
ASSOCIATES[
ea
Apph,
d
Melt -
MV•
Air
Q-
e1117•
C--
P-
P
0,
HOI
6552,
CAPTAIN
COOK,
HAWAII
969046652
1
TF.
IEPHONF.(
809)
9299317•
FAX
Mrs)
92%
nW
TABLES (
coat.)
Tsbla
1.
0
INTRODUCTION
AND
PROJECT
DESCRIPTION
4
Estimated
Worst-
Case
E-
Hour
Carbon
Monoxide
Concen-
The
Hawaii
County
Office
of
Housing
and
Community
Development
is
trations
Along
Roadways
Near
Waikoloa
Affordable
proposing
for
development
an
affordable
residential
hi
Housing
Project
housing
project
5
Estimated
Indirect
Air
Pollutant
Emissions
from
at
Waikoloa
Village
in
the
South
Rohala
District
on
the
island
of
Walkoloa
Affordable
Housing
Project
Electrical
Figure
1
is
a
project
location
map.)
When
fully
Demand
developed,
the
proposed
project
will
provide
approximately
1200
6
Uncontrolled
Air
Incine
ratorsPollution
Emission
Factors
for
rat
ora
single-
and
multi-
family
housing
units
plus
associated
community
Municipal
Refuse
nc
lne
facilities
and
infrastructure.
Currently,
the
340
acres
of
land
the
project
will
occupy
is
vacant.
Construction
of
the
proposed
project
is
scheduled
to
begin
during
the
latter
part
of
1991.
Full
development
is
projected
to
be
achieved
by
1997.
The
purpose
of
this
study
is
to
describe
existing
air
quality
in
the
project
area
and
to
assess
the
Potential
short-
term
and
long-
term
direct
and
indirect
air
quality
impacts
that
could
result
from
construction
and
use
of
the
proposed
facilities
as
planned.
Measures
to
mitigate
these
impacts
are
suggested
where
possible
and
appropriate.1.
0
AMBIENT
AIR
QUALITY
STANDARDS
Ambient
concentrations
of
air
pollution
are
regulated
by
both
national
and
state
ambient
air
quality
standards (
AAQS).
National
AAQS
are
specified
in
Section
40,
Part
50
of
the
Code
of
Federal
Regulations (
CFR),
while
State
of
Hawaii
Chapter
11-
59
of
the
Hawaii
Administrative
Rules.
Table
1
summarizes
both
the
national
and
the
state
AAQS
that
are
specified
In
the
cited
documents.
As
indicated
In
the
table,
AAQS
have
been
established
for
six
air
pollutants.
These
regulated
air
pollutants
include:
particulate
matter,
sulfur
dioxide,
nitrogen
dioxide,
carbon
monoxide,
ozone
and
lead.
National
AAQS
are
stated
in
terms
Si
1
We
IM
M
M
NNW
WAR
ow
M
so
IM
A
a*
low
of
primary
and
secondary
standards.
National
primary
standards
are
Under
the
provisions
of
the
Federal
Clean
Air
Act (
1],
the
U.
S.
Environmental
Protection
Agency (
EPA)
is
required
to
periodically
designed
to
protect
the
public
health
with
an "
adequate
margin
of
review
and
re-
evaluate
national
AAQS
in
light
of
research
findings
safety^.
National
secondary
standards,
on
the
other
hand,
defineSne
more
recent
than
those
which
were
available
at
the
time
the
levels
of
air
quality
necessary
to
protect
the
public
welfare
from
standards
were
originally
eat.
occasionally
new
standards
are
any
known
or
anticipated
adverse
effects
of
a
pollutant".
created
as
well.
Most
recently,
the
national
standard
for
Secondary
public
welfare
impacts
may
include
such
effects
as
articulate
matter
has
been
revised
to
include
specific
limits
for
decreased
visibility,
diminished
comfort
levels,
or
Other
potential
particulates
at
microns
or
less
in
diameter (
PM-
10) (
2].
The
State
injury
to
the
natural
or
man-
made
environment,
e.
g.,
soiling
of
of
Nawaii
has
not
explicitly
addressed
the
question
of
whether
to
materials,
damage
to
vegetation
or
other
economic
damage.
In
eft
limits
for
this
category
of
air
pollutant,
but
national
AAQS
contrast
to
the
national
AAQS,
Hawaii
State
AAQS
are
given
in
terms
revail
where
states
have
not
set
Chair
own
more
stringent
levels.
of
a
single
standard
that
is
designed -
to
protect
public
health
and
P
welfare
and
to
prevent
the
significant
deterioration
of
air
quality'.
Hawaii
AAQS
for
sulfur
dioxide
were
relaxed
in
1956
to
sake
them
essentially
the
same
as
national
limits.
It
has
been
proposed
in
various
forums
that
the
state
also
relax
its
carbon
monoxide
Each
of
the
regulated
air
pollutants
has
the
potential
to
create
standards
to
the
national
levels,
but
at
present
there
are
no
or
exacerbate
some
form
of
adverse
health
effect
to
produce
indications
that
such
a
change
is
being
considered.
environmental
degradation
when
present
in
auffis
Sently
high
concentration
for
prolonged
periods
of
time.
The
AAQS
specify
a
IDs%
lmum
allowable
concentration
for
a
given
air
pollutant
for
one
3.
0
REGIONAL
AND
LOCAL
CLIMATOLDOY
or
more
averaging
times
to
prevent
harmful
effects.
Averaging
times
vary
from
one
hour
to
one
year
depending
on
the
pollutant
and
Regional
and
local
climatology
significantly
affect
the
air
quality
type
of
exposure
necessary
to
cause
adverse
effects.
In
the
case
of
a
given
location.
Wind,
temperature,
atmospheric
turbulence,
of
the
short-
term (
i.
e.,
1-
to
27-
hour)
AAQS,
both
national
and
mixing
height
and
rainfall
all
influence
air
quality.
Although
the
state
standards
allow
one
exceedance
per
year.
climate
of
Hawaii
is
relatively
moderate
throughout
most
of
the
state
and
most
of
the
year,
significant
differences
in
these
parameters
may
occur
from
one
location
to
another.
Most
differ-
State
of
Hawaii
AAQS
are
in
aome
cases
considerably
more
stringent
ences
in
regional
and
local
climates
within
the
state
are
caused
than
comparable
national
AAQS.
In
particular,
the
State
of
Hawaii
by
the
mountainous
topography.
1-
hour
AAQS
for
carbon
monoxide
is
four
times
more
stringent
than
the
comparable
national
limit.
South
Koha
la,
the
site
of
the
proposed
project,
is
located
on
the
northwestern
side
of
the
island
of
Hawaii.
The
topography
of
this
2
5.
0
SHORT-
TERM
IMPACTS
OP
PROJECT
The
State
Department
of
Health
operates
a
network
of
air
quality
monitoring
stations
at
various
locations
around
the
state.
Short-
term
direct
and
indirect
impacts
on
air
quality
could
Unfortunately,
very
little
data
are
available
for
the
island
of
potentially
occur
due
to
project
construction.
For
a
project
of
Hawaii,
and
none
are
available
for
the
South
Rohala
area
specifi-
this
nature,
there
are
two
potential
types
of
air
pollution
tally.
As
indicated
in
Table
2,
the
only
existing
monitoring
data
emissions
which
could
directly
result
in
short-
term
air
quality
anywhere
near
the
project
site
consist
of
sulfur
dioxide
and
impacts
during
the
construction
phase: (
1)
fugitive
dust
from
particulate
measurements
that
were
made
about
70
miles
to
the
south
vehicle
movement
and
site
excavation;
and (
2)
exhaust
emissions
at
Realakekua
during
1985
and
1986.
During
this
two-
year
period,
from
on-
site
construction
equipment.
Indirectly,
there
could
also
measurements
of
24-
hour
average
sulfur
dioxide
concentration
at
be
Short-
term
impacts
from
slow-
moving
construction
equipment
this
location
were
consistently
low
with
daily
mean
values
ranging
traveling
to
and
from
the
project
site
and
from
a
temporary
from
less
than
5
to
12
pg/
m1.
No
exceedances
of
the
state/
national
increase
in
local
traffic
caused
by
commuting
construction
workers.
24-
hour
AAQS
for
sulfur
dioxide
were
recorded.
Twenty-
four
hour
average
particulate
concentrations
ranged
from
4
to
28
pg/
ml;
no
violations
of
the
state
AAQS
were
measured.
Fugitive
dust
emissions
may
arise
from
the
grading
and
dirt/
rock-
moving
activities
associated
with
site
preparation
once
the
area
is
cleared.
The
emission
rate
for
fugitive
dust
emissions
from
At
this
time,
there
are
no
reported
measurements
of
lead,
ozone,
construction
activities
is
difficult
to
estimate
accurately
because
nitrogen
dioxide
or
carbon
monoxide
in
the
project
vicinity.
These
of
its
elusive
nature
of
emission
and
because
the
potential
for
its
are
primarily
motor
vehicle
related
air
pollutants.
lead,
ozone
generation
varies
greatly
depending
upon
the
type
of
soil
at
the
and
nitrogen
dioxide
typically
are
regional
scale
problems;
construction
site,
the
amount
and
type
of
earth-
disturbing
activity
concentrations
of
these
contaminants
generally
have
not
been
found
taking
place,
the
moisture
content
of
exposed
soil
in
work
areas,
to
exceed
AAQS
elsewhere
in
the
state.
Carbon
monoxide
air
and
the
wind
speed.
The
EPA [
5]
has
provided
a
rough
estimate
for
pollution,
on
the
other
hand,
typically
is
a
microscale
problem
uncontrolled
fugitive
dust
emissions
from
construction
activity
of
caused
by
congested
motor
vehicular
traffic.
In
traffic
congested
1.
2
tons
per
acre
per
month
under
conditions
of "
medium"
activity,
areas
such
as
urban
Honolulu,
carbon
monoxide
concentrations
have
moderate
soil
silt
content (
30t),
and
precipitation/
evaporation
been
found
to
occasionally
exceed
the
state
AAQS.
Present
P/
E)
index
of
50.
Uncontrolled
fugitive
dust
emissions
from
G-
AGOMPAtions
BE
earban
menexide
In
the
project
area
are
estimated
FFBjeg
ennmtriaetlefl
wal"
d
probably
be
sonewhere
eat
this
tevet.
later
in
this
study
based
on
mathematical
modeling
of
motor
vehicle
In
any
case,
State
of
Hawaii
Air
Pollution
Control
Regulations [
6]
emissions.
stipulate
that
emissions
of
fugitive
dust
from
construction
activities
cannot
be
visible
beyond
the
property
line.
Thus,
an
effective
dust
control
plan
for
the
project
construction
phase
is
essential.
B
9
00
MOW
MOW
MW
Iwo
OW
No
OW
an
r
rr
r
r
w
r
r
ar
r -
w
r
a
r
r
r
r
potential
short-
term
air
quality
impacts
from
project
construction
Adequate
fugitive
dust
control
can
usually
beaccomplishedby
the
can
be
mitigated.
establishment
of
a
frequent
watering
program
to
keep
bare-
earth
surfaces
in
work
areas
from
becoming
significant
dust
generators.
6.
0
LONG-
TERM
IHPACTE
Op
PROJECT
In
dust-
prone
areas
like
South
Rohala,
other
control
measures
such
as
limiting
the
area
that
can
be
disturbed
at
any
given
time,
6.
1
Roadway
Tref
tic
applying
chemical
soil
stabilizers
and/
or
using
wind
screens
may
be
necessary.
Control
regulations
also
require
that
open-
bodied
After
construction
is
completed,
use
of
the
proposed
facilities
trucks
be
covered
at
all
times
when
in
motion
if
they
are
trans-
will
result
in
increased
motor
vehicle
traffic
on
nearby
roadways,
porting
materials
likely
to
give
rise
to
airborne
dust.
Paving
of
potentially
causing
long-
term
impacts
on
ambient
air
quality
in
the
parking
areas
and
roads
and
establishing
landscaping
as
early
in
project
vicinity.
motor
vehicles
with
gasoline-
powered
engines
are
the
construction
process
as
possible
can
also
lower
the
potential
significant
sources
of
carbon
monoxide.
They
also
emit
nitrogen
for
fugitive
dust
emissions.
oxides,
and
those
burning
leaded
gasoline
contribute
lead
to
the
atmosphere.
The
use
of
leaded
gasoline
in
new
automobiles
is
now the
prohibited.
As
older
vehicles
continue
to
disappear
from
lead
on-
site
mobile
and
stationary
construction
equipment
will
also
emit
numbers
of
those
currently
operating
on
the
state'
sovehicl,
now
some
air
pollutants
in
the
form
of
engine
exhausts.
The
largest
emissions
are
approaching
zero.
Nationally,
so
of
this
equipment
is
usually
diesel-
powered.
Nitrogen
oxides
require
leaded
gasoline
that
the
EPA
is
proposing
a
total
ban
on
emissions
from
diesel
engines
can
be
relatively
high
compared
to
leaded
gasoline
to
take
effect
immediately.
Even
without
such
a
gasoline-
powered
equipment,
but
the
standard
for
nitrogen
dioxide
ban,
reported
quarterly
averages
of
lead
in
air
samples
collects
is
set
on
an
annual
basis
and
is
not
likely
to
be
violated
by
in
urban
Honolulu
have
been
near
zero
since
early
1986.
Thus,
lead
equ
Spment
emissions.
Carbon
monoxide
in
the
atmosphere
Se
not
considered
to
be
a
problem
anywhere
in
the
short-
term
construction
nd,
are
low
and
emissions
from
diesel
engines,
on
the
other
ha
state.
should
be
relatively
insignificant
compared
to
vehicular
emissions
on
nearby
roadways.
Federal
air
pollution
control
regulations
also
call
for
increase
efficiency
in
removing
carbon
monoxide
and
nitrogen
oxides
from
the
Indirectly,
slow-
moving
construction
vehicles
on
roadways
leading
exhausts
of
new
motor
vehicles.
By
the
year
1995
carbon
monoxide
emissions
are
expected
to
be
about
00
percent
less
than
the
amounts
to
and
from
the
project
site
could
obstruct
the
normal
flow
of
now
emitted
due
to
the
replacement
of
older
vehicles
with
newer
traffic
to
such
an
extent
that
overall
vehicular
emissions
are
models.
Further
reductions
in
vehicular
emissions
have
recently
increased,
but
this
impact
can
be
mitigated
by
moving
heavy
which
do
construction
equipment
during
periods
of
low
traffic
volume.
of
the
country
been
proposed
by
the
President
for
areas
Of
Likewise,
the
schedules
hours
In
the
project
vicinity
workers Thus,
Most
adjusted
to
avoid
peak
10
not
currently
meet
AAQS,
mainly
through
the
use
of
alternative
fuels.
Waikoloa
Road
either
with
or
without
the
project
at
least
tempor-
arily
until
a
grade-
separated
interchange
is
constructed.
In
the
with
project
case,
it
was
further
assumed
that
a
second
left-
turn
To
evaluate
the
lane
will
be
provided
for
westbound
traffic
at
this
intersection.
Potential
long-
term
indirect
ambient
air
quality
The
intersection
of
Waikoloa
Road
and
Paniolo
Drive/
Pua
Melia
impact
of
increased
roadway
traffic
associated
with
a
project
such
as
this,
computerized
emission
and
atmospheric
dispersion
models
Street
was
also
assumed
to
be
signalized
end
improved
in
the
with
Project
case.
More
details
concerning
can
be
used
to
estimate
ambient
carbon
monoxide
concentrations
the
present
end
future
i
along
roadways
leading
to
and
from
the
project.
Carbon
monoxide
conditions
and
configurations
of
these
intersections
are
provided
Is
selected
for
modeling
because
it
is
both
the
most
stable
and
the
in
the
traffic
impact
assessment
report
referenced
above.
most
abundant
of
the
pollutants
generated
by
motor
vehicles.
Furthermore,
carbon
monoxide
air
pollution
is
generally
considered
The
main
objectives
of
the
modeling
study
were
to
estimate
both
to
be
a
microscale
problem,
whereas
nitrogen
oxides
air
pollution
current
and
projected
levels
of
maximum
1-
hour
average
carbon
most
often
is
a
regional
issue.
This
is
reflected
in
the
fact
that
monoxide
concentrations
which
could
then
be
directly
compared
to
the
AAQS
for
carbon
monoxide
are
specified
on
a
short-
term
basis
the
national
and
state
AAQS.
The
traffic
impact
assessment
report
1-
hour
and
8-
hour
averaging
times)
while
the
AAQS
for
nitrogen
indicates
that
traffic
volumes
generally
are
or
will
be
higher
dioxide
is
set
on
an
annual
basis,
during
the
afternoon
peak
hour
than
during
he
morning
g
peak
period.
Worst-
case
emission
and
meteorological
dispersion
conditions
typically
occur
during
the
morning
hours
at
many
locations.
Thus,
For
this
project,
three
scenarios
were
selected
for
the
carbon
even
though
traffic
volumes
may
be
higher
in
the
afternoon
than
in
monoxide
modeling
study:
year
1990
with
present
conditions,
year
the
morning,
worst-
case
air
pollution
concentrations
may
occur
1997
without
the
project,
and
year
1997
assuming
the
project
is
during
the
morning.
To
ensure
that
worst-
case
concentrations
were
built
and
complete.
To
begin
the
modeling
study,
critical
receptor
identified,
both
morning
and
afternoon
peak
traffic
periods
were
areas
in
the
vicinity
of
the
project
were
identified
for
analysis.
studied.
Generally
speaking,
roadway
intersections
are
the
primary
concern
because
of
traffic
congestion
and
because
of
the
increase
in
vehicular
emissions
associated
with
traffic
queuing.
For
this
The
EPA
computer
model
MOBILE4 [
8)
was
used
to
calculate
vehicular
study,
the
key
intersections
identified
in
the
traffic
study [
7]
carbon
monoxide
emissions
were
also
selected
for
air
quality
analysis.
These
include:
Queen
the
key
inputs
to
MOBILE4
is
vehicle
mix.
Based
on
recent
vehicle
Kaahumanu
Highway
at
Waikoloa
Road,
Paniolo
Drive/
Pua
Melia
Street
registration
figures,
the
present
and
projected
vehicle
mix
in
the
at
Waikoloa
Road
and
Mamalahoa
Highway
at
Waikoloa
Road.
Modeling
project
area
is
estimated
to
be
91.
9%
light-
duty
gasoline-
powered
of
the
present
scenario
was
performed
assuming
the
existing
roadway
vehicles,
5%
light-
duty
gasoline-
powered
trucks
and
vans,
0.
5t
configurations.
For
the
future
air
quality
modeling
scenarios,
It
heavy-
duty
gasoline-
powered
vehicles,
0.
6E
light-
duty
diesel-
was
assumed
that
Queen
Kaahumanu
Highway
will
be
signalized
at
12
17
Mm
r
s
r. *
w
om
ss
M
M
r
M
some
Powered
vehicles,
It
heavy-
duty
diesel-
powered
trucks
andf
buses,
of
the
computer
model
CALINF.
4 [
11].
CALINE4
was
developed
by
the
and
1t
motorcycles.
California
Transportation
Department
to
simulate
vehicular
movement
and
atmospheric
dispersion
of
vehicular
emissions.
It
is
designed
to
predict
1-
hour
average
pollutant
concentrations
along
roadways
other
key
inputs
to
the
MOMILE4
emission
model
are
the
cold/
hot
based
on
input
traffic
and
emission
data,
roadway/
receptor
geometry
start
fractions.
Motor
vehicles
operating
in
a
cold-
or
hot-
start
and
meteorological
conditions.
node
emit
excess
air
pollution.
Typically,
motor
vehicles
reach
stabilized
operating
temperatures
after
about
4
miles
of
driving.
For
traffic
operating
through
the
Paniolo
Drive/
Waikoloa
Road
Input
peak-
hour
traffic
data
were
obtained
from
the
traffic
study
Intersection,
it
was
assumed
that
about
25
percent
of
all
vehicles
cited
previously.
The
traffic
volumes
given
in
the
traffic
study
would
be
operating
in
the
cold-
start
mode
and
that
about
5
percent
for
the
future
scenario
include
project
traffic
as
well
as
traffic
would
be
operating
in
the
hot-
start
mode.
Motor
vehicles
using
the
from
other
growth
that
is
expected
to
occur
in
the
area
by
the
year
Walkoloa
Road
intersections
with
Mamalahoa
Highway
and
Queen
1997.
Traffic
queuing
estimates
were
made
based
on
the
project
Kaahumanu
Highway
were
assumed
to
be
mostly
stabilized
due
to
the
traffic
study,
Transportation
Research
Board
procedures [
12],
O.
S.
relatively
isolated
locations
of
these
roadways.
Cold-
and
hot-
EPA
guidelines [
11],
and
traffic
observations
at
the
subject
start
fractions
of
5
percent
and
1
percent,
respectively,
were
intersections.
For
the
1990
analyses,
vehicles
using
the
intersec-
assumed
for
these
analyses.
Theme
operational
mode
values
were
tions
of
Queen
Kaahumanu
Highway
and
Mamalahoa
Highway
with
estimated
based
on
a
report
from
the
California
Department
of
Waikoloa
Road
were
assumed
to
accelerate
to
55
mph,
while
Waikoloa
Transportation [
9]
and
taking
into
consideration
the
likely
origin
Road
traffic
near
the
village
and
Paniolo
Drive
traffic
were
of
morning
and
afternoon
traffic
in
the
project
area.
MOBILE4
idle
assumed
to
move
at
15
and
25
mph,
respectively.
These
are
the
emissions
were
adjusted
to
account
for
excess
cold/
hot-
start
7os
qd
speedrespectively
here
assumedcceleration
times
of traveling
5
and at
em
Sssiona
per
a
recent
D.
S.
EPA
memorandum [
10].
55
mph,
whereas
values
of
16
and
18
seconds
were
assumed
for
those
traveling
at
15
mph.
For
vehicles
moving
at
25
mph,
decelera-
An
ambient
temperature
of
50
degrees
F
wag
used
for
morning
peak-
tion/
acceleration
times
of
10
and
12
seconds
were
used.
For
the
hour
emission
computations
while
a
temperature
of
59
degrees
F
Was
1997
scenarios,
the
posted
speed
limits
near
the
intersection
of
used
for
the
afternoon
case.
These
are
conservative
assumptions
Queen
Kaahumanu
Highway
and
Waikoloa
Road
were
assumed
to
be
since
morning/
afternoon
ambient
temperatures
will
generally
be
reduced
to
45
mph,
warmer
than
this
and
emission
estimates
given
by
MOBILE4
are
inversely
proportional
to
the
ambient
temperature.
Model
roadways
were
set
up
to
reflect
actual
roadway
geometry,
physical
dimensions
and
operating
characteristics.
Presently,
After
computing
vehicular
carbon
monoxide
emissions
through
the
thethere
are
n
pedest
Where
walkways
do
exist
or
are
roadways
exist
walkways
along
many
of
the
use
of
MOBILE4,
these
data
were
then
input
to
the
latest
version
project
15
14
in
the
future,
model
receptors
were
located
between
2
and
4
meters
from
the
edge
of
the
roadway.
At
those
locations
where
sidewalks
Table
1
summarlres
the
final
results
of
the
modeling
study
in
the
do
not
and
will
likely
not
exist,
model
receptor
Bite,
were
located
form
of
the
estimated
worst-
case
1-
hour
afternoon
ambient
carbon
near
the
edge
of
the
road
right-
of-
ways
at
distances
of
10
meters
monoxide
concentrations.
These
results
can
be
compared
directly
from
the
traveled
portions
of
the
roadways
near
the
intersections
to
the
state
and
the
national
AAQs.
Estimated
worst-
case
carbon
studied.
All
receptor
heights
were
placed
at
1.
5
meters
above
monoxide
concentrations
are
presented
in
the
table
for
three
ground
to
simulate
levels
within
the
normal
human
breathing
zone.
scenarios:
year
1990
with
existing
traffic,
year
1997
without
Project
traffic
and
year
1997
with
Project
traffic.
The
locations
Of
these
estimated
worst-
case
1-
hour
concentrations
all
occurred
Input
meteorological
conditions
for
this
study
were
defined
to
at
or
very
near
the
indicated
intersections.
Provide "
worst-
case"
results,
one
of
the
key
meteorological
inputs
is
atmospheric
stability
category.
For
these
analyses,
atmospheric
stability
category
6
was
assumed
for
morning
scenarios
and
As
indicated
In
the
table,
the
estimated
present
worst-
case
1-
hour
stability
at
carbon
monoxide
concentration
in
the
project
area,
5.
9
mg/
m3,
y
egory
1
was
assumed
for
afternoon
cease.
These
are
the
most
conservative
stability
categories
that
can
be
used
for
occurred
near
the
intersection
of
Paniolo
Drive
and
Waikoloa
Road
during
the
morning
peak-
traffic
hour.
Concentrations
tend
to
be
estimating
pollutant
dispersion
at
suburban
or
undeveloped
locations.
A
surface
roughness
length
of
100
OR
was
assumed
with
higher
here
due
to
excess
cold-
start
emissions.
The
worst-
case
1-
e
mixing
height
of
700
meters.
Worst-
case
wind
conditions
were
hour
concentrations
at
the
other
intersections
studied
were
defined
as
a
wind
speed
of
1
meter
per
second
with
a
wind
direction
5.
5
Mg/
M3
during
the
morning
at
Queen
Kaahumanu
Highway
and
resulting
in
the
highest
predicted
concentration.
Waikoloa
Road
and
2.
7
mg/
m'
during
the
afternoon
at
Mamalahoa
Highway
and
Waikoloa
Road.
Existing
background
concentrations
of
carbon
monoxide
in
the
project
vicinity
are
believed
to
be
at
relatively
low
levels.
In
the
year
1997
without
the
proposed
project,
a
worst-
case
1-
hour
Hence,
background
contributions
of
carbon
monoxide
from
sources
or
concentration
of
16.
2
mg/
ml
was
predicted
to
occur
during
the
distant
roadways
not
directly
considered
in
the
analysis
were
morning
near
the
intersection
of
Queen
Kaahumanu
Highway
and
accounted
for
by
adding
a
background
concentration
of
0.
1
Waikoloa
Road.
Concentrations
were
Predicted
to
increase
substan-
tially
at
this
location
compared
to
the
existing
case
due
to
the
all
predicted
concentrations
for
the
1990
scenarios,
Due
to
the
PvPACt°
a
de-
slepment
that
is
predicted
to
Occur
in
Eno
project
area
projected
increase
in
f`
ff
L.
mRd
the
within
the
next
several
years,
a
background
value
of
0.
2
ppm
was
intersection.
Worst-
case
concentrations
at
other
locations
and
times
In
the
study
area
were
estimated
to
range
from
about
4
to
used
for
all
1997
scenarios.
8
mq/
16
17
owes
Predicted
1-
hour
vorst-
case
concentrations
for
the
1997
with
averaged
over
eight
hours
are
lower
than
peak
1-
hour
values,
and
project
scenario
range
from
5.
1
mg/
13
during
the
afternoon
at
the
2)
meteorological
dispersion
conditions
are
more
variable (
and
intersection
of
Mamalahoa
Highway
with
Waikoloa
Road
to
15.
2
mg/
hence
more
favorable)
over
an
8-
hour
period
than
they
are
for
a
during
the
morning
at
the
Queen
Kaahumanu
Highway
and
Waikoloa
Road
single
hour.
Based
on
monitoring
data,
1-
hour
to
B-
hour
persis-
intersection.
As
noted
in
the
table,
Waikoloa
Road
intersections
tence
factors
for
most
locations
generally
vary
from
0.
4
to
0.
8
both
at
Queen
Kaahumanu
Highway
and
at
Paniolo
Drive
were
assumed
with
0.
6
being
the
most
typical.
One
recent
study
based
on
to
be
signalized
and
further
improved.
Compared
to
the
without
modeling [
14)
concluded
that
1-
hour
to
8-
hour
persistence
factors
project
case,
predicted
concentrations
at
the
Queen
Kaahumanu
could
typically
be
expected
to
range
from
0.
4
to
O.
S.
EPA
Highway/
Waikoloa
Road
intersection
were
estimated
to
be
about
5
guidelines [
13)
recommend
using
a
value
of
0.
6
to
0.
7
unless
a
percent
lower
in
the
morning
and
about
25
percent
higher
in
the
locally
derived
persistence
factor
is
available.
Recent
monitoring
afternoon.
Worst-
case
1-
hour
concentrations
near
the
Paniolo
data
for
Honolulu
reported
by
the
Department
of
Health (
15)
Drive/
Waikoloa
Road
intersection
will
be
significantly
higher
suggests
that
this
factor
may
range
between
about
0.
35
and
0.
55
compared
to
the
without
project
case
due
to
the
increase
in
traffic
depending
on
location
and
traffic
variability.
considering
the
and
the
installation
of
a
traffic
signal,
while
concentrations
near
location
of
the
project
and
the
traffic
pattern
for
the
area,
a
1-
Mamalahoa
Highway
and
waikoloa
Road
will
be
marginally
higher.
hour
to
8-
hour
persistence
factor
of
0.
5
is
probably
most
appro-
Compared
to
the
present
case,
worst-
case
concentrations
in
1997
priate
for
this
application.
with
the
proposed
project
will
be
about
two
to
three
times
higher
at
most
locations.
The
resulting
estimated
worst-
case
8-
hourconcentrationsare
indicated
in
Table
4.
For
the
1990
scenario,
the
estimated
worst-
All
estimated
worst-
case
1-
hour
carbon
monoxide
levels
for
all
case
B-
hour
carbon
monoxide
concentration
was
3.
0
mg/
m3
at
the
1
intersection
of
Paniolo
Drive
and
waikoloa
Road;
other
locations
scenarios
are
well
values
the
national
estimated
ed
t
mg/
m
Present
studied
ranged
from
1.
2
mg/
near
Mamalahoa
Highway
and
Waikoloa
worst-
case
1-
hour
values
are
also
eat
Smated
to
meet
the
more
stringent
state
standard
of
10
mg/
m3.
It
appears
likely,
however,
Road
to
2.
8
mg/
m3
near
Queen
Kaahumanu
Highway
and
Waikoloa
Road.
that
future
concentrations
with
or
without
the
project
may
exceed
The
predicted
maximum
value
for
the
1997
without
project
scenario
i
was
e.
l
mg/
near
Queen
Kaahumanu
Highway
and
Waikoloa
Road.
As
way/
Waikoloa
Road
n
the
state
1-
hour
MOB
on
occasion
at
the
Queen
Raahumanu
High-
tersection.
With
the
project,
morning
mentioned
above,
concentrations
are
predicted
to
Increase
substan-
tially
at
this
location
due
to
the
installation
of
a
traffic
concentrations
near
Paniolo
Drive
at
Waikoloa
Road
may
also
exceed
signal.
The
highest
8-
hour
concentrations
elsewhere
would
range
the
state
1-
hour
standard
during
worst-
case
conditions.
from
about
2
to
4
mg/
m3
without
the
project.
In
1997
with
the
project,
the
estimated
maximum
worst-
case
8-
hour
concentration
was
7.
6
mg/
near
Queen
Kaahumanu
Highway
and
Waikoloa
Road;
other
Worst-
case
B-
hour
carbon
monoxide
concentrations
were
estimated
by
locations
studied
ranged
from
3.
1
mg/
m3
at
Mamalahoa
Highway
and
multiplying
the
worst-
case
1-
hour
values
by
a
persistence
factor
Waikoloa
Road
to
6.
6
mg/
at
the
intersection
of
Paniolo
Drive
and
of
O.
S.
This
accounts
for
two
factors: (
1)
traffic
volumes
19
18
Waikoloa
Road.
Either
with
or
without
the
project,
1997
concentra-
15
million
kilowatt-
hours.
This
power
demand
will
most
probably
tions
will
be
higher
than
existing
concentrations
at
most
loca-
be
provided
mainly
Yb
oil-
fired
generating
facilities
located
on
Lions.
Comparing
the
predicted
values
for
the
existing
case
to
the
the
island.
In
order
to
meet
the
electrical
power
needs
of
the
AAQS,
it
appears
that
both
the
state
and
the
national
8-
hour
ro
osed
P
p
project,
power
generating
facilities
will
have
to
be
standards
will
be
met
during
1990.
The
same
is
true
without
the
expanded
and/
or
burn
more
fuel,
and
hence
more
air
pollution
will
project
in
1997
except
at
the
intersection
of
Queen
Kaahumanu
be
emitted
at
these
facilities.
Given
in
Table
5
are
estimates
of
Highway
and
Waikoloa
Road.
With
the
project,
worst-
case
8-
hour
the
indirect
air
pollution
emissions
that
will
result
from
the
concentrations
will
meet
the
national
standard
but
may
occasionally
project
electrical
demand
assuming
all
power
is
provided
by
burning
exceed
the
more
stringent
state
standard
along
Waikoloa
Road
at
more
fuel
oil
at
Hawaii'
s
oil-
fired
power
plants.
Based
on
the
Queen
Kaahumanu
Highway
and
at
Panlolo
Drive.
ratio
of
peak
project
power
demand
to
total
present
peak
power
demand
on
Hawaii,
the
project
power
demand
will
result
in
about
a
1
percent
increase
in
emissions
from
the
electric
utility
if
all
The
results
of
this
study
reflect
several
assumptions
that
must
be
project
power
is
derived
from
fuel
oil.
made
concerning
traffic
movement
and
worst-
case
meteorological
conditions.
One
such
assumption
concerning
worst-
case
meteorolog-
ical
conditions
is
that
a
wind
speed
of
1
meter
per
second
with
a
6.
1
solid
Reete
Disposal
steady
direction
for
1
hour
will
occur.
A
steady
wind
of
1
meter
per
second
blowing
from
a
single
direction
for
an
hour
is
not
very
Solid
waste
generated
by
the
project
when
fully
completed
is
likely,
and
it
may
occur
only
once
a
year
or
less.
With
wind
expected
to
amount
to
about
15
tons
of
refuse (
about
two
to
three
speeds
of
2
meters
per
second,
for
example,
computed
carbon
6-
ton
truckloads)
per
day.
Presently,
the
refuse
district
handles
monoxide
concentrations
would
be
only
about
half
the
values
given
about
100
tons
per
day.
Most
if
not
all
project
refuse
will
likely
above.
be
hauled
away
and
either
landfilled
or
burned
at
another
location.
If
all
refuse
is
landfilled,
the
only
air
pollution
emissions
associated
with
solid
waste
disposal (
assuming
problems
similar
to
6.
2
Electrical
Demand
those
which
currently
exist
at
the
Kailua
Landfill
are
avoided)
will
be
due
to
exhaust
fumes
and
fugitive
dust
from
trucks
and
The
proposed
project
will
also
cause
indirect
emissions
from
power
heavy
equipment
used
to
place
the
refuse
in
the
landfill.
If,
on
generating
facilities
as
a
consequence
of
electrical
power
usage.
the
other
hand
all
Peak
project
power
demand
at
full
build-
out
is
not
expected
to
incinerator,
disposal
of
solid
waste
from
the
project
will
also
exceed
about
3
megawatts.
Present
generating
capacity
on
the
Big
result
in
emissions
of
particulate,
carbon
monoxide
and
other
Island
is
161
megawatts
with
most
of
this
power
provided
by
oil-
contaminants
from
the
incineration
facility.
Table
6
gives
burning
generating
units.
Island
wide,
peak
power
demand
is
emission
factors
for
municipal
refuse
incinerators (
without
currently
about
120
megawatts.
Average
annual
electrical
demand
controls)
in
terms
of
pounds
of
air
Pollution
per
ton
of
refuse
of
the
project
when
fully
developed
is
not
expected
to
exceed
about
material
charged.
Thus,
uncontrolled
air
pollutant
emission
rates
20
21
M
ew
sw
en
U0
4M
m
o
m !
w
iawe*
mom "
mm
Mao
in
terms
of
pounds
per
year,
for
example,
can
be
estimated
by
tions
will
occur
in
the
vicinity
of
Queen
Raahumanu
Highway
at
multiplying
the
emission
factors
given
in
the
table
by
the
number
Waikoloa
Road.
of
tons
per
year
of
refuse
that
is
burned.
Use
of
emission
filtration
equipment
will
substantially
reduce
emissions
of
particulate.
The
more
stringent
State
of
Hawaii
ambient
air
quality
standards
for
carbon
monoxide
should
be
achieved
in
the
project
vicinity
during
the
current
year
but
Will
likely
be
exceeded
either
with
or
7.
0
SOMMART
OF
IMPACTS
AND
MITIGATIVE
CONSIDERATIONS
without
the
project
in
the
year
1997
at
the
Queen
Raahumanu
Highway
intersection
with
Waikoloa
Road
due
to
vehicular
emissions.
Concentrations
near
the
intersection
of
Paniolo
Drive
and
Waikoloa
7.
1
Impacts
Summary
Road
may
also
exceed
the
state
standards
in
the
with
project
case
but
will
likely
meet
these
standards
without
the
project.
It
The
major
short-
term
air
quality
impact
will
the
potential
should
be
mentioned
here,
however,
that
the
state
standards
are
set
emission
significant
quantities
of
fugitive
dust
during
project
so
low
that
they
are
likely
exceeded
at
many
intersections
in
the
constructi
on
phases.
Uncontrolled
fugitive
dust
emissions
from
state
that
have
even
moderate
traffic
volumes.
It
is
also
worth
month.
construction
activities
are
estimated
to
amount
to
about
1.
2
tons
noting
that,
although
the
national
AAQS
allow
higher
levels
of
per
acre
per
month.
During
the
period
of
construction,
emissions
g
carbon
monoxide,
the
national
standards
were
developed
after
from
engine
exhausts (
primarily
consisting
of
carbon
monoxide
and
extensive
research
with
the
objective
of
defining
levels
of
air
from
nitrogen
oxide
will
also
occur
both
from
on-
sire
construction
quality
that
would
protect
the
public
health
with
an
adequate
equipment
and [
ram
vehicles
used
by
construction
workers
and
from
trucks
traveling
to
and
from
the
project.
margin
of
safety.
The
primary
long-
term
air
pollution
impact
from
the
project
will
Some
long-
term
impacts
on
air
quality
also
could
potentially
occur
arise
due
to
indirect
emissions
from
power
generating
facilities
arise
from
the
increased
motor
vehicle
traffic
associated
with
the
supplying
the
project
with
electricity
and
from
the
disposal
of
project.
Potential
increased
levels
of
carbon
monoxide
concentra-
waste
materials
generated
by
the
project.
Quantitative
estimates
tills
along
roadways rim
ay
leading
to
and
from
the
proposed
development
of
these
impacts
were
not
made,
but
it
appears
likely
that
any
will
ct
the
primary
concern.
Based
onmathematicalmodeling
of
impacts
will
be
small
due
to
the
magnitude
of
the
project
electri-
projected
vehicular
ions,
is
and
on
atmospheric
dispersion
estimates
of
vehicular
emissions,
it
is
predicted
that
with
the
proposed
cal
and
solid
waste
demands
compared
to
the
present
county
demands.
project
carbon
monoxide
concentrations
along
roadways
in
the
project
vicinity
will
unavoidably
be
higher
at
several
locations
compared
to
the
without
project
case,
but
worst-
case
concentrations
will
remain
within
the
national
standards.
The
highest
concentra-
27
22
7.
2
Mitigative
Considerations
Aside
from
further
improving
roadways,
air
pollution
impacts
from
vehicular
emissions
can
be
mitigated
by
reducing
traffic
through
Strict
compliance
with
State
of
Hawaii
Air
Pollution
Control
the
use
of
mass
transit
and
car
pooling
and/
or
by
adjusting
local
Regulations
regarding
establishment
of
a
regular
dust-
watering
school
and
business
hours
to
begin
and
end
during
off-
peak
times.
program
and
covering
of
dirt-
hauling
trucks
will
be
required
to
Due
to
the
extended
completion
date
for
the
project,
it
is
conceiv-
effectively
mitigate
fugitive
dust
emissions
from
construction
able
that
the
efficiency
of
motor
vehicle
engines
and/
or
emission
activities.
Twice
daily
watering
is
estimated
to
reduce
dust
control
equipment
will
be
improved
or
that
vehicles
will
be
emissions
by
up
to
50
percent.
Using
of
wind
screens,
applying
developed
which
burn
cleaner
fuels
before
the
project
reaches
full
chemical
soil
stabilizers
and/
or
limiting
the
area
that
Ss
build-
out.
If
this
occurs,
then
impacts
will
be
less
than
disturbed
at
any
given
time
may
be
required
in
sensitive
or
dust-
predicted.
With
regard
to
cleaner
burning
fuels,
vehicles
burning
prone
areas.
Paving
of
parking
areas
and
establishment
of
methanol
or
compressed
natural
gas
or
powered
by
electrical
motors
landscaping
early
in
the
construction
schedule
will
also
help
to
are
some
of
the
possibilities
for
technological
development
that
control
dust.
Increased
vehicular
emissions
due
to
disruption
of
are
currently
being
contemplated.
Lastly,
even
without
techno-
traffic
by
construction
equipment
and/
or
commuting
construction
logical
breakthroughs,
It
is
also
possible
that
at
some
point
in
workers
can
be
alleviated
by
moving
equipment
and
personnel
to
the
the
future
the
state
may
decide
to
adopt
either
a
motor
vehicle
site
during
off-
peak
traffic
hours.
inspection
and
maintenance
program,
which
would
ensure
that
emission
control
devices
are
properly
maintained
and
thereby
reduce
emissions,
or
more
restrictive
emission
control
standards.
Options
available
to
mitigate
traffic-
related
air
pollution
are
to
Improve
roadways,
reduce
traffic
or
reduce
individual
vehicular
emissions.
Long-
term
projections
of
carbon
monoxide
emissions
from
Indirect
emissions
from
project
electrical
demand
could
be
reduced
vehicular
traffic
associated
with
the
completed
development
are
somewhat
by
utilizing
solar
energy
design
features
to
the
maximum
based
on
the
traffic
impact
study
findings.
It
has
been
assumed
extent
possible.
This
might
include
installing
solar
water
that
the
roadway
improvements
recommended
in
the
traffic
study
will
heaters,
designing
homes
and
building
space
so
that
window
be
implemented
to
move
traffic
efficiently
through
the
project
area
positions
maximize
indoor
light
without
unduly
increasing
indoor
and
adjacent
locations.
Future
air
pollution
concentrations
in
the
heat,
and
using
landscaping
where
feasible
to
provide
afternoon
vicinity
of
Queen
Aaahumanu
Highway
and
Walkoloa
Road
will
be
lower
shade
to
cut
down
on
the
use
of
air
conditioning.
Use
of
wind
than
predicted
if
and
when
a
grade-
separated
interchange
is
power
generating
units
solar
energy
o„
Lbe. ,
l
sm.
sgy,
can
constructed
at
this
location.
Also,
air
quality
impacts
near
the
thermal
energy
conversion
and/
or
other
alternative
energy
sources
intersection
Paniolo
Drive
and
Walkoloa
Road
will
be
diminished
if
by
the
utility
instead
of
fuel-
burning
facilities
also
would
lessen
the
north-
south
collector
road
west
of
and
parallel
to
Paniolo
indirect
emissions
from
project
electrical
demand,
Drive
is
built
in
1995
as
planned.
24
25
m
am
a
as
M
r
M
ark
M
as
ao
as
mass
ark
se
ss
me
am
M
M "
1M
IM /
M
i
M "
M
M
IM
M
rI
Mae " "
Most
probably
solid
waste
from
the
project
will
be
buried
at
a
landfill,
and
any
air
pollution
impacts
will
be
minimal
if
the
REFERENCES
landfill
is
operated
properly.
If
project
refuse
is
burned
instead
at
a
municipal
incinerator,
air
pollution
impacts
could
be
reduced
1.
U.
S.
Congress.
Clean
Air
Act
Amendments
1977
95-
95),
Section
109,
National
Ambient
Air
Qualityty
Standards,,
August
substantially
if
the
incinerator
is
fitted
with
pollution
control
1977.
equipment,
i.
e.,
electrostatic
precipitators
or
fabric
filters.
2.
U.
S.
Environmental
Protection
Agency.
Revisions
to
National
conservation
and
recycling
programs
also
could
reduce
solid
waste
Ambient
Air
Quality
Standards
for
Particulate
Matter,
Federal
which
would
reduce
any
related
air
pollution
emissions
propor-
Register,
Vol.
52,
p•
2463,
July
1,
1987.
tionately.
Lastly,
if
the
new
H-
Power
garbage-
to-
energy
facility
3.
U.
S.
Department
of
Commerce,
aClimatography
of
the
United
States
No.
86-
44,
Decennial
Census
of
the
United
States
located
on
Oahu
proves
successful,
similar
facilities
on
the
other
Climate,
climatic
Summary
of
the
United
States,
Supplement
for
islands
may
be
developed
before
project
completion.
Use
of
solid
1951
through
1960,
Hawaii
and
Pacific",
Washington,
D.
C.,
waste
to
generate
power
will
offset
emissions
that
would
otherwise
1965.
occur
from
fossil-
fueled
power
plants
SC
the
waste
would
be
simply
4.
icalo
Data,
c
Annual
summary,
hHawaii
and
Pacific,
1988',
Volume
incinerated
instead.
84,
Number
13,
National
Climatic
Center,
Asheville,
NC.
5.
Compilation
of
Air
Pollutant
E
19
ion
Factors
Volume
I•
Stationary
Point
and
Area
Sources,
Fourth
Edition
Including
Supplements
A
and
B,
AP-
42,
U.
S.
Environmental
Protection
Agency,
Research
Triangle
Park,
NC,
September
1988.
6.
State
of
Hawaii.
Hawaii
Administrative
Rules,
Chapter
I1-
60,
Air
Pollution
Control.
7.
Parsons
Brinckerhoff
Quads
S
Douglas,
Inc.,
Traffic
Impact
Study.
Waik
loa
Affordable
Housing
Project,
Draft,
October
1990.
e.
i
Guide
to
MOBILE4 (
Mobile
Source
Emission
Factor
Model),
EPA-
AA-
TEB-
89-
01,
U.
S.
Environmental
Protection
Agency,
Office
of
Air
and
Radiation,
Office
of
Mobile
Sources,
Emission
Control
Technology
Division,
Test
and
Evaluation
Branch,
Ann
Arbor,
Michigan,
February
1989.
9.
Benson,
Paul
E., "
Corrections
to
Hot
and
Cold-
Start
Vehicle
Fractions
for
Microscale
Air
Quality
Modeling",
California
Department
of
Transportation,
Transportation
Laboratory,
Sacramento,
California.
10.
Memorandum
from
Terry
P.
Newall,
U.
S.
Environmental
Protection
Agency,
Ann
Arbor,
Michigan,
to
MOBILE4
Users
concerning
Adjustment
of
MOBILE4
Idle
CO
Emission
Factors
to
Non-
Standard
Operating
Conditions",
January
4,
1990.
27
26
11.
CALINE4 -
A
Dispersion
Model
for
P
edi
tins
Air
E!
211utan
UVIHcMntratlone
Near
R
adw
ys,
FHWA/
CA/
TL-
84/
15,
California
State
Department
of
Transportation,
November
1984
with
June
1989
Revisions.
12.
M
Ohwav
Caoaci
t.,
Manual,
Transportation
Research
Board,
HAWI
National
Research
Council,
Washington,
D.
C.,
Special
Report
209,
1985.
p
11.
Guidelines
for
Air
OM
ality
Maintenance
V140DID9
4nd
AnalysiEL
AnglKgrt $
Agency.
Volume
9
Revised,
U.
S.
Environmental
Protection
Agency,
September
1978.
p,.a
10. -
Persistence
Factors
for
Mob
Source (
Roadway)
C
R... •
W
ge
Monoxide
Modeling-,
C.
David
Cooper,
Journal
f
the
Airir
HOMO
AR
Waste
Manament
A99
i
Sation,
Volume
79,
Number
5,
May
1989.
w.
ONA ..
A
RESORT
RIME
15.
Hawaii
Air
Duality
Data
fo
he
P
riod
of
Tanuar.,
loos
to
1
December
1987,
State
Of
Hawaii
Department
of
Health.
A
LANE
RESORT
d
AINOL
WAIK
OLOA
AFFORDABLE
VE1.
Ef f,/
BONA
VILLAGE
RESORT
Ilk'
r
r
t /
R...,
KAILUA-
BONA
RE.
V.
W
RESORT
I
WAIKOLOA
AFFORDABLE
HOUSING
Figure
1
PROJECT
MASTER
PLAN
EIS
PROJECT
LOCATION MAP
28
w
W...,.
mm
mom
m
w
r
m
r
war
m
it
w
Wo
r
r +
r "
m
Table
1
Table
2
SUMMARY
OF
STATE
OF
HAWAII
AND
NATIONAL
ANNUAL
B@IXRRY
or
AIR
QUALITY
MEABUREM
NTB
POR
AMBIENT
AIR
QUALITY
STANDARDS
MONITORING
STATIONS
EEAREBT
mAIKOLOA
AFFORDABLE
ROUSING
PROJECT
Maximum
Allowable
Concentration
Averaging
National
Na
tionel
State
Pollutant
Units
Time
Pr
im.
ry
Secondary
of
Havati
Parameter /
Location
1985
1986
Suspended
Particulate
Pg/
m
3
Annual
608
Sulfur
Dioxide /
Kealakekua,
Kona
Metter
24
Hours
150
Period
of
Sampling (
months)
7
e
Particulate
Netter
Pg/
e
Annual
50
50
No.
of
24-
Hr
Samples
31
40
24
Hours
150b
150b
Range
of
24-
Hr
Values (
ug/
m3)
5-
8
5-
12
Average
Daily
Value (
ug/
m3)
5
5
Sulfur
Dioxide
µg/.
3
Annual
80
80
No.
of
State
AAQS
Exceedancea
0
0
24
Hour.
365b
365b
3
Hours
1300
1300b
Particulate /
Kealakekua,
Kona
Nitrogen
Dioxide
Mg/.,
Annual
100
100
70
Period
of
Sampling (
months)
7
8
7
b
5b
No.
of
24-
Hr
Samples
34
40
Carbon
Monoxide
mg/.
8
Hours
10
Range
of
24-
Hr
Values (
ug/
m3)
6-
22
4-
28
1
Hour
40b
10
Average
Dally
Value (
ug/
m3)
12
16
No.
of
State
AAQS
Exceedances
0
0
Ozone
yg/
3
1
Hour
T35b
TlSb
100b
Lead
µg%
3
Calendar
1.
5
1.
5
1.5
Quarter
Source:
State
of
Hawaii
Department
of
Health, "
Hawaii
Air
aceonetric
mean
Quality
Data
for
the
Period
of
January
1985
to
December
1987^
bNot
to
be
exceeded
more
than
once
per
year
Particles
less
than
or
equal
to
30
microns
aerodynamic
diameter
Table
3
Table
4
ESTIMATED
WORST-
CASE "
OUR
CARBON
MONOXIDE
CONCENTRATIONS
ESTIMATED
WORST-
CASE
B-
HOUR
CARBON
MONOXIDE
CONCENTRATIONS
ALONG
ROADWAYS
NEAR
WAIROLOA "
FORDABLE
HOUSING
PROJECT
milligrams
per
cubic
Meter)
ALONG
ROADWAYS
NEAR
WAI
XOLOA
APPORDABL6
HOUSING
PROJECT
milligrams
per
cubic
meter)
Year/
SCenario
Year/
Scenario
1111-------
1111--
1997--
i--
1111-------
j--
1990/
1997/
1997/
Roadway
1990/
1997/
1997/
Roadway
Present
Without
Project
With
Project
Intersection
Present
Without
Pro
With
Proect
Intersection
AM
PH
AM
PM
AM
PM
B
Queen
Aaahume
RoadHighway
5.
5
2.
6
16.
2a
7.
73
15.
2b
9.
eb
la
7.
6b
Queen
Raahumanu
Highway
2.
8
at
Waikoloa
Road
at
Waikoloa
Road
Paniolo
Drive
3.
0
4.
1
6.
6c
Paniolo
Drive
5.
9
5.
0
8.
2
5.
2
13.
2c
9.
8c
at
Waikoloa
Road
at
Waikoloa
Road
Mamalahoa
Highway
1.
2
2.
2
3.
1
Mamalahoa
Highway
1.
9
2.
3
4.
4
4.
5
6.
2
5.
1
at
Waikoloa
Road
at
Waikoloa
Road
Hawaii
State
AAQS:
10
Hawaii
State
AAQS:
5
National
AAQS:
40
National
AAQS:
10
aAssumes
intersection
signalized
and
speed
limits
reduced
to
45
mph.
aAssumes
intersection
signalized
and
speed
limits
reduced
to
45
mph.
ssumes
Intersection
signalized
and
second
left-
turn
lane
added
for
westbound
traffic;
speed
limits
reduced
to
45
mph.
bAssumes
intersection
signalized
and
second
left-
turn
lane
added
c
for
westbound
traffic;
speed
limits
reduced
to
45
mph.
Assumes
intersection
signalized
and
eastbound
left-
turn
lane
and
westbound
right-
turn
lane
added.
cAssumes
intersection
signalized
and
eastbound
left-
turn
lane
and
westbound
right-
turn
lane
added.
moo
wa
Mao !
M
Table
6
Table
5
UNCONTROLLED
AIR
POLLUTION
EMISSION
FACTORS
FOR
ESTIMATED
INDIRECT
AIR
POLLUTION
EMISSIONS
FROM
MUNICIPAL
REFUSE
INCINERATORS (
lb/
ton)'
NAIROLOA
AFFORDABLE
HOUSING
PROJECT
ELECTRICAL
DEMAND'
Air
Emission
Rate
Air
Pollutant
Emission
Factor
Pollutant
tons/
year)
Particulate
16'
Particulate
3
Sulfur
Oxides
2.
5
Sulfur
Dioxide
38
Carbon
Monoxide
35
Carbon
Monoxide
a
Organics
1.
5
Volatile
Organics
3
Nitrogen
Oxides
3
Nitrogen
Oxides
36
Emission
factors
are
given
in
terms
of
weight
of
material
emitted
per
unit
weight
of
refuse
material
charged.
Assumes
incinerator
equipped
with
settling
chamber
and
water
Based
on
U.
S.
EPA
emission
factors
for
utility
gas
turbines [
5].
spray.
Assumes
net
electrical
demand
of
15
million
kw-
hrs
per
year
and
low
sulfur
oil
used
to
generate
power.
Source:
V.
S.
Environmental
Protection
Agency [
5)
i
t
t
t
t
APPENDIX D
iArchaeological Reconnaissance Survey by William Bonk
t
t
t
r
t
t
i
Ail ARCHAEOLOGICAL RECONNAISSANCE SURVEY
AT WAIKOLOA VILLAGE, SOUTH KOHALA, HAWAII
by
WILLIAM J . BONK
UNIVERSITY OF HAWAII AT HILO
prepared for
BELT , COLLINS ASSOCIATES
i
i
r
Hilo , Hawaii
December, 1988 _
r
1
INTRODUCTION
During the early part of I,ay , 1903 this writer was
contacted and asked to submit a proposal for an archaeological
reconnaissance survey and report for a parcel of land in the
Waikoloa area of Hawaii . After examining the particulars re-
garding area , access , etc . a proposal was drafted and sent to
Belt , Collins and Associates of Ilonolulu . Early in July I re-
ceived authorization to proceed with the project and the fol -
lowing pages of this report provide the results of the inves-
t
tigation and the recommendations that result from that re-
search .
Prior to completion of this report a Preliminary letter
statement of my findings was communicated to Belt , Collins and
associates , to pertinent State and County offices , and to the
Director of Planning at llaikoloa .
r
r
1
r
r
r
1
r
1
r
r
AREA
The area surveyed and reported on in this report is in
the ahupua 'a of Waikoloa , South Kohala D strict, on the island
of Hawaii . It consists of a 580 acre par el of land at the
north end of Waikoloa Village (See Figur 1 . ) In addition , it
may be further identified through its Ta 11ap Key : 6-8-02 : 26 ,
which places its location to the north aid west of Paniolo
Drive (See Figure 2 . )
The general shape of the project rea is slightly long-
er in its north-south axis than in its a st-west direction al -
though there is a slight bulge in the ce ter of its eastern
margin . A rough dirt road extends northw rd from the end of
Paniolo Drive and so forms the 60001 fee eastern boundary of
the plot. The northern border follows th center of Kamakoa
Gulch for approximately 4600 feet , where s a smaller , unnamed
gulch is at the southern perimeter . Here the study area is at
its narrowest , with only about 4000 feet separating the south-
east corner of the parcel from that of t e southwest. The 5000
feet of the western borderline curves slightly in a northwest
direction thereby allowing for a greater width in the northern
portion of the parcel in comparison to tat of the southern
portion of the plot .
The surface gradient within the tract exhibits a gener-
al downward slope toward the west. In the north the terrain
drops some 213 feet from east to west , with the lowest eleva-
tion , some 567 feet above sea level , recorded in the northwest
corner of the project area . In contrast, a drop of only 135±
feet was noted for the southern margin . lhe highest points
within the tract are usually along or jus t within the eastern
border. In the northeast we recorded 780 feet above sea lev-
el , in the southeast approximately 785 feet, and at a point
roughly one-third of the distance north cf the southeast cor-
ner we recorded the highest elevation in the parcel at 893
feet above sea level .
The region in and around Waikoloa Village is noted for
Its savanna-like quality of the physical environment. Rainfall
is light , probably no more than 35 to 40 inches a year. As a
result course grasses with scattered scr b tree growth , most
often keawe , dominate within the ecosystem. In addition , there
are numerous days during the year when t e wind is quite strong
and sometimes gusty. The project area is very typical of that
just described for the broader region (See Title Page illus-
tration and Figures 3-6. )
The ground surface varies somewhal from place to place
2
wnoHAWI-
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within the study area but for most of th northern half of the
tract it tends to effectuate a visual ap earance of that best
described as a rolling or slightly undul tang expanse (See
Figures 4 and 6 . ) This northern section ias much more readilytraversed , for the ground underfoot was lore secure than that
to the south. The southern half of the p oject area includes
places where the ground surface drops mo a precipitously as
well as where rock outcroppings hinder s eady novement. Fur-
thermore , localized tracts covered with a 'a resulted in dif-
ficulty of movement and a reasonable tim for examination .
More difficult yet were the 'a 'a tracts overed by grass . Here
both footing as well as sight were limit d. One result was the
sharp increase in time required to exam ne a particular sec-
tion of the study area . On numerous occa ions while in the
field this writer struggled and eventual y fell or stumbled
because of the terrain .
7 r
METHODOLOGY
This report is the end product of a field investiga-
tion commonly referred to as a reconnaissance survey . Visual
observation and record keeping while walking through an area
to be investigated is normally part of the methodology used
in the field for this type of survey . In this case notes
were recorded in a field book and photographs were taken in
both black and white and color film. luny times when cultural
data or material is encountered the survey leads to addition-
1
al stages of investigation . When this takes place it usually
is the result of recommendations included as part of the re-
connaissance survey.
For this investigation the field survey was carried
out by myself with the aid of my son , Ken , who quite often
accompanies me in the field .
Approximately 115 hours went into the field portion
of this survey . Eight transects in an east-west/west-east
direction were first carried out, followed by four transects
in a south-north/north-south direction . With this amount of
detailed coverage of the area we feel quite confident that no
portion of the study area was overlooked.
i
1
1
r
r
FINDINGS AND RECOMMENDATIONS
r
Throughout the field examination we found nothing to
indicate past use of the project area of er than some scat-
rteredshrapnelfragmentsindicativeofuseasamilitary
target area in the recent past. However, these fragments
were quite limited and therefore it is surmised that this
rusewasofanaccidentalorsporadicnatureratherthan
one of a regular occurrence . Perhaps the event that led to
the presence of these metal fragments in this area dates to
the period of World War II when large nu bers of U . S . serv-
icemen were based and trained at Waimea and used the sur-
rounding region for training purposes .
In conclusion , and as a result that we found noth-
ing of prehistoric or historic significance within the area
investigated , we therefore nust recommenc that no further
archaeological work be required . In adds ion , it is further
recommended that, based on the above , an land transforma-
tion would not be archaeologically detri ental and there-
fore can proceed .
r
r
r
r
r
r
9
1
i
ADDENDUM
The following additional remarks to my report of
December 1988 should be viewed as a form of clarification
and addition . This is so as to add to what has originally
been set down as well as to illuminate that which may have
been questionable.
The first two figures (maps ) are both descriptive and
interrelated , in that the study area is to be found north of
Waikoloa Village and west of the northernmost end of Paniolo
Drive. This road is paved and completed for somewhat less
than one-third the distance along the east border of the study
area . Beyond that an unpaved "jeep" trail extends along the
east border and beyond the northern limits of the study area .
An additional map , originally drafted by Engineers
Surveyors Hawaii , Inc. is included in this supplement so as
to illustrate the lay of the land. As one can see from a
perusal of this map only two gullies are found and these deli -
neate the southern and northern ends of the area examined .
Nowhere were we restricted from examining the ground surface
although the banks of the gullies are somewhat more difficult
to view , as was a region in the south- west where thin slabs of
clinker 'a 'a , partially covered by grass , produced unsure foot-
ing . This portion of the area examined also has the greatest
Incidence of surface declivity , hence the need for more time
in coverage .
No recorded lava flows are within the area- examined. A
brownish patination on the rock surface also supports a mini -
mal age of more than 200 years for the flow. How much beyond
this time , however, is fathomless . The northern half of the
tract was walked over more readily and with less difficulty,
for all but the immediate locale of Kamakoa gulch . The north-
ern portion of the area examined exhibits no steep slopes and
very little rough ground surface.
In terms of climate and vegetat8on th8 land is quite arid .Mean annual temperature is about 24 C ( 75 F ) and mean annual
rainfall is a little over 250 m (about 10 in . ) If we use the
Koeppen classification system we have to refer to this area as
Hot Desert (BWh . )
The Waikoloa Village area is noted for its windy conditions .'
Land .breezes tend to sweep across this open region , predomi -
nantly from the northeast, but occasionally during the winter
months there is a shift an-d they then blow from the southwest.
1
With this reversal of wind pattern com s most of the moistureduringthewintermonths .
The subject area falls within McE downey ' s VegetationZoneIII (1983 : 410) . Grasses form th dominant vegetationinterspersedwithscatteredstandsofiawe. Buffelgrass and
pili predominate over other grasses , a d shrubs are seen moreoftenthaninlowerelevations . Fount in grass is seen here
and there and seems to be gaining in s gnificance over time .
In the northern half of the study area , soils are shallowaridsolsoftheKawaihaeseries ( KYC) . Well drained , gritty,and stony , they tend to be moderately eroded by wind and water.Formation is from aeolian fine sand anc silt , although weather- ing of volcanic ash is also part of the formative process . An
upper horizon of very fine sandy loam overlays loam or silt
loams with a weak medium and/or coarse prismatic structure.
Calcium carbonate collections are seen as coatings on rocksUSDASoilConservationService ; 1973 : 26 . ) Hard pahoehoe bed-rock is at a depth of between 20 to 40 inches , permeability ismoderateandrunoffismedium. Roots usually penetrate to bed-
rock. This soil is used mostly for pasture although no cattle
were seen in the area during the field investigation .
The southern half of the area examined is classified asVeryStonyLand ( rVS . ) It shows very shallow soil materialandahighproportionof 'a 'a lava outcroppings . Slope in-
creases here with a range of between 10 and 15 percent . Betweenlavaoutcropsandinthecracksofthelava , the soil
extends to a depth of 5 to 20 inches . Erosion here is slight .USDA Soil Conservation Service, 1973 : 52 . )
The prehistoric land use pattern in the Waimea-Waikoloa
area was originally subsistence horticulture and a subsistence
marine exploitation . By the later half of the 16th century ,we see changes in this pattern with an Increase , through time ,
of what I have called a "subsistence-su port" economy . This
reaches its peak in the late prehistori of the second half ofthe13thcentury ( Bonk , 1985 : 6 . ) As fo eign ships increasedinnumbersatKawaihae , in the early hi toric period , we see
a further development to a "subsistence trade" economy for theenvironsof 'Waimea . Through the 19th c ntury , cattle becameagreaterandmoreimportantpartoftheconomicbase,the transporting of products , and a money-based economic system
gradually substituted for that of a subsistence base.
As was mentioned previously ( Bonk , 1985 : 6 ) these cultural
changes went hand in hand with a relate4i environmental evolu-tion in the form of botanical and zoolo 1cal change. Subse-
quently , this had an effect on the land surface. Exotic animals
2
and plants substituted for endemic varieties , which
furthermore set off a new ecological movement that changed
the physical as well as the cultural environment.
The above cultural -ecological overview, although origi -
nally written with respect to the Waimea area , has implica-
tions as well for Waikoloa . It was Soehren (1980) who
pointed out that:
At the Mahele of 1848, the land, Waikoloa , was awarded
to George Huen Davis , son of Isaac Davis , the English
companion and advisor to Kamehameha I . "
The viewing of a present day tax map tends to over state this
award to Davis by the king . Because of the nature of the
land many "commonly regarded" Waikoloa not "as an ahupua 'a
but as "an 'ili 'aina of Waimea. " Soehren goes on to say that
Waikoloa ' gargantuan size is in inverse proportion to its
value to the ancient Hawaiian economy. " Because of the
availability of water and the productive soils of the Waimea
area , the development depicted previously (Bonk , 1985 )
allowed Waimea to become the "food-basket" of South Kohala .
It became more significant as time passed and the surrounding
areas became more subordinate to its power. This could well
account for the interpretation of Waikoloa as an 'ili 'aina.
It could also be the reason for its large size, for value is
not necessarily based upon size alone , nor size of great value.
In fact we might better evaluate on the basis of other criteria ,
such as the effectiveness of cultural and population support
criteria. This discussion leads one to sum up by quoting
Soehren (1984) who says , " In aboriginal times , before cattle,
these lands (Waikoloa ) were marginal to the Hawaiian economy ,
serving as a reservoir of material products such as pili grass
and birds . " Certainly, without an assured source of water, as
the people of Waimea provided through the building of their
extensive irrigation system, the midlands of Waikoloa were not
able to support horticulture. A yearly rainfall of 10 inches
and a soil base inherent with limitations of a cultural nature
would not allow permanent settlement at the time. This can
account for the paucity of archaeological remains in the mid-
lands of Waikoloa and explains as well why we found nothing of
prehistoric cultural significance in the region that we scru-
tinized. As cultural evolution proceeds , however. cultural
transformation can substitute for the lack of use in the past.
Today, the village of Waikoloa , is fast growing . However, only
the cultural "umbilical cords" of piped water, financial support
from elsewhere, speedy transportation , and a national -interna-
tional economic/cultural base is this possible at this time .
Marine exploitation was more readily available for the
coastal inhabitants of Waikoloa and its neighboring ahupua 'a.
1 3
r
This is readily noted by a examination of the archaeological
and historical literature. Starting with Reinecke in 1930 and
extending to the present , we see an increasing number of
rreportscoveringthelowlandregions . The summarization and
analysis of this data shows the use of these coastal , inshore
and offshore areas as of economic importance in the prehistoric
period . If the midlands were marginal , the coastal regions rwereofimport. This produced a drawl g attraction for people
and cultural development within the coastal region , but not in
the midlands . Here , only off and on incursions were made for rthegatheringofpiligrassforthethatchingofhomesand
other structures, and the passage through these lands on travels
elsewhere, hardly a reason for settlement, or even lingering rlongenoughtoleavetheirculturalmarksonthesurfaceofthe
ground . Only in recent years do we see the accumulation of c
cultural debris . Prior to the development of the village of
Waii:oloa in the early 1970 ' s only the military left their mark
on the study area . There is no question that some military
personnel were in the region , perhaps during WW II , for we
found the remains of field communication wire as well as a
fair number of examples of schrapnel fragments . The latter
showed clumping about centers of dispersal , just what would be
expected if shells were fired into the area
Finally , and with regard to methodology , we made use of r
aerial photos and walked the length of the gullies to examine
for the presence of cultural transformation , but to no avail .rNothingofaculturalnature , other than recent fence- lines ,
showed on the aerials .
As my son was with me in the field and aided in the tran-
sects , we were able to make eight passages each in a north-
south , south-north direction. With these 1E north-south cross-
ings combined with a larger number of east-west, west-east
transects we were able to pass a given point on the landscape
at no greater distance than approximately 60 to 90 feet. Even
with this rather close proximity to previous passages we often rtimesdivertedifsomethingcaughtoureye . In all cases
what caught our attention proved to be nothing more than at
best, an outcropping of rock .
r
4
r
r
REFERENCES CITED
1 Bonk, William J .
1985 "An Archaeological Survey in the Waimea-Pa auilo
1
Watershed Area of Portions of the Districts of
South Kohala and Hamakua , County of Hawaii , Hawaii "
With Addendum . ) Papers in Ethnic and Cultural
Studies , 85-3 , University of Hawaii at Hilo .
McEldowney , Hotly
1983 "A Description of I,ajor Vegetation Patterns in the
Waimea- Kawaihae Region During the Early historic
Period . "
r
r
GLOSSARY OF HAWAIIAN WO DS r
a 'a Lava , stony , rough clinker type . r
anupua 'a A land division usually extending from the ruplandstothesea . So called because the
boundary was marked by a heap (ahu ) of stones .
Kiawe The algaroba tree . (Pr sopis Sp . ) r
i;i 'aina An 'ili land division 0ose chief pays tribute
to the chief OT the anu ua 'a of which it is a
part, rather than direc ly to the king .
pancehoe Smooth , unbroken type ol lava , contrasting
rV;i t 'a 'a
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1
1 APPENDIX E
Market Analysis by Real Estate Services, Inc.
1
1
1
i
1
1
1
1
1
I
Nam
r
mm
m
m
m
m
m
mm
Table
of
Contents
Page
INTRODUCTION
3
Recommendations
7
Resources
MARKET
RESEARCH
ABU
ANALYSIS
POPULATION
ESTIMATES
B
WAIKOLOA
AFFORDABLE
HOUSING
State
and
County
10
Population
Projections
13
COUNTY
OF
HAWAII
Housing
Domand/
Needs
PERSPECTIVE
ON
THE
AFFORDABILITY
OF
HOUSING
is
Mauna
Kea/
Mauna
Lani
Employee
Survey
17
County
Housing
Survey
21
La'
ilant
Rental
Profile
INCOME
ESTIMATES-
PRICE/
RENTAL
RANGES
23
Income
Estimates
26
Sales
Price
Ranges
26
PREPARED
FOR:
Rental
Ranges
P.
M.
TOWILL
CORPORATION
ALTERNATIVE
HOUSING
OPPORTUNITIES
27
W
ilani
27
PEPARTMFN'
r
OF
PLANNING
AND
LAND
DEVELOPMENT
The
Pines
at
Kailua-
Kona
28
Kinohou
29
Ohana
30
Single
Room
Occupancy
30
Shared
Home
J2
Self-
Help
32
zero-
Lot
Line
BUY-
BACK
PROVISIONS
34
HFDC
Buy-
back
Provisions
35
Sleeping
Second
Mortgages
35
Shared
Equity
PREPARED
BY:
REAL
ESTATE
SERVICES,
INC.
PETER
T.
YOUNG,
CREA
CRB
CRA
SCV
JUNE,
1990
WAIKO
LOA
AFFORDABLE
IIOUSIHG
Many
of
the
single-
family
units
would
likely
be
This
report
reviews
and
addresses
th
in
the
3-
bedroom/
1.
5-
to
2-
bathroom
range,
but
e
anticipated
housing
a
substantial
number
of
studios,
1-
and
2-
demands
created
by
resort.
development
at
Waikoloa,
outlines
bedroom
units
are
also
appropriate.
afford
u
able
hosing
alternatives
for
the
County'
s
designated
property
thrre
and
identifies
the
market
for
such
housing.
It
is
reasonable
to "
copy"
some
of
the
The
recommendations o
for
the
number
and
type
of
housing
unite
apparently "
successful"
existing
housing
models
are
based
on
a
review
of
available
data
of
existing
and
future
including:
market
demand
for
housing
in
the
West
Hawaii
region.
The "
duplex"
subdivision
at
Kinohou
in
Population
studies
and
Waimea (
duplexes
built
on
10,
000
SF
p
projections,
income
data,
and
employee
surveys
have
been
reviewed
and
evaluated
along
with
proposed
lots)
and
potential
housing
development
projects
in
West
Hawaii.
A
listing
of
these
resources
is
provided.
The
Pines
condominium
in
Kaflua-
Kona
individual
units
with
adjoining
limited
common
element"
land
area
that
The
ultimate
mix,
number
of
units
and
project
layout
and
design
serves
as
small
front
and
back
yards)
will
be
determined
by
developers)
of
the
site.
The
findings
and
recommendations
found
in
this
report
are
subject
to
adjustment.
l.
a'
i
lani
apartments
at
Kealakehe
In
summary,
with
regard
to
the
County'
s
affordable
housing
4)
Unit
Summary -
It
is
recommended
that
the
project
include '
loo
single
family
units
and
Boo
multi-
family
project
at
Waikoloa,
it
is
recommended:
units.
Single
family
units
could
include
200
1)
Number
of
units -
The
overall
number
of
residential
conventional
single
family
units
with
a
land
area
of
9,
500
square
feet
and
500
zero
Lot-
line
units
with
a
units
be
1,
200
to
1,
500.
land
area
of
4,
500
square
feet.
2)
Price/
Rental
Range -
The
units
should
fall
within
a
The
multi-
family
units
could
include
100
shared
units,
price
or
rental
range
to
accommodate
households
within
400
multi-
plex
units
and
300
conventional
units.
The
the
50
to
140
percent
of
median
income.
conventional
units
could
include
lot
studios,
401
1-
1)
Housing
Mix -
A
variety
of
housing "
models"
is
bedrooms,
401
2-
hedrooms,
and
101
3-
bedrooms.
appropriate.
5)
The
diversity
of
housing
types
is
important
as
well
as
the
diversity
of
the
appearance
within
any
specific
Traditional"
single-
family
and
multi-
family
area
of
the
300
acres.
While
the
Pines
is
illustrated
development,
Luster"
development,
self-
help"
as
a
model
to
follow,
it
is
not
specifically
something
construction,
zero
lot
line
construction,
to
duplicate.
With
a
variety
of
roof
styles,
exterior
vacant
lot
sales
with
conditions
to
built
homes
coloration
and
setback
from
the
road,
the
same
product
dormitory"i
a
specified
period
and
possibly
the
itory"
model
should
be
considered.
can
he
shown
significantly
differently
than
the
sameness"
and
routine
seen
in
the
Pines
project.
The
ultimate
goal
iv
to
produce
a
product
that
is
should
be
40/
60,
40
percent
singlle
e
family,
y
Single
family
vs.
multi-
family
all
types
affordable
but
does
not
necessarily
look
like
percent
multi-
family (
multi-
family
uses
includede
affordable
housing".
the
multi-
lex
shared
house
apartment
buildings).
spo
ses.
n
a
on
o
traditional
single-
family
and
multi-
family
product,
non-
traditional
housing
may
be
expected
to
absorb
a
Within
conventional
apartments
the
unit
mix
p
percent
studios,
40
small
percentage
of
the
market.
one
form
already
used
should
be
as
follows:
in
the
market
is
the "
Shared
house".
Here
rooms
are
percent
one
bedroom,
40
percent
two
bedroom
and
made
available
at
modest
rents
to
mostly
transient
In
percent
three
bedroom.
workers.
Self-
help
or "
sweat-
equity"
housing
may
also
find
a
small
market
among
resort
workers
if
reasonably
4
r
r
r
r +
r
wr
r
VA
r
r
r
r
r
priced
lots
are
made
available.
A
third
form,
already
While
we
can
not "
reserve"
or "
limit"
the
housing
popular
and
ready
to
grow,
is
the
ohana
unit
in
opportunities
only
to
employees
of
the
developments
in
existing
residence,
both
legal
and
illegal.
needs. ;
heseprimaryoe
ds
are
firth
r
discussed
placed in
the
reportapparent
7)
Sale
vs.
Rent
Ratlo -
A
50/
50
ratio (
or
close
to
It)
These
recommendations
are
made
with
consideration
to
Increased
of "
for
rent"
vs. "
for
sale"
is
an
appropriate
housing
economic
and
population
growth
in
the
Waikoloa
area,
to
the
tenure
mix.
The
ratio
is
consistent
with
the
ex
istinq
varied
demographics
and
needs
of
the
potential
consumer
market,
mix
of
South
Kohala
employees.
and
to
the
maximum
efficiency
ofconstructionand
land
use
It
should
be
noted
that
survey
results
show
a
higher
while
incorporating
traditional
with
innovative
housing
alternatives.
percentage
of
management
positions
are
in
rentals
rather
than
owned
units.
As
such,
it
is
reasonable
to
provide
single
family
rental
housing
in
addition
to
the
single
family
sales.
Many
of
these
management
positions
involve
transient
personnel "
climbing
the
corporate
ladder"
who
are
relatively
mobile
and
not
tied
down
with
home
ownership.
8)
Lot
Size -
Lot
sizes
for
the
single
family
property
should
be
varied
with
a
minimum
of
approximately
4,
000
square
feet (
in
a
formation
similar
to
the
Pines
project
in
North
Kona)
to
approximately
7,
500
square
feet.
A
typical
multiplex
and
shared
housing
is
recommended
to
have
a
combined
land
area
of
4,
000
to
10,
000
square
feet.
g)
Buy-
Back -
To
maintain
the "
affordability"
of
housinq
developed
on
the
County'
s
site,
it
is
rea
sonable
to
consider
a "
buy-
back"
condition
similar
to
NFDC'
s
buy-
back.
A
10-
year
buy-
back
term
appears
reasonable
to
help
eliminatespeculation, maintain
an
affordable
housing
stock
and
it
does
not
unreasonably
restrict
the
homeowner.
10)
Financing
Alternatives -
Two
alternatives
to
the
buy-
back'
Include
a '
sleeping
second
mortgage'
or
the
shared
equity'
approach.
These
alternatives
offer
the
opportunity
to
reduce
selling
prices
cost
recovej-
y
to
the
County.
11)
Projected
Market -
The
demographics
of
consumers
for
affordable
housing
market
at
Waikoloa
include:
development
along
r
the
North
Kona/
South
Kohala
coast;Permanent
work
force
at
completed
hotels;
General
population
growth
resulting
from
continued
economic
growth.
6
5
This
report
incorporates
data
from
existing
public
documents
POPULATION
ESTIMATES -
STATE
AND
COUNTY
was
well
as
studies,
surveys
and
prospectus
done
by
the
private
sector.
They
include:
The
County
of
Hawaii
encompasses
the
Island
of
Hawaii,
which
is
County
of
Ilawali
General
Plan
the
Southernmost
and
largest
of
the
Hawaiian
Archipelago.
The
County
of
Hawaii
Infrastructure
Needs
Assessment
land
area
of
the
county
is
approximately
twice
that
of
all
the
County
of
Hawaii
Office
of
Housing
and
Community
other
islands
of
the
State.
Development
1987
Survey
Within
the
past
twenty-
five
years,
tourism
has
emerged
as
the
office
of
State
Planning
West
Hawaii
c
Regional
Plan
primary
economic
activity
on
the
island.
Much
of
the
economic
State
of
Hawaii
Housing
Finance
and
Development
Corporation
growth
experienced
during
this
period
can
be
linked
with
the
Office
of
Housing
and
Urban
Development
Housing
Market
expansion
of
the
visitor
industry.
Analysis
In
1970,
just
prior
to
the
adoption
of
the
General
Plan,
the
Keahole
to
Kallua
Development
Plan
population
in
the
county
of
Hawaii
numbered
63,
468.
The
1970
DBEO
statistical &
Economic
Report
census
count
was
the
first
to
show
an
increase,
albeit
small,
Kealakehe
Planned
Community
Concept
Feasibility
Study
since
1910.
Population
in
modern
history
peaked
at
73,
725
by
Belt
Collins (
and
Peat
Marwick
Mitchell
Progress
during
that
year,
largely
as
a
result
as
the
importation
of
Presentation
for
Kealakehe
Planned
Community
labor
for
the
sugar
industry.
The
population
decline
between
Development
Housing
Market
Assessment)
1930
and
the
19605
was
primarily
due
to
the
increasing
La'
itani
Housing
Project
Environmental
Assessment
mechanization
of
the
sugar
plantation,
limited
job
Bank
of
Hawaii "
Construction
in
Hawaii
1989"
and
a
1988
opportunities
in
other
economic
sectors,
and
the
out
migration
report
prepared
by
Donnelly
Demographics
of
New
York
of
residents.
This
decline
was
reversed
during
the
1960s
with
First
Hawaiian
Bank
Economic
Indicators,"
September
the
modest
growth
of
2,
140
residents
between
the
1960
and
1970
1989
census.
Mauna
Kea/
Mauna
Lahi
employee
survey,
January
1987
Environmental
Impact
Statement,
Ritz-
Carlton/
Mauna
Since
1970,
the
county'
s
population
has
continued
to
grow.
The
Lani,
May
1987
1980
census
registered
an
island-
wide
population
of
92,
053
A
1986
executive
summary, "
West
Hawaii
Housing:
people
representing
a
growth
of
28,
585
residents
for
a
45%
Actions
to
Improve
Affordability
and
Requirements
for
Increase
over
the
1970
census.
Estimates
prepared
in
the
1989
Employee
Housing."
The
Pines
at
Kai
Ula-
Kona
population
Hawaii
County
Data
Book
suggests
a
of
117,
500
in
1988.
This
estimate
represent
County'
s
approach
the
1779
be
he
Sunday
Star-
Bulletin &
Advertiser,
8/
20/
09
island'
s
native
population
in
1779
estimated
to
have
between
TThe
Sunday
Star-
Bulletin
6
Advertiser,
10/
15/
89
100,
000
to
150,
000.
Population
Projections:District
by
district
breakdown
for
1970 &
1980
Three
sets
of
population
projections
were
developed
for
the
from
US
Census
County'
s
comprehensive
planning
review
program,
series
A,
B,
District
by
district
breakdown
for
1987
from
and
C.
The
major
variable
in
each
of
these
projections
was
the
State
Department
of
Business
and
Economic
rate
of
growth
of
the
visitor
industry.
Plans
for
resort
Development
complexes
and
other
factors
were
considered
in
the
forecast
of
Parker
Ranch
2020
hotel
rooms.
Queens
Medical
Center
Population
Projection
Analysis
Series
A
is
the
most
conservative
projection.
It
assumes
the
Puako
Mauka
P
j
demise
of
the
sugar
industry
and
modest
expansion
In
the
Signal
Puako
visitor
Industry.
The
overall
1985-
2005
rate
of
growth
for
vf
of
employment
in
the
County
during
the
last
five
years.
Series
B
projections
were
developed
as
a
medium
series.
These
projections
lie
between
series
A
and
C.
Sugar
employment
is
maintained
and
the
overall
per
annum
employment
growth
rate
anticipated
in
Series
B
is
approximately
3.
7%.
7
8
maw
MM
oft
mMimm
l
existing
1987.
Prcmul
ti-
familyily
units.
an
Project
d
additional
total
show
Series
C
is
anoptimisticoutlook
of
the
County'
s
future.
It
units
familylly
and
11,
760.
is
assumed
that
17,
800
hotel
rooms
plus
additional
condominium
by
9010
are
392110o00
with
apopulationof
units
will
be
built
in
the
County
by
2005.
The
average
annual
POPULATION
PROJECTIONS
growth
rate
of
employment
in
series
C
is
4.
74
ulatioA
estimates
from
From
the
estimates
of
the
island
The
following
is
a
summary
of
poP
iwide
resident
population,
West
Hawaii
Regional
Plan,
the
various
reports
including
the
County
of
Hawaii
General
Plan,
other
estimates
have
been
made
which
attempt
to
project
the
the
Office
of
State
Planning
d
istrlbution
of
population
over
the
various
districts
of
the
of
HawaiiInfrastructureNeeds
Assessment
and
a
island.
They
are
based
on
assumptions
of
potential
employment
County
and
trends
preliminary
corporation
eLe
Marwick
ar
NFDC)
for
id
growth
rates
described
in
the
previous
island
employment
and
population
estimates,
past
district
growth
trends,
Rousing
in
the
distribution
of
population
over
the
islands.
Kealakehe.
WEST
HAWAII
NO.
KONA
SO.
KONAt.
A
District
Distribution
SOURCE
Year
2005
projections)
County
General
Plan
19,
203
Series
C
43,
250
24,
087
District
Series
A
Series
B
A
54,
250
79
790
58,
340
2005) -
8
64,
500
28,
678
49,
910
C
Puna S.
Hilo
64,
115
55
335
65,
790
1,
806
1,
711
1,
519
N.
Hilo
7,
896
6,]
21
State
west
Hawaii
Regional
Pa/
9
000
H.
KobA
5,
363
896
5,
161
6,
721
Planning
99,
000
N.
Kohala
24,
OB]
28,
6]
8
Max.
bid
S.
Kohala
19.
201
64,
500
2005)
43,
250
54,
250
N.
Kona
11,
671
16,
254
S.
Kona
10,
899
5676
County
Infrastructure NNeeds
59,
200
Kau
1,
806
4.
770
B
63,
500
216,
988
256,
796
1995)
C
71,
700
Total
170.
000
19,
200
84,
100
47,
200
Theproportionof
1980
resident
lal
population
in
East
Hawaii
A
54,
300
24,
100
2005)
B
105,
500
64,
600
28,
600
to
West
Hawaii
was
67
percent
to
73
percent,
respectively.
C
125,
400
County
projections
for
the
year
2005
indicate
a
shift
in
The
county
Population
from
East
Hawaii
4§5
West ercent
olf
the
residential
Kealakehe
Plan
projects
that
by
the
year
2005,
P
102,
000
population
will
be
living
in
West
Hawaii.
peat
Marwick)
patterns
and
population
settlement
and
growth
are
defined
for
2005)
the
most
part
by
qn
area'
s
economic
opportunities
and
it'
s
energy
resources.
In
this
respect,
the
West
Hawaii
region
already
has
the
foundations
for
providing
an
economic
base
as
diverse
as
the
island'
s
environmental ortunit
ies
Itoandsustaint
la
stable
nand
The
region
has
many
opp
diversified
economy
supported
by
energy
resources,diversified
technology
research
and
development,
aquaculseafood
marketing
agriculture,
commercial
and
sport
fishing,
and
ocean
research.
Expansion
in
these
areas
wll
Increase
job
choice
and
the
availability
of
higher
paying
jobs.
Unpublished
population
estimates
from
a
Age,
3J4e
sin
le
family
units,
226
ymulti-
familyn
nits
land
169
ag resort
condos
family
SO
9
cUnitsountyauthorized
by
building
permit
The
following
is
a
livt
of
the
major
p
projects
in
the
j
proposed
Count
of
Hawaii
1980
to
190n
West
Hawaii
arna.
They
are
described
In
terms
of
location,
and
number
of
units.
There
is
no
indication
as
to
the
planned
price
range
of
theso
units.
The
numbers
involved,
however,
Year
Single
family
Multi
family
Total
units
7l9
1,
9]
1
suggest
that
a
majority
will
need
to
be
riced
to
the
bulk
of
1980
197.Units
Un7ts(
1)
the
residential
market
in
order
to
assure
t
heir
marketabllity.
1981
1,
033
285
1,
318
Major
Proposed
Residential
Projects
in
West
Hawaii
1982
809
245
1,
054
1983
880
96
976
1984
910
181
1,
091
Pro]
ect
Total
1985
988
190
1,
178
Location
units
1986
1,
129
39
1,
168
Ainakea
Unit
Ii
N.
Kohala
1987
1,
367
361
1,
728
7U
Kohala
Ranch
N.
Kohala
1,
800
1988
1,
715
474
2,
189
Kohala
by
the
Sea
N.
Kohala
73
1989(
2)
1,
929
576
2,
505
Waiwailani
N.
Kohala
89
average
1,
700
720
1,
520
Ka
P
aanui
N.
Kohala
170
1)
Duplexes
counted
as
multi-
family
units.
Calif-
Kohala
5.
Kohala
Puako
Heights
S.
Kohala
3,
000
2,
000
g
2)
Projected
from
January-
July
date.
Signal
Puako
S.
Kohala
2,
700
Sources:
Bank
of
Hawaii, "
Construction
in
Hawaii
198911,
and
Puako
Mauka
S.
Kohala
2,
000
First
Hawaiian
Bank, "
Economic
Indicators",
September
1989.
Parker
2020
S.
Kohala
800
Waikoloa
S.
Kohala
3,
450
Hawaii
County'
s
housing
supply
by
district
from
1980
to
1987
is
Estates
at
Waimea
S.
Kohala
45
charted
below.
Taiyo
Fudasan
N.
Kona
300
Hi.
Kona
Coast
Atsoc.
N.
Kona
950
N.
Total
housing
units
Annual
Waiki'
i
Ranch
N
Kona
200
District
1980
1987
Change
growth
rate
Y-
0
Ltd.
N.
Kona
1,
433
1980-
1987
1980-
1987
Gamlon
N.
Kona
Keauhou
View
690
N
Kohala
1,
122
1,
263
141
1.
7E
N.
Kona
Kona
Coast
N.
Kona
512275
5
Kohala
2,
218
2,
938
720
4.
1$
l.
anihau
N.
Kona
3,
000
N
Kona
7,
540
9,
717
2,
177
3.
7E
Kealakehe
N.
Kona
S
Kona
1,
722
2,
097
375
2.
9E
Alli
Village
N.
Kona
4,
100 368
Subtotal
4,
741
7,
804
63
0.
5}
Kaulani
at
Kona
N.
Kona
276
Subtotal
14,
74)
17,
819
3,
476
7.
1}
Pualani
N.
Kona
364
Kona
Woods
N.
Kona
Other
Pu'
uhonua
N.
Kona
479°
N
Hilo
581
639
58
1.
4E
Kau-
Kona
N.
Kona
3,
000
S
Hilo
14,
301
16,
220
1,
919
1.
8}
Kamehameha
Garden
N.
Kona
336
Puna
4,
126
6,
467
2,
337
6.
6E
represents
proposed
projects
in
various
levels
Subtotal
20,
449
25,
055
4,
606
2.
9E
of
approval
and
development.
Some
of
the
projects
may
be
developed
in
the
near
future,
others
may
never
occur.
The
Total
14,
792
42,
974
8,
082
3.
0E
ultimate
number
of
unite,
and
actual
development,
may
change
as
Sources:
Hawaii
County
Planning
Department, "
Hawaii
County
time
passes.
General
Plan"
1987
counts
estimated
by
Planning
Department
from
unpublished
sources
as
of
December
5,
1989.
11
12
living
farthest
from
their
jobs
are
somewhat
more
The
following
are
relative
questions
and
responses
to
the
1983
likely
to
want
to
live
somewhere
else,
and
the
County
survey-
somewhere
else"
is
usually
In
South
Kohala (
usually
important
Housing
Features
makai
South
Kohala,
although
dissatisfied
Hamakua
P
residents
just
want
to
move
to
Waimea).
Which
three
or
four
of
the
following
housing
features
do
you
Employee
Survey
results
indicate
that
71-
percent
of
consider
to
be
most
important
in
selecting
a
home?
current
workers
live
in
single-
family
housing
and
21
total
Kona
Kohala
percent
in
multi-
family
units,
although
a
higher
t
t
t
proportion (
31
percent)
of
recent
in-
migrants
live
in
multi-
family
units.
The
average
number
of
rooms
per
67
65
56
unit
reported
in
the
survey
was
six,
indicating
a
cost
typical
unit
size
of
two
to
three
bedrooms.
It
is
54
59
56
therefore
concluded
that
the
housing
in
demand
by
privacy
resort
workers
will
be
two
to
three
bedroom
units--
security
and
safety
45
35
39
primarily
single-
family
homes,
but
with
increasing
willingness
to
reside
in
apartment
units
as
more
in-
type
of
building
40
38
36
migrants
enter
the
west
Hawaii
work
force.
YP
le
In
neighborhood
36
33
27
Responses
could
indicate
something
about
where
future
P
ea
P
g
In-
migrant
hotel
workers
would
choose
to
live
if
not
design,
floor
plan,
and
constrained
by
housing
supply.
There
is
an
even
layout
of
unit
24
33
28
clearer
preference
among
dissatisfied
Newcomers
for
Y
moving
to
makai (
as
opposed
to
mauka)
South
Kohala.
tenure,
own
vs.
rent
23
16
19
But
the
general
picture
is
still
that
most
Newcomers
would
remain
where
they
already
are.
location
with
respect
in-
migrants
originally
from
other
Hawaiian
islands
to
stores/
services/
72
25
19
ignoring
recency
of
move)
were
relatively
more
likely
leisure
activities
to
settle
in
South
Kohala,
while
in-
migrants
originally
number
of
rooms
22
20
32
from
the
Mainland
were
relatively
more
likely
to
end
up
in
Kona
or
makai
South
Kohala.
size
of
rooms
14
17
22
COUNTY
HOUSING
SURVEY -
1983
location
with
respect
The
County
Office
of
Housing
and
Community
Development
to
jobs
14
16
9
undertook
the
development
of
a
comprehensive
housing
plan
in
relations
with
land-
early
1983.
One
of
those
sources
was
determined
to
be
an
in-
lord/
management/
owner
5
8
3
person
survey
of
Big
Island
residents.
1
In
Tune,
1983,
the
County
commissioned
Hawaii
Opinion,
Inc.
to
location
with
respect
to
public
transportation
3
4
compete
1,
055
interviews
with
the
Big
Island
residents
5
concerning
planning
and
housing
issues.
The
interviews
were
amenities
available
3
5
2
completed
in
the
respondenty,
homes
over
an
eight
week
period.
The
1,
055
completed
interviews
were
distributed
among
the
These
represent
the
percentages
of
respondents
who
mentioned
County'
s
sLx
major
regions
In
the
following
manner:
these
features
as
important
in
selecting
a
home.
Hilo -
356
Interviews
Hamakua -
80
Interviews
note:
the
percentages
may
exceed
100
percent
because
of
Kona -
138
Interviews
Puna -
117
Interviews
multiple
responses.
Kohala -
90
Interviews
Kau
74
interviews
18
17
Rent
Or
Own
Housing
Unit.
Preference:
Type
of
Unit
Do
you
rent
or
own
this
housing
unit?
If
you
were
to
move,
which
of
the
following
housing
units
would
you
prefer?
total
Kona
Kohala
8
L
total
Kona
Kohala
t
E
own
65
51
61
rent
31
42
34
single
family
house
other
4
6
4
on
lot
larger
than
10,
000
sq.
ft.
65
63
66
Type
of
Building
total
Kona
Kohala
single
family
house
t
8
on
a
7,
500
to
10,
000
sq.
ft..
lot
13
12
13
single
family
87
71
93
duplex
1
1
single
family
house
townhouse
1
2
on
a
5,
000
sq.
ft.
lot
5
5
4
low
rise
apartment
1-
4
stories)
10
24
7
duplex
1
1
high
rise
apartment
5
or
more
stories)
1
2
townhouse
5
8
3
low
rise
apartment
Prefer
A
Complete
Home
Or
One
With
Just
Basics
1-
4
stories)
6
7
6
If
you
had
to
choose
between
a
home
that
was
complete
with
all
high
rise
apartment
the
features
you
want
or
a
home
that
had
just
the
basic
5
or
more
stories)
1
1
3
requirements
but
was
half
the
cost,
which
would
you
choose?
don'
t
know/
refused
2
3
4
total
Kona
Kohala
3
t
Preference:
Number
of
Bedrooms
all
features
22
31
33
basic
requirements
75
64
67
flow
many
bedrooms
would
you
like
to
have
in
this
house?
don'
t
know/
refused
3
5
total
Kona
Kohala
8
I
one
5
4
2
two
21
34
13
three
46
42
54
four
or
more
19
17
19
dot.
I
Know
4
4
11
19
20
r
r
r
M
r
nr
r
o-
r
me =*
i
i
s
A
M
r
M
MM
aft =
am
MU
M
III
MM
Preference:
Number
of
Bathrooms
Reason
for
Moving:
Percent
Now
many
bathrooms
would
you
like
to
have
in
this
house?
Closer
to
Job
8.
13
Need
Pental
that
Accepts
Children
4.
78
total
Kona
Kohala
Affordability
11.
88
2
Family
Prnhlems
5.
00
Want
Independence
from
Parents
14.
78
one
18
15
12
Need
Larger
Place
9.
18
two
69
71
66
Personal
Reasons
10.
00
three
11
11
12
other
24.
18
four
or
more
1
1
No
Reason
Given
12.
50
don'
t
know
2
2
10
Total
100.
00
Note:
Information
based
on
data
available
prior
to
the
full
RENTAL
PROFILE -
LA'
ILANI
occupancy
of
the
Project.
Information
based
upon
184
tenants
La'
it
and
is
a
rental
project
in
North
Kona.
It
is
further
residing
at
the
Project
at
the
time
of
this
survey.
described
in
this
document.
The
demographics
of
La'
ilani
residents
are
summarized
below:
Percent
Marital
Status:
Single
with
children
36.
25
Single
without
Children
21.
75
Married
with
Children
15.
00
Married
without
children
5.
00
Total
100,
00
Monthly
household
Income:
less
than $
1,
500
61.
25
1,
500 - $
1,
799
14.
38
1,
000 - $
2,
099
5.
63
2,
100 - $
2,
199
7.
50
2,
400 - $
2,
699
3.
13
2,
700 - $
2,
999
5.
00
3,
OOn - $
1,
299
0.
63
3,
700
and
more
2.
50
Total
100.
00
Median
Monthly
Income:
1,
320
Median
Annual
Income:
15,
840
Average
Monthly
Income:
1,
422
Average
Annual
Income:
17,
064
21
22
INCOME
ESTIMATE^
The
following
Bank
of
Hawaii
data
summarizes
income
groups
Income
limits
are
calculated
for
family
size
for
each
based
on
household
income
for
1987
and
projected
for
1992
in
metropolitan
area
and
non-
metropolitan
county
in
the
United
Hawaii
county.
The
summary
lists
the
percentage
of
total
States
and
its
territories.
They
are
based
on
the
Department
population
that
was (
1987)
and
is
expected
to
be (
1992)
in
of
Housing
and
Urban
Development'
s (
HUD)
estimates
of
median
various
income
groups.
family
income,
with
adjustments
for
areas
which
have
unusually
A
Report
from
Bank
of
Hawaii
Economic
Department
high
or
low
income
to
housing
costs
relationships.
February
1988
The
statutory
basis
for
HUD'
s
income
limit
policies
is
found
in
by
Donnelly
Demographics
of
New
York
the
U.
S.
housing
Act
of
1977,
as
amended,
which
contains
the
Income
Group
following
provisions
related
to
income
limits:
Tower
income
families"
are
defined
as
families
whose
Household
Annual
Income
S
total
Year
incomes
do
not
exceed
80
percent
of
the
median
family
income
in
0 $
7,
499
15.
3
1987
the
area.
12.
8
1992
Very
low-
income
families"
are
defined
as
families
whose
7,
500 - $
9,
999
5.
5
1987
incomes
do
not
exceed
5o
percent
of
the
median
family
income
4.
4
1992
for
the
area.
Income
limits
must
be
adjusted
for
family
size.
10,
000 - $
14,
999
11.
1987
9.
55
1992
Income
Limit
Calculations:
15,
000 - $
24,
999
21.
8
1987
18.
7
1992
number
of
The
process
startingdeveloping
the
mdevelopmente
of
aestimates
of
calculations,
9
25,
000 - $
74,
999
18.
0
1987
median
family
income.
16.
6
1992
Median
family
income
estimates
are
based
on
decennial
Census
data
updated
with
Bureau
of
the
Census
p-
60
income
data
and
15,
000 - $
d9,
999
14.
7.8
1992
Department
of
commerce
County
Business
Patterns
employment
and
earnings
data.
50,
000 - $
74,
999
B.
6
19B7
75
percent
rent-
A
to-
income
ratio
was
selected
for
use
in
7.
1
1992
setting
minimum
income
limits
because
many
non-
subsidized
low-
75,
000 +
4.
6
1987
Income
families
pay
this
amount
or
more
for
housing,
and
8.
8
1992
because
households
tend
not
to
participate
In
assisted
housing
programs
unless
thVy
are
eligible
for
a
significant
subsidy.
Eighty
five
percent
of
the
fair
market
rent
standard
represents
p
Households
the
lowest
rent
range
at
which
a
supply
of
standard
quality
onitg
is
normally
available.
77,
721 -
1987
4J,
JIJ .
111
24
21
not
Loan
Underwriting
for
Typical
Savings
and
Loan:
There
is
a
HUD
statutory
requ
rTheenstarting
in
point
limits
all
housing
debt
28E
of
gross
monthly
income
adjusted
for
family
adjustments
is
the
to
family
income
limit.
Once
the
total
debt
36E
of
gross
monthly
income
four-
person
income
limit
is
established
standard
factors
are
applied
as
follows:
Current
30
year
fixed
loans
have
rates
at
10.
50
Number
of
Persons
in_
Eamily
typically
80%
to
90%
6
7
e
Loan
to
value
ratios
are
1
2
3
4
5
118.
75E
125E
701
80%
90E
100E
106.
25E
112.
5%.
SALES
PRICE
RANGES
HUD
periodically
estimates
and
computes
the
base '
median
The
various
selling
prices
for
houses
within
the
income
groups
income'
for
a
family
of
four
within
certain
regions.
According
le.
low,
low/
moderate
and
moderate)
can
be
computed
based
on
to
the
Office
of
Housing
and
Community
Development (
OHCD),
000e
the
underwriting
policies
of
the
lenders
and
the
current
home
1990
HUD
median
income
estimate
for
Hawaii
County
is $
72,
mortgage
terms.
This
assumes
a
household
size
of
four
persons.)
Category
Sales
Price
Range
Lately
it
has
b¢
en
customary
to
separate
affordable
units
into
Very
Low
Income (
up
to
50%) (
Assume
Rentals
Only)
family
Income
categories
as
follows:
501
to
e0E)
up
median
to $
77,
800
Low
Income (
77,
800 - $
117,
900
0 - $
140,
200
LOW -
families
earning
less
than
50E
of
Low/
Moderate (
90$
to
120$)
S
Income (
under $
16,
000) .
Moderate (
120%
to
140%) $
117,
90
VERY
LOW -
families
earning
between
50%
and
Bo%
of
median
RENTAL
RANGES
Income (
between $
16,
000
and $
25,
600) .
projected
rent
to
income
Based
on
HUD
evaluation
standards,
a
LOW/
MODERATE -
families
earning
between
801
and
120%
of
median
ratio
of
15%
is
used.
Based
on
this
policy,
the
following
are
Income (
between $
25,
600
and $
38,
indicated
rental
ranges
for
each
income
group.
Assume:
Rent
is
35%
of
gross
monthly
income
MODERATE
me
than
e
income (
be
tweenw$
38,
4000
and $
44,
800)
of
Annual
Income
Monthly
Income
Rent
Range
These
income
limits
can
be
converted
to
selling
price
ranges.
up
to $
470
Very
Low
up
to $
16,
000
up
to $
1,
330
745
A
bank
and
savingsings
and
loan
were
contacted
for
current
loan
low
16,
000
to $
25,
600 $
1,
330 130 - $
1,
200 $
745
to $
1120
underwrit
inq
policies
and
they
ace
as
follows:
Low/
Mod. $
25,
600
to $
38,
400 $
2,
Loan
Underwriting
for
Typical
Bank:
Moderate $
38,
400
to $
44,
800 $
3,
200 - $
3,
730 $
1120
to $
1300
gross
monthly
income/
3.
6
to
1
NOTE:
The
above
projections
are
based
strictly
on
a
family
of
mortgage
payment
four
household.
Ear
varying
family
sizes
the ,
item
and
rental
income
is
adjusted;
therefore
the
selling
p
gross
monthly
Income/
2.
8
to
1
ranges
must
be
adjusted.
mortgage
and
all
debt
Current
30
year
loans (
amortization
and
term)
have
rates
at
approximately
10.
58E
per
annum.
Loan
to
value
ratios
are
typically
80%
to
90%'
26
25
ALTERNATIVE
HOUSING
OPPOR'
T'
UNITIES
landscaped
common
areas,
two
20,
000
square
foot
parks
and
a
The
following
are
various
housing
alternatives
that
should
be
40,
000
square
foot
commercial
center.
considered
for
the
County'
s
300
acre
site
at
waikoloa.
Several
The
one-
story
single
family
detached
condo
unite
of
these
alternatives
exist
in
the
West
Hawaii
market ho
ughplace
are
designed
today.
Others
are
included
for
consideration
though
with
four
floor
plans,
offering
two
and
three
bedroom/
two
bath
specific
models
exist,
options,
ranging
from
924
to
1,
162
square
feet
of
living
area.
There
are
28
three-
bedroom
units
and
67
two-
bedrooms.
Each
LA-
ILANI
unit
has
two
parking
spaces
and
all
share
common
areas.
The
project
has
variance
approval
for
10-
foot
building
Mauna
Lani
Resort
ins.
collaborated
with
the
Office
of
Housing
eparation.
All
other
uses,
structures
and
lots
are
and
Community
Development,
county
of
Hawaii
and
the
Hawaii
conforming.
The
project,
built
under
the
condominium
for
of
Housing
Authority,
State
of
Hawaii
in
the
development
of
this
ownership,
has
private
interior
roads
not
built
to
subdivision
multi-
family
rental
housing
project
encompassing
an
area
of
code
standards.
approximately
15.
5
acres.
Original
pricing
in
The
Pines (
September
1988)
ranged
from
The
200
multi-
family
rentals
units
were
constructed
according
approximately $
120,
000
to $
142,
000.
Resales
in
the
project
to
the
following
mix:
g
have
been
marketed (
early
1990)
for $
175,
000
to
just
under
200,
000.
Unit
Tvoe
Lino
Area
11mb9X
of
Units
200,
0U
1
BUR
509
SF
32
2
BDR
682
SF
144
Total
land
area
for
Kinuhou
in
Waimea
is
10
acres,
2.
5
acres
J
BUR
90J
SF
24
are
zoned
commercial
and
seven
are
RS10.
The
commercial
Twenty-
five
detached
manor-
type
structures
are
plotted
in
four
parcel
was
broken
into
five
lots
ranging
from
14,
000
to
22,
000
clusters
across
the
site.
Buildings
do
not
exceed
two
floors
SF.
The
RS10
area
was
broken
into
22
parcels
of
a
minimum
of
In
height
and
units
are
allocated
four
per
floor.
Each
cluster
10,
000
SF.
Twenty-
one
of
the
lots
were
approved
ohana
and
2
was
designed
with
Its
own
entry,
edroom,
2
bath
duplexes
were
constructed (
1,
100
BE
under
roof
laundry
facility.
Y.
uncovered
parking
area
and
with
single
car
garage)
g
y
y.
gara
a -
sharing
a
common
wall.
The
additional
RS10
parcel (
with
a
drainage
easement)
was
constructed
as
a
single
Mauna
Lani
developed
the
project,.
turnkey
to
the
Hawaii
Housing
complete.
family
home.
The
1987
project
took
one
year
to
Authority.
Project
density
is
approximately
12.
9
units/
acre.
A
10,
000
square
foot
lot
has
been
set
aside
for
a
multi-
purpose
ONANA
building.
All
roads
and
improvements
are
constructed
to
County
standards.
According
to
the
Sunday
Star-
Bulletin &
Advertiser
August
20,
Rental
rates
started
from $
450.
00
per
month
for
the
1-
bedroom
1989
article, "
Homeowners
are
adding '
apartmentst
to
meet
units, $
650.
00
per
month
for
the
2-
bedroom
units
and
housing
shortage,
accessary
apartments -
living
quarters
approximately $
775.
90
within
A
house
that
have
a
separate
entrance,
kitchen,
bathroom
per
month
for
the
3-
bedroom
units.
Rents
and
one
or
more
bedrooms -
have
shown
up
are
subsidized
up
to $
175.
00
per
month
and
approximately
608
of
in
metropolitan
areas
t
u
across
the
conry
where
housing
the
units
are
provided
some
form
of
subsidy.
g
prices
have
soared
and
where
many
older
homeowners
now
have
more
space
than
they
need
or
can
THE
PINES
AT
KAILUA-
KONA
afford
to
maintain.
The
Pines
at
Kailua-
Kona
Is
a
Tal
o
Hawaii
Company,
Tta
The
unique
concept
of
ohana,
as
reflected
eve
opmen
o
91
fee
simple
condominium
homes
on
approximately
away
County.
12+
acres
with
an
additional
98
units
planned
in
Phase
2
on
an
Housing
experts
say
that
spread
of
accessory
apartments
adjacent
15
acres.
The
project
has
a
density
of
approximately
reflects
a
wider
housing
seven
units
per
acre.
g
problem
caused
by
changing
demographics
in
the
Suburbs.
When
both
phases
are
complete,
the
neighborhood
will
include
We
have
a
housing
shortage
and
a
bedroom
surplus,
a
said
the
27
28
W
so
low
so
WA
Several
years
ago
he
Hawaii
State
legislature
acknowledged
the
Westchester
County
commissioner
of
planning,
Peter
Q.
ohana
concept
and
created
the
opportunity
for
the
vac
ldif
Eschweiler.
Counties
to
adopt
their the
Own ohana
nconceptanhas
produced
different
in
implementation,
ortunities,
including
apartments
in
Today,
56
percent
of
all
households
in
the
country
are
composed
variety
of
housinq
Opp
of
one
or
two
people,
according
to
the
federal
Census
Bureau.
existing
single-
family
dwellings (
as
illustrated
in
the
above
And
while
many
young
couples
cannot
afford
the
high
cost
of
new
article),
more
elaborate
duplex
configurations
and
separate
housing,
single
family
dwellings
on
the
same
lot.
many
old
people
who
bought
large
mocha
space
and
Snot
and ]
96a
now
have
grown
property
taxes.
SINGLE
ROOM
OCCUPANCY (
SRO)
enough
cash
to
pay
rising
p
p
Y
that
accessory
apartments
exist,
On
October
15
1909,
the
Sunday
Star-
Bulletin
6
Advertiser
San
While
acknowledging
the
article, '
Residential
hotels
seen
as
solution
to
hous
in
communities
around
the
region
have
taken
starkly
different
which
discusses
single-
room
hotels.
According
to
the
article,
an
inexpensive
room
on
a
steps
to
control
their
rising
numbers.advocates
contend,
creates
new
night
tell'
ormmonthly
basil
is
have
been
ato
nd
for
years
in
Legalizing
accessory
apartments,
enerates
new
property
most
cities.
They
often
are
better
known
as
sleazy
hotels
or
housing
stock,
at
no
cost
to
taxpayers,
g
flop
houses.
tax
revenue
for
municipalities
and
offers
social
couplebenefits
and
providing
affordable
rental
housing
to
y
renters
far
elderly
homeowners.
As
far
as
San
Diego
City
Pzoleerin
u
solvinghaHawaii'
s
nhousi.
ng
SROs
could
play
Accessory
apartments
fit
the
new
generation
lifestyle
into
the
shortage.
She
envisions
building
SAGS
near
luxury
resorts
wage
older
genrrat
ion
housing
patternr"
said
William
B.
Shore,
house
hotel
workers
and
in
urban
areas
to
shelter
minimum
wage
senior
vice
president
of
the
Regional
Plan
Association,
a
non
workers
and
those
now
living
on
the
street.
profit
group
in
New
York.
Any
place
that
has
low
wages,
expensive
It'
s
a
lot.
cheaper
than
creating
new
housing,"
housing
and
single
said
Jeffrey
peoplr
can
benefit
from
SROS,"
she
said.
a
Westchester
Osterman,
director
of
planning
for
Bedford,
N.
Y.,
ace
at
rents
averaging $
220
a
month,
town
that
recently
relaxed
its
two-
family
zoning
code.
Most
of
the
SRO
hotels
is
San
Diego
offer
guests
about
square
feet
of
living
sp
she
said.
Slightly
larger
rooms
may
include
a
private
bathroom
Planners
say
that
many
of
the
towns
and
villages
that
have
kept
and
cooking
facilities.
The
SROs
are
run
like
a
hotel,
with
single-
family
codes
on
the
books
but
have
neither
the
resources
nor
the
Inclination
to
enforce
them
are
inviting
front
desk,
check-
out
times
and
24-
hour
managers
and
security.
trouble.
The
differences
between
a
sleaze-
bag
hotel
Le
said-
and"Unchecked,
accessory
apartments
increase
traffic
and
garbage,
bag
hotel
are
Security
and
good
management,"
and
place
strains
on
municipal
services
that
contribute
to
the
SHARED
HOME
Bald
deterioration
of
the
suburbs'
professor
at
gNassau
ecommunity
Philip
Y.
Nicholson,
a
history
p
The "
shared
home"
concept
is
analternativeto
dormitories
or
College
who
studies
problems.
SRos
at
Waikoloa.
Communities
that
first
ignored
the
situation
and
then
cracked
Shared
housing
should
be
built
in
mini-
neighborhoods
using
a
down
are
now
searching
for
a
compromise.
Fourteen
months
ago,
Long
Reach
began
sending
inspectors
1
2001°
illegal"
accessoryeliminate
cul-
de-
sac
formation
with
approximately
10
houses
on
each
we -
some
of
the
city'
s
estimated
1,
city
de-
sac
and
each
of
the
shared
houses
would
accommodate
between
apartments.
The
experiment
has
yielded
painful
results,
two
and
four
households.
This
would
be
set
up
like
a
mince
dorm,
a
minuscule
scale
of
SRO,
but
would
look
like
a
single
officials
said-
family
dwelling
from
the
outside.
There
would
be
a
higher
We'
re
supposed
to
be
protecting
the
community
for
the
common
density
of
households
per
cul-
de-
sac
than
for
the
same
number
good,"
said
the
City
Manager,
Edwin
L.
Eaton,
in
recounting
the
of
single-
family
dwellings.
story
Of
a
long-
time
resident,
a
woman
in
her
005,
who
was
evicted
from
her
apartment.
30
29
BUY-
BACK
PROVISIONS
S
LF.
EPIHG
SECOND
MO
RTC,
AC
FS
It
is
recommended
that
buy-
back
provisions,
similar
to
those
of
In
addition,
consideration
should
be
placed
on
the
possibility
the
Housing
Finance
Development
Corp.
listed
below,
be
adapted
of
offering
a '
sleeping
second
mortgage'
or '
shared
equity'
as
to
maintain
the
housing
inventory
as '
affordable'
housing.
a
means
of
reducing
sales
prices
and
maintaining
the
affordable
201E-
271
Dwelling
units;
restrictions
on
transfer,
waiver
or
inventory.
restrictions.
A
sleeping
second
mortgage
provides
a
means
for
the
County
to
recover
the
rests
involved
with
the
affordable
housing
a)
Except
for
dwelling
units
which
are
financed
under
development,
while
maintaining
z
lower
initial
price
for
the
a
federally
subsidized
mortgage
program,
the
following
housing
and
a
lower
qualifying
price
for
the
buyer.
restrictions
shall
apply
to
the
transfer
of
dwelling
units
purchased
from
the
corporation,
whether
on
fee
The
sleeping
second
mortgage
can
be
without
an
interest
rate
simple
or
leasehold
property:
applied
and
typicallyypically
has
no
specific
due
date.
Typically
the
outstanding
principal
balance
is
due
upon
the
resale
of
the
1)
For
a
period
of
ten
years
after
the
or
when
there
is
a
refinancing
purchase,
whether
by
lease,
assignment
of
property,
of
the
property.
lease,
deed,
or
agreement
of
sale,
if
the
SOARED
EQUITY
purchaser
wishes
to
transfer
title
to
the
dwelling
unit
and
the
property
or
the
lease,
The
shared
equity
concept
can
take
many
forms.
The
theory
the
corporation
shall
have
the
first
option
to
behind
shared
equity
assumes
that
upon
resale
the
County
would
purchase
the
unit
and
property
or
lease
at
a
have
the
ability
to
recover
the
subsidy (
difference
between
price
which
shall
not
exceed
the
sum
of:
actual
cost
and
sales
pH
ce
for
the
property).
The
actual
A)
The
original
cost
to
the
purchaser;
interest
of
the
County
would
be
based
on
the
amount
subsidized.
B)
The
cost
of
any
improvements
added
by
the
purchaser;
and
C)
Simple
interest
on
the
purchaser'
s
equity
in
the
property
at
the
rate
of
seven
per
cent
a
year.
The
corporation
may
purchase
the
unit
either
outright,
free
and
clear
of
all
liens
and
encumbrances,
or
by
transfer
subject
to
an
existing
mortgage.
2)
After
the
end
of
the
tenth
year
from
the
date
of
purchase,
or
execution
of
an
agreement
of
sale ,
the
purchaser
may
sell
the
unit
and
sell
or
assign
the
property
to
any
person
free
from
any
price
restrictions;
26tE
222
Oweitfirg
units,
restrictions
un
use.
a)
A
dwelling
unit
purchased
from
the
corporation
shall
be
occupied
by
the
purchaser
at
all
times
during
the
ten-
year
restriction
period
set
forth
in
section
201E-
221.
14
35
PN
OM
so "
a
4M
am
M
I=
i
Section
25-
124.
Minimum
yards.
a)
The
minimum
yard
requirements
in
an
RS
district
shall
be
as
follows:1)
on
a
building
site
with
a
required
area
of
7,
500
square
feet
to
and
including
9,
999
square
feet.
A)
Front
and
rear
yards,
15
feet:
and
11)
Side
yards,
eight
feet.
2)
On
a
building
site
with
a
required
area
of
10,
000
square
feet
to
and
including
19,
999
square
feet:
A)
Front
and
rear
yards,
20
feet;
and
R)
Side
yards,
10
feet.
l)
on
a
building
site
with
a
required
area
of
20,
000
square
feet
or
more:
A)
Front
and
rear
yards,
25
feet;
and
il)
Side
yards,
15
feet.
As
shown
in
the
attached
sketches,
the
gap
between
improvements
is
almost
50
feet,
greater
than
the
minimum
building
separation
called
for
In
the
zoning
ordinance.
Placing
the
improvements
in
the
corner
of
the
lot
leaves
more
1
3
than
three
quarters
of
the
lot
available
for
a
variety
of
uses
including
retreat-
tonal,
open
space.
The
compactness
of
the "
house"
and
lot
allows
for
a
higher
actual
density
while
being
perceived
as
having
wide
open
spaces.The
configuration
of
the "
houses"
should
vary.
Some
would
contain
all
two-
bedroom
units,
others
are
a
combination
of
two-
and
three-
bedroom
units,
and
some,
three-
bedrooms.
This
variability
provides
more
desirability
while
giving
an
overall
neighborhood
appearance
of
diversity.
The
individual
L-
shaped
configuration
economizes
space,
particularly
through
the
absence
of
interior
hallways.
Economy
of
construction
has
been
considered
in
back-
to-
back
placement
of
kitchens
and
bathrooms.
The
following
illustrates
some
varieties
of
the
zero
lot
line
house.
These '
homes'
area
actually
four-
plexes
with
units
sharing
two
common
walls.
Perimeter
lot
lines
show
60'
by
70'
lots (
4,
200
square
feet)
each.
3
f
33
BUY-
BACK
PROVISIONS
SLEEPING
SECIND
MORTGAGES
It
is
recommended
that
buy-
back
provisions,
similar
to
those
of
In
addition,
consideration
should
be
placed
on
the
possibility
the
Housing
Finance
Development
Corp,
listed
below,
be
adapted
of
offerinq
a '
sleeping
sorond
mortgage'
or '
shared
equity'
as
to
maintain
the
housing
inventory
as '
affordable'
housing.
a
means
of
reducing
sales
prices
and
maintaining
the
affordable
inventory.
201E-
221
Dwelling
units;
restrictions
on
transfer,
waiver
or
restrictions.
A
sleeping
second
mortgage
provides
a
means
for
the
County
to
recover
the
costs
involved
with
the
affordable
housing
a)
Except
for
dwelling
units
which
aia
financed
under
development,
while
maintaining
a
lower
initial
price
for
the
a
federally
subsidized
mortgage
program,
the
following
housing
and
a
lower
qualifying
price
for
the
buyer.
restrictions
shall
apply
to
the
transfer
of
dwelling
units
purchased
from
the
corporation,
whether
on
fee
The
sleeping
second
mortgage
can
be
without
an
interest
rate
simple
or
leasehold
property:
applied
and
typically
has
no
specific
due
date.
Typically
the
outstanding
principal
balance
is
due
upon
the
resale
of
the
1)
For
a
period
of
ten
years
after
the
property,
or
when
there
is
a
refinancing
of
the
property.
purchase,
whether
by
lease,
assignment
of
lease,
deed,
or
agreement
of
sale,
if
the
SHARED
EQUITY
purchaser
wishes
to
transfer
title
to
the
dwelling
unit
and
the
property
or
the
lease,
The
shared
equity
concept
can
take
many
forms.
The
theory
the
corporation
shall
have
the
first
option
to
behind
shared
equity
assumes
that
upon
resale
the
County
would
purchase
the
unit
and
property
or
lease
at
a
have
the
ability
to
recover
the
subsidy (
difference
between
price
which
shall
not
exceed
the
sum
of:
actual
cost
and
sales
price
for
the
property).
The
actual
interest
of
the
County
would
be
based
on
the
amount
subsidized.
A)
The
original
cost
to
the
purchaser:
B)
The
cost
of
any
improvements
added
by
the
purchaser;
and
c)
Simple
interest
on
the
purchaser'
s
equity
in
the
property
at
the
rate
of
seven
per
cent
a
year.
The
corporation
may
purchase
the
unit
either
outright,
free
and
clear
of
all
liens
and
encumbrances,
or
by
transfer
subject
to
an
existing
mortgage.
2)
After
the
end
of
the
tenth
year
from
the
date
of
purchase,
or
execution
of
an
agreement
of
sale,
the
purchaser
may
sell
the
unit
and
sell
or
assign
the
property
to
any
person
free
from
v
price
restrictions;
201F.-
222
Dwelling
units;
restrictions
on
use.
a)
A
dwelling
unit
purchased
from
the
corporation
shall
be
occupied
by
the
purchaser
at
all
times
during
the
ten-
year
restriction
period
set
forth
in
section
201E-
221.
74
35
APPENDIX F
yTrafficImpactAnalysis by Parsons Brinckerhoff
i
1
t
t
rF
r!
Wa
am
W
is
m
r
E
M
TRAFFIC
TRAFFIC
IMPACT
STUDY
IMPACT STUDY
wAIROLOA
ApPORDABLE
HOUSING
PROTECT
South
Kohala,
Hawaii
WAIKOLOA AFFORDABLE HOUSING
PROJECT
South
Kohala,
Hawai
R.
M.
Towl7
Corporation
Prepared(
or:
R.
M.
Tow!
Corporation Prepared
by:
WOW
1
0
parsons
Brinkerhoff
Zuade &
Douglas,
Inc.
Ocmber
1990
to N'
oimeo
z
r
Waikoloa
Road
is
a
two-
lane
cast-
west
collector
road
that
widrns
to
fow
lanes
s
in
the
vicinity
of
Waikoloa
Village.
The
Ixnled
speed
limit
is
55
mph,
which
a °
m
C=
a
decreases
m
35
miles
per
hour
near
Waikoloa
Village.
At
its
eastern
terminus,
5
5(
72)
Mam
Olah
Oo
21(
A)
as
Waikoloa
Road
forms
the
atop
controlled
stem
of
a
T-
intersection
with
Mamalahoa
Highway
77(
94)
I
lighway.
At
the
western
end
it
forms
tile
stop
controlled
stem
of
a
T-
intersection
127(
76).
o
0
with
Queen
Kaahumanu
Highway.
O
0o
to
10
LLJ
Paniolo
Drive
serves
as
a
collector
road
for
Waikoloa
Village.
Paniolo
Drive
v
Koi/
uo—
Kano
m
O
has
an
80-
foot
right-
of-
way
and
its
southern
terminus
intcrsens
Waikoloa
Road
and
us
Pua
Melia
Street
forming
a
cross
intersection.
The
posted
speed
limit
of
Paniolo
Drive
is
35
miles
per
hour.
O
J
of
O
u
n^
to
Etdstin`'
ha
Condition
Project
Site
ddb
U
Manual
traffic
counts
were
taken
on
August
7
and
8,
1990,
at
the
intersections
of
Queen
Kaahumanu
HighwaytWaikoloa
Road,
Waikoloa
Road/
Pua
Melia
PanlO
O
54(
59)
a
5(
106)
PUG
N
LL
StreettPaniolo
Drive,
and
Mamalahoa
HighwaytWaikoloa
Road.
The
morning
peak
Melia
LL
a
l<
Drive
9(
96)
b
10
19)
Street
LtJ _
hour
occurs
from
6:
30
to
7:
30
a.
m.,
and
the
afternoon
peak
was
from
8:
30
to
4:
30
198(
80)
p
p.
m.
Summaries
of
the
manual
traffic
counts
are
attached
in
Appendix
A.
Existing
V
4 '
peak-
hoar
volumes
are
shown
in
Figure
2.
MiIN
The
unsignalized
intersection
methodology
specified
in
the
1985
Hili
00
N
a
a
0)
Cauac'
ty
Manuals
evaluates
gaps
in
the
major
street
traffic
flow
and
calculates
0
capacities
available
for
left
turns
from
the
major
street
to
cross
oncoming
traffic.
It
3 _
o
i-
also
calculates
capacities
available
for
left
turns
from
the
minor
street
onto
the
major
N
street
and
for
right
turn
from
the
minor
street
onto
the
major
street.
Operating
Koho/
o
to
O1
LJ
conditions
at
unsignalized
imeraectiom
are
expressed
as
a
qualitative
measure
known
p
z
as
level
of
service.
These
levels
of
service
are
designated
from
A
to
F,
with
level
of
r!
H
ueen
e
w°
rs
Kaahumanu
a
201(
281)
level
of
service
D
or
better
at
an
intersection
is
good.
Level
of
service
criteria
for
H
I9
h
W
O
y
39(
69)
unsignalized
intersections
are
identified
in
Appendix
B.
218(
330)
b
W
At
the
Queen
Kaahumanu
Highway/
Waikoloa
Road
intersection,
westhound
traffic
on
Waikoloa
Road
making
a
left
turn
onto
Queen
Kaahumanu
Highway
I
3
I
Koi/
uo—
Kona
operates
at
LOS
D
during
the
a.
m.
and
p
m
peak
hours.
All
other
turning
movements
operate
at
LOS
A
during
both
peak
hours.
z
y
p
0z
9
4
No
on
an
am
mix
mm
to
0
v
Women
o
At
the
intersection
of
Mamalahoa
1lighway/
Waikoloa
Road,
all
mining
n
a
movements
experience
LOS
A
daring
both
peak
hours.
a
144(
191)
E
Mamalahoa
74(
21)
At
the
Waikoloa
Road/
Pua
Melia
Street/
Paniolo
Drive
intersection,
northbound
Highway
191(
2511)
i
434(
201)
o^°
o
traffic
on
Pua
Melia
Street
excreting
a
left
turn
experiences
LOS
R
during
the
a.
m
0
0
and
p.
m.
peak
hours.
Somhbound
traffic
on
Paniolo
Drive
executing
a
left
nun
onto
to
Waikoloa
Road
experiences
LOS
R
during
the
p
m.
peak
hour
and
LOS
A
during
m
u)
Koi/
uo—
Kano
W
N
the
a.
m.
peak
hour.
The
analysis
indicates
that
all
other
movements
at
this
o
N
intersection
operate
at
LOS
A
during
both
the
a
m.
and
p.
m.
peak
hours.
0
1D
o
J
Two-
lane
highway
analysis
reveals
that
naRic
on
Queen
Kaahumanu
Highway
0Y
M
rn
N
is
experiencing
DOS
C
during
the
a
m.
and
P
m.
peak
hours
Capacity
analysis
also
to
vN
reveals
that
traffic
on
Mamalahoa
Highway
moth
of
Waikoloa
Road
experiences
LOS
Project
Site
m
n
ti°
i-
d
b
b
V
R
during
both
peak
hours.
North
of
Waikoloa
Road,
Mamalahoa
Highway
operates
U LLI
at
LOS
C
conditions
during
both
peak
hours.
10(
38)
PUa
Paniolo
118(
94)
a
35(
169)
Melia
r7
LL.
O
FUTURE
CONDITIONS
WITHOUT
PROJECT
Drive
427(
128)
p (
21(
31)
Street
W
Q
ry
Future
conditions
refer
to
the
year
1997,
when
the
proposed
project
is
u
expected
to
be
completed.
The
traffic
impact
study
for
Mauna
Lani
Covet
indicated
an
increase
of
15
percent
per
year
in
traffic
volume
on
Queen
Kaahumanu
Highway
t7
m
N
m
O
O
n
without
the
project
Further,
the
DnR
Report
of
Island
of
Hawaii
Long-
Range
O --
Highway
Plad
also
projects
a
15
percent
annual
increase
in
traffic
in
the
vicinity
of
Y
N
0
to
Waikoloa.
Existing
traffic
volumes
were
increased
by
15
percent
per
year
to
account
r
for
increases
in
regional
traffic
volumes.
Figure
S
shows
the
tragic
assignment
for
to
No
tJ..
l
finure
conditions
without
the
proposed
housing
project.
Kohn%
11D
The
Queen
Kaahumanu
Highway/
Waikoloa
Road
intersection
would
Queen
251(
347)
D
experience
overcapacity,
or
LOS
F.
conditions
for
southbound
left
turns
Rom
Koah
Ufnanu
138184
536(
747)
Waikoloa
Road
because
of
the
increase
in
traffic
volumes.
Analysis
revealedrevealed
LOS
D
y
581(
875
b
t.
L
conditions
during
both
peak
hours
for
northbound
right
turn
movements
from
Waikoloa
Road.
The
eastbound
left
turn
movements
from
Queen
Kaahumanu
OT
to
Highway
would
continue
m
experience
LOS
A
conditions
during
the
a.
m.
peak
hour
I
3
I
Koi/
uo—
Kona
and
LOS
C
conditions
during
the
p.
m.
peak
hour.
I
O
z
0 z
5
6
Capacity
analysis
conducted
at
similar
unsignalved
locations
indicate
that
the
Two-
lane
highway
analysis
reveals
that
traffic
conditions
on
Queen
Kaahumanu
methodology
outlined
in
the
1985
Highway
Cana
Lty
Mantml
is
ronservative
in
Highway
would
increase
to
LOS
E
during
the
a
m.
and
p
m.
peak
hours
Tragic
on
nature.
It
is
not
uncommon
for
the
left
turn
movements
out
of
minor
street
Mamalahoa
Highway
south
of
Waikoloa
Road
will
experience
LOS
C
during
the
a.m
locations
onto
major
sweets
to
create
LOS
E
or
LOS
F
conditions,
since
they
arc
the
peak
hour
and
LOS
D
during
the
p.
m.
peak
hour.
North
of
Waikoloa
Road,
LOS
E
hardest
movement.
to
make,
requiring
gaps
in
both
directions
of
traffic
on
the
major
conditions
during
both
peak
hours
can
be
expected
on
Mamalahoa
Highway.
street.
FUTURE
WITH
PROJECT
TRAFFIC
Traffic
signals
can
improve
the
operation
of
unsignalized
intersections
with
high
minor
street
approach
volumes;
however,
traffic
signals
should
only
be
With
project
traffic,
conditions
are
composed
of
trip
generation,
trip
provided
at
locations
that
meet
nationally
accepted
warrants,
as
outlined
in
the
distribution,
and
traffic
assignment.
Trip
generation
estimates
the
number
of
trips
Federal
Highway
Administration'
s
Manual
Uniform'
Traffic
Control
Devices
4
produced
and
attracted
by
the
proposed
project
Trip
distribution
determines
the
MUTCD).
A
review
of
the
Queen
Kaahumanu
Highway/
Waikoloa
Road
intersection
origins
and
destinations
of
the
project
trips,
and
traffic
assignment
places
these
trips
reveals
that
the
unsignaftied
intersection
meet.
the
Peak
Hour
Volume
Warrants,
onto
the
existing
roadway
network.
Warrant
It.,
as
outlined
in
the
MUTCD.
Peak
hour
volume
warrants
computations
are
shown
in
Appendix
C.
With
signalization,
the
Queen
Kaahumanu
Highway/
trip
generation
for
the
proposed
project
is
based
on
560
single-
family
dwelling
Waikoloa
Road
intersection
is
projected
to
operate
near
or
under
capacity.
units,
840
multifamily
dwelling
units,
a
9.
2-
acre
park,
a
5,
000
square-
foot
commercial
building,
and
several
churches
with
a
total
area
of
75,
000
square
feet.
With
the
increase
in
traffic
volumes,
the
Mamalahoa
Highway[
Waikoloa
Road
intersection
would
experience
LOS
D
conditions
during
the
a.
m.
peak
hour
for
the
Trio
Generati
on
northbound
left
turn
movements
from
Waikoloa
Road
and
LOS
E
conditions
during
Trip
generation
was
estimated
wing
the
trip
rates
or
equations
for
land
use
the
p.
m.
Peak
hour.
The
westbound
left
turns
from
Mamalahoa
Highway
and
categories
from
the
Institute
of
Transportation
Engineers'
Trio
Generation.
Fourth
southbound
right
turns
from
Waikoloa
Road
would
continue
to
experience
LOS
A
Edition''.
Table
I
shows
the
trip
generation
rates
used,
while
Table
2
summarizes
conditions
during
both
peak
boon.
the
trips
generated
by
the
Waikoloa
Affordable
Ilousing
Project.
At
the
Waikoloa
Road/
Paniolo
Drive/
Pua
Melia
Street
intersection,
near-
Table
1
capacity,
or
LOS
E,
conditions
would
result
for
the
northbound
approach
during
the
TRIP
RATES
a.
m.
and
p.
m.
peak
hone.
The
southbound
left
turn
movements
from
Paniolo
Drive
A.
M.
Peak
Hour
P.
M.
Peak
Hour
will
function
at
LOS
D
during
the
a.
m.
peak
hour
and
LM
E
during
In
hour.
The
southbound
through
movements
will
operate
at
LOS
8
and
LOS
D
Single-
family
dwelling
units
6.
507
0.
691
27%
0.
980
63%
conditions
during
the
a.
m.
and
p.
m.
Peak
hours,
respectfully.
The
southbound
right
Multifamily
dwelling
units
5.
981
0.
505
18%
0.
461
68%
turns
on
Paniolo
Drive
will
experience
LOS
C
during
the
a.
m.
peak
hour
and
LOS
A
Park
in
acres
36.
548
2.
391
27%
3.
870
26%
during
the
p
m.
peak
hour.
The
westbound
and
eastbound
le0
turns
from
Waikoloa
Commercial(
1,
000
square
feet)
887.
056
67.
600
50%
71.
200
51%
Road
will
operate
at
LOS
A
during
both
peak
hours.
Church(
1,
000
square
feet)
7.
699
0.
067
80%
0.
520
54%
7
8
11MIll
MW
Waimea
T
x
Table
11
PROJECT
TRAFFIC
a
0(
0)
n
a
A.
M.
Peak
Hour
P.
M.
Peak (
lour
Mamalahoa
13(
38)
a
a
Daily
Enter
Exit
Enter
Exit
Highway
23(
69)
Land
Use(
Parameter)
Lvpd)
fvnhl
fv_
Qh1 (
yR1 (
2Rh1
as
Single-
Family(
560
dwelling
units)
3644
104
283
346
203
Multifamily(
840
dwelling
units)
5024
76
348
263
124
m
to
n
N
KaAua-
Kona
U
Park(
9.
2
acres)
336
6
16
8
23
m
n
n
Commercial(
5,
000
square
feet)
4435
169
169
182
174
IL
Church(
75,
000
square
feet)
577 .
1 .
1.
2
1¢
O
IL
O
Total;
14,
016
359
817
820
542
K
Q
to
0
0
Note:
Project
Site
n
o
0
t
vpd =
vehicles
per
day
d)
Q
v
h =
vehicles
r
hour
Paniolo
120(
59)
a
20(
90)
Melia
d
W
Drive
0
60
o
Melia
F—
Trip
Distnbution(
ItaSscAseiQtammt
499(
230)
0)
Street
W
Q
Various
land
uses
would
encourage
internal
trips
within
Waikoloa
Village.
p
Internal
trips
include
trips
between
residential
areas
and
nonresidential
areas
such
as
0
W
industrial/
shopping
centers,
parks,
and
churches.
The
internal
trips
ranged
from
25
percent
for
residential
generated
trips
to
90
percent
for
trips
generated
by
the
park,
LL-
Ll..
l
O
n
r^
commercial
and
church
land
uses.
These
internal
trips
were
deducted
from
the
total
O <'
V
project
trips
to
determine
the
number
of
external
trips
that
would
take
place
on
the
y _
regional
roadway
system.
Table
3
shows
the
external
trips
generated
by
the
l
affordable
homing
project.
to
m
V
Kaha/
o
1O
LJ
J
The
trip
distribution
Factors
are
based
on
information
from
the
Preparation
do
D
Notice
for
an
Environmental
Impact
Study(
EIS)
for
Waikoloa
Affordable
Housing
Queen
O
Master
Plan'.
The
project
traffic
was
distributed
to
and
from
two
directions:
north
0(
0) )
p
Kaahumanu
s3(
1s2)
a
o(
o)
W
and
south
via
Mamalahoa
Highway
and
Queen
Kaahumanu
Highway.
Table
3
Highway
shows
the
trip
distribution
of
the
generated
trips
for
the
affordable
housing
project.
0(
0)
Figure
4
shows
the
traffic
assignment
for
the
generated
trips
for
the
affordable
T
to
housing
project.
3
I
RaAua-
Kona
0
o
J
oz
10
to
0
0
Waimea
x
v
Table
3
a
a
TRIP
DISTRIKUTION
a
144(
191)
Mamalahoa
87(
59)
Location
of
Other
Trip
Ends)
Highway
191( )
a
9
Y
as7(
77027o)
SS
EX%
R56
NORTH
00
AM.
IN
43%
156
51%
80 _
49%
76
to
A.
M.
OUT
60%
491
52%
254
48%
237
o
m
Koi/
uo—
Kona
w
rn
C
m
n
L
P.
M.
IN
58%
477
52%
246
48%
231
D
O
P.
M.
OUT
42%
266
52%
187
48%
129
f
J O
rnN
to
a
m
Project
Site
PROJECT'
TMPACFS
U
Project
generated
traffic
volumes
for
the
affordable
housing
project
were
added
lD(
38)
PUa
U
PaniOlo
238(
153)
ep
a
55(
259)
Melia
LO
Li-
LLI
to
the
1997
future
traffic
volumes(
without
project),
and
the
assignment
is
shown
in
Drive
113(
212)
b
21(
31)
Figure
5.
Tables
4
and
5
summarize
the
levels
of
service
for
future
traffic
conditions
883(
358)
Street
w
Q
with
the
project
oa
Ut
The
intersection
of
Queen
Kaahumanu
HighwaytWaikoloa
Road
would
N
LL-
function
at
overcapacity,
or
LOS
F,
conditions
for
westbound
left
turns
from
00
N
n
Waikoloa
Road
during
both
peak
hours.
The
westbound
tight
turns
would
p
0)
Y
experience
LOS
F
during
the
a.
m.
peak
hour
and
LOS
E
during
the
p.
m.
peak
hour.
The
southbound
left
turns
from
Queen
Kaahumanu
Highway
would
experience
LOS
to
R
during
the
a.
m.
peak
hour
and
LOS
E
in
the
p.
m.
peak
hour.
Should
this
Koho/
a
o'
intersection
be
signalized
as
described
earlier,
without
project,
the
intersection
would
4
p
p
still
operate
at
LOS
F
conditions
because
of
the
high
number
of
westbound
left
turn
G
1
1D
Queen
movements
on
Waikoloa
Road.
Kaahumanu
a
536(
747)
Highway
191(
346)
D
The
Mamalahoa
Highway/
Waikoloa
Road
intersection
would
experience
LOS
F.
581(
875)
b
tJ_
during
the
a.
m.
peak
hour
and
LOS
F
during
the
p.
m.
peak
hour
for
eastbound
left
sp
turns
from
Waikoloa
Road.
The
eastbound
right
turns
from
Waikoloa
Road
and
the
to
northbound
left
turns
From
Mamalahoa
Highway
will
continue
to
experience
LOS
A
3
I
Koi/
uc—
Kona
v
during
both
peak
hours.
o um
z
0z
12
ll
It
f ,•
111111
r.
r
tl
l
art
Ifl
i
r
r
r
WNW
Table
4
Table
5
LEVELS
e
SERVICE
LEVELS
OF
SERVICE
Unsgnaliuel
Indion)
Two-
Lane
Highways)
Future
Conditions(
Year
1997)
Future
Conditions(
Year
1997)
F.
xisring
w/
o
Project
w/
Project
P.
M.
AM
PM
A_
M.
Existing
w/
o
Project
w/
Project
A.
M.
LM.
AM.
P_
M.
1LM.
P_
M.
Queen
Kaahumanu/
Waikoloa
Rd.
Queen
Kaahumanu
Highway
Westbound
North
of
Waikoloa
Rd.
C
C
E
E
E
E
Lek
D
D
F
F
F
F
South
of
Waikoloa
Rd.
C
C
E
E
E
E
Right
A
A
D
D
F
E
Southbound
Left
A
A
p
C
B
E
Mamalahoa
Highway
North
of
Waikoloa
Rd.
C
C
E
E
E
E
South
of
Waikoloa
Rd.
B
B
C
D
C
D
Waikoloa
RdJPaniolo
Dr./
Pus
Melia
St
The
unsignalized
intersection
of
Waikoloa
Road/
Paniolo
Drive/
Pua
Melia
would
Eastbound
Left
A
A
A
A
A
C
experience
overcapacity
conditions,
or
LOS
F,
during
the
a.
m.
and
p.
m.
peak
hours
Westbound
I<
ft
A
A
A
A
A
A
For
all
northbound
movements
on
Pea
Melia
Street
Southbound
left
turns
from
Paniolo
Drive
will
also
experience
LOS
F
conditions
during
both
peak
hours.
The
Pua
Melia
St.
Approach
B
B
E
E
F
F
southbound
through
movements
from
Waikoloa
Road
would
experience
LOS
E
Left Through
A
A
E
E
F
F
during
the
a.
m.
peak
hour
and
LOS
F
during
the
p.
m.
peak
hour.
The
southbound
Right
A
A
E
E
F
F
right
turns
would
experience
overcapacity,
or
LOS
F,
conditions
during
the
a.m.
Paniolo
Dr.
Approach
peak
hour
and
LOS
A
conditions
during
the
p.
m.
peak
hour.
The
eastbound
left
Left
A
B
D
E
F
F
turn
movement
will
experience
LOS
C
during
the
P.
M.
peak
hour
while
the
a.
m
Through
A
A
B
D
E
F
Right
A
A
C
A
F
A
peak
hour
will
remain
at
LOS
A.
The
westbound
left
turns
will
continue
to
experience
LOS
A
during
both
peak
hours
Mamalahoa
Hwy./
Waikoloa
Rd
Two-
lane
highway
capacity
analysis
reveals
that
Queen
Kaahumanu
Highway
Eastbuund
will
experience
LOS
E
during
both
peak
hours.
Tragic
on
Mamalahoa
highway
Left
A
A
D
E
E
F
south
of
Waikoloa
Road
will
experience
LOS
C
during
the
a.
m.
peak
hour
and
LOS
Right
A
A
A
A
A
A
D
during
the
p.
m.
peak
hour,
while
north
of
Waikoloa
Road
will
experience
LOS
F.
Northbound
Left
A
A
A
A
A
A
during
both
peak
hours.
MITIGATION
MEASURES
For
1997
with
project
condition,
the
capacity
of
the
westbound
left
turn
movements
at
the
unsignalized
intersection
of
Queen
Kaahumanu
Highway
and
13
Id
Waikoloa
Road
world
be
exceeded
even
without
the
affordable
housing
projesr
The
intersection
of
Queen
Kaahumanu
with
Waikoloa
Road
is
projected
to
traffic.
There
are
two
alternatives
that
could
improve
operating
conditions
at
this
experience
LOS
f
conditions
for
southbound
left
turns
from
Waikoloa
Road
as
early
intersection:
as
1991;
however,
completion
of
a
grade-
separated
interchange
is
not
anticipated
to
Alternative
A:
Signalizaiion
of
this
intersection
would
be
warranted
according
be
rompleted
before
1995.
Interim
improvements,
such
as
signali:
auon,
would
provide
additional
capacity
until
an
interchange
is
constructed.
to
Warrant
11 (
Peak-
Hour
Volume)
of
the
Manual
n
Uniform
T
B
c
Control
evires6
even
without
the
project
traffic.
Reconstruction
of
the
Queen
The
Mamalahoa
Highway/
Waikoloa
Road
intersection
may
not
need
to
be
Kaahumanu
Highway
and
Waikoloa
Road
intersection
would
be
needed
with
project
traffic
to
include
double
left
turn
bays
and
a
single
right
turn
lane
for
signalized
with
the
project
traffic
t
the
en
Kaahmm
nu
interchange
y
constructed
westbound
traffic
on
Waikoloa
Road.
A
two-
phase
traffic
signal
at
the
Queen
Construction
a
the
interchange
at
Queen
Kaahumanu
Highway
may
divert
tragic
Kaahumanu
Highway/
Waikoloa
Road
intersection,
with
these
improvements
is
away
from
the
Mer
seems
Highway/
Waikoloa
Road
intersection
and
lower
volumes
projected
to
operate
at
LOS
D
or
better
during
the
a.
m.
and
p.
m.
peak
hours
by
providing
easier
access
to
Queen
Kaahumanu
Highway,
where
signaliration
of
the
for
1997
with
the
proposed
project
intersection
may
not
be
warranted.
Traffic
volumes
are
expected
to
increase
with
or
without
the
proposed
project.
Alternative
B:
Realignment
of
Waikoloa
Road
to
intersect
Queen
Kaahumanu
at
the
existing
intersection
of
Queen
Kaahumanu
Highway
with
the
Waikoloa
Analysis
of
the
Waikoloa would
experience
overcapacity
Melia
Street
intersection
indicates
Resort
access
road
and
construction
of
a
grade-
separated
interchange
at
this
that
the
intersection
would
experience
overcapacity
conditions
with
project
traffic
and
new
cress
intersection.
This
alternative
involves
constructing
Waikoloa
Road
that
improvements
with
ai
west
of
an
would
be
needed.
However,
a
planned
over
or
under
Queen
Kaahumanu
Highway
with
on-
ramps
and
off-
ramps.
nottWaouth
collector
road
west
of
and
parallel
to
Paniolo
Drive
is
proposed.
This
north-
south
collector
road
which
will
corners
Paniolo
Drive
with
Waikoloa
Road
west
The
Waikoloa
Road/
Paniolo
Drive/
Pus
Melia
Street
intersection
will
experience
of
Paniolo
Drive
should
divert
some
traffic
away
from
the
Waikoloa
Road/
Paniolo
Drive/
Pua
Melia
Street
intersection;
completion
of
the
intersection
is
estimated
to
be
capacity
constraint
conditions
in
1997
with
project
traffic
Signaliration
would
also
he
in
1995.
The
Waikoloa
Road/
Paniolo
Drive/
Pus
Melia
Street
intersection
should
be
warranted
under
Warrant
I
I (
Peak-
Hour
Volumes).
Reconstruction
and
monitored
to
determine
if
signaliration
would
still
he
needed
with
the
new
collector
sigualivation
of
this
intersection
would
be
needed
to
provide
sufficient
capacity
at
this
intersecuon.
The
provision
of
a
separate
eastbound
left
turn
lane
and
use
of
a
road.
westbound
through
lane
for
traRr
on
Waikoloa
Road
would
be
adequate
to
serve
the
With
e
proposed
improvements
described
above,
the
roadway
system
would
projected
volumes.
A
three-
phase
traffic
signal,
with
improvements,
at
this
h
a.
m.
and .
m.
ak
hours.
have
sufficient
capacity
to
serve
the
project
traffic.
RECOMMENDATIONS
AND
CONCLUSIONS
Capacity
analysis
conducted
at
the
Queen
Kaahumanu
Highway/
Waikoloa
Road
intersection
analysis
reveals
overcapacity
conditions
for
southhound
left
turns
in
the
future
year
1997
even
without
the
affordable
housing
project.
A
grade-
separated
interchange
would
provide
sufficient
additional
capacity
to
accommodate
all
turning
movements
at
this
intersection.
15
16
REFERENCES
1 '
I'
ranspottation
Research
Board,
National
Research
Council,
I
hehway
Capaciy
Anna
Special
Report
209,
Washington,
D.
C.,
1985.
APPENDIX
A
2
Belt
Collins&
Associates,
Traffic
Impact
Study--
Mauna
Lm'
C .
October
1989•
MANUAL
TRAFFIC
COUNTS
8
Parsons
Bt
inckerholf
Quade&
Douglas
Inc.,
Draft
Retrort--
Island
of
Hawaii--
Long-
Range
Highw
y
Plan.
September
7,
1990
9
U.
S.
Department
o(
Transportation,
Federal
Highway
Administration,
Manual
on
Uniform
Traffic
Control
D
d
tes
For
Screen,
and
II'
gbway_.
1988,
as
amended.
5
Institute
of
Transportation
Engineers,
Trip
Generation
Fourth
Edition,
Washington,
D.
C.,
1987.
6
R.
M.
Towill
Corporation,
1'
r
ti
Notice
f
En
Arm,
ml
1p
ci_
t
Statement
for
the
W '
k
I
Atl
d
bl
H
g
M
t
PI
July
1990.
17
18
IG@B
NAME.
WAIKOLOA
AfFORGAOtE
HOUSING
FIT,
Name
OXNWN
AM
ko1UR
LOCAI
ION
QUEEN
KAAHOMANU
HHY/
WAIXOLOA
NC
1Zo
e
DATE
AUGUST
8.
1990
BY
JKT
COUNT
READINGS
D
E
F
TIME
A
B
C
0
E
F
J
N
G
N
L
K
6:
00-
6-6
IS
AM
29
i
II
t
30
23
1
1
6:
30
99
11
33
2
66
65
13
2
6
45
163
22
58
2
106
139
29
2
7:
00
iii
31
95
2
159
191
11
2
r->
N
Queen
7
15
253
45
103
2
201
220
51
2
KQ0.
hV
munJ
1:
30
311
51
118
2
250
266
83
2
C-
7
45
373
51
132
2
301
302
101
2
8:
00
812
65
119
2
351
369
123
2
Q
8.
15
443
71
165
2
392
397
137
2
U
0:
30
116
75
173
2
410
428
150
2
8
45
5i8
91
181
2
451
465
163
2
9
00
AM
562
94
198
2
482
51D
180
2
AO
css
COUNT
VOLUMES
Road
G
K
L
K
TOTAL
7071
TIME
A
3
C
0
E
F
J
N
6
00-
6:
15
AM
0
29
7
14
2
30
0
23
4
0
2
0
111
5
30
0
70
5
19
0
36
0
42
9
0
0
0
181
6
45
0
64
IQ
25
0
40
0
74
16
0
0
0
229
7
00
0
50
9
28
0
53
0
52
15
D
0
0
207
128
7:
15
0
40
II
17
0
42
0
37
17
0
0
0
161
784
7
30
0
64
6
15
0
57
0
30
22
0
0
0
202
005
1:
15
0 $
6
6
I/
0
43
0
36
21
0
0
0
175
752
8'
00
0
39
0
17
0
53
0
17
19
D
0
0
183
728
8:
15
0
31
6
17
0
38
0
38
14
0
0
0
111
705
8
30
0
33
5
1
0
26
0
41
13
0
0
0
125
628
8:
45
0
42
15
8
D
33
0
38
13
0
0
0
149
601
9:
00
AM
0
44
3
17
0
31
0
48 -
17
0 -
0 _
0
156
511
6
00-
9
00
TOTAL
0
552
94
198
2
482
0
510
100
0
2
0
2030
6
30-
7
30
HOUR
0
219
39
85
0
192
0
201
10
0
0
0
805
ABC
DEF
GHJ
ALM
AE1
BFK
CGL
DR"
6
00-
5
15
AM
36
46
27
2
2
59
13
37
6
30
75
55
51
0
0
106
14
51
6
45
74
65
90
0
0
K4
26
99
7
00
59
01
57
0
0
103
24
00
7
IS
54
59
54
0
0
82
31
54
1'
30
70
72
50
0
0
121
28
53
7
45
62
57
51
0
0
99
27
50
8
00
41
70
65
0
0
92
27
68
9
15
37
S
52
0
0
69
20
55
9
30
38
23
54
C
3
59
18
48
8
45
57
4:
51
1.
0
75
28
46
9
00
AM
11
18
61
0
0
15
20
51
5
00-
S
30
T0741 :
56
5E2
3
z
2
2
7044
316
708
o:*e
NAME
4A
IMDI
OA
AFFORDABLE
HOUSING
F,
Ie
Name.
DNHNR
PM
I
LOCATION
QUEEN
NAAHOMANU
HNY/
NAINOLOA
RD
A"
AOo:
o
oa
DATE
AUGUST
7,
1990
Rfa
B7'
1x1
COUNT
READINGS
D
FF
TIME
A
B
C
0
E
F
J
H
G
M
L
N
3'
00-
3
15
PM
73
17
9
0
19
61
27
0
3
30
ill
30
20
0
46
153
55
0
VVV
3
45
252
54
30
0
81
221,
89
G
4
OD
327
68
45
3
104
265
113
0
4
15
403
86
59
3
121
342
157
1
C
H
1K
cw,
humav3v
4
30
492
103
65
3
151
407
193
1
Nw
1
45
532
112
73
3
175
473
220
5
00
598
128
at
3
190
533
257
1
5:
15
649
130
91
3
215
590
273
1
u
5.
30
599
145
99
3
225
619
299
1
L
5
45
750
154
104
3
238
701
329
1
6
00
PIN
197
165
112
3
260
149
355
1
Access
COUNT
VOLUMES
RbGd
TIME
A
B
C
0
E
F
J
H
G
N
L
N
TOTAL
TOT/
3
00-
3:
15
PM
0
73
17
9
0
19
0
61
27
0
0
0
206
3:
30
0
60
13
II
0
27
0
92
20
0
0
0
239
3:
15
0
111
24
10
0
35
0
68
34
0
0
0
2112
1:
00
0
75
14
IS
3
23
0
44
24
0
0
0
198
925
1:
15
0
76
IB
14
0
23
0
77
14
0
1
0
253
972
4:
30
0
79
17
6
0
24
0
65
36
0
0
0
222
960
1.
15
0
50
9
0
0
24
0
66
27
0
0
0
184
862
5
00
0
66
16
8
0
23
0
60
37
0
0
0
210
074
5
IS
0
51
10
10
0
17
0
57
16
0
0
0
161
782
5
30
0
50
0
8
0
10
0
59
26
0
0
0
161
716
5
AS
0
51
8
5
0
13
0
52
30
0
0
0
159
591
6:
00
ON
0
47
11
8
0
22
0
48
25
0
0
0
162
643
3:
00-
5
00
TOTAL
0
797
165
112
3
260
0
749
355
0
1
0
2442
3
15-
4-
15
HOAR
0
330
69
50
3
100
0
281
130
0
1
0
972
APPROACH/
DEPARTURE
VOLUMES ABC
DEF
GN1
KIM
AEJ
BFM
COL
OHM
3'
00-
3
15
PM
90
28
BB
0
9
92
44
70
3
30
81
38
120
0
0
95
41
103
3
45
135
45
102
0
0
146
50
78
1.
00
89
41
68
0
3
98
38
59
4
15
91
37
121
1
C
99
63
91
4
30
96
30
101
0
0
103
53
71
4
IS
59
32
93
0
0
74
36
74
5
00
82
31
97
0
0
89
53
58
5
IS
61
27
73
C
0
68
26
57
5
30
59
18
85
0
J
6G
34
67
5
45
59
18
02
0
G
64
33
57
5
00
PM
58
30
74
0
0
69
37
56
G-
6 ^,
P ;,
TAL
962
315
11;
4
a:
2B VANE
WAIKOLOA
AFFOROAHLE
HOUSING
F'
Ie
Na.'
NUNR
AM
LOCATION
MAMALAXOA
NNY/
WAIKOLOA
90
DATE
AUGUST
8,
1990
BY
KKN
COUNT
READINGS
H
TIME
A
8
1
N
M
K
S
MnMw\
wl+
oo.
6
00-
6:
15
AM
II
0
6
3
0
6
30
38
33
1
17
10
1
6:
45
82
48
7
30
N
2
7
00
111
69
13
39
35
5
i
IS
Itl
B9
76
52
55
6
M
K
1:
30
160
105
22
72
69
7
7
45
183
126
23
90
92
9
8
00
200
138
30
109
110
13
Wqt
knkoa
8'
15
212
148
31
136
124
13
R
oa&.
8
30
222
155
33
153
148
13
8
45
230
118
33
170
166
is
9:
00
AM
247
204
34
187
195
17
COUNT
VOLUMES TIME
A
B
J
H
M
M
TOTAL
TOT4
6
00-
5.
15
AM
14
13
0
5
3
0
36
6
00-
6
15
AX
6:
30
24
20
1
ii
7
1
61
6
30
6
4S
44
IS
6
13
14
1
93
6.
15
1:
00
12
21
6
9
11
3
02
275
7
00
1:
15
27
29
3
13
20
1
81
323
7
15
1:
30
19
16
6
20
14
1
76
335
7
30
1:
45
23
21
1
IB
23
2
88
130
745
8:
00
11
12
7
19
18
A
77
325
8
00
8:
15
12
10
1
27
14
0
64
305
8:
15
8:
30
10
8
2
17
24
0
61
290
0
30
8
45
8
22
0
11
IB
3
68
270
845
9:
00
AM
17
26
1
it
29
1
91
284
9:
00
AM
6:
00-
9:
00
TOTAL
217
204
34
187
195
17
881
6,
30-
7.
30
NWR
122
72
21
55
59
6
335
TIME
AB
IN
MK
Ai
BIT
HM
6'
00-
6.
15
AM
27
6
3
14
13
9
6'
30
44
12
B
25
21
1B
6:
45
59
19
15
50
16
27
1:
00
53
15
it
38
24
20
7.
15
Ii
16
21
30
21
33
7.
30
35
25
15
25
11
34
7
45
44
19
25
24
23
41
8:
00
29
26
22
24
16
37
8
IS
22
28
14
13
10
41
8.
30
18 {
9
21
Z
B
41
8
IS
30
11
21
8
25
35
9
00
AM
43
10
30
18
27
46
5
00-
9
00
TOTAL
w
221
312
231
221
382
6.
30-
1
39
HOUR \
9A
i6
53
43
18
r,s
d111Md11d1k
1111011111
r,xE
rAME
xA
KOLOA
lFF0kOABLt
HOUSING
fie
4
1me
MhWR
PM
LOCATION
MAMALAHOA
hWY/
WAIKOLOA
RD
DATE
AUGUST
7,
1990
BY
KKK
COUNT
READINGS
Ft
7
MF
A
R
J
H
M
M
Mw.
mwI41.
00.
3
00-
1
15
PM
10
22
3
20
15
0
S
N{
Hww.
a
3
30
38
31
5
36
38
2
13
9
3
45
55
63
9
51
63
10
A
400
11
04
9
10
91
19
1
15
86
19
12
89
123
23
4
30
III
131
13
108
148
27
4
45
133
153
16
123
157
32
M
K
5
00
151
1669
16
145
193
33
5:
15
159
192
16
161
213
36
5:
30
181
212
11
179
221
40
l,
Jpl
koloq
5:
15
216
237
19
204
239
41
6
00
PM
231
259
22
218
253
43
7,
oad
COUNT
VOLUMES TIME
A
0
J
H
M
K
TOTAL
TOTI
3
00-
3
15
PM
20
22
3
20
15
0
80
3
00-
3
15
PM
3-
3D
18
IS
2
16
23
2
76
3
30
3
45
11
26
4
15
25
8
95
3
45
4.
00
19
21
0
19
29
9
97
348
4
00
4
15
12
25
3
19
31
4
94
362
1:
15
430
28
22
1
19
25
4
99
385
4
30
4
45
19
22
3
IS
19
5
83
373
1:
45
5.
00
IS
16
0
22
26
1
03
359
5.
00
515
IB
23
0
22
20
3
86
351
5:
15
5
30
IB
20
1
12
I/
4
69
321
5.
30
5
45
29
25
2
25
12
1
94
332
5
45
6.
00
PM
15
22
3
I4
14
2
10
319
6:
00
PM
3
00-
6
00
TOTAL
231
259
22
218
253
43
1026
3
30-
1'
30
HOUR
16
91
8
72
110
25
385
APPROACH /
DEPARTURE
TIME
AS
JH
MK
AJ
8K
HM
3
00-
315
PM
42
23
IS
23
22
35
3
30
33
18
25
20
17
39
3'
45
43
19
33
21
34
40
4.
00
40
19
38
19
30
IB
4
15
33
22
35
15
29
50
4
30
50
20
29
29
26
41
4
45
41
18
21
21
2T
3A
5
00
34
22
27
IB
11
48
5
15
41
22
23
18
26
42
5
30
38
13
18
9
24
26
5
45
54
21
13
31
26
37
5
00
PM
37
17
76
18
24
29
3
00-
6
00
TOTAL
490
240
295
253
302
Ail
3
30-
4
30
HOUR
16
RC
135
H4
119 '
C2
R
NAME
AAIYOLCA
Af
F1'
4
pe,
gll
r:
0ll31
IN
Ie
Nnme
WRFC
6"
LCfATICN:
WAIKOLOA
RO/
PANI9r0
OR/
PDA
MfLIA
5
DATE
AUGUST
8. :
590
BY
F
COUNT
READINGS TIME
A
3
C
9
E
F
3
H
G
M
L
A
6
00
6
15
AM
0
C
I
39
6
1
0
1
1
0
0
PG1l\
OID
a
Melic.
640
0
6
7
90
B '
6
1
22
10
0
3
1
6
15
2
8
11
151
12
31
3
13
23
1
5
5
to
1.
00
2
IT
34
199
r1
6C
7
79
60
5
B
5
tj
i
15
3
IS
66
210
22
56
11
09
50
8
11
6
U
130
1
20
62
288
27
68
12
107
56
10
19
6
7
15
5
25
81
331
32
9,
16
111
66
11
23
i
9:
00
6
21
99
118
11
101
11
118
85
166
JO
8
C
6
A
0
IS
7
36
Ill
111
11
119
18
132
91
19
37
B
8
30
10
38
125
111
52
113
i9
137
TOO
21
41
9
0
15
12 /
8
135
177
51
152
20
113
106
23
13
12
9.
00
AM
16
51
165
195
62
155
22
118
112
26
19
17
COUNT
VOLUMES TIME
A
B
C
0
E
F
J
N
G
N
L
K
TOTAL
IOTA
6:
00-
615
AM
0
3
1
39
1
3
0
1
7
0
0
1
65
640
0
3
6
51
1
it
1
15
3
0
3
0
97
5
15
2
2
7
61
1
17
2
25
13
1
2
1
163
1:
00
0
3
20
18
5
9
1
23
17
1
3
1
136
639
7
15
1 /
12
11
5
16
1
19
10
3
3
0
118
192
740
1
5
16
IB
5
12
1
18
6
2
B
0
122
511
7.
15
1
6
19
13
5
23
1
10
10
1
1
1
130
501
8:
00
1
1
IB
11
9
13
1
11
19
2
7
1
130
500
8
15
I
7
IS
33
5
15
1 /
9
3
i
0
101
183
8:
30
3
1
11
33
5
14
1
5
6
2
1
1
89
150
B
15
2
10
10
33
5
19
1
5
6
2
2
3
99
119
9:
00
AM
1
3
10
18
5
i3
2
5
6
3
6
5
00
369
5
00-
9'
00
TOTAL
16
51
115
195
62
165
22
110
112
26
19
11
1308
640-
740
HOUR /
11
55
198
19 $
6
IT
05
46
10
16
5
517
APPROACH/
DEPARTURE
VOLUMES ABC
DEF
GHJ
KLM
AEJ
BFK
CGL
DHM
6:
00-
6
15
AM
1
16
it
I
1
7
8
66
5:
30
9
66
19
3
5
it
12
66
6
15
IT
82
10
10
B
23
22
90
7
00
23
62
11
5
9
13
40
72
1
IS
IT
62
33
5
10
20
25
63
7:
30
22
65
25
10
1
li
30
68
7'
15
26
71
21
9
10
30
33
57
8
00
20
69
31
10
11
15
11
60
8'
15
23
51
11
10
8
22
31
40
8
30
18
52
12
7
9
19
21
40
8
15
22
57
13
7
8
32
18
AT
9
00
AM
17
36
13
11
11
21
22
26
6
00-
9
00
TOTAL
212
727
282
92
100
213
306
659
41n••
nlon
ObM9
V
n•
r\
NAME:
MAIAOt
OA
lFF,
RCAPIP
HOUSING
File
Name
MRPD
PM
C3
F
LOCATION
MAIKOLOA
RO/
PANICLO
OR/
PUA
MELIA
RD
DATE
AUCU5T
7,
1990
II
BY
PF
v
n
PVq
COUNT
READINGS
DhVG
T
C1
J
Me
lq
TIME
A
R
C
D
E
F
J
H
G
M
L
N
3
00-
3:
15
PM
2
7
15
23
19
II
4
5
10
3
26
3
3Y
30
7
18
39
48
42
21
II
12
18
7
53
5
nlnrr
N1
3
45
16
35
76
72
51
41
II
15
28
13
78
10
uu
4
00
20
44
106
89
88
51
17
20
40
17
107
20
uu
4.
15
25
53
139
101
112
fit
23
23
52
22
128
25
g
CA
4
30
32
75
173
126
138
80
25
29
63
26
159
30
4.
45
35
84
215
142
146
89
30
34
75
29
175
34
5
DO
ID
95
240
152
150
105
34
37
90
33
192
36
5'
15
45
96
276
173
176
116
31
38
104
36
214
37
5
30
46
10i
305
181
187
128
40
41
120
39
231
12
5'
45
16
104
335
197
197
133
41
11
135
40
247
42
6
00
PM
52
107
366
219
208
139
43
48
159
42
262
46
COUNT
VOLUMES TIME
A
8
C
0
E
F
J
H
G
M
L
K
TOTAL
IOTA
3:
00-
3
15
PM
2
7
16
23
19
II
4
5
10
3
26
3
129
3
30
5
II
23
25
23
10
7
7
8
4
27
3
153
3
45
7
li
37
24
19
20
3
3
10
6
25
4
175
4
DO
5
9
30
17
21
10
3
5
12
4
29
10
162
6t9
1:
15
5
19
33
12
24
11
6
3
12
5
21
5
155
646
1:
30
7
12
34
27
25
18
2
5
11
4
31
5
183
676
4.
45
4
9
42
14
8
9
5
5
12
3
16
4
131
632
5
00
4 :
l
25
10
14
16
4
3
15
4
17
2
125
595
5
15
5
i
36
21
16
11
3
1
14
3
22
1
134
573
5:
30
1
5
30
8
11
12
3
3
16
3
17
5
114
504
5.
45
0
3
29
76
10
5
1
3
IS
1
16
0
99
472
6:
00
PM
5
3
25
22
11
6
2
4
24
2
15
4
124
111
3
00-
6
00
TOTAL
52
107
350
219
209
139
43
48
159
42
262
46
1685
3
30-
4
30
HOUR
25
57
134
80
96
59
IN
17
45
t9
106
24
676
APPROACH/
DEPARTURE
VOLUMES ABC
OFF
GHJ
KLM
AEJ
BFK
CGL
DHM
3
30-
3
IS
PM
25
53
19
32
25
21
52
31
3
30
39
56
22
34
35
24
58
36
3
45
61
63
16
35
29
41
72
33
4
00
15
54
43
35
29
71
26
1:
15
57
17
21
31
35
35
66
20
h30
53
7:
19
60
35
35
76
37
e
15
55
3
2?
23
17
22
70
22
5
30
4C
22
77
22
29
57
11
5
IS
42
i8
26
24
13
72
25
5
30
36
31
22
25
35
22
53
14
s
45
c
8
6C
2C
3-
5
i. .-._
APPENDIX
11
Level
of
Service
E:
Very
long
tragic
delays
Six
levels
of
service,
A
through
F,
from
the
best
to
wont
conditions,
are
defined
Level
of
Service
F:
Capacity
exceeded
by
demand
in
the
Highway
Capacity
Manual,
Characteristics
of
each
level
of
service
for
signalized
and
unsignalized
intersections
and
two-
lane
highways
are
Jesaibed
below.
Two:
sme
Hiah-
SSenali.
ci
ImmrsectioN
The
analysis
of
two-
lane
highways
evaluates
percent
time
delay
with
speed
and
levels,
of
Service
for
signalized
intersections
is
measurer(
in
terms
of
delay.
capacity
utilisation
serving
as
secondary
measures
Delay
is
a
measure
of
driver
discomfort,
frustration,
fiel
consumption,
and
lost
travel
Level
of
Service
A.
Motorists
are
able
to
drive
desired
speeds.
Passing
time.
demand
is
well
below
capacity,
and
almost
no
platoons
of
three
or
more
vehicles
are
observed.
Drives
would
Level
of
Service
A
Drivers
operate
in
a
free-
flow
situation
with
easy
he
delayed
no
more
than
90
percent
of
the
time
by
turning
movements
and
no
delays.
slow-
moving
vehicles.
Level
of
Service
R:
This
level
represents
stable
conditions;
driven
may
be
Level
of
Service
8:
Passing
demand
approximately
equals
passing
capacity,
Driven
restricted
slightly
in
movements;
however,
no
delays
may
be
delayed
up
to
45
percent
of
the
time,
and
the
exceed
one
cycle.
number
of
platoons
forming
to
the
traffic
stream
begins
to
increase
dramatically.
Level
of
Service
C:
Short
backups
may
occur
behind
turning
vehicles,
and
driven
may
experience
decays
of
more
than
one
cycle.
level
of
Service
C:
Traffic
flows
increase,
resulting
in
noticeable
increases
of
platoon
Although
movements
may
be
restricted
somewhat,
the
formation,
platoon
size,
and
frequency
of
passing
situation
is
not
objectionable
as
stable
operation
impediment;
chaining
of
platoon
and
significant
continues.
reductions
of
passing
capacity
begin
to
occur.
Traffic
flows
are
stable,
but
is
susceptible
to
congestion
caused
Level
of
Service
D:
Driven
experience
restrictions
approaching
instability.
by
turning
movements
and
slow-
moving
vehicles.
Delays
may
occur
during
short
peaks;
however,
Motorists
may
be
delayed
up
to
60
percent
of
the
time.
periodic
queues
prevent
excessive
backups.
Level
o(
Servitt
D:
Traffic
0ows
become
unstable. '
The
two
opposing
Level
of
Service
E:
This
level
represents
conditions
at
full
capacity,
serving
traffic
streams
essentially
begin
to
operated
separately
the
most
vehicles
the
intersection
is
able
to
as
passing
becomes
extremely
difficult.
Passing
accommodate.
Long
queues
and
substantial
delays
demand
is
high,
while
passing
capacity
approaches
occur.
zero.
Average
platoon
sizes
of
5
to
10
vehicles
are
common.
Turning
vehicles
and/
or
roadside
distractions
Level
of
Service
F:
The
capacity
of
the
intersection
has
been
exceeded.
causes
major
shock
waves
in
the
traffic
stream.
Delays
Conditions
are
jammed,
and
the
volumes
of
traffic
that
for
motorists
may
approach
75
percent
of
the
time.
can
be
handled
are
unpredictable.
Congestion,
This
is
the
highest
Bow
rate
that
can
be
maintained
excessive
delays,
and
very
long
queues
are
typical
of
without
a
high
probability
of
breakdown.
this
service
level.
Level
of
Service
F.:
Traffic
flows
experience
delays
more
than
75
percent
of
all
im
sable
and
latoonin
becomes
intense
when
slower
ve
ides
or
other
For
unsignalized
intersections,
the
Highway
Capacity
Manual
evaluates
gaps
in
interruptions
are
encountered.
Traffic
volumes
may
the
major
street
traffic
Row
and
calculates
capacities
available
for
left
turns
across
reach
capacity
of
the
highway.
Operating
conditions
at
oncoming
traffic
and
for
left
and
right
turns
onto
the
highway
from
the
minor
greet
capacity
are
unstable
and
difficult
to
predict
of
maintain;
Level
of
Service
F.
is
a
transient
condition
Level
of
Service
A:
Few
or
no
delays
and
perturbations
in
traffic
0ows
would
cause
a
rapid
transition
to
l<
vel
of
Service
F.
Level
of
Service
R:
Short
traffic
delays
Level
of
Service
C:
Average
traffic
delays
Level
of
Service
F:
Heavily
congested
Row
with
traffic
demand
exceeding
capacity.
Volumes
are
lower
than
capacity,
and
speeds
are
below
capacity.
Level
of
Service
D:
Long
traffic
delays 25
26
PEAK
HOUR
VOLUME
WARRANT
RURAL
AREAS)
2
OR
MORE
LANES &
2
OR
MORE
LANES
CL
400
17
2
OR
MORE
LANES&
1
LANE
Lu <
W
w ¢
300
O
CC fq <
1
LANE &
1
LA
E
CC
w
z
200
O
Z
r
d
100
t7
300
400
500
800
700
800
900
1000
1100
1200
1300
H
MAJOR
STREET-
TOTAL
OF
BOTH
APPROACHES-
VPH
NOTE:
100
VPH
APPLIES
AS
THE
LOWER
THRESHOLD
VOLUME
FOR
A
MINOR
STREET
APPROACH
WITH
TWO
OR
MORE
LANES
AND
75
VPH
APPLIES
AS
THE
LOWER
THRESHOLD
VOLUME
FOR
A
MINOR
STREET
APPROACHING
WITH
ONE
LANE.