HomeMy WebLinkAboutKona Community Development Plan Volume 1 - Final 2008 (As Amended 2019)(As Amended)
KONA CDP
8 GUIDING PRINCIPLES
1. Protect Kona’s natural resources and culture.
2. Provide connectivity and transportation choices.
3. Provide housing choices.
4. Provide recreation opportunities.
5. Direct future growth patterns toward compact villages,preserving Kona’s rural, diverse, and historical character.
6. Provide infrastructure and essential facilities concurrent withgrowth.
7. Encourage a diverse and vibrant economy emphasizingagriculture and sustainable economies.
8. Promote effective governance.
Cover: “Map of the Island of Hawai‘i” Hawai‘i Territory Survey, Walter E. Wall, Surveyor, December 1928. Provided by the Kona Historical Society.
OFFICE OF THE COUNTY CLERK
County of Hawai`i
Hilo, Hawai`i 2019 SEP 18 Qty 2. 02
Draft 2)
Introduced By: Ashley L. Kierkiewicz (B/R) ROLL CALL VOTE
Date Introduced: August 7, 2019 AYES NOES ABS EX
First Reading: August 7, 2019 Chung X
Published: August 17, 2019 David X
Eoff X
REMARKS. Postponed: August 21, 2019 Kaneali`i-Kleinfelder X
Kierkiewicz X
Lee Loy X
Poindexter X
Richards X
Villegas X
Second Reading: September 4, 2019 9 0 0 0
To Mayor: September 12, 2019 Draft 3)
Returned: September 18, 2019 ROLL CALL VOTE
Effective: September 18, 2019
Published: September 28, 2019
AYES NOES ABS EX
Chung X
REMARKS: David X
Eoff X
Kaneali`i-Kleinfelder X
Kierkiewicz X
Lee Loy X
Poindexter X
Richards X
Villegas X
9 0 0 0
I DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as
indicated above.
COUNCIL CHAIRPERS
prove /Disapproved this 1 day
of CS ' IAV. 20 COUNTY CLERK
87 (Draft 3)
Azt Bill No.:
MAYO', COUNTY F AI`I C-352 . 18/PC-27
Reference:
Ord No.: 19 91
Volume 1:
Mapping the Future
Kona Community Development Plan
The County of Hawai‘i General Plan section 15.1 (February 2005, as amended) calls for the preparation of community
development plans “to translate the broad General Plan statements to specific actions as they apply to specific
geographical areas.” The General Plan requires CDPs be adopted as an “ordinance”, giving the plans force of law.
This is a long term plan with a planning horizon to year 2020, consistent with the General Plan.
The plan consists of two volumes—Volume 1 is adopted by County Council; Volume II contains more detailed or
technical material for informational purposes. An electronic version of the plan is available for download at
http://hawaiiislandplan.com/
On behalf of present and future generations of Kona
Prepared for:
County of Hawai‘i Planning Department
Prepared by:
Wilson Okamoto Corporation
September 2008
FINAL
(Adopted September 25, 2008 by Ordinance No. 08-131. Amended September 18, 2019 by Ordinance No. 19-91)
ACKNOWLEDGEMENTS
Steering Committee
Ken Melrose, Chair
Chrystal Yamasaki, Vice Chair
Roger P. Dilts (resigned)
JoAnn Farnsworth
Maralyn (Marni) Herkes
Thomas Hickox
Kate Jacobson
Gretchen Lawson
Lydia Mahi
Stacie Mandaguit
Michael Matsukawa
Janice Palma-Glennie
Edward J. Rapoza
J. Curtis Tyler, III
Anne Irene Wilcox (resigned)
Working Groups
Agriculture
Cultural Resources
Energy
Environment
Flooding and Natural Hazards
Government
Housing
Land Use Planning
Public Facilities and Programs
Recreation
Transportation
County Council
Brenda Ford
Stacy Higa
Pete Hoffman
Donald Ikeda
Bob Jacobson
Emily Naeole
Angel Pilago
Dominic Yagong
J. Yoshimoto
Planning Commission
Andrew Iwashita
Rodney Watanabe
Alvin Rho
Shelly Ogata
Lani Bowman
C. Kimo Alameda
Rene Siracusa
Takashi Domingo
Rell Woodward
County of Hawai‘i Staff
Planning Department
Christopher Yuen, Director
Susan Gagorik, Planner
Nancy Pisicchio, CDP Liaison
Louise Winn, Recorder
Office of the Mayor
Roy Takemoto, Assistant to the Mayor
Department of Research & Development
Jane Testa, Director
Steven McPeek
Consultants
Wilson Okamoto Corporation (prime consultant)
Earl Matsukawa, AICP
Tracy Fukuda
ACP Planning & Visioning (public outreach)
Gianni Longo
Jamie Green
Environmental Simulation Center (land use scenarios)
Michael Kwartler, FAIA
Paul Patnode
The Conservation Fund (green infrastructure)
William Allen
David Paul Rosen & Associates (housing)
David Paul Rosen, Ph.D.
Website:
http://hawaiiislandplan.com/
Table of Contents
Kona CDP i
TABLE OF CONTENTS
Page
1.INTRODUCTION ........................................................................................................................... 1-1
1.1 Planning Area ................................................................................................................... 1-1
1.2 Purpose of this Plan ......................................................................................................... 1-1
1.3 Planning Process .............................................................................................................. 1-3
2.KONA TODAY .............................................................................................................................. 2-1
2.1 Unique or Valued Characteristics ..................................................................................... 2-1
2.2 Growth Patterns and Trends ............................................................................................. 2-6
3.VISUALIZING KONA TOMORROW ............................................................................................. 3-1
3.1 Vision Statement .............................................................................................................. 3-1
3.2 Guiding Principles ............................................................................................................. 3-1
3.3 Consistency with Sustainable and Smart Growth Principles ............................................. 3-3
3.3.1 Smart Growth ...................................................................................................... 3-3
3.3.2 Sustainability ....................................................................................................... 3-4
4.GOALS, OBJECTIVES, POLICIES, AND ACTIONS .................................................................... 4-1
4.1 Transportation .................................................................................................................. 4-3
4.1.1 Existing Conditions .............................................................................................. 4-3
4.1.2 Overall Strategy ................................................................................................... 4-5
4.1.3 Goal, Objectives, Policies, and Actions ............................................................... 4-6
4.2 Land Use ........................................................................................................................ 4-27
4.2.1 Existing Conditions ............................................................................................ 4-27
4.2.2 Overall Strategy ................................................................................................. 4-31
4.2.3 Goals, Objectives, Policies, and Actions ........................................................... 4-34
4.3 Environmental Resources............................................................................................... 4-49
4.3.1 Existing Conditions ............................................................................................ 4-49
4.3.2 Overall Strategy ................................................................................................. 4-50
4.3.3 Goals, Objectives, Policies, and Actions ........................................................... 4-52
4.4 Cultural Resources ......................................................................................................... 4-69
4.4.1 Existing Conditions ............................................................................................ 4-72
4.4.2 Overall Strategy ................................................................................................. 4-74
4.4.3 Goals, Objectives, Policies, and Actions ........................................................... 4-75
4.5 Housing .......................................................................................................................... 4-79
4.5.1 Existing Conditions ............................................................................................ 4-79
4.5.2 Overall Strategy ................................................................................................. 4-81
4.5.3 Goal, Objectives, Policies, and Actions ............................................................. 4-87
4.6 Public Facilities, Infrastructure, and Services ................................................................. 4-94
4.6.1 Existing Conditions ............................................................................................ 4-94
4.6.2 Overall Strategy ................................................................................................. 4-95
4.6.3 Goals, Objectives, Policies, and Actions ........................................................... 4-95
Table of Contents
Kona CDP ii
TABLE OF CONTENTS (CONTINUED)
Page
4.7 Energy .......................................................................................................................... 4-115
4.7.1 Existing Conditions .......................................................................................... 4-115
4.7.2 Overall Strategy ............................................................................................... 4-115
4.7.3 Goal, Objectives, Policies, and Actions ........................................................... 4-116
4.8 Economic Development ................................................................................................ 4-118
4.8.1 Existing Conditions .......................................................................................... 4-118
4.8.2 Overall Strategy ............................................................................................... 4-121
4.8.3 Goal, Objectives, Policies, and Actions ........................................................... 4-123
5.ACTION PLAN .............................................................................................................................. 5-1
5.1 Financing Plan .................................................................................................................. 5-1
5.1.1 Scope of the Financing Plan ................................................................................ 5-1
5.1.2 Funding List ......................................................................................................... 5-2
5.1.3 Financing Districts Map ....................................................................................... 5-5
5.2 Implementation ................................................................................................................. 5-5
5.2.1 Organizational Structure and Membership .......................................................... 5-6
5.2.2 Duties .................................................................................................................. 5-6
5.2.3 Annual and Comprehensive Review .................................................................... 5-7
5.3 Implementation Matrix ...................................................................................................... 5-8
6.MONITORING PLAN ..................................................................................................................... 6-1
7.GLOSSARY .................................................................................................................................. 7-1
8.REFERENCES .............................................................................................................................. 8-1
List of Tables
Table 2-1 Population Growth ............................................................................................................ 2-7
Table 4-1 Concurrency Roadway Description Table....................................................................... 4-23
Table 4-2 Total Housing Units, County of Hawai‘i, 1990 - 2006 ..................................................... 4-79
Table 4-3: 2006 Affordable Income Guidelines ................................................................................ 4-83
Table 4-4: Affordable Sales and Rent Guidelines for County of Hawai‘i .......................................... 4-84
Table 4-5 Housing Credit ................................................................................................................ 4-90
Table of Contents
Kona CDP iii
TABLE OF CONTENTS (CONTINUED)
Page
List of Figures
Figure 1-1 Kona CDP Planning Area ................................................................................................. 1-2
Figure 2-1 Rainfall Map...................................................................................................................... 2-3
Figure 4-1 Existing Major Streets – Ownership and Functional Classification ................................... 4-4
Figure 4-2a Official Transportation Network Map: Proposed Roads and Transit Facilities ................. 4-9
Figure 4-2b Official Transportation Network Map: Bike and Pedestrian Paths .................................. 4-11
Figure 4-2c Official Transportation Network Map: Kahalu‘u Area ...................................................... 4-13
Figure 4-2d Official Transportation Network Map: Nani Kailua Area .................................................. 4-14
Figure 4-3 Concurrency Map ........................................................................................................... 4-25
Figure 4-4 County of Hawai‘i General Plan Land Use Pattern Allocation Guide ............................... 4-28
Figure 4-5 Generalized LUPAG ....................................................................................................... 4-29
Figure 4-6 Generalized Zoning ........................................................................................................ 4-30
Figure 4-7 Official Kona Land Use Map ........................................................................................... 4-36
Figure 4-8a Environmental Resources Map: Kona Mauka Watershed Area ...................................... 4-53
Figure 4-8b Environmental Resources Map: Native Vegetation ........................................................ 4-59
Figure 4-8c Environmental Resources Map: Native Plants & Animals ............................................... 4-61
Figure 4-8d Environmental Resources Map: Other Resources .......................................................... 4-63
Figure 4-9: Traditional Uses Concept Map ....................................................................................... 4-70
Figure 4-10a Official Public Facilities and Services Map – Public Safety ............................................. 4-98
Figure 4-10b Official Public Facilities and Services Map – Community Facilities .............................. 4-100
Figure 4-10c Official Public Facilities and Services Map – Waste Management ............................... 4-102
Attachments
A.Official Metadata
B.Village Design Guidelines
C.Clustered Rural Subdivision Guidelines
VOLUME 2—Background Information
1.Public Involvement Summary: Process and Results, ACP-Visioning & Planning, Ltd. and The
Environmental Simulation Center, November 23, 2006
2.Working Groups Objectives & Actions, ACP-Visioning & Planning, Ltd., December 12, 2006
3.Demographic Characteristics of North & South Kona, Wilson Okamoto Corporation, January
2007
4.Kona Regional Profile, Wilson Okamoto Corporation, January 2007
5.Land Use Strategies, The Environmental Simulation Center, July 2007
6.Green Infrastructure Technical Report, The Conservation Fund, February 28, 2007
7.Kona Affordable Housing Economic Analysis, David Paul Rosen & Associates, October 23,
2006
8.Grey Infrastructure Report, Wilson Okamoto Corporation, March 2007
Table of Contents
Kona CDP iv
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Introduction Chapter 1
Kona CDP 1-1
1. INTRODUCTION
1.1 PLANNING AREA
The Kona Community Development Plan (CDP) encompasses the judicial districts of North and South
Kona, hereafter referred to as Kona (see Figure 1 Planning Area). The 800 square miles of land area,
which comprises the North and South Kona districts, accounts for approximately 20% of the total land
area of the Island of Hawai‘i.
Located on the leeward side of the Island of Hawai‘i, Kona has an ideal climate. It has attracted an
influx of new residents and experienced tremendous growth. The population has more than doubled
during the past 25 years, driven by resort development and the second-home residential market. As a
result of this rapid growth rate, we must plan better to deal with traffic congestion, affordable housing,
and open space. Residents taking part in the planning process repeatedly voiced these needs. Kona
is the first community development plan to commence under the framework of the February 2005
County of Hawai‘i General Plan.
1.2 PURPOSE OF THIS PLAN
The purposes of the Kona CDP are:
Articulate Kona’s residents’ vision for the planning area;
Guide regional development in accordance with that vision, accommodating future growth
while preserving valued assets;
Provide a feasible infrastructure financing plan to improve existing deficiencies and proactively
support the needs of future growth;
Direct growth to appropriate areas;
Create a plan of action where government and the people work in partnership to improve the
quality of life in Kona for those who live, work, and visit;
Provide a framework for monitoring the progress and effectiveness of the plan and to make
changes and update it, if necessary.
View of Kona from the Outrigger Keauhou Hotel.
Chapter 1 Introduction
1-2 Kona CDP
Figure 1-1 Kona CDP Planning Area
Introduction Chapter 1
Kona CDP 1-3
1.3 PLANNING PROCESS
The Hawai‘i County Planning Department recognized that only
with broad public input can the Kona residents take ownership
of this plan, by which they may embrace the vision and
commit to a better future. Initiated in September 2005, this
plan is the result of an extensive public process discussed
below.
1.Steering Committee. The Hawai‘i County Mayor and
the Hawai‘i County Council appointed 15 citizens to
serve on the Kona CDP Steering Committee,
representing a cross-section of the Kona community.
The Committee was given the responsibilities of
helping guide the process and representing public
priorities.
2.Public Meetings. Several large community meetings
were held:
a.Kick-Off Meetings. Two public meetings, one in
North Kona and the other in South Kona, were
held in September 2005 to introduce the
consultant team and explain the planning
process.
b.Small Group Meetings. In recognition that the
process needs to go to the people, meetings were
held at people’s homes, churches, and
community centers. More intimate settings and
smaller groups allowed freer interaction for
people not inclined to speak before large groups.
One hundred and nine meetings were held
throughout Kona from November 2005 through
January 2006. All these meetings received input
from a balanced demographic and geographic
representation of the North and South Kona
Districts. Over 800 residents participated in the
individual meetings generating 3,496 ideas.
These ideas were sorted into 18 categories,
shown at right.
c.Mapping the Future Workshop. On February 18,
2006, 350 people attended this workshop to
brainstorm where future growth should occur.
Breakout groups also addressed critical questions
such as housing choice and affordability,
agriculture, transportation and land use,
Number of Ideas and Percentages
Transportation
Alternative Public Vehicular
Government and
Governance
Planning
Social Issues Environment &
Culture
Infrastructure
Economic Prosperity
Public Facilities Housing Land Use
Community
Character
Education Parks, Recreation, and Open Space
Agriculture
Energy
511
118 141 252
354
332
327
358
242
191
188 186 178
178
152
126
98
69
14.6%
3.4% 4.0% 7.2%
10.1%
9.5%
9.4%
10.2%
6.9%
5.5%
5.4% 5.3% 5.1%
5.1%
4.3%
3.6%
2.8%
2.0%
Kick-Off Meetings
September 2005
Small Group Meetings
Nov. 2005 ±Jan. 2006
Mapping the Future
February 2006
Charrettes
March 2006 and June 2006
Working Group MeetingsJuly 2006 ±Sept. 2006
AgricultureEnergyEnvironmentFlooding/Natural HazardsHousingLand UsePublic Facilities & ProgrammingRecreationTransportation
Draft KonaCDPMay 2008
PUBLI
C
P
R
O
C
E
S
S
Kick-Off Meetings
September 2005
Small Group Meetings
Nov. 2005 ±Jan. 2006
Mapping the Future
February 2006
Charrettes
March 2006 and June 2006
Working Group MeetingsJuly 2006 ±Sept. 2006
AgricultureEnergyEnvironmentFlooding/Natural HazardsHousingLand UsePublic Facilities & ProgrammingRecreationTransportation
Draft KonaCDPMay 2008
PUBLI
C
P
R
O
C
E
S
S
Chapter 1 Introduction
1-4 Kona CDP
congestion, parks/recreation/open space, protection of the environment, hazard mitigation,
and protection of ancestral and historic sites, community character, retail, and tourism.
d.Charrettes. A charrette is a “working” public meeting where technical experts sit with the
public and work together on maps and images. There were two charrettes, the first held in
March 2006 and the other in June 2006. In the first charrette, the public identified
alternative growth scenarios and selected a preferred scenario. In the second charrette,
the public articulated desired principles to provide details for a preferred scenario.
e.Working Groups. Eleven working groups made up of citizens and community stakeholders
met monthly, from July 2006 – September 2006, to focus in more detail on specific issue
areas. The working group developed goals, objectives, and policies for agriculture, cultural
resources, energy, environment, flooding and natural hazards, government, housing, land
use, public facilities and programs, recreation, and transportation. Each of the working
groups focused on one of the above topics.
For a more detailed documentation of the planning process, see Public Involvement Summary: Process
and Results in Volume II.
First meeting of the 109 small group meetings. Sotero Agoot Mapping the Future Workshop, February 2006.
March 2006 Charrette. June 2006 Charrette.
Kona Today Chapter 2
Kona CDP 2-1
2. KONA TODAY
2.1 UNIQUE OR VALUED
CHARACTERISTICS
When people say “Keep Kona, Kona”, they mean many things:
Preserving rich cultural features. In ancient Hawai‘i, Kona was the most densely populated area in
the Hawaiian Islands (about 20,000 inhabitants at its peak). Kona was also a favorite area of
residence for Hawai‘i’s chiefs. Ancient Hawaiian life was based around the ahupua'a, a section of
the land that extended from the mountain to the sea. Settlement generally occurred in three main
zones: the narrow arid coastal strip consisting of small fishing villages near the shore, particularly
around fishponds and bays; the barren middle zone comprised of lava fields, which supported
temporary use, including natural caves used by travelers between the coast and uplands; and the
agricultural uplands, which supported scattered settlements where dryland taro and sweet potatoes
were extensively cultivated, along with other crops. Today’s challenge is to respect and appreciate
this past while learning the ancestor’s lessons of living sustainably with the land.
Preserving Kona coffee, rural villages, and lifestyle. World
renowned “Kona Coffee” is the signature product of Kona.
Initially introduced to Hawai‘i in the early 1800’s, coffee thrives
in the rich volcanic soils and unique climate of Kona on the
sheltered leeward slopes of Mauna Loa and Hualālai, roughly
between the elevations of 700 to 2,000 feet, along a 15-mile
long “coffee belt” extending from Kailua to Hōnaunau. The
history of Kona coffee has been preserved with efforts such as
the Kona Heritage Corridor. Historically, rural villages evolved
in support of the agricultural lifestyle, and they are valued by
the residents of Kona today as a link with their past and path to
their future. This lifestyle persists through today’s thriving
coffee industry and is valued by visitors to the Kona area who
help to support the growth of diversified agriculture.
Coffee plant. COH
Pu‘uhonua o Hōnaunau National Historic Park.
Chapter 2 Kona Today
2-2 Kona CDP
Preserving the diverse coastlines, protected
nearshore waters, open space, and vast
untouched upland landscapes. Kona includes
astonishing contrasts, ranging from near-barren
lava fields, to coastal coconut groves, to dense
native ‘ōhi‘a forests. The sunny, leeward climate
has fostered an outdoor lifestyle epitomized by
well-known events held in Kona – such as the
International Ironman Triathlon, Hawaiian
International Billfish Tournament, and numerous
canoe regattas.
In order to plan for a sustainable future, the following unique characteristics of Kona’s ecosystem need
to be considered:
Rainfall pattern. The massive domes of Mauna Loa and Hualālai shelter the Kona Coast from the
predominant trade winds. In the absence of trade winds, light sea-land breezes prevail—the
heating of the land during the day causes light winds to blow in from the sea, and the cooling of the
land at night causes light winds to flow from the land to the sea. The sea breezes converge with
trade winds that have passed through the Humu’ula Saddle and around the upper slopes of Mauna
Loa, producing frequent afternoon showers over the island’s interior sections and mountain slopes.
This afternoon rainfall contrasts with the weather of the windward side of the island where rain
most often falls near midnight. The rainfall pattern in Kona is common during the summer trade
wind season, making Kona unique in the State in having its highest annual rainfall during the
summer. The rainfall map reflects the sea-land breeze pattern (see Figure 2-1). Rainfall increases
from the shoreline going mauka, reaching a peak between about 2,000 feet and 2,500 feet in
elevation, where 60 – 80 inches can fall annually in some areas. Above this band, annual rainfall
progressively declines to approximately 20 inches near the summits of Hualālai and Mauna Loa.
Steep topography with undefined
drainageways. Erosion has only slightly
altered the lava-formed landscape of Kona.
There are no perennial streams. Most rainfall,
except in heavy storms, percolates rapidly into
porous lava. There are recognized
drainageways, but they are shallow and not
well defined. Consequently, heavy localized
rainfall can easily exceed the capacity of the
shallow drainageways resulting in flooding of
adjoining areas. Moreover, even relatively
slight changes in topography through grading
and other land-disturbing activities can affect the capacity of drainage courses or change the
direction of flows. Areas that have not previously experienced flooding could flood during even
short periods of high rainfall. The predominantly steep topography of Kona causes runoff to flow
quickly, resulting in short response times to potentially rapid flooding.
South Kona coastline. Hawaiian Images Photography & Video
Kealakekua Bay.
Kona Today Chapter 2
Kona CDP 2-3
Figure 2-1 Rainfall Map
Chapter 2 Kona Today
2-4 Kona CDP
Groundwater. On the Island of Hawai‘i, groundwater is the primary source of drinking water. In
Kona, groundwater occurs as both basal groundwater1 and high-level groundwater2. The basal
lens in Kona is relatively thin and inconsistent due to the low rainfall input and the lack of a
geological “plug” that could slow the leakage of the groundwater at the coastline.3 Consequently,
wells drawing from basal groundwater in Kona are susceptible to salinity if they are drilled too deep
or if they are over-pumped. In the 1990’s, exploratory wells drilled above the 1,600-foot elevation
encountered high-level groundwater 25 to 460 feet above sea level. Better understanding and
protection of the high-level groundwater is important, since it has a significant potential for serving
Kona.
1 Basal groundwater is freshwater “floating” atop deeper seawater. The freshwater forms a “lens” that extends below sea
level in a phenomenon described by the Ghyben-Herzberg Principle. For every foot of fresh water above sea level there are
40 feet below sea level.
2 High-Level ground water refers to potable water sources that are impounded by a relatively impermeable geologic
structure such as dikes or clay soils.
3 For example, on O‘ahu, eroded sediment that has accumulated at the coastline is relatively impermeable and holds back
the groundwater, enabling a larger lens of water to form.
Water level contours in the high-level aquifer. Bauer, Glenn,
September 2003.
Three possible geologic structures that could impound high-level water. (A) buried dike complex; (B) buried fault system; (C) buried,
massive lava flows. Oki, Delywn, 1999.
Kona Today Chapter 2
Kona CDP 2-5
Native ecosystems. Native forest habitats in Kona still exist
as a wet forest band at the mid-slope elevation corresponding
to the area of higher rainfall, as well as in pockets of dryland
forest. Although all ecosystems have been affected to some
degree by human activity and the introduction of alien
species, the greatest impact by far has been on the lowland
areas. Modification of these ecosystems began with the
Native Hawaiians, along with the introduction of non-native
species such as feral ungulates, and was accelerated by
cattle ranching, agriculture, and urbanization. Where
remnants of native dryland forest still exist, they are a rare
and precious legacy. The native wet forest remains today as
a band of forest providing essential habitat and watershed
functions.
Anchialine ponds. Anchialine ponds are landlocked brackish bodies of water near the shoreline
which rise and fall with the tides, and are federally protected. In the U.S., this habitat exists only in
the Hawaiian Islands. Of the 700 known ponds in the Hawaiian Islands, most are on the Island of
Hawai‘i, where anchialine ponds on the west side of the island have a higher diversity of native
species than those on the east side. These ponds are home to a unique assemblage of
invertebrate and algal species, some of which are known to exist only in this habitat. These unique
species migrate through the cracks and crevices in the groundwater table. The anchialine ponds
are vulnerable to filling, introduction of exotic species (e.g., guppies, mollies and tilapia), siltation
from ground grading activity, from imported soils used for landscaping, as well as groundwater
pollution from cesspools, septic systems, fertilizers and pesticides. Some of these same activities
also threaten the nearshore coastal waters.
Nearshore coastal waters. The leeward
coastal waters of Kona, ideal for coral growth
and recreational activities, do not have as
much flushing action as rougher coastal areas.
While some pollutants mixed with the
groundwater are filtered by the lava or soil,
dissolved nutrients such a nitrates and
phosphates from cesspools and septic
systems as well as infectious microorganisms
may be difficult to remove. Moreover, in Kona,
due to the complex and poorly understood
geology of lava tubes and porous rock formations, there is concern that groundwater can flow
unfiltered to the ocean.
The coastal waters along the Kona coast are classified as “AA” marine waters by State Department
of Health (DOH) Administrative Rules, Title 11, Chapter 54 “Water Quality Standards.” The DOH
objective for Class “AA” marine waters is that “these waters remain in their natural pristine state as
nearly as possible with an absolute minimum of pollution or alteration of water quality from human-
Kona forest.
Kaloko Fishpond. Hawaiian Images Photography & Video
Chapter 2 Kona Today
2-6 Kona CDP
caused source or actions. To the extent practicable, the wilderness character of these areas shall
be protected”.
Rare, Threatened, Endangered Species. The vast majority of native Hawaiian plants and animals
are found nowhere else on Earth. Some of these plants and animals are on the brink of extinction.
Kona is home to rare, threatened, and/or endangered plant and animal species such as, but not
limited to Hawai‘i Creeper, Hawaiian Crow (‘Alalā), Hawai‘i Hawk (‘Io), anchialine pool shrimp,
‘ahakea, kauila, halapepe, lo‘ulu, ‘aiea, ma‘aloa. Some of these species do not live in protected
areas. It is important to identify which species inhabit Kona and where they are located.
Open Space and Natural Areas. Kona is blessed with
open space and natural areas that have the potential
for active and passive recreational opportunities, as
well as to preserve and conserve sensitive natural
systems (native forests, anchialine ponds, floodways,
beaches, etc.).
Natural Hazards. The coastal areas along Kona are
vulnerable to major storms, with the most significant of
these being hurricanes. While hurricanes and storm
events present the most likely risks, Kona is also
vulnerable to earthquakes, tsunamis, flooding, droughts, and wildfires. The County prepared the
Multi-Hazard Mitigation Plan (February 2005), which identified natural hazards, conducted a risk
and vulnerability analysis, and addressed mitigation measures.
2.2 GROWTH PATTERNS AND TRENDS
Population growth and composition. There are different ways to show the population growth in Kona
(see Table 2-1):
Percentage Change. Resident population grew in North Kona by 62% from 1980 to 1990 (3rd
in percentage increase behind Puna and South Kohala) and tapered to 28% growth from 1990
to 2000 (4th among the nine districts). This percentage growth increase was nearly twice that
of South Kona.
Absolute Numerical Change. In terms of absolute numbers, only Puna (19,584) added more
residents than North Kona (14,795) in the two decades.
Countywide Proportion. In the year 2000, North Kona (19%) ranked second to South Hilo
(37%) in terms of percent of population countywide. However, the trend is that North Kona and
Puna are increasing their share of the countywide population, while the South Hilo share is
declining.
Horses grazing.
Kona Today Chapter 2
Kona CDP 2-7
Table 2-1 Population Growth
District
Percent change Numerical Change % of Total 1-Apr-80 1-Apr-90 1-Apr-00
1980 to 1990 1990 to 2000 1980 to 1990 1990 to 2000
1980
to
1990
1990
to
2000
Change
State 964,691 1,108,229 1,211,537 14.9 9.3 143,538 103,308
Hawai‘i
County 92,053 120,317 148,677 30.7 23.6 28,264 28,360
Puna 11,751 20,781 31,335 76.8 50.8 9,030 10,554 13% 17% 5%
South Hilo 42,278 44,639 47,386 5.6 6.2 2,361 2,747 46% 37% -9%
North Hilo 1,679 1,541 1,720 -8.2 11.6 -138 179 2% 1% -1%
Hamakua 5,128 5,545 6,108 8.1 10.2 417 563 6% 5% -1%
North Kohala 3,249 4,291 6,038 32.1 40.7 1,042 1,747 4% 4% 0%
South
Kohala 4,607 9,140 13,131 98.4 43.7 4,533 3,991 5% 8% 3%
North Kona 13,748 22,284 28,543 62.1 28.1 8,536 6,259 15% 19% 4%
South
Kona 5,914 7,658 8,589 29.5 12.2 1,744 931 6% 6% 0%
Ka‘ū 3,699 4,438 5,827 20 31.3 739 1,389 4% 4% 0%
Source: County of Hawai‘i General Plan, February 2005 and 2006 County of Hawai‘i Data Book
Chapter 2 Kona Today
2-8 Kona CDP
These census figures, available every ten (10) years do not fully capture the exponential growth Kona
experienced from 2000 to today. Based on a 2005 estimated population of 31,900 for North Kona and
10,700 for South Kona (totaling 42,600)4, the average annual growth rate from 2000 has been 6%
comparable to 6% in the rapid expansion period of 1980 to 19905. Using the middle forecast (Series
B), as suggested by the County General Plan (2005), the projected total population for the Kona
districts for the year 2020 is 56,367, or 13,800 more residents than the estimated population in 2005
(see Chart 2-1).
The population growth in Kona is closely associated with continuing growth of the visitor and
agricultural industries.
Housing production. Growth in housing units provides a more realistic picture of growth in Kona. In the
period of 1990 and 2000 the number of new housing units increased at a rate more than twice the
population increase, from 7,947 housing units in 1990 to 13,330 in 2000 (ACP-Visioning & Planning,
Ltd. and ESC, November 2006) of which only a small portion was affordable housing for residents.
This uneven increase creates greater, disproportionate land consumption and infrastructure needs than
reflected by population growth statistics.
Chart 2-1
District Resident Population Distribution, Year 2020
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
Pun
a
S. H
i
l
o
N. H
i
l
o
Ham
a
k
u
a
N. K
o
h
a
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a
S. K
o
h
a
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a
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n
d
S
.
K
o
n
a
Kau
District
Po
p
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l
a
t
i
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n
Series B
Source: County of Hawai‘i General Plan, 2005
4 The General Plan, Table 2-2, provides population projections at 5-year intervals by district. The 2005 projections for North and South Kona were adjusted by the Census population estimate dated July 2005. The Census estimate for the island
was 186,836 (2005 Hawai‘i County Data Book, Table 1.2, which was higher than the island wide GP projections of
159,907, resulting in an adjustment factor of 1.168 (186,836/159,907)
5 Average annual growth rate computed by taking the difference of the end year and the start year, divide by number of years, and divide the quotient by the value of the start year (e.g. for North Kona [(22,284-13,748)/10]/13,748 = 0.06 = 6%)
Visualizing Kona Tomorrow Chapter 3
Kona CDP 3-1
3. VISUALIZING
KONA
TOMORROW
3.1 VISION STATEMENT
KONA’S FUTURE SHALL BE:
A more sustainable Kona characterized by a deep
respect for the culture and the environment and
residents that responsively and responsibly
accommodate change through an active and
collaborative community.
3.2 GUIDING PRINCIPLES
In order to achieve this vision, the following principles,
derived from public meetings and working groups, are the
foundation for the goals, objectives, policies, and
implementation actions.
1. Protect Kona’s natural resources and culture.
a. Natural resources. The watershed,
including coastline, flood plains, important
agricultural land, open space, and areas
mauka of Māmalahoa Highway shall be
protected. Guided by a principle of respect
for the land, environment and natural
resources shall be preserved and protected
to ensure clean air and water, thriving native
species, conservation of shorelines and
open space, improvements in watershed
management and flood control, and
reductions in solid waste.
“For the benefit of present and future
generations, the State and its political
subdivisions shall conserve and protect
Hawai‘i’s natural beauty and all natural
resources, including land, water, air,
minerals and energy sources, and shall
promote the development and utilization
of these resources in a manner
consistent with their conservation and in
furtherance of the self-sufficiency of the
State. All public natural resources are
held in trust by the state for the benefit
of the people.
The Constitution of the State of Hawai‘i
Article XI
Aerial of Kona. Hawaiian Images Photography & Video
Students of Innovation Charter School. Kate
Jacobson
Chapter 3 Visualizing Kona Tomorrow
Kona CDP 3-2
b. Culture. The multi-ethnic culture is preserved, protected, and restored in a manner
that perpetuates all aspects of the aloha spirit.
2. Provide connectivity and transportation choices. Future growth should connect
communities with movement alternatives such as sidewalks, trails, and bike lanes. We need
an efficient public transportation system for moving people. It should have comfortable and
frequent service to key destinations, along prominent commuter routes, and at transfer points
that offer connections to alternative modes of transportation.
3. Provide housing choices. Future growth should
offer a broad range of mixed housing choices with
a variety of types and price ranges that are
affordable and available in close proximity to
places of work. They should also accommodate
populations with special needs, including seniors,
disabled persons, and the homeless.
4. Provide recreation opportunities. Future growth
should provide a diversity of recreational
opportunities that are well-maintained, attractive,
and easily accessible to the entire community.
5. Direct future growth patterns toward compact villages, preserving Kona’s rural, diverse,
and historical character.
a. Compact villages. The majority of future growth should be directed north of Kailua,
with some future growth in the Kailua to Keauhou area, in the form of compact villages
that offer increased density and mixture of homes, shops, and places to work.
b. Rural character of Kona. Density in South Kona should be kept low, and its character
should remain rural, with most future growth directed around existing villages and
towns.
c. Community character. Diversity, history, and the host culture are celebrated in
neighborhoods and communities that incorporate beautification, architectural
continuity, and respect for the natural environment, in order to maintain Kona’s
character and its Hawai‘i Island style.
6. Provide infrastructure and essential facilities concurrent with growth. Future growth
should occur where infrastructure (roads and utilities) and essential facilities (i.e. police, fire,
and schools) are already in place. These facilities should be maintained at a level that will
enhance the quality of life for Kona residents.
7. Encourage a diverse and vibrant economy emphasizing agriculture and sustainable
economies.
a. Agriculture. Agricultural lands should be preserved in a manner that supports family
farms, ecotourism, and a self-sufficient agricultural economy that encourages the local
use of Hawai‘i products.
Home in Kona.
Visualizing Kona Tomorrow Chapter 3
Kona CDP 3-3
b. Sustainable industries. Diverse and sustainable industries such as ecotourism,
agriculture, aquaculture, technology, and health should be enhanced, expanded and
marketed to take full advantage of Kona’s unique environmental assets and reduce
dependence on food and fossil fuel imports. Community collaborations supported in
order to meet the needs of businesses, residents and visitors.
8. Promote effective governance: An effective and accountable regional government structure
that improves the quality of life for Kona residents should manage the impacts of growth and
meet the needs of the Kona community by encouraging cooperation among public, private, and
civic partners, ensuring equitable distribution of resources, and instituting policies and
regulations in a predictable and consistent manner.
3.3 CONSISTENCY WITH SUSTAINABLE AND SMART GROWTH PRINCIPLES
These foregoing eight Guiding Principles are consistent with the principles of “smart growth” and
“sustainability.”
3.3.1 Smart Growth
Smart growth refers to the management of growth to make it possible “for communities to grow in ways
that support economic development and jobs; create strong neighborhood with a range of housing,
commercial, and transportation options; and achieve healthy communities that provide families with a
clean environment.” 6 The following 10 smart growth principles are incorporated into the Kona CDP’s
Guiding Principles:
1. Protect and preserve open space, natural beauty, agricultural lands, cultural and
environmental resources;
2. Utilize compact building design;
3. Create a range of housing opportunities and choices;
4. Create walkable communities;
6 Smart Growth Network, Getting to Smart Growth: 100 Policies for Implementation, http://smartgrowth.org.
“We the people of Hawai‘i, grateful for Divine Guidance, and mindful of our Hawaiian heritage
and uniqueness as an island State, dedicate our efforts to fulfill the philosophy decreed by the
Hawai‘i State motto, “Ua mau ke ea o ka ‘āina I ka pono.”
We reserve the right to control our destiny, to nurture the integrity of our people and culture, and
to preserve the quality of life that we desire.
We reaffirm our belief in a government of the people, by the people and for the people, and with
an understanding and compassionate heart toward all the peoples of the earth, do hereby ordain
and establish this constitution for the State of Hawai‘i”.
The Constitution of the State of Hawai‘i
Preamble
Chapter 3 Visualizing Kona Tomorrow
Kona CDP 3-4
5.Foster distinctive, attractive communities with a strong sense of place;
6.Mix land uses;
7.Strengthen and direct development towards existing communities;
8.Provide a variety of transportation choices;
9.Make development decisions predictable, fair and cost effective; and
10.Foster community and stakeholder collaboration in development decisions.
3.3.2 Sustainability
The term “sustainability” has special meaning in an island context, where our resources are limited and
the consequences of our actions have a more immediate impact.
Sustainability in Hawai‘i means achieving a quality of life that achieves the following goals:
It emphasizes respect for the culture, character, beauty and history of our state’s island
communities.
It strikes a balance between economic prosperity, social and community well-being, and
environmental stewardship.
It meets the needs of the present community without compromising the ability of future
generations to meet their own needs.7
The eight Guiding Principles are consistent with this definition and provide the basis for Goals,
Objectives, Policies, and Actions that set forth a sustainable path for Kona. To become a sustainable
community requires commitment on all levels—as individuals, households, businesses, communities,
and government. We need to do our part in as many ways as we can.
The following elaborates the eight Guiding Principles specifically in terms of sustainability principles:
1.Sense of Community. The manner in which we meet our human needs determines the quality of
our existence and ability to adapt. Pertinent initiatives include the following:
a.Cultural emphasis. The vision emphasizes the importance of mutually appreciating our
respective cultural traditions.
b.Affordable housing. The vision affirms that decent affordable housing is needed in Kona.
c.Participatory governance. The vision is to create a structure through which Kona residents
may meaningfully engage in decision making. Engagement breeds caring and learning, which,
in turn, creates the energy and expertise needed to better the community.
d.Innovation. The Design Center proposed in Section 4.2 Land Use will hopefully stimulate the
exposure of and willingness to try new ideas, thus enabling Kona to become a cutting edge
sustainable community.
7 Hawai‘i 2050 Sustainability Plan, January 2008. See also, The Natural Step for Communities by S. James and T. Lahti
which explains the four conditions of a sustainable society.
Visualizing Kona Tomorrow Chapter 3
Kona CDP 3-5
2. Interaction with Nature. Only through opportunities to interact
with nature can we develop knowledge and respect for natural
environment. The vision is to establish an Open Space
Network Program (see Section 4.3 Environmental Resources)
to guide the provision of such opportunities through
subsistence activities (e.g., fishing, diving, hunting, gathering),
recreational activities (e.g., swimming, surfing, hiking, camping,
biking), and educational activities (e.g., interpretive signage
and printed material).
3. Building Standards. The Leadership in Energy and
Environmental Design (LEED) Green Building Rating System is
the nationally recognized standard for green buildings (see
sidebar). The vision supports LEED design of buildings and
neighborhoods. LEED embraces all the aforementioned
principles—waste reduction, toxics reduction, conservation of
resources, and energy efficiency— by recognizing performance
in five key areas of human and environmental health:
sustainable site development, water savings, energy efficiency,
materials selection, and indoor environmental quality. LEED
certification provides independent, third-party verification that a
development's location and design meet accepted high
standards for environmentally responsible, sustainable,
development. LEED certification recognizes and rewards
builders for meeting the highest performance standards, and
gives users confidence that their building is durable, healthy,
and environmentally friendly.
4. Energy Efficiency. The energy policies aim at reducing
greenhouse gas emissions (i.e., conservation measures,
renewable energy conversion), reducing energy costs to the
consumer (e.g., net metering, alternatives to driving), and
developing a more resilient system, such as reduced dependence on fossil fuel imports, and
decentralized distributed energy systems. Although most changes require action by the State,
County, or utility company, the vision expresses Kona community’s aspirations to do its part. The
largest consumer of electricity on the island is the County Department of Water Supply, to pump
and distribute water. Therefore, water conservation and leak detection, besides conserving water
resources, is also a significant energy conservation measure.
5. Non-degradation. Whether intentionally or inadvertently, we degrade our resources by clearing,
introducing invasive species, introducing sediments or chemicals to our water resources through
non-point or point sources and depleting our water, soil, fisheries, and other resource consumption
activities. To prevent degradation, the vision is to support biodiversity through protection of native
Specific LEED programs include:
Homes
Neighborhood Development
New Commercial Construction and Major Renovation projects
Existing Building Operations and
Maintenance
Commercial Interiors projects
About LEED for Homes LEED for Homes is a voluntary rating
system that promotes the design and
construction of high performance "green"
homes. A green home uses less energy,
water, and natural resources; creates less waste; and is healthier and more
comfortable for the occupants.
About LEED for Neighborhood
Development LEED for Neighborhood Development is a collaboration between the U.S. Green
Building Council, the Congress for the New
Urbanism, and the Natural Resources
Defense Council. The LEED for
Neighborhood Development Rating System integrates the principles of smart growth and green building into the first national
standard for neighborhood design.
LEED for Neighborhood Development recognizes development projects that successfully protect and enhance the
overall health, natural environment, and
quality of life of our communities. The
rating system encourages urban smart
growth best practices, promoting the design of neighborhoods that reduce vehicle miles traveled and communities
where jobs and services are accessible by
foot or public transit. This framework can
serve as the means of measuring the
sustainability of the Kona CDP’s Village Design Master Plans.
Chapter 3 Visualizing Kona Tomorrow
Kona CDP 3-6
and endangered habitats, controlling pollution at the source and pathways, and rewarding “best
practices” of managed resources.
6. Toxic materials reduction/substitution. Through awareness and innovation, the vision is to
encourage reducing (or substituting) toxic substances.
7. Zero waste. The concept of zero waste attempts to emulate nature where the “waste” of one thing
becomes the food or shelter of another thing in an efficient flow of materials and energy. This
means not just recycling and reusing, but also redesigning products and packaging to reduce
toxicity and increase recoverability. The vision is to increase the awareness of businesses and
households, thus helping them to modify their modes of operation, encourage innovation, and
discourage waste.
8. Climate change (global warming). The emission of greenhouse gases, primarily carbon dioxide,
prevents heat from escaping and contributes to global warming. The primary source of carbon
dioxide is the burning of fossil fuels (oil, natural gas, and coal). Carbon dioxide is also removed
from the atmosphere (or “sequestered”) when it is absorbed by plants as part of the biological
carbon cycle. The vision is to reduce energy use and convert to renewable sources, as well as to
preserve and restore the mauka forests, which are the most significant actions Kona can take to do
its part to stem global warming.
Goals, Objectives,
Policies & Actions Chapter 4
Kona CDP 4-1
4. GOALS, OBJECTIVES, POLICIES, AND
ACTIONS
Chapter 4 presents the goals, objectives, policies, and actions of the Kona Community Development Plan
(CDP). They are presented as eight elements, including:
1. Transportation
2. Land Use
3. Environmental Resources
4. Cultural Resources
5. Housing
6. Public Facilities, Infrastructure and Services
7. Energy
8. Economic Development
These elements generally correspond with the thirteen elements of the County of Hawai‘i General Plan
(GP) except that five elements of the GP have been combined in two of the Kona CDP elements.
Specifically, the Kona CDP element for Public Facilities, Infrastructure and Services combines the GP
elements for Public Facilities, Public Utilities and Recreation; and, the Kona CDP element for
Environmental Resources combines the GP elements for Environmental Quality, Flooding and Other
Natural Hazards, Natural Beauty and Natural Resources and Shoreline. The GP element for Historic Sites
is referred to in the Kona CDP as Cultural Resources and the GP element for Economic is referred to as
Economic Development. The concepts of sustainability variously addressed in the GP element for
Environmental Quality form a part of the overall vision for the Kona CDP, as presented in Chapter 3
Visualizing Kona Tomorrow.
Each of the eight Elements in this chapter has eight components, described as follows:
1. Introduction to the Element, discussing its scope, purpose and/or guiding principle(s). A table
shows which of the eight guiding principles the Element supports.
2. Existing Conditions, describing the issues, concerns, and/or state of knowledge that are addressed
in the Element.
3. Overall Strategy, explaining the major approaches by which the issues and concerns described in
Existing Conditions will be addressed.
4. Goal, stating the intended outcome for the Element, as derived from the community outreach
phase of the Kona CDP process.
5. Objectives, corresponding to each of the major approaches identified in the Overall Strategy. Each
of the objectives in an Element is identified by an alphabetical prefix identifying the element and a
sequential numeral. For example, “Objective LU-1” is the first objective in the Land Use Element.
Goals, Objectives,
Chapter 4 Policies, and Actions
4-2 Kona CDP
6.Policies to guide how each objective will be achieved. The
policies that use the word “shall” are mandatory directives
to County agencies provided that in the case of any conflict
with existing United States or Hawai‘i State and/or County
laws, rules, or regulations particularly any such laws, rules
or regulations related to the protection, conservation,
maintenance, restoration, and/or preservation of cultural
and/or natural resources, the existing Hawai‘i State and/or County laws, rules and regulations shall prevail. Among
the most significant are those presented in Section 4.2
Land Use. These policies may be implemented through
land use decisions and development permits issued after
the Kona CDP is adopted. Such policies, however, would
not be retroactive to prior decision-making and existing
zoning. Some mandatory policies require balancing with
other policies, particularly those that require county
funding. Other policies that use the word “should” are not
legally binding as they recommend desired actions
especially those affecting agencies over which the plan
does not have authority (e.g. State agencies, utilities, non-
profits). Each policy is identified by the alpha-numeric code
for its corresponding objective, followed by a decimal and
its numeric sequence. For example, “Policy TRAN-3.2” is
the second policy of the third objective in the
Transportation Element.
7.Actions that specify how the policy will be implemented.
An action may be a precursor to implementing a policy or
may specify what is required or recommended to
implement it. The list of actions are meant to be refined
during the process of implementation in consideration of
available resources, preservation or conservation studies
required by Federal and State law, feasibility and impact
analysis, and other factors. Thus, these actions are not
legally binding but are meant to be implemented in good
faith. The Action Committee (AC) shall have the authority
to revise the action and report any such revision in the
Committee’s annual report (see Section 5.2.1). Each
action identifies, by acronym (see sidebar), the specificagencies or organizations recommended to implement or
participate in implementing the action. Each action also
recommends when the action should be implemented, whether it is on-going, within one to two
years, within two to three years, within three to five years or within five to ten years. Each Action is
identified by the alpha-numeric code for its corresponding policy, followed by an alphabet
sequence. For example, “Action ENV-1.4a” is the first action of the fourth policy of the first
objective in the Environmental Resources Element. All of the Actions are summarized in
Implementation Matrix in Chapter 5 Action Plan.
Acronyms/Abbreviations
App. Applicant
BUS. Businesses
CD Civil Defense COE US Army Corps of Engineers
COMM Community-based Organization
DATA County Data Systems
DBEDT State Department of Business,
Economic Development, and
Tourism DEM County Department of Environmental
Management
DC Design Center
DOA State Department of Agriculture
DOE State Department of Education DOH Department of Health DOT State Department of Transportation
DHHL State Department of Hawaiian Home
Lands
DLNR State Department of Land & Natural
Resources
DPW County Department of Public Works
DWS County Department of Water Supply
Fin. County Finance Department
HCCRC Hawai‘i County Cultural Resources
Commission HELCO Hawai‘i Electric and Light Company
HHFDC Hawai‘i Housing Finance and
Development Corporation
KCC Kona Chamber of Commerce
KCRC Kona Cultural Resources Committee KVBID Kailua Village Business Improvement
District
KVDC Kailua Village Design Commission
Mayor’s County Mayor’s Office
MT County Mass Transit Agency
NELHA Natural Energy Laboratory of Hawai‘i NPS National Park Service
OA County Office of Aging
OHCD County Office of Housing and
Community Development
OSC County Open Space Commission OSP Office of State Planning
PATH People’s Advocacy for Trails Hawai‘i
PC County Planning Commission
PD County Planning Department
PR County Department of Parks &
Recreation
QLT Queen Lili‘uokalani Trust
R&D County Research & Development
SHPD State Historic Preservation Division
State State agency SWCD Soil Water Conservation District TNC The Nature Conservancy UH University of Hawai‘i
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-3
8.Official Maps, are meant to be legally binding provided that infrastructure projects, developments
and subsequent actions spatially depicted on these maps comply with cultural and natural resource
preservation law and provides opportunity for community input prior to implementation. All other
figures in the plan not designated as Official Maps are for information purposes only. Because the
Official Maps are created from GIS files, these maps may be printed at any scale with all or
selected data layers. The Official Maps distinguish “Policy Layers” from “Information Layers”. The
Policy Layers are the official information on that map that require an amendment to the plan to add,
delete, or relocate records on the map. In cases where infrastructure and developments depicted
as official Policy Layers conflict with natural and cultural resource preservation or other elements
essential to a community’s sense of place; these projects may be realigned or relocated at the
informed discretion of the Planning Director1. Changes that improve the accuracy of the map are
not considered amendments. The Information Layers provide background and may be changed in
any way or removed without a plan amendment. The metadata for the Official Maps specify, at a
minimum, the source of the data and explain the attribute features (see Attachment A). The GIS
files and metadata shall be housed and maintained by the County of Hawai‘i Planning Department.
4.1 TRANSPORTATION
The Transportation section of the Kona CDP serves as a
policy guide for County decisions regarding transportation
systems. Its objectives, policies, and actions establish a
transportation-oriented basis for future development that
is integrated with the Land Use section, as well as the
Public Facilities, Infrastructure and Services section of the
Kona CDP. In addition, it provides guidance for
concurrency and connectivity of transportation facilities
with future development to ensure that all communities
are adequately served.
4.1.1 Existing Conditions
Traffic congestion in Kona is bad and grows worse with
time. The congestion is fueled by the rapid growth and
exacerbated by the road network, land use patterns and
dependence on the automobile. Road improvements
have not kept pace with development. Poor management
of past development has eliminated or compromised
future roadway corridor options. Major road
improvements take a long time to complete and limited
financial resources have to be prioritized and supplemented by innovative funding sources.
Two major north/south roadways, Queen Ka‘ahumanu/Kuakini (Highway 19) and Māmalahoa Highway
(Highway 190), are well beyond capacity and carry the majority of the north/south traffic through and within
Kona. Both State and County share jurisdiction over the roads in Kona (see Figure 4-1)
1 Informed discretion can be any combination of resource or impact studies performed by the developer or appropriate
government agency, in conjunction with community input.
Guiding Principles Transportation
1. Protect Kona's natural
resources and culture.
2. Provide connectivity and
transportation choices.✓
3. Provide housing choices.✓
4. Provide recreation
opportunities.✓
5. Direct future growth patterns
toward compact villages,
preserving Kona's rural, diverse,
and historical character.✓
6. Provide infrastructure and
essential facilities concurrent
with growth.✓
7. Encourage a diverse and
vibrant economy emphasizing
agriculture and sustainable
economies.
8.Promote effective governance.✓
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-4 Kona CDP
Figure 4-1 Existing Major Streets – Ownership and Functional Classification
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-5
Based on State DOT traffic counts, several locations along regional
transportation facilities in the planning area currently operate at poor
levels of service (COH Planning Department, August 14, 2006). In
general, the following roadway segments operate at Level of Service
(LOS) “D” or worse (COH Planning Department, August 14, 2006):
▪Queen Ka‘ahumanu Highway, Keāhole to Palani Road
▪Hawai‘i Belt Road, Palani Road to Kealakekua
▪Palani Road, east of Henry Street and west of Queen
Ka‘ahumanu Highway
Over the years, new development mauka and makai of the primary
arterial highways has occurred without local road connectivity. New
developments have been built with no or very little connection to each
other.
Lacking such connectivity, all traffic funnels to the arterials and
conditions have deteriorated to the degree that Kona’s residents’
quality of life, visitors’ regional experience, and overall public safety
suffered.
4.1.2 Overall Strategy
Widening, improving, and extending major arterials, as well as
increasing connectivity between and within existing and future
development are necessary to enhance mobility in Kona. Priority
arterial highway projects include widening Queen Ka‘ahumanu
Highway between Henry Street and the airport,
Kuakini Highway Widening between Henry Street and
Kamehameha III Road, and the construction of the
Māmalahoa Highway Bypass Road and Kahului-
Keauhou Parkway. The proposed Keohokālole
Highway (Mid-Level Road) will add capacity to the
north-south arterial network, and reduce demands on
the existing regional facilities. It would also serve as
the central multi-modal corridor serving future regional
development. A series of east-west (mauka-makai)
collector roads linking the regional north-south
facilities must also be provided for added circulation
and to further reduce the reliance upon the regional
facilities. In addition, future urban development must contribute to a well-connected local transportation
network that provides for safe, direct, and convenient access for automobile, bicycle, and pedestrian traffic.
Local streets include all streets that are not designated as collectors or arterials. Although local streets are
not designed for through or heavy traffic, the connectivity of these streets with each other and with
collectors is crucial ensuring that residents can easily reach destinations within the community.
Traffic congestion along Kuakini Highway. Nancy Pisicchio.
Mobility
Land Access
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Mobility
Land Access
Ar
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Relationship of Functionally Classified Systems Serving Traffic Mobility and
Land Access: Arterials for main movement
or distribution emphasize the high level of
mobility for through movement. Collectors
offer approximately balanced service for
both functions.
Levels of Services (LOS) is a quantitative
and qualitative assessment of traffic
operations. LOS are defined by LOS “A”
through “F”; LOS “A” representing ideal or
free-flow traffic operating conditions and LOS “F” unacceptable or potentially
congested traffic operating conditions.
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-6 Kona CDP
The design of local streets also plays an important role in affecting traffic speed and choice of travel modes.
Narrow local streets tend to slow traffic and are more conducive to pedestrian travel. Narrow local streets
also cost less to build and maintain, encourage more efficient land use, and improve neighborhood
character. Narrow streets are an efficient way of connecting the local street system without encouraging
the use of local streets for through or fast moving traffic. Local streets must be wide enough to
accommodate emergency vehicles and provide for on-street parking.
Current budget limitations will hinder rapid major investment in public road improvements. But, even if
immediate financing and approvals were available to improve roadways, other solutions to Kona’s long
term traffic woes are necessary. There are several other major strategies that embody the Guiding
Principles expressed in Sections 4.3 Land Use, 4.5 Housing, and 4.6 Public Facilities, Infrastructure and
Services. They relate to transportation, housing, land use, and infrastructure that needs to be integrated
and incorporated into Kona’s long-term transportation policies as Kona’s population continues to grow in
the years ahead. These strategies include the following:
1.Mass Transit. A major expansion of the County’s public mass transit service in Kona would
provide significant alternatives to individual automobile use.
2.Multi-Modal Transportation. Taking advantage of Kona’s consistently mild climate, a network of
interconnected bike lanes, trails, and sidewalks within and outside road right-of-ways would provide
a healthy and green alternative to automobile use.
3.Transit-Oriented Development (TOD). The development of compact, mixed-use villages which
would integrate housing, employment, shopping, and recreation opportunities. Villages would be
designed around transit stations/stops which would reduce the need for daily trips and financially
support the expanded transit system.
4.Multi-Purpose Design. Beyond getting us from one place to another, our transportation corridors
are major public spaces that must safely accommodate uses other than vehicular travel.
5.Safety and Aesthetic Qualities. Safety and aesthetic qualities need to play a larger role in
improving existing and designing future roadways, in order to contribute to Kona’s quality of life and
tourism appeal.
6.Affordable Housing. Affordable housing located near major employment centers would serve to
decrease the number of people who fill the roadways commuting long distances to work every day.
These housing policies, which recognize their relationship to transportation, are addressed in the
Section 4.5: Housing.
4.1.3 Goal, Objectives, Policies, and Actions
Transportation Goal: An efficient, safe, and attractive multi-modal transportation system integrated
with land use planning that allows movement around and through Kona with minimal reliance on
the automobile.
Objective TRAN-1: Transportation and Land Use. To organize growth on a regional level in Kona,
growth should be compact and transit-supportive. Compact mixed-use villages along transit routes provide
sufficient densities to support transit feasibility and enable people to meet a variety of daily needs within
walking distance.
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-7
Policy TRAN-1.1: Official Transportation Network Map. The Official Transportation Network
Map shall show proposed transit routes, proposed arterials and collectors, and pedestrian/bicycle
paths (see Figures 4-2a to 4-2d). This map shall recommend the functional classification of the
roadway. The purpose of this map is to show intended interconnections, plan and preserve these
corridors, budget public improvements, and provide notice to affected landowners of potential
impacts from these projects. As applicable, permit approvals (e.g., rezonings, subdivisions,
planned unit developments shall require the dedication of the rights-of-way and/or improvements of
proposed roadways shown on the Official Transportation Map which traverse through the
applicable project area. When a permitted action occurring along proposed roads depicted on the
Official Transportation Network Map requires a TIAR, the extent of dedicated rights of way and/or
improvements shall be proportionate to the project’s impact.
Action TRAN–1.1a: Adopt Official Transportation Network Map.
Action TRAN-1.1b: Update the accuracy of the Official Transportation Network Maps
with alignment locations as they are determined through preliminary engineering
reports or other plans and/or studies (Figures 4-2a and 4-2b) (PD, on-going).
Policy TRAN-1.2: Trunk Line. The new Keohokālole Highway (Mid-Level Road) shall function as
the trunk transit route connecting Kailua Village with the airport, along which transit-oriented
developments (TODs) will be located. As the trunk transit route, there should be future allowance
for a dedicated transit-way within the right-of-way. The time interval between vehicles moving in
the same direction on the same route should be of the lowest amount (see Figure 4-2a). Subject to
consultation with the Mass Transit Agency, developments along this trunk line should, as a
condition of approval for rezoning, design roadways to accommodate bus stops and transit stops
that are not in the right of way, and set-aside land area for bus transit shelters.
Action TRAN-1.2a: Design and construct Keohokālole Highway (Mid-Level Road) in
functional sections.
1)Phase I - Palani Road to Kealakehe Parkway
a)Design ready (PD, 1-2)
b)Construction Ready (DPW, 2-3)
c)Construct (DOT, DPW, 3-5)
2)Phase II – Kealakehe Parkway to Hina Lani Street
a)Design Ready (PD, 1-2)
b)Construction Ready (DPW, 2-3)
c)Construct (DPW, 3-5)
3)Phase III – Hina Lani Street to Ka‘iminani Drive
a)Design Ready (PD, 5-10)
b)Construction Ready (DPW, 5-10)
c)Construct (DPW, 5-10)
4)Phase IV – Ka‘iminani Drive to University Drive
a)Design Ready (Private, 1-2)
b)Construction Ready (Private, 3-5)
c)Construct (Private, 3-5)
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-8 Kona CDP
Policy TRAN-1.3: Spacing of TODs along Trunk Line. Transit-Oriented Development (TOD)
Urban Villages should be located a minimum of one mile apart, between major transit stations,
along Keohokālole Highway trunk route in order to preserve the transit efficiency of this route.
Action TRAN-1.3a: General locations of TODs have been determined by the Official
Kona Land Use Map (see Policy LU-2.3 and Figure 4-7).
Policy TRAN-1.4: Secondary Transit Route. A secondary transit route should connect Kailua
Village with Keauhou and also serve the areas mauka of Queen Ka‘ahumanu and Kuakini
Highways (see Figure 4-2a). As a secondary transit route, transit could share the vehicular travel
lane.
Action TRAN–1.4a: Establish bus routes on existing streets along the designated
Secondary Transit Route (MT, on-going)
Action TRAN–1.4b: Establish bus routes on proposed streets as they are built along
the designated Secondary Transit Route (MT, on-going).
Action TRAN-1.4c: Provide bus maintenance facility in the Kona Urban Area (UA) to
support the expanded bus service (see Figure 4-10c) (MT, 5-10)
Policy TRAN-1.5: Frontage Road. A frontage road makai of the Queen Ka‘ahumanu Highway,
or, if permitted by DOT, within the 300-foot wide Queen Ka‘ahumanu Highway right-of-way
between the airport and Honokōhau Harbor should serve as a Secondary Transit Route. It would
enable the consolidation of Queen Ka‘ahumanu Highway vehicular access points for the
developments makai of Queen Ka‘ahumanu Highway.
Action TRAN-1.5a: Design and construct Frontage Road.
1)Phase I – Airport to Huliko‘a Drive
a)Coordinate design and intersections with the DOT’s Queen Ka‘ahumanu
Highway widening (PD, DOT, 1-2)
b)Coordinate financing with public and private owners (PD, Fin., 1-2)
c)Obtain permit approvals (PD, 2-3)
2)Phase II – National Park Service (NPS) Section
a)Determine alignment within 300 foot right-of-way or NPS property (PD, NPS,
3-5)
3)Connect to Kuakini Highway extension
a)Coordinate financing and construction with DLNR/DHHL and QLT (PD, DPW,
DLNR/DHHL, QLT, 3-5)
Policy TRAN-1.6: Kailua or Makaeo Village as a Transit Hub. The redevelopment of Kailua
should include a plan to create an intra-Kona transportation service, with Kailua Village or Makaeo
Village as the "hub" or transit center. Buses would operate from Captain Cook to the Kailua or
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-9
Figure 4-2a Official Transportation Network Map: Proposed Roads and Transit Facilities
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-10 Kona CDP
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Kona CDP 4-11
Figure 4-2b Official Transportation Network Map: Bike and Pedestrian Paths
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-12 Kona CDP
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Policies & Actions Transportation
Kona CDP 4-13
Figure 4-2c Official Transportation Network Map: Kahalu‘u Area
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-14 Kona CDP
Figure 4-2d Official Transportation Network Map: Nani Kailua Area
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-15
Makaeo Village hub. At the hub, buses would intersect with other routes operating from
Keohokālole Highway (Mid-Level Road), the frontage road, and other Kona destinations. Transfers
for continued travel would be made at this location.
Action TRAN–1.6a: Determine the location, design, and function of the major transit
hub (MT, PD, 1-2).
Action TRAN–1.6b: Determine funding and construction schedule (MT, PD, 2-3).
Action TRAN-1.6c: Identify Kailua urban transit routes, including phasing and
transfer points (MT, 2-3).
Policy TRAN-1.7: Transit Route to Rural Town Transit-Oriented Developments (TODs). The
existing rural towns between Honalo and Captain Cook are encouraged to be redeveloped as
TODs with Māmalahoa Highway (Highway 190) functioning as a Secondary Transit Route
connecting these villages to Kailua or Makaeo Village.
Action TRAN-1.7a: Establish a route to Kailua or Makaeo Village with enhanced
frequency and in coordination with rural paratransit service (MT, 1-2).
Action TRAN-1.7b: Master plan transit stations in coordination with Rural Town
redevelopment (MT, PD, 3-5).
Also refer to Policy LU-3.1 and Figure 4.3b.
Objective TRAN-2 Street Network Connectivity. To develop a system of interconnected roads in Kona
that will provide alternative transportation routes that will disperse automobile trips and reduce their length,
while not compromising the through functions of arterials and major collectors with excessive intersections.
A highly connected transportation system within Kona’s Urban Area (UA) serves to do the following:
(a)provides safe choices for drivers, bicyclists, and pedestrians;
(b)promotes walking and bicycling;
(c)connects neighborhoods to each other and to popular destinations, such as schools, parks,
shopping, libraries, and post offices, among others;
(d)provides opportunities for residents to increase their level of physical activity each day by
creating walkable neighborhoods with adequate connections to destinations;
(e)reduces vehicle miles traveled and travel time, thus improving air quality and mitigating the
effects of auto emissions on the health of residents and the environment;
(f)reduces emergency response times;
(g)increases effectiveness of municipal service delivery;
(h)restores arterial street capacity to better serve regional long-distance travel needs; and
(i)provides increased emergency evacuation opportunities.
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-16 Kona CDP
New development that is not well-connected with existing neighborhoods contributes more cars and
creates greater traffic congestion on collector roads. When new development is integrated into existing
street patterns, providing additional choices for movement in and out of the neighborhood, new
developments can actually increase connectivity within the region.
Policy TRAN-2.1: Connectivity Standards. Connectivity refers to the directness of links and the
density of connections that make up the transportation network. Within the Kona Urban Area (UA)
new development shall contribute to this interconnected transportation network of streets,
pedestrian, and bicycle access that work to disperse traffic and connect and integrate new
development with the existing fabric of the community. Proposals for new development or
redevelopment within Kona’s UA should meet the following connectivity standards:
1.Maximum Block Size. In lieu of Hawai‘i County Code (HCC) Section 23-29(c), the maximum
length of blocks for predominantly residential subdivisions shall be 800 feet, unless unfeasible
due to natural topography, protected resources, or surrounding development patterns.
2.Connection to Adjoining Development. The road system for new development shall contribute
to the local transportation network. To supplement HCC Section 23-40, at a minimum, new
subdivisions shall incorporate and continue all collector streets, and selected local streets to
adjoining property. If a portion of the stub-out is not improved, the current developer shall
improve the stub-out portion, where practicable. Connection to adjoining properties may not
be required if seriously constrained by topography or other physical hindrances, or in cases
where through travel cannot occur because the property is bounded by development with
private streets previously allowed.
3.Gated Entry. In the Kona UA, gates will be prohibited across new roadways identified toconnect to the local transportation network, as identified in Figure 4-2a.
4.Cul-de-sacs Discouraged. Cul-de-sacs
are discouraged based on Policy TRAN-
2.1 (1) Maximum Block Size and Policy
TRAN-2.1 (2) Connection to Adjoining
Property unless construction of a through
street is found to be impracticable.
5.Future Extensions. Roads serving future
transportation interconnectivity will be
identified for any proposed subdivision
located adjacent to a vacant parcel.
Alignment and placement of future extensions and stub-outs shall take into account
realignments to proposed roads as a result of resource preservation or other unforeseen
obstacles to original road alignments. In the case that impact studies performed for adjacent
parcels result in realignment to the proposed roads (Figures 4-2a to 4-2d), future extensions
and stub-outs between subdivisions and or parcels shall be collaboratively agreed upon by the
developers and appropriate governmental agencies. To supplement HCC Section 23-44,
Pualani Estates is an example of predominance of cul-de-sacs.
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-17
where necessary to give access to or permit a satisfactory future subdivision of adjoining land,
or to conform with the Official Transportation Network Map (Figures 4-2a to 4-2d), a street
stub-out or pedestrian path improved to the boundary is required unless financially guaranteed
to enable the County to coordinate the stub-out construction as a regional project or in
coordination with the development of the adjoining property. Applicants submitting preliminary
development plans shall provide for feasible extension of selected local streets to adjoining
undeveloped properties and eventual connection with the existing street system. Within
phased subdivisions, temporary stub-outs shall be required.
6. Connectivity. In the Kona UA, all new roads that will serve as part of the interconnecting
roadway system shall be dedicated to the County.
Action TRAN–2.1a: Amend Chapter 23 Subdivision Code to incorporate connectivity
standards.
Policy TRAN-2.2: Access Management. To preserve the through functions of arterials and
major collectors, driveway access along new arterials and major collectors shall be minimized to
the greatest extent consistent with the need to provide access to adjoining property. Access to
such adjoining properties shall be planned to occur from local streets, and not from the arterial or
collector road, whenever possible. On existing arterials and major collectors, the number of access
driveways currently permitted should not be increased, and when development is proposed that
would increase the usage of an existing driveway access, every effort should be made to eliminate
the driveway access in favor of access at an existing or planned intersection. Four-way
intersections with arterials and major collectors should be permitted only as shown on the Official
Transportation Network Map (Figures 4-2a to 4-2d), in order to preserve the through functions of
arterials and major collectors.
Action TRAN–2.2a: Update the Official Transportation Network Maps with
intersection locations as they are determined through preliminary engineering
reports or other plans and/or studies (Figures 4-2a and 4-2b) (PD, on-going).
Objective TRAN-3. Multi-Modal System. To develop a multi-modal transportation system to encourage
walking, biking, transit, and other non-vehicular modes of travel. A multi-modal system needs to be
attractive, safe, comfortable, convenient, accessible, environmentally friendly, and affordable. Such a
system would reduce congestion, improve air quality, reduce fuel consumption, and increase healthy
activity. Not only would the system enhance the mobility of the elderly and youth, who do not drive, it would
also make it possible for residents to divert automobile ownership expenses to other daily needs, such as a
homeownership mortgage or insurance. The network could connect pathways within and outside of street
rights-of-way. The system should provide convenient transfers between modes of transportation.
Policy TRAN–3.1: Street Standards. County street standards should be pedestrian-friendly,
safely accommodate bicycles, accessible to the disabled, and appropriate for its surrounding land
use context.
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-18 Kona CDP
Action TRAN–3.1a: Complete on-going effort to revise County of Hawai‘i Street
Standards (PD, 1-2).
Policy TRAN–3.2: Public Right-of-Way Maintenance. Recognizing that the County is not
currently staffed or equipped to maintain landscaping within street rights-of-ways, a combination of
new and existing tools, both public and private, should be developed to implement a landscaping
maintenance program.
Action TRAN–3.2a: Determine staffing and equipment requirements for landscaping
maintenance program (DPW, PD, 1-2).
Action TRAN–3.2b: Identify financing tools for maintenance programs through
public financing plan (DPW, PD, Fin., 2-3).
Action TRAN–3.2c: Implement financing plan for maintenance programs (DPW, PD,
Fin., 2-3).
Policy TRAN–3.3: Right-of-Way Landscaping. Recognizing that the availability of water should
dictate the nature of landscaping within public rights-of-way, lusher landscaping should be provided
on streets where reclaimed wastewater will be available for irrigation as noted on the Official Public
Facilities and Services Map (see Figure 4-10c), and xeriscape landscaping should be the
preference where reclaimed wastewater is not available.
Action TRAN–3.3a: Designate the reclaimed wastewater zone on Figure 4-10c
Official Public Facilities and Services Map.
Action TRAN–3.3b: Establish list of recommended vegetation, in consultation with
the Kona Outdoor Circle, as an amendment to the County of Hawai‘i Street
Standards (PD, DPW, 2-3).
Policy TRAN–3.4: Retrofit of Existing Streets. To the extent practicable, pedestrian
improvements and/or bicycle accommodations should be added to existing public streets when
repaving or doing other repair or maintenance work, especially on those streets identified for such
multi-modal purposes in the Official Transportation Network Map (see Figure 4-2b).
Bicyclists taking a ride. PATH. Hele-On bus. COH.
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-19
Action TRAN–3.4a: Identify high priority retrofits and coordinate with DPW (PD,
DPW, 2-3).
Action TRAN–3.4b: Obtain DPW’s repaving and repair project schedule and
coordinate retrofits in conjunction with those projects (DPW, PD, 2-3).
Policy TRAN–3.5: Safe Routes to Schools. Every public elementary school in Kona should
have a Safe Routes to School program.
Action TRAN–3.5a: Identify high priority routes in coordination with DOE, DOT and
DPW (DPW, DOE, DOT, PATH, 3-5).
Policy TRAN–3.6: Multi-Modal Network. The Official Transportation Network Map (Figures 4-2a
to 4-2d) shall designate a system of pedestrian and bicycle paths to use as a guide for street
design, public improvements, and subdivision improvements. The Action Committee may
recommend amendments to the Official Transportation Network map.
Action TRAN–3.6a: Designate multi-modal paths (pedestrian and bicycle) (DPW, PD,
on-going).
Policy TRAN–3.7: Traffic Calming Standards. In order to slow traffic for pedestrian safety or
comfort, standards for traffic calming should be included, as part of the County of Hawai‘i Street
Standards.
Action TRAN–3.7a: Develop criteria for selecting and determining appropriate traffic
calming tools as part of the on-going revision of the County of Hawai‘i Street
Standards (DPW, PD, 2-3).
Policy TRAN–3.8: Inter-Modal Connections. To facilitate the transfer between modes of travel:
1.Automobile/Transit and Bike/Transit Transfer. Park and ride facilities are desirable and
must be built to ameliorate the traffic congestion in Kona. A transit station or transit hub
should be located within each of the TODs, as shown in the Official Transportation
Network Map (Figures 4-2a to 4-2d). Park and ride facilities should be provided in the
vicinity of the transit station and transit hub. Park and ride facilities should include storage
for bicycles.
2.Ground/Air Transfer. The transit and bicycle network shown on the Official Transportation
Network Map (Figures 4-2a to 4-2d) should provide connections from major residential
areas to the airport. The Kona International Airport’s Master Plan should include
accommodations for transit and bicycles.
3.Bike/Transit Transfer and Beach Accommodation. To the extent feasible, public transit
should have the ability to carry bicycles and surfboards.
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-20 Kona CDP
Action TRAN–3.8a: Master plan, design, and construct park and ride facilities (MT,
1-2).
Action TRAN–3.8b: Coordinate inter-modal connection with Kona International
Airport Master Plan (MT, PD, DOT, on-going).
Action TRAN–3.8c: Investigate beach service options (MT, 1-2).
Objective TRAN-4 Non-Structural Solutions to Manage Congestion. To manage peak-hour traffic
using a diversity of non-structural approaches in order to reduce congestion on Kona roads, while
acknowledging that building new roads is only one of many needed solutions.
Policy TRAN–4.1: Transportation Demand Management (TDM) Solutions. The County
government should educate its community on the value of a rideshare program and provide
incentives towards its use; the County should encourage flexible hours among its staff and workers
and educate by example; or the County should encourage the community to reach and adopt
innovative solutions to transportation demand.
The community should recognize all employers in Kona who do their part to either, participate in
the County’s Rideshare Program, subsidize transit costs for their employees, provide flexible work
hours or work-at-home options, or use other innovative programs to reduce reliance on the
automobile for work-related trips.
Action TRAN–4.1a: Implement Rideshare Program for County employees (MT,
Mayor’s, 2-3).
Action TRAN–4.1b: Identify major employers to initiate TDM programs (MT, 2-3).
Policy TRAN-4.2: Commuter Transit Service. Express bus commuter routes and schedules
should be provided to major employment centers.
Action TRAN–4.2a: Evaluate work shifts of major employers in relation to existing
bus schedules and routes (MT, 1-2).
Action TRAN–4.2b: Request major employers to contribute toward subsidizing
commuter transit service (Businesses, 1-2).
Policy TRAN–4.3: Managed Parking. New construction in Transit-Oriented Developments
(TODs) should provide parking in accordance with the Village Design Guidelines in Attachment B,
which were designed to limit parking as a means of discouraging automobile trips to TODs. The
public improvements program, as part of the TOD Master Plan, centralized public parking facilities
should be included. Public parking fees should be set low enough to be affordable yet high enough
to discourage automobile use.
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-21
Action TRAN–4.3a: Identify centralized public parking as part of the TOD Village
Master Plans (PD, developers, on-going).
Action TRAN–4.3b: Identify centralized public parking as part of the Kailua
Redevelopment Plan (PD, KVBID, on-going).
Action TRAN–4.3c: Investigate appropriate parking fees (PD, KVBID, 1-2).
Objective TRAN-5 Rural Transit. To provide a paratransit system for Kona – with emphasis on mauka
areas and South Kona recognizing that a rural population cannot support an urban transit system.
Policy TRAN–5.1: Paratransit. An affordable public paratransit system should serve the general
public of South Kona (i.e., it should not be restricted by age or disabilities).
Action TRAN-5.1a: Establish fares for seniors, disabled, students, and general
public. (MT, 1-2)
Action TRAN-5.1b: Commence shuttle service using mini-vans and small buses (i.e.
Handi-Van) (MT, 1-2).
Action TRAN-5.1c: Modify shared ride taxi program to use coupons for the first nine
(9) miles and to allow starting the meter after nine (9) miles (MT, 1-2).
Objective TRAN-6 Concurrency. To manage the timing of growth so as to avoid overloading the arterial
system.
Policy TRAN–6.1: Official Concurrency Map.
Concurrency requirements shall be determined by
HCC §25-2-46 and be generally consistent with the
Official Concurrency Map, and be informed by a
TIAR when applicable. Note: while the
Concurrency Map is “Official”, the proposed road
alignments that have not yet been built, are only
conceptual as the topography, or possible
environmental and cultural resource mitigation
measures may require these alignments to be
adjusted.
Action TRAN–6.1a: Adopt Concurrency
Map.
Policy TRAN–6.2: Prioritized Road
Improvements. In order to rectify existing deficiencies and influence the pattern of future growth
and new roads, the following are priorities:
“Critical road area” means a geographical area
where any of the transportation facilities serving
the area have been determined by the Council to
be worse than the acceptable level of service.
“Area mitigation” consists of improvements which
increase the capacity of an arterial or other major
road, such as additional lanes, in the general
region containing the project, or construction of a
new arterial or collector road in the general area
containing the project, or improvements to public
transportation such as buses or park and ride
facilities, sufficient to offset the traffic demand
generated by the project.
HCC 25-2-46
Zoning Code
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-22 Kona CDP
▪Kuakini Highway widening (State)
▪Kahului-Keauhou Parkway
▪Māmalahoa Bypass (completed)
▪Keanalehu Street-Manuwale‘a Street (completed)
▪Keohokālole Highway (Mid-Level Road), Phase I Palani to Kealakehe Parkway
(completed)
▪Kamanu Street Extension
▪La‘aloa Street Extension (completed)
▪Lako Street Extension
▪Keohokālole Highway (Mid-Level Road), Phase II, Kealakehe Parkway to Hina Lani Street
(completed)
▪Nani Kailua Street Extension
a.Makai section (Kuakini Highway to Ali‘i Drive)
b.Mauka section (Hualālai Road to Kuakini Highway)
▪Kealaka‘a Street Extension
▪Keohokālole Highway (Mid-Level Road), Phase III, Hina Lani Street to Ka‘iminani Drive
▪Hienaloli Street Extension
▪University Drive
Action TRAN– 6.2a: Develop financing plan for streets according to the priorities
listed in Policy TRAN-6.2 (PD, DPW, Fin., 1-2).
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-23
Table 4-1
Concurrency Roadway Description Table
Concurrency Zone Roadway and ID No.
A 4A – Queen Ka‘ahumanu Frontage Road (Keāhole Road to Huliko‘a Drive)
B
1 – University Drive Extension (Māmalahoa Highway to Keohokālole
Highway, a.k.a Mid-Level Road)
2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu Highway)
3A – Main Street (Ka‘iminani Drive to University Drive)
6A – Keohokālole Highway, (University Drive to Ka‘iminani Drive)
7 – Kealaka‘a Street (Kukuna Street to north end)
University Village 2 – University Drive (Ma‘alea Drive to Queen Ka‘ahumanu Highway)
3A – Main Street (Ka‘iminani Drive to University Drive)
Kalaoa Village None (infill)
C
Connection between Ka‘iminani Drive and Hina Lani Street: 3B or 5B/5A or
5B/6B
3B – Main Street (Ka‘iminani Drive to Hina Lani Street)
5A – Keohokālole Arterial
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street)
6B – Keohokālole Highway (Kapuahi Street to Keohokālole Arterial)
D 9A – Kealaka‘a Street (Extend Holoholo Street to Hina Lani Street)
Kaloko Makai Village
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street)
5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway)
(completed)
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) (completed)
E None
F 3C - Kamanu Street Extension (to Kealakehe Parkway)
Honokohau Village 5D- Keohokālole Highway (Kealakehe Parkway to Palani Street)
continued on next page
Chapter 4 Goals, Objectives,
Transportation Policies, and Actions
4-24 Kona CDP
Table 4-1 (continued)
Concurrency Table
Concurrency Zone Roadway ID No. and Name
G
5B – Keohokālole Highway (Keohokālole Arterial to Hina Lani Street)
5C – Keohokālole Highway (Hina Lani Street to Kealakehe Parkway)
(completed)
5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) (completed)
Keahuolu Village 5D- Keohokālole Highway (Kealakehe Parkway to Palani Street) (completed)
18 – Makala Blvd. Extension (mauka or makai of 5D)
H 9B – Kealaka‘a Street (Hina Lani Street to Kealakehe Parkway)
9C – Kealaka‘a Street (Kealakehe Parkway to Hao Kuni Street)
I 4B– Kuakini Extension Collector (Kealakehe Parkway to Old Airport)
Makaeo Village 4B– Kuakini Extension Collector (Kealakehe Parkway to Old Airport)
Kailua Village
Redevelopment None (infill)
Pua‘a-Wa‘iaha Village 19C – Kakalina Street Extension (Nani Kailua Drive to Puapua‘anui Street)
Kahului- Puapua‘a Village 29 – Puapua‘anui Street Extension
J 5D- Keohokālole Highway (Kealakehe Parkway to Palani Street)
K
19A-Kakalina Street Extension (to Puapua‘anui Street))
19B-Kakalina Street Extension(E. Kakalina Street to 19A)
20 – Hienaloli Street Extension (Palani Street to Keolani Drive)
21-Connector 4 (Hienaloli Street Ext. to Kakalina St. Ext.)
L 30A – Kahului-Keauhou Parkway (Lako Street to Kuakini Highway)
31 – Lako Street Extension
M
30B – Kahului-Keauhou Parkway (Lako Street to Kamehameha III Road)
31 – Lako Street Extension
32 – La‘aloa Street Extension (completed)
Kahalu‘u Makai Village
30B – Kahului-Keauhou Parkway (Lako Street to Kamehameha III Road)
33 – Connector 9
34 – Connector 10
Chapter 4 Goals, Objectives,
Policies & Actions Transportation
Kona CDP 4-25
Figure 4-3 Concurrency Map
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Transportation Policies, and Actions
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Kona CDP 4-27
4.2 LAND USE
The Land Use section of the Kona CDP serves as policy
guide for County decisions regarding physical
development. It establishes a suggested framework for
future growth by identifying the County’s major policies
concerning the type and location of future development
in order to meet the goals and objectives of the Kona
CDP.
4.2.1 Existing Conditions
The County of Hawai‘i General Plan Land Use Pattern
Allocation Guide (LUPAG) controls long-term land use
pattern in this County. Figure 4-4 shows the LUPAG
designations for the Kona area. Figure 4-5 simplifies the
LUPAG map to show the areas designated for urban
development (High Density Urban, Medium Density
Urban, Low Density Urban, Industrial, Resort Node,
Resort, and University), urban expansion, rural, and
open areas (Important Agricultural, Extensive
Agricultural, Orchards, Conservation, and Open).
The zoning designation is a more detailed control of land
use. The zoning and LUPAG should be consistent. For example, for the LUPAG High Density Urban
designation, consistent zoning designations include commercial (CG-commercial general, CV-commercial
village), multi-family residential (RM), or mixed-use (RCX). Figure 4-6 shows the areas zoned for urban
development. The areas on the LUPAG that are designated for urban development or urban expansion (as
shown in Figure 4-6), but not currently zoned for urban development, are potential areas for rezoning.
Comparing the LUPAG and zoning maps, the amount of potential land available for rezoning far exceeds
the amount of land needed to accommodate future growth projections. This excess could encourage a low-
density sprawling growth pattern. In fact, this has been the past trend. Kona experienced a significant
increase in land development from the mid-1990’s to the present. The rate of land consumption exceeded
the rate of housing production. In the period between 1995 and 2005, the amount of developed land
increased by 3,582 acres at a rate of over 350 acres annually. Developed land increased at a rate of 9%
annually, while population increased at a rate of 2.4% annually, and housing units increased at a rate of
5.5% annually. Land in Kona is being developed at a rate that is nearly 4 times population growth and
almost 2 times housing unit growth.
Guiding Principles Land Use
1. Protect Kona's natural resources
and culture. ✓
2. Provide connectivity and
transportation choices. ✓
3. Provide housing choices.✓
4. Provide recreation opportunities.✓
5. Direct future growth patterns
toward compact villages, preserving
Kona's rural, diverse, and historical
character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth. ✓
7. Encourage a diverse and vibrant
economy emphasizing agriculture
and sustainable economies.
8. Promote effective governance.✓
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Figure 4-4 County of Hawai‘i General Plan Land Use Pattern Allocation Guide
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Policies, and Actions Land Use
Kona CDP 4-29
Figure 4-5: Generalized LUPAG
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4-30 Kona CDP
Figure 4-6: Generalized Zoning
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Policies, and Actions Land Use
Kona CDP 4-31
These land use trends are helping to define Kona’s land use policies and strategies:
▪Competing Values for Coastal Land. As a limited and valuable resource in Kona, policies need
to balance competing opportunities for environmental protection, economic development, and
public open space.
▪Affordable Housing. The quality of the neighborhoods, and housing stock within them, are key
indicators of a high quality of life. The insufficient and aging housing stock, and increasing
demands for alternative housing types, will continue to be important trends influencing policies.
▪Mixed-Use Developments. There is a growing demand for development that is mixed-use, well-
designed, walkable, and higher density. These developments are an important opportunity for
redevelopment, infill, and new developments in strategic areas
.
▪Public-Private Partnership. The lack of public infrastructure, coupled with the desire to maintain
healthy neighborhoods and business areas, support the need for the County to work with the
private sector in the land development process. Growth and change in Kona will be the result of
public and private partnerships.
▪Emphasis on Redevelopment. To preserve open space, existing developments are expected to
be infilled and redeveloped.
▪Emphasis on Rural Character and Agriculture. There is a long-standing need to protect the
rural lifestyle of Kona, which includes mauka Villages and surrounding agricultural lands and open
space.
Related trends can also be found in the Section 4.5 Housing.
4.2.2 Overall Strategy
The current application of State and County land use regulations is not necessarily an integrated approach.
The preference to encourage future urban and rural growth to occur in the form of compact, village-style
development was a very strong message from the public meetings. The Kona CDP provides an integration
mechanism as a means to avoid the current trend toward sprawling lot-density developments, disconnected
subdivisions and business centers, and a general decline in the quality of life that people believe reflects
the “Kona Way of Life.”
The overall land use strategy is to proactively implement public policy through a regional framework for
growth. While respecting landowner entitlements, this framework provides additional direction so that
individual planning decisions are made as part of a larger, integrated program for achieving an efficient
growth pattern, optimizing investment in services and infrastructure, protecting the natural environment and
cultural resources, and creating opportunities to enhance the quality of life for Kona’s residents.
Such a framework provides greater certainty and predictability for the community, government, and private
sector, allowing all three to participate in a synchronized move towards a mutually planned future.
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4-32 Kona CDP
This section, as defined in 4.0 Goals, Objectives, Policies and Actions, do not override or invalidate existing
zoning. These policies, however, may be implemented through a combination of changes of zone, time
extensions on existing zoning requiring County Council action, state land use boundary amendments,
Special Management Area (SMA) permits, and/or approved project districts (HCC 25-6-40) when
applicable. Variances to subdivision standards and requirements may be applied for in accordance with
the standards and procedures set forth in the Subdivision Code.
Establishment of priorities for the investment of public resources for new infrastructure and services will be
linked to the regional land use framework to the extent practicable.
The regional land use framework, restated from the Guiding Principles (Section 3.2) is as follows:
▪Urban Area. Most of the future growth in Kona will be
directed to an Urban Area (UA) defined in the Official
Kona Land Use Map (Figure 4-7). Within this Kona Urban
Area, growth would be directed to compact villages
located along proposed transit routes or to infill areas
within, or adjacent to, existing development. The general
locations of these villages are within the Growth
Opportunity Areas (GOAs) identified during the public
meetings that evolved into the Transit-Oriented
Developments (TODs).
▪Rural Area. Outside of the Kona Urban Area, the
character of the rural areas should prevail. This means
that limited future growth should be directed to the existing
rural towns and villages in a way that revitalizes and
enhances the existing rural lifestyle and culture of those
communities. Outside of these towns and villages, the
protection of important agricultural land is a priority
objective. Protecting these lands requires regulations and
incentives that will keep these lands available for
agricultural use. Any development outside of the rural
towns and villages should be directed to suitable areas that are not important for agriculture, in
clustered patterns that will optimize the preservation of rural open space.
▪Land Use Pattern Allocation Guide (LUPAG) Map. Within and outside the Kona Urban Area, the
LUPAG map designates areas for resort, high density urban, medium density urban, low density
urban, industrial, and university areas. The plan supports these existing designations. Any
amendments to the LUPAG map not consistent with the Figure 4-7 Official Kona Land Use Map
would be contrary to the land use framework envisioned by this plan.
▪Green Areas. The areas where growth should not occur also determines the framework and
pattern of growth. These areas are identified and discussed in Section 4.3 Environmental
Resources.
Map identifying the Growth Opportunity Areas(GOAs).
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Kona CDP 4-33
The following “tools” are used to conform growth to the land use framework:
1.To encourage growth towards the Transit-Oriented Developments (TODs):
a)Design Flexibility. To collaboratively learn and apply the best available practices, a
Design Center (see Policy LU-4.1) will provide an inviting venue to brainstorm ideas
among applicants, government officials, and community members. The Village Design
Guidelines (Attachment B) provide the minimum standards for TODs/TNDs, but do not
rigidly constrain creativity.
b)Coordinated Processing.For projects reviewed by the Design Center, a planning staff member may be assigned tohelp coordinate permit approvals for the proposed project’s application process.
c)Increased Range of Permitted Uses and Densities. As an incentive, the TODs
substantially increase the permitted uses and densities over the existing zoning. In partial
return for this additional density, the master plan will need to incorporate a minimum level
of affordable housing (discussed further in the Section 4.5 Housing), provide a variety of
open spaces within the TOD, and preserve open space around the TOD, in perpetuity
.
d)Prioritized Essential Infrastructure. Government capital improvements programs may
give priority to servicing the TODs, particularly with regard to roads, water, and sewer
(discussed further in Section 4.6 Public Facilities, Infrastructure and Services). Where
regional drainage systems are appropriate, the County may coordinate such
improvements.
e)Public Financing of Infrastructure. In recognition of the regional benefits of major roads
and transit stations, these types of improvements within TODs should be funded with
general revenue funding sources.
f)Redevelopment Authority. In order to spur the redevelopment of Kailua Village as a
TOD, redevelopment can be stimulated and coordinated by either an expanded business
improvement district or the establishment of a redevelopment authority.
2.To encourage village-style development outside of TODs within the Urban Area:
a)Already Zoned. For undeveloped areas already zoned residential, commercial, or
industrial, the intent is to encourage a more creative mix of uses and density, by clustering
to create open spaces and pedestrian-oriented streetscapes.
b)Need Rezoning. For areas zoned agricultural within the Kona Urban Area (UA), a new
type of Project District (as defined in the Chapter 25 Zoning Code) should be created
called the Traditional Neighborhood Development (TND).
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4-34 Kona CDP
3.To encourage rural clustered PUDs:
a)Coordinated Processing. For projects reviewed by the Design Center, a planning staff
member may be assigned to help coordinate approvals for the proposed project.
b)Alternative Standards. The Clustered Rural Subdivision guidelines provide options for
alternate road and wastewater standards.
4.2.3 Goals, Objectives, Policies, and Actions
Land Use Goal: Public policies set the foundation and framework within which the community and
private sector work collaboratively towards a shared vision of concentrating growth within urban
villages in North Kona, preserving rural character and agricultural lands, protecting significant
natural and cultural resources, providing a range of housing opportunities, and a process to
constructively, efficiently, and fairly achieve these ends with the best practices and quality.
Objective LU-1: Overall Growth Pattern. To identify areas where higher intensity growth areas should
occur and areas where the rural character and open space along the shoreline should be preserved.
Policy LU-1.1: Official Kona Land Use Map. The Official Kona Land Use Map (see Figure 4-7)
shall define the Kona Urban Area (see Policy LU-1.2) and the general locations, spacing, and type
of TOD Villages (see Policies TRAN-1.3 and LU-2.3).
Action LU–1.1a: Adopt Official Kona Land Use Map.
Policy LU-1.2: Urban Area. The majority of future growth in Kona shall be directed to the Kona
Urban Area shown on the Official Kona Land Use Map (see Figure 4-7), which spans from the
Kona International Airport to Keauhou subject to the policies set forth under Objective LU-2 Urban
Area Growth Management.
Action LU–1.2a: Define Kona Urban Area.
Policy LU-1.3: Rural Area. The rural area consists of the lands outside of the Kona Urban Area.
Future growth in this area shall be concentrated within and around the existing LUPAG medium
and low density areas, which correspond to the existing rural towns.
Action LU–1.3a: County shall work with State to identify lands that may be
appropriate to reclassify from Agriculture to Rural, consistent with Kona CDP
Policies (PD, on-going).
Policy LU-1.4: Consistency with Land Use Pattern Allocation Guide (LUPAG). The current
LUPAG accommodates the vision and needs for the Kona CDP area planning horizon and should
be amended only for compelling reasons. Any rezoning application shall be consistent with the
LUPAG.
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Figure 4-7 Official Kona Land Use Map
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Policy LU-1.5: Enhanced Shoreline Setback. Beyond the 40 foot shoreline setback regulated
by Hawai‘i Revised Statutes (HRS) Sections 205A Part III, the County shall explore alternatives
(e.g., density transfer based on gross density) for the applicant of a Special Management Area
(SMA) Major Permit to dedicate to the government or land trust or encumber as open space for the
purpose of realizing a shoreline linear park along as much of Kona’s coastline as possible.
Consistent with the Federal Coastal Zone Management Act (CZMA) and County of Hawai‘i General
Plan policy to retain open space and protect natural resources along with public access to and
along the shoreline, it shall be a priority of the County to maintain a minimum of 1,000-foot open
space no-build setback for undeveloped lands adjacent to the shoreline, on parcels which currently
exceed 1,000 feet in depth, in discretionary land use approvals such as SMA major permits,
rezonings, and state land use boundary amendments. Structures makai of this setback should be
for public recreation and ocean-dependent facilities such as harbor improvements.
Action LU-1.5a: Review rezoning and SMA applications pursuant to Policy LU-1.4
(PD, on-going).
Action LU–1.5 b: Identify priority shorelines for increased setback as part of Policy
ENV-2.1 Open Space Network Program (PD, PR, 1-2).
Policy LU-1.6: 17-Mile Protected Coastline: As part of any discretionary land use approvals
such as SMA major permits, rezonings, and state land use boundary amendments, implement the
vision of a 17 mile long protected stretch of open coastline from Makaeo north to Kikaua Pt. at the
Kuki‘o development. Most of this area is already publicly owned and much of it has already been
set aside for park purposes. This incorporates the Kaloko-Honokōhau National Historical Park, the
portion of Kohana‘iki that will be deeded to the County under the terms of the existing SMA permit,
the makai portion of O‘oma 2, NELHA and state lands makai of the airport runway, to the extent
that they can be used for public recreation consistent with the requirements of NELHA and the
airport, the Kekaha Kai State Park, and Makalawena.
Objective LU-2: Urban Area Growth Management. Recognizing that the LUPAG Urban Area is larger
than needed in order to accommodate the projected growth within the planning horizon, future growth
within the Urban Area shall be encouraged in a pattern of compact villages at densities that support public
transit.
Policy LU–2.1: Village Types Defined—Transit-Oriented Developments (TODs) vs.
Traditional Neighborhood Developments (TNDs). Both TODs and TNDs are compact mixed-
use villages, characterized by a village center within a higher-density urban core, roughly
equivalent to a 5-minute walking radius (1/4 mile), surrounded by a secondary mixed-use, mixed-
density area with an outer boundary roughly equivalent to a 10-minute walking radius from the
village center (1/2 mile). The distinction between a TOD and TND is that the approximate location
of a TOD is currently designated on the Official Kona Land Use Map (Figure 4-7) along the trunk or
secondary transit route and contains a transit station, while TND locations have not been
designated and may be located off of the trunk or secondary transit route at a location approved by
a rezoning action.
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Kona CDP 4-39
Action LU–2.1a: Amend Chapter 25 Zoning Code to define TODs and TNDs.
Action LU–2.1b: Conduct public workshop to educate community, including
landowners, developers, and the public about TOD/TND Villages (PD, R&D, DC, 1-2)
Action LU–2.1c: Work with landowners, through the Design Center to encourage
proposals consistent with Village Design Guidelines (PD, on-going).
Policy LU-2.2: TOD/TND Components. The components of a TOD/TND include Urban Core,
Secondary Core, and Greenbelt. A TOD/TND contains a higher density urban core surrounded by
a lower density secondary area. A greenbelt should, in turn, surround and define the outer edge of
the secondary area.
Urban Core: To control the scale and intensity of development
within the urban core of a TOD/TND, there shall be two types of
urban cores:
a. Regional Center. Regional centers are intended
for mixed use and higher-density residential,
retail and commercial, employment, and/or
regional one-of-a-kind facilities, such as major
civic, medical, education and entertainment
facilities. Regional centers shall be designed
around a Commercial Center, which is the focus for the Village and designed to encourage
pedestrian activity.
b. Neighborhood Village. Neighborhood Village Core Areas are intended for predominately
residential, public/civic uses, or small-scale neighborhood-oriented commercial uses. The
Core’s commercial uses are of a small scale and are intended to serve the needs of the
Village residents. Neighborhood Village Core Areas shall be designed around a
Neighborhood Center. Land uses include recreational space, small-scale public/civic
uses, neighborhood oriented retail uses, and mixed-use.
2. Secondary Area. TODs/TNDs may be surrounded by more auto-oriented, lower-density
areas called “Secondary Areas.” The Secondary Areas are within a half-mile of the TOD/TND
urban core. These Secondary Areas take advantage of the services within the Urban Core
through an interconnected street system with easy access to transit by foot, bike or car.
Secondary Areas will be primarily comprised of standard single-family and multi-family
neighborhoods. These areas may also provide more land-extensive uses that serve TOD/TND
residents, such as schools and community parks. Because of their proximity to the Urban
Core, Secondary Areas are ideal for bicycle travel.
3. Greenbelt. The Greenbelt is an undeveloped area surrounding the Secondary Area. The
Greenbelt is a strategic planning tool to prevent urban sprawl by keeping land permanently
open. The purpose of the Greenbelt is to prevent urban sprawl of the TODs/TNDs, prevent
neighboring towns from merging into one another, and to preserve the setting and the
GREENBELT
SECONDARY AREA
URBAN CORE
GREENBELT
SECONDARY AREA
URBAN CORE
TOD COMPONENTS
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character of the TODs/TNDs. The Greenbelt may also serve multi-purpose uses, such as for
drainage (e.g., flow ways or retention basins), sensitive resource preserves or wildfire
protection buffers.
Policy LU-2.3: TODs Identified. To control the spacing of transit stations in support of Policy
TRAN-1.2, TOD floating zones, identifying the general location of TODs, should be encouraged, as
shown on the Official Kona Land Use Map (see Figure 4-7):
1. University Village (Regional Center). The goal is to use the university as a catalyst for
complementary commercial opportunities surrounding the campus and to attract students,
faculty, and staff to live on or near campus. The university would hopefully be a center for
cultural and performing arts, life-long learning, innovation, and workforce development that
would benefit the broader community.
2. Kalaoa Village (Neighborhood)
3. Kaloko Makai Village (Neighborhood)
4. Honokōhau Village (Regional Center) The County Civic Center shall be one part of a
centralized government service center with surrounding complementary office and retail. The
area would serve as an appropriate location for a regional park that would include active
recreation facilities and a multi-purpose auditorium.
5. Keahuolū Village (Neighborhood)
6. Makaeo Village (Regional Center) A major retail center is planned near the Old Airport Park.
As a mixed use village, the plan is to introduce residential uses into the mix, design a
complementary relationship to the Old Airport Park, and to integrate a transit hub or major park
and ride facility for commuters (primarily resort workers).
7. Kailua Village Redevelopment (Regional Center) In recognition of the importance of Kailua
Village as the cultural, retail and visitor core of the Kona District, redevelopment of the area
shall be a high priority. The majority of Kona’s urban affordable housing is located close to the
Village Center, but much of this housing is in poor condition. The availability of infrastructure in
the Village offers the opportunity to provide new, high density affordable housing for the
resident workforce. Redevelopment plans shall consider the following: location of a transit
hub, enhanced pedestrian-oriented improvements along Ali‘i Drive, centralized public parking
strategically located in relation to shuttle routes, and village design guidelines.
8. Pua‘a – Wai‘aha Village (Neighborhood)
9. Kahului – Puapua‘a Village (Neighborhood)
10. Kahalu‘u Makai Village (Neighborhood)
Action LU–2.3a: Amend Chapter 25 Zoning Code to define TODs and TNDs.
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Action LU–2.3b: Initiate redevelopment plan for Kailua Village. Consider the
establishment of redevelopment authority, pursuant to HRS Chapter 53 (Urban
Renewal). Partner with the Kailua Village Business Improvement District program in
preparing the re-development plan (PD, KVDC, KVBID, 3-5).
Policy LU-2.4: Transit-Oriented Development (TOD) Floating Zones Development of TODs
are encouraged within the extent and locations of the floating zones shown on the Official Kona
Land Use Map (Figure 4-7). These locations are approximate and become fixed pursuant to the
Project District rezoning procedures as modified below:
1) Minimum land area. The minimum land area for a new community shall be consistent with the
zoning code’s requirements for project districts, which corresponds to the urban and secondary
core.
2) Project District Rezoning Application. In addition to the requirements specified for a Project
District application, the application shall include the following:
a. Conceptual Master Plan. To the extent practicable, the conceptual master plan shall
at a minimum address:
i. Mix of permitted uses and density;
ii. Transportation systems including street layout and standards, transit routes
and facilities, and bike and pedestrian pathways;
iii. Village center public facilities, if any;
iv. Infrastructure requirements, and timing;
v. Neighborhood park and public space standards;
vi. Phasing plan;
vii. Calculation and treatment of density transfer area, if any;
b. A County environmental report; provided that a County environmental report shall not
be required where an environmental impact statement or an environmental
assessment and negative declaration have been prepared and issued in compliance
with chapter 343, Hawai‘i Revised Statutes, as amended.
3) State Land Use Boundary Amendment Concurrent Processing. If a State Land Use District
Boundary Amendment is necessary, the Planning Director may accept the application, review
the application to determine consistency with the decision criteria below, suspend the
processing of the Project District until a decision is made by the State Land Use Commission,
and express the County’s support of the application before the State Land Use Commission
as consistent with the Kona CDP and County of Hawai‘i General Plan. The Project District
process may then immediately resume upon favorable approval by the State Land Use
Commission
.
4) Development Agreement. Concurrent with or subsequent to the adoption of a project district
ordinance, a development agreement pursuant to Hawai‘i County Code may be used to
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memorialize reciprocal agreements among the several parties responsible for implementing
the plan, including the County, and thereby vest the rights as set forth in the Development
Agreement.
5) Planning Commission Review. Section 25-6-44 of the Hawai‘i County Code along with
Planning Commission Rules shall dictate the timing and procedures of the Planning
Commission’s review and processing of a project district application.
6) Rebuttable Presumption. The Planning Director, Planning Commission, and County Council
should review the TOD application with a rebuttable presumption that the project furthers the
intent of Chapter 25 Zoning Code and is consistent with the goals, objectives, and policies of
the County General Plan and Kona CDP, provided that the proposed location is generally
consistent with the Official Kona Land Use Map and the conceptual master plan consistent
with the Village Design Guidelines. This rebuttable presumption does not apply to a TND
application since the general location of a TND has not been determined by the Kona CDP
7) Amendments. Amendments to the master plan shall be processed in the same manner as
the project district enabling ordinance, unless the council in the project district ordinance
authorizes the amendments to be made by the director.
Action LU–2.4a: Amend Chapter 25 Zoning Code to establish TOD floating zone
project district.
Policy LU-2.5: Village Design Guidelines. The Village Design Guidelines in Attachment B
should be used as a guide to the development of conceptual master plans for TODs and TNDs, as
well as subsequent projects or site plans implementing the conceptual master plans. The intent of
the Village Design Guidelines are to do the following:
1. Promote transit-oriented and pedestrian-oriented development, to increase transit use, to
manage traffic congestion,
2. Encourage mixed-use, compact development that is pedestrian in scale and sensitive to
environmental characteristics of the land, and facilitates the efficient use of public services;
3. Have residences, shopping, employment, and recreational uses located within close proximity
with each other and efficiently organized to provide for the daily needs of the residents;
4. Provide for a range of housing types and affordability within pedestrian-oriented, human-scale
neighborhoods;
5. Incorporate natural features, open space, and cultural features;
6. Provide efficient circulation systems for pedestrians, non-motorized vehicles, and motorists
that serve to functionally and physically integrate the various land use activities; and
7. Promote strong neighborhood identity and focus.
The Village Design Guidelines suggest:
1. An acceptable mix of uses for regional centers, neighborhood core areas, and secondary
areas;
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2. Minimum as well as maximum residential densities;
3. Non-permitted uses in the urban core that are primarily automobile-dependent that detract
from a walkable town center;
4. Pedestrian-oriented street standards, supplementing County of Hawai‘i Street Standards;
5. Nomenclature of public facilities and siting criteria that serve as the town focus;
6. Density transfer calculation methodology; and
7. Transportation standards.
Action LU–2.5a: Adopt Village Design Guidelines (Attachment B).
Action LU–2.5b: Continually improve and refine the Village Design Guidelines (PD,
DC, on-going).
Policy LU-2.6: TOD/TND Public Infrastructure and Facilities. To encourage the development
of TODs and TNDs, public financing sources should pay 100% for:
▪ Major proposed trunk transit route,
▪ A transit station (or transit station component if the transit station is part of a private mixed-use
project) within the Urban Core,
▪ A major park or plaza within the urban core.
In the preparation of the conceptual master plan, the applicant should coordinate the input of
appropriate agencies to identify sites and financing of appropriate public facilities such as schools,
libraries, and post offices, with respective financial commitments between public and private
sources documented in the master plan. The County water allocation and capital improvement
policies in Section 4.6: Public Facilities, Infrastructure and Services, Policy PUB-4.1 should further
support the development of the TODs.
Action LU–2.6a: Negotiate the respective cost-sharing of the appropriate public
facilities (DC, applicants, on-going).
Action LU–2.6b: Program funding of major transit routes, transit stations, and major
parks within urban core in coordination with proposed TOD build-out (PD, Fin., on-
going).
Policy LU-2.7: Traditional Neighborhood Development (TND) Floating Zone Established.
Where-as the locations of TODs are conceptually determined by the Official Kona Land Use Map,
the locations of TNDs are proposed by applicants outside of the TODs within the Kona Urban Area
(UA). Because of the need to review the specific suitability at the time of proposal, TND floating
zones shall not have the rebuttable presumption of a TOD; otherwise, rezoning procedures shall be
the same as a TOD Project District.
Policy LU-2.8: Development Outside Transit-Oriented Developments (TODs), but within the
Kona Urban Area. Development outside the TODs, but within the Kona UA, may occur as follows:
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1.Existing Zoning
a.TND Overlay. Any project greater than 20 acres on land zoned Single-family
residential (RS), Multiple residential (RM), Residential-Commercial Mixed Use (RCX),
General Commercial (CG), Village Commercial (CV), or Neighborhood Commercial
(CN), shall be permitted to develop as a neighborhood TND following the procedures
for a PUD and the Village Design Guidelines.
b.Non-TND Projects. Any project may be developed in accordance with the existing
zoning, subject to the following requirements:
i.Parks (see Policy PUB-6.2.)
ii.Affordable Housing. Resale restrictions on affordable units built in compliance
with HCC Chapter 11 (see Policy HSG-5.2).
iii.Street Standards. Connectivity standards (see Policy TRAN-2.1), street
standards (see Policy TRAN-3.1), and traffic calming standards (see Policy
TRAN-3.7).
iv.Wastewater. Priority sewer area (see Policy PUB-4.4).
v.Sensitive Resources. Survey of potential sensitive resources (see Policy ENV-
1.5).
2.Rezoning
a.TND. Any project greater than 20 acres within the Kona UA may apply for the TND
Floating Zone.
b.Conventional Rezoning. Rezoning to other than TND, is subject to the following
guidelines:
i.Consistency with LUPAG. Refer to Policy LU-1.3.
ii.Infill. Rezonings that promote infill are encouraged. The concept of infill is to
connect two or more pre-existing developments. Infill is usually associated
with small scale developments of 20 acres or less that have been leapfrogged
by the surrounding or adjacent developments. Infill rezonings should be
conditioned to ensure connectivity to the surrounding developments and,
where applicable, to provide mixed-use opportunities to make the area more
walkable.
iii.“Greenfields” Rezoning. Rezoning anywhere within the Kona UA, whether
within or outside a TOD area designated on Figure 4-7 Official Kona Land Use
Map, that is not a TOD, TND, or infill shall require an amendment to the Kona
CDP.
c.State Land Use. Where a rezoning application meets the above criteria, the County
shall support a State Land Use Urban Boundary amendment for lands within the
County Urban Expansion Area.
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Policies, and Actions Land Use
Kona CDP 4-45
Action LU–2.8a: Amend Chapter 25 Zoning Code
to create a TND overlay zone for existing zoned
lands within the specified residential and
commercial zoning districts.
Action LU–2.8b: Review subdivision and plan
approval applications pursuant to requirements
for parks, housing, street standards, wastewater,
and concurrency (PD, on-going).
Action LU–2.8c: Review conventional rezoning
applications pursuant to Policy LU-2.8 (2)(b) (PD,
on-going).
Objective LU-3: Rural Area Growth Management. To preserve the
rural character of the existing rural towns, the agricultural lifestyle, and
the open landscape.
Policy LU-3.1: Redevelopment of Rural Towns as
TODs/TNDs. The rural towns along Māmalahoa Highway,
consisting of Hōlualoa, Honalo, Kainaliu, Kealakekua, and
Captain Cook, are encouraged to be redeveloped as
TODs/TNDs. The master plan for a TOD/TND redevelopment
should: a) identify the site and appropriate design character
of a transit stop or station, as applicable; b) identify other
public facilities that would enhance the civic and economic
vitality of these towns; c) encourage innovative opportunities
to provide affordable housing and live/work opportunities; and
d) improve pedestrian-friendliness of the streetscape. To the
extent practicable, the TOD/TND master plan should follow
the intent of the Village Design Guidelines in Attachment B.
The master plan should be the basis for any comprehensive
rezoning, capital improvement program, and/or business
improvement district for facilities or services.
Action LU–3.1a: Initiate community organization
effort, including landowners, developers, and
public, on the opportunities of TODs/TNDs for
each of the rural towns (R&D, PD, on-going).
Action LU–3.1b: Prepare town master plan(s)
(PD, MT, town entity, 5-10).
Policy LU-3.2: Revitalization of Other Existing Rural Villages.
Rural Villages such as Hōnaunau, Nāpo‘opo‘o, Keālia, and Miloli‘i are
also encouraged to develop community-based revitalization master
Aloha Theatre in Kainaliu.
“Miloli‘i, last fishing village in Hawai‘i nei”.
Kainaliu. Nancy Pisicchio
Manago Hotel. Nancy Pisicchio
Chapter 4 Goals, Objectives,
Land Use Policies, and Actions
4-46 Kona CDP
plans that would serve as the basis for any comprehensive rezoning, capital improvement program, and/or
business improvement district for facilities or services.
Action LU–3.2a: Initiate community organization effort, including landowners,
developers, and public on the opportunities of TODs/TNDs for each of the rural
villages (R&D, PD, 3-5).
Action LU–3.2b: Prepare village master plan(s) (PD, village entity, 5-10).
Policy LU-3.3: Clustered Rural Subdivision Planned Unit Development (PUD). Provided a
PUD application for rural or agriculturally zoned land substantially meets the Clustered Rural
Subdivision Guidelines in Attachment C, the Planning Commission shall issue a recommendation,
with or without conditions according to Section 25-6 of the Hawai‘i County Code and Planning
Commission Rules. All other requirements and procedures of a PUD shall apply as set forth in
Article 6 of the Zoning Code.
Action LU–3.3a: Amend Chapter 25 Zoning Code and Chapter 23 Subdivision Code
to establish Clustered Rural Subdivision PUD.
Policy LU-3.4: Clustered Rural Subdivision Guidelines. In addition to HCC and Administrative
Rules relating to subdivisions, it is recommended that the Planning Department review applications
for subdivisions outside of the Kona Urban Area in combination with the Clustered Rural
Subdivision Guidelines in Attachment C. The intent of the guidelines is to minimize grading,
preserve the natural appearance of the land to the maximum extent possible, ensure agriculture
use in the State Land Use Agricultural District, and create a rural setting for residences. Towards
this end, the guidelines shall, at a minimum, specify:
1. Minimum lot sizes;
2. Natural and cultural resources meriting protection and associated buffer areas, as applicable;
3. Minimum standards for roads and wastewater disposal;
4. Legal tools for permanent protection, maintenance of open space, and/or agricultural lands;
5. Connections to the open spaces of surrounding areas.
Action LU–3.4a: Adopt Clustered Rural Subdivision Guidelines (on-going).
Action LU–3.4b: Continually improve and refine the guidelines (PD, DC, on-going).
Action LU–3.4c: Work with State to allow individual home sites smaller than one
acre on lands classified as Agricultural so as to increase the flexibility of the
Clustered Rural Subdivision Program (PD, OSP, on-going).
Policy LU-3.5: Encourage Clustered Rural Subdivision for IAL Lands Less Than 5 Acres.
Any subdivision of important agricultural land (IAL) lands involving 30 acres or more currently
zoned at densities between and including Ag-1a to Ag-5a and FA are encouraged to follow the
Clustered Rural Subdivision Guidelines in order to prevent sprawling, large-scale residential
subdivision of these lands.
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Policies, and Actions Land Use
Kona CDP 4-47
Action LU–3.5a: Review subdivision application for lands with existing zoning Ag-
1a to Ag-5a and FA pursuant to Policy LU-3.5 (PD, on-going).
Action LU–3.5b: Work with landowners through the Design Center to encourage
proposals consistent with Clustered Rural Subdivision Guidelines (PD, on-going).
Policy LU-3.6: Subdivision on Agriculturally-Zoned Land Served by a Private Water System.
When granting any subdivision water variance served by a private water system to allow a
subdivision involving 30 acres or more, a condition of the variance should be to follow the
Clustered Rural Subdivision Guidelines.
Policy LU-3.7: Farmworker Housing. Agricultural employee housing where the employee works
a minimum of 20 hours a week on a farm is permitted on agriculturally zoned lands where the
housing and the farm are not on the same parcel.
Action LU–3.7a: Reviewing Agricultural Employee Housing proposals pursuant to
Policy LU-3.7 (PD, on-going).
Policy LU-3.8: Rezoning Outside of Urban and Rural TODs and Outside of GP LUPAG Urban
Area. Rezoning of areas currently zoned agricultural, outside of the Urban and Rural TOD areas
shown on Figure 4-7 Official Kona Land Use Map, and outside of urban designations on the
General Plan LUPAG, shall not be allowed, except in the following limited circumstances: (1) the
rezoning allows only a small number of additional lots, consistent in scale with the transfer of lots
to family members, (2) the rezoning does not create a net increase in the potential number of
agricultural lots (such as a rezoning that increases potential density in one area but also reduces
density in another), or (3) the rezoning is to permit a subdivision consistent with the Clustered
Rural Subdivision Guidelines, while preserving the majority of the property in non-residential use
dedicated to agriculture, open space, or other conservation purposes, and does not have the
primary effect of allowing subdivision into lots smaller than allowed by existing zoning. This policy
is intended to prevent the rezoning of agricultural property to allow agricultural subdivisions where
the primary objective of the lot owner will be to have a residential estate.
Action LU–3.8a: Review rezoning applications with higher burden of justification
pursuant to Policy LU-3.8 (PD, on-going).
Objective LU-4: Pro-active Design Review. To foster a spirit of excellence, creativity and collaboration
among the applicants, community, and County to meet the Kona CDP goals, objectives and policies.
Policy LU-4.1: Design Center Establishment. The County Planning Department shall establish
a Design Center to accomplish the following objectives:
1. To support and expedite the translation and implementation of the Kona CDP goals,
objectives, policies, actions, and design guidelines as applied to proposed development
projects;
2. To be a catalyst for creative excellence and innovation;
3. To foster public-private partnerships;
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4-48 Kona CDP
4. To promote coordination and collaboration among the community, government agencies,
applicants, landowners, professionals, and educational institutions;
5. To provide education on best design practices to applicants, government staff, community
members, educators and students; and,
6. To award and recognize exemplary projects.
Although the Design Center will be administered by the Planning Department and staffed by
County employees, the department may organize a technical committee of interdisciplinary
volunteers.
Action LU–4.1a: As an option, consider budgeting and hiring independent
contractor(s) to determine the structure of the Design Center and to establish a pilot
program. During this interim period, the independent contractor will provide
recommendations to the Planning Director for land use applications requiring
Design Center review (PD, 1-2).
Action LU–4.1b: Create and fund positions to staff the Design Center (PD, 2-3).
Policy LU-4.2: Mandatory Review. The Design Center shall review and provide
recommendations to the applicant prior to submittal of the application to the Planning Department
for all master plans prepared for floating zones (TODs/TNDs, Affordable Housing, Eco-Industrial)
and Clustered Rural Subdivision PUDs. Projects implementing these master plans, as well as any
other project within the Kona CDP planning area, are encouraged, but not required, to be reviewed
by the Design Center.
Action LU–4.2a: Amend Chapter 25 Zoning Code to require mandatory Design
Center review.
Policy LU-4.3: Coordinated Processing. For projects reviewed by the Design Center, a staff
member of the Design Center may be assigned to coordinate permit approvals for the proposed
project’s application process.
Action LU–4.3a: Assign and train staff (PD, 1-2
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4.3 ENVIRONMENTAL RESOURCES
The Environmental Resources section of the Kona CDP
identifies objectives, policies, and actions to guide the
management and protection of Kona’s environmentally
sensitive areas. It will become important to focus on
creative solutions that protect the environment while
allowing for growth, redevelopment, and increase
densities in strategic areas.
4.3.1 Existing Conditions
Mapping of various resources in the Kona region has
been on-going for many years. With advancing computer
technology, such Geographic Information System (GIS),
much of the available information has been incorporated
in computer databases. While the geographic detail made
possible by such computer mapping gives the sense that
such mapped information is comprehensive, accurate and
reliable, it is not always the case. The actual level of
accuracy and reliability varies widely. It is important to
continually improve the state of knowledge and track
changes by documenting the source and methodology of
the data collection.
The mapping data for the environmental resources collected for this plan come from the following sources:
1. Regulatory map with defined procedures to map and amend:
▪ Flood Insurance Rate Map (regulated under the Floodplain Management Code, Hawai‘i County
Code Chapter 27)
2. Legally mandated inventories yet to be completed:
▪ Trails—Under the Nā Ala Hele statewide trail and access program, the Department of Land
and Natural Resources is required to “inventory all trails and accesses in the State, whether
wholly or partly on public or private lands and whether or not under the jurisdiction of the
department” (HRS Section 198D-3).
▪ Historic sites—The State Historic Preservation Division is required to develop an inventory of
historic properties (any structure or site over fifty years old) and burial sites (HRS Section 6E-
3).
3. Voluntarily compiled databases that lack a comprehensive management system for verification and
maintenance:
▪ Critical Habitats: Although the U.S. Fish and Wildlife Service follows a formal procedure to
designate a critical habitat, there is no formal procedure to provide a map to the County permit
agencies;
▪ Coastal Resources and Water Quality Monitoring Stations: GIS data on coastal resources
compiled by the University of Hawai‘i at Hilo for the Planning Department; location of State
Guiding Principles Environment
1. Protect Kona's natural
resources and culture. ✓
2. Provide connectivity and
transportation choices.
3. Provide housing choices.
4. Provide recreation
opportunities. ✓
5. Direct future growth patterns
toward compact villages,
preserving Kona's rural, diverse,
and historical character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth.
7. Encourage a diverse and
vibrant economy emphasizing
agriculture and sustainable
economies. ✓
8. Promote effective governance. ✓
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Department of Health (DOH) water quality monitoring stations (Source: U.S. Environmental
Protection Agency and DOH (State GIS Program)
▪ Anchialine Ponds: Data digitally representing occurrences of anchialine ponds that were
recorded by Hawai‘i Natural Heritage Program, between 1970 – 2000 (Source: National
Oceanic and Atmospheric Administration, National Ocean Service, Office of Response and
Restoration, Hazardous Materials Response Division (University of Hilo, Department of
Geography and Environmental Studies)
▪ Native Habitats: The Hawai‘i Natural Heritage Program (HNHP) collects information on the
location and condition of Hawai‘i’s rare animals, plants, and natural communities (ecosystems)
(Source: Hawai‘i Natural Heritage Program (November 2005). Information in the database
spans from the 1800’s to present day. Data summarizes species current and historical ranges,
decline or increase in the number of individuals, recorded habitat and observed threats. The
HNHP database includes four categories: Natural Communities, Special Vertebrates, Special
Invertebrates, and Special Plants. The HNHP database includes only rare occurrences. A
natural community is considered rare and imperiled if it is known from 20 or fewer localities or if
it covers less than 2,000 acres in the world. For plants and animals, the HNHP defines taxon
as rare if records indicate that its current distribution or abundance is limited, i.e. it is known
from 20 or fewer locations or fewer than 3,000 individuals have been observed in the wild.)
4.3.2 Overall Strategy
People in Kona have a growing ecological awareness and respect for their diverse resources – one that
must be translated into a commitment to protect and manage these resources. This commitment will only
be implemented by policies that are based on knowledge about our diverse resources as well as on
humility that we do not know the full consequences of all that we do and err on the side of caution
(precautionary principle), and on the understanding that all of us must assume some responsibility to do our
part.
The following strategy emerged from this attitude:
1. Managing our Impacts. The reasons to minimize human impacts on natural resources are many,
while many are yet to be known. Ecosystem services upon which our survival depends (e.g., clean
drinking water) must be maintained. This concept was honored by Hawai`i’s earliest inhabitants, most
clearly in the “mountain to sea” ahupua‘a model of land use. This awareness and the larger reality of
the intrinsic value and interconnectedness of all natural systems should be expanded upon and
protected through education and intelligent land use policy. The Kona CDP’s Land Use Policies are
intended to limit both urban and rural sprawl and also serves to provide direct benefits toward
managing our resources.
a. Recognizing the Multi-Value Importance of the Mauka Lands. Before human contact, a band
of wet native forest thrived, extending from sea level to 6,000 feet in elevation (Atlas of Hawai‘i, 3rd
Edition). Besides being a habitat for native species, this forest “absorbed” much of the rain. This
water that percolated into the ground and recharged the groundwater “reservoirs.” As forests were
cleared for pasture or other purposes, much of the rainfall that would have been absorbed now
runs off the land surface. Recognizing the value of these mauka lands for its habitat, groundwater
recharge, and stormwater management values, the objectives are to encourage the preservation of
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Kona CDP 4-51
the forest that remains, the restoration of forest lands, as well as the innovative restoration of some
of the innate functions of the cleared lands (e.g., detention basins that mitigate surface flow and
promote groundwater recharge).
b. Turning Stormwater Management into an Asset. If the mauka lands are able to mitigate some
of the surface stormwater runoff, there is still a challenge in managing stormwater runoff because
of Kona’s steep topography and undefined drainageways. The objective is to identify the
drainageways where the major stormflows would be directed, provide a buffer to these
drainageways to account for our imperfect knowledge, and to design these drainageways to
function as recreational or open space amenities (e.g., linear parks).
c. Not Exceeding the Limits of the Groundwater Resource. Compared to the wet, windward side
of the island, Kona’s basal groundwater resource is thin. The primary groundwater source is high-
level groundwater; the extent of which as a resource is uncertain. The objectives are to conserve
water, encourage alternative sources (e.g., reclaimed wastewater) for non-potable uses, and
ensure adequate capacity of the County water system to serve the preferred growth areas set forth
in the Land Use element (see Section 4.6 Public Facilities, Infrastructure, and Services for these
policies that apply to the County’s water system).
d. Integrating the Coastal Resources. Kona is blessed with unique anchialine ponds, beautiful
sandy beaches, abundant coral reefs, and clear nearshore waters. What we do on the land
impacts these coastal resources. The objectives are to manage the activities that are the major
source of pollutants that reach the coastal waters through groundwater seepage or surface runoff,
and to monitor the water quality to know when corrective action is in order.
e. Protecting Sensitive Resources. Besides the mauka lands, there are other sensitive resources
that need to be protected through regulations and/or incentives. The first step is to classify what
resources are “sensitive”—i.e., unique, rare, fragile, providing an essential support service, or other
values. The second step is to develop a reliable inventory of these resources. This second step is
a considerable challenge given the varying stage of accuracy and completeness of the available
information for each resource. Nevertheless, a central data gathering system needs to be
developed that continually improves the state of knowledge.
2. Managing Access as a Linked Network of Open Spaces. Not all open spaces should have
unrestricted public access (e.g., forest reserves, sacred sites). Where public access is permitted,
whether unrestricted or managed, the objective is to create a network of “hubs” (e.g., parks) and “links”
(e.g., trails, bikeways). While reaffirming the Guiding Principle for expanded recreation opportunities,
the vision is also for residents and visitors to have the option to walk or bike to a beach or park, as well
as drive on a scenic route.
3. Prioritizing Limited Financial Resources.
a. Establishing Acquisition Priorities. The objective is to set clear priority criteria for land
acquisition based on significance, extent of public use, or the extent of restrictions on other private
use.
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4. Ensuring Maintenance. Adequate funding should be budgeted for proper maintenance, particularly
for resources open to the public.
4.3.3 Goals, Objectives, Policies, and Actions
Environmental Resources Goal: The natural and cultural resources enhance Kona’s character
together with the built environment, developed in harmony with ecological principles, where
residents and visitors enjoy and interact with nature through a networked system that promotes a
healthy active lifestyle, and where the financial and moral commitment reflects the high level of
caring that the Kona people have for the land.
Objective ENV-1: Managing Impacts. In order to minimize impacts on the land, make use of best
management planning practices for any land-based endeavor by balancing public and private rights, and
taking advantage of an ever-improving knowledge of resource sensitivity and natural processes.
Policy ENV-1.1: Central Environmental Resources Inventory. The County should be a central
repository of environmental resources GIS data (including the metadata documentation), assist in
inventory creation where there are data gaps, and assist in maintenance where there are no
assigned maintenance responsibilities.
Action ENV–1.1a: Compile available GIS environmental data and make it available to
the public (PD, DATA, on-going).
Policy ENV-1.2: Kona Mauka Watershed Management Program. The Kona Mauka Watershed
Management Program shall encompass the public and private lands mauka of Māmalahoa
Highway (see Figure 4-8a). The purpose of this program is to synthesize the current knowledge of
the mauka lands resources, develop a viable action plan to coordinate the various public agencies
and private owners, and serve as the basis for establishing an ecosystem services incentives
program. Such a program recognizes the ecosystem service value of our watershed and open
space in our community to protect values such as aesthetics and scenic vistas; water catchment
and infiltration; carbon sequestration; oxygen production; habitat enhancement and preservation;
fire suppression and fuel load management; soil conservation; preservation of cultural values; and,
potential for additional public access and recreational opportunities. It is recommended that the
action plan be prepared by the Kona Mauka Watershed Partnership, whose membership shall
include at a minimum the affected public agencies and private landowners, a community
representative(s), and the County.
The action plan shall be approved by the Kona CDP Action Committee (see Chapter 5). The
action plan should at a minimum address:
▪ Existing Conditions—physical characteristics, hydrology and water use, biological
resources, land ownership, existing land use and zoning;
▪ Ahupua‘a Watershed Values—water resources, native habitat, cultural resources, public
access and outdoor recreation;
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Kona CDP 4-53
Figure 4-8a Environmental Resources Map: Kona Mauka Watershed Area
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▪ Threats—invasive species, feral ungulates, human activities, aquatic pollutants, wildfire,
climate change;
▪ Management Program—cooperative private initiatives, government programs, designation
of suitable sending and receiving areas for density transfer, models of appropriate
development, certification system to determine eligible ecosystem services incentives,
grant administration
Action ENV–1.2a: Organize the Kona Mauka Watershed Partnership (PD, 1-2).
Action ENV–1.2b: Budget and hire contractor to coordinate and prepare Kona
Mauka Watershed Management Program (PD, 1-2).
Action ENV–1.2c: Implement Kona Mauka Watershed Management Program (PD, 3-
5)
Policy ENV-1.3: Publicly-Owned Mauka Lands. All public lands mauka of Māmalahoa Highway
should be managed with a holistic, multi-purpose approach for habitat preservation, groundwater
source protection, and stormwater management, as coordinated by a Kona Mauka Watershed
Partnership, based on a Kona Mauka Watershed Management Program. The objective is to
reevaluate the need to broaden and integrate the management of those lands currently under a
more focused management program (referred to as the “Managed Public Lands”) and to initiate
management program for those public lands not currently managed for environmental integrity
(referred to as “Institutional Public Lands”).
Action ENV–1.3a: Identify, inform, and educate affected public agencies to
participate in the preparation of the Kona Mauka Watershed Management Program
(PD, 1-2).
Policy ENV-1.4: Privately-Owned Mauka Lands. All private lands mauka of Māmalahoa
Highway are eligible for ecosystem services incentives as set forth in the Kona Mauka Watershed
Management Program, provided the landowner actively participates in the Kona Mauka Watershed
Partnership. Ecosystem services incentives include, without limitation:
1. Government funding. Payments from Federal, State, or County sources for a conservation
easements;
2. Property tax credits for landowners. A new ecosystem services assessment class would result
in minimum tax;
3. Grants. Grants administered by the Kona Mauka Watershed Partnership would be available to
help fund various ecosystem management activities such as constructing detention basins,
controlling invasive species, mitigating wildfire threats, restoring native forests, and other
activities consistent with the Kona Mauka Watershed Management Program;
4. Government approval assistance. The Design Center staff may be available to resolve any
difficulties with obtaining approvals for ecosystem management activities, such as issues
relating to the Conservation District, or in applying for various programs such as U.S. Forest
Services’ Forest Legacy Program.
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Action ENV–1.4a: Identify, inform, and educate affected private landowners to
participate in the preparation of the Kona Mauka Watershed Management Program
(PD, 1-2).
Action ENV–1.4b: Develop and establish ecosystems services incentives and a
financing program, through the Kona Mauka Watershed Management Program (PD,
1-2).
Policy ENV–1.5: Sensitive Resources. In the context of Kona’s ecology and history, the
following natural and cultural resources shall be considered sensitive and therefore shall be
inventoried, as part of any permit application to the County Planning Department (see Figures 4-8a
to 4-8d):
▪ Critical habitat areas as identified by the U.S. Fish & Wildlife or County General Plan;
▪ Predominantly native ecosystems, which may not be considered endangered but are
valued because of their nearly pristine condition;
▪ Anchialine ponds subject to a management Program addressed in Policy ENV-1.10: Non-
Degradation of Anchialine Ponds;
▪ High-level groundwater recharge area which shall initially be defined as all lands mauka of
the 1,500 foot elevation and which may be refined by the Kona Mauka Watershed
Management Program;
▪ Historic trails;
▪ Archaeological and historic sites subject to protection under HRS Chapter 6E; and,
▪ Enhanced Shoreline Setback (see Policy LU-1.5).
Any permit application that encompasses any of the above resources shall incorporate these
resources as assets. If a proposed project will have significant, unavoidable, adverse impacts to
any of the above resources, the presumption shall be denial of the application and the applicant will
have the burden of explaining any overriding considerations. The presence of any of these
resources shall qualify for density transfers through a planned unit development based on potential
gross density allowed by the prevailing zoning. The protection or restoration of any of these
resources should qualify for funding from the Kona Treasures Fund (see Policy ENV-3.3).
Policy ENV–1.6: Ecotourism and Other Mauka Lands Development. On LUPAG Extensive
Agricultural lands, a special permit for an ecotourism-related or other non-agricultural use may be
considered provided the proposed project is consistent with the Kona Mauka Watershed
Management Program and reviewed by the Design Center. If the project involves residential lots,
then the Clustered Rural Subdivision Guidelines (Attachment C) should apply. Density transfers
may be permitted between sending and receiving areas identified in the Kona Mauka Watershed
Management Program, including between non-contiguous parcels, as approved under the special
permit or Clustered Rural Subdivision PUD process.
Action ENV–1.6a: Enact appropriate mechanisms pursuant to Policy ENV-1.2 Kona
Mauka Watershed Management Program (PD, 3-5).
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Policy ENV-1.7: Flood Corridors. The County’s
Central Environmental Resources Inventory (see
Policy ENV-1.1) should include the Federal
Emergency Management Agency (FEMA) Flood
Insurance Rate Map (FIRM) 100-year floodplains,
as well as planned natural flow ways identified by
the Stormwater Management Program (see Policy
PUB –4.7), where predevelopment offsite runoff
from existing and future development will be
directed. Collectively, the FIRM floodplains and
the planned flow ways may serve as open space
amenities, such as linear parks and/or greenbelts
between urbanized areas.
Action ENV–1.7a: Develop priorities and financing strategies to improve accuracy
and comprehensiveness of flood mapping (DPW, 2-3).
Action ENV–1.7b: Budget and hire contractor to study feasibility of regional
stormwater management systems, such as flow ways (DPW, PD, 2-3).
Action ENV–1.7c: Identify corridors to be recommended for public open space
pursuant to Policy ENV-2.2 Open Space Network Program (PD, DPW, 3-5)
Policy ENV-1.8: Multi-Purpose Flood Corridors. If the flood corridor serves regional multiple
benefits the County should consider ownership and/or maintenance responsibility for the flood
corridor, upon request of the affected landowner. Owners may participate in an adopt-a-flood
corridor program to enhance the landscaping of the flood corridor fronting their property, preferably
with appropriate native Hawaiian plants.
Action ENV–1.8a: Establish guidelines for Adopt-a-Corridor Program (DPW, 1-2).
Policy ENV-1.9: Improvements Proposed Adjacent to Drainage Facilities. New construction,
improvements to repetitive loss structures, and substantial improvements proposed adjacent to
drainage facilities outside of the special flood hazard areas identified on the Flood Insurance Rate
Maps shall be subject to review and approval of the director of public works in compliance with
HCC 27-25.
Action ENV–1.9a: Supports Chapter 27 pursuant to Policy ENV-1.9 (on-going)
Flooding in Kona. Kona Soil Water Conservation District.
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Figure 4-8b Environmental Resources Map: Native Vegetation
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Figure 4-8c Environmental Resources Map: Native Plants & Animals
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Figure 4-8d Environmental Resources Map: Other Resources
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Policy ENV-1.10: Non-Degradation of Anchialine
Ponds. Within the United States, these unique
habitats are only found in Hawai`i. Anchialine shall be
eligible for the Kona Treasures Fund for restoration
and maintenance, subject to the preparation of a
maintenance and water quality monitoring plan. As
wetlands, these resources merit heightened
community vigilance for any violations of the federal
law relating to the disturbance of wetlands.
Policy ENV-1.11: Anchialine Ponds Management
Program. The County should adopt the following
strategies:
1. Conduct an inventory of anchialine ponds in Kona.
2. Develop management policy:
a. Development projects must map anchialine ponds and monitor their physical,
chemical, and biological status
b. Management of anchialine ponds on development project land should include
assessment and removal of invasive species
c. No development project should be approved that impacts anchialine ponds
3. Develop education modules for anchialine ponds and signage for sites in Kona to educate the
public about ponds and their “protected” status.
4. Identify public/private funding mechanisms for the maintenance of Kona’s anchialine ponds.
Action ENV–1.11a: Budget and hire contractor to verify and update anchialine
inventory and prepare the Anchialine Ponds Management Program (PD, COE, 2-3).
Policy ENV-1.12: Water Quality Monitoring Program. In recognition of Kona’s exceptional
nearshore coastal resource, a comprehensive system to monitor nearshore water quality should be
established for purposes of protecting public health as well as ecosystem health (particularly coral
reefs) to supplement the State Department of Health’s water quality monitoring program. At a
minimum, water quality should be monitored at stations which correspond to the popular water-
contact recreational areas and the exceptional coral reef habitats. The Water Quality Monitoring
Guidelines shall be referenced when requiring water quality monitoring as a condition of permit
approval or in the establishment of a comprehensive Water Quality Monitoring Program.
Kaloko Wall. Nancy Pisicchio.
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Action ENV–1.12a: Hire consultant to prepare
Water Quality Monitoring Guidelines (PD, DPW,
DOH, 2-3).
Action ENV–1.12b: Set up water quality
monitoring station locations (PD, Community, UH
Sea Grant, DOH, 2-3).
Action ENV–1.12c: Organize and train community
base water quality team (PD, Community, UH Sea
Grant, DOH, 2-3).
Policy ENV–1.13: Environmental Resource Management
Education. A diversity of tools should be sought to provide
increased education and awareness on the part of our
residents and visitors regarding the preservation of Kona’s
environment.
Action ENV–1.13a: Develop appropriate educational tools for residents and visitors
and marketing plan to use them (R&D, 2-3).
Action ENV–1.13b: Conduct educational workshops (R&D, 2-3).
Objective ENV-2: Open Space Network. To develop a networked system of appropriate access to all
significant open space resources that enhances opportunities for residents and visitors for recreational,
educational, subsistence, or gathering purposes.
Policy ENV-2.1: Open Space Network Program. The purpose of the Open Space Network
Program is to enhance opportunities for residents and visitors to access Kona’s Environmental
Resources for recreational, educational, subsistence, or gathering purposes. The Program should
identify the following:
i. Hubs and Links. Map the existing and planned “hubs” and “links” that comprise the open
space network. “Hubs” include, without limitation, parks, cultural sites open to the public,
and natural beauty vantage points and views. The “links” include, without limitation,
bikeways, trails, scenic/heritage corridors, public accessways, flow ways, and linear parks.
ii. Public Access Management. Address any special needs to manage access, such as
ownership, maintenance, and/or sensitivity of the resource.
iii. Public Areas. Identify areas that have high traffic which shall then receive special attention
for funding, maintenance, safety and educational signage.
Action ENV–2.1a: Budget and hire consultant to prepare Open Space Network
Program (PD, PR, OSP, DLNR, TNC, NPS, 1-2).
How about Community Volunteer Deputies?
A community-based volunteer “deputy”
program to work with government
authorities expands the number of “eyes” to
inhibit violations, provides an opportunity for
individuals to become involved while ensuring that these individuals are
knowledgeable and trained, and serves as
an educational program as these deputies
share their knowledge with the broader
community.
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Action ENV–2.1b: Coordinate with the National Park Service’s (NPS) Ala Kahakai
Trail Program as follows (PD, DLNR-PR, NPS, on-going):
1. Continue to enforce county and state laws requiring public access to and along
the shoreline as a condition of land use approvals. These trails may become
official components of the Trail.
2. Require that applicants conduct metes and bounds surveys of any historic trails
and routes that will be required as part of the land use permitting process to be
preserved and that may become part of the Trail.
3. Encourage private landowners who have public access requirements as
conditions of a land use approval to execute an agreement with the NPS to
include these areas in the Trail, where appropriate.
4. Work with the NPS to identify public access easements with potential
incorporation into the Trail.
5. Work with the NPS to identify trail segments through county parks for
incorporation into the Trail.
6. Collaborate on the design and specific signage that identifies the route of the
Trail, particularly where is traverses County Beach Parks.
7. Include the Ala Kahakai National Historic Trail (NHT) administrative office on the
mailing list for the Planning Commission.
Objective ENV-3: Fiscal Commitments to Open Space. To affirm the commitment that expenditures for
open space management are just as important as investment in hard infrastructure (e.g., water, sewer, and
roads).
Policy ENV-3.1: Acquisition Priorities. To supplement the activities of the County Open Space
Commission, the Open Space Network Program shall identify high priority areas in Kona for public
acquisition, based on the following criteria:
a. Significant value;
b. Extensive public use;
c. Imminent threat by private development; and
d. Lack of alternative means of protection.
Action ENV–3.1a: Identify high priority areas for acquisition pursuant to Policy ENV-
2.1 Open Space Network Program (PD, PR, OSC, DLNR, 1-2).
Policy ENV-3.2: Maintenance Commitment. A variety of funding sources shall be pursued to
supplement, as necessary, existing government operational budgets to ensure a high standard of
maintenance of all “hubs” and “links” identified in the Open Space Network Program.
Action ENV–3.2a: Develop a financing strategy as part of Public Facilities Financing
Program (PD, 1-2).
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Policy ENV-3.3: Public/Private Partnership. To foster a public and private partnership of
stewardship, a Kona Treasures Fund should be established and administered by a non-profit entity
to implement the environmental policies set forth in this plan by supplementing any governmental
funding. The non-profit entity would enable individuals and/or businesses to contribute time and/or
tax-deductible monetary contributions for environmental causes.
Action ENV–3.3a: Establish Kona Treasures Fund as tax deductible organization
(PD, KCC, 2-3).
Action ENV–3.3b: Provide funding and staff support as well as public marketing
campaign (PD, KCC, 2-3).
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4.4 CULTURAL RESOURCES
In the Hawaiian language and culture, Kona is a
traditional Hawaiian moku (district) on the leeward side of
the island. To kama‘āina, however, it is more than just a
region or place; it is part of our being. In tradition and
custom, Kona’s great beauty and many resources have
been entrusted to the people by Akua (our Creator), and
inherent in this trust comes kūleana
(responsibility/obligation) to mālama (care for) all that
gives keola (life), so that it may ho‘omau (be
perpetuated). Today, this means to honor what has
gone before, be responsible for the present, and plan for
the future.
In the Hawaiian language and culture, Kona is a
traditional Hawaiian moku (district) on the leeward side of
the island. To kama‘āina, however, it is more than just a
region or place; it is part of our being. In tradition and
custom, Kona’s great beauty and many resources have
been entrusted to the people by Akua (our Creator), and
inherent in this trust comes kūleana
(responsibility/obligation) to mālama (care for) all that gives keola (life), so that it may ho‘omau (be
perpetuated). Today, this means to honor what has gone before, be responsible for the present, and plan
for the future.
Ahupua‘a and Mālama ‘Āina
In honoring the past, it is important to recognize the valuable lessons learned. One of these is the 7.
ahupua‘a land use model of sustainability, whereby the land was divided into pie-shaped wedges -- broad
at the shoreline and narrowing in the uplands -- providing a good diversity of natural resources for its
inhabitants. Another is that of mālama ‘āina that calls for the responsible and respectful use of the land and
sea, including all the natural resources in and on it, in a manner that promotes their conservation and
perpetuation, so the present, as well as the future generation, may be able to enjoy them alike. Prior to
1778, Hawaiians lived and practiced these principles in a truly self-sufficient manner. Understanding and
practicing these important principles of resource management are vital to understanding the Hawaiian
cultural landscape and our place on it, especially when decisions are made which will impact that
landscape and the long-term future of Kona. The very essence of this principle is embodied in the Hawai‘i
State motto “Ua mau ke ea o ka ‘āina i ka pono”, that the very life of the land is perpetuated in the proper
relationship of humans with nature.
Guiding Principles Cultural
1. Protect Kona's natural resources and culture. ✓
2. Provide connectivity and
transportation choices. ✓
3. Provide housing choices.
4. Provide recreation opportunities. ✓
5. Direct future growth patterns
toward compact villages, preserving
Kona's rural, diverse, and historical
character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth.
7. Encourage a diverse and vibrant
economy emphasizing agriculture
and sustainable economies. ✓
8. Promote effective governance. ✓
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Figure 4-9: Traditional Uses Concept Map
Graphic provided by Hilarie Keehne, Kamehameha Schools.
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Historical Perspective
The districts of North and South Kona have been very significant in the history of Hawai‘i. Because of the
mild climate, fertile mauka lands and abundant marine resources, from the time of the great chief, ‘Umi a
Liloa, Kona has been favored as a place of residence by various ruling chiefs and their extended families.
This resulted in a large population of inhabitants who settled in villages mainly along the coast (Kulakai),
particularly around bays and fishponds. Additional land uses occurred in the middle zone (‘āpa‘a), which
supported temporary habitation and resource gathering between the makai (coastal) and mauka (upland)
areas; and, the upland zones (wao kanaka), which supported larger-scale agriculture and dryland and
lowland forests. Figure 4-9 depicts the traditional lands uses and zones extending from offshore areas to
the piko or summit regions.
To support these populations and settlements, an elaborate system of nā ala hele (foot trails) was
established between makai and mauka areas, and these intersected with the more lateral ala loa (long
trails) that ran between the moku. Many of these trails still exist and can be found today, although some
portions may have been altered, damaged or simply remain overgrown.
Collectively, the settlements in Kona were probably some of the most densely populated in the Hawaiian
Islands (U.S. National Park Service, September 1993) and, as a result, complex religious, social, and
political systems and structures had developed around them. Many cultural practices, such as the
Makahiki festival and other rituals for invoking rain and fertility, centered in Kona. Moreover, many ancient
traditions and mythological personages were associated with Kona, such as the god Lono, who is credited
with introducing primary plant foods such as taro, sweet potato, yams, sugarcane, and bananas to the
Hawaiians.
Kona played a very significant role during the Kamehameha dynasty, and several defining moments in
Hawai‘i’s history took place here.
According to Kamakau (1961), when Kamehameha the Great was in his final years at Kamakahonu, the
coastal lands were part of a large royal center supporting the mō‘ī and his royal court, such that “at night
the sparkle of lights reflected in the sea like diamonds, from the homes of the chiefs from Kahelo to
Lanihau. The number of chiefs and lesser chiefs reached into the thousands.”
Following the death of Kamehameha I at Kamakahonu in 1819, his son Liholiho, succeeded him and, with
the urging of the kuhina nui Ka‘ahumanu and the Queen mother, Keopulani, he broke the traditional ‘ai
kapu (eating prohibition) at Kamakahonu. A short while later, Liholiho was challenged by Kekuaokalani, the
keeper of the war god Kukailimoku, who wanted no part of this change. A fierce battle ensued along the
shore at Kuamo‘o, and the hundreds that were killed in the battle, the last fight in Kona, were laid to rest at
Lekeleke. Those burial grounds can be seen today at the end of Ali‘i Drive, just south of Keauhou Bay.
After the defeat of Kekuaokalani, the ancient kapu system was largely abolished, although some practices
continued long after that.
The following year and just a few months after the kapu system had been broken, the first Christian
missionaries arrived at Kamakahonu, and, in 1823, Moku‘aikaua, Hawai‘i’s first Christian church was
erected in Kailua. Additional churches were then established throughout the district, a number of which still
remain in active service today.
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After the death of Liholiho in 1825, Kauikeaouli became King Kamehameha III. His reign, which continued
until 1854, was the longest in the history of Hawaiian Monarchy.
The town of Kailua is one of the most historically significant areas in Hawai‘i, since it was the residence of
Hawaiian chiefs, including being the primary home of King Kamehameha I. This area has been described
by visitors in great detail. In 1823, when the English missionary, William Ellis, visited the area between
Kailua and Keauhou, he reported passing through many villages where the houses “are generally built on
the sea-shore” and mentioned seeing numerous heiau and burial grounds (Ellis 1963). In 1929-30, when
Reinecke surveyed the coastal areas of Kona, he made detailed notes on the large numbers of cultural
resources still remaining in those areas (Reinecke 1930).
Today, even 185 years after Ellis’ visit, the remains of these villages and the cultural resources associated
with them are known and continue to be uncovered throughout Kona, especially in the lower elevations and
coastal areas – a clear testament to the importance of Kona throughout Hawai‘i’s long history.
Hawaiian ranching history precedes, and is distinct from, the ranch history of America’s mainland west.
When Captain George Vancouver gave the gift of a few cattle to King Kamehameha I in 1793, he had little
idea how this single act would affect the history of Kona. Ten years later, an American gave a mare and a
stallion to Kamehameha I. The ranching history of Kona began with these two small introductions. After
bringing more cattle in 1794, Vancouver asked Kamehameha I to place a kapu on slaughtering them to
allow the herd to grow. Kamehameha I placed a kapu and also constructed a huge stonewall, the “pā nui”
to contain and protect them (Kona Historical Society, undated).
The mid-1870’s mark the beginning of the development of Kona’s coffee industry. In the early years,
Hawaiians and Chinese were hired to work on large coffee plantations. Later, Portuguese, Filipino,
Japanese, and others, who had either fulfilled or broken their contracts with Hawai‘i’s sugar plantations,
came to Kona to work the lands.
Descendants of these workers remained in Kona and wove their lives together with the Hawaiian
community, unified by the region’s powerful natural environment, thus providing the foundation for Kona’s
incredible cultural landscape. Their mutual inter-dependence based on self-sufficiency, stewardship, and
sustainability provides us with a model for the future.
4.4.1 Existing Conditions
Kona’s Cultural Landscape
The cultural landscape of Kona is multi-faceted and pervasive, and, in today’s modern society, sometimes
not well understood. Nevertheless, it is this landscape that is at the heart and very nature of the Hawaiian
culture; it is also that which is so vulnerable to the impacts of Western civilization.
In order to understand the concept of cultural landscape, it is important to have some knowledge of the
long-standing and valued cultural traditions and practices of the Hawaiian people, their relationship with
nature, and the importance of these to the sustainability of the culture for over one thousand years.
According to cultural historian, Kepā Maly (2001), “in any culturally sensitive discussion on land use in
Hawai‘i, one must understand that Hawaiian culture evolved in close partnership with its natural
environment. Thus, Hawaiian culture does not have a clear dividing line of where culture ends and nature
begins. In a traditional Hawaiian context, nature and culture are one and the same. There is no division
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between the two”. So, in the Hawaiian mind, all aspects of the land – all natural and cultural resources –
are interrelated and culturally significant.
Cultural Resource Identification, Determination, and Action
Kona has long been valued and known for its year-around mild climate, magnificent natural beauty, island
lifestyle, friendly people and ethnic diversity. Over the last 50 years, the Kanaka Ma‘oli (Hawaiian) culture
has undergone a true renaissance and interest in learning the traditions and customs of the host culture
has grown significantly.
To take responsibility for the present, the identity, scope and significance of valued cultural, historical and
natural resources which remain on and a part of the Kona lands today, and the extent to which traditional
and customary native Hawaiian rights, practices and beliefs are exercised and need to be determined.
Such a determination will provide direct information about the Hawaiian culture and convey a tangible and
unique sense of place and values, all of which are important to the present and future generations of Kona
residents and visitors alike. This, in turn, allows proper recognition and incorporation of the cultural
landscape into modern land use planning. By doing so, it values native Hawaiian traditional and customary
rights protected by the State constitution and further enables Hawaiian culture to thrive and perpetuate, as
envisioned by the Hawai‘i 2050 Sustainability Plan (January 2008).
Present Conditions:
Kona’s physical and cultural landscape has undergone
tremendous change since Statehood, and with the ever
increasing influx of new residents and visitors, the pace of
this change has been more rapid, especially with new
coastal and upland development taking place. Despite these
changes, many areas of Kona still contain undisturbed
historical and cultural resources which are significant and
valued, not only by the Hawaiian people, but the Kona
community, as well. While some sites are well known, most
sites are not apparent and are only found during
archaeological surveys. There is a need to enhance the contribution that
these sites can provide to the day to day lives of people in Kona, rather
than merely creating database inventories. At the same time, there is the
issue of not disclosing the locations of sites for fear of looting or damage by
the curious public.
The extensive Kona Field System from Hu‘ehu‘e to Hōnaunau and beyond,
are the lands that were intensively cultivated and yielded significant
agricultural production. Portions of this field system have been recorded
and can still be seen throughout Kona today. Kona contains approximately
40 sites listed on the National and State Historic Register. Most of these
sites are of traditional Hawaiian origin and can yield information vital to
reconstructing Hawai‘i’s early history. Equally, and perhaps more
significantly, however, are the thousands Pu‘uhonua o Hōnaunau National
of recorded historical and cultural sites and resources from the pre-contact Hawaiian period which are not
listed on the “Register”. Among these are numerous heiau along the Kona coast, particularly between
“When considering this relationship in the
context of the present time, the historic
preservation and cultural value of
archaeological sites is more than just their
excavation or information potential, and
archaeologists should recognize that Hawaiian
sites are cultural resources with spiritual and heritage values.”
Buddy E. Neller, 1998
Former SHPD Archaeologist
(Ruby McDonald, 2008)
Pu‘uhonua o Hōnaunau National
Historic Park.
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Kailua and Hōnaunau, including the more well-known structures at Kaloko-Honokōhau National Historic
Park, Ahu‘ena at Kamakahonu, Kauakaiakaola in Puapua‘a, the large complexes of Keolonāhihi and
Keakealaniwahine in Hōlualoa, those in the royal centers at Kahalu‘u and Keauhou, Hikiau at Nāpo‘opo‘o,
and, at Pu‘uhonua o Hōnaunau National Historic Park, where Hale o Keawe was the ancestral mausoleum
for many of Hawai‘i’s ruling chiefs before they were relocated to O‘ahu.
4.4.2 Overall Strategy
For the purposes of this plan, the Historic Sites Element of the County General Plan has been expanded to:
“Kona’s Cultural Resources.” The perspective of cultural resources much more fully captures the breath of
Kona’s cultural landscape, past, present, and future.
The future well-being of Kona’s cultural landscape can only be meaningfully addressed by policies in this
plan by recognizing:
1. The fundamental relationship between cultural resources and the natural environment, and
2. The urgent need to ensure their protection very early in the land use planning process.
Necessarily, this must involve commitments by citizens who have knowledge of these resources
and by government representatives who have a direct role in the land use planning process itself,
including those who are charged with proper implementation and enforcement of process itself,
including those who are charged with proper implementation and enforcement of laws designed to
protect these resources. Protection of resources will be aided by incorporating the values and
philosophy of the ahupua‘a resource management system into land use planning and decision-
making).
In addition, there is a need to recognize the significant
cultural and historic resources that are part of our built
environment within the District of Kona. The “built
environment” includes historic buildings, our villages, and
our agriculture lands, such as the Kona Coffee belt.
Throughout this plan, there are policies that will provide
tools to better celebrate and protect Kona’s cultural
landscape including:
▪ Long-term protection and management of
watersheds
▪ Long-term protection and management of coastal resources
▪ Protection and re-establishment of public trails
▪ Preservation of rural, small town, country character/atmosphere
▪ Retention of open space and prevention of urban sprawl
The County General Plan’s Historic Sites Element, adopted in 2005, includes a number of goals, policies
and standards that fall outside of the State Historic Preservation Division’s (SHPD) jurisdiction. SHPD also
lacks the regional insight needed to build upon the cultural foundation for Kona. While there is a sense of
the value of all ethnic groups who have come to Kona, information on the pre-contact and early-contact
eras remain largely undocumented and are in danger of being lost due to a lack of comprehensive planning
through a common, local knowledge base. Therefore, the time has come for the County of Hawai‘i to take
“Preserving Hawaii’s historic buildings,
landscapes and communities is more than a feel
good exercise, more than an economic
development strategy and more than a
marketing approach for the tourism industry. It is
central to who we are as a society and the value
that we place on the people, places and events
that shaped our present communities.”
Linda Delaney, 1990
OHA Land and Native Rights Dept.
(Ruby McDonald, 2008)
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a proactive role in the compilation of information on and management of our cultural resources, not just in
the Kona district, but throughout Hawai‘i County. In doing so, the County will be able to supplement State
policies in the following areas:
▪ Pursue community education initiatives about cultural traditions and resources
▪ Establish/update inventory of cultural resources
▪ Increase community interaction with cultural resources
▪ Encourage the use and protection of mea kanu (native plants)
▪ Promote the accurate and proper use of the Hawaiian language and traditional Hawaiian place
names
▪ Revise, implement and enforce county policies/laws to protect resources
▪ Uphold constitutionally protected rights
▪ Establish funding sources directed toward Cultural Resource protection
The following Goals, Objectives, Policies, Actions will greatly enhance our ability to implement the goals
adopted within the General Plan’s Historic Sites Element.
4.4.3 Goals, Objectives, Policies, and Actions
Cultural Resources Goal: The multi-ethnic cultures of Kona are preserved, protected, and restored
in a manner that perpetuates those cultures and all aspects of the Aloha Spirit.
Objective CR-1: Community-Based Program. Develop a community-based program to evaluate and to
protect Kona’s cultural resources. Kona is rich with historic and cultural resources, but organized, proactive
processes to provide stewardship for these resources are lacking.
Policy CR-1.1: Cultural Resources Commission (CRC). The Action Committee should work
closely with the County of Hawai‘i Cultural Resources Commission to implement the Kona CDP’s
goals, policies, and actions for Kona, along with the General Plan including:
1. Review and supplement the State’s inventory of historic sites, trails, and buildings
2. Recommend that cultural resources, including trails and historic sites appropriate for public
access be included as part of the Kona CDP Open Space Network Program. Provide
recommendations for the County to purchase appropriate buffers surrounding these sites, and
providing appropriate tools for interpretation.
3. Recommend which cultural resources may not be appropriate for public access.
4. Assist in the identification, preservation and restoration of historic buildings.
5. Prepare a report on Kona’s cultural landscape that would form the basis for:
a. Assisting in the development of a joint program with the State and private property
owners to protect and/or restore sites on public or private lands.
b. Aiding in the development of a public education program regarding Kona’s cultural
landscape and resources.
c. Identifying funding sources, such as the Kona Treasures Fund and the County Open
Space Fund, to undertake actions designated in this plan.
d. Promoting the accurate and proper use of the Hawaiian language and traditional
Hawaiian place names.
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e. Assisting in promoting public awareness, education, and the appropriate use of native
plants in public and private landscaping.
Action CR-1.1.a: Establish the CRC. The Cultural Resources Commission has been
established in accordance with Chapter 2 of the Hawai‘i County Code (PD, 1-2).
Action CR-1.1b: Identify by GPS
coordinates all existing historic trail
alignments that (a) have been
recommended for preservation by SHPD,
(b) appear on historic maps and/or are
known by oral tradition, and incorporate
these into the County GIS database (PD,
CRC, SHPD, NPS, 1-2)
Action CR-1.1c: On a continuing basis,
identify by GPS coordinates, all cultural
resource sites recommended for preservation by SHPD and CRC, and incorporate in
County’s GIS database (PD, CRC, SHPD, 1-2)
Action CR-1.1d: Budget sufficient county funding to provide for administrative and
technical support for CRC to complete its duties listed in Policy CR-1.1 (PD, CRC, 1-
2)
Action CR-1.1e: Establish a work plan to accomplish the duties in Policy CR – 1.1
(CRC, PD, 1)
Action CR – 1.1f: Prepare Cultural Landscape Report. (CRC, PD, 1-2)
Objective CR-2: Funding of Kona Historic Resources Programs. In addition to budgeting general fund
revenues, the County of Hawai‘i should seek and participate in programs that can provide resources
serving to protect and enhance Kona’s historic resources.
The federal government offers one source of preservation grant funds to local government agencies that is
administered and distributed through the State Division of Historic Preservation. Known as Certified Local
Government (CLG) funds, these monies are provided to the state by the federal government with the
express purpose that they be distributed to support preservation projects engaged in by local governments.
Typically, CLG funds help pay for historic site surveys and other studies and planning projects. If Hawai‘i
County becomes qualified as a CLG, it will become eligible to apply for funding to complete studies of the
historic resources in Kona and throughout the County.
Policy CR-2.1: Certified Local Government. The County shall maintain the CLG status as Part of the
National Historic Preservation Program, by establishing a Hawai‘i County Cultural Resources Commission
(CRC).
Plane Table Mapping at Kapuanoni Heiau.
Kamehameha Investment Corporation
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Action CR-2.1a: The County shall maintain
certification as a CLG under the National
Historic Preservation CLG Program in order
to be eligible to apply for and receive
preservation funding administered by
SHPD (CRC, PD, 1-2).
Policy CR-2.2: Regulatory System. The
County should examine interrelated
responsibilities, identify weaknesses in the
current programs, and make recommendations
for improving programs regulating and
protecting cultural resources and historic sites.
This may result in recommendations for
changes in policy County-wide or specifically to
the Kona CDP.
Action CR-2.2a: The County shall convene a workshop(s) that would include
government agency representatives, cultural representatives and other stakeholders
to review and make recommendations on the current programs intended to protect
cultural resources and other historic sites (CRC, 3-5)
Action CR-2.2b: The County shall recommend amendments to appropriate
ordinances to incorporate the stewardship and protection of historic sites, buildings
and artifacts (Grubbing and Grading, Subdivision Code) (CRC, 3-5)
Action CR-2.2c: The County shall recommend amendments to appropriate
ordinances to incorporate the appropriate use of native plants in the landscaping of
public facilities such as schools, government buildings, and parks. (CRC, 3-5)
Objective CR-3: Preservation of Kanaka Ma‘oli Culture and Island Values. Ensure that our Kanaka
Ma‘oli and island values and cultures are preserved and perpetuated.
The following is from the Strategic Actions, Kanaka Ma‘oli and Island Values, Hawai‘i 2050 Sustainability
Plan.
Policy CR-3.1: Honor Kanaka Ma‘oli
culture and heritage. The Kanaka Ma‘oli
culture is the foundation of Hawai‘i’s living
culture. We must ensure that the Kanaka
Ma‘oli people are supported and that this part
of our culture is perpetuated. The success of
this endeavor will ensure that the way of the
Kanaka Ma‘oli will guide our actions and
behaviors in the years ahead.
Recently restored Hāpaiali‘i Heiau in the foreground and Ke‘ekū Heiau in the
background undergoing restoration. Kamehameha Investment Corporation.
Hula hālau dancing at the Kamehameha III Birthday Concert.
Kamehameha Investment Corporation.
Chapter 4 Goals, Objectives,
Cultural Resources Policies, and Actions
4-78 Kona CDP
Action CR-3.1a: Ensure the existence of and support for public and private entities
that further the betterment of Kanaka Ma‘oli (public and private agencies, on-going).
Action CR-3.1b: Increase fluency in Kanaka Ma‘oli language. It is one of the official
languages of Hawai‘i (community, DOE, UH, on-going).
Action CR-3.1c: Sponsor cross-sector dialogue on Kanaka Ma‘oli culture and island
values (public and private agencies, on-going).
Action CR-3.1d: Protect Kanaka Ma‘oli intellectual property and related traditional
knowledge (public and private agencies, community, SHPD, on-going).
Action CR-3.1e: Provide Kanaka Ma‘oli cultural education for residents, visitors and
the general public (public and private agencies, community, on-going)
Policy CR-3.2: Preserve and perpetuate our Hawaiian and island cultural values by
celebrating our cultural diversity and island way of life. Our diversity likewise defines us.
Ensuring that our cultural practices flourish through language, dance, song, and art is crucial to
sustaining who we are as a people. We must protect and nurture all aspects of our diverse history,
traditions and cultures.
Action CR-3.2a: Increase the number of educators who teach cultural and historic
education (public and private agencies, community, on-going).
Policy CR-3.3: Enable Kanaka Ma‘oli and others to pursue traditional Kanaka Ma‘oli
lifestyles and practices. We must provide opportunities to those who want to pursue and
perpetuate the way of the Kanaka Ma‘oli.
Action CR-3.3a: Provide Kanaka Ma‘oli mentors with opportunities to pass on
Hawaiian culture and knowledge to the next generation of Kanaka Ma‘oli and others.
The power of wisdom comes from communication (public and private agencies,
community, on-going).
Action CR-3.3b: Perpetuate Kanaka Ma‘oli food production associated with land and
ocean traditions and practices (public and private agencies, community, on-going).
Policy CR-3.4: Provide support for subsistence-based businesses and economies. We
must create opportunities for the Kanaka Ma‘oli practice of subsistence-based businesses and
economies, and remove the hurdles to their start-ups and development. Such traditional cultural
practices are an economic alternative to Western forms of trade and commerce. Subsistence
fishing, gathering, hunting and farming are examples of subsistence-based economies that are
viable.
Policy CR-3.5: Ahupua‘a Resource and Management. Integrate the values and principles of
the traditional ahupua‘a resource and management systems as a basis for a sustainable Hawai‘i.
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-79
Action CR-3.5a: Apply the ahupua‘a concept in action plan for the Kona Mauka
Watershed Management Program (Policy ENV-1.2).
4.5 HOUSING
The Housing section of the Kona CDP identifies
objectives, policies and actions to guide the development
of affordable housing in Kona. Over the past decade,
housing availability, including affordable housing, has
been a growing issue within the County of Hawai‘i. Rapid
population growth in Kona has not been accompanied by
parallel growth in affordable housing construction. The
cost of housing construction; the price of land, and the
second home market all contribute to the lack of
affordable housing opportunities.
The availability of safe and decent housing for all
segments of our community is at the center of what it
takes to sustain a healthy community. Access to a range
of available housing affords the opportunity for our
community to be ethnically, professionally and age
diverse. It is the core of a strong, vibrant community. A
continuum of housing options shall exist, including
housing for homeless and disabled, housing for the
elderly, affordable rental housing, and affordable home
ownership. Housing types should be located to create a
mix of housing opportunities for individuals and families.
4.5.1 Existing Conditions
In 2006, SMS Research & Marketing Services, in cooperation with the Hawai‘i Housing Finance and
Development Corporation (HHFDC) and the various Counties’ housing agencies, prepared the Hawai‘i
Housing Policy Study, 2006 (February 2007) that reviewed various housing issues throughout the State of
Hawai‘i. This study provides current data but is primarily county-wide and not district-specific.
As the population increases, new households are formed and the need for housing increases. If the rate of
housing production keeps up with population increase, then housing availability will be sufficient to handle
the need generated by new households. Between 2003 and 2006, the County of Hawai‘i had an annual
increase of 4.3% in total housing units, while having a 2.7% annual population increase during the same
period (see Table 4-2) (SMS Research & Marketing Services, Inc., 2006).
Table 4-2 Total Housing Units, County of Hawai‘i, 1990 - 2006
1990 1992 1997 1999 2000 2003 2004 2005 2006
48,253 49,394 59,098 61,108 62,674 67,878 70,927 71,984 77,577
% Change 1990-2000 = 2.5%
% Change 2000-2003 = 2.6%
% Change 2003-2006 = 4.3%
Source: 2006 Housing Policy Study, SMS Research & Marketing Services, Inc., February 2007
Guiding Principles Housing
1. Protect Kona's natural resources
and culture.
2. Provide connectivity and
transportation choices. ✓
3. Provide housing choices. ✓
4. Provide recreation opportunities.
5. Direct future growth patterns
toward compact villages, preserving
Kona's rural, diverse, and historical
character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth.
7. Encourage a diverse and vibrant
economy emphasizing agriculture
and sustainable economies.
8. Promote effective governance. ✓
Chapter 4 Goals, Objectives,
Housing Policies, and Actions
4-80 Kona CDP
Although home construction has outpaced population growth, ironically, this County, and particularly Kona,
has a housing crisis. The production of new homes has been skewed to the upper income. As the real
estate prices on the West Coast have surpassed those in Hawai‘i, the out-of-state demand has increased
and has pushed home prices to
record highs. In this County, nearly
10% of the single-family homes and
16% of the condominium units were
owned by persons from outside the
State (SMS Research & Marketing
Services, Inc., February 2007).
Between 1990 and 2006, the housing
stock Statewide occupied by Hawai‘i
households has dropped from 92% to
86.8%, reflecting the recent trends for
increased resort development,
increased out-of-state real estate
purchases, increased number of
second homes, and the conversion of
residential units for visitor use. (SMS
Research & Marketing Services, Inc.,
February 2007).
Housing prices and rents in 2006 have been at historic highs. The chart to the left shows that the
countywide rate of increase in median price for sales prices and rents from 2003 to 2006 has been
unprecedented (SMS Research & Marketing Services, Inc., February 2007).
An enormous impact of rapid price run-ups and lower affordability is an increase in the number of
households with inadequate housing. Inadequate housing can be defined as including households affected
by pent-up demand, doubling up, and homelessness. Other impacts of the lack of affordability include an
increase in the number of young families moving out of the County, shortage of workers, and workers
forced to commute from more affordable areas such, as Hawai‘i Ocean View Estates (HOVE) in Ka‘ū, who
commute to their jobs in north Kona and Kohala. Kona not only has a shortage of housing for families
below the median income of the area, but also has a shortage of housing for many moderate-income
households that affects the ability to recruit and retain essential community personnel, such as police
officers, fire fighters, teachers, medical support, and civil servants.
The County of Hawai‘i defines an affordable unit as a for-sale or rental unit affordable to a household
earning up to 140% of the County’s median income, where the housing costs (e.g., rent or mortgage and
utilities) would not exceed 30% of the household income. The qualifying household income depends on
household size (see Table 4-3 for the 2006 Affordable Housing Income Guidelines). Based on 30%
housing costs at an assumed interest rate, Table 4-4 shows the 2007 affordable sales price and rents.
Where We Have Been
Housing Prices and Rents, 1985-2006
$100,000
$150,000
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$300,000
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$400,000
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Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-81
The affordability ratio is the ratio of the affordable
housing price to the median home price. A ratio of 1.0
means the median market price is at a level affordable
to the median income household, less than 1.0 means
the median market price exceeds the affordable price,
and greater than 1.0 means the median market price is
lower than the affordable price. The chart to the right
shows that for Hawai‘i County, the affordability ratio
dropped from affordable (over 1.10) in 2002 to very
unaffordable (about 0.70) in 2006 (SMS Research &
Marketing Services, Inc., February 2007). The Housing
Study projects that the median price has peaked and
the affordability ratio should start to improve to about
0.80 by 2010.
4.5.2 Overall Strategy
The market forces and cost of infrastructure in Kona
has driven the price of homes skyward. Without
intervention, the market will deliver affordably priced
homes further and further away from employment job
centers, resulting in long commutes for the workforce.
Affordable housing within the urban core is essential to
maintain and enhance an economical and viably
diverse community. The market also does not
adequately meet special housing needs. Intervention
strategies are long overdue and need to be coordinated
with existing island-wide initiatives.
Existing island-wide initiatives include:
▪Affordable rental property tax incentives.
Property tax incentives are in place to
encourage landlords to offer affordable rents
(HCC Sections 19-2 and 19-53);
▪Density bonus. The inclusionary zoning requirements in HCC Chapter 11 provide a density
bonus where a developer who is required to meet the 20% affordable housing requirement is
entitled to a 10% density bonus and 10% reduction in lot size from what is permitted under the
existing zoning (HCC Section 11-8).
▪Homebuyer education program. The County Office of Housing and Community Development
(OHCD) has contracted with the Hawai‘i Home Ownership Center to provide an island-wide
homebuyer education program that includes the following: financial literacy (setting financial goals,
preparing budget plans, saving for homeownership, understanding credit), shopping for a home
(identifying needs, tenancies and tenure, referrals to lenders and realtors), and post-purchase
counseling (basic maintenance and repair, predatory lending, mortgage delinquency counseling).
Dilemma of Workforce Housing: Case example
of a 2-income household of a starting police
officer and an elementary school teacher
Even for a two-income family of a starting police officer and an elementary school, to purchase a new home at the median price of
$500,000 would require paying 50% of their
household income for mortgage, property
taxes, property insurance, and utilities.
Median sales price 3-
bdrm SFD $500,000.00
80% Mortgage $400,000.00
Monthly payment @
6.5% interest, 30 yrs $2,528.27
Property tax $333.33
Insurance $416.67
Utilities $300.00
Subtotal: Shelter costs $3,578.27
Starting Police salary +
starting teacher salary
per month $7,166.67
2006 County median $4,250.00
Police + Teacher % median 169%
Shelter: Income % 50%
AFFORDABILITY
0.40
0.50
0.60
0.70
0.80
0.90
1.00
1.10
1.20
1.30
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Figure 2
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Chapter 4 Goals, Objectives,
Housing Policies, and Actions
4-82 Kona CDP
▪ Hawai‘i Island Housing Trust (HIHT). The County established this 501(c)(3) non-profit
corporation to develop housing projects and provide technical or financial assistance to other non-
profits.
The overall strategy builds on these on-going initiatives and structures a partnership where all sectors are
asked to contribute towards finding solutions to the very complex problem of affordable housing—for
landlords to consider affordable rentals, for private developers especially to help meet the needs of our
workforce population, for the public sector and non-profits to share the burden of providing housing for the
lower income, and for the community to support these efforts with donations, time, and awareness.
The primary target groups for housing assistance includes three sectors:
1. Low-income households (<80% median income): Since this group will find it very difficult to
support a market rate mortgage to buy a home, the focus is to expand self-help housing program
opportunities, build more new rental units (primary responsibility of government and non-profits),
encourage affordable rentals of existing units through property tax incentives, and provide
supplemental assistance for the Section 8 rental subsidy;
2. Moderate-income households (80 to 180% median income): To enhance homeownership
opportunities, the focus is to provide incentives for non-profit housing entities and private
developers, to optimize the use of suitable government land for affordable housing projects, to
enhance the first-time buyer’s capacity through homebuyer education and counseling programs,
and to keep these affordable units affordable upon subsequent sales through deed restrictions; and
▪ Elderly and disabled: To encourage private developers to build more units appropriate for
the elderly or disabled, bonus incentives are provided; to assist the elderly and disabled
evaluate housing choices in relation to their special needs, a one-stop information and
counseling center is proposed.
As a framework to focus the efforts, the strategy involves the following plans:
1. Build Units.
▪ Research and Develop an Affordable Housing Floating Zone PUD. As an incentive to the
private sector, an affordable housing floating zone should be researched as a policy tool that
would expedite rezoning for property less than 15 acres within the Kona Urban Area.
▪ Encourage Innovative Redevelopment within Existing Villages. Existing building codes
may pose obstacles to rehabilitation of existing buildings or innovative new construction. A
central point in government (the Design Center) would assist in identifying and resolving case-
specific problems and opportunities.
▪ Identify and Facilitate the Use of Suitable Public Lands. The use of public lands for
affordable housing significantly reduces the land cost of developing such housing.
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-83
Table 4-3: 2006 Affordable Income Guidelines
Chapter 4 Goals, Objectives,
Housing Policies, and Actions
4-84 Kona CDP
Table 4-4: Affordable Sales and Rent Guidelines for County of Hawai‘i
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-85
▪ Promote Accessory Units. Accessory units (also known as ‘ohana units) increase the
affordable rentals inventory, and also could enhance a buyer’s marginal capacity to buy a
home by factoring the supplemental rent income. Together with the County’s new tax break for
affordable rentals, this would be an incentive for more homeowners to consider creating
affordable accessory units.
▪ Offer Pre-Approved Affordable Designs. Small landowners or contractors could be
encouraged to build affordable units if pre-approved plans for starter homes, accessory units,
or other housing types were available at nominal or no cost.
2. Maintain the Affordable Inventory.
▪ Keep Some Units Perpetually Affordable. In a down market, the homes with restrictions are
hardest to sell. But unless restrictions are imposed, as soon as the market turns, the prices
will quickly escalate beyond the affordable range. Even in an up market, restricted homes that
offer better quality for the price as a result of subsidies and/or the reduction of the land cost
through a lease arrangement may be able to compete with unrestricted market homes.
Government or non-profits should take the lead to develop and administer the perpetually-
affordable inventory.
▪ Replace the Displaced. For redevelopment projects, if there are any existing affordable units
within the project area, the redevelopment project shall provide units comparable in number
and affordability.
▪ Renovate Under-Used Existing Rental Housing. Encourage repair, renovate, or redevelop
existing public housing or multi-family private units.
3. Increase Buying and Renting Capacity.
▪ Address Workforce Gap Group Needs. A segment of the population earns too much to
qualify for affordable housing programs, yet too little to buy or rent decent housing close to
their place of employment. These are your teachers, police officers, fire fighters, mechanics,
and other moderate income households. In an area such as Kona, where ordinary homes are
significantly more expensive than other parts of the island, the County’s definition of
“affordable” needs to be expanded to include this group to qualify for appropriate assistance.
▪ Enhance Buying Capacity. There are various means to help a prospective buyer to qualify
for a mortgage, such as no-down-payment loan or low-interest loan for the down payment;
location-efficient mortgages that give credit for reduced transportation costs when locating
closer to work; and energy-efficient mortgages that give credit for energy-saving designs that
reduce monthly utility costs.
▪ Enhance Renting Capacity. Kona’s rents often are too high to qualify for Section 8
assistance. A supplemental subsidy source could reduce the number of returned Section 8
vouchers.
Chapter 4 Goals, Objectives,
Housing Policies, and Actions
4-86 Kona CDP
▪ Provide Education and Counseling. To become a homeowner requires financial knowledge
and good credit. An effective education and credit counseling program is essential in
qualifying buyers and assuring that they are responsible homeowners.
▪ Raise the Workforce Earning Power. Community involvement is necessary in order to
create and sustain a quality educational system. Only by increasing the learning capabilities
and practical skills through our educational system can we shift upward the percentage of
Kona residents who earn enough to buy a home. For this reason, the policies and actions
related to workforce development (see Policy ECON-1.4) are pertinent to housing.
4. Address Special Needs.
▪ Elderly and Disabled. Even for those who are able to afford long-term care, choices are
lacking. To stimulate the supply, developers would be allowed to receive additional credit for
assisted living and other types of special housing which apply to the specific needs of the
elderly and disabled, respectively. A one-stop center to provide information on housing
choices is direly needed (see Section 4.6 Public Facilities, Infrastructure and Services).
▪ Single-resident Occupancy Units (SRO’s). Single-resident occupancy units, which are
dormitory-like structures, are particularly suitable to single farm workers and commuting resort
workers who need a place to stay during the work week. Because of the predominance of
these types of workers in Kona, developers are expected to meet their needs.
▪ Farm workers. To encourage more farm worker housing, a policy interpretation of the zoning
code may allow farm workers to live on a different farm than where they work.
▪ Homeless. The Kona Housing Trust Fund, discussed in Policy HSG-1.2, proposes an
additional source of funding to meet emergency needs to abate homelessness and to increase
the supply of homeless shelters.
5. Create a Funding Source and Housing Advocate.
▪ Turn the Second-Home Market into an Ally. Recognize the rippling effects of Kona’s
booming second-home market on the construction costs and sales prices of homes, ensure
that resort residential development either build affordable units (onsite or offsite) or pay in-lieu
fees.
▪ Establish a Non-Profit Corporation and Trust Fund. Establish a Kona Housing Trust Fund
to be administered by a Kona-based board of directors. This fund could be a repository for
HCC Chapter 11 in-lieu fees, shared appreciation proceeds, and other designated sources.
The fund would be used to finance or provide a match to subsidize land acquisition, water
commitment fees, predevelopment activities, infrastructure improvements, and other related
activities. The Trust could also facilitate matching developers who hold affordable housing
credits with those who need credits to satisfy their HCC Chapter 11 affordable housing
requirements.
6. Monitor Market Conditions and Need. Kona’s housing needs, which are unique to the rest of the
County, justify the need for regional-specific data to nimbly respond to changing needs and market
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-87
conditions. The Kona Housing Trust Fund is the funding source for data collection spearheaded by
the Kona Housing Non-Profit.
4.5.3 Goal, Objectives, Policies, and Actions
Housing Goal: Diversity of housing choices for all segments of the population close to places of
employment and/or daily needs.
Objective HSG-1: Create Local Funding Source. To establish a non-profit entity and funding source to
address Kona’s affordable housing needs, which are particularly acute relative to the other areas of the
County.
Policy HSG-1.1: Kona Housing Non-Profit. The Kona CDP Action Committee (see Section
5.2.1 Organizational Structure and Membership) should advocate for existing non-profit
corporations, or the creation of a new non-profit corporation, to carry out the Housing policies. The
board of directors for this Kona Housing Non-Profit should be Kona-based. Besides administering
the Kona Housing Trust Fund, this non-profit should carry out other responsibilities specified in this
plan.
Policy HSG-1.2: Kona Housing Trust Fund. The Kona Housing Non-Profit should establish a
Kona Housing Trust Fund. The potential funding sources to be coordinated with the County
include linkage fees, which are funds contributed by companies requiring large numbers of
employees, in-lieu fees, shared appreciation proceeds, charitable contributions, and others. The
fund would be used as authorized by the Kona Housing Non-Profit, including without limitation,
down payment assistance to first-time homebuyers, supplemental Section 8 subsidy, supplemental
homebuyer education and counseling, homeless shelters, emergency rent, and data gathering.
Objective HSG-2: Monitoring Housing Conditions. To gather Kona-specific data in order to adjust to
changing needs and market conditions.
Policy HSG-2.1: Data Gathering. The Kona Housing Trust Fund may be used to finance annual
gathering of relevant data, as determined by the Kona Housing Non-Profit, including, without
limitation, the following:
1. To evaluate whether adjustments of target groups are necessary:
a. Median income for North and South Kona residents;
b. Median home sales price for North and South Kona;
c. Median rental for North and South Kona;
d. % own vs. % rent.
2. To evaluate current need for affordable units:
a. Number of affordable rental units and vacancy rates (Section 8 rent units or receiving
property tax break);
b. Number of returned Section 8 vouchers;
c. Number of perpetually affordable (controlled appreciation or leased) units and vacancy
rates;
Chapter 4 Goals, Objectives,
Housing Policies, and Actions
4-88 Kona CDP
d. Number of affordable units sold at market price (due to lack of demand for restricted
affordable unit);
e. Number on waiting list for government housing.
Objective HSG-3: Increase Buying and Renting Capacity of Target Groups. To assist the lower
income groups in obtaining decent housing and to enhance the opportunities of first-time homebuyers.
Policy HSG-3.1: Homebuyer Education and Counseling. The Kona Housing Non-Profit should
have the authority to supplement the County’s homebuyer education and counseling program,
ensuring appropriate and meaningful outreach to educate prospective first-time Kona homebuyers
on strategies to save money, finance mortgages (including the potential rental income of an
accessory unit), rehabilitate credit, and other pertinent subjects.
Policy HSG-3.2: First-Time Homebuyers. The Kona Housing Non-Profit (see Policy HSG-3.4
below) should have the authority to finance programs to assist first-time Kona homebuyers, thus
supplementing available county, state, or federal programs.
Policy HSG-3.3: Low-Income Renters. The Kona Housing Non-Profit should have the authority
to finance a program to supplement the Section 8 subsidy to pay security deposits, or provide other
assistance, in order to minimize the number of returned vouchers.
Policy HSG-3.4: Employer-Assisted Rental. The Kona Housing Non-Profit should have the
authority to assist employers who provide rental assistance to their employees for onsite housing
or housing within five (5) miles of the place of work by locating rental units and expanding
recruitment advertisements.
Objective HSG-4: Build More Units. To build more units that offer a variety of housing types, tenures,
and affordability
Policy HSG-4.1: Public Sector and Non-profits Primarily Responsible to Meet Needs of
Lower-Income and Middle-Income Renters. Because affordable rents cannot usually fully pay
for the actual costs to develop a rental project, the private market cannot be relied upon to deliver
these types of projects. Therefore, public housing projects and projects using public lands or
financing should devote a significant percentage of the residential units to meeting the needs of
middle-income renters (50 to 100% of median income) and lower-income households (less than
50% of median).
Policy HSG-4.2: Workforce Housing. Because of the higher market sales prices in Kona,
relative to the other parts of the island, even the workforce group (up to 180% of median income)
has difficulty finding housing close to work. Therefore, a developer of a housing project in Kona
may earn an affordable housing credit of 0.25 for every completed for-sale dwelling unit affordable
for qualified households earning 120-180% of median, provided that this provision shall be
superseded by any subsequent amendment to Chapter 11 relating to Countywide standards for
workforce housing.
11-5-(c) Affordable housing credits.
The developer shall earn affordable housing credits as follows:
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-89
(1) Sale of completed dwelling units affordable to qualified households earning 120-140% of
median: 0.5 credit per unit;
Policy HSG -4.3: Research and Develop an Affordable Housing Floating Zone PUD. In
recognition of the critical affordable housing needs in Kona, a project that meets the following
criteria would qualify as an affordable housing floating zone:
▪The project is located in the Kona Urban Area;
▪The project area requiring rezoning totals less than 15 acres;
▪The project is served, will provide, or has commitments to provide all necessary infrastructure
in a timely manner;
▪The project consists predominantly of residential uses and at least 80% of the residential units
will be priced to be affordable;
▪The application includes a form of a declaration of covenants that requires 80% of all
residential units built on the subject property to be affordable under the definition of HCC
Chapter 11 Housing (including workforce), in which the declaration shall incorporate by
reference the Affordable Housing Agreement referenced below and recorded upon rezoning
approval;
▪The application includes a draft Affordable Housing Agreement setting forth the terms of sale
or rent, resale restrictions, and other terms, which Agreement shall be finalized and executed
between the applicant and the County Office of Housing and Community Development prior to
enactment of the rezoning ordinance.
A project meeting the above criteria should entitle the applicant to the following:
▪The application for State Land Use reclassification, as appropriate, shall be processed
concurrently with the rezoning application;
▪The time period for the Director’s review and the Planning Commission’s review shall be
consistent with Planning Code and Procedures;
▪The project should be exempt from fair share (or impact fees) conditions;
▪If 100% affordable, the project in concurrence with the Design Center may preempt planning
standards pursuant to HRS Section 46-15;
▪The project may qualify for any available subsidies from the County, Kona Housing Trust Fund,
or other sources to pay, in whole, or in part the water commitment fees.
Policy HSG-4.4: Housing Variety and Suggested Unit Credits for other Affordable Housing
Projects. The housing in TODs and TNDs should be designed to mix the types, tenures, and
affordability at the block level, to the extent practicable. An additional credit of 0.5 (beyond the
credits specified in HCC Section 11-5) shall be recognized for senior or disability housing units
(e.g., assisted living) and affordable live-work units (see Table 4-5).
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4-90 Kona CDP
Table 4-5 Housing Credit
Percentage of median
household income
Affordable housing
credit per HCC Section
11-5
Elderly, Disabled, or
Live-Work Unit Credits
Dwelling
Unit
140-180% (proposed)0.25 0.75
120-140% 0.5 1.0
100-120% 1.0 1.5
80-100% 1.5 2.0
80% 2.0 2.5
Rental
Unit
80-100 1.0 1.5
60-80% 1.5 2.0
60% 2.0 2.5
Policy HSG 4.5: Innovation Encouraged for Redevelopment Projects. In Kailua Village, or the
Rural Towns and Villages, landowners or developers who wish to develop affordable housing by
rehabilitating or adapting an existing building, building a new infill building, or providing such
housing above a commercial establishment may bring their proposal to the Design Center. The
Design Center shall assist with any building code, zoning code, or other permitting issues to
facilitate and enable the construction of such units. The level of assistance, such as permit
coordination or subsidy financing, may increase proportionate to the number of committed
affordable units.
Policy HSG-4.6: Accessory Units. Accessory (‘ohana dwelling) units are encouraged in order to
increase the supply of rentals. For existing residences in conventional zoning districts that want to
add an accessory unit, the ‘ohana dwelling requirements of the zoning code apply.
Policy HSG-4.7: Pre-Approved Affordable Housing Designs. The Kona Housing Non-Profit
(see Policy HSG-1.2) may pay for the design of standard accessory units, starter homes, and other
appropriate housing types. The County should expeditiously issue building permits for pre-
approved designs. These designs shall be available to interested individuals or professional
builders at nominal or no cost.
Policy HSG-4.8: Research and Develop Density Bonus Increase for Affordable Housing.
The developer shall be granted a 1:1 density bonus over and beyond the 10% density bonus in
HCC Section 11-8 for each affordable housing unit that exceeds the affordable housing
requirements, up to a maximum 30% density bonus.
Objective HSG -5: Maintain Affordable Housing Stock. To maintain an inventory of affordable units to
meet present and future needs, while providing some opportunity for homeowners to upgrade their housing
condition through equity appreciation.
Policy HSG-5.1: Perpetually Affordable Units. Public agencies and non-profits that develop or
own affordable housing units shall utilize methods, such as leasing or controlled appreciation, to
ensure that sales prices of these units remain perpetually affordable.
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-91
Policy HSG-5.2: Privately-Constructed Affordable Units. For private projects subject to
affordable housing requirements, the Kona Housing Non-Profit or other non-profit shall have a first
right of refusal to 10% of the required affordable units. All affordable units shall remain affordable
for 40 years. No restrictions may apply after 40 years based on the rationale that newer homes will
replace these older homes in the affordable housing stock. During the resale-restricted period, the
level of restriction shall meet the following minimum requirements:
▪ 1st 20 years: The affordable units shall have a minimum 20-year controlled appreciation
restriction (cost of improvements plus appreciation based on the Honolulu Consumer Price
Index;
▪ After 20 years: The owner may sell the property at market value with a shared appreciation
with the County or Kona Housing Non-Profit at 50%;
▪ Right of First Refusal: After 20-years, the Kona Housing Non-Profit shall have the right of
first refusal to purchase the unit;
▪ Owner-occupancy: During the resale-restricted period, affordable units shall remain owner-
occupied or rented out by the owner at an affordable rate as certified by the County real
property tax division pursuant to the affordable rent provisions in HCC Chapter 19.
Policy HSG-5.3: Redevelopment Shall Not Displace Affordable Units. Where there are
concentrations of existing affordable units, redevelopment plans or projects shall ensure that units
comparable in number and affordability to the existing units are provided in the new project, with
priority given to displaced residents to purchase or rent.
Policy HSG–5.4: Renovate Under-Used Existing Rental Housing. For public housing, the
County should explore privatization or other options with the responsible public agency if the
responsible agency is financially unable to properly maintain the affordable units. For Kona, a
developer may earn affordable housing credits under HCC Chapter 11 Housing to rehabilitate
public housing rental units or units within a multi-family rental complex owned by a non-profit, with
the number of credits earned comparable to the costs the developer would have incurred for
construction of new rental units.
Objective HSG-6. Address Special Needs. To address the needs of special groups who are not
normally provided for in the free market system.
Policy HSG-6.1: Elderly and Disabled. Information services on housing choices to the specific
needs of the elderly and disabled (including caregivers) as well as potential providers, should be
provided by a one-stop information center coordinated through the Office of Aging (see Policy
PUB-3.2).
Policy HSG-6.2: Homeless and Emergency Rent. The Kona Housing Trust Fund may finance
the construction or operation of homeless shelters, and supplement or create an emergency rent
program to provide short-term (no more than six months) assistance to low-income households
who face potential homelessness as a result of unemployment, medical payments, or other
unforeseeable causes.
Policy HSG-6.3: Single-Resident Occupancy (SRO) Units. Recognizing that commuting resort
workers often prefer an affordable place to stay overnight during workdays and return home on the
Chapter 4 Goals, Objectives,
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4-92 Kona CDP
off-days, that immigrant farm workers are often single, and that SRO’s often are the last resort
before homelessness, developers and government housing agencies are encouraged to provide
such units in their mix of affordable housing units.
Policy HSG-6.4: Farm Worker Housing. To support Kona’s agricultural industry and its desire to
strive for greater food sustainability, farm workers may be allowed to live on a different farm from
that of where they work, as permitted by HRS 205.
Actions
Because the same actions in the Housing section crossover several policies, the actions are grouped
together. Acknowledging the island-wide programs, the following actions implement the Housing policies to
increase housing choices specifically for Kona:
Action HSG–a: Establish the Kona Housing Non-Profit. The Kona CDP Action Committee, with
assistance from OHCD, should advocate for the creation of a non-profit entity (Policy HSG-1.2). The legal
form of this entity needs to be appropriated to receive community donations, receive funds from the County
Housing Trust Fund for specific projects, enter into agreements with developers (who would sell the units
encumbered with covenants) for shared appreciation on certain HCC Chapter 11 housing units, and
possibly buy certain units from developers to lease (as rentals or leased land) (OHCD, 1-2).
Action HSG–b: Operate the Kona Housing Non-Profit. Once established, the Kona Housing Non-Profit
will set up an account (Policy HSG-1.3) to fund various initiatives set forth in the policies including the
following:
1. Sponsor a design contest and retain the winner to prepare pre-approved plans for starter homes,
accessory units, or other appropriate housing types (Policy HSG-4.7); (Kona Housing Non-Profit, 2-
3)
2. Draft standard first right of refusal provision to be included in the Affordable Housing Agreements
executed between the developer and OHCD and incorporated as deed covenants (Policy HSG-
5.2); (Kona Housing Non-Profit, 1-2)
3. Exercise rights of first refusal and purchase Chapter 11 units from developers to rent or lease to
income-qualified households (Policy HSG-5.2); (Kona Housing Non-Profit, on-going)
4. Establish programs in coordination and to supplement island-wide programs to do the following:
(Kona Housing Non-Profit, 2-3)
i. Assist first-time homebuyers with down payments or other assistance (Policy HSG-3.2);
ii. Work with landlords to negotiate affordable rents that qualify for property tax breaks and/or
Section 8 (Policy HSG-3.3);
iii. Work with employers to locate affordable for-sale or rentals in the vicinity of the workplace
(Policy HSG-3.4);
iv. Supplement the island-wide homebuyer education program to expand the outreach in the
Kona area (Policies HSG-3.1 and HSG-3.4);
v. Coordinate with other related programs to establish an emergency rent program (Policy
HSG-6.2);
vi. Coordinate with OHCD and other appropriate programs to establish a Kona-specific data
gathering and market-monitoring initiative (Policy HSG-2.1);
Chapter 4 Goals, Objectives,
Policies, and Actions Housing
Kona CDP 4-93
vii. As a result of continually monitoring the needs of the Kona community, advocate or take
action to meet existing or emerging deficiencies for special needs groups (e.g., elderly,
disabled, homeless, farmworkers) (Policies HSG-6.1, HSG-6.2, HSG-6.3, and HSG-6.4).
Action HSG–c: For government and non-profits to produce the units at subsidy levels to meet the needs
of the lower income groups, the following actions need to be taken:
1. The County and the community (e.g., the Kona Housing Non-Profit) should encourage the State
agencies currently developing affordable projects (e.g., DHHL at Laiopua, HHFDC at Keahuolu) to
review their projects for consistency with the policies to provide affordable rentals (Policy HSG-
4.1), mix of housing types (Policy HSG-4.4), and perpetual affordability strategies (Policy HSG-
5.1); (OHCD, Kona Housing Non-Profit, DHHL, HHFDC, on-going)
2. The Kona Housing Non-Profit should coordinate with the pertinent State and County agencies to
inventory potential public lands that are suitable for housing development and initiate project
planning or ensure land-banking for affordable housing purposes; (Kona Housing Non-Profit,
DLNR, 1-2)
3. The County or Kona Housing Non-Profit should explore privatization options with the State housing
agency. (OHCD, Kona Housing Non-Profit, 1-2)
Action HSG–d: To gain the assistance of the private sector, several existing laws should be amended
following the enactment of this plan:
1. TOD/TND mixed affordable housing requirement, TOD/TND preemption of ‘ohana dwelling, Project
Description Affordable Housing Floating Zone.
2. Additional Chapter 11 Housing credits for workforce housing,; disabled , elderly, live/work units; 1:1
density bonus; resale restrictions.
Action HSG–e: New private developments are encouraged to creatively provide low cost/affordable
housing and meet certain needs especially critical to Kona. The Design Center should help to increase
awareness of these policies and stimulate creativity to meet these needs. Developers, with assistance
from the Design Center, are instrumental in carrying out the following: (PD/DC, on-going)
1. Take advantage of the higher densities permitted in TODs and TNDs to financially support building
at least 25% affordable units , in a creative manner that results in a mix of housing types, tenures,
and affordability (see Policies HSG-4.1 to HSG-4.8);
2. Research feasibility of an Affordable Housing Floating Zone PUD as an HCC amendment;
3. Take advantage of the credits recognized to provide affordable disabled, elderly projects and live-
work units (Policy HSG-4.4), and rehabilitation of public housing units;
4. Although no additional credits are offered, strive to provide accessory (Policy HSG-4.6) and SRO
(Policy HSG-6.3) units;
5. Encourage redevelopment infill projects within existing developed areas such as Kailua Village and
the Rural Towns (Policy HSG-4.5), while considering potential displacement of any existing
affordable housing (Policy HSG-5.3);
6. Take advantage of the County’s interpretation of Hawai‘i Revised Statutes (HRS) 205 relating to
farm worker housing as well as the Clustered Rural Subdivision Guidelines to provide clustered
farm worker housing in rural areas (Policy HSG-6.4)
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Infrastructure, and Services Policies, and Actions
4-94 Kona CDP
4.6 PUBLIC FACILITIES, INFRASTRUCTURE, AND SERVICES
The Public Facilities, Infrastructure, and Services section
of the Kona CDP identifies objectives, policies, and
actions that tie-in with and support other sections of the
Kona CDP, especially Land Use, Transportation, Housing
and Environmental Resources. An important concept
promoted by this section is the public-private partnership
required to assure that all communities are adequately
served.
4.6.1 Existing Conditions
County public facilities, infrastructure, and services are
those service systems that are provided, staffed, and
maintained by government or quasi-public entity to directly
serve the residents including: the systems of parks, fire
stations, police stations, refuse disposal, drinking water,
health, and energy. Transportation-related infrastructure is
covered in the Transportation section of this plan. The
County also provides services to the elderly, as well as
supplements funding for a number of social programs.
Guiding Principles
Pub. Fac.,
Inf., &
Ser.
1. Protect Kona's natural resources
and culture. ✓
2. Provide connectivity and
transportation choices. ✓
3. Provide housing choices. ✓
4. Provide recreation opportunities. ✓
5. Direct future growth patterns
toward compact villages, preserving
Kona's rural, diverse, and historical
character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth. ✓
7. Encourage a diverse and vibrant
economy emphasizing agriculture
and sustainable economies. ✓
8. Promote effective governance. ✓
Homes in Keauhou.
Chapter 4 Goals, Objectives, Public Facilities,
Policies, and Actions Infrastructure, and Services
Kona CDP 4-95
4.6.2 Overall Strategy
Acknowledging the limited government resources for which Kona competes with other districts, the policies
in this section set forth the expectations and priorities of the Kona community to enable the community and
government to optimize the type, timing, location, financing, quality, and maintenance of public
infrastructure, facilities, and services. Although sensitive to jurisdiction, the policies and actions attempt to
set a framework to integrate the various providers-- whether County, State, Federal, quasi-public (e.g.,
HELCO), or private (e.g., private hospitals or schools).
The community’s expectations and priorities are guided by the following principles:
1. Public safety—the policies set a minimum level of service for essential public safety services
including police protection, fire protection, emergency response, disaster response, and highway
safety, and promote a community-based approach to crime prevention;
2. Healthcare—the policies recognize the limited role of the County and community in the healthcare
system, but frame the desired outcome to foster coordination and partnerships for this critical basic
need;
3. Growth management and environmental quality—the policies use public infrastructure to
influence the location and timing of growth such as prioritizing the infrastructure that service TODs
as an incentive to develop within TODs, as well as ensuring that this infrastructure supports this
growth in a manner that reduces waste and pollution, conserves water, and generally minimizes
environmental impacts;
4. Sense of community and quality of life—the policies recognize that the types and quality of
public facilities and services can enhance the sense of community by encouraging gathering and
interaction, by providing lifelong learning opportunities, by building appreciation and respect for
nature through trails and parks and other interactive opportunities, by nurturing the soul through
art, and cultural activities;
5. Economic catalyst—the related policies in Section 4.8 Economic Development section identify
specific public facilities that have the potential to stimulate desirable economic balance;
6. Standard of excellence—the policies set a standard of excellence in the construction, operation,
and maintenance of all public facilities and the supportive role of the community to promote civic
pride.
4.6.3 Goals, Objectives, Policies, and Actions
Public Facilities, Infrastructure, and Services Goal: A community where the public infrastructure
and facilities are sustainably built and maintained with innovation and pride, promote sense of
community, and support a quality of life where visitors and residents feel safe, healthy, and
inspired.
Objective PUB–1: To coordinate planning and budgeting for public facilities, the Official Public Facilities
and Services Map shall identify existing and proposed public facilities.
Policy PUB.1.1: Official Public Facilities and Services Map. The Official Public Facilities and
Services Map shall identify existing and proposed public facilities. Proposed facilities shall
distinguish whether the mapped site is committed or requires further planning. On the premise that
the mapped proposed facilities are priority, only those proposed facilities shown on the map should
be eligible for funding (see Figures 4-10a to 4-10c).
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4-96 Kona CDP
PUBLIC SAFETY
Objective PUB–2: Public Safety. To establish a minimum level of service for public safety resources in
order to identify deficiencies and plan for future growth, and to recognize that how we design our
communities can help to prevent crime.
Policy PUB–2.1: Law Enforcement Level of Service. To enable timely response over a
geographic area spanning approximately 60 miles long, there should be, at a minimum, a police
station for North Kona and another police station for South Kona. The North Kona police station
should have an adequately-sized holding jail and should be located near the court for efficient
operations. Until superseded by a county-wide standard, the number of police officers for each
district should be planned and budgeted at 4 officers/1000 persons in order to cover three shifts
with a minimum of three officers per shift (Personal Communication, Chief Lawrence Mahuna,
December 19, 2007).
Action PUB–2.1a: Plan a new North Kona police station to be located within the
Honokohau Village TOD and program for design and construction funding (Police, 5-
10).
Action PUB–2.1b: Coordinate with the State to relocate the circuit and district
courts to the Honokohau Village TOD (State Judiciary, PD, 5-10).
Action PUB–2.1c: Design and construct the relocated South Kona police station.
The County is in the process of acquiring a site (TMK: 8-2-001:072 and 084) (Police,
2-3).
Action PUB–2.1d: Support the addition of manpower for policing efforts (Police, on-
going).
Policy PUB–2.2: Crime Prevention Emphasis. The community policing program with its
emphasis on building relationships and partnerships with the community plays a vital role in
creating a safe Kona. But, beyond community organization and education programs, such as the
Neighborhood Watch Program, the presence of these police officers on foot or on bicycles in
villages instills a sense of public safety. The design of new or renovated buildings or public
facilities should consider environmental design principles that prevent crime.
Action PUB–2.2a: Support for the community policing program should continue
(Police, on-going).
Action PUB–2.2b: In Villages (e.g., Kailua Village, TODs, rural towns), consider
reinstating the bicycle patrols (Police, 3-5).
Action PUB–2.2c: Through a Business Improvement District or other organization,
partner with downtown businesses to enhance security and orderliness (KVID, 1-2).
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Figure 4-10a Official Public Facilities and Services Map – Public Safety
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Kona CDP 4-99
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Figure 4-10b Official Public Facilities and Services Map – Community Facilities
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Kona CDP 4-101
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Figure 4-10c Official Public Facilities and Services Map – Waste Management
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Kona CDP 4-103
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Action PUB–2.2d: Develop a public safety audit checklist and conduct
neighborhood and downtown safety walks to identify potential crime spots or
unsafe areas (Police, KVID, COMM, 2-3).
Action PUB–2.2e: Incorporate in the Village Design Guidelines crime prevention
through environmental design principles (PD, 3-5).
Policy PUB–2.3: Fire Protection, EMS, Rescue, HazMat Level
of Service. Until superseded by a county-wide standard, fire
station locations should be planned to provide a response time of 8
minutes in the Urban Area (10 mile radius with 5 mile overlap) and
12 minutes in the rural areas (15 mile radius with 5 mile overlap).
All fire stations should provide fire protection and EMS services.
Rescue services should be provided by ground and sea by at least
one station in each district, and by helicopter to service the North
Kona and South Kona districts. One station should have HazMat
capability to service the North Kona and South Kona districts.
Action PUB–2.3a: Existing and proposed fire stations
meet the level of service for the Urban Area. A new
fire station is needed in South Kona in the vicinity of Ho‘okena (Fire, 5-10).
Policy PUB–2.4: Beach Safety Level of Service. Lifeguard stations should be located at County
and State beach parks, in accordance with the “Needs Assessment Study” prepared by the County
Fire Department as shown on Figure 4-10a Public Facilities and Services Map-Public Safety.
Action 2.4a: Identify proposed lifeguard stations on the Official Public Facilities
Map (Fire, PD, on-going).
Policy PUB–2.5: Highway Safety Level of Service. In order to reduce the number of motor
vehicle traffic accidents, high-risk locations or hot spots should be identified in order to improve
roadway safety.
Action PUB-2.5a: Identify motor vehicle related fatalities and injuries (Police, DOT,
DOH, traffic safety organizations, on-going).
Action PUB–2.5b: Improve data collection, assessment, and dissemination of
information (Police, DOT, DOH, traffic safety organizations, on-going).
Action PUB–2.5c: Encourage an integrated planning and design process for
improvements in roads, emergency medical services, and public transportation
(Police, DOT, DOH, traffic safety organizations, on-going).
Captain Cook Fire Station.
Chapter 4 Goals, Objectives, Public Facilities,
Policies, and Actions Infrastructure, and Services
Kona CDP 4-105
Policy PUB–2.6: Disaster Shelters and Critical Facilities. There should be adequate
hurricane-proof shelters concurrent with the growing population. Where designated on Figure 4-
10a Official Public Facilities and Services Map-Public Safety, proposed public buildings shall be
evaluated by the Civil Defense regarding whether or not the design should include specifications to
be hardened to serve as a hurricane shelter. Any new fire station or hospital should be
appropriately designed to withstand all hazards.
Action PUB-2.6a: Identify additional disaster shelters and critical facilities where
deficient (State and County CD, 3-5).
HEALTHCARE
Objective PUB-3: Healthcare. To ensure access to healthcare and promote a healthy lifestyle.
Policy PUB–3.1: Medical Care. The community should support a viable medical clinic to ensure
a safety net for those without health insurance or those unable to access the mainstream medical
system.
Crime Prevention Through Environmental Design (CPTED)
Adapted from: Zelinka, A. and D. Brennan, Safescape: Creating Safer, More Livable Communities Through
Planning and Design. Chicago: Planners Press, American Planning Association, 2001.
Fear of crime impairs quality of life and sense of community. Certain features of the physical environment
contribute to fear. People fear signs of deterioration, such as broken windows, graffiti, trash, as a signal that a place is no longer maintained or controlled by those who live or work there, thus, becoming attractive targets
for potential criminals. Other physical features such as bushes, low lighting, and dark tunnels limit the ability
to see into a place where someone may be hiding, or limit the ability to escape (e.g., deadends). The CPTED
approach to crime prevention is a shift in the discipline of criminology from a paradigm of examining the
individual criminal to one which studies the crime event, i.e., the physical and social environments that make
the opportunity for a crime to be committed exceed the risk of apprehension.
The three tenets of CPTED are as follows:
• Natural access control: the physical guidance of people coming and going from a space by the
judicial placement of entrances, exits, signs, fencing, landscaping, lighting, and wayfinding
assistance such as kiosks. People should have information to know where to go and avoid feeling
lost and confused. Criminals should have not only a difficult time entering a space without being
observed, but also should be provided with no opportunities to justify or rationalize their presence
trespassing into private or semiprivate spaces. • Natural surveillance: the organization of physical features, activities, and people in such a way as to maximize visibility (i.e., users would feel they will be seen if they do something illegitimate). The
placement of windows, doors, and common areas; the alignment of sidewalks and paths; the
locations and levels of lighting; and the proper design and size of open spaces can contribute to natural surveillance opportunities. The built environment that supports socialization and interaction
with others reduces fear of others and enhances public safety because we are more apt to look out
for those with whom we are familiar. • Territorial reinforcement: the use of physical attributes that express ownership, such as fences, pavement treatments, art, signage, and landscaping to clearly design a hierarchy of spaces: public
(intended for all to use); semiprivate (intended for specific users or uses); and private (intended for
private use by businesses and homeowners). A sense of ownership and stewardship ensures
continued management and maintenance to avoid deterioration.
Physical design should not be the exclusive focus. Social structures such as community police, community
organizations, and events complement the physical design strategy.
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4-106 Kona CDP
Action PUB-3.1a: Coordinate with the County of Hawai‘i Healthcare Crisis Plan
(Mayor’s Office, 3-5).
See Related Policy ECON-1.1 Hospital as Stimulus for Healthcare Industry.
Policy PUB–3.2: Long-Term Care. An information center/activity center should serve as a
clearinghouse for the community-based and institutional long-term care choices available. This
resource center may be co-located with a senior recreational center in Kailua.
Action PUB–3.2a: Plan, design, and construct an information center/activity center
for the disabled and elderly (OA, 5-10).
Policy PUB–3.3: Preventive Health through Walkable Communities. Through the Village
Design Guidelines’ pedestrian-friendly street standards, Kona should be known as an avid walking
and biking community conducive to all ages. Also refer to Policy LU-2.2 TOD/TND Components.
Policy PUB–3.4: Universal Access. As its expression of compassion and caring, the Kona
community shall take pride in having all public facilities accessible to the disabled and respectful of
the accessible parking stalls.
Action PUB–3.4a: Continue to work with the police department to assist in
accessible parking enforcement (Police, on-going).
Action PUB–3.4b: Offer educational programs to sensitize residents to the
challenges of the blind, deaf, or wheel-chair bound person (One Stop Community
Resource Center, R&D, 2-3).
Action PUB–3.4c: Continue to implement curb ramp program for streets and
sidewalks and parks and recreation program facilities (PR, DPW, on-going).
GROWTH MANAGEMENT AND ENVIRONMENTAL QUALITY
Objective PUB-4: Growth Management. To prioritize and locate growth-
supporting infrastructure (water, sewer, drainage) to support the TODs and
infill development and to minimize the environmental impacts of such
growth.
Policy PUB–4.1: Water for TODs. To encourage and direct
development to the TODs, a priority should be to provide an
appropriately sized water transmission line within the Keohokālole
Highway Corridor, and to flexibly enable water allocation policies to
support the Kona CDP land use policy to concentrate growth within
the TODs, in lieu of sprawl.
Action PUB–4.1a: Update, as necessary, DWS’s
master plan for Kona to support future growth in the
TODs (DWS, 2-3).
Water tank.
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Kona CDP 4-107
Action PUB–4.1b: Amend DWS’s Guidelines, as necessary, to support the Kona
CDP land use policies (DWS, 3-5).
Policy PUB–4.2: South Kona Water System. In recognition that the extension of the County
water system south beyond its existing limit at Ho‘okena would increase the growth pressures to
convert agricultural land to urban uses, the South Kona County water system should not be
extended further south.
Policy PUB–4.3: Agricultural Water. Recognizing the importance of agriculture as part of the
rural character of Kona, the pervasiveness of small farms, and the critical need for irrigation in
Kona’s relatively dry climate, a policy should be developed, subject to DWS approval, if and where
county water will be involved, to implement best efforts to serve the agricultural water needs of the
Kona area. This policy is not intended to subsidize the farmers. Instead, the intent is to explore
cost-effective systems to provide water for irrigation purposes, set water rates that encourage the
small farms, and to ensure that these agricultural customers are committed to agriculture and use
the water responsibly. Towards this end, the policies may consider agricultural dedication for
property tax purposes (to evidence a commitment to agriculture) and the use of best practices
irrigation (to evidence responsible water use) as a condition to receive DWS agricultural water
rates.
Action PUB–4.3a: Develop policies and plans to provide water for agricultural use,
subject to DWS approval (DWS, 3-5).
Action PUB–4.3b: Develop an irrigation best practices certification program (SWCD,
2-3).
Action PUB–4.3c: Develop an application form to facilitate verification of the
agricultural dedication and irrigation best practices certification, subject to DWS
approval, if and where county water will be involved (DWS, 2-3).
Policy PUB–4.4: Sewer Priorities. In order to protect the nearshore water quality, the
requirement to hookup to the County sewer system (HCC Section 21-5) shall be strictly enforced.
The highest priority in expanding the sewer system within the Kona Urban Area shall be to service
any shoreline properties that do not have access to a public sewer system and then to service lots
within approximately 1 mile of the shoreline. Any new subdivision within 1 mile of shoreline within
the Kona Urban Area shall either hookup to the public sewer system, or provide a private treatment
system, and/or install dry sewers (see Figure 4-10c Official Public Facilities and Services Map-
Waste Management). Private wastewater collection systems within the 1 mile zone shall be
designed and constructed to County standards to enable potential connection to County sewer
system. The County shall ensure that TODs can be served by the public sewer system in a timely
manner.
Action PUB–4.4a: Identify the violators and enforce the sewer hookup requirements
(DEM, 1-2).
Action PUB–4.4b: Develop a sewer plan to service the Kahalu‘u area (DEM, 3-5).
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4-108 Kona CDP
Action PUB–4.4c: Update the sewerage master plan to service the entire Kona
Urban Area with priority to the TODs and the areas within approximately 1 mile of
the shoreline (DEM, 3-5).
Policy PUB–4.5: Wastewater Treatment and Effluent Reuse. The Kealakehe Wastewater
Treatment Plant shall be expanded to accommodate the projected sewage volume from the Urban
Area priority sewer areas as practicable. If another treatment plant is needed, a new County
wastewater treatment plant should be considered in the vicinity shown on Figure 4-10c Official
Public Facilities and Services Map-Waste Management and designed to the extent feasible to
utilize a natural treatment system that can double as an open space feature.
Action PUB–4.5a: Master plan the expansion of
the Kealakehe Wastewater Treatment Plant (DEM,
1-2).
Action PUB–4.5b: Master plan the development of
a new wastewater treatment plant servicing north
of Hina Lani Street that considers the feasibility of
natural treatment systems (DEM, 2-3).
Action PUB–4.5c: Master plan a comprehensive
wastewater reclamation system to maximize reuse
(DEM, 2-3).
Policy PUB-4.6 Wastewater Reuse Area: Recognizing the limited drinking water supply in the
Kona area, every effort should be taken to develop a feasible wastewater reclamation system for
non-potable uses. Also refer to Policy TRAN-3.3. The wastewater reuse area should be, at a
minimum, located mauka of the shoreline up to Keohokālole Highway (Mid-Level Road), north of
Palani Road and south of Huliko‘a Drive (see Figure 4-10c Official Public Facilities and Services
Map-Waste Management).
Action PUB–4.6a: Future wastewater reuse areas shall be identified on Figure 4-10c
Official Public Facilities and Services Map-Waste Management (DPW, PD, on-going).
Policy PUB–4.7: Urban Stormwater Management. In recognition that stormwater runoff
transports sediment and contaminants, thereby threatening the degradation of Kona’s coastal
water quality, and that Kona’s undefined drainageways and susceptibility to intense rainfall cause
flash flooding that threatens life and property, innovative solutions are necessary to address Kona’s
unique conditions and to guide future development and flood management projects.
Acknowledging the complexity of managing stormwater, a stormwater management program
tailored to Kona shall evolve through a public education and training phase, voluntary incentives,
and the ultimate development of Stormwater Management Guidelines that should regulate
development and establish standards for public projects. The evolution of this program should
consider the following:
Recycled Water – treated wastewater that
by design is intended or used for beneficial
purpose.
R-1 Water – recycled water that is at all
times oxidized, then filtered, and then
exposed, after the filtration process
(Significant reduction in viral and bacterial
pathogens). R-2 Water – recycled water that has been
oxidized, and disinfected (Disinfected
secondary recycled water).
R-3 Water – oxidized wastewater
(Undisinfected secondary recycled water).
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Kona CDP 4-109
(a) a connected hierarchical overflow system where overflows from 10-year storm facilities
(e.g., drywells) are directed to higher-capacity flood management systems, so that the total
system can safely accommodate a 100-year storm;
(b) use of natural drainageways and retention areas to the extent possible to maximize
infiltration (groundwater recharge), filtration, and settling;
(c) multi-purpose use of the higher-capacity (e.g., 25-year, 50-year, 100-year) flood
management facilities for recreation or other uses since these areas will flood infrequently;
(d) engineered “natural” flow ways to direct the sheetflow runoff into more defined
drainageways;
(e) onsite retention measures, such as rainwater harvesting methods;
(f) street standards that minimize runoff and transport of sediment and contaminants;
(g) watershed management system perspective;
(h) When a Stormwater Management Program has been accepted by the County, existing and
proposed stormwater management flow ways and facilities shall be shown on the Official
Public Facilities and Services Map, especially those maintained by the County.
Action PUB–4.7a: Hire a consultant to develop Stormwater Management Program
and Guidelines, incentives, and Education/Training Program, such as Low Impact
Development (LID). (DPW, 2-3).
Action PUB–4.7b: Implement the education and training program; adopt and
publicize the incentives; adopt and enforce the Stormwater Management
Guidelines (DPW, 2-3).
SUSTAINABLE SOLID WASTE MANAGEMENT
Objective PUB- 5: Zero Waste. To maximize recycling, reuse, and reduction.
Policy PUB–5.1: Integrated Waste Disposal. To the extent feasible, Kona’s proposed natural
system wastewater treatment facility should be co-located with a non-edible crop, such as a biofuel
crop, to use the R-1 wastewater effluent, and also co-located with Kona’s green waste composting
site to compost the sludge from the wastewater treatment facility for use on biofuel crop.
Action PUB–5.1a: Find entrepreneur(s) for biofuel crop (R&D, 3-5).
Action PUB–5.1b: Master plan concept and financing for new natural system
wastewater treatment facility and relocated transfer station/recycling center; obtain
DLNR approval to use State land (DEM, 5-10).
Policy PUB–5.2: Solid Waste. Within the Kona Urban Area, to increase the capture of recyclable
materials and also to decrease the number of automobile trips, the County should explore feasible
alternatives for residential curbside collection, including source-separated recyclables.
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SENSE OF COMMUNITY AND QUALITY OF LIFE
Objective PUB-6. Quality of Life. To foster a sense of community
and health through the public realm such as gathering places, parks,
pedestrian networks, and open spaces.
Policy PUB–6.1: Gathering Places. TODs shall include
appropriate public gathering areas, such as plazas, in
accordance with the intent of the Village Design Guidelines.
The planning and design of such public spaces shall address
any maintenance requirements.
Policy PUB–6.2: Active Recreation Opportunities. A range
of recreational opportunities should be provided to encourage
physical activity and interaction among toddlers, youth, teens,
adults, and seniors, including, without limitation the following:
(a) Regional park (minimum 50 acres)—New regional park at Kealakehe as shown on the
Public Facilities Plan to include playfields, multi-purpose building (e.g., gymnasium)
(b) Kona Civic Auditorium or Performing Arts Center. Facility to provide a venue for major
entertainment, social, cultural, and performing arts opportunities.
(c) District park (10-30 acres)—Upgrade the Old Airport Park to enhance the playfields,
swimming pool, multi-purpose building, courts (basketball, tennis, volleyball), tot lots,
fitness area, pet area, and skateboard area; locate a district park to service South Kona to
include playfields, multi-purpose use building (e.g., community/senior center, gym), and a
tot lot
(d) Community parks (4-8 acres)—A
community park should be located 2
miles apart within the Urban Area to
include, at a minimum, playfields and
a restroom, as designated in the
Public Facilities Plan to provide
adequate playfields for youth leagues;
multi-purpose use of school
playgrounds should be candidates for
these types of parks.
(e) Neighborhood parks (up to 4 acres) –
A neighborhood park (including community gardens, community centers, pocket parks,
and pet parks) should be located ½ mile apart subdivisions within the Urban Area.
Subdividers shall provide for private maintenance or pay a fee pursuant to HCC Chapter 8
when required to provide neighborhood parks.
Action PUB–6.2a: Identify deficiencies to the park system described in Policy PUB-
6.2. Include consideration of the following (PD, DPR, on-going):
▪ skateboard areas
Pedestrians along Ali‘i Drive.
Soccer game at William Charles Lunalilo Playground.
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Policies, and Actions Infrastructure, and Services
Kona CDP 4-111
▪ network of walking paths and historic trails to be integrated into and between
future development projects in both rural and urban areas
▪ pet-friendly parks and leashed dog walking areas with appropriate facilities
Action PUB-6.2b: Establish a Master Plan for expansion and improvement of the
Old Airport as a district park (PR, PD, 1-2).
Action PUB-6.2c: Begin the process to find a location and funding for the Kona Civic
Auditorium. Invite public input regarding design requirements and preferences (PR,
PD, 2-3).
Action PUB-6.2d: Prepare Master Plan for Kealakehe Regional Park (PR, PD, 3-5).
Action PUB-6.2e. Begin the process to find location, acquire site, prepare Master
Plan, and fund a South Kona District Park (including integrated community services
center) (PD, PR, 3-5).
Policy PUB–6.3: Optimize recreational facilities in the rural areas.
Action PUB-6.3a: Establish, in cooperation with the State Department of Education,
joint use of school facilities for recreational and community use (e.g. Konawaena,
Hōnaunau, and Ho‘okena Schools) (PR, DOE, PD, on-going).
Policy PUB–6.4: Environment as a Public Realm and Classroom. For Kona, nature is the
most culturally significant public realm as the setting for interaction, stewardship, and learning. The
Open Space Network is the primary access point to nature and culture. The purpose of this policy
is to emphasize the educational value of the Open Space Network (see Policy ENV-2.1 Open
Space Network Program), to accordingly design this Network with interpretive opportunities, to
encourage teachers to incorporate the Network into their activities, for the visitor industry to
sensitively share learning opportunities of the Network with visitors, for residents to use the
Network opportunities to interact with nature whether for leisure or subsistence purposes, and to
develop deeper respect for people and places through cultural learning opportunities accessed
through the Network.
Action PUB– 6.4c: See Actions ENV-2.1a CR-1.1e.
Policy PUB–6.5: Public Art. In recognition of Kona’s embrace of cultural traditions, opportunities
should be sought to creatively incorporate public art into public areas or facilities, to create a sense
of place.
Action PUB-6.5a: Consider 1% of public facilities construction budget to be
allocated for public art at new County facilities (Kona CDP Implementation
Committee, on-going).
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Policy PUB–6.6: Important Role of Schools in Creating a Sense of Community. The quality
of its schools defines the quality of the Kona community. Quality schools show the caring of the
community for its children. Quality schools are an investment in the quality of the future, which
create outstanding citizens who acquire
market-competitive survival skills.
▪ Encourage the placement of an
elementary school campus in every
Neighborhood TOD/TND.
▪ Link intermediate schools to the public
transportation line.
▪ Encourage schools to be utilized as
community hubs for family-centered
recreation and learning.
▪ Encourage local governance of public
schools.
▪ Where DOE plans do not provide for
development of planned school sites, charter or private school alternatives should be sought.
▪ To provide life-long learning opportunities and to draw the community into the schools, the
schools and the community are encouraged to develop community-based, after-school
programs open to all ages.
STANDARD OF EXCELLENCE
Objective PUB-7. Standard of Excellence. To set a standard of excellence in design, operation, and
maintenance for public workers in Kona to strive toward and for the community to encourage such efforts
through partnerships.
Policy PUB–7.1: Excellence in Design. Design of County facilities should be evaluated on a life
cycle cost basis, accept a higher level of risk for innovation where government has the opportunity
to lead by example, and a reasonable premium to incorporate aesthetics or character.
Action PUB–7.1a: Use charrettes to the extent practicable in the design process of
County facilities to involve the community, broaden the design input with multi-
disciplinary expertise, and stimulate creativity (DPW, PD, on-going).
Action PUB–7.1b: Update the community at milestones in the design process such
as at the end of the schematic, design development, and pre-bid construction
documents phases (DPW, PD, on-going).
Policy PUB–7.2: Excellence in Maintenance. If the community and responsible public workers
cannot stand next to the public facility with pride, then that is a call to action for both the community
and the responsible public agency.
Action PUB–7.2a: Develop a maintenance level of service for parks and
streetscapes to establish a baseline expectation (PR, DPW, 2-3).
Konawaena Elementary School.
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Policies, and Actions Infrastructure, and Services
Kona CDP 4-113
Action PUB–7.2b: Encourage adopt-a-park and adopt-a-street civic participation to
meet the level of service expectations (PR, COMM., on-going).
Action PUB–7.2c: Provide for upgrading and maintenance to the public facilities in
critical need of attention (PR, DPW, on-going):
i. Develop a strategic management plan for upgrading facilities at Kahalu‘u
Beach Park, La‘aloa Bay Beach Park, Hale Hālāwai, Higashihara Park, Yano
Hall.
ii. Maintain parks and public facilities in remote areas, such as Miloli‘i.
Action PUB–7.2d: Increase lighting at public restrooms (PR, DPW, 2-3).
Action PUB–7.2e: Open existing public restrooms that are currently closed (e.g.
Kainaliu), and provide for more public restrooms in strategic locations (e.g. Hale
Hālāwai, pier in Kailua) (PR, DPW, 1-2).
Action PUB–7.2f: Initiate a process to establish a monthly, scheduled maintenance
review of public facilities in Kona (PR, DPW, 1-2).
Policy PUB–7.3: Recruitment Incentives. Since government’s ability to achieve excellence
depends on its ability to fill positions with qualified workers, and since affordable housing close to
work is one of the primary obstacles to recruitment, housing projects where government provides
land or other substantial resources should give a high priority to government workers purchasing or
renting units within the project.
PUBLIC SERVICES AND SOCIAL PROGRAMS
Objective PUB– 8: To promote the cooperation between government, citizens and organizations, and to
facilitate the development of programs to strengthen families and communities.
Policy PUB–8.1: One-Stop Community Resource Center. The County should serve as point of
community access for information and referral for health, education and social services.
This is not to duplicate services or provide direct services provided by private service
organizations, but to foster maximum utilization of all available resources.
Action PUB-8.1a: The County should work with community to establish One-Stop
Community Resource Center (R&D, COMM., 3-5).
1. The County shall provide a community resource staff member at a central
location.
2. Staff will be knowledgeable about community resources for families and
individuals.
3. Staff will assist community members navigating public systems and
understand eligibility criteria for public and privately offered programs.
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4-114 Kona CDP
4. The resource center will be able to identify gaps in services for families and
individuals and advocate for improved access to and availability of services.
Action PUB–8.1b: Increase funding for the Healing Our Island Program (R&D, 3-5).
Action PUB–8.1c: Increase transportation options, especially small vans, in order to
reduce rural isolation and increase access to programs, jobs, and activities (R&D,
MT, 2-3).
Action PUB–8.1d: Increase demand-response transportation through the use of
small vans in order to increase accessibility to drug and alcohol treatment and
programs (R&D, MT, 3-5).
Action PUB–8.1e: Increase the number of therapeutic living programs and facilities
(R&D, MT, OA, 3-5).
Action PUB- 8.1f: Develop a de-tox program in Kona (COMM., non-profit, 1).
Action PUB–8.1g: Establish a youth intake center to provide more immediate
intervention for youth in Kona (COMM., non-profit, 1-2).
Action PUB–8.1h: Expand partnerships among substance abuse treatment
providers and improve coordination and integration of services (COMM, non-profit,
on-going).
Policy PUB–8.2: The County should serve as an advocate for programs serving the elderly,
disabled, and homeless persons.
Action PUB–8.2a: Provide demand-response transportation (e.g. small vans) for the
elderly, youth, and disabled (R&D, MT, 3-5).
Action PUB–8.2b: Expand partnerships among providers and improve coordination
and integration of services for residents with disabilities or special needs (COMM.,
non-profit, OA, on-going).
Action PUB–8.2c: The County should provide a new homeless shelter and an
opportunity for transitional living to low income rental housing (OA, 3-5).
Chapter 4 Goals, Objectives,
Policies, and Actions Energy
Kona CDP 4-115
4.7 ENERGY
The Energy section of the Kona CDP identifies that
objectives, policies, and actions that will guide Kona
toward energy sustainability. Energy is a key component
for achieving a sustainable community, which is a
guiding principle of the Kona CDP. In that regard, it
supports other sections of the Kona CDP, particularly
Housing; Transportation; Land Use; and, Public
Facilities, Infrastructure and Services.
4.7.1 Existing Conditions
The Island of Hawai‘i, including the Kona Districts,
depends almost entirely on foreign sources of fuel for its
energy needs. Over 70% of electricity generation and
virtually all transportation fuel currently use imported
petroleum products. High crude oil prices are linked with
this island’s high electricity prices, which are more than
three times the national average. Gasoline prices are
among the highest in the nation.
Kona has one power plant, Keāhole Power Plant, which
currently uses imported petroleum diesel. Energy
policies have a pervasive influence on other related policies:
▪ Housing. Energy policies can lower residents’ energy costs for housing and commuting, thereby
providing more funds for home financing or renting;
▪ Transportation and Land Use. Transportation and Land use policies that reduce dependence on the
automobile through compact, walkable, mixed use, villages and expansion of the transit system also
reduce fuel consumption;
▪ Environment.
− Global warming. Energy policies that support energy conservation and replacement of fossil fuels
with renewable energy sources reduce greenhouse gas emissions ;
− Open space. Energy policies provide further justification to preserve forests and other natural open
spaces that lower air temperature and remove (“sequester”) carbon dioxide;
▪ Economy. Energy policies can stimulate new local business opportunities (e.g., solar water heater
installers, 3rd party distributed energy providers). Additionally, savings from energy conservation
measures translate into more disposable income for individuals and working capital for businesses.
The dollars from new local businesses, disposable income spending, and working capital re-circulate in
the local economy, thus creating more economic benefit than importing from foreign sources.
4.7.2 Overall Strategy
Most energy policies need to apply equally to the entire county, and should not be limited to a particular
community plan. The overall strategy for the energy policies in this section, therefore, are intended to
inspire individuals as well as private and public organizations to embrace these broader initiatives. There
are also certain policies that are highlighted as unique to the conditions of Kona.
Guiding Principles Energy
1. Protect Kona's natural resources
and culture. ✓
2. Provide connectivity and transportation choices. ✓
3. Provide housing choices.
4. Provide recreation opportunities.
5. Direct future growth patterns
toward compact villages, preserving
Kona's rural, diverse, and historical
character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth.
7. Encourage a diverse and vibrant
economy emphasizing agriculture
and sustainable economies. ✓
8. Promote effective governance. ✓
Chapter 4 Goals, Objectives,
Energy Policies, and Actions
4-116 Kona CDP
The overall strategy for the energy policies is to reduce per capita demand and move toward renewable
energy sources through the following:
▪ Energy efficiency in transportation (County transit, automobile fleet purchasers). Transportation fuels
account for over 75% of the energy demand on Hawai‘i Island.7 Most of the transportation fuel is
consumed for ground transportation, with aviation accounting for 23%. The related polices in
Transportation and Land Use reduce transportation fuel usage by expanding the mass transit system
and creating more compact, mixed-use walkable villages.
▪ Energy efficiency in homes and buildings (builders, designers, homeowners). Residential use accounts
for the largest share of electrical demand on the island and drives the peak period demand. Large
homes are a recent phenomenon in Kona that consume large amounts of energy, particularly for air
conditioning. Residential structures in the County are currently exempt from complying with the Model
Energy Code. The policy is to encourage the removal of this exemption for the new larger residences.
▪ Conservation and energy efficiency of the water system (DWS). The DWS is the largest single user of
electricity on the island. Since it uses most of this electricity to pump water, the policies encourage
DWS to reduce the amount of water it needs to pump by controlling leaks and promoting water
conserving appurtenances (essential for Kona’s dry climate). Moreover, by adding power-generating
pressure reducing valves (taking advantage of Kona’s sloping topography), some of the power can be
recovered.
▪ Renewable energy sources (HELCO, private providers). The policies encourage LEED and other
sustainable building standards to be used, beginning with the County, which would lead the charge by
example.
4.7.3 Goal, Objectives, Policies, and Actions
Energy Goal: Establish Kona as a model for sustainability and energy self-sufficiency.
Objective ENGY-1. To provide a multi-prong framework, including standards, innovations,
incentives, and education, to reduce the dependency on imported fossil fuels through energy
efficiency and renewable energy generation.
Policy ENGY–1.1: Energy Building Standards for New Residences. Recognizing that
residential housing is the largest consumer of electricity (38%) and that air conditioning as a
significant driver of residential demand is a relatively recent phenomenon in West Hawai‘i due to
the numerous larger homes, this Kona CDP supports the mandatory application of the Model
Energy Code to residential structures with gross living floor area of 6,000 square feet (sf.) and over
(Davies, M. et al, October 3, 2007). For residences less than 6,000 sf., this CDP supports
expedited permit processing by the County for builders who voluntarily employ energy efficient
measures certified under the Hawai‘i BuiltGreen,8 EnergyStar,9 or LEED programs.10
Action ENGY–1.1a: Provide a standard logo label to stick onto the title page of
building plans to alert the Kona permitting agencies to expedite processing (DPW-
BD, PD, -2).
Policy ENGY-1.2: Energy Saving Renovation for Existing Residences. For existing home
retrofits, the County should investigate establishing a Home Performance With EnergyStar
(HPWES) program, as modified and implemented in the State of Oregon.11 Trained and certified
Chapter 4 Goals, Objectives,
Policies, and Actions Energy
Kona CDP 4-117
contractors work with homeowners to assess the energy performance of a residence, list
recommended improvements and analyze the approximate payback period (identifying and
factoring eligible tax credits). (Kona Housing Non-Profit, 2-3)
Policy ENGY-1.3. Mortgage Incentives. The County should advocate for a mortgage program
that provides combined benefits for energy efficiency (to increase marketability of certified homes)
and location efficiency (to increase marketability of homes in the walkable transit-oriented villages).
Action ENGY-1.3a: Work with lenders to publicize available mortgage programs.
Currently, there are conventional, FHA, and VA Energy-Efficient Mortgages, but
Location-Efficient Mortgages are currently available only in select metropolitan
areas (Chicago, Seattle, San Francisco, LA). There is no mortgage program at this
time that is a composite of the two (Credit Unions and other lenders, 3-5).
Policy ENGY–1.4: Energy-Related Water System Technology and Practices. As the largest
single consumer of electricity in Hawai‘i County, water conservation programs by the DWS
translate into energy conservation programs. Aggressive efforts to fix water leaks and conserve
water (e.g., dual-flush toilets, drip landscape irrigation systems, and low-flow shower heads) save
energy by reducing the need to pump water. To take advantage of Kona’s sloping terrain, DWS
should consider installation of power generating-pressure reducing valves, which are turbines
placed on existing water lines that produce electricity while relieving water pressure for domestic
use at lower elevations.
Action ENGY-1.4a: Finance a leak detection program for the County Kona water
systems (DWS, 3-5).
Action ENGY-1.4b: Install photovoltaic systems to power deep well pumps for the
County Kona wells (DWS, 3-5).
Action ENGY-1.4c: Pilot installations of power generating-pressure reducing valves
in Kona are in progress (DWS, on-going).
Policy ENGY-1.5: Distributed Energy and Other
Innovative Technology Support. Photovoltaic
systems are typically used as distributed generation
when connected to the electrical grid where they have
the potential to sell excess energy back to the grid.
This is an emerging technology with challenges for the
utility to incorporate such systems into the grid. This
policy is aspirational and expresses general support in
whatever way possible (e.g., permit coordination,
grants) to encourage further development in this
endeavor.
Policy ENGY-1.6: Alternative Fuel for Keāhole Power Plant. Consider biofuel or other
renewable source to replace fossil fuel at the Keāhole Power Plant.
NELHA Gateway Energy Center.
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Policy ENGY-1.7: County Lead by Example. For projects and offices in Kona, the County
should lead by example in the following areas:
a. New buildings—certified by LEED, EnergyStar, or Hawai‘i GreenBuilt
b. Existing buildings—certified by LEED for major renovations or operations and maintenance
c. Street lights—use energy-efficient or solar-powered lights
d. Rain water and gray water harvesting—for new buildings, evaluate the possibility of
installing rain water harvesting techniques such as tanks that collect roof drainage, roof-top
tanks for toilet flushing, piping stormwater to lawns and gardens, permeable pavements for
parking lots with collection system
e. Pesticide substitution—explore nontoxic alternatives for maintaining landscaping in public
rights-of-way, parks, and at County facilities
f. Purchasing—purchase EnergyStar and products made from recycled materials; purchase
energy-efficient vehicles (and pioneer electric vehicle purchases when they become
available).
4.8 ECONOMIC DEVELOPMENT
The Economic Development section of the Kona CDP
identifies objectives, policies, and actions that focus on
supporting important foundations of Kona’s economy as
well as key opportunities for economic development for
which Kona is strategically positioned. Maintaining a
vibrant economy in Kona is essential for achieving the
visions of the Kona CDP.
4.8.1 Existing Conditions
According to Hawai`i Business Directory, Kailua had
2,652 business listings in 2005 and increased by 10.8
percent in 2-years with 2,939 business listings in 2007
(Hawai‘i Business Directory, 2006).
In 2006, four industry sectors dominated Hawai‘i Island’s
total employment: 1) leisure and hospitality, which
includes accommodation and food services; 2) trade,
transportation and utilities of which retail is a major
contributor; 3) government, where most of the
employment is at the state level; and, 4) education and
health services, which includes health care and social assistance. Together, these four industries
accounted for 73.3 percent of the total employment in Hawai‘i County.
The major economic sectors for Kona include:
1. Tourism. Tourism (and visitor-related activities) is the major industry on the Island of Hawai‘i. In
2005, there were 11,351 visitor accommodation units on the Island, located mainly in Hilo, Kona
and South Kohala, an increase of 13 percent over the previous year. These breakdown by unit type
as: 1) hotel- 6,977; 2) timeshare -, 1,592; 3) condo/hotel – 1,462; 4) individual vacation- 756; 5)
bed & breakfast - 353; 6) other- 189; 7) hostel- 21; and 8) apartment/hotel - 1. As Kona and South
Guiding Principles Econ. Devl.
1. Protect Kona's natural
resources and culture. ✓
2. Provide connectivity and
transportation choices. ✓
3. Provide housing choices.
4. Provide recreation
opportunities.
5. Direct future growth patterns
toward compact villages,
preserving Kona's rural, diverse,
and historical character. ✓
6. Provide infrastructure and
essential facilities concurrent with
growth. ✓
7. Encourage a diverse and
vibrant economy emphasizing
agriculture and sustainable
economies. ✓
8. Promote effective governance. ✓
Chapter 4 Goals, Objectives,
Policies, and Actions Economic Development
Kona CDP 4-119
Kohala are the major destination areas, most of the units (approximately 8,000) are located in
those two areas (County of Hawai‘i, 2005).
An increasingly significant part of the tourism industry on the Island is the cruise ship industry. The
County has experienced the largest impact from the cruise ship industry, with its relatively small
tourist base. Hawai`i cruise ship visitor arrivals were 312,812 in 2005, and grew by 27 percent to
397,318 in 2006 (County of Hawai‘i, 2005).
In 2005, about 66 percent of all visitors Island-wide stayed in hotels, 7.7 percent stayed in
condominiums, 9.7 percent stayed with friends and relatives, 8.9 percent stayed in timeshare
properties and 11.6 percent stayed on cruise ships. Hotel occupancy rates in Kona averaged 75.8
percent in the five year period from 2000 to 2005 (County of Hawai‘i, 2005).
2. Diversified agriculture. Diversified
agriculture, as referred in this plan, includes all
agricultural commodities, except sugar and
canned pineapple. According to figures
supplied by the State Department of
Agriculture, the revenue generated by
diversified agriculture has continued to
demonstrate gains every year since 1986.
The majority of the fresh vegetables and fruits
consumed in the State is imported. In many
instances produce can be grown locally and
with equal or better quality than imports.
However, in order for local produce to replace
a corresponding import, it must be grown and marketed year-round in sufficient quantity to meet
local market demand. Without a commitment to use local produce, it is difficult for local growers to
compete effectively with imported produce.
Another opportunity for diversified agriculture expansion is the cruise line industry. A number of
cruise lines are now sailing to Hawai‘i. Recently, there was an agricultural trade show hosting
Norwegian Cruise Line purchasing officials. It was reported that these ships need fresh produce
and fruit to supply the equivalent of 10 restaurants per ship and serve up to 2,000 passengers
daily. (County of Hawai‘i, 2005).
Still another potentially profitable market for locally grown produce is the new and largely untapped
niche, of the seasonal overseas market. Some farmers have already successfully entered this
niche market.
The increase in direct sales of agricultural products at farmers’ markets demonstrate an increasing
interest among the public to purchase fresh, locally produced agriculture products. In October of
2007, the Hawai‘i Food Summit held in Kona was attended by about four hundred people
interested in supporting the concept on increased food sustainability. Other events, such as The
Taste of the Range, also indicate the growing support for local agriculture.
Farmer’s Market. Kamehameha Investment Corporation.
Chapter 4 Goals, Objectives,
Economic Development Policies, and Actions
4-120 Kona CDP
Hawai‘i Island’s climate and year-round growing season is conducive to agricultural production.
Agriculture contributes substantially to the County’s economy and produces a variety of goods for
export and local consumption. The major industries in Kona are: aquaculture; cattle; coffee;
forestry and macadamia nuts.
3.Forest and Ranching. Forestry in Kona includes a wide range of climate- and zone-specific
forests, from the smaller, naturally occurring dry forests of Kapūlehu to larger forests containing
high value plantation species that are harvested commercially in areas such as the Hōnaunau
forest in South Kona (Allen, William, Bioscience, “Restoring Hawai‘i’s Dry Forests” Dec. 200, Vol
50. No.12) and (CTHAR, Economic Issues, “Characteristics of Hawai‘i’s Retail Forest Industry in
2001,” Feb 2006). Increasing interest lies in promoting ecologically sound methods of forestry,
such as biodiverse agroforestry, in contrast to older methods of farm forestry like alley farming, as
well as in reforesting former pastureland and the conservation and management of forests unique
to Hawai‘i (Leakey, Roger, “Agroforestry: Tree-based Polycultures,
www.agroforestry.net/events/afwkshp2006/virtualwkshps.html#Anchor-Agenda-11481).
The most recent 2001 survey estimated Hawai‘i’s forestry
industry valued at $30.7 million, which includes a retail sector
valued at $23.9 million (CTHAR, Economic Issues,
“Characteristics of Hawai‘i’s Retail Forest Industry in 2001,”
Feb 2006). Within the islands of Hawai‘i and Kauai alone,
there are more than 40,000 acres of standing, harvestable
timber, along with over 20,000 acres in various stages of
planting, planning or natural regeneration (Leone, Honolulu
Star Bulletin, “Native Bat Forces Review of Timber Harvesting,”
Dec. 12, 2002).
The livestock industry on the island of Hawai‘i includes
approximately 450 beef cattle and dairy ranching operations,
located primarily in the North Kohala, Kona, and Ka‘ū districts,
which generates over $20 million per year for the island. The island’s beef cattle industry provides
over half of the state’s beef supply on approximately 650,000 acres of grazing land; however, most
calves are now exported to the mainland U.S. Over 2,000 dairy cows, primarily Holstein-Friesians,
stock the four major dairies on the island, providing almost all of the fresh fluid milk supply. The
dairy industry generates over $7.5 million in farm gate revenues (“County of Hawai‘i Agriculture:
Livestock” www.hawaii-county.com/bigislandag/livestock.html. 1997). Significant amounts of
pastureland on the island are currently being withdrawn from use due to sale and other factors,
and, in line with more biodiverse farming trends, Kona is currently seeing some efforts toward
reclamation of pastureland for agroforestry, in certain areas (Kelley, Jack. “Shifting Paradigms for
West Hawai‘i” Hawai‘i Island Journal, Dec. 4, 2004
www.hawaiisalandjournal.com/2004/12b04b.html).
4.Redevelopment Needs. A high priority is the need to invest in Kailua Village as the commercial,
cultural, and visitor center for Kona. Capital reinvestment in Kailua properties has been below
needed thresholds for years. Faced with a continuing decline, some tenants have departed as their
Forest in Kona.
Chapter 4 Goals, Objectives,
Policies, and Actions Economic Development
Kona CDP 4-121
leases have expired, and prospective tenants and owners have elected to locate their operations
outside of the Village center.
On the other hand, increasingly, travelers are choosing to stay in time-share units, condominiums,
on cruise ships or with friends and family. This provides the Village with new opportunities to
become economically and culturally strong. Also, the new owners of the King Kamehameha Beach
Hotel will soon begin a $25 million upgrade to the facility. But without substantial improvements,
Kailua Village’s current businesses will likely be drawn away by the new commercial center on
Queen Lili‘uokalani Trust lands, mauka of the Old Airport. This will further decrease the economic
viability of the Kailua Village. One proactive response to this threat has been the creation of the
Kailua Village Business Improvement District (KVBID). Business Improvement Districts are a
concept that swept through North America in the 1990s. They generally involve a legal mechanism
to create a sustainable funding base for enhancing the management of a business district. The
KVBID is a collaborative effort between business, government
and area residents to develop and implement creative
solutions to improve the cleanliness, attractiveness and
economic vibrancy of Kailua Village. District landowners,
lessees of land, commercial tenants and residents are
assessed according to property tax valuations and these
assessments return directly to the District to fund programs
and improvements.
5. Housing Needs. The current shortage of all types of
affordable and workforce housing is making it difficult for
many residents to make a living as well as creating a major
obstacle for companies to attract and retain employees in
Kona.
4.8.2 Overall Strategy
Economic vulnerability increases with excessive dependence on imports (e.g., susceptible to shipping
strikes) and lack of diversity (e.g., susceptible to global recessions that reduce visitor travel). Therefore, the
overall strategy for Kona’s economic development is to support Kona’s current strengths in agriculture and
tourism, and to diversify with new opportunities that reduce dependence on imports, complement other
objectives such as recycling and alternative energy, and provide job opportunities that raise the skill levels
of the workforce. Pertinent initiatives include the following:
(a) Energy industry. With NELHA as a catalyst, the policies encourage the development of
renewable and distributed energy endeavors.
(b) Health industry. With a new Kona hospital as a catalyst, the policies encourage the development
of health-related endeavors where Kona adds its own stamp to the island’s reputation as the
healing island.
(c) Resource recovery network. The policies envision the development of interdependent industries
in Kona that exchange and make use of each other’s byproducts.
(d) Food industry. Kona has a name brand specialty export crop in the Kona coffee. The policies
support the health of that agricultural sector. Additionally, the policies recognize the benefits of
Housing in Kona.
Chapter 4 Goals, Objectives,
Economic Development Policies, and Actions
4-122 Kona CDP
increasing locally produced food for the local market by reducing the current 85% dependence on
imported food to the island. The suggested means is through the expansion of the underutilized
Keāhole Agricultural Park, and support for farmer’s markets, NELHA’s aquaculture incubation,
community gardens, and opportunities to share cooking and food traditions. The inspiration is the
Kona Field System, a vast, intensively cultivated area in the Kona uplands, which once supported a
native Hawaiian population comparable in size to Kona’s population today. According to figures
supplied by the State Department of Agriculture, the revenue generated by diversified agriculture
has continued to demonstrate gains every year since 1986. Diversified agriculture includes all
agricultural commodities except sugar and canned pineapple. In order to move beyond the
development of specialty niche market products and actually replace imports, locally-grown
products must be supplied in sufficient quantities, year around, to meet the local market demand.
Without the ability to make this commitment, it is difficult for local growers to compete effectively
with imported products. Besides increasing our food sustainability, the development of a strong
agricultural industry in Kona serves as an incentive to protect agricultural lands for agriculture.
The primary strategies for the enhancement of our Agricultural Industry in Kona focus on the
following.
1. Protection of Agricultural Lands. The maintenance of the current overall density of
agriculturally- zoned lands outside of the Kona Urban Area (UA) will discourage unplanned
sprawl as well as protect agricultural lands for agricultural uses. See Policy LU-3.8
2. Rural Clusters. The adoption of the new program will encourage clustering of
development on agricultural lands in exchange for the perpetual protection of contiguous
blocks of lands for crop production. The program will also provide an opportunity to create
affordable housing in rural areas. See Policy LU-3.3
3. Availability of Water. The Plan supports the need to identify irrigation water sources for the
agricultural industry. See Policy PUB-4.3
4. Agricultural Tourism. The County shall adopt a program to define the legal development of
our agricultural tourism industry. See Policy ECON. 2.1
5. Buy Local. The development of a “Local Grown” marketing program for agricultural
products will promote Kona’s agricultural industry which, in turn, encourages the protection
of agricultural lands. See Policy ECON. 2.1
6. Urban Community Gardens. Land provided for use as community parks can be used for
the development of community gardens within urban areas. See Policy PUB-6.2
(e) Ecosystem Services. The concept of ecosystem services attempts to make conservation a viable
business option. The policies encourage the further exploration and development of this concept.
(f) Workforce Development and Innovation. The new West Hawai‘i University or community
college would synergize with NELHA, the hospital, and the Design Center to provide training
opportunities for Kona’s upcoming generation and, thereby, also attract new businesses. With
partnerships established among other universities with expertise in emerging technology,
engineering, and science, the university can stimulate innovative applications in the business
arena.
Chapter 4 Goals, Objectives,
Policies, and Actions Economic Development
Kona CDP 4-123
(g) Redevelopment. For our existing
communities to thrive and for new
opportunities to expand, we must invest in and
maintain our basic infrastructure. The
formation of a redevelopment District in Kailua
is necessary in order to maintain and enhance
Kailua Village as the commercial, cultural, and
visitor center for the Kona District. As part of
the proposed Kailua redevelopment project, it
will be very important to provide new
workforce housing and live-work units in the
Village area to serve the needs of local
business. Redevelopment priorities for our Mauka Towns also need to be established.
4.8.3 Goal, Objectives, Policies, and Actions
Economic Development Goal: To foster economic diversification, reduce import dependence, and
increase employment opportunities that pay living wages.
Objective ECON-1. Strategic Public Facilities and Business Opportunities as Economic Stimuli. To
optimize the potential of certain public facilities and policies to stimulate ancillary economic growth that is
desirable because they are environmentally clean, diversify the economy (i.e., not visitor-dependent), pay
decent wages, and demand skills and intellect that challenge Kona’s existing and upcoming workforce.
Policy ECON–1.1: Hospital as Stimulus for Healthcare Industry. Kona needs a new hospital
to replace its existing outdated and out-of-place facility. The new hospital should be located in a
TOD along Keohokālole Highway (Mid-Level Road) for optimum accessibility by automobile or
transit. To encourage the private sector to negotiate a site for the hospital, the TOD in which the
hospital decides to locate within shall be automatically designated a Regional Center TOD if the
Official Kona Land Use Map (see Figure 4-7) has designated it as a Neighborhood TOD. As a
Regional Center TOD, there would be incentives for medical offices and other hospital-related
businesses to develop in the vicinity.
Action ECON–1.1a: Develop Request for Proposal (RFP) for new hospital, negotiate
with candidates, and select new site (DOH, PD, private, 1-2).
Action ECON–1.1b: Develop medical center TOD master plan and rezone as a
Regional Center TOD (DOH, PD, private, 1-2).
Policy ECON–1.2: Civic Center as Stimulus for Office and Retail Development. The
proposed civic center should be master planned within the context of an overall TOD master plan
in order to have the civic center function as an inviting and attractive town center, and to properly
capture the potential secondary business demands generated by the numerous County employees
working at the civic center as well as the residents drawn to the civic center to conduct business.
Aerial of Kailua.
Chapter 4 Goals, Objectives,
Economic Development Policies, and Actions
4-124 Kona CDP
Action ECON-1.2a: Develop TOD master plan with the civic center as the heart of
the town center and rezone as a Commercial TOD (DPW, PD, 2-3).
Policy ECON–1.3: NELHA as Stimulus for Energy and Research Industry. NELHA has
paradoxical missions: is it a research institution that requires State subsidy or a self-sustaining
commercial operation. Are the diverse uses of the cold, pristine, deep ocean water its focus or is
the innovative energy research that may use the deep ocean water or other ocean resources as
well as non-ocean energy research its focus. The Kona CDP encourages the State and NELHA’s
board of directors to balance NELHA’s complex mission in order to make it a world-class
renewable energy research center with close ties to the proposed West Hawai‘i University. To
offset research subsidies, the plan supports commercial development of the mauka NELHA area
by businesses incubated at the NELHA’s research area. The proposed frontage road would
provide convenient access by residents and visitors to this proposed commercial area.
Action ECON–1.3a: Encourage DBEDT and NELHA Board of Directors (BOD) to
reevaluate and publicly articulate NELHA’s short- and long-term business plan
(DBEDT, NELHA, 1-2).
Action ECON–1.3b: Develop a master plan for the commercial development of the
mauka area of NELHA and obtain entitlements (DBEDT, NELHA, 1-2).
Action ECON–1.3c: Design and construct the frontage road to complement and
implement the commercial master plan (NELHA, private, DPW, PD, 5-10).
Policy ECON–1.4: University as Workforce Development. The synergistic relationship of a
university or community college at West Hawai‘i with the hospital, NELHA, and Design Center will
provide opportunities for the West Hawai‘i residents to obtain the necessary education and training
to fill jobs in the emerging skill areas of healthcare, energy, agriculture and urban design.
Action ECON–1.4a: Work with
the State, University system,
and the community to finalize
decisions regarding the mission
and size of the new university at
West Hawai‘i (UH, PRIV, on-
going).
Action ECON–1.4b: Develop a
master plan and program funds
for the design and construction of the campus (UH, private, 3-5).
Action ECON–1.4c: Develop the TOD master plan for the surrounding areas of the
University in coordination with the adjoining Pālamanui project (UH, private, 3-5).
Action ECON–1.4d: Formalize the relationships between the Hawai‘i Community
College and the Design Center, NELHA, and the healthcare industry (UH, NELHA,
DC, on-going).
Hawai‘i Community College & UH West Hawai‘i Service Center. Nancy Pisicchio
Chapter 4 Goals, Objectives,
Policies, and Actions Economic Development
Kona CDP 4-125
Policy ECON–1.5: Food industry catalysts. Support the expansion of the Keāhole Agricultural
Park to provide affordable farm lots that emphasize local food production. The proximity of the
Park to the new university (for research and technical support), the airport (for exporting), and the
urban villages (for direct marketing such as farmers’ markets) makes this area a unique
opportunity.
Policy ECON–1.6: Conservation as a viable business option. Support the evolving refinement
of the concept of ecosystem services to encourage private owners to manage or restore their lands
in their natural state (see Policies ENV-1.3 and ENV-1.4).
Policy ECON–1.7: Redevelopment as Economic Stimuli. The County should work with the
Kailua Village Improvement District, the Chamber of Commerce and other Stakeholders to develop
the Kailua Village Redevelopment District Plan and the Rural Towns’ redevelopment plans (see
Policy LU – 2.4). The plans shall address:
▪ Infrastructure improvements and public safety
▪ Infill and Brownfield Development
▪ Multi modal transportation
▪ Mixed-use development opportunities
▪ Affordable and workforce housing
▪ Public Parking
Policy ECON–1.8: Eco-Industrial Park. To
encourage the feasibility testing of the concept
of an eco-industrial park, which is a
community of firms that exchange and make
use of each other’s byproducts, there shall be
a Project District called the Eco-Industrial Park
that should be encouraged within the Urban
Area zoned MG, ML, or MCX. The County
may consider assisting in by funding experts
to work with the developer to create a master
plan and marketing scheme, and to coordinate
with the County’s Solid Waste Division and
other interested parties. On a smaller scale, a
community program should recognize efforts by individual businesses to modify their practices to
reduce waste and/or substitute with recoverable materials.
Action ECON–1.8a: Establish a pool of expertise and information on the eco-
industrial park concept (R&D, 3-5).
Action ECON–1.8b: Establish a reuse center to refurbish and sell used appliances
and materials (In progress by OHCD and Catholic Social Ministries).
Action ECON–1.8c: Establish a community recognition program for green
businesses (Being done by Chamber of Commerce).
Rendering of Eco-Industrial Park. COH.
Chapter 4 Goals, Objectives,
Economic Development Policies, and Actions
4-126 Kona CDP
Objective ECON-2. Strengthen and Encourage New Agricultural-Related Endeavors. To enhance
existing and encourage new agriculturally-related endeavors.
Policy ECON–2.1: Explore and provide opportunities to support, promote, or enhance Kona’s
agricultural industry.
Action ECON–2.1a: The County will work with Kona’s Agricultural Community to
make recommendations for priorities such as (R&D, DOA, COMM., on-going):
1. Market research for potential export crops in North and South Kona.
2. Language assistance to enable non-English speaking farmers to market their
crops.
3. Agricultural industry training for current and new farmers.
4. Establishment of processing facilities in order for farmers to increase opportunities
to develop value-added products.
5. Encouragement local institutions (e.g., school cafeterias) to purchase locally
produced food.
6. New “crop incubator” projects.
7. Centralized data center to serve as a clearinghouse for information on available
Kona agricultural products, services, and markets.
8. Establishment of a commercial kitchen and drying facility to encourage increased
diversity in value-added products.
9. Expand the County’s “green waste” nutrients recycling program and purchase a
tub grinder for the Kona Green Waste Processing Facility.
10. Programs and events to support and promote agriculture in Kona.
Action ECON–2.1b: Create and adopt a county Agricultural Tourism program/policy
(R&D, DOA, COMM., 2-3).
Action ECON–2.1c: In partnership with the agriculture community in Kona, the
County will establish a “Local Grown” program for agriculture products (R&D, DOA,
COMM., UH, 1-2).
Farmer’s Market. Farmer’s Market.
Action Plan Chapter 5
Kona CDP 5-1
5. ACTION PLAN
With the growth of the population around the Island, it has been increasingly clear that regional
approaches are necessary to effectively implement many of the broad Objectives identified within the
County General Plan’s Elements. The County General Plan, approved in 2005, marked a new era in
government for the County of Hawai‘i because it established the program serving to develop
Community Development Plans around the Island.
The Kona CDP is not expected to provide all the solutions. What the drafting and adoption of the Kona
CDP, or any of the Island’s CDPs, does is provide a major step in the increased regionalization of the
Island’s planning so that we may become more effective in addressing both the character of the region
as well as the needs of the local residents. The Kona CDP contains Goals, Objectives, Policies, and
Actions that are targeted to be implemented within Kona. Some of the Actions will be enacted by the
adoption of the Kona CDP by the Hawai‘i County Council. Others will require subsequent activities,
appropriation of funding, community-based program development, participation by private business
and/or other government agencies.
Due to the Kona-specific nature of this Kona CDP as a County legal policy document, it will be very
important over the planning horizon of the Kona CDP to monitor, assess, and facilitate progress being
made toward the implementation of all the Policies and Actions. The structure and staffing of the
Planning Department will need to evolve to provide for the long-range planning oversight that will be
necessary to implement and administer the Kona CDP. In addition, due to the focus of the County
Planning Commission as a regulatory body, as well as the enormous task that oversight Kona-specific
policies will require, there is the need for creating of a regional Implementation Committee (IC)
dedicated specifically to monitoring and facilitating Kona CDP Policy implementation.
5.1 FINANCING PLAN
There shall be a financing plan to identify alternative funding sources for infrastructure, public facilities
and services, and other initiatives identified in the Kona CDP. Upon completion of the financing plan,
the Implementation Committee shall recommend appropriate actions.
5.1.1 Scope of the Financing Plan
The financing plan shall address, at a minimum, the following:
1. Financing Policies. Articulate the financing policies, such as when special assessments
or taxes are appropriate compared with general obligation bonds, who would merit special
treatment under certain funding mechanisms (e.g., affordable housing units), and the
acceptable maximum tax burden.
2. Build-out Rate. Use the latest available information to project the build-out of the
planning area, which the County will provide upon discussions with landowners and
developers.
Chapter 5 Action Plan
Kona CDP 5-2
3. Funding Needs. Provide cost estimates for the infrastructure, facilities, and services listed
in the following section. Develop a phasing plan based on the build-out rate and financial
feasibility analysis. To ensure concurrency, critical infrastructure (i.e., roads, sewer, and
water) shall be in place at the time of projected occupancy.
4. Alternative Funding Sources. Consider at a minimum the appropriateness of following
funding sources:
a. General fund current revenues;
b. General obligation bonds;
c. Revenue bonds (including redevelopment authority bonds);
d. Land-secured financing (improvement districts, community facilities districts);
e. Business improvement districts (services and facilities);
f. Development fees (e.g., DWS facilities charges);
g. User fees;
h. Impact fees (examine the potential uses of this source if an impact fee ordinance has
not been adopted);
i. Tax-increment financing, and/or other means to earmark portions of property tax
revenues generated from the planning area for specific improvements or services;
j. Grants and donations;
k. Reimbursement programs (formal mechanisms to reimburse initial developers or
public agencies for upfront funding).
5.1.2 Funding List
The following funding list is compiled from Chapter 4 and not ordered in priority.
1. Programs
a. Design Center setup (see Policy LU-4.1)
b. Civic Center TOD master planning program (see Policy ECON-1.2)
c. Kailua Village Redevelopment Planning Program (see Policy LU-2.3)
d. Rural Towns Redevelopment Planning Program (see Policy LU-3.1)
e. Open Space Network program (see Policy ENV-2.1)
f. Kona Mauka Watershed Management Program (see Policy ENV-1.2)
g. Anchialine Ponds and Nearshore Water Quality Management and Monitoring Program
(see Policies ENV-1.11 and ENV-1.12)
h. Urban Stormwater management Program (see Policy PUB-4.7
i. Cultural Resources Inventory (see Policy CR-1.1)
j. Kona Cultural Resources Committee and Cultural Landscape Report support (see
Policy CR-1.1)
Action Plan Chapter 5
Kona CDP 5-3
2. Capital improvements and equipment
a. Transportation
i. Roads (see Policies TRAN-1.2, TRAN-1.5, TRAN-6.2, and Figure 4-3 Official
Transportation Map)
1. Kahului-Keauhou Parkway
2. Māmalahoa Bypass
3. Keanalehu Street –Manawale‘a Street
4. Keohokālole Highway (Mid-Level Road)
a. Phase I: Palani Road to Kealakehe Parkway
b. Phase II:Kealakehe Parkway to Hina Lani Street
c. Phase III: Hina Lani Street to Kaiminani Drive
5. Kamanu Street Extension
6. La‘aloa Street Extension
7. Lako Street Extension
8. Nani Kailua Street Extension
a. Makai section (Kuakini Highway to Ali‘i Drive)
b. Mauka section (Hualālai Road to Kuakini Highway)
9. Kealaka‘a Street Extension
10. Hienaloli Street Extension
11. University Drive
12. Frontage Road
13. Kuakini Highway Extension
14. Kakalina Street Extension
15. Queen Ka‘ahumanu Highway, Phase II (Kealakehe Parkway to Airport)
16. Kealakehe Parkway Extension to Kealaka‘a Street
ii. Buses—add new buses to improve existing service and for new routes as
proposed roads are completed. (see Policy TRAN-1.4)
iii. Rural paratransit (see Policy TRAN-5.1)
iv. Park & Ride Facilities (see Policy TRAN-3.8)
1. Makaeo Village
2. Captain Cook
v. Transit Stations (see Policies TRAN-1.6 and TRAN-3.8)
1. Kailua or Makaeo Village hub
2. TODs
vi. New bus maintenance facility (Ssee Policy TRAN-1.4)
Chapter 5 Action Plan
Kona CDP 5-4
vii. County parking lots/structures (see Policy TRAN-4.3)
1. Kailua Village
2. TODs
viii. Safe Routes to School improvements (see Policy TRAN-3.5)
ix. Trails and bikeways—to be determined by Open Space Network Plan (see
Policies TRAN-3.6 and ENV 2.1)
b. Water (see Policy PUB-4.1)
i. Source
ii. Storage
iii. Transmission
c. Wastewater (see Policies PUB-4.4, PUB-4.5, and PUB-4.6)
i. Kealakehe WWTP Expansion
ii. New natural system WWTP
iii. Sewer system expansion
iv. Kahalu‘u sewer extension
v. Wastewater reclamation system
d. Drainage (see Policy PUB-4.7)
i. Flood mapping
ii. Drainageways-- to be determined by Urban Stormwater Management Program
e. Housing(see Policy HSG-1.1)
i. Setup costs for Kona Housing Non-Profit
ii. Kona Housing Trust Fund Financing program
f. Parks (see Policy PUB-6.2)
i. Regional park—new Kealakehe park
ii. District park—upgraded Old Airport Park and new district park in S. Kona
iii. Community parks—located approximately every two miles in the Kona UA
iv. Neighborhood parks—financing to be determined by TOD/TND master plans
v. Performing arts center/auditorium (if not part of regional park)
g. One-Stop Community Resource Center w/ senior recreational center (see
Policies PUB-3-2 and PUB-8.1)
h. Open Space acquisitions (see Policies ENV-3.1, ENV-3.2, and ENV-3.3)
i. Setup costs for Kona Treasures Fund
ii. Candidate acquisition properties to be identified in Open Space Network Map
i. Civic Center (see Policy ECON-1.2)
Action Plan Chapter 5
Kona CDP 5-5
j. Fire (see Policies PUB-2.3 and PUB-2.4)
i. New Makalei fire station, plus equipment and additional operational cost
ii. New South Kona fire station, plus equipment and additional operational cost
iii. Captain Cook expansion (currently in design phase)
iv. New lifeguard stations, plus additional operational cost
k. Police (see Policies PUB-2.1 and PUB-2.2)
i. New South Kona police station (County is in the process of acquiring land)
ii. Relocation of North Kona police station
iii. Helicopter
l. Courthouse—relocate courthouse to Civic Center (see Policy PUB-2.1)
m. Solid Waste-- Relocate transfer station
n. Schools—financing of new schools within the TODs and TNDs to be determined
by the TOD/TND master plans (see Policy PUB-6.6)
o. University (see Policy ECON-1.4)
p. Medical Center (see Policy ECON-1.1)
3. Services
a. Maintenance of drainageways (see Policy ENV-1.8)
b. Right-of-way landscape maintenance (see Policy TRAN-3.3)
c. Pathways maintenance (see Policy ENV-2.1)
d. Repaving upgrades for bike and pedestrian improvements (see Policy TRAN-3.4)
e. 4 police officers/1000 residents (see Policy PUB-2.1)
f. Parks maintenance (see Policy PUB-7.2)
5.1.3 Financing Districts Map
In order to track the creation of financing districts such as community facilities districts, improvement
districts, tax increment financing districts, business improvement districts, and redevelopment districts,
such districts shall be included on the Official Public Facilities and Services Map (see Figures 4-10a to
4-10c) upon formation by ordinance.
5.2 IMPLEMENTATION
Empowerment at the community level increases local access to decision making, thereby stimulating
civic engagement. Broader civic engagement increases the overall knowledge and skill capacity of the
community and this increasing capacity provides effective input and creates energy to enable the plan
to evolve and adapt to the changing community needs.
Therefore, this chapter sets forth a recommended community-based structure created to ensure the
implementation of the Kona CDP. This requires several things:
Chapter 5 Action Plan
Kona CDP 5-6
There is a community-based entity serving as the steward of the CDP, the “keeper of the
flame”, in terms of the plan;
This entity is composed of representatives from the CDP planning area; and
This entity keeps itself apprised of local land use issues.
5.2.1 Organizational Structure and Membership
The recommended structure is to establish an appointed committee to be administered and staffed by
the Planning Department. This Implementation Committee (IC) would consist of nine members with at
least three members being residents of South Kona. In addition to the nine members, one
representative each from the Design Center, the Kona Housing Non-Profit, the Kona Treasures Fund,
and the Kona Cultural Resources Committee shall serve as ex-officio members of the Implementation
Committee.
The selection of the members shall be guided by the following criteria:
“Can do” attitude with optimism moderated by realism
Open-minded when considering whether the old ways may no longer work
Willing and able to work with and collaborate with people who may have different points of view
Respect and appreciate other cultures besides their own
Willing to work with government by collaborating and building partnerships
Ability to see the “big picture” – consider and include more than one’s own agendas. Cultural
competence in Hawaii’s multi-cultural society.
Knowledge of the challenges of living and working in the distinctly different parts of Kona
(North and South Kona Districts)
Connected with the community and know the people in the community.
Although guided primarily by the above criteria, the selection shall also strive to balance representation
of the following interests:
Environment
Housing
Hawaiian Heritage
Cultural Resources or Activities
Landowners/Developers
Business or Financing
Public Safety or Health
Education
General, including elderly, youth, or other interests
5.2.2 Duties
The Implementation Committee (IC) shall serve as the official advocate for the Kona CDP. In addition
to partnering with County government, the IC shall strive to stimulate and provide guidance for
community-based participation in the implementation of the Kona CDP goals, objectives, policies and
Action Plan Chapter 5
Kona CDP 5-7
actions. The timeline specified in the Implementation Matrix shall guide the establishment of the IC’s
priorities. The IC shall adopt rules of procedure.
A. Plan implementation duties
i.Receive periodic updates from County Departments at least once per year regarding Kona
CDP implementation based on the Implementation Matrix;
ii.Make recommendations on Kona CDP official map amendments;
iii.Respond to public questions on the Kona CDP or forward questions to the proper agencies
for response;
iv. Initiate and coordinate actions for which the community has assumed responsibility;
v. Advocate for action if implementation stalls;
vi. Annually evaluate progress on Kona CDP actions and assess the need to update/amend
policies;
vii. Review and revise the indicators on an annual basis, or as otherwise necessary;
viii.Hold annual “town” meetings to discuss implementation issues, progress, and need for
changes;
ix. Assist in the education of government and the community regarding the Kona CDP-
specific policies adopted for the planning area.
B. Budgetary duties
i.For any “block” CIP appropriations to the CDP planning area, establish priorities and
monitor progress based on the Kona CDP;
ii.For the annual County-wide CIP Budget, provide a list of priorities to the Planning
Department as input in the preparation of the Budget;
iii.For the annual County-wide Operational Budget, provide recommendations to the relevant
departments as input in the preparation of the Budget.
iv. Assist the County in implementing the funding plan
C. Regulatory Updates
i.The Planning Commission(s) has the responsibility for regulatory decision-making, which is
very time-consuming. The role of the IC should be to focus on proactive implementation of
the Kona CDP, and not to be consumed by reacting to every permit application.
Nevertheless, it is important for the IC to be aware of pending and approved applications.
For this purpose, the Planning Department should provide a report to the IC at intervals
desired by the IC of all pending and approved permits processed by the Planning
Department located within the Kona CDP planning area.
5.2.3 Annual and Comprehensive Review
With support from the Planning Department, the IC shall prepare an annual report to the community
outlining the progress and obstacles in implementing the Kona CDP. The Report shall cover, at a
minimum, the following:
A. Summary report card based on the Kona CDP Implementation Matrix and the Indicators
identified in Chapters 5 and 6;
B. Accomplishments, for the year and cumulative;
Chapter 5 Action Plan
Kona CDP 5-8
C. Major issues or challenges, for the year and cumulative;
D. Recommended amendments to the plan with a determination on whether an amending
ordinance should be processed immediately or should be accumulated with other pending
recommendations to be addressed in the next comprehensive update.
5.3 IMPLEMENTATION MATRIX
The Implementation Matrix provides a list of the actions needed to implement the Kona CDP, by
element. The matrix indicates the type of actions that will be required to implement the policies, and
the completion time of the actions to be initiated. The IC shall have the authority to approve updates to
the matrix on an annual basis, or as otherwise necessary, to keep the responsibilities and actions
current and effective.
County implementation of the actions will be dependent upon available funding.
Acronyms/Abbreviations
App. Applicant
BUS. Businesses
CD Civil Defense
COE US Army Corps of Engineers
COMM Community-based Organization
DATA County Data Systems
DBEDT State Department of Business, Economic Development, and Tourism
DEM County Department of Environmental Management
DC Design Center
DOA State Department of Agriculture
DOE State Department of Education
DOH Department of Health
DOT State Department of Transportation
DHHL State Department of Hawaiian Home Lands
DLNR State Department of Land & Natural Resources
DPW County Department of Public Works
DWS County Department of Water Supply
Fin. County Finance Department
HCCRC Hawai‘i County Cultural Resources Commission
HELCO Hawai‘i Electric and Light Company
HHFDC Hawai‘i Housing Finance and Development Corporation
KCC Kona Chamber of Commerce
KCRC Kona Cultural Resources Committee
KVBID Kailua Village Business Improvement District
KVDC Kailua Village Design Commission
Mayor’s County Mayor’s Office
MT County Mass Transit Agency
NELHA Natural Energy Laboratory of Hawai‘i
NPS National Park Service
Action Plan Chapter 5
Kona CDP 5-9
Acronyms/Abbreviations (continued)
OA County Office of Aging
OHCD County Office of Housing and Community Development
OSC County Open Space Commission
OSP Office of State Planning
PATH People’s Advocacy for Trails Hawai‘i
PC County Planning Commission
PD County Planning Department
PR County Department of Parks & Recreation
QLT Queen Lili‘uokalani Trust
R&D County Research & Development
SHPD State Historic Preservation Division
State State agency
SWCD Soil Water Conservation District
TNC The Nature Conservancy
UH University of Hawai‘i
Chapter 5 Action Plan
Kona CDP 5-10
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SECTION 4.1 TRANSPORTATION
PROJECTS
TRAN-1.2a: Design and construct the Keohokālole Highway in functional sections
Phase I: Palani Road to Kealakehe Parkway
a) Design Ready PD
b) Construction Ready DPW
c) Construct DOT, DPW
Phase II - Kealakehe Parkway to Hina Lani Street
a) Design Ready PD
b) Construction Ready DPW
c) Construct DPW
Phase III - Hina Lani Street to Ka‘iminani Drive
a) Design Ready PD
b) Construction Ready DPW
c) Construct DPW
Phase IV – Ka‘iminani Drive to University Drive
a) Design Ready Private
b) Construction Ready Private
c) Construct Private
TRAN-1.4a: Establish bus routes on existing streets along the designated Secondary Transit Route MT
TRAN-1.4b: Establish bus routes on proposed streets as they are built along the designated Secondary
Transit Route MT
TRAN-1.4c: Provide bus maintenance facility in the Kona Urban Area (UA) to support the expanded bus service MT
TRAN-1.5a: Design and construct Frontage Road
Phase I - Airport to Huliko‘a
a) Coordinate design and intersections with the DOT's Queen Ka‘ahumanu Highway widening PD, DOT
b) Coordinate financing with public and private owners PD, Fin.
c) Obtain permit approvals PD
Phase II - National Park Service section
a) Determine alignment within 300-foot ROW or NPS property PD, NPS
Phase III - Connect to Kuakini Highway extension
a) Coordinate financing and construction with DLNR/DHHL and QLT PD, DPW, DLNR, DHHL, QLT
TRAN-1.6a: Determine the location, design, and function of major transit hub MT, PD
TRAN-1.6b: Determine funding and construction schedule MT, PD
TRAN-1.6c: Identify Kailua urban transit routes, including phasing and transfer points MT
TRAN-1.7a: Establish a route to Kailua or Makaeo Village with enhanced frequency and in coordination with
rural paratransit service MT
TRAN-1.7b: Master plan transit stations in coordination with Rural Town redevelopment MT, PD
TRAN-3.4a: Identify high priority retrofits and coordinate with County Department of Public Works PD, DPW
TRAN-3.4b: Obtain County Department of Public Work's repaving and repair project schedule and
coordinate retrofits in conjunction with those projects PD, DPW
TRAN-3.8a: Master plan, design, and construct park and ride facilities MT
TRAN-3.8b: Coordinate inter-modal connection with Kona International Airport Master Plan MT, PD, DOT
TRAN-3.8c: Investigate beach service options MT
TRAN-4.3a: Identify centralized public parking as part of the TOD Village Master Plans PD, developer
TRAN-4.3b: Identify centralized public parking as part of the Kailua Redevelopment Plan PD, KVBID
TRAN-5.1b: Commence shuttle service using mini-vans and small buses (i.e. Handi-Van) MT
TRAN-6.2a: Develop financing plan for streets according to the priorities listed in PolicyTRAN-6.2 PD, DPW, Fin.
PROGRAMS
TRAN-3.2a: Determine staffing and equipment requirements for landscaping maintenance program DPW, PD
Action Plan Chapter 5
Kona CDP 5-11
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TRAN-3.2b: Identify financing tools for maintenance programs through public financing plan DPW, PD, Fin.
TRAN-3.2c: Implement financing plan for maintenance programs DPW, PD, Fin.
TRAN-3.5a: Identify high priority routes in coordination with State Department of Education, State
Department of Transportation, and County Department of Public Works DPW, DOE, DOT
TRAN-3.6a: Designate multi-modal paths (pedestrians, bicycle) DPW, PD
TRAN-4.1a: Implement Rideshare Program for County employees MT, Mayor's Office
TRAN-4.1b: Identify major employers to initiate TDM programs MT
TRAN-4.2a: Evaluate work shifts of major employers in relation to existing bus schedules and routes MT
TRAN-4.2b: Request major employers to contribute toward subsidizing commuter transit service Businesses
TRAN-4.3c: Investigate appropriate parking fees PD
TRAN-5.1a: Establish fares for seniors, disabled, students, and general public. MT
TRAN-5.1c: Modify shared ride taxi program to use coupons for the first nine miles and to allow starting the meter after nine miles MT
STANDARDS AND REGULATIONS
TRAN-1.1a: Adopt Official Transportation Network Map
TRAN-1.3a: General locations of TODs have been determined by the Official Land Use Map
TRAN-2.1a: Amend Chapter 23 Subdivision Code to incorporate connectivity standards
TRAN-2.2a: Update the Official Transportation Network Maps with intersection locations as they are determined through preliminary engineering reports or other plans and/or studies PD
TRAN-3.1: Complete on-going effort to revise County of Hawai‘i Street Standards PD
TRAN-3.3a: Designate the reclaimed wastewater zone on Figure 4-10c Official Public Facilities and
Services Map
TRAN-3.3b: Establish list of recommended vegetation, in consultation with Kona Outdoor Circle, as an
amendment to the County of Hawai‘i Street Standards PD, DPW
TRAN-3.7a: Develop criteria for selecting and determining appropriate traffic calming tools as part of the
on-going revision of the COH Street Standards PD, DPW
TRAN-6.1a: Adopt Concurrency Map
SECTION 4.2 LAND USE
PROJECTS
LU-2.3b: Initiate redevelopment plan for Kailua Village. Consider the establishment of redevelopment authority, pursuant to HRS Chapter 53 (Urban Renewal), Partner with the Kailua Village Business Improvement District program in preparing their redevelopment plan PD, KVDC, KVBID
LU-2.6a: Negotiate the respective cost-sharing of the appropriate public facilities DC, Applicants
LU-2.6b: Program funding of major transit routes, transit stations, and major parks within urban core in
coordination with proposed TOD build out PD, Fin.
LU-3.1b: Prepare town master plan(s) PD, MT, Town Entity
LU-3.2b: Prepare village master plan(s) PD, MT, Village Entity
PROGRAMS
LU-2.1b: Conduct public workshop to educate the community, including landowners, developers, and the public about TOD/TND Villages PD, R&D, DC
LU-3.1a: Initiate community organization effort, including landowners, developers, and public, on the
opportunities of TODs/TNDs for each of the rural towns R&D, PD
LU-3.2a: Initiate community organization effort, including landowners, developers, and public, on the
opportunities of TODs/TNDs for each of the rural villages R&D, PD
LU-4.1a: As an option, consider budgeting and hiring independent contractor(s) to determine the structure
of the Design Center and to establish a pilot program. During this interim period the independent
contractor will provide recommendations to the Planning Director for land use applications requiring Design Center review
PD
LU-4.1b: Create and fund positions to staff the Design Center PD
LU-4.3a: Assign and train staff PD
Chapter 5 Action Plan
Kona CDP 5-12
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STANDARDS AND REGULATIONS
LU-1.1a: Adopt Official Kona Land Use Map
Policy LU-1.2: Define Kona Urban Area
LU-1.3a: County shall work with State to identify lands that may be appropriate to reclassify from
Agriculture to Rural, consistent with the Kona CDP Policies State, PD
LU-1.5a: Review rezoning and SMA applications pursuant to Policy LU-1.4
LU-1.5b: Identify priority shorelines for increased setback as part of Policy ENV-2.1 Open Space Network
Program PD, PR
Policy LU-1.6: 17-mile protected coastline
LU-2.1a: Amend Chapter 25 Zoning Code to define TODs and TNDs
LU-2.1c: Work with landowners, through the Design Center to encourage proposals consistent with Village Design Guidelines PD
Policy LU-2.2: TOD/TND Components
Policy LU-2.3: Official Land Use Map shows general locations of TODs
LU-2.4a: Amends Chapter 25 Zoning Code to establish TOD floating zone project district
LU-2.5a: Adopt Village Design Guidelines
LU-2.5b: Continually improve and refine the Village Design Guidelines PD, DC/PD
Policy LU-2.7: Traditional Neighborhood Development (TND) Floating Zone Established
LU-2.8a: Amend Chapter 25 Zoning Code to create a TND overlay zone for existing zoned lands within the specified residential and commercial zoning districts
LU-2.8b: Review subdivision and plan approval applications pursuant to requirements for parks, housing,
street standards, wastewater, and concurrency PD
LU-2.8c: Review conventional rezoning applications pursuant to Policy LU-2.8 (2)(b) PD
LU-3.3a: Amend Chapter 25 Zoning Code and Chapter 23 Subdivision Code to establish Clustered Rural
Subdivision PUD
LU-3.4a: Adopt Clustered Rural Subdivision Guidelines
LU-3.4b: Continually improve and refine the guidelines PD, DC/PD
LU-3.4c: Work with the State to allow individual home sites smaller than one acre on lands classified as
Agricultural so as to increase the flexibility of the Clustered Rural Subdivision Program PD, OSP
LU-3.5a: Review subdivision application for lands with existing zoning Ag-1 to Ag-5a and FA pursuant to
Policy LU-3.5 PD
LU-3.5b: Work with landowners through the Design Center to encourage proposals consistent with
Clustered Rural Subdivision Guidelines PD
Policy LU-3.6: Subdivision on Agriculturally-Zoned Land Served by a Private Water System
LU-3.7a: Reviewing Agricultural Employee Housing proposals pursuant to Policy LU-3.7
LU-3.8a: Review rezoning applications with higher burden of justification pursuant to Policy LU-3.8
Policy LU-4.2: Amend Chapter 25 Zoning Code to require mandatory Design Center review
SECTION 4.3 ENVIRONMENTAL RESOURCES
PROGRAMS
ENV-1.1a: Compile available GIS environmental data and make it available to the public PD, DATA
ENV-1.2a: Organize the Kona Mauka Watershed Partnership PD
ENV-1.2b: Budget and hire contractor to coordinate and prepare Kona Mauka Watershed Management
Program PD
ENV-1.2c: Implement Kona Mauka Watershed Management Program PD
ENV-1.3a: Identify, inform, educate affected public agencies to participate in the preparation of the Kona
Mauka Watershed Management Program PD
ENV-1.4a: Identify, inform, educate affected private landowners to participate in the preparation of the
Kona Mauka Watershed Management Program PD
ENV-1.4b: Develop and establish ecosystems services incentives and a financing program, through the
Kona Mauka Watershed Management Program PD
ENV-1.6a: Enact appropriate mechanisms pursuant to Policy ENV-1.2 Kona Mauka Watershed Management Program PD
ENV-1.7a: Develop priorities and financing strategies to improve accuracy and comprehensiveness of flood DPW
Action Plan Chapter 5
Kona CDP 5-13
ACTION
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ENV-1.7b: Budget and hire contractor to study feasibility of regional stormwater management systems, such
as flow ways DPW, PD
ENV-1.7c: Identify corridors to be recommended for public open space pursuant to Policy ENV-2.2 Open
Space Network Program PD, DPW
ENV-1.8a: Establish guidelines for Adopt-a-Corridor Program DPW
ENV-1.11a: Budget and hire contractor to verify and update the anchialine inventory and prepare anchialine pond management program PD, USACE
ENV-1.12a: Hire consultant to prepare Water Quality Monitoring Guidelines PD, DPW, DOH
ENV-1.12b: Set up water quality monitoring station locations
PD, Community
Organization, UH Sea
Grant, DOH
ENV-1.12c: Organize and train community base water quality team
PD, Community
Organizations, UH Sea Grant, DOH
ENV-1.13a: Develop appropriate educational tools for residents and visitors and marketing plan to use them R&D
ENV-1.13b: Conduct educational workshops R&D
ENV-2.1a: Budget and hire consultant to prepare Open Space Network Program PD, PR, OSP, DLNR,
TNC, NPS
ENV-2.1b: Coordinate with the National Park Service's Ala Kahakai Trail Program PD, PR, OSP, DLNR,
TNC, NPS
ENV-3.1a: Identify high priority areas for acquisition pursuant to Policy ENV-2.1 Open Space Network Program PD, PR, OSC, DLNR
ENV-3.2a: Develop a financing strategy as part of the Public Facilities Financing Program PD
ENV-3.3a: Establish Kona Treasures Fund as tax deductible organization PD, KCC
ENV-3.3b: Provide funding and staff support as well as public marketing campaign PD, KCC
STANDARDS AND REGULATIONS
Policy ENV-1.5: Sensitive Resources
ENV-1.9a: Supports Chapter 27 pursuant to Policy ENV-1.9
Policy ENV-1.10: Non-Degradation of Anchialine Ponds
SECTION 4.4 CULTURAL RESOURCES
PROGRAMS
CR-1.1a: Establish the Cultural Resources Commission PD
CR-1.1b: Identify by GPS Coordinates all existing historic trail alignments that (a) have been recommended for preservation by SHPD, (b) appear on historic maps and/or are known by oral tradition, and incorporate
these into the County GIS database
PD, CRC, SHPD, NPS
CR-1.1c: On a continuing basis, identify by GPS coordinates, all cultural resource sites, recommended for
preservation by SHPD and CRC and incorporate in County's GIS database PD, CRC, SHPD
CR-1.1d: Budget sufficient County funding to provide for administrative and technical support to CRC to complete its duties listed in Policy CR-1.1 PD, CRC
CR-1.1e: Establish a work plan to accomplish the duties in Policy CR-1.1 CRC, PD
CR-1.1f: Prepare Cultural Landscape Report CRC, PD
CR-2.1a: The County shall maintain certification as a Certified Local Government (CLG) under the National
Historic Preservation CLG Program in order to be eligible to apply for and receive preservation funding
administered through SHPD
CRC, PD
CR-2.2a: The County shall convene a workshop(s) that would include government agency representatives,
cultural representatives and other stakeholders to review and make recommendations on the current
programs intended to protect cultural resources and other historic sites
CRC
CR-2.2b: The County shall recommend amendments to appropriate ordinances to incorporate the
stewardship and protection of historic sites, buildings and artifacts (Grubbing and Grading, Subdivision
Code)
CRC
CR-2.2c: The County shall recommend amendments to appropriate ordinances to incorporate the
appropriate use and implementation of native plants in the landscaping of public facilities such as schools,
government buildings, and parks
CRC
CR-3.1a: Ensure the existence of and support for public and private entities that further the betterment of
Kanaka Ma‘oli public and private
agencies, community
Chapter 5 Action Plan
Kona CDP 5-14
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CR-3.1b: Increase fluency in Kanaka Ma‘oli language public and private agencies, community
CR-3.1c: Sponsor cross-sector dialogue on Kanaka Ma‘oli culture and island values public and private agencies, community
CR-3.1d: Protect Kanaka Ma‘oli intellectual property and related traditional knowledge public and private
agencies, community
CR-3.1e: Provide Kanaka Ma‘oli cultural education for residents, visitors and the general public public and private
agencies, community
CR-3.2a: Increase the number of educators who teach cultural and historic education public and private
agencies, community
CR-3.3a: Provide Kanaka Ma‘oli mentors with opportunities to pass on Hawaiian culture and knowledge to
the next generation of Kanaka Ma‘oli and others public and private
agencies, community
CR-3.3b: Perpetuate Kanaka Ma‘oli food production associated with land and ocean traditions and practices public and private
agencies, community
Policy CR-3.4: Provide support for subsistence-based businesses and economies public and private agencies, community
CR-3.5a: Apply the ahupua‘a concept in action plan for the Kona Mauka Watershed Management Program public and private agencies, community
SECTION 4.5 HOUSING
PROGRAMS
HSG-a: Establish the Kona Non-Profit OHCD
HSG-b.1: Sponsor a design contest and retain the winner to prepare pre-approved plans for starter homes, accessory units, or other appropriate housing types Kona Non-Profit
HSG-b.2: Draft standard first right of refusal provision to be included in the Affordable Housing
Agreements executed between the developer and OHCD and incorporated as deed covenants Kona Non-Profit
HSG-b.3: Exercise rights of first refusal and purchase Chapter 11 units from developers to rent or lease to
income-qualified households Kona Non-Profit
HSG-b.4: Establish programs in coordination and to supplement island-wide programs Kona Non-Profit
HSG-c.1: The County and the community should encourage State agencies currently developing
affordable projects to review their projects for consistency with the policies to provide affordable rentals,
mix of housing types, and perpetual affordability strategies
OHCD, Kona Non-Profit,
DHHL, HHFDC
HSG-c.2: The Kona Non-Profit should coordinate with the pertinent State and County agencies to
inventory potential public lands that are suitable for housing development and initiate project planning or
ensure land-banking for affordable housing purpose
Kona Non-Profit, DLNR
HSG-c.3: The County or Kona Housing Non- Profit should explore privatization options with the State
housing agency OHCD, Kona Non-Profit
STANDARDS AND REGULATIONS
HSG-d.1: TOD/TND mixed affordable housing requirement, TOD/TND preemption of ohana dwelling, Project District Affordable Housing Floating Zone
HSG-d.2: Additional Chapter 11 credits for workforce housing; disabled, elderly, live/work units; 1:1
density bonus; resale restrictions
HSG-e: New private developments are encouraged to creatively provide low cost/affordable housing and
meet certain needs especially critical to Kona. The Design Center should help to increase awareness of
these policies and stimulate creativity to meet these needs
DC/PD
SECTION 4.6 PUBLIC FACILTIES, INFRASTRUCTURE & SERVICES
PROJECTS
PUB-2.1a: Plan a new North Kona Police Station to be located within the Honokohau Village TOD and
program for design and construction funding Police
PUB-2.1b: Coordinate with the State to relocate the circuit and district courts to the Honokohau Village
TOD State Judiciary, PD
PUB-2.1c: Design and construct the relocated South Kona Police Station. The County is in the process of
acquiring a site Police
PUB-2.3a: Existing and proposed fire stations meet the level of service for the Urban Area. A new fire
station is needed in South Kona in the vicinity of the Ho‘okena Fire
PUB-2.4a: Identify proposed lifeguard stations on the Official Public Facilities and Services Map Fire, PD
PUB-2.6a: Identify additional disaster shelters and critical facilities where deficient State and County CD
PUB-3.2a: Plan, design, and construct information center/activity center for the disabled and elderly OA
Action Plan Chapter 5
Kona CDP 5-15
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PUB-3.4c: Continue to implement curb ramp program for streets and sidewalks and parks and recreation program facilities DPW, PR
PUB-4.1a: Update, as necessary, DWS's master plan for Kona to support future growth in the TODs DWS
Policy PUB-4.2: South Kona Water System
PUB-4.3d: Update the Kona water system master plan to incorporate agricultural water component DWS
PUB-4.4b: Develop a sewer plan to service the Kahalu‘u area DEM
PUB-4.4c: Update the sewage master plan to service the entire Kona Urban Area with priority to the
TODs and the areas within approximately 1 mile of the shoreline DEM
PUB-4.5a: Master plan the expansion of the Kealakehe Wastewater Treatment Plant DEM
PUB-4.5b: Master plan the development of a new wastewater treatment plant servicing north of Hina Lani
Street that considers the feasibility of natural treatment systems DEM
PUB-4.5c: Master plan a comprehensive wastewater reclamation system to maximize reuse DEM
PUB-4.6a: Future wastewater reuse areas shall be identified on Figure 4-10c Official Public Facilities and Services Map-Waste Management DEM, PD
PUB-5.1b: Master plan concept and financing for new natural system wastewater treatment facility and
relocated transfer station/recycling center; obtain DLNR approval to use State land DEM
PUB-6.2a: Identify deficiencies to the park system described in Policy PUB-6.2 PR, PD
PUB-6.2b: Establish a master plan for expansion and improvement of the Old Airport as a district park PR, PD
PUB-6.2c: Begin the process to find a location and funding for the Kona Civic Auditorium. Invite public
input regarding design requirements and preferences PR, PD
PUB-6.2d: Prepare master plan for Kealakehe Regional Park PR, PD
PUB-6.2e: Begin the process to find location, acquire site, prepare master plan and fund a South Kona
District Park (including integrated community services center) PR, PD
PUB-7.1a: Use charrettes to the extent practicable in the design process of County facilities to involve the
community, broaden the design input with multi-disciplinary expertise, and stimulate creativity DPW, PD
PUB-7.1b: Update the community at milestones in the design process such as the end of the schematic, design development, and pre-bid construction documents phases DPW, PD
PROGRAMS
PUB-2.1d: Support the addition of manpower for policing efforts Police
PUB-2.2a: Support for the community policing program should continue Police
PUB-2.2b: In villages, consider reinstating the bicycle patrols Police
PUB-2.2c: Through a Business Improvement District or other organization, partner with downtown
businesses to enhance security and orderliness KVID
PUB-2.2d: Develop a public safety audit checklist and conduct neighborhood and downtown safety walks
to identify potential crime spots or unsafe areas
Police, KVBID,
Neighborhood Watch
Organization
PUB-2.5a: Identify motor vehicle related fatalities and injuries Police, DOT, DOH, traffic safety organizations
PUB-2.5b: Improve data collection, assessment, and dissemination of information Police, DOT, DOH, traffic
safety organizations
PUB-2.5c: Encourage an integrated planning and design process for improvements in roads, emergency
medical services, and public transportation Police, DOT, DOH, traffic
safety organizations
PUB-3.1a: Coordinate with the County of Hawai‘i Healthcare Crisis Plan Mayor's Office
PUB-3.4a: Continue to work with the police department to assist in accessible parking enforcement Police
PUB-3.4b: Offer educational programs to sensitize residents to the challenges of the blind, deaf, or wheel-
chair bound persons One stop center
PUB-4.3a: Develop policies and plans to provide water for agricultural use, and amend DWS's Rules
accordingly DWS
PUB-4.3b: Develop an irrigation best practices certification program SWCD
PUB-4.3c: Develop an application form to facilitate verification of the agricultural dedication and irrigation best practices certification DWS
PUB-4.4a: Identify the violators and enforce the sewer hookup requirements DEM
PUB-4.7a: Hire a consultant to develop Stormwater Management Program and Guidelines, incentives,
and education/training program, such as LID DPW
PUB-4.7b: Implement the education and training program; adopt and publicize the incentives; adopt and
enforce the Stormwater Management Guidelines DPW
Chapter 5 Action Plan
Kona CDP 5-16
ACTION
ESTIMATED TIMELINE
IMPLEMENTER(S)
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PUB-5.1a: Find entrepreneur (s) for biofuel crop R&D
PUB-6.3a: Establish in cooperation with the State DOE, joint use of school facilities for recreational and
community use PR, DOE, PD
Policy PUB-6.4 Environment as Public Realm and Classroom. See Actions ENV - 2.1 and CR - 1.1e
PUB-6.5a: Consider 1% of public facilities construction budget to be allocated for public art at new County
facilities IC
Policy PUB-6.6: Important Role of Schools in Creating a Sense of Community PR, DOE, PD
PUB-7.2a: Develop a maintenance level of service for parks and streetscapes to establish a baseline
expectation PR, DPW
PUB-7.2b: Encourage adopt-a-park and adopt-a-street civic participation to meet the level of service s
expectations
PR,
community/neighborhood
associations
PUB-7.2c: Provide for upgrading and maintenance to the public facilities in critical need of attention PR, DPW
PUB-7.2d: Increase outside lighting at public restrooms PR, DPW
PUB-7.2e: Open existing public restrooms that are currently closed, and provide for more public restrooms in strategic locations PR, DPW
PUB-7.2f: Initiate a process to establish a monthly, scheduled maintenance review of public restrooms in
Kona PR, DPW
PUB-7.3: Recruitment Incentives
PUB-8.1a: The County should work with the community to establish One-Stop Community Resource Center R&D, community
PUB-8.1b: Increase funding for the Healing Our Island Program R&D
PUB-8.1c: Increase transportation options, especially small vans, in order to reduce rural isolation and
increase access to programs, jobs and activities R&D, MT
PUB-8.1d: Increase demand-response transportation through the use of small vans in order to increase
accessibility to drug and alcohol treatment and programs R&D, MT
PUB-8.1e: Increase the number of therapeutic living programs and facilities R&D, MT, OA
PUB-8.1f: Develop a detox program in Kona community/non-profit
PUB-8.1g: Establish a youth intake center to provide more immediate intervention for youth in Kona community/non-profit
PUB-8.1h:Expand partnerships among substance abuse treatment providers and improve coordination
and integration of services community/non-profit
PUB-8.2a: Provide demand-response transportation (e.g. small vans) for the elderly, youth, and disabled R&D, MT
PUB-8.2b: Expand partnerships among providers and improve coordination and integration of services for
residents with disabilities or special needs community/non-profit, OA
PUB-8.2c: The County should provide a new homeless shelter and an opportunity for transitional living to
low income rental housing OA
STANDARDS AND REGULATIONS
Policy PUB-1.1: Official Public Facilities and Services Map
PUB-2.2e: Incorporate in the Village Design Guidelines crime prevention through environmental design principles PD
PUB-3.3: Preventive Health through Walkable Communities Incorporated in Village Design Guidelines
PUB-4.1b: Amend DWS Rules as necessary to support the Kona CDP land use policies DWS
Policy PUB-6.1: Gathering Places Incorporated in Village
Design Guidelines
Policy PUB-6.2: Neighborhood park dedication requirements
SECTION 4.7 ENERGY
PROJECTS
ENGY-1.4b: Install photovoltaic systems to power deepwell pumps for the County Kona wells DWS
ENGY-1.4c: Pilot installations of power generating-pressure reducing valves in Kona are in progress DWS
ENGY-1.7: County Lead by Example County Departments
PROGRAMS
ENGY-1.1a: Provide a standard logo label to stick onto the title page of building plans to alert the Kona
permitting agencies to expedite processing PD, DPW-BD
Policy ENGY-1.2: Energy Saving Renovation for Existing Residences Kona non-profit
Action Plan Chapter 5
Kona CDP 5-17
ACTION
ESTIMATED TIMELINE
IMPLEMENTER(S)
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ENGY-1.3a: Work with lenders to publicize available mortgage programs Credit Unions and other lenders
ENGY-1.4a: Finance a leak detection program for the County Kona water systems DWS
Policy ENGY-1.5: Distributed energy and Other Innovative Technology Support HELCO
Policy ENGY-1.6: Alternative Fuel for Keāhole Power Plant HELCO
SECTION 4.8 ECONOMIC DEVELOPMENT
PROGRAMS
ECON-1.1a: Develop RFP for new hospital, negotiate with candidates, and select new site DOH, PD, private
ECON-1.1b: Develop medical center TOD master plan and rezone as Regional Center TOD DOH, PD, private
ECON-1.2a: Develop TOD master plan with the civic center as the heart of the town center and rezone as
Commercial TOD DPW, PD
ECON-1.3a: Encourage DBEDT and NELHA BOD to reevaluate and publicly articulate NELHA's short-
and long-term business plan DBEDT, NELHA
ECON-1.3b: Develop a master plan for the commercial development of the mauka area of NELHA and
obtain entitlements DBEDT, NELHA
ECON-1.3c: Design and construct the frontage road to complement and implement the commercial
master plan NELHA, private, DPW
ECON-1.4a: Work with the State, University System, and the community to finalize decisions regarding
the mission and size of the new university at West Hawai‘i UH, private
ECON-1.4b: Develop a master plan and program funds for the design and constructions of the campus UH, private
ECON-1.4c: Develop the TOD master plan for the surrounding areas of the university in coordination with
the adjoining Palamanui Project UH, private
ECON-1.4d: Formalize the relationship between the Hawai‘i Community College and the Design Center,
NELHA, and the healthcare industry UH, NELHA, DC
Policy ECON-1.5: Food Industry Catalysts DOA, UH, PD, community
Policy ECON-1.6: Conservation as a viable business option private, government
Policy ECON-1.7: Redevelopment as economic stimuli PD, KVID
ECON - 1.8a: Establish a pool of expertise and information on the eco-industrial park concept R&D
ECON - 1.8b: Establish a reuse center to refurbish and sell used appliances and materials OHCD, Catholic Social
Ministries
ECON - 1.8c: Establish a community recognition program for green businesses COC
ECON - 2.1a: The County will work with Kona's Agricultural Community to make recommendations for priorities R&D, DOA, community
ECON-2.1b: Create and adopt a County Agricultural Tourism program/policy R&D, DOA, community
ECON-2.1c: In partnership with the agricultural community in Kona, the County will establish a "Local
Grown" program for agricultural products R&D, DOA, community
STANDARDS AND REGULATIONS
Policy ECON-1.1: Establishes Medical Center Floating Zone
Policy ECON-1.8: Establishes Eco-Industrial Park Floating Zone
Monitoring Effectiveness
and Progress Chapter 6
Kona CDP 6-1
6. Monitoring Effectiveness and
Progress
An “indicator” is something that helps you understand where you are, which way you are going, and
how far you are from where you want to be. The Kona CDP Community Indicators will serve as an
annual information resource to provide a snapshot of current community conditions and trends based
on selected quantitative data gathered from a variety of sources.
The indicators were selected based on the following factors:
They are relevant. They tell us something basic and fundamental to the long term cultural,
environmental, economic or social health of our community.
They reflect community values. The crucial role of an indicator is to reflect the community’s
values that resonate with the citizens of Kona.
They are attractive to local media. The press publicizes them and uses them to analyze
community trends and the implementation plan.
They are statistically measurable. Data exist or can be developed that is relevant to our
geographic area.
They are reliable. You must be able to trust what the indicator shows and preferably indicators
can be measured over time so that you have comparable data and can track trends.
The report card will be published annually based on trends:
+ Good trend or progress
√ No change or holding steady
− Bad trend or no action
General Demographic Indicators a “Snapshot” of who we are.
The first are general trend indicators which will give us a demographic snapshot of our community.
1. Indicator: Population growth trend for North Kona, South Kona, and relative to the County
Data source: U.S. Census Bureau
2. Indicator: Ratio of full time residents to part time residents
Data source: State Department of Taxation
3. Indicator: Ethnic diversity
Data source: U.S. Census Bureau and County Research & Development.
4. Indicator: Median household income
Data source: U.S. Census Bureau and County Research & Development
Monitoring Effectiveness
Chapter 6 and Progress
Kona CDP 6-2
The following indicators are organized to reflect the eight (8) Guiding Principles identified by the
citizens of Kona throughout the planning process.
Guiding Principle 1. Protect Kona’s natural resources and culture.
Natural Resources Indicators:
Areas of natural and cultural significance protected.
1.Indicator: Number of acres of federal, state, county, and privately-owned open space that are
permanently protected for conservation.
Data source: State Department of Land & Natural Resources Land Division and Land Use
Commission, State Department of Business, Economic Development, & Tourism, and County
Planning Department
2.Indicator: 80% of Kona’s residents have access to public Open Space within walking distance
from their homes.
Data source: County Open Space Network Program
Water quality monitoring guidelines are met or exceeded for Kona’s nearshore waters.
1.Indicator: Measurement of nearshore water quality for fecal coliform, nutrients and coral reef
health
Data source: County Water Quality Monitoring Program, Department of Health Clean Water
Branch
2.Indicator: Number of anchialine ponds inventoried and protected.
Data source: County Planning Department, U.S. Army Corp of Engineers
Agricultural lands are maintained.
1.Indicator: Acreage of Kona land zoned farmland.
Data source: Initiate GIS layer for ag use based on property tax and inventory system for
permanent open space. State Department of Land & Natural Resources Land Division, State
Department of Business, Economic Development, & Tourism, and County Planning
Department, County Real Property Tax & Assessment Office
2.Indicator: Number of Kona farmers markets and average number of agricultural vendors.
Data source: Kona Farm Bureau
New building is energy efficient. 1.Indicator: Annual number of EnergyStar, LEED or Hawai‘i BuiltGreen certified buildings.
Data source: Hawai‘i Electric and Light Company, U.S. Environmental Protection Agency, U.S.
Department of Energy, Building Industry Association of Hawai‘i (Hawai‘i BuiltGreen), State
Department of Business, Economic Development & Tourism2.Indicator: Number of existing homes retrofitted with solar heating.
Data source: Hawai‘i Electric and Light Company
Monitoring Effectiveness
and Progress Chapter 6
Kona CDP 6-3
Recycling is maximized and solid waste is decreased.
1. Indicator: Measurement of solid waste generation per capita
Data source: County Department of Environmental Management
2. Indicator: Measurement of pounds recycled per capita
. Data source: County Department of Environmental Management
Cultural Resources Indicators:
Cultural resources and historic trails are mapped and protected.
1. Indicator: Number of archeological sites and number of linear miles of historic trails mapped and
protected.
Data source: State Historic Preservation Division, County Kona Cultural Resources Committee
2. Indicator: Number of cultural resources, including sites and trails protected by management
plans/easements or other tools.
Data source: County Open Space Network, County Planning Department, State Historic
Preservation Division, and County Kona Cultural Resources Committee
3. Indicator: Number of people enrolled in Hawaiian language classes
Data source: DOE & Kamehameha Schools
Guiding Principle 2. Provide connectivity and transportation choices.
Traffic congestion is decreased on major thoroughfares due to the creation of alternative routes
and methods of transportation.
1. Indicator: Number of linear miles of new roadways.
Data source: County Planning Department and Data Management, Required Concurrency
Roads (Table 4-1 and Figure 4-3) or Kona CDP Implementation Committee, State Department
of Transportation
2. Indicator: Number of shared-use paths and bike routes.
Data source: County Planning Department and Data Management, Required Concurrency
Roads (Table 4-1 and Figure 4-3) or Kona CDP Implementation Committee, State Department
of Transportation
3. Indicator: Number of people riding the bus per day.
Data source: County Mass Transit Agency
4. Indicator: Number of Public Transit “Stations” and sheltered stops.
Data source: County Mass Transit Agency
Monitoring Effectiveness
Chapter 6 and Progress
Kona CDP 6-4
Guiding Principle 3. Provide housing choices.
There are a range of housing options available for Kona residents. 1.Indicator: Residents live within 30 minutes drive time from employment.
Data source: U.S. Census Bureau, County Research & Development
2.Indicator: Housing costs are no more than 30% of annual household income.
Data source: U.S. Census Bureau, County Research & Development
3.Indicator: Number of new affordable housing units built.
Data source: County Housing and Community Development, Public Housing Authority,
Hawai‘i Housing Finance and Development Corporation
Housing assistance is provided to our most vulnerable citizens; the elderly, disabled and
homeless. 1.Indicator: Number of units directed to homeless, senior and disabled residents.
Data source: County Housing and Community Development, Hawai‘i Public Housing Authority,
Hawai‘i Housing Finance and Development Corporation
Guiding Principle 4. Provide recreation opportunities.
A range of recreational opportunities are available to residents of Kona to foster a healthy
lifestyle.
1.Indicator: The Number of regional, district, community and neighborhood parks established as
outlined in the plan.
Data source: County Department of Parks & Recreation, County Department of Public Works,
State Department of Land & Natural Resources State Parks Division, State Department of Land
& Natural Resources Forestry & Wildlife Division, National Park Service
2.Indicator: Number of cultural and environmental festivals, programs, and community-based,
volunteer projects.
Data source: County Department of Research & Development, State Department of Business,
Economic Development, & Tourism, State Department of Agriculture, and Kona Farm Bureau
3.Indicator: Number of Hales or “gathering places” available for public use.
Data source: County Department of Parks & Recreation
4.Indicator: Number of cultural sites open to the public.
Data source: County Department of Parks & Recreation, County Open Space Network
Program, State Department of Land & Natural Resources, National Park Service
Monitoring Effectiveness
and Progress Chapter 6
Kona CDP 6-5
Guiding Principle 5. Direct future growth patterns.
Growth is directed to mixed-use compact villages.
1. Indicator: Number of land-use proposals that meet Village Project District Standards.
Data source: County Planning Department (Design Center)
2. Indicator: Number of new development projects that voluntarily adopt the plan guidelines.
Data source: County Planning Department (Design Center)
3. Indicator: Number of land use approvals that meet Clustered Rural Subdivision Guidelines.
Data source: County Planning Department (Design Center)
4. Indicator: Number of approvals of “infill developments” connected to existing communities.
Data source: County Planning Department (Design Center)
Guiding Principle 6. Provide infrastructure and essential facilities concurrent with growth.
1. Indicator: Number of sites selected for new public facilities.
Data source: County Department of Public Works, County Department of Parks & Recreation,
County Department of Planning
2. Indicator: Recommended minimum standards for public services, fire and police are met.
Data source: County Mayor’s Office, County Fire Department, County Police Department
Guiding Principle 7. Encourage a diverse and vibrant economy.
The agricultural character of Kona is maintained.
1. Indicator: GE Taxes paid on local agriculture production.
Data source: State Department of Agriculture
Sustainable Industries Indicators
1. Indicator: Number of local businesses able to pay a living wage (FTE median income)
Data source: State Department of Business, Economic Development & Tourism, County
Research and Development
2. Indicator: Number of locally owned and operated businesses.
Data source: State Department of Business, Economic Development & Tourism
Monitoring Effectiveness
Chapter 6 and Progress
Kona CDP 6-6
Guiding Principle 8. Promote effective governance
Kona has the local authority to guide implementation of the plan and its components (i.e.
Design Center, Kona Cultural Resources Committee, Kona Housing Non-Profit, Kona Housing
Trust Fund, etc.).
1. Indicator: Implementation of Policies and Actions included in the Kona CDP Implementation
Matrix on schedule.
Data source: County Planning Department and Kona CDP Implementation Committee
Glossary Chapter 7
Kona CDP 7-1
7. GLOSSARY
Brownfield – Land previously used for industrial purposes or certain commercial uses that may be
contaminated by low concentrations of hazardous waste or pollution and has the potential to be reused
once it is cleaned up.
Commercial Village – A village intended for mixed use, higher density residential, retail, commercial,
employment, and/or regional one-of-a-kind facilities such as major civic, medical, education, and
entertainment facilities.
Density – The ratio of the dwelling units to the gross land area in which they are located.
Density Transfer – The transfer of allowable dwelling units from one parcel of land to another, in
exchange for open space.
Development Agreement – A written agreement for specified periods of time between the County, any
governmental entity or agency made a party thereto, and any person having a legal or equitable
interest in real property for the purpose of vesting the right to develop such property in accordance with
laws, ordinances, resolutions, rules, and policies of any governmental entity or agency made party to
the agreement in effect at the time such agreement is executed, and for the purpose of delineating
development requirements that may include, but are not limited to, affordable housing, design
standards, water allocations, dedications of real or personal property, on-site and off-site infrastructure
and other development related improvements and government services, which shall be approved by
resolution of the County Council and executed by the Mayor on behalf of the County.
Environmental Assessment (EA) and Environmental Impact Statement (EIS) – An informational
document prepared in compliance with Chapter 343, Hawai‘i Revised Statutes, that discloses
the environmental and social impacts of a proposed action on the community and state,
measures proposed to minimize adverse effects, and provides alternatives to the action.
Extensive Agriculture – LUPAG designation for lands not classified as Important Agricultural Land.
Includes lands that are not capable of producing sustained, high agricultural yields without the intensive
application of modern farming methods and technologies due to certain physical constraints such as
soil composition, slope, machine billability and climate. Other, less intensive, agricultural uses such as
grazing and pasture may be included in the Extensive Agriculture category.
Flood Corridors – Includes FEMA’s Flood Insurance Rate Map (FIRM) 100-year floodplains and
planned flow ways.
Flow Way – Proposed man-made drainage or designated channels.
Chapter 7 Glossary
Kona CDP 7-2
Goal – A goal is a desired outcome expressed in simple terms. It should describe the desired end
state.
Greenbelt or Greenway – Areas of largely undeveloped, wild, agricultural land surrounding or
neighboring urban areas.
Greenfield – An area that is undeveloped or used for agriculture. Refers only to undeveloped areas
within the Kona Urban Area not within a TOD, TND or infill.
Important Agricultural Lands – LUPAG designation for lands with better potential for sustained high
agricultural yields because of soil type, climate, topography, or other factors. Important agricultural
lands were determined by including the following lands:
Lands identified as “Intensive Agriculture” on the 1989 General Plan Land Use Pattern
Allocation Guide Maps.
Lands identified in the Agricultural Lands of Importance to the State of Hawai‘i (ALISH)
classification system as “Prime” or “Unique.”
Lands classified by the Land Study Bureau’s Soil Survey Report as Class B “Good” soils.
There are no Class A lands on the Island of Hawai‘i.
Lands classified as at least “fair” for two or more crops, on an irrigated basis, by the
U.S.D.A. Natural Resource Conservation Service’s study for suitability for various crops.
In North and South Kona, the “coffee belt,” a continuous band defined by elevation,
according to input from farmers.
State agricultural parks.
Infill –Land development of unused or underutilized lands within or directly adjacent to existing development or development patterns within the Kona Urban Area.
Land Use Pattern Allocation Guide (LUPAG) – The County of Hawai‘i General Plan LUPAG
Map indicates the general location of various land uses in relation to each other.
Makai – towards the sea.
Mauka – inland, upland, towards the mountain.
Mixed Use – A land use pattern that integrates compatible residential, commercial, and industrial,
office, institutional, or other land uses.
Neighborhood Village – A village intended for residential, public/civic uses, or small scale
neighborhood oriented commercial uses. The commercial uses are of a small scale and are intended
to serve the needs of the village residents.
Objective – An objective is a desired endpoint that leads toward accomplishing a goal.
Glossary Chapter 7
Kona CDP 7-3
Open Space – Undeveloped land or water body which is free of structures and equipment, except for
those incidental to the land’s open space uses. Open space may include the following: flood
protection, creating a sense of special separation fro incompatible land uses, areas for agricultural
operations, passive recreation, active recreation, conservation uses, or historical site preservation.
Pedestrian Way – A public right-of-way through a block between lots for pedestrian traffic, which may
also be used as a utility easement, and which has a maximum width of twenty feet.
Public Access, Open Space, and Natural Resources Preservation Commission – The
Commission will be made up of nine members who are appointed by the Mayor and confirmed by the
Council. The purpose of the Commission is to develop an island-wide prioritized list of qualifying lands
worthy of preservation. The Commission will explore methods of funding land acquisition and make
recommendations and will emphasize land acquisitions where the County’s contribution can be
leveraged to obtain State, Federal and/or private funds.
Rural Area – Areas outside of the Kona Urban Area.
Secondary Area – The area extending approximately ¼ mile from the outer edger of the village core of
the TOD. Lower density housing and other auto-oriented uses are located here. The secondary areas
take advantage of the services within the core area through an interconnected street system with easy
access to transit by foot, bike, or car. Secondary areas will be primarily comprised of standard single-
family and multi-family neighborhoods.
Traditional Neighborhood District Floating Zone (TND) – A new type of Project District for areas
zoned agriculture within the Kona Urban Area.
Transit Oriented Development Floating Zone (TOD) – Mixed use developments located at strategic
points along a regional transit system. TODs consist of moderate and high density housing, along with
complementing public uses, jobs, retail and services.
Urban Area – The Kona Urban Area spans from the Kona International Airport to Keauhou. The
majority of future growth shall be directed within this area.
Village Core – A concentration of development within a neighborhood that includes identified
residential, retail, office, public spaces, and public/civic uses. The village core includes the ¼ mile area
from a transit station.
Chapter 7 Glossary
Kona CDP 7-4
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References Chapter 8
Kona CDP 8-1
8. REFERENCES
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Bauer, Glenn. A Study of the Ground-Water Conditions in North and South Kona and South Kohala
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County of Hawai‘i. 2006 County of Hawai‘i Databook. 2007.
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Chapter 8 References
Kona CDP 8-2
Kelley, Jack. “Shifting Paradigms for West Hawai‘i” Hawai‘i Island Journal, Dec. 4, 2004
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Kona Historical Society’s Kona Historic Ranch and Store. Kona (Hawai‘i) Historical Society – Kona
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Leakey, Roger, “Agroforestry: Tree-based Polycultures,”
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Leone, Diana. “Native Bat Forces Review of Timber Harvesting,” Honolulu Star Bulletin, Dec. 12, 2002
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of Hawai‘i. U.S. Geological Survey Water-Resources Investigations Report 99-4073. U.S.
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Reinecke, J.E. Survey of Sites on West Hawai‘i. File Manuscript, Department of Anthropology, Bishop
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Smart Growth Network. Getting to Smart Growth: 100 Policies for Implementation,
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Hawai‘i Statewide GIS Program. http://hawaii.gov/dbedt/gis/
State of Hawai‘i, Department of Health. Guidelines for the Treatment and Use of Recycle Water. May
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State of Hawai‘i, Hawai‘i 2050 Sustainability Task Force. Hawai‘i 2050 Sustainability Plan. January
2008.
University of Hawai‘i College of Tropical Agriculture and Human Resources (CTHAR). “Characteristics
of Hawaii’s Retail Forest Industry in 2001,” Economic Issues, Feb 2006.
University of Hawai‘i, Department of Geography. Atlas of Hawai‘i. The University Press of Hawai‘i,
Honolulu. Third Edition 1998.
U.S. Census Bureau, Hawai‘i Census 2000. http://www.census.gov
References Chapter 8
Kona CDP 8-3
Zelinka, A. and D. Brennan, Safescape: Creating Safer, More Livable Communities Through Planning
and Design. Chicago: Planners Press, American Planning Association, 2001.
Attachment A
Official Map Metadata
1
Metadata for Official Maps
Kona CDP
Some of the GIS layers appear on several of the Official Maps. Usually, a layer is “official” on only
one of the Official Maps, and informational on other maps. To distinguish its status, the following
table indicates on which map the layer is a “Policy Layer” (i.e., official) and which map the layer is
just informational.
Policy Layer: Official information on the map that require an amendment to the plan to
add, delete, or relocate records. Changes that improve the accuracy of the information are
considered “updates” rather then amendments.
Information Layer: Background information that automatically update with any changes to
the Policy Layers, or otherwise do not need a plan amendment to change the information.
Official Maps
Layer Transportation
Network
Concurrency Land Use Public Facilities
and Services
Proposed Roads Policy Policy Information
Major Transit Line Policy Information Information
Transit
Stops/Stations/Hub
Policy Information
Pedestrian-Bike Paths Policy
Urban Area, Rural Town
TODs
Information Information Policy Information
TOD Type Information Information Policy
Concurrency Zone Policy
Public Facilities
(separate layers by
facility)
Policy
Financing Districts Policy
Existing Roads (Street
Centerline)
Information Information Information Information
Parcels Information Information Information Information
Layer Name: Proposed Roads
Description: This layer is a Policy Layer on the Kona CDP Official Transportation Network Map
and the Kona CDP Official Concurrency Map. This layer identifies major future
roads proposed in the General Plan or Kona CDP process. Major roads include
arterials, major collectors, minor collectors, and other important connectors. The
purposes to identify these future corridors are: 1) to preserve the corridor by
incorporating the right-of-way in applicable permit approvals; 2) to provide notice
to potentially affected owners; and 3) to plan these improvements, as appropriate,
2
in the capital improvements program. This layer is specific to the Kona CDP and
not Countywide.
File Name: Proposed Roads
Layer Type: Polyline
Source: The General Plan polylines were copied from the County of Hawai‘i Planning
Department’s General Plan roads shapefile. The polylines for the Kona CDP
roads were generally drawn connecting two points following background
information (e.g., proposed developer’s site plans) where available.
Attributes: FID Internal software number
Name Name of the road
Source Whether the road is proposed from the General Plan
(GP) or Kona Community Development Plan (CDP)
Concurrency Area Identifies the concurrency zone in which the road is
located for the Official Concurrency Map
ID_1 Roadway segment identification number
Class Roadway classification:
Arterial
Collector, major
Collector, minor
Connector, unclassified
Status
Responsible agency to update:
Status of the proposed roadway:
A – Conceptual: The alignment is conceptual, just
connecting two endpoints. For planning purposes, a
study corridor of at least four times the right-of-way width
is recommended within which to locate the actual
alignment.
B – Preliminary: Preliminary engineering and
environmental surveys have been conducted (or are in
process) to more definitively set the alignment. For
planning purposes, a study corridor of at least two times
the right-of-way width is recommended within which to
locate the actual alignment.
C – Final: Construction plans have been completed (or
are in process) and the right-of-way has been subdivided
or legally defined by metes and bounds (or is in the
process of subdivision approval).
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
3
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Transit Line
Description: This layer is a Policy Layer on the Kona CDP Official Transportation Network Map.
This layer identifies major transit (bus) routes, proposed or existing. Major transit
routes include trunk routes (the highest headways in the region) and secondary
routes (connects major destinations but the headways may not be as high as trunk
routes). The layer does not include feeder or commuter routes, although in the
future all routes could be added. The purposes to identify these major transit
routes are: 1) to integrate transportation and land use planning; 2) to factor transit
service in prioritizing future roads; and 3) to plan and budget for the capital and
operational resources to expand the transit system. This layer is specific to the
Kona CDP and not Countywide, although it could be the basis for a Countywide
transit routes database.
File Name: Proposed Transit Lines
Layer Type: Polylines
Source: The polylines for the designated transit routes were either “traced” from the County of
Hawai‘i street centerline shapefile (for existing roads) or the Proposed Roads shapefile. As
changes are made to the alignments of the Proposed Roads, the transit routes should be updated
to “trace” the modified alignment.
Attributes: FID
Type
Responsible agency to update:
Internal software number
Trunk or Secondary
County of Hawai‘i Planning Department, County of
Hawai‘i Mass Transit Agency. Modifications after the
adoption of the Kona CDP will be tracked in the following
table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Transit Stops/Stations/Hub
Description: This layer is a Policy Layer on the Kona CDP Official Transportation Network Map.
This layer identifies major transit stops (pullout with shelter), stations (building), or
hub (station that serves as central transfer point among routes that intersect at the
hub). The layer only identifies those stations/stops/hub along the trunk or
4
secondary routes; it does not include stops along feeder or commuter routes,
although in the future all stops could be added. The purposes to identify these
major transit stops/stations/hub are: 1) to integrate transportation and land use
planning, especially in the planning of walkable villages that center the pedshed
on a transit stop/station; and 2) to plan and budget for the capital and operational
resources to build and maintain these facilities. This layer is specific to the Kona
CDP and not Countywide, although it could be the basis for a Countywide transit
routes database.
File Name: Transit Stops_Stations_Hubs
Layer Type: Point
Source: The location of the points were based on the approximate locations of the TOD
villages. These points will need to be updated as the actual type and locations of
these transit facilities are determined.
Attributes: FID
Type
Location
Route
Status
Responsible agency to update:
Internal software number
Hub, Station, or Stop; Baseyard
TOD or other descriptive location
Trunk or Secondary
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department, County of
Hawai‘i Mass Transit Agency. Modifications after the
adoption of the Kona CDP will be tracked in the following
table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Pedestrian-Bike Paths
Description: This layer is a Policy Layer on the Kona CDP Official Transportation Network Map.
This layer identifies the bike and pedestrian network. It is intended to be updated
as part of the Kona Open Space Network Program that will create a
comprehensive hubs (destination areas) and links system. The purposes to
identify these bike and pedestrian facilities as part of the overall transportation
network system are: 1) to ensure the planning of new roads incorporate the
appropriate type of bike and pedestrian facilities; 2) to facilitate the retrofitting of
existing roads when the roads are repaved or otherwise improved; and 3) to plan
these improvements, as appropriate, in the capital improvements program in terms
5
of a network system rather than piecemeal. This layer is designed to serve as the
Countywide database for bike and pedestrian facilities.
File Name: Pedestrian_Bike Paths
Layer Type: Polyline
Source: Kona CDP: The planning data was primarily based on input from PATH
which modified the Bike Plan Hawai‘i (State of Hawai‘i, September 2003).
Lines were digitized by the County of Hawai‘i Planning Department by
using the “tracing” or “copy parallel lines” on the COH centerline feature or
the Na Ala Hele trails feature. Where centerlines or trails features were
absent, lines followed background USGS or flood hazard features. The
location of the lines are conceptual. For example, some of the lines may
fall outside of the right-of-way where, in fact, the actual facility is meant to
be constructed within the right-of-way. The width between the lines were
set arbitrarily at 30’ from either side of the centerline.
Attributes: FID
Name
Type
Jurisdiction
Cost Class
Cost Estimate
Priority Level
Status
Internal software number
Name of the street or trail. If no name, the default is
“Connector”.
Shoulder: Open section streets where stabilized shoulder
is designed for non-exclusive use by bicycles and legal
mopeds. Intersections have dedicated bicycle space
marked.
Shared: Streets shared by vehicles and bicycles (no bike
lane striping) where lane is wide enough or route is
signed.
Lane: Bike lane for exclusive use of bicycles and legal
mopeds. No motor scooters or motorcycles. No parking.
Path: Multi-use path for pedestrians and bicyclists.
Special path for steep topography labeled as Path-s
(switchback).
Ped-x: Routes for exclusive use by pedestrians. “x”= SW
(sidewalk) or T (trail)
Ownership and maintenance by (S)tate, (C)ounty,
(O)ther, or (U)ndetermined
Bike Plan Hawai‘i classification to distinguish magnitude
orders of funding required.
Cost estimate
Priority established by Bike Plan Hawai‘i or to be
determined by the Kona Open Space Network Program
or other CDP process
Existing: Existing conditions are adequate. For trails,
needs to be open to the public. If a trail physically exists
but access rights or improvements needed, then
considered “Proposed”.
6
Route No.
Length
CDP
Source
Notes
ID
Official
Responsible agency to update:
Existing-repave: Street exists but shoulder stabilization
and/or striping improvements need to be coordinated with
future repaving.
Existing-redevelopment: Street exists but substantial
improvements needed (e.g., add sidewalk and curb).
Existing-sign: Existing conditions adequate; just need
signage.
Proposed: Needs to be constructed or opened to the
public.
Underway: Under construction.
Proposed in Bike Plan Hawai‘i, but may be duplicative,
outdated, or otherwise unnecessary and should be
evaluated through the Kona Open Space Network
Program or other CDP process.
Route identification number
Miles
Name of CDP, if referenced in the CDP
Hawai‘i Bike Plan (BP)
PATH
PATH>BP: PATH modified Bike Plan Hawai‘i
NAH: Included in Na Ala Hele inventory
Miscellaneous comments
Identification Number
Yes (included as part of an Official Map); No (no official
status)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Urban Area and Rural Towns
Description: This layer Is a Policy Layer on the Kona CDP Official Land Use Map. This layer
defines the geographical extent of the Urban Area and Rural Town TODs, as
defined in the Kona CDP. This layer is specific to the Kona CDP and not
Countywide.
File Name: Urban_Rural Boundary
Layer Type: Polygon
7
Source: The Urban Area polygon “traces” the LUPAG boundaries for an area spanning
from Kona International Airport to Keauhou, makai of Mamalahoa Highway,
designated urban expansion, high density, medium density, low density, resort
note, resort area, and industrial area. It excludes the area designated resort node
in Kaupulehu and the medium and low density area in Holualoa. The Rural Town
TODs polygon traces the LUPAG boundaries for medium and low density areas
from Honalo to Captain Cook.
Attributes: FID
Type
Responsible agency to update:
Internal software number
Urban Area or Rural Town TODs
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
1.Layer Name: TOD Type
Description: This layer is a Policy Layer on the Kona CDP Official Land Use Map. This layer
approximately locates the TODs, as defined in the Kona CDP.
File Name: TOD Type
Layer Type: Polygon
Source: The TOD polygons were created by “buffering” the Transit Hub/Station/Stop points
at a radius distance of 0.5 mile at 0.25 mile intervals. This layer should be
updated as each TOD is defined by metes and bounds through Project District
rezoning approval.
Attributes: FID
TOD_Name
Type
Responsible agency to update:
Internal software number
Name of the TOD Village
Type of TOD: Regional Center or Neighborhood
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
8
Layer Name: Concurrency Zone
Description: This layer is a Policy Layer on the Kona CDP Official Concurrency Map. This
layer identifies the concurrency zones and works together with labeled road
segments from the Proposed Roads layer that are subject to the concurrency
requirements. An accompanying table relates the specific concurrency zones to
the labeled road segments. Although concurrency requirements apply Countywide
through the zoning code, this layer applies only to the Kona CDP planning area.
File Name: Concurrency Zone
Layer Type: Polygon
Source: The extent of the polygons were developed through the CDP process based on
judgements on the development area that would be served by particular road
segments. The boundaries of the polygons “trace”, where applicable, parcel
boundaries or street centerlines.
Attributes: FID
Concurrency Zone
Responsible agency to update:
Internal software number
Concurrency Zone
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Lifeguard Station
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to serve as a tool for capital
improvements programming. This layer is intended to be maintained as a
Countywide database.
File Name: Lifeguard Stations
Layer Type: Point
Source: The Department of Parks and Recreation provided the initial data for existing
lifeguard stations. The Fire Department, who took over the lifeguards from the
9
Department of Parks and Recreation, will assess the need for lifeguard stations.
This layer should be updated when the results of that study are available.
Attributes: FID
Facility_N
District
TMK
Status
Responsible agency to update:
Internal software number
Name of the facility
Judicial district
Tax Map Key Location
Existing, Proposed
County of Hawai‘i Planning Department with the Fire
Department. Modifications after the adoption of the Kona
CDP will be tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Fire Station
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool for capital improvements programming. This layer
is intended to be maintained as a Countywide database.
File Name: Fire Station
Layer Type:
Source:
Point
County of Hawai‘i Planning Department, General Plan Facilities
Maps. Attributes: FID Internal software number
Station_Na Name of the facility
District Judicial district
TMK Tax Map Key Location
No_of_Emp Number of employees
Fire_Oper_ Fire operations
EMS_Oper Emergency Medical Service Operations
HAZMAT_Op Hazardous Material Operations
Rescue_Ope Rescue operations
Aero_Med_ Aero Medical Operations
Twenty_four 24-Hours
Type Full-Time or Volunteer Facility
No_of_vol Number of Volunteers
Status Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
10
Responsible agency to update: County of Hawai‘i Planning Department with the Fire
Department. Modifications after the adoption of the Kona
CDP will be tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Police Station
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool for capital improvements programming. This layer
is intended to be maintained as a Countywide database.
File Name: Police Station
Layer Type:
Source:
Point
County of Hawai‘i Planning Department, General Plan Facilities
Map Attributes: FID
Station_Na
District
TMK
No_of_Man
Comments
Status
Type
Responsible agency to update:
Internal software number
Name of the facility
Judicial district
Tax Map Key Location
Number of Manpower
Miscellaneous comments
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
Station or Sub-Station
County of Hawai‘i Planning Department with the Police
Department. Modifications after the adoption of the Kona
CDP will be tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
1.Layer Name: Hospital
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
11
of this layer is to serve as a tool for healthcare planning and also land use
planning since a hospital has the potential to serve as a catalyst for health-related
businesses. This layer is intended to be maintained as a Countywide database.
File Name: Hospital
Layer Type: Point
Source: County of Hawai‘i Planning Department
Attributes: FID
Facility_Na
District
TMK
Acute_beds
Long_term_
Total_beds
Medical_SU
Critical_C
Obstetric
Pediatric
Neonatal_I
Psych
Skilled_Nu
Intermed_
Snf_icf
Acute_snf
Status
Responsible agency to update:
Internal software number
Name of the facility
Judicial district
Tax Map Key Location
----
Long Term Care
Total number of rooms
Medical/Surgical
Critical Care
Obstetrician Care
Pediatrician
-----
Psychiatric Care
Skilled Nursing
Intermediate Care
-----
-----
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
2.Layer Name: Emergency Shelters
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to serve as a tool for emergency
response planning. This layer is intended to be maintained as a Countywide
database.
12
File Name: Emergency Shelters
Layer Type:
Source:
Point
County of Hawai‘i Civil Defense, Multi-Hazard Mitigation
Plan Attributes: FID
ID
Facility
District
Location
TMK
Responsible agency to update:
Internal software number
Arc Internal Number (for Arc/Info use)
Name of the facility
Judicial district
Street Address
Tax Map Key Location
County of Hawai‘i Planning Department with the Civil
Defense Agency. Modifications after the adoption of the
Kona CDP will be tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
3.Layer Name: Financing District
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to track the various types of financing
districts as they are created by ordinance. This layer is intended to be maintained
as a Countywide database.
File Name: Financing District
Layer Type:
Source:
Polygon
County of Hawai‘i Planning
Department Attributes: FID Internal software number
ID Unique record number
DistNo Official District Number assigned by ordinance
Date Formed Effective date of ordinance forming the district
OrdEst Ordinance Number for ordinance establishing the district
OrdEnd Ordinance Number for ordinance terminating the district
Purpose Types of improvements and/or services authorized to be
funded
Status Active (still collecting assessments or taxes), Closed
(paid up), Default
Name Name of the district or subdivision
13
Type
Responsible agency to update:
ID (improvement district), CFD (community facilities
district), BID (business improvement district), TIF (tax
increment financing district), RD (redevelopment district)
County of Hawai‘i Planning Department with the
Financing Department. Modifications after the adoption
of the Kona CDP will be tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: County Park
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool for capital improvements programming. This layer
is intended to be maintained as a Countywide database.
File Name: County Park
Layer Type:
Source:
Point
County of Hawai‘i Planning Department, General Plan Facilities
Map Attributes: FID
Facility_N
District
TMK
Total_Area
Developed
Facility_T
Classification
Status
Responsible agency to update:
Internal software number
Name of the facility
Judicial district
Tax Map Key Location
Total Area
Developed Area
Facility Type (Camping Site, Beach Park, Ballfields, Gym,
Playground, Community Center, Courts)
Regional, District, Community, Neighborhood, Beach,
Facility (e.g., swimming pool), Passive
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department with
Department of Parks and Recreation. Modifications after
the adoption of the Kona CDP will be tracked in the
following table.
14
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Courthouse
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to coordinate services with the State. This layer is intended to be
maintained as a Countywide database.
File Name: Courthouse
Layer Type:
Source:
Point
County of Hawai‘i Planning
Department Attributes: FID
ID
Name
District
Status
Responsible agency to update:
Internal software number
Arc Internal Number (for Arc/Info use)
Name of the facility
Judicial district
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Civic Center
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to serve as a tool for capital
improvements programming. This layer is intended to be maintained as a
Countywide database.
File Name: Civic Center
Layer Type: Point
15
Source: County of Hawai‘i Planning Department
Attributes: FID
ID
Name
District
Status
Responsible agency to update:
Internal software number
Arc Internal Number (for Arc/Info use)
Name of the facility
Judicial district
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: School
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool to coordinate land use planning with the State,
especially since schools are a primary community asset and affect transportation
planning. This layer includes public, private, charter, and university. This layer is
intended to be maintained as a Countywide database.
File Name: School
Layer Type:
Source:
Point
County of Hawai‘i Planning
Department Attributes: FID Internal software number
School_Nam Name of the facility
District Judicial district
University University
Design_Enr Design Enrollment
Grade_Level Grade levels
SY_98_99_E School Year Enrollment
TMK Tax Map Key Location
Comments Miscellaneous Comments
Enrollment Enrollment Count
FTE_Enroll Full-Time Equivalent Enrollment
Type Public, Private, Charter
16
Status
Responsible agency to update:
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Library
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to coordinate services with the State. This layer is intended to be
maintained as a Countywide database.
File Name: Library
Layer Type: Point
Source: County of Hawai‘i Planning Department, General Plan Facilities Maps
Attributes: FID Internal software number
Area Arc Internal Number (for Arc/Info use)
Perimeter Arc Internal Number (for Arc/Info use)
Library_ Arc ID (for Arc/Info use)
Library_ID Arc Internal Number (for Arc/Info use)
ID Arc Internal Number (for Arc/Info use)
Facility_Nam Name of the facility
District Judicial district
TMK Tax Map Key Location
Population Population Served
Registered Registered Borrowers
Size_of_Ma Size of Material Collection
Circula Circulation
Intra-Libr Intra Library Loans
Library_PR Library Programs/Attendance
Reserves_Reserves/Holds
Public_S --
Comments Miscellaneous Comments
Mobilecnt Size of Material Collection - Bookmobile
Mobilecirc Circulation_Bookmobile
Illtooother ----
17
Illfrmother
Avwkuse
Avwkrefqst
Responsible agency to update:
----
Usings During an Average Week
Reference Questions in Average Week
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Priority Sewer Area
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to guide regulatory permit conditions as
well as serve as a tool for capital improvements programming. This layer is
intended to be specific to Kona.
File Name: Priority Sewer Area
Layer Type: Polygon
Source: One mile zone from the shoreline determined by “buffering” using the shoreline of
the County Planning Department’s “Coastline” shapefile.
Attributes: FID
ID
Buff-Dist
Responsible agency to update:
Internal software number
Arc Internal Number (for Arc/Info use)
One-mile priority area
County of Hawai‘i Planning Department with the
Department of Environmental Management.
Modifications after the adoption of the Kona CDP will be
tracked in the following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Wastewater Re-use Area
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. The primary purpose of this layer is to coordinate streetscape and other
18
landscaping planning as well as serve as a tool for capital improvements
programming. This layer is intended to be specific to Kona.
File Name: Wastewater Re-use Area
Layer Type: Polygon
Source: Polygon created by “tracing” the Mid-Level Road (Proposed Roads layer), Palani
Road (street centerline layer), and parcel layer boundaries.
Attributes: FID
ID
Responsible agency to update:
Internal software number
Arc Internal Number (for Arc/Info use)
County of Hawai‘i Planning Department. Modifications
after the adoption of the Kona CDP will be tracked in the
following table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Wastewater Treatment Plants
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool for capital improvements programming. This layer
is intended to be maintained as a Countywide database.
File Name: WWTP
Layer Type:
Source:
Point
County of Hawai‘i Planning Department, General Plan Facilities
Maps Attributes: FID Internal software number
ID Arc Internal Number (for Arc/Info use)
Treatment Level Advanced Primary, Secondary, Tertiary
Type Lagoon, Mechanical
Effluent Disposal Outfall, Injection Wells, Reuse
Design Capacity in mgd
Status Existing-A (adequate capacity), Existing-B (need
expansion or replacement in next 10 yrs), Proposed-A
(location confirmed), Proposed-B (location in vicinity)
19
Responsible agency to update: County of Hawai‘i Planning Department with Department
of Environmental Management. Modifications after the
adoption of the Kona CDP will be tracked in the following
table.
Update vs. Amendment Date Description of Modification
Created April 2008
Layer Name: Solid Waste Disposal Facilities
Description: This layer is a Policy Layer on the Kona CDP Official Public Facilities and Services
Map. It is also one of the Facilities Map in the General Plan. The primary purpose
of this layer is to serve as a tool for capital improvements programming. This layer
is intended to be maintained as a Countywide database.
File Name: Solid Waste
Layer Type:
Source:
Point
County of Hawai‘i Planning Department, General Plan Facilities
Maps Attributes: FID
Facility_Nam
District
TMK
Comments:
Parcel_Siz
No_of_Chu
Distance_T
Type
Status
Responsible agency to update:
Internal software number
Name of the facility
Judicial district
Tax Map Key Location
Miscellaneous Comments
Parcel Size in acres
Number of chutes
Distance to landfill
Landfill, Transfer Station, Composting Facility, Sort
Station
Existing, Proposed-A (location confirmed), Proposed-B
(location in vicinity)
County of Hawai‘i Planning Department with Department
of Environmental Management. Modifications after the
adoption of the Kona CDP will be tracked in the following
table.
Update vs. Amendment Date Description of Modification
Created April 2008
Attachment B
Village Design Guidelines
1
Attachment B
Village Design Guidelines
ARTICLE 1. GENERAL ............................................................................................................. 2
1.1. AUTHORITY................................................................................................................... 2
1.2. INTERPRETATION ........................................................................................................ 2
1.3. INTENT........................................................................................................................... 2
1.4. WARRANTS AND VARIANCES..................................................................................... 4
ARTICLE 2. PROCESS ............................................................................................................. 4
2.1. APPLICABILITY.............................................................................................................. 4
2.2. ORGANIZATION OF THE CODE................................................................................... 5
ARTICLE 3. VILLAGE SCALE PLANS—NEW VILLAGES....................................................... 9
3.1. INSTRUCTIONS............................................................................................................. 9
3.2. VILLAGE UNIT TYPES..................................................................................................10
3.3. TRANSECT ZONES......................................................................................................11
3.4. CIVIC ZONES................................................................................................................11
3.5. SPECIAL DISTRICTS....................................................................................................12
3.6. TRANSPORTATION CORRIDOR STANDARDS..........................................................12
3.7. DENSITY CALCULATIONS...........................................................................................14
3.8. MANDATORY AND SPECIAL REQUIREMENTS .........................................................15
ARTICLE 4. VILLAGE SCALE PLANS-- INFILL......................................................................17
4.1. MINIMUM AREA REQUIREMENTS..............................................................................17
4.2. VILLAGE UNIT TYPES..................................................................................................17
4.3. TRANSECT ZONES......................................................................................................17
4.4. CIVIC ZONES................................................................................................................18
4.5. SPECIAL DISTRICTS....................................................................................................18
4.6. MANDATORY AND SPECIAL REQUIREMENTS .........................................................18
4.7. SPECIAL REQUIREMENTS RELATED TO REDEVELOPMENT PLANS (PRE-
EXISTING CONDITIONS)......................................................................................................19
ARTICLE 5. BUILDING SCALE PLANS ..................................................................................20
5.1. INSTRUCTIONS............................................................................................................20
5.2. BUILDING DISPOSITION..............................................................................................21
5.3. BUILDING CONFIGURATION.......................................................................................21
5.4. BUILDING CONFIGURATION.......................................................................................22
5.5. BUILDING FUNCTION..................................................................................................23
5.6. PARKING AND DENSITY CALCULATIONS.................................................................24
5.7. PARKING LOCATION STANDARDS............................................................................25
5.8. LANDSCAPE STANDARDS..........................................................................................26
ARTICLE 6. STANDARDS AND TABLES ...............................................................................26
ARTICLE 7. DEFINITIONS.......................................................................................................27
2
ARTICLE 1. GENERAL
1.1. AUTHORITY
1.1.1. These guidelines were adopted as one of the instruments of implementation of the
Kona Community Development Plan (KCDP) to provide standards of development
for Traditional Neighborhood Design (TND) and Transit-Oriented Design (TOD)
villages. This is a form-based code, meaning it envisions and encourages a
certain physical outcome at the community, BLOCK, or building level. This form is
compact, walkable, and mixed-use, and is meant to be comfortable, safe, and
ecologically sustainable.
1.1.2. The basis of these guidelines is the SmartCode version 9.0 published by the New
Urban Publications Inc. It has been “calibrated” to fit with the Kona CDP. The
SmartCode embodies the state of knowledge of regulating design to result in
compact walkable villages, and the intent is to take advantage of the collective
knowledge of other jurisdictions who use the SmartCode as well as future updates
by the authors of the SmartCode.
1.1.3. The Planning Director may amend these guidelines with approval by the Kona
Implementation Committee to improve calibration of these guidelines to the local
conditions and update with advances in the state of knowledge.
1.2. INTERPRETATION
1.2.1. Provisions of this Code are activated by "shall" when required; "should" when
recommended; and "may" when optional.
1.2.2. Capitalized and underline terms used throughout this Code are defined in Article 7
Definitions of Terms. Those terms not defined in Article 7 shall be accorded their
commonly accepted meanings.
1.3. INTENT
The intent and purpose of these guidelines are to enable, encourage, and qualify the
implementation of the following policies:
1.3.1. THE REGION
a. That the region retain its natural and visual character derived from topography,
coastlines, and other natural features.
b. That growth strategies encourage infill and redevelopment in parity with new
communities.
c. That development contiguous to urban areas be structured in the pattern of
infill TND and be integrated with the existing urban pattern.
d. That development non-contiguous to urban areas be organized in the pattern
of TND or RCD.
e. That AFFORDABLE HOUSING should be distributed throughout the region to
match job opportunities and to avoid concentrations of poverty.
3
f. That transportation corridors be planned and reserved in coordination with
land use.
g. That green corridors be used to define and connect the urbanized areas.
h. That the region include a framework of transit, pedestrian, and bicycle
systems that provide alternatives to the automobile.
1.3.2. THE VILLAGE
a. That Villages and REGIONAL CENTERS be compact, pedestrian-oriented
and MIXED USE.
b. That ordinary activities of daily living occur within walking distance of most
dwellings, allowing independence to those who do not drive.
c. That interconnected networks of transportation corridors be designed to
disperse traffic and reduce the length of automobile trips.
d. That within neighborhoods, a range of housing types and price levels be
provided to accommodate diverse ages and incomes.
e. That appropriate building DENSITIES and land uses be provided within
walking distance of transit stops.
f. That CIVIC, institutional, and COMMERCIAL activity impart a focused town
center and gathering place.
g. That schools could be sized and located to enable children to walk or bicycle
to them.
h. That a range of OPEN SPACE including parks, squares, and playgrounds
should be distributed within neighborhoods and villages.
i. That the growth of the village stays within a defined edge and thereby helps to
establish a compact sense of place.
1.3.3. THE BLOCK AND THE BUILDING
a. That buildings and landscaping contribute to the physical definition of
transportation corridors as CIVIC places.
b. That development adequately accommodate automobiles while respecting the
pedestrian and the spatial form of public areas.
c. That the design of streets and buildings reinforce safe environments, but not
at the expense of accessibility.
d. That architecture and landscape design grow from local climate, topography,
building practice and fit with Kona’s history and lifestyle.
e. That buildings provide their inhabitants with a clear sense of geography and
climate through energy efficient methods.
f. That CIVIC BUILDINGS and public gathering places be provided as locations
that reinforce community identity and support self-government.
g. That CIVIC BUILDINGS be distinctive and appropriate to a role more
important than the other buildings that constitute the fabric of the village.
h. That the preservation and renewal of historic buildings be facilitated, to affirm
the continuity and evolution of society.
i. That the harmonious and orderly evolution of urban areas should be secured
through form-based guidelines or codes.
4
1.4. WARRANTS AND VARIANCES
1.4.1. There shall be two types of deviation from the requirements of these guidelines:
Warrants and Variances. Whether a deviation requires a WARRANT or
VARIANCE shall be determined by the Planning Director.
1.4.2. A WARRANT is a ruling that would permit a practice that is not consistent with a
specific provision of these guidelines but is justified by the provisions of Section
1.3 Intent. The Planning Director shall have the authority to approve or disapprove
administratively a request for a WARRANT.
1.4.3. A VARIANCE is any ruling on a deviation other than a WARRANT. VARIANCES
shall be granted only in accordance with the procedures for zoning code
variances.
1.4.4. The request for a VARIANCE shall not subject the entire application to public
notice, but only that portion necessary to rule on the specific issue requiring the
relief.
1.4.5. The following standards and requirements shall not be available for WARRANTS
or VARIANCES because they tend to seriously subvert the desired outcome of
compact, walkable and diverse communities:
a.The maximum dimensions of traffic lanes. (See Table 2A.)
b.The required provision of REAR ALLEYS and REAR LANES.
c.The minimum BASE RESIDENTIAL DENSITIES. (See Table 11b.)
d.The permission to build ACCESSORY BUILDINGS.
e.The minimum requirements for parking. (See Table 7.)
ARTICLE 2. PROCESS
2.1. APPLICABILITY
2.1.1. Types of Applications. These guidelines apply to two levels of scale: a village
plan for a Project District rezoning application for the entire TND/TOD meeting the
requirements of Article 3; and a site plan for a subdivision or building permit
approval within an approved TND/TOD meeting the requirements of Article 5 and
Hawai‘i County Code section 25-6-46 (review and approval of Project District site
plans).
2.1.2. Pre-Application. An applicant may discuss informally the intent of the proposed
plan with the Design Center. No fees shall be collected for Pre-Application
Conference, its purpose being to familiarize the Planning Department with the
proposed Plan and the applicant with the development procedures in the KCDP
planning area. The applicant should share sketch plans and data showing existing
site conditions and the proposed layout and development of the plan. The purpose
and intent of the Pre-Application Conference allows both parties to identify
potential challenges, opportunities and items that need to be addressed.
5
2.1.3. Charette. Where desired or required to have multi-disciplinary input from various
agencies and/or the public to formulate the community or building scale site plan,
the Design Center may assist the applicant to organize this meeting(s).
2.2. ORGANIZATION OF THE CODE
2.2.1. Determine Scale of the Plan. For an applicant preparing a rezoning application for
a Project District, go to Article 3 for guidelines to prepare a village scale plan. For
an applicant desiring to build within an approved TOD or TND Project District, go
to Article 5 to prepare a building scale plan to submit for subdivision or site plan
approval.
2.2.2. Steps to Prepare a Village Scale Plan. The village scale plan is adopted by
ordinance as part of the Project District rezoning, and thereby becomes a
Regulating Plan. The Planning Director may administratively approve minor
adjustments to the plan. Major changes must be adopted legislatively as an
amendment to the rezoning ordinance.
a. Determine the VILLAGE UNIT Types. There are two village unit types: a TND
and a RCD. Either type may qualify as a TOD. A TOD has a transit station at
its center and allows for a higher density. The Kona CDP Land Use Map
determines the VILLAGE UNIT type as follows:
i. Intended Growth Areas. Future growth is directed to the TOD villages
along the main and secondary transit routes. The Land Use Map
identifies TODs that are intended as neighborhood villages (TND/TOD)
and regional centers (RCD/TOD). For guidelines relating to the TODs, go
to Article 3.
ii. Infill Growth Areas. Most of the TODs are New Communities. However,
the Land Use Map also identifies existing communities intended to be
redeveloped—the Kailua Village Redevelopment TOD and the Rural
Towns TODs. Additionally, smaller projects adjacent to existing
development are encouraged—these types of New Communities are
called Infill TNDs. For guidelines relating to INFILL Redevelopment or
Infill New Communities, go to Article 4.
iii. Controlled Growth Areas. Areas outside of the TODs identified on the
Land Use Map but within the designated Urban Area may also be
developed as TNDs. If this area is already urban-zoned (RS, RM, RD,
CG, CV, CN, MCX), the applicant follows the PUD procedure to have the
village scale plan approved. If the area requires rezoning, then the
applicant follows the procedures for a Project District rezoning as set forth
in the Kona CDP. If the project qualifies as an INFILL TND, then go to
Article 4; otherwise, go to Article 3.
iv. Open Areas. Village scale plans should identify open spaces when
applicable. There are two types of open spaces:
6
1) Preserved Open Space. The Preserved Open Space consists of the
Sensitive Resources identified on the Environmental Resources Map
that are to be protected from development in perpetuity.
2) Reserved Open Space. The Reserved Open Space consists of the
Greenbelt area surrounding TODs and TNDs established by
transferring density (TDR).
b. Allocate Transect Zones. TRANSECT ZONES (T-ZONES) organize the
density, complexity, and intensity of the land use within the TND or RCD
village. The operating principle is that there is an urban core with a main
center focus such as a transit station and plaza. This urban core area, which
is spatially defined based on walkable distances called PEDESTRIAN
SHEDS, has the highest density, complexity, and intensity of uses. The land
uses transition to less dense uses moving away from the center. Table 1
describes the TRANSECT ZONES. The TRANSECT ZONES that correspond
to the urban core, secondary area, and greenbelt referred to in the Kona CDP
are as follows:
i. Urban Core
1) T-5 Urban Center
2) T-4 General Urban
ii. Secondary Area: T-3 Suburban
iii. Greenbelt: GB Greenbelt
Sample regulating plan for allocating transect zones
7
2.2.3. Steps to Prepare a Building Scale Plan. An applicant would submit a preliminary
plan, have that reviewed, then a final plan. The final plan would add landscaping
details.
a. Determine the Building Disposition (i.e., lot configuration and building
placement relative to setbacks). Note that setbacks (Table 11g and Table
11h) are provided as ranges. They thus act as build-to lines, but with a degree
of flexibility. In general, they become shallower as the TRANSECT ZONES
become more urban. A zero lot line streetwall is often desirable in the most
urban conditions, because it strongly defines the street space. However, these
guidelines specify a 6-foot minimum front setback in T4 so that private
frontage can accommodate stoops, porches, private planters and gardens,
sidewalk signs, outdoor seating, cafe tables, and other ENCROACHMENTS.
The side setbacks in T4 and T5 are zero minimum to allow ROWHOUSES
and TOWNHOUSES.
b. Determine the Building CONFIGURATION (i.e., building form). The form of a
building is determined by its height and type of PRIVATE FRONTAGE. The
PRIVATE FRONTAGE occupies the front setback area or encroaches into the
SIDEWALK area within the right-of-way. The range of depth of a LOT within
which certain elements are permitted is called a LAYER (see Table 14). The
design principle is to bring the buildings closer to the streets to create an
inviting streetscape and put “eyes on the streets” to create a safer ambience.
The maximum height of buildings should be proportional to the street width to
avoid an enclosed “canyon” effect.
c. Determine the Building Function. The permitted uses are flexible to
encourage a mixing of uses horizontally (among buildings, lots, BLOCKS and
vertically (within buildings). The range of uses become increasingly flexible
from the T-3 to the T-5 Zones. The uses are grouped into the following
categories: RESIDENTIAL, LODGING, OFFICE, RETAIL, CIVIC, and Other.
The Other category includes certain types of uses that are discouraged within
the TNDs or RCDs, such as automobile-dependent uses (e.g., automobile
service, drive-through facilities, shopping centers), industrial uses, and
agricultural uses.
d. Calculate the Parking Requirements and Density Rights. The Buildable
DENSITY is determined by the actual parking requirements. The parking
requirements are determined by the Building FUNCTIONS and allows for
shared parking among mixed Building FUNCTIONS. The provision for T5 that
retail spaces under 1500 square feet are exempt from parking requirements is
included as it encourages the kind of smaller independent shops that
contribute to urban vitality. It also helps keep existing small-lot Main Street
downtowns legal for rebuilding without the need for conjoining lots. And it
maintains commercial sidewalks free of curb cuts for off-street parking. Once
the parking requirements are calculated, then the density by Building
FUNCTION can be determined. The EFFECTIVE PARKING may be
8
increased in TODs to effectively increase the permitted density.
ACCESSORY UNITS are not included in the density calculation to encourage
this residential use.
e. Develop the Landscaping Plan. The landscaping standards regulate the
extent of paving, lawns, and trees. Note the requirement that in T4, trees in
the private frontage are required to match trees in the public frontage (see
Table 4 PUBLIC FRONTAGES). While this may seem like an unnecessary
effort to control private choice, consider that trees in the private frontage are
actually a major part of the viewshed of the public frontage, and contribute to
the shade of the public realm. Many trees in older neighborhoods that
contribute to their distinctive character are actually growing on the private
frontage. While it may seem odd that lawn is permitted BY RIGHT in T4 but
not in T3 where lawns have reigned in the past, the rationale is that a lawn is
not a natural type of planting, and is not considered environmentally
sustainable in large areas. (It requires fertilizers that run off into streams or the
aquifer.) Therefore it is allowed in the more urban (less natural) Transect Zone
where lots are smaller and yards more intensely used, which is where lawn
outperforms other species.
Articles 3 & 4: Community Scale Plans
Article 5: Building Scale
Plans
GROWTH POLICY COMMUNITY TYPE TRANSECT ZONES STANDARDS
OPEN SPACE Open Space, Preserved (Sensitve Resources) GB- Greenbelt
Open Space, Reserved (Greenbelt)
NEW COMMUNITIES TOD
TND- Neighborhood
Village T3- Suburban Zone Building Disposition
(Article 3)
T4- General Urban
Zone
T5- Urban Center Zone Building Configuration
RCD- Regional Center T3- Suburban Zone
T4- General Urban
Zone Building Function
T5- Urban Center Zone
Outside TOD
TND- Neighborhood
Village T3- Suburban Zone Parking Standards
T4- General Urban
Zone
T5- Urban Center Zone Architectural Standards
EXISTING
COMMUNITIES
TOD-
Redevelopment RCD- Regional Center
T4- General Urban
Zone
(Article 4) T5- Urban Center Zone Environmental Standards
TND-Infill
TND- Neighborhood
Village T3- Suburban Zone
T4- General Urban
Zone Landscape Standards
T5- Urban Center Zone
9
ARTICLE 3. VILLAGE SCALE PLANS—NEW VILLAGES
3.1. INSTRUCTIONS
3.1.1. Structure the site using one or several PEDESTRIAN SHEDS, which should be
located according to existing conditions, such as traffic intersections, adjacent
developments, and natural features. The site or any New VILLAGE UNIT (TND,
RCD/TOD) within it may be smaller or larger than its PEDESTRIAN SHED.
Note:In Section 3, New Communities refer to stand-alone development, as
compared to “Infill” connected to existing development, so no, don’t replace with
Villages.
3.1.2. Adjust the PEDESTRIAN SHEDS as necessary to include land falling between or
outside them, but the extent of each shall not exceed the acreage limit specified in
Section 3.3 for the applicable Village Unit type. An ADJUSTED PEDESTRIAN
SHED becomes the boundary of a VILLAGE UNIT.
3.1.3. Allocate the areas of TRANSECT ZONES (T-Zones) (Section 3.4) within the
boundaries of each VILLAGE UNIT as appropriate to its type. TND may vary in
size. If the site is larger than a STANDARD PEDESTRIAN SHED, one TND may
be adjoined by another. RCD may also vary greatly in size. This provision gives
the planner leeway to structure any site up to 640 acres as either one large RCD
or as a smaller RCD adjoined by one or more TNDs. Even though the entire
planning area would be within the LONG PEDESTRIAN SHED of the transit stop,
the market would dictate whether TND, with its lower density and T-3 housing
types, would be more suitable to fill out the parcel than the higher density T-zones
of the RCD pattern. See Sections 3.3 and 3.4 and Table 11a.
Sample regulating plan relating to pedestrian sheds.
10
3.1.4. Assign CIVIC ZONES shall according to Section 3.5.
3.1.5. Assign SPECIAL DISTRICTS, if any, according to Section 3.6.
3.1.6. Layout the THOROUGHFARE network according to Section 3.7.
3.1.7. Calculate DENSITY and determine the greenbelt area according to Section 3.8.
3.1.8. Remnants of the site outside the ADJUSTED PEDESTRIAN SHED(s) shall be
assigned to TRANSECT ZONES or CIVIC SPACE by WARRANT or SPECIAL
DISTRICT by VARIANCE.
3.2. VILLAGE UNIT TYPES
3.2.1. TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)
a. A TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) shall be
permitted within the TOD neighborhood, existing urban zoned areas, infill
areas, or other remaining areas within the Urban Area.
b. A TND shall be structured by one Standard or LINEAR PEDESTRIAN SHED
and shall be no fewer than 80 acres and no more than 160 acres.
c. A TND shall include TRANSECT ZONES as allocated on Table 11a.
d. Larger sites shall be designed and developed as multiple Communities, each
subject to the individual TRANSECT ZONE requirements for its type as
allocated on Table 11a. The simultaneous planning of adjacent parcels is
encouraged.
e. In the T-4 General Urban Zone, a minimum Residential mix of three Building
Disposition types (none less than 20%) shall be required, selected from Table
6.
3.2.2. REGIONAL CENTER DEVELOPMENT (RCD)
a. A REGIONAL CENTER DEVELOPMENT (RCD) shall be permitted within the
TOD regional center.
b. An RCD shall be structured by one LONG PEDESTRIAN SHED or LINEAR
PEDESTRIAN SHED and shall consist of no fewer than 80 acres and no more
than 640 acres.
c. An RCD shall include TRANSECT ZONES as allocated on Table 11a.
d. For larger sites, an RCD may be adjoined without buffer by one or more
TNDs, each subject to the individual TRANSECT ZONE requirements for TND
as allocated on Table 11a. The simultaneous planning of adjacent parcels is
encouraged.
3.2.3. TRANSIT ORIENTED DEVELOPMENT (TOD)
a. Any TND or RCD designated as TOD are permitted the higher DENSITY
represented by the EFFECTIVE PARKING allowance in Section 5.9.2d.
11
3.3. TRANSECT ZONES
3.3.1. TRANSECT ZONES shall be assigned and mapped on each New Village Plan
according to the percentages allocated on Tables 2 and 14a.
3.3.2. A Transect Zone may include any of the elements indicated for its T-zone number
throughout this Code, in accordance with Intent described in Table 1 and the
metric standards summarized in Table 11.
3.4. CIVIC ZONES
3.4.1. GENERAL
a. CIVIC ZONES dedicated for public use shall be required for each VILLAGE
UNIT and designated on the New Village Plan as CIVIC SPACE (CS) and
CIVIC BUILDING (CB).
b. CIVIC SPACE Zones are public sites permanently dedicated to Open Space.
c. CIVIC BUILDING Zones are sites dedicated for buildings generally operated
by not-for-profit organizations dedicated to culture, education, religion,
government, transit and municipal parking, or for a use approved by the
Legislative body.
d. A CIVIC ZONE may be permitted by WARRANT if it does not occupy more
than 20% of a PEDESTRIAN SHED, otherwise it is subject to the creation of a
SPECIAL DISTRICT. See Section 3.6.
e. Parking for CIVIC ZONES shall be determined by WARRANT. CIVIC parking
lots may remain unpaved if graded, compacted and landscaped.
3.4.2. CIVIC SPACE (CS)
a. Each PEDESTRIAN SHED shall assign at least 5% of its URBANIZED area to
CIVIC SPACE.
b. CIVIC SPACES shall be designed as generally described in Table 10,
approved by WARRANT, and distributed throughout TRANSECT ZONES as
described in Table 11e.
c. Those portions of the GB Greenbelt that occur within a development parcel
shall be part of the CIVIC SPACE allocation and should conform to the CIVIC
SPACE types specified in Table 10a or 13b.
d. Each PEDESTRIAN SHED shall contain at least one MAIN CIVIC SPACE.
The MAIN CIVIC SPACE shall be within 800 feet of the geographic center of
each PEDESTRIAN SHED, unless topographic conditions, pre-existing
THOROUGHFARE alignments or other circumstances prevent such location.
A MAIN CIVIC SPACE shall conform to one of the types specified in Table
10b, 13c, or 13d.
e. Within 800 feet of every LOT in RESIDENTIAL use, a CIVIC SPACE designed
and equipped as a playground shall be provided. A playground shall conform
to Table 10e.
f. Each CIVIC SPACE shall have a minimum of 50% of its perimeter enfronting a
THOROUGHFARE, except for playgrounds.
12
g. CIVIC SPACES may be permitted within SPECIAL DISTRICTS by
WARRANT.
h. Parks may be permitted in TRANSECT ZONES T4 and T5 by WARRANT.
3.4.3. CIVIC BUILDINGS (CB)
a. The owner shall covenant to construct a MEETING HALL or a Third Place in
proximity to the MAIN CIVIC SPACE of each PEDESTRIAN SHED. Its
corresponding PUBLIC FRONTAGE shall be equipped with a shelter and
bench for a transit stop.
b. One CIVIC BUILDING LOT shall be reserved for an elementary school. Its
area shall be one (1) acre for each increment of 100 dwelling units provided by
the Village.
c. Plan, with a minimum of three (3) acres. The school site may be within any
TRANSECT ZONE. Any playing fields should be outside the PEDESTRIAN
SHED.
d. One CIVIC BUILDING LOT suitable for a childcare building shall be reserved
within each Pedestrian Shed. The owner or a homeowners' association or
other community council may organize, fund and construct an appropriate
building as the need arises.
e. CIVIC BUILDING sites shall not occupy more than 20% of the area of each
PEDESTRIAN SHED.
f. CIVIC BUILDING sites should be located within or adjacent to a CIVIC
SPACE, or at the axial termination of a significant Thoroughfare.
g. CIVIC BUILDINGS shall not be subject to the standards of Article 5. The
particulars of their design shall be determined by WARRANT.
h. CIVIC BUILDINGS may be permitted within SPECIAL DISTRICTS by
WARRANT.
3.5. SPECIAL DISTRICTS
3.5.1. SPECIAL DISTRICT designations shall be assigned to areas that, by their intrinsic
size, FUNCTION, or CONFIGURATION, cannot conform to the requirements of
any TRANSECT ZONE or combination of zones. Conditions of development for
SPECIAL DISTRICTS shall be determined in public hearing of the Legislative
Body and recorded on Table 13.
3.6. TRANSPORTATION CORRIDOR STANDARDS
3.6.1. GENERAL
a. TRANSPORTATION CORRIDORS are intended for use by vehicular and
pedestrian traffic and to provide access to LOTS and OPEN SPACES.
b. TRANSPORTATION CORRIDORS shall generally consist of vehicular lanes
and PUBLIC FRONTAGES.
c. TRANSPORTATION CORRIDORS shall be designed in context with the
urban form and desired design speed of the TRANSECT ZONES through
which they pass. The PUBLIC FRONTAGES of TRANSPORTATION
CORRIDORS that pass from one TRANSECT ZONE to another shall be
13
adjusted accordingly or, alternatively, the TRANSECT ZONE may follow the
alignment of the THOROUGHFARE to the depth of one LOT, retaining a
single PUBLIC FRONTAGE throughout its trajectory.
d. Within the more urban TRANSECT ZONES (T3 through T5) pedestrian
comfort shall be a primary consideration of the THOROUGHFARE. Design
conflict between vehicular and pedestrian movement generally shall be
decided in favor of the pedestrian.
e. The THOROUGHFARE network shall be designed to define BLOCKS not
exceeding the size prescribed in Table 11c. The perimeter shall be measured
as the sum of LOT FRONTAGE LINES. BLOCK perimeter at the edge of the
development parcel shall be subject to approval by WARRANT.
f. All TRANSPORTATION CORRIDORS shall terminate at other
TRANSPORTATION CORRIDORS, forming a network. Internal
TRANSPORTATION CORRIDORS shall connect wherever possible to those
on adjacent sites. Cul-de-sacs shall be subject to approval by WARRANT to
accommodate specific site conditions only.
g. Each LOT shall ENFRONT a vehicular THOROUGHFARE, except that 20% of
the LOTS within each TRANSECT ZONE may ENFRONT a PASSAGE.
h. TRANSPORTATION CORRIDORS along a designated B-GRID may be
exempted by WARRANT from one or more of the specified PUBLIC
FRONTAGE or PRIVATE FRONTAGE requirements. See Table 4
i. Standards for PATHS and BICYCLE TRAILS shall be approved by
WARRANT.
j. The standards for TRANSPORTATION CORRIDORS within SPECIAL
DISTRICTS shall be determined by VARIANCE.
3.6.2. VEHICULAR LANES
a. TRANSPORTATION CORRIDORS may include vehicular lanes in a variety of
widths for parked and for moving vehicles, including bicycles. The standards
for vehicular lanes shall be as shown in Table 2A.
b. A bicycle network consisting of BICYCLE TRAILS, BICYCLE ROUTES and
BICYCLE LANES should be provided throughout as defined in Article 7
Definitions of Terms and allocated as specified in Table 11d. BICYCLE
ROUTES should be marked with Sharrows. The village bicycle network shall
be connected to existing or proposed regional networks wherever possible.
3.6.3. PUBLIC FRONTAGES
a. GENERAL TO ALL ZONES
i. The PUBLIC FRONTAGE contributes to the character of the TRANSECT
ZONE, and includes the types of SIDEWALK, CURB, planter, bicycle
facility, and street trees.
ii. PUBLIC FRONTAGES shall be designed as shown in Table 3A and Table
3B and allocated within TRANSECT ZONES as specified in Table 11d.
b. SPECIFIC TO ZONES T3
i. The PUBLIC FRONTAGE shall include trees of various species,
naturalistically clustered, as well as understory.
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ii. The introduced landscape shall consist primarily of native species
requiring minimal irrigation, fertilization and maintenance. Lawn shall be
permitted only by WARRANT.
c. C. SPECIFIC TO ZONES T4, T5
i. The introduced landscape shall consist primarily of durable species
tolerant of soil compaction.
d. SPECIFIC TO ZONE T4
i. The PUBLIC FRONTAGE shall include trees planted in a regularly-spaced
ALLEE pattern of single or alternated species with shade canopies of a
height that, at maturity, clears at least one STORY.
e. SPECIFIC TO ZONE T5
i. The PUBLIC FRONTAGE shall include trees planted in a regularly-spaced
ALLEE pattern of single species with shade canopies of a height that, at
maturity, clears at least one STORY. At RETAIL FRONTAGES, the
spacing of the trees may be irregular, to avoid visually obscuring the
shopfronts.
ii. Streets with a Right-of-Way width of 40 feet or less shall be exempt from
the tree requirement.
3.7. DENSITY CALCULATIONS
3.7.1. This section operates by referencing Table 11a and Table 11b (Summary Table),
and Table 7 and Table 8 (Building FUNCTION and Parking Calculations). The
code requires a minimum amount of dwelling units to be exchanged for other
FUNCTIONS (LODGING, OFFICE, or RETAIL). The exchange is subject to
approval as a WARRANT, and cannot exceed in any event 50% of the total
number of dwelling units permitted for the applicable TRANSECT ZONE. The
density calculations, which are inherently complex, operate at the village scale,
while a further determination of local density occurs at the building scale. These
calculations allow adjustment according to the site and market conditions. The
sequence of calculations is as follows:
a. In the process of preparing the Village Plan, allocate an area of land to each
TRANSECT ZONE as permitted by Table 11a. The table shows a range of
ratios for each VILLAGE UNIT type that, once the plan is complete, become
fixed allocations appearing on the permitting documents, both graphically on
the plan and also listed as the number of acres of each TRANSECT ZONE.
b. Using the acreage of these TRANSECT ZONES, including the
TRANSPORTATION CORRIDORS but not the CIVIC ZONES, calculate from
Table 11b the BASE RESIDENTIAL DENSITY. Note that the "BY RIGHT"
density is much lower than the "By TDR" density. This encourages the
TRANSFER OF DEVELOPMENT RIGHTS from lands that should remain
open, in order to achieve the higher allowable density.
c. Establish the requisite degree of mixed use by translating a ratio of the overall
BASE RESIDENTIAL DENSITY to "Other FUNCTIONS" as specified on Table
11b and Section 3.8.5. These densities become part of the permit, appearing
as fixed numbers and allocated by TRANSECT ZONES on the Village Plan.
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d. When the lots and buildings are subsequently being designed according to
Article 5, the localized density is determined. See Section 5.9 DENSITY and
Parking Calculations.
3.7.2. All areas of the New Village Plan site that are not part of the T-1 Preserved Sector
shall be considered cumulatively the NET SITE AREA. The NET SITE AREA shall
be allocated to the various TRANSECT ZONES according to the parameters
specified in Table 11a.
3.7.3. DENSITY shall be expressed in terms of housing units per acre as specified for
the area of each TRANSECT ZONE by Table 11b. For purposes of DENSITY
calculation, the TRANSECT ZONES include the TRANSPORTATION
CORRIDORS but not land assigned to CIVIC ZONES (CS and CB). Twenty
percent (20%) shall be in the AFFORDABLE HOUSING range.
3.7.4. The BASE DENSITY of the VILLAGE UNIT may be increased by the TRANSFER
OF DEVELOPMENT RIGHTS (TDR) up to the amount specified for each Zone by
Table 11b. An increase in housing units by TDR shall be factored in when
meeting the AFFORDABLE HOUSING requirements.
3.7.5. Within the percentage range shown on Table 11b for Other FUNCTIONS, the
housing units specified on Table 11b shall be exchanged at the following rates:
a. For LODGING: 2 bedrooms for each unit of NET SITE AREA DENSITY.
b. For OFFICE or RETAIL: 1000 square feet for each unit of NET SITE AREA
DENSITY.
3.7.6. The number of units exchanged shall be subject to approval by WARRANT.
3.7.7. The housing and other FUNCTIONS for each TRANSECT ZONE shall be subject
to further adjustment at the building scale as limited by Table 7, Table 8 and
Section 5.9.
3.8. MANDATORY AND SPECIAL REQUIREMENTS
3.8.1. New and Redevelopment Village Plans shall include a REGULATING PLAN
consisting of one or more maps showing the following for each VILLAGE UNIT in
the plan area, in compliance with the standards described in this Article:
a. TRANSECT ZONES
B. CIVIC ZONES
c. THOROUGHFARE network
d. SPECIAL DISTRICTS, if any
e. SPECIAL REQUIREMENTS, if any
f. Numbers of WARRANTS or VARIANCES, if any.
3.8.2. A New or Community Village Plan may designate any of the following SPECIAL
REQUIREMENTS:
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a. A differentiation of the TRANSPORTATION CORRIDORS as A-GRID and B-
GRID. Buildings along the A-GRID shall be held to the highest standard of this
Code in support of pedestrian activity. Buildings along the B-GRID may be
more readily considered for WARRANTS allowing automobile-oriented
standards. The FRONTAGES assigned to the B-GRID shall not exceed 30%
of the total length of FRONTAGES within a PEDESTRIAN SHED.
b. Designations for Mandatory and/or Recommended RETAIL FRONTAGE
requiring or advising that a building provide a SHOPFRONT at SIDEWALK
level along the entire length of its PRIVATE FRONTAGE. The SHOPFRONT
shall be no less than 70% glazed in clear glass and shaded by an awning
overlapping the SIDEWALK as generally illustrated in Table 4 and specified in
Article 5. The first floor shall be confined to RETAIL use through the depth of
the second LAYER. (Table 14d)
c. Designations for Mandatory and/or Recommended GALLERY FRONTAGE,
requiring or advising that a building provide a permanent cover over the
SIDEWALK, either cantilevered or supported by columns. The GALLERY
FRONTAGE designation may be combined with a RETAIL FRONTAGE
designation.
d. Designations for Mandatory and/or Recommended ARCADE FRONTAGE,
requiring or advising that a building overlap the SIDEWALK such that the first
floor FACADE is a colonnade. The ARCADE FRONTAGE designation may be
combined with a RETAIL FRONTAGE designation.
e. A designation for Coordinated FRONTAGE, requiring that the PUBLIC
FRONTAGE (Table 3A) and PRIVATE FRONTAGE (Table 4) be coordinated
as a single, coherent landscape and paving design.
f. Designations for Mandatory and/or Recommended Terminated Vista locations,
requiring or advising that the building be provided with architectural articulation
of a type and character that responds visually to the location, as approved by
the Design Center.
g. A designation for Cross BLOCK Passages, requiring that a minimum 8-foot-
wide pedestrian access be reserved between buildings.
h. A designation for Buildings of Value, requiring that such buildings and
structures may be altered or demolished only in accordance with Municipal
Preservation Standards and Protocols.
Sample regulating plan for new or community village plan.
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ARTICLE 4. VILLAGE SCALE PLANS-- INFILL
4.1. MINIMUM AREA REQUIREMENTS
4.1.1. The owner of a parcel, or abutting parcels, consisting of 20 acres or more of
contiguous lots abutting existing development within the Urban Area as approved
by the Design Center shall prepare a village plan to regulate, at minimum, an area
the size of the Pedestrian Shed commensurate with its Village Unit type as listed
in Section 4.2, even if it overlaps adjacent parcels. Both the site and plan area
should connect and blend with surrounding urbanism.
4.2. VILLAGE UNIT TYPES
4.2.1. Infill Regulating Plans shall encompass the Village Unit types below. The
allocation percentages of Table 11a do not apply.
a. TND. An INFILL TND should be assigned to neighborhood areas that are
predominantly residential with one or more MIXED USE CORRIDORS or
centers. An INFILL TND shall be mapped as at least one complete Standard
Pedestrian Shed, which may be adjusted as a NETWORK PEDESTRIAN
SHED, oriented around one or more existing or planned Common
Destinations. The edges of an INFILL TND should blend into adjacent
neighborhoods and/or a downtown without buffers.
b. RCD. The INFILL RCDs consist of the Redevelopment areas identified on the
Land Use Map—Kailua Village TOD and the Rural Towns TODs. These areas
include significant OFFICE and RETAIL uses as well as government and other
CIVIC institutions of regional importance. These INFILL RCD may be mapped
as at least one complete LONG or LINEAR PEDESTRIAN SHED, which may
be adjusted as a NETWORK PEDESTRIAN SHED, oriented around an
important MIXED USE CORRIDOR or center. The edges of these INFILL
RCDs should blend into adjacent neighborhoods without buffers. As TODs,
the higher DENSITY represented by the EFFECTIVE PARKING allowance in
Section 5.9.2d apply.
4.3. TRANSECT ZONES
4.3.1. TRANSECT ZONE standards for INFILL REGULATING PLANS should be
calibrated by means of a survey of exemplary existing and intended conditions, as
identified in a process of public consultation and subject to the approval of the
Design Center. Metrics shall be recorded on Table 11 and Tables 12A-C.
4.3.2. A TRANSECT ZONE shall include elements indicated by Article 3, Article 5, and
Article 6.
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4.4. CIVIC ZONES
4.4.1. GENERAL
a. Infill Plans should designate CIVIC SPACE Zones (CS) and CIVIC BUILDING
Zones (CB).
b. A CIVIC ZONE may be permitted by WARRANT if it does not occupy more
than 20% of a PEDESTRIAN SHED, otherwise it is subject to the creation of a
SPECIAL DISTRICT. See Section 4.5.
c. Parking provisions for CIVIC ZONES shall be determined by WARRANT.
4.4.2. CIVIC SPACE ZONES (CS)
a. CIVIC SPACES shall be generally designed as described in Table 10, their
type determined by the surrounding or adjacent TRANSECT ZONE in a
process of public consultation subject to the approval of the Design Center.
4.4.3. CIVIC BUILDING ZONES (CB)
a. CIVIC BUILDINGS shall be permitted by WARRANT in any TRANSECT
ZONE.
b. CIVIC BUILDINGS shall not be subject to the Requirements of Article 5. The
particulars of their design shall be determined by WARRANT.
4.5. SPECIAL DISTRICTS
4.5.1. Areas that, by their intrinsic size, FUNCTION, or CONFIGURATION, cannot
conform to the requirements of any TRANSECT ZONE or combination of zones
shall be designated as SPECIAL DISTRICTS by the Planning Director in the
process of preparing an Infill Plan. Conditions of development for SPECIAL
DISTRICTS shall be determined by the Design Center and recorded on Table 13.
4.6. MANDATORY AND SPECIAL REQUIREMENTS
4.6.1. Infill Regulating Plans shall consist of one or more maps showing the following:
a. The outline(s) of the PEDESTRIAN SHED(s) and the boundaries of the Village
Unit(s)
b. TRANSECT ZONES and any CIVIC ZONES within each PEDESTRIAN
SHED, assigned according to an analysis of existing conditions and future
needs
c. a Thoroughfare network, existing or planned (Table 2A, Table 2B, Table 3A,
and Table 3B)
d. any SPECIAL DISTRICTS (Section 4.5)
e. any Special Requirements (Section 4.7)
f. a record of any WARRANTS or VARIANCES.
4.6.2. An Infill Village Plan may designate any of the following Special Requirements:
a. A differentiation of the transportation corridors as A-GRID and B-GRID.
Buildings along the A-GRID shall be held to the highest standard of this Code
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in support of pedestrian activity. Buildings along the B-GRID may be more
readily considered for Warrants allowing automobile-oriented standards. The
FRONTAGES assigned to the B-GRID shall not exceed 30% of the total
length of FRONTAGES within a PEDESTRIAN SHED.
b. Designations for Mandatory and/or Recommended RETAIL FRONTAGE
requiring or advising that a building provide a SHOPFRONT at SIDEWALK
level along the entire length of its PRIVATE FRONTAGE. The SHOPFRONT
shall be no less than 70% glazed in clear glass and shaded by an awning
overlapping the SIDEWALK as generally illustrated in Table 4 and specified in
Article 5. The first floor shall be confined to Retail use through the depth of the
second LAYER. (Table 14d.)
c. Designations for Mandatory and/or Recommended GALLERY FRONTAGE,
requiring or advising that a building provide a permanent cover over the
SIDEWALK, either cantilevered or supported by columns. The GALLERY
FRONTAGE designation may be combined with a RETAIL FRONTAGE
designation.
d. Designations for Mandatory and/or Recommended ARCADE FRONTAGE,
requiring or advising that a building overlap the SIDEWALK such that the first
floor Facade is a colonnade. The ARCADE FRONTAGE designation may be
combined with a RETAIL FRONTAGE designation.
e. A designation for Coordinated FRONTAGE, requiring that the PUBLIC
FRONTAGE (Table 3A) and PRIVATE FRONTAGE (Table 4) be coordinated
as a single, coherent landscape and paving design.
f. Designations for Mandatory and/or Recommended Terminated Vista locations,
requiring or advising that the building be provided with architectural articulation
of a type and character that responds visually to the location, as approved by
the Design Center.
g. A designation for Cross BLOCK Passages, requiring that a minimum 8-foot-
wide pedestrian access be reserved between buildings.
h. A designation for Buildings of Value, requiring that such buildings and
structures may be altered or demolished only in accordance with Design
Center approval.
4.7. SPECIAL REQUIREMENTS RELATED TO REDEVELOPMENT PLANS (PRE-
EXISTING CONDITIONS)
4.7.1. Existing buildings and appurtenances that do not conform to the provisions of this
Code may continue in the same use and form until a Substantial Modification
occurs or is requested, at which time the Design Center shall determine the
provisions of this Section that shall apply.
4.7.2. Existing buildings that have at any time received a certificate of occupancy shall
not require upgrade to the current Building Code and when renovated may meet
the standards of the code under which they were originally permitted (to be
negotiated by the Design Center with the Building Division).
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4.7.3. The modification of existing buildings is permitted BY RIGHT if such changes
result in greater conformance with the specifications of this Code (to be negotiated
by the Design Center with the Building Division).
4.7.4. Where buildings exist on adjacent LOTS, the Design Center may require that a
proposed building match one or the other of the adjacent Setbacks and heights
rather than the provisions of this Code.
4.7.5. Any addition to or modification of a Building of Value that has been designated as
such by the Local Preservation Organization or to a building actually or potentially
eligible for inclusion on a state, local or national historic register, shall be subject to
approval by the Local Preservation Organization.
4.7.6. The restoration or rehabilitation of an existing building shall not require the
provision of (a) parking in addition to that existing or (b) on-site stormwater
retention/detention in addition to that existing. Existing parking requirements that
exceed those for this Code may be reduced as provided by Tables 10 and 11.
ARTICLE 5. BUILDING SCALE PLANS
5.1. INSTRUCTIONS
5.1.1. LOTS and buildings located within a New, Redevelopment, or Infill Village Plan
governed by this Code and previously approved shall be subject to the
requirements of this Article.
5.1.2. Building and site plans submitted under this Article shall show the following, in
compliance with the standards described in this Article:
a. For preliminary site and building approval:
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− Building Disposition
− Building CONFIGURATION
− Building FUNCTION
− Parking Location Standards
b. For final approval, in addition to the above:
− Landscape Standards
− Signage Standards
− Special Requirements, if any
5.1.3. SPECIAL DISTRICTS that do not have provisions within this Code shall be
governed by the standards of the pre-existing zoning.
5.2. BUILDING DISPOSITION
5.2.1. SPECIFIC TO ZONES T3, T4, T5
a. Newly platted LOTS shall be dimensioned according to Table 11f and Tables
12A-C.
b. Building DISPOSITION types shall be as shown in Table 6 and Table 11i.
c. Buildings shall be disposed in relation to the boundaries of their Lots
according to Table 11g, Table 11h, and Tables 12A-C.
d. One Principal Building at the FRONTAGE, and one Outbuilding to the rear of
the Principal Building, may be built on each LOT as shown in Table 14c.
e. LOT coverage by building shall not exceed that recorded in Table 11f and
Tables 12A-C.
f. Facades shall be built parallel to a rectilinear PRINCIPAL FRONTAGE LINE
or to the tangent of a curved PRINCIPAL FRONTAGE LINE, and along a
minimum percentage of the FRONTAGE width at the SETBACK, as specified
as FRONTAGE Buildout on Table 11g and Tables 12A-C.
g. Setbacks for Principal Buildings shall be as shown in Table 11g and Tables
12A-C. In the case of an Infill LOT, Setbacks shall match one of the existing
adjacent SETBACKS. SETBACKS may otherwise be adjusted by WARRANT.
h. Rear SETBACKS for Outbuildings shall be a minimum of 12 feet measured
from the centerline of the REAR ALLEY or REAR LANE easement. In the
absence of REAR ALLEY or REAR LANE, the rear SETBACK shall be as
shown in Table 11h and Tables 12A-C.
i. To accommodate slopes over ten percent, relief from front Setback
requirements is available by WARRANT.
5.3. BUILDING CONFIGURATION
5.3.1. Specific to zones T3, T4, T5
a. Newly platted LOTS shall be dimensioned according to Table 11f and Tables
12A-C.
b. Building Disposition types shall be as shown in Table 6.
c. Buildings shall be disposed in relation to the boundaries of their LOTS
according to Table 11g and Tables 12A-C.
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d. One PRINCIPAL BUILDING at the FRONTAGE, and one ACCESSORY UNIT
to the rear of the PRINCIPAL BUILDING, may be built on each LOT as shown
in Table 14c.
e. LOT coverage by building shall not exceed that recorded in Table 11f and
Tables 12A-C.
f. Facades shall be built parallel to a rectilinear PRINCIPAL FRONTAGE LINE
or to the tangent of a curved PRINCIPAL FRONTAGE LINE, and along a
minimum percentage of the FRONTAGE length at the SETBACK, as specified
on Table 11g and Tables 12A-C.
g. SETBACKS for PRINCIPAL BUILDINGS shall be as shown in Table 11g and
Tables 12A-C. In the case of an INFILL LOT, Setbacks shall match one of the
existing adjacent SETBACKS. SETBACKS may otherwise be adjusted by the
Final Site Plan.
h. Rear SETBACKS for ACCESSORY UNITS shall be a minimum of 12 feet
measured from the centerline of the REAR ALLEY easement. In the absence
of REAR ALLEY, the rear SETBACK shall be as shown in Table 11h and
Tables 12A-C.
i. To accommodate slopes over ten percent, relief from front SETBACK
requirements may be considered as a Special Condition.
5.4. BUILDING CONFIGURATION
5.4.1. General to zones T3, T4, T5
a. The PRIVATE FRONTAGE of buildings shall conform to and be allocated in
accordance with Table 4 and Table 11j.
b. Buildings on corner LOTS shall have two PRIVATE FRONTAGES as shown in
Table 14. Prescriptions for the second and third LAYERS pertain only to the
PRINCIPAL FRONTAGE. Prescriptions for the first LAYER pertain to both
FRONTAGES.
c. The first STORY of all FACADES should be glazed with clear glass no less
than 30%.
d. Building Heights, SETBACKS, EXPRESSION LINES, and EXTENSION
LINES shall conform to Table 5 and Table 11j.
e. Stories may not exceed 14 feet in height from finished floor to finished ceiling,
except for a first floor COMMERCIAL FUNCTION, which shall be a minimum
of 11 feet and may be a maximum of 25 feet. A single floor level exceeding 14
feet, or 25 feet at ground level, shall be counted as two (2) stories.
Mezzanines extending beyond 33% of the floor area shall be counted as an
additional STORY.
f. In a PARKING STRUCTURE or garage, each level counts as a single STORY
regardless of its relationship to habitable Stories.
g. Height limits do not apply to ATTICS or raised basements, masts, belfries,
clock towers, chimney flues, water tanks, or elevator bulkheads.
5.4.2. Specific to zones T3, T4, T5
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a. The minimum size of a dwelling within a PRINCIPAL BUILDING shall be 300
sq ft in interior space. ACCESSORY UNITS may be any size, not to exceed
900 sq ft.
5.4.3. Specific to zone T3
a. No portion of the PRIVATE FRONTAGE may encroach the SIDEWALK.
b. Open lanais may encroach the first LAYER 50% of its depth. (Table 14d)
c. Lanais and bay windows may encroach the First LAYER 25% of its depth.
5.4.4. Specific to zone T4
a. Lanais and bay windows may encroach the first LAYER 50% of its depth.
(Table 14d)
5.4.5. Specific to zones T5
a. Awnings, ARCADES, and GALLERIES may encroach the SIDEWALK to
within two feet of the CURB but must clear the SIDEWALK vertically by at
least 8 feet.
b. Maximum Encroachment heights (EXTENSION LINES) for ARCADES shall be
as shown on Table 5.
c. Entryway steps, lanais, and bay windows may encroach the first LAYER 100%
of its depth. (Table 14d)
d. Loading docks and service areas shall be permitted on FRONTAGES only as
a Special Condition.
e. In the absence of a building FACADE along any part of a FRONTAGE LINE, a
STREETSCREEN shall be built co-planar with the Facade.
f. STREETSCREENS should be between 3.5 and 8 feet in height. The
STREETSCREEN may be replaced by a hedge or fence by WARRANT.
STREETSCREENS shall have openings no larger than necessary to allow
automobile and pedestrian access.
g. A first level RESIDENTIAL or LODGING FUNCTION shall be raised a
minimum of 2 feet from average SIDEWALK grade.
5.5. BUILDING FUNCTION
5.5.1. General to zones T3, T4, T5
a. Buildings in each TRANSECT ZONE shall conform to the FUNCTIONS on
Table 7 and Table 9 and Table 11k. FUNCTIONS that do not conform shall
require approval by Warrant or Variance as specified on Table 9.
5.5.2. Specific to zone T3
a. Accessory FUNCTIONS of Restricted LODGING or Restricted OFFICE shall
be permitted within an ACCESSORY UNIT. See Table 7.
5.5.3. Specific to zones T4, T5
a. Accessory FUNCTIONS of Limited LODGING or Limited OFFICE shall be
permitted within an ACCESSORY UNIT. See Table 7.
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5.5.4. Specific to zones T5
a. First STORY COMMERCIAL FUNCTIONS shall be permitted.
b. Manufacturing FUNCTIONS within the first Story may be permitted by
Variance.
5.6. PARKING AND DENSITY CALCULATIONS
5.6.1. Specific to zone T3
a. Buildable DENSITY on a LOT shall be determined by the actual parking
provided within the LOT as applied to the FUNCTIONS permitted in Table 7.
5.6.2. Specific to zones T4, T5
a. Buildable DENSITY on a LOT shall be determined by the sum of the actual
parking calculated as that provided (1) within the LOT (2) along the parking
lane corresponding to the LOT FRONTAGE, and (3) by purchase or lease
from a CIVIC PARKING RESERVE within the PEDESTRIAN SHED, if
available.
b. The actual parking may be adjusted upward according to the SHARED
PARKING FACTOR of Table 8 to determine the EFFECTIVE PARKING. The
SHARED PARKING FACTOR is available for any two FUNCTIONS within any
pair of adjacent BLOCKS.
c. Based on the EFFECTIVE PARKING available, the DENSITY of the projected
FUNCTION may be determined according to Table 7.
d. Within the overlay area of a TRANSIT-ORIENTED DEVELOPMENT (TOD)
the EFFECTIVE PARKING may be further adjusted upward by 30%.
e. The total DENSITY within each TRANSECT ZONE shall not exceed that
specified by an approved Regulating Maps based on Article 3 or Article 4.
f. ACCESSORY UNITS do not count toward DENSITY calculations.
g. Liner Buildings less than 30 feet deep and no more than two STORIES shall
be exempt from parking requirements.
5.6.3. Parking Calculations. The calculations work as follows:
a. The required parking for each category of function appears on Table 7. These
requirements also apply to the subcategories of Table 9. For those functions
that are not covered, the parking is calculated by WARRANT.
b. Table 8a (Required Parking) summarizes the parking requirements of Table 7,
which determines the amount of parking required for each site or, conversely,
the amount of buildings allowed on each site given the parking available.
c. In the event of mixed use, the actual parking required is calculated by adding
the total number of spaces required by each separate function and dividing the
total by the appropriate factor from Table 8b (SHARED PARKING FACTOR).
An example of this calculation: The RESIDENTIAL FUNCTION requires 10
spaces while the office portion requires 12 spaces. Independently they would
require 22 spaces, but when divided by the sharing factor of 1.4, they would
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require only 16 spaces. A second way to calculate: If there are 22 spaces
available for RESIDENTIAL and OFFICE, multiplying this by the factor 1.4
gives the equivalent of 30 spaces. Thus buildings are allowed corresponding
to 30 parking spaces. When three functions share parking, use the lowest
factor so that enough parking is assured.
5.7. PARKING LOCATION STANDARDS
5.7.1. General to zones T3, T4, T5
a. Parking shall be accessed by REAR ALLEYS when such are available on the
REGULATING MAPS.
b. Open parking areas shall be masked from the FRONTAGE by a Building or
STREETSCREEN.
c. For buildings on B-GRIDS, open parking areas may be allowed unmasked on
the FRONTAGE, except for corner lots at intersections with the A-GRID.
5.7.2. Specific to zones T3
a. Open parking areas shall be located at the second and third LOT LAYERS,
except that DRIVEWAYS, drop-offs and unpaved parking areas may be
located at the first LOT LAYER. (Table 14d)
b. Garages shall be located at the third LAYER except that side- or rear-entry
types may be allowed in the first or second LAYER.
5.7.3. Specific to zones T3, T4
a. DRIVEWAYS at FRONTAGES shall be no wider than 10 feet in the first
LAYER. (Table 2B-f)
5.7.4. Specific to zone T4
a. All parking areas and garages shall be located at the second or third LAYER.
5.7.5. Specific to zones T5
a. All parking lots, garages, and PARKING STRUCTURES shall be located at
the second or third LAYER. (Table 14d)
b. Vehicular entrances to parking lots, garages, and PARKING STRUCTURES
shall be no wider than 24 feet at the FRONTAGE. (Table 2B-f)
c. Pedestrian exits from all parking lots, garages, and PARKING STRUCTURES
shall be directly to a FRONTAGE LINE (i.e., not directly into a building) except
underground levels which may be exited by pedestrians directly into a
building.
d. PARKING STRUCTURES on the A-GRID shall have LINER BUILDINGS lining
the first and second STORIES.
e. A minimum of one bicycle rack place should be provided within the PUBLIC or
PRIVATE FRONTAGE for every ten vehicular parking spaces.
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5.8. LANDSCAPE STANDARDS
5.8.1. General to zones T4, T5 (Table 11)
a. Impermeable surface shall be confined to the ratio of LOT coverage specified
in Table 11f.
5.8.2. Specific to zones T3, T4
a. The first LAYER may not be paved, with the exception of DRIVEWAYS as
specified in Section 5.10.2 and Section 5.10.3. (Table 14d)
5.8.3. Specific to zone T4
a. A minimum of one tree shall be planted within the first LAYER for each 30 feet
of FRONTAGE LINE or portion thereof. (Table 14d)
b. Trees shall be a single species to match the species of Street Trees on the
PUBLIC FRONTAGE, or as shown on Table 5.
c. Lawn shall be permitted BY RIGHT.
5.8.4. Specific to zones T5
a. Trees shall not be required in the first LAYER.
b. The first LAYER may be paved to match the pavement of the PUBLIC
FRONTAGE.
ARTICLE 6. STANDARDS AND TABLES
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ARTICLE 7. DEFINITIONS
This Article provides definitions for terms in this Code that are technical in nature or that otherwise
may not reflect a common usage of the term. If a term is not defined in this Article, then the
Planning Director shall determine the correct definition. Items in italics refer to Articles, Sections, or
Tables in the SmartCode.
A-Grid: cumulatively, those transportation corridors that by virtue of their pre-existing pedestrian-
supportive qualities, or their future importance to pedestrian connectivity, are held to the highest
standards prescribed by this Code. See B-Grid. (Syn: primary grid.)
Accessory Building: an Outbuilding with an ACCESSORY UNIT.
Accessory Unit: an Apartment not greater than 440 square feet sharing ownership and utility
connections with a Principal Building; it may or may not be within an Outbuilding. See Table 7 and
Table 14. (Syn: ancillary unit)
Adjusted Pedestrian Shed: a Pedestrian Shed that has been adjusted according to Section 3.2,
creating the regulatory boundary of a Village Unit.
Affordable Housing: dwellings consisting of rental or for-sale units that have a rent (including
utilities) or sales price meeting the requirements of HCC chapter 11 or the Kona CDP.
Allee: a regularly spaced and aligned row of trees usually planted along a Thoroughfare or Path.
Apartment: a Residential unit sharing a building and a Lot with other units and/or uses; may be for
rent, or for sale as a condominium.
Arcade: a Private Frontage conventional for Retail use wherein the Facade is a colonnade
supporting habitable space that overlaps the Sidewalk, while the Facade at Sidewalk level remains
at the FRONTAGE LINE.
Attic: the interior part of a building contained within a pitched roof structure.
Avenue (AV): a Thoroughfare of high vehicular capacity and low to moderate speed, acting as a
short distance connector between urban centers, and usually equipped with a landscaped median.
B-Grid: cumulatively, those transportation corridors that by virtue of their use, location, or absence
of pre-existing pedestrian-supportive qualities, may meet a standard lower than that of the A-GRID.
See A-GRID. (Syn: secondary grid.)
BRT: see Bus Rapid Transit.
Backbuilding: a single-Story structure connecting a Principal Building to an Outbuilding. See
Table 14.
Base Density: the number of dwelling units per acre before adjustment for other Functions and/or
TDR. See Density.
Bed and Breakfast: an owner-occupied Lodging type offering 1 to 5 bedrooms, permitted to serve
breakfast in the mornings to guests.
Bicycle Lane (BL): a dedicated lane for cycling within a moderate-speed vehicular Thoroughfare,
demarcated by striping.
28
Bicycle Route (BR): a Thoroughfare suitable for the shared use of bicycles and automobiles
moving at low speeds.
Bicycle Trail (BT): a bicycle way running independently of a vehicular Thoroughfare.
Block: the aggregate of private Lots, Passages, Rear Alleys and Rear Lanes, circumscribed by
transportation corridors.
Block Face: the aggregate of all the building Facades on one side of a Block.
Boulevard (BV): a Thoroughfare designed for high vehicular capacity and moderate speed,
traversing an Urbanized area. Boulevards are usually equipped with Slip Roads buffering
Sidewalks and buildings.
Brownfield: an area previously used primarily as an industrial site.
Bus Rapid Transit: a rubber tire system with its own right-of-way or dedicated lane along at least
70% of its route, providing transit service that is faster than a regular bus.
By Right: characterizing a proposal or component of a proposal for a Village Plan or Building
Scale Plan (Article 3, Article 4, orArticle 5) that complies with the SmartCode and is permitted and
processed administratively, without public hearing. See Warrant and Variance.
Civic: the term defining not-for-profit organizations dedicated to arts, culture, education, recreation,
government, transit, and municipal parking.
Civic Building: a building operated by not-for-profit organizations dedicated to arts, culture,
education, recreation, government, transit, and municipal parking, or for use approved by the
legislative body.
Civic Parking Reserve: Parking Structure or parking lot within a quarter-mile of the site that it
serves. See Section 5.9.2.
Civic Space: an outdoor area dedicated for public use. Civic Space types are defined by the
combination of certain physical constants including the relationships among their intended use,
their size, their landscaping and their Enfronting buildings. See Table 10.
Civic Zone: designation for public sites dedicated for Civic Buildings and Civic Space.
Commercial: the term collectively defining workplace, Office, Retail, and Lodging Functions.
Common Destination: An area of focused community activity, usually defining the approximate
center of a Pedestrian Shed. It may include without limitation one or more of the following: a Civic
Space, a Civic Building, a Commercial center, or a transit station, and may act as the social center
of a neighborhood.
Common Yard: a planted Private Frontage wherein the Facade is set back from the Frontage line.
It is visually continuous with adjacent yards. See Table 4.
Configuration: the form of a building, based on its massing, Private Frontage, and height.
Corridor: a lineal geographic system incorporating transportation and/or Greenway trajectories. A
transportation corridor may be a lineal Transect Zone.
Cottage: an Edgeyard building type. A single-family dwelling, on a regular Lot, often shared with
an ACCESSORY BUILDING in the back yard.
29
Courtyard Building: a building that occupies the boundaries of its Lot while internally defining one
or more private patios. See Table 6.
Curb: the edge of the vehicular pavement that may be raised or flush to a Swale. It usually
incorporates the drainage system. See Table 3A and Table 3B.
DDC: Development and Design Center.
Density: the number of dwelling units within a standard measure of land area.
Design Speed: is the velocity at which a Thoroughfare tends to be driven without the constraints of
signage or enforcement. There are four ranges of speed: Very Low: (below 20 MPH); Low: (20-25
MPH); Moderate: (25-35 MPH); High: (above 35 MPH). Lane width is determined by desired
Design Speed. See Table 2A.
Developable Areas: lands other than those in the T-1 Preserved Open Sector. Development and
Design Center (DDC): A component of the Planning Office assigned to advise on the use of this
Code and to aid in the design of the Communities and buildings based on it.
Disposition: the placement of a building on its Lot. See Table 6 and Table 14.
Dooryard: a Private Frontage type with a shallow Setback and front garden or patio, usually with a
low wall at the Frontage Line. See Table 4. (Variant: Lightwell, light court.)
Drive: a Thoroughfare along the boundary between an Urbanized and a natural condition, usually
along a waterfront, Park, or promontory. One side has the urban character of a Thoroughfare, with
Sidewalk and building, while the other has the qualities of a Road or parkway, with naturalistic
planting and rural details.
Driveway: a vehicular lane within a Lot, often leading to a garage. See Section 5.10 and Table 2B-
f.
Edgeyard Building: a building that occupies the center of its Lot with Setbacks on all sides. See
Table 6.
Effective Parking: the amount of parking required for Mixed Use after adjustment by the Shared
Parking Factor. See Table 8.
Effective Turning Radius: the measurement of the inside Turning Radius taking parked cars into
account. See Table 14.
Elevation: an exterior wall of a building not along a Frontage Line. See Table 14. See: Facade.
Encroach: to break the plane of a vertical or horizontal regulatory limit with a structural element, so
that it extends into a Setback, into the Public Frontage, or above a height limit.
Encroachment: any structural element that breaks the plane of a vertical or horizontal regulatory
limit, extending into a Setback, into the Public Frontage, or above a height limit.
Enfront: to place an element along a Frontage, as in "porches Enfront the street."
Estate House: an Edgeyard building type. A single-family dwelling on a very large Lot of rural
character, often shared by one or more ACCESSORY BUILDINGs. (Syn: country house, villa)
Expression Line: a line prescribed at a certain level of a building for the major part of the width of
a Facade, expressed by a variation in material or by a limited projection such as a molding or
balcony. See Table 5. (Syn: transition line.)
30
Extension Line: a line prescribed at a certain level of a building for the major part of the width of a
Facade, regulating the maximum height for an Encroachment by an ARCADE Frontage. See Table
5.
Facade: the exterior wall of a building that is set along a Frontage Line. See Elevation. Forecourt:
a Private Frontage wherein a portion of the Facade is close to the Frontage Line and the central
portion is set back. See Table 4.
Frontage: the area between a building Facade and the vehicular lanes, inclusive of its built and
planted components. Frontage is divided into Private Frontage and Public Frontage. See Table 3A
and Table 4.
Frontage Line: a Lot line bordering a Public Frontage. Facades facing Frontage Lines define the
public realm and are therefore more regulated than the Elevations facing other Lot Lines. See
Table 14.
Function: the use or uses accommodated by a building and its Lot, categorized as Restricted,
Limited, or Open, according to the intensity of the use. See Table 7 and Table 9.
Gallery: a Private Frontage conventional for Retail use wherein the Facade is aligned close to the
Frontage Line with an attached cantilevered shed or lightweight colonnade overlapping the
Sidewalk. See Table 4.
Green: a Civic Space type for unstructured recreation, spatially defined by landscaping rather than
building Frontages. See Table 10.
Greenfield: an area that consists of open or wooded land or farmland that has not been previously
developed.
Greenway: an Open Space Corridor in largely natural conditions which may include trails for
bicycles and pedestrians.
Greyfield: an area previously used primarily as a parking lot. Shopping centers and shopping malls
are typical Greyfield sites. (Variant: Grayfield.)
Highway: a rural and suburban Thoroughfare of high vehicular speed and capacity. This type is
allocated to the more rural TRANSECT ZONES (T-1, T-2, and T-3).
Home Occupation: non-Retail Commercial enterprises. The work quarters should be invisible from
the Frontage, located either within the house or in an Outbuilding. Permitted activities are defined
by the Restricted Office category. See Table 7.
House: an Edgeyard building type, usually a single-family dwelling on a large Lot, often shared
with an ACCESSORY BUILDING in the back yard. (Syn: single.)
Infill: noun - new development on land that had been previously developed, including most
Greyfield and Brownfield sites and cleared land within Urbanized areas. verb- to develop such
areas.
Infill RCD: a Village Unit type within an Urbanized, Greyfield, or Brownfield area based on a Long
or Linear Pedestrian Shed and consisting of T-4 and/or T-5 Zones. An Infill RCD is permitted BY
RIGHT in the Kailua Village TOD and the Rural Towns TODs and is regulated by Article 4. See
Section 4.2.3. (Var: downtown.)
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Infill TND: a Village Unit type within an Urbanized, Greyfield, or Brownfield area based on a
Standard Pedestrian Shed and consisting of T-3, T-4, and/or T-5 Zones. An Infill TND is permitted
By Right (with PUD approval) in the Urban Area outside of TODs with existing urban zoning and is
regulated by Article 4. See Section 4.2.2. (Var: neighborhood.)
Inn: a Lodging type, owner-occupied, offering 9 to 12 bedrooms, permitted to serve breakfast in the
mornings to guests. See Table 7.
Layer: a range of depth of a Lot within which certain elements are permitted. See Table 14.
Lightwell: A Private Frontage type that is a below-grade entrance or recess designed to allow light
into basements. See Table 4. (Syn: light court.)
Linear Pedestrian Shed: A Pedestrian Shed that is elongated along an important Mixed Use
Corridor such as a main street. A Linear Pedestrian Shed extends approximately 1/4 mile from
each side of the Corridor for the length of its Mixed Use portion. The resulting area is shaped like a
lozenge. It may be used to structure a TND, RCD, Infill TND, or Infill RCD. (Syn: elongated
pedestrian shed.)
Liner Building: a building specifically designed to mask a parking lot or a Parking Structure from a
Frontage.
Live-Work: a Mixed Use unit consisting of a Commercial and Residential Function. The
Commercial Function may be anywhere in the unit. It is intended to be occupied by a business
operator who lives in the same structure that contains the Commercial activity or industry. See
Work-Live. (Syn.: flexhouse.)
Lodging: premises available for daily and weekly renting of bedrooms. See Table 7 and Table 9.
Long Pedestrian Shed: a Pedestrian Shed that is an average 1/2 mile radius or 2640 feet, used
when a transit stop (bus or rail) is present or proposed as the Common Destination. A Long
Pedestrian Shed represents approximately a ten-minute walk at a leisurely pace. It is applied to
structure an RCD Village Unit type. See Pedestrian Shed.
Lot: a parcel of land accommodating a building or buildings of unified design. The size of a Lot is
controlled by its width in order to determine the grain (i.e., fine grain or coarse grain) of the urban
fabric.
Lot Line: the boundary that legally and geometrically demarcates a Lot.
Lot Width: the length of the Principal Frontage Line of a Lot.
Main Civic Space: the primary outdoor gathering place for a community. The Main Civic Space is
often, but not always, associated with an important Civic Building.
Manufacturing: premises available for the creation, assemblage and/or repair of artifacts, using
table-mounted electrical machinery or artisanal equipment, and including their Retail sale.
Meeting Hall: a building available for gatherings, including conferences, that accommodates at
least one room equivalent to a minimum of 10 square feet per projected dwelling unit within the
Pedestrian Shed in which it is located.
Mixed Use: multiple Functions within the same building through superimposition or adjacency, or
in multiple buildings by adjacency, or at a proximity determined by Warrant.
32
Net Site Area: all developable land within a site including transportation corridors but excluding
land allocated as Civic Zones.
Network Pedestrian Shed: a Pedestrian Shed adjusted for average walk times along
transportation corridors. This type may be used to structure Infill Village Plans. See Table 14.
Office: premises available for the transaction of general business but excluding Retail, artisanal
and Manufacturing uses. See Table 7.
Open Space: land intended to remain undeveloped; it may be for Civic Space. Outbuilding: an
ACCESSORY BUILDING, usually located toward the rear of the same Lot as a Principal Building,
and sometimes connected to the Principal Building by a BACKBUILDING. See Table 14.
Park: a Civic Space type that is a natural preserve available for unstructured recreation. See Table
10.
Parking Structure: a building containing one or more Stories of parking above grade.
Passage (PS): a pedestrian connector, open or roofed, that passes between buildings to provide
shortcuts through long Blocks and connect rear parking areas to Frontages.
Path (PT): a pedestrian way traversing a Park or rural area, with landscape matching the
contiguous Open Space, ideally connecting directly with the urban Sidewalk network.
Pedestrian Shed: An area that is centered on a Common Destination. Its size is related to average
walking distances for the applicable Village Unit type. Pedestrian Sheds are applied to structure
Communities. See Standard, Long, Linear or Network Pedestrian Shed. (Syn: walkshed, walkable
catchment.)
Planter: the element of the Public Frontage which accommodates street trees, whether continuous
or individual.
Plaza: a Civic Space type designed for Civic purposes and Commercial activities in the more urban
Transect Zones, generally paved and spatially defined by building Frontages.
Principal Building: the main building on a Lot, usually located toward the Frontage. See Table 14.
Principal Entrance: the main point of access for pedestrians into a building.
Principal Frontage: On corner Lots, the Private Frontage designated to bear the address and
Principal Entrance to the building, and the measure of minimum Lot width. Prescriptions for the
parking Layers pertain only to the Principal Frontage. Prescriptions for the first Layer pertain to
both Frontages of a corner Lot. See Frontage.
Private Frontage: the privately held Layer between the Frontage Line and the Principal Building
Facade. See Table 4 and Table 14.
Public Frontage: the area between the Curb of the vehicular lanes and the Frontage Line. See
Table 3A and Table 3B.
RCD: see Regional Center Development.
Rear Alley (RA): a vehicular way located to the rear of Lots providing access to service areas,
parking, and Outbuildings and containing utility easements. Rear Alleys should be paved from
building face to building face, with drainage by inverted crown at the center or with roll Curbs at the
edges.
33
Rear Lane (RL): a vehicular way located to the rear of Lots providing access to service areas,
parking, and Outbuildings and containing utility easements. Rear Lanes may be paved lightly to
Driveway standards. The streetscape consists of gravel or landscaped edges, has no raised Curb,
and is drained by percolation.
Rearyard Building: a building that occupies the full Frontage Line, leaving the rear of the Lot as
the sole yard. See Table 6. (Var: Rowhouse, Townhouse, APARTMENT House)
Recess Line: a line prescribed for the full width of a Facade, above which there is a Stepback of a
minimum distance, such that the height to this line (not the overall building height) effectively
defines the enclosure of the Enfronting public space. Var: Extension Line. See Table 5.
Regional Center: Regional Center Development or RCD.
Regional Center Development (RCD): a Village Unit type structured by a Long Pedestrian Shed
or Linear Pedestrian Shed, which may be adjoined without buffers by one or several Standard
Pedestrian Sheds, each with the individual Transect Zone requirements of a TND. RCD takes the
form of a high-Density Mixed Use center connected to other centers by transit. See Infill RCD,
Table 11a. (Var: town center, downtown. Syn: Regional Center)
Regulating Plan: a Zoning Map or set of maps that shows the Transect Zones, Civic Zones,
Special Districts if any, and Special Requirements if any, of areas subject to, or potentially subject
to, regulation by these Guidelines.
Residential: characterizing premises available for long-term human dwelling.
Retail: characterizing premises available for the sale of merchandise and food service. See Table
7 and Table 9.
Retail Frontage: Frontage designated on a Regulating Plan that requires or recommends the
provision of a Shopfront, encouraging the ground level to be available for Retail use. See Special
Requirements.
Road (RD): a local, rural and suburban Thoroughfare of low-to-moderate vehicular speed and
capacity. This type is allocated to the more rural Transect Zones (GB-T3). See Table 2A.
Rowhouse: a single-family dwelling that shares a party wall with another of the same type and
occupies the full Frontage Line. See Rearyard Building. (Syn: Townhouse)
Secondary Frontage: on corner Lots, the Private Frontage that is not the Principal Frontage. As it
affects the public realm, its First Layer is regulated. See Table 14.
Setback: the area of a Lot measured from the Lot line to a building Facade or Elevation that is
maintained clear of permanent structures, with the exception of Encroachments listed in Section
5.7. See Table 11g. (Var: build-to-line.)
Shared Parking Factor: an accounting for parking spaces that are available to more than one
Function. See Table 8.
Shopfront: a Private Frontage conventional for Retail use, with substantial glazing and an awning,
wherein the Facade is aligned close to the Frontage Line with the building entrance at Sidewalk
grade. See Table 4.
Sidewalk: the paved section of the Public Frontage dedicated exclusively to pedestrian activity.
34
Sideyard Building: a building that occupies one side of the Lot with a Setback on the other side.
This type can be a Single or Twin depending on whether it abuts the neighboring house. See Table
6.
Slip Road: an outer vehicular lane or lanes of a Thoroughfare, designed for slow speeds while
inner lanes carry higher speed traffic, and separated from them by a planted median. (Syn: access
lane, service lane, frontage road)
Specialized Building: a building that is not subject to Residential, Commercial, or Lodging
classification. See Table 6.
Special District (SD): an area that, by its intrinsic Function, Disposition, or Configuration, cannot
or should not conform to one or more of the normative Village Unit types or Transect Zones
specified by these Guidelines. Special Districts may be mapped and regulated at the regional scale
or the village scale.
Special Flood Hazard Area: a designation by the Federal Emergency Management Agency
(FEMA) that may include the V (Velocity) Zones and A Zones where building construction is
forbidden, restricted, or contingent upon raising to the Base Flood Elevation.
Special Requirements: provisions of Section 3.9, Section 4.7, and Section 5.3 of this Code and/or
the associated designations on a Regulating Plan or other map for those provisions.
Square: a Civic Space type designed for unstructured recreation and Civic purposes, spatially
defined by building Frontages and consisting of Paths, lawns and trees, formally disposed. See
Table 10.
Standard Pedestrian Shed: a Pedestrian Shed that is an average 1/4 mile radius or 1320 feet,
about the distance of a five-minute walk at a leisurely pace. See Pedestrian Shed.
Stepback: a building Setback of a specified distance that occurs at a prescribed number of Stories
above the ground. See Table 5.
Stoop: a Private Frontage wherein the Facade is aligned close to the Frontage Line with the first
Story elevated from the Sidewalk for privacy, with an exterior stair and landing at the entrance. See
Table 4.
Story: a habitable level within a building, excluding an ATTIC or raised basement. See Table 5.
Street (ST): a local urban Thoroughfare of low speed and capacity. See Table 2B and Table 3B.
Streetscreen: a freestanding wall built along the Frontage Line, or coplanar with the Facade. It
may mask a parking lot from the Thoroughfare, provide privacy to a side yard, and/or strengthen
the spatial definition of the public realm. (Syn: streetwall.) See Section 5.7.5f.
Substantial Modification: alteration to a building that is valued at more than 50% of the
replacement cost of the entire building, if new.
Swale: a low or slightly depressed natural area for drainage.
T-zone: Transect Zone.
TDR: Transfer of Development Rights, a method of relocating existing zoning rights from areas to
be preserved as Open Space to areas to be more densely urbanized.
35
TDR Receiving Area: an area intended for development that may be made more dense by the
transfer of development rights from TDR Sending Areas.
TDR Sending Area: an area previously zoned for development within a designated Reserved
Open Sector (0-2), from which development rights may be transferred to T-4 or T-5 Zones.
Terminated Vista: a location at the axial conclusion of a Thoroughfare. A building located at a
Terminated Vista designated on a Regulating Plan is required or recommended to be designed in
response to the axis.
TND: Traditional Neighborhood Development, a Village Unit type structured by a Standard
Pedestrian Shed oriented toward a Common Destination consisting of a Mixed Use center or
Corridor, and in the form of a medium-sized settlement near a transportation route. See Table 11a.
(Syn: village. Variant: Infill TND, neighborhood.)
TOD: Transit Oriented Development. TOD is created by an overlay on all or part of a TND or RCD,
or by designation on a Regional Plan, permitting increased Density to support rail or Bus Rapid
Transit (BRT) as set forth in Section 5.9.2d.
Townhouse: See Rearyard Building. (Syn: Rowhouse)
Transect: a cross-section of the environment showing a range of different habitats. The rural-urban
Transect of the human environment used in the SmartCode template is divided into six Transect
Zones. These zones describe the physical form and character of a place, according to the Density
and intensity of its land use and Urbanism.
Transect Zone (T-zone): One of several areas on a Zoning Map regulated by these Guidelines.
Transect Zones are administratively similar to the land use zones in conventional codes, except
that in addition to the usual building use, Density, height, and Setback requirements, other
elements of the intended habitat are integrated, including those of the private Lot and building and
Public Frontage. See Table 1.
Transportation Corridor: a way for use by vehicular and pedestrian traffic and to provide access
to Lots and Open Spaces, consisting of Vehicular Lanes and the Public Frontage. See Table 2A,
Table 2B and Table 14a.
Turning Radius: the curved edge of a Thoroughfare at an intersection, measured at the inside
edge of the vehicular tracking. The smaller the Turning Radius, the smaller the pedestrian crossing
distance and the more slowly the vehicle is forced to make the turn. See Table 2B and Table 14.
Urban Boundary Line: the extent of potential urban growth as determined by the projected
demographic needs of a region. The Urban Boundary Line may be adjusted from time to time.
Urbanism: collective term for the condition of a compact, Mixed Use settlement, including the
physical form of its development and its environmental, functional, economic, and sociocultural
aspects.
Urbanized: generally, developed. Specific to the SmartCode, developed at T-3 (Sub-Urban)
Density or higher.
Variance: a ruling that would permit a practice that is not consistent with either a specific provision
or the Intent of this Code (Section 1.3). Variances are granted pursuant to the procedures of the
zoning code. See Section 1.5.
36
Village Unit: a regulatory category defining the physical form, Density, and extent of a settlement.
The two Village Unit types addressed in this Code are TND and RCD. Variants of TND and RCD
for Infill (Article 4) are called Infill TND and Infill RCD. The TOD Village Unit type may be created
by an overlay on TND or RCD.
Warrant: a ruling that would permit a practice that is not consistent with a specific provision of this
Code, but that is justified by its Intent (Section 1.3). Warrants are granted administratively by the
Planning Director. See Section 1.5.
Work-Live: a Mixed Use unit consisting of a Commercial and Residential Function. It typically has
a substantial Commercial component that may accommodate employees and walk-in trade. The
unit is intended to function predominantly as work space with incidental Residential
accommodations that meet basic habitability requirements. See Live-Work. (Syn: Live-With.)
Yield: characterizing a Thoroughfare that has two-way traffic but only one effective travel lane
because of parked cars, necessitating slow movement and driver negotiation. Also, characterizing
parking on such a Thoroughfare.
Zoning Map: the official map or maps that are part of the zoning ordinance and delineate the
boundaries of individual zones and districts. See Regulating Plan.
SC1
Kona
SMARTCODE
Sm a r tCo d e Ve rSi o n 9.0
TABLE 1. TRANSECT ZONE DESCRIPTIONS
GB
T3
T4
T5 T-5 Urban CenTerGeneral Character: Shops mixed with Townhouses, larger Apartment houses, Offices,
workplace, and Civic buildings; predominantly attached build-
ings; trees within the public right-of-way; substantial pedestrian
activity building Placement: Shallow Setbacks or none; buildings oriented to street defining a street wallFrontage Types: Stoops, Shopfronts, Galleries Typical building Height: 3- to 5-Story with some variation Type of Civic Space: Parks, Plazas and Squares, median landscaping
T-4 General UrbanGeneral Character: Mix of Houses, Townhouses & small Apartment buildings, with scattered Commercial activity; balance between landscape and buildings; presence of pedestrians building Placement: Shallow to medium front and side yard Setbacks Frontage Types: Porches, fences, Dooryards Typical building Height: 2- to 3-Story with a few taller Mixed Use buildings Type of Civic Space: Squares, Greens
T-3 Sub-urban (SECOnDarY arEa) General Character: Lawns, and landscaped yards surrounding detached single-family houses; pedestrians occasionally building Placement: Large and variable front and side yard SetbacksFrontage Types: Porches, fences, naturalistic tree planting Typical building Height: 1- to 2-Story with some 3-StoryType of Civic Space: Parks, Greenways
GB GREENBELT General Character: Natural landscape with some agricultural use Building Placement: Not applicable Frontage Types: Not applicable Typical Building Height: Not applicable Type of Civic Space: Parks, Greenways
TABLE 1: Transect Zone Descriptions. This table describes of the Intent of each Transect Zone.
Kona
SMARTCODE
SC2 Sm a r tCo d e Ve rSi o n 9.0
TABLE 2A. VEHICULAR LANE DIMENSIONS
DESIGN SPEED TRAVEL LANE WIDTH GB T3 T4 T5 ■ BY RIGHT
Below 20 mph 8 feet ■■■ ■ BY WARRANT
20-25 mph 9 feet ■■■■
25-35 mph 10 feet ■■■■
25-35 mph 11 feet ■■
Above 35 mph 12 feet ■■
DESIGN SPEED PARkING LANE WIDTH
20-25 mph (Angle ) 18 feet ■
20-25 mph (Parallel) 7 feet ■
25-35 mph (Parallel) 8 feet ■■■
Above 35 mph (Parallel) 9 feet ■
DESIGN SPEED EFFECTIVE TURNING RADIUS (See Table 17b)
Below 20 mph 5-10 feet ■■■
20-25 mph 10-15 feet ■■■■
25-35 mph 15-20 feet ■■■■
Above 35 mph 20-30 feet ■■
TABLE 2A: Vehicular Lane Dimensions. This table assigns lane widths to Transect Zones. The Design ADT (Average Daily Traffic) is the
determinant for each of these sections. The most typical assemblies are shown in Table 2B. Specific requirements for truck and transit bus
routes and truck loading shall be decided by Warrant.
SC3
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Sm a r tCo d e Ve rSi o n 9.0
TABLE 2B. VEHICULAR LANE & PARkING ASSEMBLIES
ONE WAY MOVEMENT TWO WAY MOVEMENT
a. NOPARkING GB T3 GB T3 GB T3 GB GB
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Design Speed
300 VPD --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 3 Seconds--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20-30 MPH
600 VPD---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Below 20 MPH
2,500 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20-25 MPH
22,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 9 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
36,000 VPD--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 13 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 35 MPH and above
b. YIELDPARkING T3 T4 T3 T4
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
1,000 VPD --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
1,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 7 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
c. PARkINGONE SIDEPARALLEL
T3 T4 T3 T4 T5 T5 T4 T5 T5
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Design Speed
5,000 VPD --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5 Seconds--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20-30 MPH
18,000 VPD---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 8 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
16,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 8 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
15,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 11 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
32,000 VPD--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 13 Seconds-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
d. PARkING BOTH SIDESPARALLEL
T4 T4 T5 T4 T5 T5 T5
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Design Speed
8,000 VPD --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 7 Seconds--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Below 20 MPH
20,000 VPD---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 10 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
15,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 10 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
22,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 13 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
32,000 VPD--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 15 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 35 MPH and above
e. PARkING BOTH SIDESDIAGONAL
T5 T5 T5 T5 T5
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Design Speed
18,000 VPD --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 15 Seconds--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Below 20 MPH
20,000 VPD---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 17 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20-25 MPH
15,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 17 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20-25 MPH
22,000 VPD-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 20 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
31,000 VPD--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 23 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 25-30 MPH
f. PARkING ACCESS T3 T4 T5
Design ADT----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Pedestrian Crossing----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Design Speed
-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 3 Seconds---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 6 Seconds----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
24'10'
TABLE 2B: Vehicular Lane & Parking Assemblies. The projected design speeds determine the dimensions of the vehicular lanes and turning
radii assembled for Transportation Corridors.
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SC4 Sm a r tCo d e Ve rSi o n 9.0
PLAN
LOT PRIVATE FRONTAGE ►
►
◄
◄R.O.W.PUBLIC FRONTAGE
a. (HW) For Highway: This Frontage has open Swales drained by percolation,
Bicycle Trails and no parking. The landscaping consists of the natural condition or
multiple species arrayed in naturalistic clusters. Buildings are buffered by distance or berms.
GB
T3
b. (RD) For Road: This Frontage has open Swales drained by percolation and a walk-
ing Path or Bicycle Trail along one or both sides and Yield parking. The landscaping
consists of multiple species arrayed in naturalistic clusters.
GB
T3
c. (ST) For Street: This Frontage has raised Curbs drained by inlets and Sidewalks
separated from the vehicular lanes by individual or continuous Planters, with parking on one or both sides. The landscaping consists of street trees of a single or alternat-
ing species aligned in a regularly spaced Allee.
T3
T4
T5
d. (DR) For Drive: This Frontage has raised Curbs drained by inlets and a wide Sidewalk or paved Path along one side, related to a Greenway or waterfront. It is separated from
the vehicular lanes by individual or continuous Planters. The landscaping consists of
street trees of a single or alternating species aligned in a regularly spaced Allee.
T3
T4
T5
e. (AV) For Avenue: This Frontage has raised Curbs drained by inlets and wide
Sidewalks separated from the vehicular lanes by a narrow continuous Planter with
parking on both sides. The landscaping consists of a single tree species aligned in
a regularly spaced Allee.
T3
T4
T5
f. (CS) (AV) For Commercial Street or Avenue: This Frontage has raised Curbs
drained by inlets and very wide Sidewalks along both sides separated from the
vehicular lanes by separate tree wells with grates and parking on both sides. The
landscaping consists of a single tree species aligned with regular spacing where
possible but clears the storefront entrances.
T5
g. (BV) For Boulevard: This Frontage has Slip Roads on both sides. It consists of
raised Curbs drained by inlets and Sidewalks along both sides, separated from the
vehicular lanes by Planters. The landscaping consists of double rows of a single
tree species aligned in a regularly spaced Allee.
T3
T4
T5
TABLE 3A. PUBLIC FRONTAGES - GENERAL
TABLE 3A: Public Frontages - General. The Public Frontage is the area between the private Lot line and the edge of the vehicular lanes.
Dimensions are given in Table 3B.
SC5
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Sm a r tCo d e Ve rSi o n 9.0
TABLE 3B. PUBLIC FRONTAGES - SPECIFIC
RURALllllllllllllllll TRANSECT lllllllllllllllURBAN
TRANSECT ZONEPublic Frontage Type
GB T3 HW & RD
GB T3 RD & ST
T3 T4
ST-DR-AV
T4 T5
ST-DR-AV-BV
T5 CS-DR-AV-BV
T5 CS-DR-AV-BV
a. Assembly: The prin-
cipal variables are the type and dimension of
Curbs, walkways, Plant-ers and landscape.
Total Width 16-24 feet 12-24 feet 12-18 feet 12-18 feet 18-24 feet 18-30 feet
b. Curb: The detailing of
the edge of the vehicular pavement, incorporating drainage.
Type ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ Radius
Open Swale--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 10-30 feet
Open Swale--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 10-30 feet
Raised Curb-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5-20 feet
Raised Curb---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5-20 feet
Raised Curb-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5-20 feet
Raised Curb----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 5-20 feet
c. Walkway: The pavement
dedicated exclusively to pedestrian activity.
Type -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Width
Path Optional---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- n/a
Path----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 4-8 feet
Sidewalk---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 4-8 feet
Sidewalk------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ 4-8 feet
Sidewalk---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 12-20 feet
Sidewalk------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 12-30 feet
d. Planter: The layer which accommodates street trees and other landscape.
Arrangement---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Species--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Planter Type--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Planter Width
Clustered---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Multiple----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Continuous Swale----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------8 feet-16 feet
Clustered----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Multiple-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Continuous Swale-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------8 feet-16 feet
Regular---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Alternating----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Continuous Planter----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------8 feet-12 feet
Regular------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ Single------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Continuous Planter------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------8 feet-12 feet
Regular---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Single----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Continuous Planter----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------4 feet-6 feet
Opportunistic------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Single-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Tree Well-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------4 feet-6 feet
e. Landscape: The recom-mended plant species. (See Table 6)
f. Lighting: The recom-
mended Public Lighting. (See Table 5)
TABLE 3B: Public Frontages - Specific. This table assembles prescriptions and dimensions for the Public Frontage elements - Curbs,
walkways and Planters – relative to specific Transportation Corridors within Transect Zones. Table 3B-a assembles all of the elements for the
various street types. Locally appropriate planting species should be filled in to the calibrated Code.
Kona
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SC6 Sm a r tCo d e Ve rSi o n 9.0
TABLE 4. PRIVATE FRONTAGES
SECTION PLAN
LOT PRIVATE FRONTAGE
►
►
◄
◄
R.O.W.PUBLIC FRONTAGE
LOT PRIVATE FRONTAGE
►
►
◄
◄
R.O.W.PUBLIC FRONTAGE
a. Common Yard: a planted Frontage wherein the Facade is set
back substantially from the Frontage Line. The front yard created
remains unfenced and is visually continuous with adjacent yards,
supporting a common landscape. The deep Setback provides a
buffer from the higher speed Transportation Corridor.
T3
b. Porch & Fence: a planted Frontage wherein the Facade is set
back from the Frontage Line with an attached porch permitted to
Encroach. A fence at the Frontage Line maintains street spatial
definition. Porches shall be no less than 8 feet deep.
T3
T4
c. Terrace or Lightwell: a Frontage wherein the Facade is set back
from the Frontage line by an elevated Terrace or a sunken Light-
well. This type buffers Residential use from urban Sidewalks and
removes the private yard from public Encroachment. Terraces are
suitable for conversion to outdoor cafes. Syn: Dooryard.
T4
T5
d. Forecourt: a Frontage wherein a portion of the Facade is close to
the Frontage Line and the central portion is set back. The Forecourt
created is suitable for vehicular drop-offs. This type should be
allocated in conjunction with other Frontage types. Large trees
within the Forecourts may overhang the Sidewalks.
T4
T5
e. Stoop: a Frontage wherein the Facade is aligned close to the
Frontage Line with the first Story elevated from the Sidewalk
sufficiently to secure privacy for the windows. The entrance is
usually an exterior stair and landing. This type is recommended
for ground-floor Residential use.
T4
T5
f. Shopfront: a Frontage wherein the Facade is aligned close to the
Frontage Line with the building entrance at Sidewalk grade. This
type is conventional for Retail use. It has a substantial glazing on
the Sidewalk level and an awning that should overlap the Sidewalk
to within 2 feet of the Curb. Syn: Retail Frontage.
T4
T5
g. Gallery: a Frontage wherein the Facade is aligned close to the Frontage line with an attached cantilevered shed or a lightweight
colonnade overlapping the Sidewalk. This type is conventional for
Retail use. The Gallery shall be no less than 10 feet wide and should
overlap the Sidewalk to within 2 feet of the Curb.
T4
T5
h. Arcade: a Frontage wherein the Facade is a colonnade that
overlaps the Sidewalk, while the Facade at Sidewalk level remains
at the Frontage Line. This type is conventional for Retail use. The
Arcade shall be no less than 12 feet wide and should overlap the
Sidewalk to within 2 feet of the Curb.
T5
TABLE 4: Private Frontages. The Private Frontage is the area between the building Facades and the Lot lines.
SC7
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Sm a r tCo d e Ve rSi o n 9.0
T3 T4 T5
2
1
N
2
1
N
4
3
2
1
Max. height
R.O.W.Lot
Max. height
R.O.W.Lot Max. height
R.O.W.Lot
1. Building height shall be measured in number of
Stories, excluding Attics and raised basements. Height limits also do not apply to masts, bel-
fries, clock towers, chimney flues, water tanks,
elevator bulkheads and similar structures.
2. Stories may not exceed 14 feet in height from finished floor to finished floor,
except for a first floor Commercial Func-
tion, which shall be a minimum of 11
feet and may be a maximum of 25 feet.
3. Height shall be measured from the average
Enfronting Sidewalk grade to the upper-most eave of a main pitched roof (not
of a dormer), or to the uppermost roof
deck (not the top of parapet) of a flat roof.
Expression Line
TABLE 5. BUILDING CONFIGURATION
TABLE 5: Building Configuration. This table shows the Configurations for different building heights for each Transect Zone. It must be modi-
fied to show actual calibrated heights for local conditions. Recess Lines and Expression Lines shall occur on higher buildings as shown. N =
maximum height as specified in Table 11k.
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SC8 Sm a r tCo d e Ve rSi o n 9.0
TABLE 6. BUILDING DISPOSITION
a. Edgeyard: Specific Types - single family House, cottage, villa, estate house, urban
villa. A building that occupies the center of its Lot with Setbacks on all sides. This is
the least urban of types as the front yard sets it back from the Frontage, while the side
yards weaken the spatial definition of the public Transportation Corridor space. The
front yard is intended to be visually continuous with the yards of adjacent buildings.
The rear yard can be secured for privacy by fences and a well-placed Backbuilding
and/or Outbuilding.
T3
T4
b. Sideyard: Specific Types - Charleston single House, double house, zero-lot-line house,
twin. A building that occupies one side of the Lot with the Setback to the other side.
A shallow Frontage Setback defines a more urban condition. If the adjacent building
is similar with a blank party wall, the yard can be quite private. This type permits
systematic climatic orientation in response to the sun or the breeze. If a Sideyard
House abuts a neighboring Sideyard House, the type is known as a twin or double
House. Energy costs, and sometimes noise, are reduced by sharing a party wall in this Disposition.
T4
T5
c. Rearyard: Specific Types - Townhouse, Rowhouse, Live-Work unit, loft building,
Apartment House, Mixed Use block, Flex Building, perimeter block. A building that
occupies the full Frontage, leaving the rear of the Lot as the sole yard. This is a very
urban type as the continuous Facade steadily defines the public Thoroughfare. The
rear Elevations may be articulated for functional purposes. In its Residential form,
this type is the Rowhouse. For its Commercial form, the rear yard can accommodate
substantial parking.
d. Courtyard: Specific Types - patio house. A building that occupies the boundaries of
its Lot while internally defining one or more private patios. This is the most urban of
types, as it is able to shield the private realm from all sides while strongly defining the
public Transportation Corridor. Because of its ability to accommodate incompatible
activities, masking them from all sides, it is recommended for workshops, Lodging
and schools. The high security provided by the continuous enclosure is useful for crime-prone areas.
T5
e. Specialized: A building that is not subject to categorization. Buildings dedicated to
manufacturing and transportation are often distorted by the trajectories of machinery.
Civic buildings, which may express the aspirations of institutions, may be included.
SD
T4
T5
TABLE 6: Building Disposition. This table approximates the location of the structure relative to the boundaries of each individual Lot, estab-
lishing suitable basic building types for each Transect Zone.
SC9
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Sm a r tCo d e Ve rSi o n 9.0
T3 T4 T5
a. RESIDENTIAL Restricted Residential: The number of
dwellings on each Lot is restricted to one
within a Principal Building and one within
an Accessory Building, with 2.0 parking places for each. Both dwellings shall be
under single ownership. The habitable area of the Accessory dwelling shall not
exceed 500 square feet.
Limited Residential:The number of
dwellings on each Lot is limited by the
requirement of 1.5 parking places for each
dwelling, a ratio which may be reduced
according to the shared parking standards (See Table 8).
Open Residential:The number of
dwellings on each Lot is limited by the
requirement of 1.0 parking places for each
dwelling, a ratio which may be reduced
according to the shared parking standards (See Table 8).
b. LODGING Restricted Lodging: The number of bed-
rooms available on each Lot for lodging is
limited by the requirement of 1.0 assigned
parking place for each bedroom, up to five,
in addition to the parking requirement for
the dwelling. The Lodging must be owner
occupied. Food service may be provided
in the a.m. The maximum length of stay shall not exceed ten days.
Limited Lodging: The number of bed-
rooms available on each Lot for lodging is
limited by the requirement of 1.0 assigned
parking places for each bedroom, up to
twelve, in addition to the parking require-
ment for the dwelling. The Lodging must
be owner occupied.Food service may be
provided in the a.m. The maximum length of stay shall not exceed ten days.
Open Lodging: The number of bedrooms
available on each Lot for lodging is limited
by the requirement of 1.0 assigned parking places for each bedroom. Food service may be provided at all times. The area
allocated for food service shall be calcu-
lated and provided with parking according
to Retail Function.
c. OFFICE Restricted Office: The building area
available for office use on each Lot is
restricted to the first Story of the Principal
or the Accessory Building and by the
requirement of 3.0 assigned parking places
per 1000 square feet of net office space
in addition to the parking requirement for each dwelling.
Limited Office: The building area available
for office use on each Lot is limited to the
first Story of the principal building and/
or to the Accessory building, and by the
requirement of 3.0 assigned parking places
per 1000 square feet of net office space
in addition to the parking requirement for each dwelling.
Open Office: The building area available
for office use on each Lot is limited by the
requirement of 2.0 assigned parking places
per 1000 square feet of net office space.
d. RETAIL Restricted Retail: The building area avail-
able for Retail use is restricted to one Block
corner location at the first Story for each 300 dwelling units and by the requirement
of 4.0 assigned parking places per 1000
square feet of net Retail space in addition to
the parking requirement of each dwelling.
The specific use shall be further limited to neighborhood store, or food service seating no more than 20.
Limited Retail: The building area available
for Retail use is limited to the first Story
of buildings at corner locations, not more
than one per Block, and by the requirement
of 4.0 assigned parking places per 1000
square feet of net Retail space in addition
to the parking requirement of each dwelling.
The specific use shall be further limited to neighborhood store, or food service seating no more than 40.
Open Retail: The building area available
for Retail use is limited by the requirement
of 3.0 assigned parking places per 1000
square feet of net Retail space. Retail
spaces under 1500 square feet are exempt
from parking requirements.
e. CIVIC See Table 9 See Table 9 See Table 9
f. OTHER See Table 9 See Table 9 See Table 9
REQUIRED PARkING (See Table 8)
T3 T4 T5
RESIDENTIAL 2.0 / dwelling 1.5 / dewlling 1.0 / dwelling
LODGING 1.0 / bedroom 1.0 / bedroom 1.0 / bedroom
OFFICE 3.0 / 1000 sq. ft.3.0 / 1000 sq. ft.2.0 / 1000 sq. ft.
RETAIL 4.0 / 1000 sq. ft.4.0 / 1000 sq. ft.3.0 / 1000 sq. ft.
CIVIC To be determined by Warrant
OTHER To be determined by Warrant
TABLES 7 & 8. BUILDING FUNCTION & PARkING CALCULATIONS
SHARED PARkING FACTOR
Function with Function
RESIDENTIAL RESIDENTIAL
LODGING LODGING
OFFICE OFFICE
RETAIL RETAIL1.4 1.1
1.2 1.7 1.3 1.2
1.1 1.4 1.2
1
1
1
1
1.7 1.3 1.2
TABLE 8: Parking Calculations. The Required Parking table summarizes the parking requirements of Table 7 for each site or, conversely, the
amount of building allowed on each site given the parking available.
TABLE 9: Building Function - General. This table categorizes Building Functions within Transect Zones. Parking requirements are
correlated to functional intensity. For Specific Function and Use permitted By Right or by Warrant, see Table 9.
Kona
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SC10 Sm a r tCo d e Ve rSi o n 9.0
TABLE 9. SPECIFIC FUNCTION & USE
a. RESIDENTIAL GB T3 T4 T5 SD
Mixed Use Block ■
Flex Building ■■
Apartment Building ■■
Live/Work Unit ■■■■
Row House ■■
Duplex House ■■
Courtyard House ■■
Sideyard House ■■■
Cottage ■■
House ■■
Villa
Accessory Unit ■■■
b. LODGING
Hotel (no room limit)■■
Inn (up to 12 rooms)■■
Bed & Breakfast (up to 5 rooms)■■■
S.R.O. hostel ■■■■
School Dormitory ■■■
c. OFFICE
Office Building ■■■
Live-Work Unit ■■■■
d. RETAIL
Open-Market Building ■■■■
Retail Building ■■■
Display Gallery ■■■
Restaurant ■■■
Kiosk ■■■
Push Cart ■■
Liquor Selling Establishment ■■
Adult Entertainment ■
e. CIVIC
Bus Shelter ■■■■
Convention Center ■
Conference Center ■■
Exhibition Center ■
Fountain or Public Art ■■■■
Library ■■■
Live Theater ■■
Movie Theater ■■
Museum ■■
Outdoor Auditorium ■■■
Parking Structure ■■
Passenger Terminal ■■
Playground ■■■■
Sports Stadium ■
Surface Parking Lot ■■■
Religious Assembly ■■■■
f. OTHER: AGRICULTURE GB T3 T4 T5 SD
Grain Storage ■■
Livestock Pen ■■
Greenhouse ■■■
Stable ■■■
Kennel ■■■■■
f. OTHER: AUTOMOTIVE
Gasoline ■■
Automobile Service ■
Truck Maintenance ■
Drive -Through Facility ■■
Rest Stop ■■
Roadside Stand ■■
Billboard ■
Shopping Center ■
Shopping Mall ■
f. OTHER: CIVIL SUPPORT
Fire Station ■■■■
Police Station ■■■
Cemetery ■■■
Funeral Home ■■■
Hospital ■■
Medical Clinic ■■■
f. OTHER: EDUCATION
College ■■
High School ■■■
Trade School ■■
Elementary School ■■■■
Other- Childcare Center ■■■■
f. OTHER: INDUSTRIAL
Heavy Industrial Facility ■
Light Industrial Facility ■
Truck Depot ■
Laboratory Facility ■
Water Supply Facility ■
Sewer and Waste Facility ■
Electric Substation ■■■■■
Wireless Transmitter ■■
Cremation Facility ■
Warehouse ■
Produce Storage ■
Mini-Storage ■
■ BY RIGHT
■ BY WARRANT
TABLE 9: Specific Function & Use. This table expands the categories of Table 7 to delegate specific Functions and uses within Transect
Zones. Table 9 should be customized for local character and requirements.
SC11
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TABLE 10. CIVIC SPACE
a. Park: A natural preserve available for unstructured recreation. A Park may be
independent of surrounding building Frontages. Its landscape shall consist of Paths
and trails, meadows, waterbodies, woodland and open shelters, all naturalistically
disposed. Parks may be lineal, following the trajectories of natural Corridors. The
minimum size shall be 8 acres. Larger Parks may be approved by Warrant as Special
Districts in all zones.
b. Green: An Open Space, available for unstructured recreation. A Green may be
spatially defined by landscaping rather than building Frontages. Its landscape shall
consist of lawn and trees, naturalistically disposed. The minimum size shall be 1/2
acre and the maximum shall be 8 acres.
c. Square: An Open Space available for unstructured recreation and Civic purposes.
A Square is spatially defined by building Frontages. Its landscape shall consist of
Paths, lawns and trees, formally disposed. Squares shall be located at the inter-
section of important Thoroughfares. The minimum size shall be 1/2 acre and the
maximum shall be 5 acres.
d. Plaza: An Open Space available for Civic purposes and Commercial activities. A
Plaza shall be spatially defined by building Frontages. Its landscape shall consist
primarily of pavement. Trees are optional. Plazas should be located at the intersec-
tion of important streets. The minimum size shall be 1/2 acre and the maximum
shall be 2 acres.
e. Playground: An Open Space designed and equipped for the recreation of children.
A playground should be fenced and may include an open shelter. Playgrounds
shall be interspersed within Residential areas and may be placed within a Block.
Playgrounds may be included within parks and greens. There shall be no minimum
or maximum size.
T3
T4
T5
T4
T5
T5
GB
T3
GB
T3
T4
T5
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TABLE 11. SMARTCODE SUMMARY
GB GREENBELT T2 RURAL zONE T3 SUB-URBANzONE T4 GENERAL URBAN zONE T5 URBAN CENTER zONE T6 URBAN CORE zONE SD SPECIAL DISTRICT
Note: All require-ments in this Table are subject to cali-
bration for local con-
text.
a. ALLOCATION OF zONES per Pedestrian Shed (applicable to Article 3 only)(see Table 16)
CLD requires no minimum 10 - 30%20 - 40%not permitted
TND requires no minimum 10 - 30%30 - 60 %10 - 30%
RCD requires no minimum 10 - 30%20 - 40%30 - 60%
b. BASE RESIDENTIAL DENSITY (see Section 3.4)
By Right not applicable 2 units / ac. gross 4 units / ac. gross 6 units / ac. gross
By TDR by Variance 6 units / ac. gross 12 units / ac. gross 24 units / ac. gross
Other Functions by Variance 10 - 20% min 20 - 30% min 30 - 50% min
c. BLOCK SIzEBlock Perimeter no maximum 3000 ft. max 2400 ft. max 2000 ft. max
d. TRANSPORTATION CORRIDORS (see Table 2 and Table 3)* 3000 ft. max with parking structures
HW permitted permitted not permitted not permitted
BV not permitted permitted permitted permitted
AV not permitted permitted permitted permitted
CS not permitted not permitted not permitted permitted
DR not permitted permitted permitted permitted
ST not permitted permitted permitted permitted
RD permitted permitted not permitted not permitted
Rear Lane permitted permitted permitted not permitted
Rear Alley not permitted permitted required required
Path permitted permitted permitted not permitted
Passage not permitted permitted permitted permitted
Bicycle Trail permitted permitted not permitted *not permitted
Bicycle Lane permitted permitted permitted not permitted
Bicycle Route permitted permitted permitted permitted
e. CIVIC SPACES (see Table 10)* permitted within Open Spaces
Park permitted permitted by Warrant by Warrant
Green not permitted permitted permitted permitted
Square not permitted not permitted permitted permitted
Plaza not permitted not permitted not permitted permitted
Playground permitted permitted permitted permitted
f. LOT OCCUPATION
Lot Width not applicable 72 ft. min 120 ft. max 18 ft. min 96 ft. max 18 ft. min 180 ft. max
DiSpOSiTiON
Lot Coverage not applicable 60% max 70% max 80% max
g. SETBACKS - PRINCIPAL BUILDING
Front Setback (Principal )not applicable 24 ft. min 6 ft. min 18 ft. max 0 ft. min 12 ft. max
Front Setback (Secondary)not applicable 12 ft. min 6 ft. min 18 ft. max 0 ft. min 12 ft. max
Side Setback not applicable 12 ft. min 0 ft. min 0 ft. min 24 ft. max
Rear Setback not applicable 12 ft. min 3 ft. min *3 ft. min *
Frontage Buildout not applicable 40% min 60% min 80% min
h. SETBACKS - OUTBUILDING
Front Setback not applicable 20 ft. min +bldg setback 24 ft. min +bldg setback 40 ft. max from rear prop
Side Setback not applicable 3 ft. or 6 ft.0 ft. min or 3 ft.0 ft min
Rear Setback not applicable 3 ft. min 3 ft.3 ft. max
i. BUILDING DISPOSITION (see Table 6)
Edgeyard permitted permitted permitted not permitted
Sideyard not permitted not permitted permitted permitted
Rearyard not permitted not permitted permitted permitted
Courtyard not permitted not permitted not permitted permitted
j. PRIVATE FRONTAGES (see Table 7)
Common Yard not applicable permitted not permitted not permitted
CON
fig
u
r
ATiON
Porch & Fence not applicable permitted permitted not permitted
Terrance or L.C.not applicable not permitted permitted permitted
Forecourt not applicable not permitted permitted permitted
Stoop not applicable not permitted permitted permitted
Shopfront & Awning not applicable not permitted permitted permitted
Gallery not applicable not permitted permitted permitted
Arcade not applicable not permitted not permitted permitted
k. BUILDING CONFIGURATION (see Table 5)
Principal Building not applicable 2 Stories max 3 Stories max, 2 min 5 Stories max, 2 min
Outbuilding not applicable 2 Stories max 2 Stories max 2 Stories max
l. BUILDING FUNCTION (see Table 7 &Table 9)
Residential not applicable restricted use limited use open use
fuNC
T
iON
Lodging not applicable restricted use limited use open use
Office not applicable restricted use limited use open use
Retail not applicable restricted use limited use open use
ARTICLE 5
ARTICLE 2, 3, 4
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Sm a r tCo d e Ve rSi o n 9.0
* or 15 ft. from center line of alley
Graphics are illustrative only. Refer to metrics for
Setback and height information.
”N” stands for any Stories above those shown,
up to the maximum. Refer to metrics for exact
minimums and maximums.
SETBACKS - OUTBUILDING
1. The Elevation of the Outbuilding
shall be distanced from the Lot lines as shown.
(see Table 1)
BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories, exclud-ing Attics and raised basements.2. Stories may not exceed 14 feet in height from finished floor to
finished ceiling, except for a first
floor Commercial function which
must be a minumum of 11 ft with
no maximum.
3. Height shall be measured to
the eave or roof deck as specified on Table 5.
SETBACKS - PRINCIPAL BLDG.
1. The Facades and Elevations
of Principal Buildings shall be
distanced from the Lot lines as shown.
2. Facades shall be built along the
Principal Frontage to the minimum
specified width in the table.
PARKING PLACEMENT
1. Uncovered parking spaces may be provided within the 2nd and 3rd
Layer as shown in the diagram (see Table 14d).
2. Covered parking shall be pro-
vided within the 3rd Layer as shown in the diagram (see Table 14d). 3. Trash containers shall be stored
within the 3rd Layer.
T3
Corner LotCondition
Mid-Block Condition
N
1
Max. height Max. height
1
2
Front (S)
Side
Corner LotCondition
Mid-Block Condition
20 ft.
20 ft.
Side
Rear
Front (S)
Rear
Rear
Front (P)
Front (P)
Front (P)
Front (P)Rear
Pr
i
n
c
i
p
a
l
F
r
o
n
t
a
g
e
Secondary Frontage
2nd Layer1stLayer 3rd
Layer
BUILDING FUNCTION (see Table 7 & Table 9)a. Residential restricted use
b. Lodging restricted use
c. Office restricted use
d. Retail restricted use
BUILDING CONFIGURATION (see Table 5)
a. Principal Building 2 stories max.
b. Outbuilding 2 stories max.
LOT OCCUPATION
a. Lot Width 72 ft. min 120 ft. max.
b. Lot Coverage 60% max.
BUILDING DISPOSITION (see Table 6)a. Edgeyard permitted
b. Sideyard not permitted
c. Rearyard not permitted
d. Courtyard not permitted
SETBACkS - PRINCIPAL BUILDING
a. Front Setback (P)24 ft. min.
b. Front Setback (S)12 ft. min.
c. Side Setback 12 ft. min.
d. Rear Setback 12 ft. min.
Frontage Buildout 40% min. at setback
SETBACkS - OUTBUILDING
a. Front Setback 20 ft. min. + bldg setback
b. Side Setback 3 ft. or 6 ft. min.
c. Rear Setback 3 ft. min.
PRIVATE FRONTAGES (see Table 4)
a. Common Law permitted
b. Porch & Fence permitted
c. Terrace or L.C.not permitted
d. Forecourt not permitted
e. Stoop not permitted
f. Shopfront & Awning not permitted
g. Gallery not permitted
h. Arcade not permitted
Refer to Summary Table 11
PARkING REQUIREMENTSSee Table 7 & Table 8
TABLE 12A. FORM-BASED CODE GRAPHICS - T3
Kona
SMARTCODE
SC14 Sm a r tCo d e Ve rSi o n 9.0
1stLayer
Front (S)
(see Table 1)
BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories, exclud-ing Attics and raised basements.2. Stories may not exceed 14 feet in height from finished floor to
finished ceiling, except for a first
floor Commercial function which
must be a minumum of 11 ft with
no maximum.
3. Height shall be measured to
the eave or roof deck as specified on Table 5.
T4
SETBACKS - PRINCIPAL BLDG.
1. The Facades and Elevations
of Principal Buildings shall be
distanced from the Lot lines as shown.
2. Facades shall be built along the
Principal Frontage to the minimum
specified width in the table.
SETBACKS - OUTBUILDING
1. The Elevations of the Outbuilding
shall be distanced from the Lot lines as shown.
PARKING PLACEMENT
1. Uncovered parking spaces may
be provided within the 3rd Layer as shown in the diagram (see Table 14d).
2. Covered parking shall be pro-
vided within the 3rd Layer as shown in the diagram (see Table 14d). 3. Trash containers shall be stored
within the 3rd Layer.
Max. height
Max. height
1
22
1
N
20 ft.
Corner LotCondition
Mid-Block Condition
2nd Layer
3rd
Layer
Side
20 ft.
3rd Layer
Corner LotCondition
Mid-Block Condition
Side
Re
a
r
Fro
n
t
(
P
)
Front (S)
Fr
o
n
t
(
P
)
Re
a
r
Re
a
r
Fr
o
n
t
(
P
)
Fr
o
n
t
(
P
)
Re
a
r
Pr
i
n
c
i
p
a
l
F
r
o
n
t
a
g
e
Secondary Frontage
* or 15 ft. from center line of alley
Graphics are illustrative only. Refer to metrics for
Setback and height information.
”N” stands for any Stories above those shown,
up to the maximum. Refer to metrics for exact
minimums and maximums.
BUILDING FUNCTION (see Table 7 & Table 9)a. Residential limited use
b. Lodging limited use
c. Office limited use
d. Retail limited use
BUILDING CONFIGURATION (see Table 5)
a. Principal Building 3 stories max, 2 min.
b. Outbuilding 2 stories max.
LOT OCCUPATION
a. Lot Width 18 ft. min 96 ft. max.
b. Lot Coverage 70% max.
BUILDING DISPOSITION (see Table 6)a. Edgeyard permitted
b. Sideyard permitted
c. Rearyard permitted
d. Courtyard not permitted
SETBACkS - PRINCIPAL BUILDING
a. Front Setback (P)6 ft. min. 18 ft. max.
b. Front Setback (S)6 ft. min. 18 ft. max.
c. Side Setback 0 ft. min.
d. Rear Setback 3 ft. min.*
Frontage Buildout 60% min. at setback
SETBACkS - OUTBUILDING
a. Front Setback 24 ft. min. + bldg setback
b. Side Setback 0 ft. or 3 ft. min.
c. Rear Setback 3 ft. min.
PRIVATE FRONTAGES (see Table 4)
a. Common Law not permitted
b. Porch & Fence permitted
c. Terrace or L.C.permitted
d. Forecourt permitted
e. Stoop permitted
f. Shopfront & Awning permitted
g. Gallery permitted
h. Arcade not permitted
Refer to Summary Table 14
PARkING REQUIREMENTSSee Table 7 & Table 8
TABLE 12B. FORM-BASED CODE GRAPHICS - T4
SC15
Kona
SMARTCODE
Sm a r tCo d e Ve rSi o n 9.0
(see Table 1)
T5
Max. height
1
2 2 min.
1
3
Corner LotCondition
Mid-Block Condition
40 ft. max.
N
Corner LotCondition
Mid-Block Condition3 ft. max.
2nd Layer 3rd Layer1st Layer
Front (S)
Side
Side
Fr
o
n
t
(
P
)
Front (S)
Re
a
r
Fr
o
n
t
(
P
)
Fr
o
n
t
(
P
)
Re
a
r
Fro
n
t
(
P
)
Pri
n
c
i
p
a
l
F
r
o
n
t
a
g
e
Secondary Frontage
* or 15 ft. from center line of alley
Graphics are illustrative only. Refer to metrics for
Setback and height information.
”N” stands for any Stories above those shown,
up to the maximum. Refer to metrics for exact
minimums and maximums.
BUILDING FUNCTION (see Table 7 & Table 9)a. Residential open use
b. Lodging open use
c. Office open use
d. Retail open use
BUILDING CONFIGURATION (see Table 5)
a. Principal Building 5 stories max, 2 min.
b. Outbuilding 2 stories max.
LOT OCCUPATION
a. Lot Width 18 ft. min 180 ft. max.
b. Lot Coverage 80% max.
BUILDING DISPOSITION (see Table 6)a. Edgeyard not permitted
b. Sideyard permitted
c. Rearyard permitted
d. Courtyard permitted
SETBACkS - PRINCIPAL BUILDING
a. Front Setback (P)0 ft. min. 12 ft. max.
b. Front Setback (S)0 ft. min. 12 ft. max.
c. Side Setback 0 ft. min. 24 ft. max.
d. Rear Setback 3 ft. min.*
Frontage Buildout 80% min. at setback
SETBACkS - OUTBUILDING
a. Front Setback 40 ft. max. from rear prop.
b. Side Setback 0 ft.
c. Rear Setback 3 ft. max.
PRIVATE FRONTAGES (see Table 4)
a. Common Law not permitted
b. Porch & Fence not permitted
c. Terrace or L.C.not permitted
d. Forecourt permitted
e. Stoop permitted
f. Shopfront & Awning permitted
g. Gallery permitted
h. Arcade permitted
Refer to Summary Table 11
PARkING REQUIREMENTSSee Table 7 & Table 8
TABLE 12C. FORM-BASED CODE GRAPHICS - T5
SETBACKS - OUTBUILDING
1. The Elevation of the Outbuilding
shall be distanced from the Lot lines as shown.
BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories, exclud-ing Attics and raised basements.2. Stories may not exceed 14 feet in height from finished floor to
finished ceiling, except for a first
floor Commercial function which
must be a minumum of 11 ft with
no maximum.
3. Height shall be measured to
the eave or roof deck as specified on Table 5.
4. Expression Lines shall be as shown on Table 5.
SETBACKS - PRINCIPAL BLDG.
1. The Facades and Elevations
of Principal Buildings shall be
distanced from the Lot lines as shown.
2. Facades shall be built along the
Principal Frontage to the minimum
specified width in the table.
PARKING PLACEMENT
1. Uncovered parking spaces may be provided within the 2nd and 3rd
Layer as shown in the diagram (see Table 14d).
2. Covered parking shall be pro-
vided within the 3rd Layer as shown in the diagram (see Table 14d). 3. Trash containers shall be stored
within the 3rd Layer.
Kona
SMARTCODE
SC16 Sm a r tCo d e Ve rSi o n 9.0
SD1 SD2 SD3 SD4 SD5 SD6 SD7
a. ALLOCATION OF ZONES
CLD X
TND X
TOD X
b. BASE RESIDENTIAL DENSITY
By Right X
By TDR X
Other Functions X
c. BLOCk SIZE
Block Perimeter X
d. THOROUGHFARES
HW X
BV X
AV X
CS X
DR X
ST X
RD X
Rear Lane X
Rear Alley X
Path X
Passage X
Bicycle Trail X
Bicycle Lane X
Bicycle Route X
e. CIVIC SPACES
Park X
Green X
Square X
Plaza X
Playground X
f. LOT OCCUPATION
Lot Width X DIS
P
O
S
I
T
I
O
N
Lot Coverage X
g. SETBACkS - PRINCIPAL BUILDING
Front Setback X
Side Setback X
Rear Setback X
h. BUILDING DISPOSITION
Edgeyard X
Sideyard X
Rearyard X
i. PRIVATE FRONTAGES
Common Yard X CON
F
I
G
U
R
A
T
I
O
N
Porch & Fence X
Terrace or L.C.X
Forecourt X
Stoop X
Shopfront X
Gallery X
Arcade X
Parking Lot X
j. BUILDING CONFIGURATION
Principal Building X
Outbuilding X
k. BUILDING FUNCTION
Residential X FUNC
T
I
O
N
Lodging X
Office X
Retail X
TABLE 13. SPECIAL DISTRICT STANDARDS
TABLE 13: Special District Standards. The metrics for each column of this table (SD1, SD2, etc.) are to be filled in for each Special District
as they currently exist, or as they are permitted. More pages can be added. Special Districts that do not have provisions within this Code shall
be governed by the standards of the pre-existing zoning.
SC17
Kona
SMARTCODE
Sm a r tCo d e Ve rSi o n 9.0
Transportation Corridor (R.O.W.)
a. TRANSPORTATION CORRIDORS & FRONTAGES
1-Radius at the Curb
2-Effective Turning Radius (± 8 ft)
b. TURNING RADIUS
1-Frontage Line
2-Lot Line
3-Facades
4-Elevations
e. FRONTAGE & LOT LINES
1st layer
2nd layer
3rd layer
20
f
e
e
t
d. LOT LAYERS
1- Principal Building
2- Backbuilding
3- Outbuilding
c. BUILDING DISPOSITION
BuildingPrivate FrontagePublic FrontageVehicular LanesPublic FrontagePrivate FrontageBuilding
Private LotPrivate Lot
Pa
r
k
i
n
g
L
a
n
e
Mo
v
i
n
g
L
a
n
e
1
2
1 1
2
33
24
3
3
4 4
1
1
3
1
4 4
f. SETBACk DESIGNATIONS
1
1
1-Front Setback
2-Side Setback
3-Rear Setback
3 3
1
2
2
g. NETWORk PEDESTRIAN SHED
1s
t
l
a
y
e
r
2n
d
&
3
r
d
la
y
e
r
Principal Frontage
Se
c
o
n
d
a
r
y
F
r
o
n
t
a
g
e
TABLE 14. DEFINITIONS ILLUSTRATED
Attachment C
Clustered Rural Subdivision Guidelines
1
Attachment C
CLUSTERED RURAL SUBDIVISION GUIDELINES
1. Purpose and Intent. It is the purpose of these guidelines to provide a flexible procedure to identify
and preserve open space while maintaining the existing density of residential units for the overall
site area. “Neutral density” is achieved by allowing smaller individual owned residential lots that
include or are adjacent to aesthetically and ecologically important areas. Individually owned
residential lots and the importance of preserving rural open space is as follows:
A. Protection of significant ecological, cultural, scenic, recreational, and agricultural areas in
perpetuity;
B. Prevention of flooding, erosion, and water pollution, and protecting the quality and quantity
of drinking water;
C. Promoting a more compact form of development.
2. Applicability. These guidelines apply to a special type of “Planned Unit Development” (PUD) for
North and South Kona for lands outside the Urban Area zoned Agricultural, Intensive Agricultural,
Family Agricultural, or Rural-Agricultural. The guidelines supplement the requirements and
procedures for PUDs and subdivisions set forth in the Zoning Code, Subdivision Code, and
Planning Department Rules.
3. Review Procedure. The following procedures specify the role of the Design Center, and integrate
the PUD and subdivision review procedures.
A. Pre-Application Meeting at the Design Center.
i. Submittals. Be prepared to discuss the following 4-step process:
a) Step 1: Delineation of Open Space Lands. Prepare an Existing
Resources and Site Analysis Map (Exhibit 1), prepared by a licensed
surveyor or engineer, that contains at a minimum the following:
1) Base information
i. Property boundaries
ii. All watercourses and other hydrologic features
2
iii. Topographic contours of no less than 10-foot intervals
iv. Vegetation characteristics (e.g. Land Cover)
v. Existing infrastructure (road, water, sewer, etc.)
vi. Existing structures
vii. Identification of surrounding zoning, existing land use,
and ownership
2) Primary Resource Areas. The lands listed below are considered
to constitute lands that serve important ecological purposes and
possess beneficial environmental qualities contributing to the
health of the local community and shall be conserved and
protected to the maximum amount and extent physically possible:
i. The 100-year floodplain and setback buffer as defined in
Chapter 27 Floodplain Management, Section 27-18(d)(5)
(Ordinance 07-169).
ii. Slopes above 35% of at least 5000 square feet
contiguous area
iii. Populations of endangered or threatened species, or
habitat for such species.
iv. Important historic sites.
3) Secondary Resource Areas. The following lands are considered
to have other intrinsic qualities of value to the community to be
protected to the maximum extent possible after all identified
Primary Resource Areas have been protected (Primary and
Secondary Areas collectively are referred to as “Open Space”):
i. Existing healthy, native forests of at least one contiguous
acre.
ii. Individual existing healthy trees greater than 14 inches
caliper measured at diameter at breast height (dbh)
iii. Other significant natural features and scenic viewsheds
such as ridge lines, peaks and rock outcroppings,
particularly those that can be seen from public roads
3
iv. Prime agricultural lands of at least five acres contiguous
area
v. Existing trails that connect the tract to neighboring areas
vi. Buffer around the perimeter of the tract a minimum of 25’
wide designed at a minimum to provide protection against
wildfires.
b) Step 2: Location of House Sites. Using Exhibit #1 Existing Resources and
Site Analysis Map as a base, show preliminary site plan (Exhibit #2).
House sites should generally be setback from Primary Resources and
Secondary Resources, taking into consideration the potential negative
impacts of residential development on such areas as well as the potential
positive benefits of such locations to provide attractive views and visual
settings for residences. Exhibits #2-4 do not have to be prepared by a
licensed surveyor or engineer.
c) Step 3: Alignment of Streets and Trails. Using Exhibit #2 as a base, show
proposed street plan designed to provide vehicular access to each house,
complying with the minimum standards for road design set forth in these
guidelines (see Section 4), and bearing a logical relationship to
topographic conditions (Exhibit #3). Impacts of the street plan on
proposed Open Space lands shall be minimized, particularly with respect
to crossing environmentally sensitive areas such as wetlands and
traversing steep slopes. Street connections shall generally be encouraged
to minimize the number of cul-de-sacs and to facilitate access to and from
homes in different parts of the tract and adjoining parcels.
d) Step 4: Drawing in the Lot Lines. Using Exhibit #4 as a base, show lot
lines to delineate the boundaries of individual residential lots.
ii. Site Inspection. Before or after the pre-application meeting, the staff may request
that the applicant arrange for a site inspection of the property by the Planning staff
and other County officials. The purpose of the site visit is to familiarize local
officials with the property's existing conditions and special features, to identify
potential site design issues, and to provide an informal opportunity to discuss site
4
design concepts, including the general layout of the designated Open Space lands
and potential locations for proposed buildings and street alignments. Comments
made by local officials or staff and consultants shall be interpreted as being only
suggestive. It shall be understood by all parties that no formal recommendations
can be offered, and no official decisions can be made at the site inspection.
iii. Meeting Outcomes. As a result of the pre-application meeting, the applicant
should have an understanding of the following:
a) Whether the Primary and Secondary Resources as shown are complete,
accurate, and acceptable;
b) Whether the disposition of the Secondary Resources are acceptable;
c) Whether the location of the house sites and street layout are acceptable;
d) Whether the lot sizes and number of lots are acceptable.
B. Site Plan.
i. Submittal to the Design Center.
a) Site Plan. The applicant shall incorporate any comments from the pre-
application meeting, and submit to the Design Center a Site Plan,
prepared by a licensed surveyor or engineer. The Site Plan shall be a
refinement of Exhibit #4 and meet all the requirements of a Preliminary
Plat Map set forth in the Subdivision Code.
b) Engineer’s Report. Submit a brief report, prepared by a licensed
engineer, that discusses the following:
1) Access. Intersection requirements and sight distance for any
proposed roads that intersect a County or State road.
2) Water. Proposed water system serving the subdivision (source,
storage, transmission, distribution).
3) Wastewater. Proposed wastewater disposal system that meets
the minimum requirements set forth in these guidelines.
4) Utilities. Proposed power and communication system. If
connecting to grid, confirm adequate capacity. Address whether
any existing poles interfere with access or lot layout.
5) Drainage. Estimated stormwater flow generated by the project
5
and method of handling the flow.
c)Agency Review. The Design Center shall circulate the Site Plan and
Engineers Report to pertinent agencies and receive comments within 30
days.
d)Draft legal instrument for open space preservation. Submit an instrument
in draft form meeting the requirements in Section 5(a) below.
C.PUD Report. The Design Center shall prepare a report recommending approval or denial
of the PUD application, and set forth any conditions of approval. The report shall
reference and attach the Site Plan, Engineer’s Report, and draft legal instrument for open
space preservation. If recommending approval, the Design Center shall instruct the
applicant to prepare a preliminary plat map consistent with the approved Site Plan and
meeting the requirements of the Subdivision Code.
D.Preliminary Subdivision Approval. Upon receipt of the preliminary Site Plan, the Design
Center shall transmit the PUD Report and preliminary Site Plan to the proper section of the
Planning Department that reviews subdivisions. The Planning Director shall make a
decision to issue preliminary subdivision approval within 30 days of receipt of this package
from the Design Center. The Design Center staff shall monitor the status of review to
ensure timely processing.
4.Standards
A.Density and Minimum Lot Size Standards. Hawai‘i Revised Statutes chapter 205 shall
govern the minimum lot size. The permitted density shall be calculated based on gross
density of the existing zoning.
B.Open Space Standards. At least 40% of the tract shall be protected as Primary or
Secondary Resource Areas. Of this protected area, at least 75% should be a contiguous
area, and to the extent possible adjoin protected areas or candidate future protected areas
on neighboring property.
C.Road Standards. The design of private streets within the rural subdivision should seek to:
i.Provide an all-weather pervious surface or semi-pervious with a roadway minimum
width of 16’ and 4’ graded shoulder to enable pull-offs.
ii.Minimize the number of cul-de-sacs. Where provided, minimize the amount of
6
impervious surface by limiting the internal turning radius to 35 feet. Use grass and
vegetation for the inner circle of turn-arounds, rather than paving the entire area.
Declare the Home Owner’s Association (HOA) responsible for the maintenance of
the grassy area by covenant.
iii. Provide more than one entrance to the development and interconnect streets.
iv. Omit curbs wherever appropriate.
v. As an alternative to curbs and gutters, allow runoff from roofs and pavements to
pass immediately through grass swales or infiltration basins. Use plant material
that will absorb rainwater and act as a natural filter for oil and pollution.
vi. Provide marked, pervious paths for non-vehicular traffic within the development
and connecting to neighboring residential and commercial areas.
D. Wastewater Disposal Standards. The State Department of Health rules, policies, and
standards will govern wastewater disposal. Where onsite septic systems are permitted, a
septic system draining into a common leach field is permitted provided that a backup leach
field area of comparable size is provided should one leach field fail. The common leach
fields may be incorporated into the Secondary Resource Areas.
5. Ownership, Preservation, and Maintenance of Open Space. Open Space land shall be preserved
and maintained solely for the purposes as specified.
A. Legal Instrument. The method for effectuating such preservation and maintenance may be
one or a combination of the following:
i. Deed of conveyance to a Home Owners Association (HOA). If Open Space is
deeded to a HOA, the applicant shall record a declaration of covenants,
conditions, and restrictions, which shall include, but not be limited to, all of the
following:
a) They shall provide that the HOA will maintain and pay taxes on the Open
Space. The HOA shall develop a long-term rural plan for maintenance of
common areas. This plan should include examples of environmentally
friendly landscaping techniques for homeowners, recommend that at least
one member of the HOA receive training in or be conversant in, wildlife
habitat rural, enhancement, and maintenance, and assist homeowners
7
with site-specific information about indigenous habitat and diversity of
species.
b) They shall govern the use of the Open Space and restrict its uses to those
consistent with the intent of the Open Space as specified in the
development plan.
c) They shall run with the land in perpetuity.
d) They shall provide for a lien on the assessed property to secure
collections of assessments levied by the HOA.
e) They shall require mandatory membership in the HOA for all homeowners
in the subdivision.
ii. Deed of conveyance to a government entity, which shall state the restrictions
governing the use, improvement, maintenance, and preservation of the Open
Space as conditions to the deed of conveyance.
iii. Deed of conveyance with restrictive covenant or a permanent conservation
easement in favor of a bona fide land trust (or other nonprofit) for conservation
purposes and restricting development.
B. Approval and Recordation. All legal instruments used to permanently protect open areas
platted within the subdivision shall be executed by the developer and approved by the
County prior to approval of the final plat for the development. Upon approval of the final
plan and the legal instruments for permanent protection of the rural areas, the County will
record said documents with the Bureau of Conveyances or Land Court, as appropriate. All
fees associated with the recordation of plats and legal instruments will be furnished by the
developer of the rural subdivision or their agent.
KONA
Community Development Plan