Revised Ordinances of Honolulu(Link to original Word Processing Version. Maps and other exhibits are only viewable in word processing version.)
Effective Date: October 21, 1997
EWA
TABLE OF CONTENTS
3. LAND USE POLICIES, PRINCIPLES, AND GUIDELINES 24-36.23
5. IMPLEMENTATION 24-36.98
LIST OF TABLES
LIST OF EXHIBITS
APPENDIX A: CONCEPTUAL MAPS
1. EWA'S ROLE IN OAHU'S DEVELOPMENT PATTERN
Ewa plays a key role in implementing the directed growth policies of the
General Plan of the City and County of Honolulu. Campbell Industrial Park opened
in the early 1960's, bringing industry and jobs to the Leeward Coast which
previously had been predominantly a sugar economy and plantation lifestyle. In the 1970's,
residential growth began in Ewa with the development of Makakilo and Ewa Beach.
In 1977, the Honolulu City Council approved a new General Plan which designated
Ewa as the location for a secondary urban center for Oahu to be
centered in the Kapolei area. The secondary urban center was to be the
focus of major economic activity and housing development, and a center for government
services. While the General Plan promotes full development of the Primary Urban Center,
it also encourages development of the secondary urban center at Kapolei, and residential
development of the urban fringe areas in Ewa and Central Oahu.
This update of the Ewa Development Plan reaffirms that role and amplifies how
the role can be accomplished. In support of the General Plan policies, the
Ewa Development Plan:
! Provides a secondary employment center with its nucleus in the City of Kapolei
to supplement the Primary Urban Center (PUC) and to divert commuter traffic from
the PUC;
! Concentrates primary employment activities at industrial and resort areas and at government service
and higher education centers around the City of Kapolei so that secondary markets
are created for office and retail activities;
! Provides for significant residential development throughout Ewa, consistent with the General Plan to
meet the needs of Oahu's citizens;
! Provides for a variety of housing types from affordable units and starter homes
to midsize multifamily and single family units;
! Promotes diversified agriculture on prime agricultural lands along Kunia Road and surrounding the
West Loch Naval Magazine in accordance with the General Plan policy to support
agricultural diversification in all agricultural areas on Oahu;
! Provides a secondary resort area at West Beach (Ko Olina);
! Helps relieve urban development pressures on rural and urban fringe Development Plan Areas
(Waianae, North Shore, Koolauloa, and Koolaupoko) so as to preserve the "country" lifestyle
of these areas; and
! Provides, along with the PUC, a focus for directed and concentrated public and
private infrastructure investment for growth.
Exhibit 1.1
This chapter presents a statement of the vision for Ewa's future, discusses the
key elements of the vision, and presents illustrative maps and tables.
2.1 VISION STATEMENT
The Vision to 2020. By 2020, the Ewa Development Plan Area shown above
in Exhibit 1.1 will have experienced tremendous growth, and will have made significant
progress toward providing a Secondary Urban Center for Oahu. Population will have grown
from 43,000 people in 1990 to almost 125,000. Nearly 28,000 new housing units
will have been built in a series of master planned communities.
Job growth will be equally impressive, rising from 17,000 jobs to over 64,000
in 2020. Oahu residents and visitors will be attracted to Ewa by a
new university campus, the Ko Olina resort, ocean and waterfront activities at Ewa
Marina, a major super regional park, and a thriving City of Kapolei which
has retail and commercial establishments and private and government offices.
Beyond 2020. In the course of the Development Plan revision, it became clear
that there was value in looking beyond 2020 to identify what Ewa should
look like when "fully" developed.
Such a perspective helped identify where open space should be preserved within the
urbanized area, where the rapid transit corridor should be located, and where to
set the limits to development in Ewa for the foreseeable future. As such,
this second horizon might be called the "built-out" horizon and is probably 40
or 50 years in the future.
Creation of an Open Space Network
Within the Urban Growth Boundary, Ewa will be built around a regional system
of open space and greenways so that Ewa has the feel of a
network of communities "within a garden," as opposed to an unbroken suburban sprawl
from Ko Olina to Ewa Beach.
Residents of these communities will enjoy easy access to the ocean through two
major marinas, numerous beaches and a shoreline walkway from Ko Olina to Ewa
Beach. Those interested in boating and ocean fishing will be able to use
marina facilities and boat ramps at Ko Olina, Kalaeloa, and Ewa Marina.
Residents will be able to easily access beaches and swimming and surfing spots
all along the entire Ewa coastline by road or a network of pedestrian
paths and bikeways. Linear shoreline access will be provided along the coast from
Ko Olina to Ewa Beach. At its center will be a major new
regional park and recreation complex at Kalaeloa (on the former Barbers Point Naval
Air Station) which will provide access to the ocean and beaches as well
as offering significant active and passive recreation facilities.
A network of greenways will link the communities together, with landscaping along major
roads such as Kapolei Parkway, North-South Road, and Fort Weaver Road, and pedestrian
and bike paths along grassed drainageways and utility corridors.
Development of the Secondary Urban Center
At the heart of the Secondary Urban Center will be the City of
Kapolei with an urban mix of commercial, office and residential uses. By 2020,
it is projected that the City of Kapolei will house over 7,000 residents
and provide work sites for 25,000 private jobs and 5,000 City and State
jobs (located at the City's Civic Center). The City Center will become a
regional commercial center, attracting customers from all parts of Oahu.
Many of the jobs in the City of Kapolei will be supported by
development of the University of Hawaii West Oahu campus which is expected to
have 7,600 students and 800 staff and faculty by 2020. Continued expansion of
industrial uses at Campbell Industrial Park, Barbers Point Deep Draft Harbor, and Kapolei
Business Park; and growth of the Ko Olina Resort and Ewa Marina to
include over 3,700 visitor units by 2020 will also provide basic jobs which
will support office and commercial jobs in the City of Kapolei.
Natural, Historic, and Cultural Resources
Natural resources will be conserved through retaining natural drainageways, protecting valuable plant and
wildlife habitats, and by conserving potable water through development of a nonpotable water
system for irrigation and industrial use and reuse of sewage effluent.
Cultural and historical resources will be preserved by retaining visual landmarks and significant
views, and by preserving significant historic, cultural, and archaeological features from Ewa's past.
Building Communities
The master plans and design of new developments must demonstrate how they would
create communities which interact with and support the vision for development of the
entire Ewa region.
These communities must be designed to meet the needs of a wide range
of families and age groups. Ample housing should be provided for families needing
affordable units and starter homes as well as for those seeking large multi-family
and single-family units. Housing for persons of all ages will be needed, including
students going to school at the UH - West Oahu campus, young families
seeking their first home, and senior citizens wanting a retirement home close to
their grandchildren.
Separate identities should be created for existing and planned communities by utilizing concepts
such as open space, architectural design concepts, streetscape treatments and landscaping which also
is linked to the regional open space and greenway network.
Communities Designed to Reduce Automobile Usage
High density housing and commercial development will be built along a rapid transit
corridor extending from the City of Kapolei to Waipahu. The high density residential
and commercial uses centered at nodes along the corridor will support efficient use
of buses and other forms of mass transit along the corridor, allowing some
residents to minimize automobile use.
Sufficient land will be reserved in the corridor so that an at-grade separated
rapid transit system could be developed on the corridor at some point in
the future. (An at-grade separated system would not be elevated and would have
its own exclusive right-of-way.)
Adequate Infrastructure to Meet the Needs of New and Existing Development
Public agencies' planning for infrastructure needs will be guided by where the Development
Plan indicates residential and commercial development should occur first. See the discussion of
Phasing in Section 2.2.10.
2.2 KEY ELEMENTS OF THE VISION
! The Urban Growth Boundary,
! Retention of Prime Agricultural Lands,
! The Network of Open Space and Greenways,
! A continuous Shoreline Park along the Ewa coastline,
! A major Regional Park and Recreation Complex at Kalaeloa (at the former Barbers
Point Naval Air Station),
! The Secondary Urban Center,
! A Network of Master Planned Residential Communities, including a Revitalized Ewa Villages,
! Communities designed to support nonautomotive travel,
! A Rapid Transit Corridor,
! Conservation of Natural Resources,
! Preservation and Enhancement of Cultural Resources, and
! Phased Development to Ensure Adequate Infrastructure.
Each of these elements is discussed below.
2.2.1 URBAN GROWTH BOUNDARY
Boundary Description. The mauka portion of the boundary follows the Shoreline Management Area
boundary around Kahe Point, runs along the northern boundary of the proposed Makaiwa
Hills Phase II project and the existing Makakilo development, and then follows the
proposed extension of Makakilo Drive to the H1 Freeway. It then follows the
H1 Freeway to the intersection with Kunia Road and then up Kunia Road
to the boundary between the Central Oahu Development Plan and Ewa Development Plan
Areas.
The makai portion of the boundary encloses the blast zone for the West
Loch Naval Magazine.
Protection for Prime Agricultural Land. The Urban Growth Boundary protects prime agricultural lands
along Kunia Road from urban development for the foreseeable future, providing an incentive
for landowners to give long-term leases to farmers. No proposals for urban uses
will be considered outside the Urban Growth Boundary.
Open Space Network. Within the Urban Growth Boundary, significant acreage will be retained
in open space in parks, wildlife habitats, golf courses, and natural and grass-lined
drainageways. (Of the estimated 23,000 acres within the Urban Growth Boundary, over 6,000
acres or 27 percent of the acreage will be in open space.)
Exhibit 2.1
As shown in Table 2.2, almost 8,400 acres are available for residential development;
almost 800 acres for retail and office development; and nearly 1,250 acres for
industrial development. Providing this capacity allows for competition and promotes more affordable residential,
commercial, and industrial development. Development will be approved in phases to match the
provision of infrastructure.
It should be noted that a portion of the lands indicated for development
are in the State Agriculture Land Use District, and will have to be
approved for transfer to the State Urban District by the State Land Use
Commission before they can be developed.
2.2.2 RETENTION OF AGRICULTURAL LANDS
These high value lands are located in two areas: lands mauka of H1
Freeway and on the Waianae side of Kunia Road, and lands in the
Blast Zone of the West Loch Naval Magazine. State agencies indicated that these
prime agricultural lands should have the highest priority for retention of all the
prime agricultural lands in Ewa.
These 3,000 acres have been rated, in the most authoritative studies, as potentially
among the most productive lands for diversified agriculture in the State. The State
Department of Agriculture's November 1977 study, Agricultural Lands of Importance to the State
of Hawaii (Revised), indicates that the Kunia lands and a portion of the
Magazine lands are "prime" agricultural lands which generally produce the largest yields and
the best quality crops for the least expenditure of energy. The University of
Hawaii Land Study Bureau's December 1972 bulletin, Detailed Land Classification - Island of
Oahu, rated productive capacity of the Kunia lands as either A or B
and the Magazine lands as B or C (An A rating was given
to the highest productivity lands and E was given to the lowest.)
These prime agricultural lands have unique advantages in weather, soil productivity, infrastructure, water
availability from the Waiahole Ditch, and access to the local markets of Honolulu
and to export markets through Honolulu International Airport.
Successful agricultural operations are currently being pursued on the former sugar lands in
the Kunia area, including vegetables, melons, and other truck crops. In addition, the
Hawaiian Sugar Planters' Association research facility at the corner of H-1 and Kunia
Road is conducting studies on vegetable crops and forage to help diversified agricultural
activities in the area. The Navy plans to request proposals for agricultural activities
on its lands surrounding the Naval Magazine in the near future.
By protecting agricultural lands from urban development, an opportunity is created for retention
and development of diversified agriculture on small farms and agricultural parks. Publicprivate partnerships
will be needed to solve problems of lease terms and tenure, access to
capital, research, and marketing if this vision is to be realized.
2.2.3 OPEN SPACE AND GREENWAYS
Table 2.1 lists the major components of the Ewa Open Space and Greenways
Network.
TABLE 2.1: EWA OPEN SPACE AND GREENWAYS NETWORK
Natural Gulches and Drainageways
Shoreline Areas
Continued on next page
Regional and District Parks
Golf Courses
Greenway Corridors
! connects existing and planned communities through a system of linear greenbelts, consisting of
drainage, transportation, and utility corridors,
! creates separate identities for existing and planned communities through use of landscape buffers,
golf courses, wildlife preserves, agricultural lands, regional parks, and other large open spaces
at the urban edges.
An important new element in the Ewa Open Space and Greenways Network will
be an Ewa Shoreline Park that will stretch along the Ewa coastline from
Pearl Harbor to Ko Olina. It will be anchored by a major Regional
Park and Recreation Complex planned at Kalaeloa (at the former Barbers Point Naval
Air Station).
2.2.4 KALAELOA REGIONAL PARK AND RECREATION COMPLEX AND
The Kalaeloa Center is envisioned as a major nucleus of community and economic
activity, attracting visitors from all of Oahu. To be developed on surplus lands
at Barbers Point Naval Air Station, it will feature a regional park and
commercial sports and recreation facilities. Taking advantage of its extensive land resources, cultural
sites, and spectacular ocean setting, it will offer extensive community-oriented recreation facilities, commercial
recreation enterprises, and public facilities. Ocean recreation areas at Kalaeloa will feature coastal
lands providing a setting for ocean sports, beach activities, picnicking and family camping.
Future development of the area should also include a sports recreation complex and
possible replacement facility for the Aloha Stadium. A sports recreation complex should be
developed to sustain and support a professional and semi-professional baseball team and baseball
fields for use by the community. In addition, a new sports facility to
replace Aloha Stadium should be identified through a community based planning process, in
conjunction with the major landowners in the area. Both facilities should meet the
necessary infrastructure needs for the area.
2.2.5 SECONDARY URBAN CENTER
! A major office, retail, and residential center at the City of Kapolei (projected
to have over 25,000 jobs by 2020),
! A Secondary Civic Center with main headquarters for some State and City agencies
(projected to have over 5,000 jobs),
! A major resort destination area at Ko Olina (projected to have 2,700 hotel
units and 600 resort condo units of the 4,000 visitor units permitted),
! A deep draft harbor and major industrial center at Campbell Industrial Park/Barbers Point
(projected to have over 7,000 jobs),
! Civilian reuse of Barbers Point Naval Air Station compatible with the rest of
Ewa (projected to have almost 6,000 jobs), and
! The University of Hawaii West Oahu (projected to have 800 faculty and staff
and 7,600 students).
See the Ewa Urban Land Use Map in Appendix A.
An Enterprise Zone could be used in the area in order to promote
and support job development by offering businesses tax incentives to develop within a
zone.
2.2.6 MASTER PLANNED RESIDENTIAL COMMUNITIES
These master plans will incorporate planning principles and guidelines to preserve historic and
cultural values, establish open space and greenway networks, and create welldesigned, livable communities.
2.2.7 COMMUNITIES DESIGNED TO SUPPORT NONAUTOMOTIVE TRAVEL
A Rapid Transit Corridor will link the City of Kapolei, the Villages of
Kapolei, the UH West Oahu campus, and Waipahu. High density residential development will
be built along the corridor within walking distance of the major nodes and
transit stops.
High density residential and commercial development will be developed at six transit nodes
whose general locations are indicated on the Public Facilities Map in Appendix A.
Transit nodes are meant to be located at activity focal points which would
serve as natural points for transferring from one transportation mode to another.
Through 2020, it is projected that transit service along the corridor will be
provided by mass transit bus service running on roadways shared with other vehicles.
However, sufficient right-of-way shall be reserved for the establishment, when needed in the
future, of a separated at-grade rapid transit system. Such a system will require
a 28-foot right-of-way along the route and a 75-foot right-of-way at transit station
sites (at the transit nodes).
! Developing a dual water distribution system with potable water for drinking and other
clean water uses and nonpotable water for irrigation and industrial use;
! Designing the regional drainage and wastewater treatment system to minimize nonpoint source pollution
of the ocean and Pearl Harbor; and
! Protecting valuable habitats for endangered waterbirds located in Batis Salt Marsh at Ewa
Marina and in the West Loch of Pearl Harbor and for endangered plants
located within Barbers Point Naval Air Station and elsewhere.
See Exhibit 3.2 in Chapter 3 for a mapping of key natural resources.
2.2.9 PRESERVATION AND ENHANCEMENT OF HISTORIC AND CULTURAL RESOURCES
! Preserving significant historic features from the plantation era and earlier periods, including:
[] The Ewa Villages and other remnants of the plantation era,
[] The OR&L rightofway,
[] Lanikuhonua, and
[] Native Hawaiian cultural and archaeological sites; and by
! Retaining visual landmarks and significant vistas, including:
[] Distant vistas of the shoreline from the H1 Freeway above the Ewa Plain,
[] Views of the ocean from Farrington Highway between Kahe Point and the boundary
of the Waianae Development Plan Area,
[] Views of the Waianae Range from H1 Freeway between Kunia Road and Kaloi
Gulch and from Kunia Road,
[] Views of na pu'u at Kapolei, Palailai, and Makakilo,
[] Mauka and makai views, and
[] Views of central Honolulu and Diamond Head.
2.2.10 PHASED DEVELOPMENT
! Increased land supply to support economic development and job creation and to accommodate
major residential growth with an emphasis on providing affordable housing and a diversity
of housing types;
! Moderate growth of commercial centers in Urban Fring e Areas to primarily serve the
needs of the surrounding residential communities;
! Phasing of Residential and Commercial development to support development of the Secondary Urban
Center. See the Ewa Phasing Map in Appendix A and Table 2.2 below;
! Ade quate Facilities Requirements as a condition for zoning approval to ensure that development
does not outpace infrastructure development; and
! Coordinated PublicPrivate Infrastructure and Project Development that supports the directed growth strategy of
the General Plan. Examples of project development include construction of the State and
City offices in the Kapolei Civic Center, and development of the University of
Hawaii West Oahu Campus.
Table 2.2 shows the approximate land area and number of housing units of
projects shown on the Land Use Map and Phasing Map in Appendix A.
The projects are categorized by the time period or Phase in which they
can apply for a zoning change.
It is important to emphasize that these projects are not necessarily expected to
be completed within the phase in which they are listed. It is expected
that housing development activities at many projects would continue for ten years or
more after the initial zoning approval, and that over half of the projected
housing supply would be provided after 2005.
The table shows the projected number of housing units and the approximate gross
acreage by land use category for previously approved and proposed projects. These represent
general indicators of the land areas involved and possible densities. In determining actual
land uses and densities, project planning and design and review of project zoning
change applications should be directed by the planning principles and guidelines provided in
Chapters 3 and 4.
Proposed Projects
2,000
418
8,700
1,600
1,100
4,000
6,300
118
72
354
200
150
350
300
40
85
370
82
14
10
20
10
114
13
1,020
30 (5)
114
200
350
300
3. LAND USE POLICIES, PRINCIPLES, AND GUIDELINES
The vision for development of Ewa described in the preceding chapter will be
implemented through application of land use general policies, principles, and guidelines.
PAGE
3.1 Open Space Preservation and Development 24-36.23
3.1 OPEN SPACE PRESERVATION AND DEVELOPMENT
! Provide long-range protection for diversified agriculture on lands outside the Urban Growth Boundary,
! Protect scenic views and provide recreation,
! Define the boundaries of communities,
! Provide a fire safety buffer where developed areas border "wildlands" either in preservation
areas within the Urban Growth Boundary or in the State Conservation District, and
! Create linkages between communities through a network of Greenways along transportation and utility
corridors and drainageways.
! Visual and Physical Definition of Urban Areas. The large expanses of open space
beyond the Urban Growth Boundary should provide the basic definition of the regional
urban pattern. Within the Urban Growth Boundary, the open space system should visually
distinguish and physically separate individual communities, neighborhoods, and land use areas in Ewa.
! Passive and Active Open Spaces. The open space system shall consist of areas
in active use, as well as passive areas. Active areas include parks, golf
courses and agricultural fields. Passive areas include the State Conservation District, fallow land
in the State Agriculture District, drainage and utility corridors. Shoreline areas may be
either active or passive.
! Creation of Open Space Network. The various types of open space should be
linked as an open space network, with major open space areas connected by
open space corridors along transportation routes, utility corridors, and drainageways.
! Dual Use of D rainageways and Utility Corridors. To create the regional open space
network, drainageways and utility corridors should be viewed as opportunities to link major
open spaces with pedestrian and bike paths along open space corridors. To accommodate
such uses, where possible, drainageways should be retained as natural or man-made vegetated
channels rather than be replaced by concrete channels.
! Accessibility of Recreational Open Space. Public parks and most golf courses will be
accessible for recreation use, but the open space system should also promote the
accessibility of shoreline and mountain areas (as required by City Ordinance).
3.1.3 RELATION TO OPEN SPACE MAP
Mountain and Agricultural Areas. These are the areas outside of the Urban Growth
Boundary, including areas within the State Conservation District.
Natural Gulches and Drainageways. Gulches in the hillside areas within the Urban Growth
Boundary are indicated for preservation, as well as the Kaloi Gulch drainage channel.
Shoreline Areas. The proposed lateral public easement/access along the shoreline is indicated by
a dotted line. Nearshore, coastaldependent uses and features such as beach parks and
wetlands are indicated as parks and preservation areas, respectively.
Parks. Only islandwide, regional and district parks are shown. Community and neighborhood parks
are part of the open space system, but they are generally too small
to display on a regional map and their location is determined more by
community facility design considerations (see Section 3.3 below) than by their relationship to
the regional open space network.
Golf Courses. All golf courses are shown, whether public or private, since their
visual contribution to the open space system is the same.
Greenways or Open Space Corridors. These corridors are indicated on the map following
certain public rightofways which are extensive enough to make a significant contribution to
the regional open space network as a linear connector.
3.1.4 GUIDELINES
3.1.4.1 Mountain Areas
! Public access, including vehicular access from Makakilo Drive to trail heads and public
campgrounds, should be acquired and maintained.
! Dedication of vehicular access to trail heads and public campgrounds from a collector
street in the Makaiwa Hills area should be required when that area is
developed.
! At higher elevations, in the State Conservation District, the forest should be maintained.
Utility corridors and other uses should avoid disturbance to areas with high concentrations
of native species.
! Endangered species habitats and other important ecological zones should be identified and protected
from threats such as fire, weeds, feral animals and human activity.
3.1.4.2 Natural Gulches and Drainageways
! Planned improvements to the Ewa drainage systems should be integrated into the regional
open space network by emphasizing the use of retention basins and recreational access
in the design approach. (See Chapter 4, Section 4.6 below.)
3.1.4.3 Shoreline Areas
! Where a lateral public easement along the shoreline is available or planned, the
distance between access points may be increased. However, the intervals should generally not
exceed one mile and vehicular parking spaces and limited facilities for waste disposal
and potable water supply should be available at the access points.
! Nearshore wetlands and mangroves should be maintained and enhanced, where necessary, as wildlife
habitats.
! Private and public landowners should coordinate efforts to create continuous shoreline easements to
ensure the maximum feasible degree of lateral public access.
! Lateral shoreline access along the Ewa Marina coastline and a pathway providing continuous
public access around the Ewa Marina waterway should be provided.
! At a minimum, a 60-foot setback should be provided along the shoreline, and
should, where possible, be expanded to 150 feet.
3.1.4.4 Agricultural Areas
! Facilities to support limited outdoor recreation use, such as camping, horseback riding and
hiking, should be permitted in areas where agricultural use is not feasible.
! Residential use should be permitted only to the extent that it is accessory
to the agricultural use. Where several dwellings are planned as part of an
agricultural use, they should be sited and clustered to avoid the use of
more productive agricultural lands and to reduce infrastructure costs.
! Buildings and other facilities that are accessory to an agricultural operation should be
designed and located to minimize impact on nearby urban areas and arterial roads
and major collector streets.
3.1.4.5 Parks
! Sites for regional parks at Pu'u Kapolei and Pu'u Palailai include prominent landforms
that should be maintained as a natural visual feature and regional landmark.
3.1.4.6 Golf Courses
! Safe public access should be provided through golf courses, as necessary, for regional
pedestrian and bicycle routes.
! Golf courses should be designed to provide view amenities for adjacent urban areas,
including public rightsofway.
! When screening is necessary for safety reasons, landscape treatment, setbacks and modifications to
the course layout should be used rather than fencing or solid barriers.
3.1.4.7 Wildland - Urban Fire Hazard Setbacks
3.1.4.8 Greenways and Open Space Corridors
! When overhead transmission lines are located within or adjacent to a road rightofway,
there should be sufficient width to permit the growth of landscaping adjacent to
the transmission line, consistent with all applicable operations, maintenance, and safety requirements. The
purpose of the landscaping is to divert attention from the overhead lines and,
preferably, obscure views of the overhead lines from the travelway and adjacent residential
areas.
! The use of utility easements for pedestrian and bicycle routes should be permitted,
consistent with all applicable operations, maintenance, and safety requirements.
! The rightsofway for major arterials and major collector streets should be designed as
landscaped parkways or greenways, complete with a landscaped median strip, landscaped sidewalk, and
bikeways. Major arterials should have separate bike paths, and major collectors should have
bike lanes. Suggested width for major arterials, including right-of-way and planting strips, is
120 feet wide and for major collectors is 100 feet wide.
3.2 REGIONAL PARKS AND RECREATION COMPLEXES
3.2.1 GENERAL POLICIES
Regional Parks. The new Kalaeloa Regional Park at the present Barbers Point Naval
Air Station will feature a large shoreline park with beach recreation and support
facilities; a wide range of activity areas including athletic fields in the mauka
lands; and preserves for wildlife habitats, wetlands and endangered plant colonies. The Park
will encompass mostly undeveloped lands, bordered by the shoreline on the south, the
airfield and developed portions of the facility to the north and west, and
the existing military golf course and future Ewa Marina golf course to the
east. Key elements of the Park are as follows:
! The Park will include and preserve two wetland areas and an endangered plant
preserve that have been recommended for preservation by the U.S. Fish and Wildlife
Service.
! Proposed uses for the mauka areas include a Hawaiian cultural park, continuation of
the existing riding stable, cabin and tent camping, archery, and various other passive
and active recreation uses. The site could also accommodate a baseball complex.
! The Park will also provide access to a continuous shoreline easement extending from
the Ewa Marina development to Ko Olina.
Kapolei Regional Park is a 73-acre park which includes the Pu'u o Kapolei.
The Park will serve as a defining limit for the northeastern edge of
the City of Kapolei and as a visual gateway to the City. The
park will provide diverse active and passive recreation within easy walking distance of
both the City Center and the Villages of Kapolei.
Pu'u Palailai Park will be located below Makakilo, and is to be a
nature park. It will offer hikers excellent views of the Ewa Plain and
distant views of Honolulu and Diamond Head.
Existing beach and shoreline parks are located at Tracks, Kahe Point, Barbers Point,
One'ula, Ewa Beach, and West Loch.
Two future beach parks are planned at both ends of Ko Olina. The
larger park at the northern end of the resort will provide for picnicking
and other passive recreation. A park at the southern end will provide direct
access to one of the four swimming lagoons. A boat launching ramp, which
will be available for public use, will be located adjacent to the southern
park, and will provide access to the marina channel.
Golf Courses. Ewa has seven public and private golf courses, and there are
plans for five more. The City's courses include the West Loch and Ewa
Villages golf courses. The Ewa Village course which will open in the spring
of 1996 also provides flood protection and storm water detention for Ewa Villages.
Private golf courses include the Hawaii Prince, Puuloa, Kapolei, and Ko Olina golf
courses. The U.S. military operates a golf course at Barbers Point Naval Air
Station, (BPNAS) and will continue to do so after BPNAS is returned to
civilian control. The Ewa-Gentry golf course is scheduled to begin construction in 1997,
and additional golf courses are planned for Ko Olina Resort, Makakilo, and Ewa
Marina.
Golf courses can provide protection for open space, and help reduce flooding and
nonpoint pollution by helping retain storm waters. Golf course development should be approved
only after determination that the course meets social, growth, economic, and environmental guidelines
and approval of a community integration program.
Recreation Complexes. Sports and recreation complexes designed to attract visitors from throughout the
region and the rest of Oahu have been proposed for a number of
areas in Ewa. Proposals for a Kalaeloa Center on surplus lands at Barbers
Point Naval Air Station call for creation of an "Olympic Village" type international
training center, a baseball training facility, a rowing water course, a motorsports center,
and a water theme park. Such complexes should be designed to be compatible
with surrounding land uses and environmental features.
3.2.2 PLANNING PRINCIPLES
! Appropriate Scale and Siting. Architectural elements and siting should be used to heighten
the visibility of a major recreation events area as it is approached from
principal travel corridors.
! Environmental Compatibility. Uses that generate high noise levels should be located and operated
in a way that keeps noise to an acceptable level in existing and
planned residential areas. The built environment should avoid adverse impacts on natural resources
or processes in the coastal zone or any other environmentally sensitive area. To
retain a sense of place, the design of recreation areas should incorporate natural
features of the site and use landscape materials that are indigenous to the
area where feasible.
! Community Integration. The design of recreational attractions may have a distinct identity and
entry, but there should be elements that link these destinations with surrounding areas
through the use of connecting roadways, bikeways, walkways, landscape features or architectural design.
3.2.3 GUIDELINES
3.2.3.1 Islandwide and Regional Parks
! Facilities for tent and cabin camping should be provided within the new park
at Barbers Point Naval Air Station in the major recreational area that includes
a beach park.
! Other beach and shoreline parks should be located throughout the Ewa coastline. Planned
beach parks include one at either end of the Ko Olina shoreline. One'ula
Beach Park will be expanded as part of the Ewa Marina project.
! Sites for regional parks at Pu'u Kapolei and Pu'u Palailai include prominent landforms
that should be maintained as a natural visual feature and regional landmark. (See
the Parks Map, Exhibit 3.1 above.)
3.2.3.2 Sports and Recreation Complexes
! Parking areas for sporting events should provide amenities and service facilities to accommodate
"tailgate" picnics, as well as nearby picnic tables and outdoor grills.
Transportation Facilities
! Bus stops should be located at all principal activity areas.
Views
! The visual identity of the complex should be established through distinctive architecture, landscaping,
or natural setting.
Landscape Treatment
! In large parking lots, canopy trees should be used to provide shade. Special
paving or pavement markings could be used to indicate pedestrian routes to destinations
and differentiate sections of the parking area.
Natural Environment
3.2.3.3 Siting
! Change in the location of an island-wide park or a golf course shall
require a City review and approval process, such as the Plan Review Use
process, which provides adequate public notice and input, complete technical analysis of the
project, and approval by the City Council. Approval of changes in size and
configuration may be done administratively.
! Funding for new park facilities shall be committed according to the priority for
development of the area surrounding the park location, as indicated on the Phasing
Map in Appendix A.
! Regional sports and recreation complexes may be located on the Barbers Point Naval
Air Station after it is returned to civilian use, on the fringes of
the City of Kapolei, and in areas designated for commercial or park use,
subject to a City review and approval process, such as the Plan Review
Use process, which provides public review, complete analysis, and approval from the Department
of Planning and Permitting and the City Council.
3.3 COMMUNITY-BASED PARKS
3.3.1 GENERAL POLICIES
New residential development should strive to provide land for open space and recreation
purposes at a minimum of two acres of park per 1,000 residents. Community-based
parks (and associated service radius) include mini-parks (1/4 mile), neighborhood parks (1/2 mile),
community parks (one mile), and district parks (two miles).
Based on these standards, an additional 76 acres of community-based parks and recreation
areas should be developed to meet the needs of the projected 2020 Ewa
population.
Access to recreational resources in the mountains, at the shoreline, and in the
ocean should be protected and expanded. Trails to and through natural areas of
the gulches and mountains are an important public recreational asset. Some areas are
difficult to access because of landowner restrictions. New development projects are an opportunity
to provide public access to trail heads from the streets extending toward the
mountain slopes or approaching the edges of the gulches. In addition, the City
should support other efforts to expand access to mountain and gulch trails in
areas where urban development will not occur.
3.3.2 GUIDELINES
3.3.2.1 Development of CommunityBased Parks
! The Department of Parks and Recreation should coordinate the development and use of
athletic facilities such as swimming pools and gymnasiums with the State Department of
Education (DOE) where such an arrangement would maximize use and reduce duplication of
function.
! Where feasible, the Department of Parks and Recreation should site Community and Neighborhood
Parks at the center of neighborhoods, in order to maximize accessibility.
! Development master plans should provide accessible pathways from surrounding streets to facilitate pedestrian
and bicycle access to all features in parks.
3.3.2.2 Access to Mountain Trails
3.3.2.3 Siting
! Community and neighborhood parks are part of the open space system, but their
location is determined more by community facility design considerations than by their relationship
to the regional open space network. Siting of Community and Neighborhood Parks should
be reviewed and decided at the time the Project Master Plan is submitted,
prior to the granting of a zone change.
! Funding for new park facilities should be committed according to the priority for
development of the area surrounding the park location, as indicated on the Phasing
Map in Appendix A.
3.4 HISTORIC AND CULTURAL RESOURCES
3.4.1 GENERAL POLICIES
Significant historic features from the plantation era and earlier periods should be preserved.
Whenever possible, significant vistas should be retained.
Exhibit 3.2 indicates the locations of a number of these historic and cultural
resources which are also listed below in Table 3.1.
3.4.2 PLANNING PRINCIPLES
The following planning principles should be used to determine appropriate treatment:
! Preservation and Protection. Some historic, cultural, or archaeological sites have high preservation value
because of their good condition or unique features. Such sites are recommended for
in situ preservation and appropriate protection measures.
! Views of the ocean from Farrington Highway between Kahe Point and the
boundary of the Waianae Development Plan Area;
! Views of the Waianae Range from H1 Freeway between Kunia Road and
Kaloi Gulch and from Kunia Road;
! Views of na pu'u at Kapolei, Palailai, and Makakilo;
! Mauka and makai views; and
! Views of central Honolulu and Diamond Head.
! Compatible Setting. The context of an historic site is usually a significant part
of its value. Care should be taken in the planning and design of
adjacent uses to avoid conflicts or abrupt contrasts that detract from or destroy
the physical integrity and historic or cultural value of the site. The appropriate
treatment should be determined by the particular qualities of the site and its
relationship to its physical surroundings.
! Accessibility. Public access to an historic site can take many forms, from direct
physical contact and use to limited visual contact. The degree of access should
be determined by what would best promote the preservation of the historic, cultural
and educational value of the site, recognizing that economic use is sometimes the
only feasible way to preserve a site. In some cases, however, it may
be highly advisable to restrict access to protect the physical integrity or sacred
value of the site.
! Public Views. Public views include views along streets and highways, mauka-makai view corridors,
panoramic and significant landmark views from public places, views of natural features, heritage
resources, and other landmarks, and view corridors between significant landmarks. The design and
siting of all structures should reflect the need to maintain and enhance available
views of significant landmarks. Whenever possible, overhead utility lines and poles that significantly
obstruct public views should be relocated or placed underground.
3.4.3 GUIDELINES
3.4.3.1 OR&L Historic Railway
! Preferably, the route would extend from Ko Olina to Waipahu. If this is
not feasible, preservation efforts should focus on restoring the historic rail link between
Ewa Villages and Waipahu, with a terminus at the Waipahu Cultural Garden.
Adaptive Reuse
! There should also be a parallel paved bikeway along the length of the
rail route, either within or adjacent to the rightofway. The bikeway should be
provided even in those sections where the railroad itself is not operational.
Adjacent Uses
! Landscaping should be provided along the adjacent bikeway, with occasional rest stops with
seating and other amenities.
! Railroad station platforms, maintenance and equipment buildings, kiosks and other accessory structures with
a period architectural theme, as well as parking and loading areas should be
permitted in the railroad rightofway and setback area.
Public Access
! Interpretative signs along the route should explain the historic significance of the railroad
and note points of interest.
3.4.3.2 Lanikuhonua
! The landscaped character of the grounds and their physical and visual relationship to
the shoreline environment should be maintained.
! The sense of place should be perpetuated by using the site for Hawaiian
cultural events.
Adaptive Reuse
! Commercial use of the site should be occasional rather than intensive, and events
should be limited to lowkey entertainment.
Architectural Character
! Coconut palms should be the dominant tree on the grounds, with other complementary
coastal vegetation, preferably native species such as hala and ilima.
! The visual relationship between the grounds and the shoreline, particularly the natural cove,
should be maintained.
Adjacent Uses
! The visual identity of Lanikuhonua as a unique site apart from Ko Olina
should be maintained by the dense growth of tall palm trees.
! Public access along the shoreline fronting Lanikuhonua should be provided, but not in
as formal a manner as Ko Olina.
Public Access
3.4.3.4. Native Hawaiian Cultural and Archaeological Sites
! The preservation method, ranging from restoration to "as is" condition, should be determined
on a sitebysite basis, in consultation with the State Historic Preservation Officer.
Adjacent Uses
! Criteria for adjacent use restrictions should include sight lines that are significant to
the original purpose and value of the site.
Public Access
3.5 CITY OF KAPOLEI
The former Ewa Development Plan included specific development objectives, principles, and standards to
guide development approvals for the City of Kapolei.
This revised Ewa Development Plan incorporates key policies, planning principles, and guidelines for
the City of Kapolei from the former Development Plan, as well as from
the City of Kapolei Urban Design Plan approved by the City Council by
resolution in 1995, and the Unilateral Agreement adopted as part of the zoning
ordinance in 1990. Under the Unilateral Agreement, any proposed revisions or updates to
the Urban Design Plan are to be submitted to the City Council for
its review and approval every two years. (The Urban Design Plan applies only
to Campbell Estate's properties covered by the Unilateral Agreement.)
3.5.1 GENERAL POLICIES
The City of Kapolei should have a balanced mix of business and residential
areas, complemented by the recreational, social and cultural activities of a city. Mixed
use should be permitted and encouraged throughout most of the City area, in
order to achieve the diversity and intensity of uses that characterize a city.
The City of Kapolei is envisioned to be a true city, encompassing a
full range of urban land uses, and laid out in small blocks connected
by a grid system of public streets. Exhibit 3.3 illustrates the street pattern
and the planned land uses by district.
3.5.1.1 Districts
! The City Center should be the high density core of the city. Larger
office towers should be the predominant form of development in this district, with
shopping and restaurants at ground level. The inclusion of apartments within some of
the towers should also be encouraged to establish a more dynamic mix of
uses and help to maintain an active urban environment in the area.
! The Commercial District should accommodate commercial uses which require a large lot area
for all related activities and convenient offstreet parking, with most if not all
spaces located at ground level. Building spaces should generally cover a relatively small
portion of the lot (e.g., 25 percent or less).
Examples of possible uses include shopping centers, power centers, theaters, auto dealerships, discount
retail outlets, furniture stores, and home improvement centers.
! The Civic Center should feature City and State offices in an urban park
setting where people and activities are highlighted. The Center should be much like
a university campus in the heart of a city, with a balance between
built forms and usable landscaped spaces, and between active and passive uses.
[] In the commercial emphasis mixed use areas, retail development (shopping, restaurants, services, etc.)
should be encouraged to locate along the street front, with required parking located
behind the building or above the ground floor. Offices may also be located
on the ground floor, as well as on upper floors. Housing, when provided,
should be located above the ground floor.
[] In residential emphasis mixed use areas, the primary use should be multifamily dwellings.
Commercial uses to meet the shopping and service needs of the neighborhood's residents
should be encouraged to locate at ground level.
! The Village Center District should be the local shopping district for residents living
in the Residential District makai of the Kapolei Parkway, as well as people
living and working in the Mixed Use District on the mauka side of
the Parkway.
! The Resi dential District, located makai of Kapolei Parkway, should feature multi-family housing units
in a series of distinct neighborhoods tied together by a network of pedestrian
and bicycle paths.
3.5.1.2 Key Open Space Elements
Kapolei Regional Park should be the major park for both the City of
Kapolei and the surrounding region. It should also function as both the City's
mauka edge and as a visual gateway to the City. As a strong
activity node with a variety of recreational opportunities, it should reinforce the image
of Kapolei as a place where people can lead an active, healthy lifestyle.
The park should provide opportunities to participate in a diversity of recreational activities.
Facilities should be included to allow users to bike, walk, hike and jog,
and to play volleyball, soccer, football, baseball, and tennis. Multiuse open space should
also be available for picnicking, sunbathing and relaxing.
Facilities for public concerts and gatherings, such as an amphitheater and pavilions, as
well as amenities for broader use and enjoyment, such as a formal garden,
restaurants and water features, should also be included to help generate both day
and evening activity in and around the park.
The makai edges of the park adjacent to the City's downtown should be
designed to ensure a strong relationship between City and park. The various structures
in this area and elsewhere in the park should be designed to ensure
compatibility and integration with adjacent commercial uses.
Wai Aniani Way should function as a major open space axis and amenity
within the most central and highest density area of the City. It connects
the Regional Park and Civic Center, and should provide the central spine for
the City Center district.
The corridor should be wide enough to provide a genuine sense of open
space, yet not so wide as to disconnect developments on opposite sides from
each other.
Canopy shade trees, ample landscaping, seating and water features should be prominent elements
of the design in order to create a comfortable atmosphere and promote the
idea of Kapolei as a garden city.
Palailai Mall should provide an open space cross axis to Wai Aniani Way,
extending maukamakai and connecting the City's residential sector to the heart of Kapolei's
business district.
Canopy shade trees and benches, etc. should be provided as appropriate to establish
the mall's character as a pleasant landscaped path for pedestrian circulation.
Extensive interaction between pedestrians and the activities in adjoining buildings, and the establishment
of a "shopping promenade" character, should be fostered by encouraging the location of
kiosks, sidewalk cafes, retail shops, and other peopleoriented activities within and along the
edges of the mall.
Village Walk should provide an informal pedestrian spine for the City's residential area,
with connections to the Civic Center, the makai end of Palailai Mall, and
the neighborhood park located at the corner of Fort Barrette and Renton Roads.
Landscaping, seating, and other furniture should be provided and arranged in a manner
which establishes a pleasant atmosphere for informal gatherings of neighbors, as well as
for movement through the area.
Both pedestrians and bicyclists should be accommodated in a manner which minimizes conflicts.
3.5.2 PLANNING PRINCIPLES
! A Hawaii Garden City. A city within a garden, in the style of
long- established Hawaii communities, is to be created. The garden is distinguished by
major parks and boulevards with trees, flowers, and abundant ground cover.
! Healthy Living. The garden city is to provide the setting for and encourage
a healthy, outdoor, and active lifestyle through the interlacing of recreational facilities within
the fabric of the entire city. These are to be connected by bike
and walking paths.
! Complete Community Services. The theme of healthy living is to be supported by
medical/health/fitness services and facilities. The City of Kapolei is also to serve the
surrounding region with entertainment, cultural and religious facilities, State and City government offices,
and other city activities.
! Easy Access. Within the garden city, attractive paths for walking and biking should
allow for convenient access between homes, jobs, and recreational areas.
! Design Reflecting the Past but Adaptable to the Needs of the Present and
Future. Building design in the City of Kapolei should reflect both the charm
and more intimate human scale that characterizes the business districts of traditional Hawaii
towns such as Hilo, and the market forces and functional needs that shape
the architecture of presentday and future business centers.
! Environmental Sensitivity. Resource conservation should be emphasized in the design of both the
overall city center and its individual parts. The network of bike and walking
paths, combined with the concentration of uses which make urban life convenient, should
encourage people to leave their cars at home. While landscaping should be abundant,
only plants which require relatively little water should be used.
! Transit Access and Orientation. A transit node should be located near the Civic
Center and City Center, and high density residential uses should be encouraged within
a five-minute walking distance of the node. Uses adjoining the node should be
designed so that they face toward the node, encouraging pedestrian traffic to flow
to and from the node.
As part of the Development Plan vision for a transit corridor linking the
City of Kapolei, Waipahu, and the Primary Urban Center, higher density residential and
commercial development should be encouraged around the City of Kapolei transit node and
the transit corridor on Kapolei Parkway, superseding lower densities included in the City
of Kapolei Urban Design Plan and the Unilateral Agreement elements.
3.5.3 GUIDELINES
3.5.3.1 Urban Form
! Density and heights for each of the districts of the City should follow
the guidelines provided below.
3.5.3.2 Natural Environment and Landscaping
! Xeriscaping (the use of low-water-demand landscape materials), use of brackish water for irrigation,
and zoning of irrigation water areas should be followed wherever possible to conserve
groundwater resources.
! Landscaping should be consistent with the City of Kapolei's image as a green
and shaded garden city and should provide privacy, screening, shade, and temperature control.
! Landscaping should enhance and complement the City's urban form, provide continuity between the
various districts, and enhance and preserve view corridors wherever possible.
3.5.3.3 Public Access and Circulation
! A clear pattern of arteries and local streets should be established to facilitate
travel through the City and to and from individual properties. The streets should
form a modified grid pattern, providing a variety of routes for circulation. Major
streets include Kamokila Boulevard, Kapolei Parkway, Kama'aha Avenue, and Wakea Street, with Fort
Barrette Road and Kalaeloa Road bounding the City on the west and east.
! Crosssection design and landscaping schemes should vary with function and to establish distinctive
urban images for each type of street.
! Provisions should be made for bus pullouts and shelters along major traffic arteries.
! The median of Kapolei Parkway should be of sufficient width to accommodate a
possible future at-grade separated rapid transit line.
! Onstreet parking should be permitted along all streets until such time as traffic
levels necessitate the use of the entire roadway for vehicular movement. Such parking
will be convenient for shoppers, provide a buffer between traffic on the street
and pedestrians on the sidewalk, and contribute to the activity level along the
City's streets.
! Exclusive bike lanes should be provided along major roadways within the City, and
be connected to the region's bikeway system. Where automobiles and bicycles share the
same roadway, lane widths should be generous to allow safe usage by both.
3.6 RESIDENTIAL DEVELOPMENT
3.6.1 Ewa Villages 24-36.44
3.6.1 EWA VILLAGES
This revised Ewa Development Plan incorporates key elements for Ewa Villages from the
former Development Plan and the Master Plan to provide guidance in the event
that changes are proposed for the Master Plan or zoning in the future.
3.6.1.1 General Policies
The City and County of Honolulu has acquired the 600 acres surrounding and
including Tenney, Renton and Varona Villages. The Master Plan for the Ewa Villages
helps ensure continued tenancy and ownership opportunities for current residents as well as
provides a vehicle for preservation efforts within the existing villages.
The existing village structures in the Ewa Villages should continue to be rehabilitated
or adapted for reuse; and related affordable and market housing should be developed
to create a total of 1,900 units, including the existing housing.
A City golf course has been recently developed to provide storage for storm
waters. In addition, a district park, additional neighborhood parks/open space, and a small
shopping center should be developed; and infrastructure improvements should be made.
Ewa Villages should once again stand as a thriving and identifiable community, and
should serve as a living example of Hawaii's plantation heritage.
3.6.1.2 Planning Principles
! Preservation of Plantatio n Village Character. The existing rural form and historic character of
the remaining Ewa Villages should be preserved and enhanced.
! Retention of Historic Buildings. Existing buildings of historical, cultural and/or architectural significance should
be preserved and maintained through rehabilitation programs and adaptive reuse.
! Compatible Infill Development. Vacant areas should be developed in a style that is
characteristic of the historic core.
! Support of Community Facilities. The sense of the Ewa Villages as a complete
community unit should be reestablished through the preservation of existing schools and churches,
the expansion of parks and public open space areas, and the establishment of
community facilities and a marketplace for local businesses.
3.6.1.3 Guidelines
Urban Form
! Lot sizes for new infill homes in the existing villages should be similar
to the existing house lots.
! Rehabilitation of existing structures should, to the extent possible, be done in a
manner that will not change their exterior appearance.
! New structures on vacant lots in the existing villages should complement the exterior
design of adjacent homes.
! New infill "villages" should generally be physically separated from Tenney, Renton and Varona
Villages. The design, appearance and placement of structures within them should reflect and
complement the existing village's character. (See Exhibit 3.4.)
Exhibit 3.4
! Establishment of standard subdivision street hierarchy within the village should be prohibited in
favor of maintaining the existing grid pattern and extending it into new infill
development.
! Any new required collector streets should be located outside the existing villages.
! Narrower than standard street widths without sidewalks should be maintained (in the residential
portions) of the existing villages, and established within new villages, in order to
minimize the impacts on existing yards and structures, and visually maintain a rural
village character.
! As part of a Historic Register site, Renton Road is designed to maintain
two lanes of traffic in each direction during peak hours and one lane
of traffic and one lane of restricted parking during nonpeak hours.
Open Space/Views
! Where possible, open space buffers should be provided between the existing village and
new housing development in order to preserve and enhance the integrity and historic
character.
! Existing village greens and open promenades, etc., should be preserved and expanded, where
possible.
! Existing landscaping within Renton, Tenney and Varona Villages, especially existing stands of mature
palm, mango, banyan and monkey pod trees, should be preserved and maintained. Where
trees have been removed, appropriate replacements should be provided.
! Appropriate canopy trees should be provided along all street frontages.
! Principal entry roads to and through the villages should be tree-lined boulevards. Entries
should be highlighted with additional landscape features.
! Yards and other open spaces should be landscaped and maintained in a manner
which preserves and enhances the open space appearance of the villages.
3.6.2 EWA MARINA
Development of the Marina can proceed under the existing zoning and Unilateral Agreement.
This revised Ewa Development Plan incorporates key policies, planning principles, and guidelines from
the former Development Plan as well as from the Ewa Marina Urban Design
Plan, the Special Management Area Use Permit, and the Unilateral Agreement in order
to provide guidance in the event that changes are proposed for the Urban
Design Plan or the zoning.
3.6.2.1 General Policies
The marina should provide recreational boating opportunities, supported by 1,400 boat slips, marine
haulout and other repair facilities, and a public boat ramp.
The City supports timely development of the Ewa Marina as a key element
needed to mitigate drainage impacts in the Kaloi Gulch watershed during major storms.
The marina's role as a storm water storage and detention basin has been
acknowledged and included in previously approved environmental impact statements and land use approvals
for projects in the Kaloi Gulch watershed.
Ewa Marina should provide substantial public areas through shoreline and waterfront access, expansion
of One'ula Beach Park, and creation of a District Park on Fort Weaver
Road. The public waterfront promenade at Ewa Marina should have a hard edge
and should focus on boating activity. Shoreline parks linked by pedestrian ways should
be provided for public use along the entire waterway. A golf course should
provide a major open space and visual amenity while also providing detention basins
to receive runoff from light storms.
On the eastern end, the Ewa Marina community should consist of Low and
Medium Density Residential neighborhoods extending westward from Ft. Weaver Road, encompassing the eastern
"loop" of the marina and an island within the marina.
The existing community commercial center at Ewa Beach should be enlarged by development
on land along Ft. Weaver Road at the eastern corner of the Ewa
Marina community.
On the west, a mix of activities should be sited around the marina
basin, including a Marina Mixed Use area with resort and commercial development, a
High Density Residential area, and a Marine Industrial area. Ewa Marina is planned
to have about 950 visitor units to support its marinaoriented activities.
3.6.2.2 Planning Principles
! Appropriate Scale and Siting. The visibility of large building volumes and elements from
waterfront and residential areas should be minimized through building envelope restrictions, site planning
and landscaping.
! Environmental Compatibility. Ewa Marina should be developed in ways that ensure environmental compatibility
of uses, as indicated by the following:
[] Residential and apartment units should not be developed in areas that would expose
residents to excessive aircraft noise.
[] If airport operations are continued at Barbers Point Naval Air Station after return
to civilian use, land uses at Ewa Marina should be compatible with airport
operations and respect restrictions on development within airport approach and clear zones.
[] Uses that generate high noise levels should be located and operated in a
way that keeps noise to an acceptable level in existing and planned residential
areas.
[] The built environment should be designed and developed to avoid adverse impacts on
natural resources or processes in the coastal zone.
[] To retain a sense of place, the design of hotel and recreation areas
should incorporate natural features of the site and utilize landscape materials that are
indigenous to the area where feasible.
! Community Integration. The design of Ewa Marina may have a distinct identity and
entry, but the Marina should be linked with surrounding areas, such as Ewa
Beach and Kalaeloa, through the use of connecting roadways, walkways, landscape or architectural
design.
3.6.2.3 Ewa Marina Land Use Map
Marina Industrial. This area should be limited to marinarelated and other light industrial
uses, including boat haulout facilities.
Marina Mixed Use. This area should have a mix of commercial, hotel and
medium and highdensity residential uses. Resort uses should be limited to approximately 950
visitor units. Office uses are allowed but should primarily serve the hotel and
residential uses. Commercial and recreational facilities are encouraged.
High-Density Residential. This area should be limited to medium and highdensity residential uses.
Low- and Medium-Density Residential. This area should have low- and medium-density residential units
which will provide a transition to the existing single- family units in Ewa
Beach.
The boundaries between the golf course and the Marina MixedUse and Low to
MediumDensity Residential areas are intended to be flexible. Integration of urban uses with
the golf course area is encouraged, as long as the golf course area
does not decrease substantially, and it remains effective in retaining stormwater drainage.
Urban Form
! Marina Mixed Use. A maritime commercial center with associated visitor units should be
developed adjacent to the marina, featuring a wide public promenade with retail attractions.
Hotel and apartment buildings in this area should generally not exceed 90 feet
and all other buildings should generally not exceed 60 feet. Buildings with marina
frontage should be limited to 40 feet. Buildings taller than 40 feet should
be set back from the marina frontage.
! High-Density Residentia l Area. A high-density residential area located adjacent to the Marina Mixed
Use area and across the marina waterway behind Oneula Beach Park provides a
transition between the mixed uses of the Marina Mixed Use area and the
Low- and Medium-Density Residential area to the east. Building heights in this area
should generally not exceed 60 feet.
! In order to minimize the visual impacts of the High-Density Residential areas near
the marina entrance and adjacent to Oneula Beach Park, the developer should:
[] Maximize mauka-makai and other view corridors in the area by orienting the narrow
dimension of building parallel to the shoreline or predominant view,
[] Maximize open space by minimizing building bulk and using extensive landscaping to create
a park-like setting, and
[] Provide greater setbacks and/or terraced building set back from the edge of the
marina waterways for buildings exceeding 25 feet in height.
! Low- and Medium-Density Residential Area. A residential community characterized by low-rise apartments and
single-family homes should be developed in this area. Building heights should generally not
exceed 30 feet.
! With the exception of the island within the marina, there should be a
minimum building setback of about 40 feet along the marina's edge to accommodate
a public waterfront promenade. On the island within the marina, the minimum setback
may be as little as five feet. Lesser setbacks may be permitted upon
design review and approval by the Department of Planning and Permitting.
! In commercial and marina-support areas, a small portion of the setback area may
be covered by lowrise buildings to allow for boat servicing, marina storage and
clubhouses.
! The maximum building height at the setback line in commercial and marina support
areas should be around 40 feet, rising one foot for each additional foot
of setback to a maximum of around 60 feet in the High- Density
Residential area and around 90 feet in the Marina Mixed Use area.
! All structures should be set back a minimum distance of 150 feet from
the shoreline. Lesser setbacks may be permitted upon design review and approval by
the Department of Planning and Permitting. The maximum building height at the setback
line along the shoreline should be 40 feet, rising one foot for each
additional foot of setback up to the appropriate height limit.
Natural Environment
! The golf course and marina should be designed to accommodate stormwater runoff in
a manner which maintains coastal water quality and avoids the use of concrete
channels for diversion drainage. The waterway should be designed to accommodate the runoff
of collected storm waters generated by a potential 100-year storm. Channel design should
use the most effective means to provide natural flushing of its waters. Silting
ponds should be developed mauka of the site to preserve water quality so
that use of the marina and near-shore waters for recreational purposes and aesthetic
enjoyment is not limited in any way.
! The marina entrance should avoid the use of breakwaters or jetties, in order
to preserve surf sites.
Public Access
! Access to the entire waterway and ocean shorelines should be available to the
public through the internal and peripheral pedestrian pathways.
! Public parking, rest rooms, and shower facilities should be provided at regular intervals
for all sandy beach areas.
Views and Vistas
! Hotel and apartment facilities should be oriented lengthwise away from the waterfront in
order to maximize both mauka and makai views.
Circulation
! All major roadway corridors should be designed to provide for bus pullouts and
bus shelters, bikepaths, and sidewalks that are separated from the vehicular travelway by
a landscape buffer.
Landscape Treatment
! Landscaping should provide continuity between residential, resort, marina, commercial areas, the shoreline, golf
course, and parks.
! Landscaping should provide privacy, screening, shade and temperature control.
3.6.3 EXISTING AND PLANNED RESIDENTIAL COMMUNITIES
3.6.3.1 General Policies
Overall Density. To achieve the desired compactness and character of development in planned
residential communities, the housing density of the aggregate area zoned for residential use
(including the streets) should be in the range of 10 to 15 units
per acre. (This average does not include areas zoned for commercial or industrial
use.)
Table 3.2 gives an overview of the density and height guidelines for planned
and existing residential developments. Conceptual locations for low-, medium-, and high-density residential development
are shown on the Urban Land Use Map in Appendix A and in
maps of specific developments in Exhibits 3.3, 3.5, and 3.6. See Section 3.6.3.3
for further discussion of the Urban Land Use Map.
Higher Density Housing Along the Transit Corridor. To promote use of mass transit,
higher density residential use should be developed along a major rapid transit corridor
linking Kapolei with Waipahu and Primary Urban Center communities to the east. HighDensity
Residential and Commercial uses should be developed at six transit nodes, which would
cover a onequartermile radius around major transit stops. Areas along the rapid transit
corridor should have housing densities of 25 units per acre, and greater densities
are expected within the transit nodes.
Physical Definition of Neighborhoods. The boundaries of neighborhoods should be made evident through
the use of street patterns, landscape or natural features, and building form and
siting. The focus of neighborhood activity should be on the local street or
a common pedestrian rightofway or recreation area.
TransitOriented Streets. Street patterns and rightsofway should be designed to accommodate mass transit
service and make it convenient to access for as many households as possible.
Pedestrian and Bicycle Travel. Pedestrian and bicycle travel should be encouraged, particularly to
reach neighborhood destinations such as schools, parks and convenience stores.
Integration of Linear Corridors. Physical and visual connections between communities should be encouraged
through the creative design of transportation and utility corridors and drainage systems.
Provision of Community Facilities. Land should be provided for community facilities including churches,
community centers, and elderly and child care centers.
3.6.3.2 Guidelines
Low-Density Residential
Density
! Density should be 5 to 12 units per acre, typical of residential zoning
districts and allowing the application of optional design standards for Clusters and Planned
Unit Developments.
Building Height
Site Design
Building Form
Medium-Density Residential
Density
Height
Building Form
Compatibility
High-Density Residential
Location
! High-Density Residential is intended to be the predominant form of housing in and
near the City of Kapolei and around transit nodes on the planned rapid
transit corridor between Waipahu and Kapolei.
Density
Height
Architectural Character
Height Setbacks
Circulation System
Transit Routes and Facilities
! The circulation plan should also indicate existing and proposed bus routes and specific
measures to accommodate efficient transit service for as many households as possible.
! The rightsofway along transit routes should make provisions for bus shelters, bus pullouts,
and, if applicable, parkandride facilities and/or future transit stations.
Pedestria n and Bicycle Routes and Facilities
! Street intersections along these separated paths should have a narrow curb radius and
include special signage and paving to encourage safe and convenient pedestrian and bicycle
crossings.
! Interior pedestrian/bicycle routes may be provided as an alternative to paved sidewalks along
local streets.
! Most residences should be within a fiveminute (or onequarter-mile) walking distance of a
proposed bus route, unless localized topographic conditions make such a requirement impractical.
Landscape Treatment
! Entries to the community should be identified with special landscape treatment.
! The rightsofway for major arterials and major collector streets should be designed as
landscaped parkways, complete with a landscaped median strip, landscaped sidewalk, and bikeways. Major
arterials should have separate bike paths, and major collectors should have bike lanes.
Suggested width for major arterials, including right-of-way and planting strips, is 120 feet
wide and for major collectors is 100 feet wide.
! Canopy trees should be planted to shade the sidewalk/bikepath areas.
! Landscape treatment along the edges of the project should be appropriate for the
natural setting and designed to provide continuity and transition from adjacent developed areas.
3.6.3.3 Relation to Urban Land Use Map
Low and MediumDensity Residential. Areas with this designation should be zoned as a
residential or a lowdensity apartment district, subject to appropriate siting considerations and the
General Policy for "Overall Density" provided above in Section 3.6.3.1.
HighDensity Residential. Areas with this designation should be zoned predominantly for medium to
highdensity apartment use. Mixed use, with retail activities at the ground level, is
encouraged.
The following uses are not specifically designated on the Urban Land Use Map
but are allowed in all residential areas: neighborhood commercial centers, elementary schools, parks,
churches, community centers, elderly care centers, child care centers, fire stations, and other
public facility and utility uses serving the area.
All residential developments should be compatible with Aircraft Approach and Clear Zones for
Honolulu International Airport (and Barbers Point Naval Air Station if airport operations continue
after return to civilian use).
3.6.3.4 Relation to Zoning
It is intended for use as a reference which would permit modification or
creation of Land Use Ordinance zoning categories and land use regulations in response
to changing conditions without needing to amend the Development Plan.
3.7 NONRESIDENTIAL DEVELOPMENT
TABLE 3.3: GUIDELINES FOR APPROPRIATE ZONING
3.7.1.1 General Policies
Commercial centers outside of the City of Kapolei should concentrate commercial uses in
central locations instead of in continuous commercial strips along arterial roads. Pedestrian and
transit access to and within the centers should be emphasized.
Definitions. Four types of commercial centers can be defined based on size and
function:
! Neighborhood Commercial Center (510 acres or less, typically located within or adjacent to
residential area, up to 100,000 square feet [sq. ft.] of floor area);
! Community Commercial Center (1030 acres, typically located on an arterial highway or at
the intersection of two major collector streets, up to 250,000 sq. ft. of
floor area);
! Major Community Commercial Center (up to 50 acres, located in communities which are
not near an urban center, up to 500,000 sq. ft. of floor area);
and
! Regional Commercial Center (more than 50 acres, located with frontage on a major
arterial highway and access from freeway interchange, more than 500,000 sq. ft. of
floor area).
No Major Community Commercial Centers or Regional Commercial Centers are indicated for Ewa
outside of the City of Kapolei since the City of Kapolei is intended
to provide for regional shopping needs.
Neighborhood Commercial Center. Neighborhood Commercial Centers can be located within any residential community,
and should be reviewed and approved as part of development of master planned
residential communities or redevelopment of existing communities. Neighborhood Commercial Centers have frontage on
at least one collector street, and may have up to 100,000 sq.ft. of
floor area, which is leased to tenants such as grocery stores, sundries stores
and other services and shops catering to common household needs.
Single commercial establishments, such as convenience stores or "Mom and Pop" stores, or
groupings of stores smaller than five acres in size also fall within this
category, provided that they are appropriately located and will not contribute to the
evolution of a commercial strip.
Community Commercial Center. This type of center principally serves the community in which
it is located, providing for basic shopping and service needs on a larger
scale than the neighborhood center. Community Commercial Centers may contain up to 250,000
sq.ft. of floor area, and major attractions typically include a large grocery store,
a drug store, and/or a department store. The other, smaller tenants in the
center are largely dependent on the effectiveness of the major tenants to draw
customers. The Kapolei Shopping Center is an example of this type of commercial
center.
Locations for existing and planned Community Commercial Centers at Ewa Beach, Laulani, Kapolei
East (near the intersection of Farrington Highway and the NorthSouth Road), Villages of
Kapolei, Makaiwa Hills and Ko Olina Marina are shown on the Urban Land
Use Map in Appendix A.
Office uses should not be a principal use in Ewa Community Commercial Centers.
Offices which provide services to the local community may be included in the
centers, but the emphasis should be on retail uses. In Ewa, developments primarily
oriented to office uses should be located in the City of Kapolei.
3.7.1.2 Planning Principles
! Mix of Uses. Planned commercial centers should be dedicated primarily to retail uses
and to office uses that provide services to the surrounding community. Residential uses
may also be incorporated in such commercial centers.
! Appropriate Scale. The building mass of a commercial center should be in keeping
with its urban and natural setting.
! Compatible Style. The architectural character of commercial centers should respect the surrounding urban
and natural features, particularly when located adjacent to a residential area or significant
natural or historic feature. Neighborhood commercial centers should reflect a residential architectural character.
! Accessibility. Commercial centers should incorporate site design and facilities to promote pedestrian, bicycle
and transit access. Pedestrian and bicycle access is more important for smaller, neighborhood
centers, while transit access is more significant for community centers.
These planning principles should be applied to the expansion or renovation of existing
commercial centers, as well as to new centers.
3.7.1.3 Guidelines
Neighborhood Commercial Cent ers
! Gable and hipform roofs are encouraged, using breaks in the roof line to
reduce the apparent scale of large roof plates.
! Residential character may also be expressed by using exterior materials and colors that
are typically found in neighborhood houses.
Building Siting
! Storefronts should face the street and, to the extent possible, be sited close
to the sidewalk.
! Parking and service areas should be placed behind the buildings or otherwise visually
screened from streets and residential areas.
Building Height and Density
! Building height limits should allow for gable and hipform roof elements.
! The total floor area for a lot or contiguous lots with common parking
should not exceed 100,000 sq. ft.
Vehicular Access
! Access to a local residential street may be permitted if it is only
for emergency or secondary access and would not encourage through traffic along the
local street.
Pedestrian and Bicycle Facilities
! Bicycle racks should be designed to provide security and be visible from the
street entry.
Visual Screening, Lighting & Signage
! Only lowlevel or indirect lighting, if any, should be used in parking lots.
! All signage should be unilluminated or indirectly illuminated.
Communit y Commercial Centers
! Commercial center buildings that are visible from adjacent residential areas should reflect a
residential character; other facades may have a character more typical of a commercial
building.
! The design should avoid disruptive contrasts between facades that are visible simultaneously from
public areas.
Building Bulk and Massing
! Portions of buildings visible from a street should avoid blank facades by using
texture, articulation, color and fenestration to create visual interest.
! Facades that are close to the public rightofway should be composed of display
windows and pedestrian entrances.
Building Height and Density
! The total floor area should not exceed 250,000 sq. ft. for a standard
Community Commercial Center.
Pedestrian, Bicycle and Transit Facilities
! There should be a pedestrian pathway from the bus stop to an entrance
to the main building of the commercial center. The pathway should be clearly
indicated with special paving or markings and covered to provide weather protection, if
the commercial center building is not directly connected to the bus shelter.
! Bicycle racks should be designed to provide security and be visible from the
street entry to the commercial center.
Visual Screening
! A landscape screen, consisting of trees and hedges, should be planted along the
street fronting the parking lot or garage.
! If there is a parking lot, shade trees should be planted throughout.
! If there is a parking garage close to and readily visible from a
street, landscape planters should be provided along the facade of each parking level
fronting the street.
! Service areas should be visually screened from public and residential areas.
Signage
3.7.2 KO OLINA RESORT
Development of the Resort can proceed based on the existing zoning and Unilateral
Agreement. This section of the revised Development Plan incorporates key elements for Ko
Olina Phase I from the former Development Plan and the Unilateral Agreement. Development
of Ko Olina Phase II will be guided by the vision and policies
for master planned residential communities described above in Chapter 2 and Section 3.6.3.
3.7.2.1 General Policies
The resort, which is located on 640 acres between Kahe Point Beach Park
and the Barbers Point Deep Draft Harbor, should be an integral part of
the Secondary Urban Center.
When developed, Ko Olina Resort should be a water-oriented residential and resort community
with about 4,000 visitor units in hotels and resort condominiums and 8,700 residential
units in Phase I and II. Ko Olina is master-planned to incorporate recreational
features in addition to visitor accommodations. Recreational facilities include two golf courses, a
small boat marina, and four manmade swimming lagoons. Development for the first golf
course and the swimming lagoons, and installation of roads and utilities are completed.
Development of the second golf course will occur in Phase II. The first
hotel opened in 1993 with almost 400 rooms.
As it develops, Ko Olina should provide substantial waterfront areas for public use.
The entire shoreline should be natural open space, softened by landscaping, and should
focus on the beach and swimming lagoons.
3 .7.2.2 Planning Principles
! Appropriate Scale and Siting. The visibility of large building volumes and elements from
waterfront and residential areas should be minimized through building envelope restrictions, site planning
and landscaping.
! Environmental Compatibility. Uses that generate high noise levels should be located and operated
in a way that keeps noise to an acceptable level in existing and
planned residential areas. The built environment should avoid adverse impacts on natural resources
or processes in the coastal zone. To retain a sense of place, the
design of resort and recreation areas should incorporate natural features of the site
and utilize landscape materials that are indigenous to the area where feasible.
! Community Integration. The design of resorts and recreational attractions may have a distinct
identity and entry, but the resorts and attractions should be linked with surrounding
areas through the use of connecting roadways, walkways, landscape or architectural design.
3.7.2.3 Ko Olina Land Use Map
Resort. Resort sites are located along the shoreline and should have hotels, apartments,
and accessory commercial and recreational facilities for resort use. The Lanikuhonua cultural center,
located at the northern end of the resort area, should be principally open
space with accessory structures as needed to support the cultural center use. The
Paradise Cove site, located between Lanikuhonua and the park, should be used for
resort commercial purposes.
High-Density Residential. High density residential uses are located along the shoreline between Mauloa
Place and Waipahe Place and near the Marina Activity Center. (A high-density residential
area is also located in Ko Olina Phase II near the City of
Kapolei.)
Marina Mixed Use. The Marina Activity Center is located in this area and
should have a mix of commercial and high-density residential uses.
Low- and Medium-Density Residential. Two low- and medium-density residential areas located within the
golf course are included in Ko Olina Phase I.
3.7.2.4 Guidelines
Urban Form
Commercial mixed use development should be permitted in the area generally bounded by
the marina, Waipehe Street, Aliinui Drive, and Kekai Place. This area should consist
of marina frontage with public promenade, commercial mall, and Medium- or High-Density residential
developments.
Marina frontage should generally have a height limit of 40 feet. Buildings taller
than 40 feet should be set back from the marina frontage. Variations in
the amount of setback needed may be made to add visual interest. High
density residential buildings and commercial buildings in this area should generally not exceed
150 feet.
! High-Density Residential Area. A high density residential area located along the shoreline between
Mauloa Place and Waipahe Place provides a transition between the mixed uses of
the Marina Activity Center and the Resort Center. Two additional high-density residential areas
are located on Kekai Place and on Aliinui Drive. Building heights in these
areas should generally not exceed 150 feet.
! Resort Center. A resort destination area containing up to 4,000 visitor units should
be developed in the area designated for Resort use on Exhibit 3.6. Hotel
and apartment buildings in this area should generally not exceed 150 feet.
! Buildings at Lanikuhonua and Paradise Cove should be limited to no more than
40 feet in height.
! Compatibility of uses and design integration should be encouraged at the boundaries separating
different use areas.
! Land within one-half mile of the centers of petroleum and explosives terminals at
the Barbers Point Deep Draft Harbor should not be designated for Resort, Apartment,
Residential, or Commercial use.
Natural Environment
! The existing coastal environment should be protected against potential negative impacts associated with
increased recreational use and public access to the shoreline.
! Further modification to the shoreline, including the man-made lagoons, is discouraged unless required
either to meet the conditions of existing approvals or to address demonstrated deterioration
to the quality of coastal resources. Modifications or alterations to the shoreline should
be reviewed on a case-by-case basis.
Shoreline Access
! In addition to the public parks at each end of the resort, a
series of privately owned and maintained parks encompassing a minimum of 20 acres
of land should be provided along the shoreline. These private parks should be
open to use by the general public and accessible from the continuous shoreline
public pedestrianway.
! A public access easement, parking lot and rest rooms and showers should be
provided at each of the four swimming lagoons.
Views and Vistas
! Hotel, commercial, and apartment buildings should be oriented lengthwise away from the shoreline
to maximize mauka and makai views.
! Important views of landforms along the Waianae Coast, the ridgeline of the Waianae
Range, and the ocean should be protected, including but not limited to the
following:
[] Makai view from Farrington Highway at the entrance to Ko Olina;
[] Makai view from Ko Olina coastal roadways makai of Farrington Highway;
[] Views of the Waianae coast from the shoreline at Ko Olina; and
[] Mauka and lateral views of Ko Olina from the Small Boat Harbor and
the Deep Draft Harbor.
! There should be variation in building heights near the shoreline and along the
marina frontage, particularly to preserve long views and minimize the perception of building
bulk from the shoreline, beach, and marina frontage.
Circulation System and Tra nsportation Facilities
! The OR&L rightofway should be reserved for a bikeway and historic railroad train
service for theme rides between Ko Olina, Kapolei, and Waipahu.
Landscape Treatment
! Landscaping should provide continuity between residential, resort, marina, and commercial areas and the
recreational areas at the shoreline, parks, and golf courses.
! Landscaping should enhance and preserve view corridors and provide privacy, screening, shade and
temperature control.
3.7.3 INDUSTRIAL CENTERS
3.7.3.1 General Policies
As an alternative to industrial uses, a commercial, cultural or recreational entertainment attraction
may be permitted in the area fronting the OR&L Historic Railway, provided that
the use is designed to enhance the viability of the operation of the
railway for historic theme rides, strengthen the linkage between the Ko Olina Resort
and the City of Kapolei and proceed with a strong community based planning
process.
Barbers Point Industrial Area
The future industrial and transportation uses of Barbers Point Naval Air Station (BPNAS)
will be determined by the Barbers Point Redevelopment Commission. The northern parts of
Kapolei Business Park and any BPNAS lands designated for industrial use should provide
for light industrial uses as a transition between heavy industry at Campbell Industrial
Park and the City of Kapolei.
An additional electrical power generating plant could be constructed at the Barbers Point
Industrial Area, possibly taking advantage of cogeneration opportunities with other industrial activities. The
138 kilovolt transmission corridor running from the Barbers Point Industrial Area to Waiau
could accommodate additional load on the existing poles.
Honouliuli Industrial Area
The Honouliuli Wastewater Treatment Plant should be expanded to accommodate additional growth in
the region as well as to provide additional facilities for higher levels of
wastewater treatment. The City should acquire an additional 60 acres to accomplish this.
Other Industrial Areas
The Hawaiian Electric Company generating plant in Kahe Valley should remain the largest
source of electrical power on Oahu. The plant could be expanded which would
take advantage of available land area, cooling system capacity, and power transmission lines.
The industrial area planned for the western edge of Ewa Marina should accommodate
marine haulout facilities, repair shops, and related small boat industrial uses.
3.7.3.2 Planning Principles
! Approp riate Scale. The visibility of large building volumes and tall building or machinery
elements from resort areas, residential areas, commercial and civic districts, and parks should
be minimized through site planning and landscaping.
! Environmental Com patibility. Industries and utilities that discharge air or water pollutants, even when
treated, should be located in areas where they would impose the least potential
harm on the natural environment in case the treatment process fails to perform
adequately. Uses that generate high noise levels should be located and operated in
a way that will keep noise to an acceptable level in existing and
planned residential areas. The building setback from the shoreline should be a minimum
of 60 feet in the Ewa coastal area, as recommended in the Oahu
Shoreline Study (1989), and 150 feet where possible.
3.7.3.3 Guidelines
Barbers Point Industrial Area
! The major entry point to the shoreline easement should continue to be at
the Barbers Point beach park and lighthouse area, but at least one additional
minor access, similar to the one at Kenai Industrial Park, should be provided
at the drainage channel next to Barbers Point Naval Air Station and other
points where public parking on the street is available.
Building Height and Mass
! Taller, vertical structures are acceptable when required as part of an industrial operation,
but a viewplane study should be conducted for structures over 100 feet in
height to determine if they can be sited or designed to minimize visibility
from residential, resort and commercial areas, public rightsofway and the shoreline.
Use Allocation
Landscape Treatment
! Streets leading to the shoreline access points should receive special landscape treatment.
Honouliuli Industrial Area
! Taller, vertical structures are acceptable when required as part of an industrial operation,
but a viewplane study should be conducted for structures over 100 feet in
height to determine if they can be sited or designed to minimize visibility
from residential, resort and commercial areas, major public thoroughfares and the shoreline.
Roadway Setbacks
Landscape Treatment
Other Industrial Areas
! Warehousing and other industrial uses requiring larger lots should be located in industrial
parks.
Landscape Treatment
! In largelot industrial subdivisions, this visual screening should be accomplished primarily with landscaped
setbacks and street trees.
3.7.3.4 Relation to Urban Land Use Map
Heavy industrial uses should be located at Campbell Industrial Park, transitioning to lighter
industrial uses closer to the City of Kapolei.
3.7.4 KALAELOA (BARBERS POINT NAVAL AIR STATION)
Barbers Point Naval Air Station (BPNAS) is scheduled to be returned to civilian
use by 1999. The Barbers Point Redevelopment Commission, with representatives from the State,
City, and the community, is preparing a Local Reuse Master Plan in coordination
with the Department of Defense in anticipation of the return of the base
to civilian control. The Local Reuse Master Plan is intended to become the
Special Area Plan.
Approximately 1,100 acres will remain for military housing and support areas, and another
400 acres will be held for various Federal agency uses as shown on
Table 3.4.
The balance will be available for local use, subject to future recommendations of
the Barbers Point Redevelopment Commission and the regional vision and general policies detailed
in this Development Plan.
3.7.4.1 General Policies
A continuous pedestrian route along the entire Ewa coast should be created. The
entire shoreline of the BPNAS should be reserved for public access and recreation
after military use of BPNAS ceases.
In addition, building setbacks from the shoreline should be required, a lateral public
access easement along the Campbell Industrial Park shoreline should be acquired, and public
shoreline pathways should be established at Ko Olina and Ewa Marina.
The road network should be integrated with the regional circulation system.
There should be ample lands devoted to uses that will create long-term jobs
for Ewa's residents.
SOURCE: U.S. Department of Defense. Department of the Navy, Pacific Division, Naval Facilities
Engineering Command. Notice of Surplus Determination - Government Property: U.S. Naval Air Station,
Barbers Point, Oahu, Hawaii. October 17, 1995.
! Regional Growth Pattern. Conversion of the base to civilian use should be used
as an opportunity to integrate the circulation system and land use pattern of
the Ewa Plain.
! Appropriate Scale. Site planning and landscaping should be used to minimize the visibility
of large building volumes and elements from residential areas, commercial and civic districts,
and public rightsofway and parks.
3.7.4.3 Guidelines
Parks
Coastal Environment
! The easement should connect to shoreline access easements at the Barbers Point Industrial
Area to the west and to public pedestrian pathways at Ewa Marina to
the east.
Separation of Use Areas
Circulation System and Transportation Facilities
! Bus stop facilities should be provided at the airport, military housing area, and
shoreline recreation area.
La ndscape Treatment
! Streets connecting the City of Kapolei to Ewa Marina and the shoreline recreation
areas should receive special landscape treatment.
3.7.5 PEARL HARBOR NAVAL BASE (WEST LOCH)
The City should request expansion of limited public access to the shoreline waters
of West Loch beyond the West Loch Shoreline Park and should support retaining
and enhancing wetland areas along the Pearl Harbor shoreline.
3.7.6 UNIVERSITY OF HAWAII WEST OAHU
3.7.6.1 General Policies
The campus should be oriented to support pedestrian access to and transit usage
from a major transit node located on the NorthSouth Road. The development of
the University of Hawaii West Oahu campus should include plans to provide shuttle
bus service to the transit node at the corner of Farrington Highway and
the proposed North-South Road. The campus should be designed so that open space
areas can be used for flood detention and retention as part of the
Kaloi Gulch watershed master plan.
3.7.6.2 Planning Principles
Cultural Sensitivity. University development should be environmentally and culturally sensitive to the site
and reflective of the Hawaiian culture and of the heritage of Ewa.
Regional Integration. The campus should function as a fully integrated community within the
context of the broader regional community. The campus should include housing, support services,
community and business facilities, in addition to the required academic facilities.
Community Orientation and Service. The campus should be communityoriented and should serve the
Kapolei area and West Oahu as an urban park and cultural center, providing
community services, cultural opportunities, and remedial educational opportunities.
Functional and Accessible Design. Campus design should reflect appropriate functional relationships, internal compactness,
and accessibility between academic functions and supporting facilities, providing a pleasant and efficient
study environment.
Drainage Impacts. A large portion of the campus lies within the Kaloi Gulch
watershed. In order to reduce the downstream impact of major storm events, the
campus open space system should incorporate flood detention and retention capability. For example,
sports playing fields could be designed to act as flood detention basins during
major storm events.
The drainage plans for the Campus should not increase storm water flows or
velocity above the design levels used in designing the water retention areas of
the Ewa Villages Golf Course and the drainage systems for earlier developments in
the Kaloi Gulch watershed.
3.7.6.3 Guidelines
! Buildings and structures should reflect a sensitivity to the local environmental conditions as
well as to Hawaiian regional styles.
! Structures should not visually dominate the site. Rather, low-rise academic structures with more
emphasis on regional architectural forms and human scale should prevail.
Landscape Forms
! Street trees and accent plantings should be used to feature gateways, define circulation
corridors or enhance special activity areas. The intensity or selection of landscape treatments
should be used to further define, identify or buffer various campus land uses.
! Landscape materials should be used which reflect climate conditions, limited water resources, and
maintenance issues.
! Use of native/indigenous species should be incorporated into landscape treatments to the greatest
extent possible.
Circulation
! The hierarchy of roadway, bikeway, and pedestrian circulation patterns should be highlighted by
a distinctive design treatment for each element of the system.
! Potential visual impacts from vehicle corridors and parking lots should be minimized through
appropriate site design and placement.
! Provisions for public transportation with ties to the regional system and transit corridor
should be an integral part of the campus plan.
Open Space/Views
! The internal campus open space system should provide links with the adjoining regional
open space systems of the adjacent developments.
! Development of campus gateways and enhancement of internal view corridors should be an
integral part of the open space elements within the campus.
! Campus development should preserve and enhance maukamakai views within major open spaces and
through building siting.
! Visual buffering through landscape treatments or building design should occur between conflicting or
unsightly functions.
4. PUBLIC FACILITIES AND INFRASTRUCTURE
The purpose of this chapter is to set forth policies and principles to
guide planning and construction of proposed public and private public facility projects and
infrastructure systems to carry out the vision for future development of Ewa, as
described in Chapter 2.
Information on timing and phasing of both planned and proposed infrastructure and public
facility projects available during plan preparation is also included. However, each project proposal
is only identified and presented conceptually; not on a site specific basis. More
detail on the specific need, route alignment, site boundaries, capacity and other specifications
for each project, as applicable, will be prepared at the master planning stage
which precedes approval of actual development.
As noted in Chapter 5, existing unilateral agreements, zoning and Urban Design Plans
will continue to guide development in the area.
4.1 TRANSPORTATION SYSTEMS
Based on regional planning and transportation analysis done for the Development Plan Revision
Program, planned and proposed roadway elements and other transportation system features which may
be needed to meet the projected development in Ewa are identified.
4.1.1 EXISTING ROADWAY NETWORK
! The H1 Freeway which is the major arterial road connecting Ewa with the
Primary Urban Center,
! Farrington Highway which, past Kapolei, is the major arterial connecting the Waianae Coast
with Ewa, and, between Kapolei and Waipahu, is a secondary eastwest route.
Northsouth roads distribute traffic onto and off of the eastwest arterials at several
locations. They include:
! Fort Weaver Road which links West Loch, Ewa Villages, Ewa by Gentry, and
Ewa Beach with Farrington Highway and H1,
! Kunia Road which connects to Central Oahu's Schofield Barracks and Wahiawa,
! Fort Barrette Road which runs south from Kapolei to the main entrance to
Barbers Point Naval Air Station (BPNAS),
! Makakilo Drive which continues up the hillside from the Makakilo Interchange of the
H1 Freeway, providing the only access to Makakilo, and
! Kalaeloa Boulevard which provides access to Campbell Industrial Park and Barbers Point Harbor
via the H1's Palailai Interchange.
NorthSouth Distributors
New Roads
Interchange Improvements
New Interchanges
S20
C5
S1
S27
1995-2000
2001-2005
1995-2000
1995-2000
1995-2000
As noted in Section 4.1.6, the substantial development of Secondary Urban Center jobs
(from 17,000 jobs in 1990 to over 64,000 jobs by 2020) is projected
to increase the number of Ewa residents who work in the area.
However, it is also projected that the number of commuters traveling to the
PUC from Ewa and Central Oahu will still increase, although at a lower
rate than would occur if development of the Secondary Urban Center was not
supported.
A summary of transportation analysis and need assessments done in preparing this document
is provided on page 2-33 and 2-34 of the Ewa Development Plan Report,
the technical report prepared by the consultant team for this project.
4.1.2 PLANNED EXTENSIONS OF THE ROADWAY NETWORK
OMPO recently prepared the 2020 Oahu Regional Transportation Plan based on year 2020
traffic volumes projected to be generated by land uses approved under the previous
Development Plan Special Provisions and Land Use Map. In addition, in Ewa, a
consortium of landowners and developers prepared the Ewa Region Highway Transportation Master Plan
(1992) as part of a process to determine what Ewa highway improvements will
be needed, and how much of the costs each developer is to pay.
Under existing Unilateral Agreements, Ewa developers and landowners have agreed to finance their
fair share of development of the roads. The Master Plan is being updated,
along with a study of the North-South Road, and analysis of methods for
financing these improvements.
Roads listed in the Ewa Region Highway Transportation Master Plan and the 2020
Oahu Regional Transportation Plan will be required by 2020 to properly serve the
anticipated developments. (The Master Plan has not yet been approved by the State
and the City.)
The two plans show major elements of the future Ewa roadway network. These
major improvements include:
! Kapolei Parkway which is planned as a major eastwest corridor, connecting the eastern
parts of Ewa with the City of Kapolei and employment areas to the
west,
! A new NorthSouth Road which will link Kapolei Parkway with Farrington Highway and
the H1 Freeway and extend on mauka of the H1 Freeway interchange to
become part of Makakilo Drive,
! Improvements to existing H1 Freeway interchanges at Palailai, Makakilo, and Kunia,
! New H1 Freeway interchanges at Kapolei and Makaiwa Hills, and
! Extension of Hanua Street parallel to Kalaeloa Boulevard to enhance truck access between
the H-1 Freeway and Campbell Industrial Park.
Recognition of these major improvements to future roadway networks for Ewa in no
way implies Council approval of these projects. These projects will have to be
approved through the CIP process or through the zoning process.
4.1.3 ADDITIONAL ELEMENTS OF THE ROADWAY NETWORK
Additional eastwest and northsouth roadways will be needed to enhance movement between the
various parts of the Ewa region and to provide improved access to activity
centers such as Ewa Marina and the Kalaeloa Regional Park (at BPNAS), including:
! An improved roadway link between Fort Barrette Road and the Kalaeloa Regional Park
to provide access to the shoreline and the park for residents of the
KapoleiMakakilo area,
! Extension from the NorthSouth Road south of Kapolei Parkway into the Kalaeloa Regional
Park to provide a second access to the Park for residents of East
Kapolei and staff and students of the UHWest Oahu campus,
! Development of an east-west collector roadway system which connects developments on both sides
of North-South Road in an efficient circulation pattern,
! Development of additional north-south roads and a mauka frontage road to improve circulation
between the City of Kapolei and the freeway, Makakilo and Makaiwa Hills,
! Extension of Geiger Road to provide a direct link between Fort Barrette Road
and the NorthSouth Road,
! Development of a roadway linking the western part of Ewa Marina and a
road within the eastern boundary of BPNAS which connects to Geiger Road,
! Development of an eastwest roadway linking Campbell Industrial Park with Geiger Road, and
! Development of at least one additional northsouth road between East Kapolei and Farrington
Highway, east of the NorthSouth Road.
The need for these roads has been established only at the conceptual stage,
and further study, planning and approvals will be required to establish need, appropriate
route, capacity, and other characteristics.
4.1.4 TRANSIT
4.1.4.1 Bus Service
In 1996, there are four bus routes serving Ewa throughout the entire day:
! Ewa Mill Honolulu No. 48
In addition, during peak-hour commuting, there are five express bus routes:
! Ewa Beach Express No. 91
The Comprehensive Bus Facility and Equipment Requirements Study, published in 1994 by the
Honolulu Public Transit Authority, examined bus system expansion and financing needs for the
period 1994 2006. Assuming future expansion of the fleet from 525 to 650
buses, the study showed an increase in buses assigned to the Ewa Service
Area from 35 to 88, of which 45 are expected to be articulated
(highcapacity) buses. The additional buses would be used to increase capacity and frequency
of service, as well as to add new routes. As the fleet expands
its service, public review and Council approval will be necessary.
OTS currently operates two "divisions" from bus maintenance facilities located in KalihiPalama and
Halawa. With growth in service and in the bus fleet, a third division
will be needed to serve west Oahu and will be located at a
third maintenance facility at Manana in the Pearl City area.
The Comprehensive Bus Facility and Equipment Requirements Study also addresses the need for
"transportation centers" and park-and-ride facilities, although it makes no recommendations on specific sites
in the Ewa area. Transportation centers are bus transfer points having a protected
environment for waiting passengers, like that on the mauka side of Ala Moana
Center. Park-and-rides are special parking lots where commuters can park their cars and
continue their commute by bus.
The Department of Transportation Services has currently identified and proposed for development two
park-and-ride facilities in Ewa, one in the future civic center area of the
City of Kapolei, and another further east, near the future North-South road/Kapolei Parkway
intersection. Other sites are expected to be identified and proposed for development as
new communities arise in areas that have not yet started to develop, especially
if they are at key points along the future route of the proposed
rapid transit system.
Policies, planning principles, and guidelines in this Development Plan support the establishment of
transit service throughout Ewa and creation of linkages feeding into transit nodes along
the future rapid transit corridor (see 4.1.4.2 below).
4.1.4.2 Planned Rapid Transit Corridor
By connecting to the Primary Urban Center via Waipahu, the corridor could provide
for a future highspeed connection between the Kapolei campus of the University of
Hawaii at West Oahu and Leeward Community College, Honolulu Community College, and the
University of Hawaii at Manoa.
The Ewa rapid transit corridor is planned to run from Waipahu along the
Farrington Highway rightofway, turning south at the NorthSouth Road and west again in
the Kapolei Parkway rightofway to the City of Kapolei. The corridor could eventually
extend to Barbers Point Harbor and a turnaround/maintenance facility could be sited in
the Kapolei Business Park.
Developments along the proposed transit corridor are being required to set aside appropriate
sized right-of-way and under existing UAs, the land will be donated by Campbell
Estate to the City at the time that a rapid transit system is
developed for Ewa.
Land has been set aside for a rapid transit rightofway in the median
of Kapolei Parkway and in the NorthSouth Road corridor. Campbell Estate has made
a commitment to set aside additional land along Farrington Highway between the NorthSouth
Road and Fort Weaver Road. The Farrington Highway rightofway through Waipahu has adequate
land to accommodate rapid transit. (The right-of-way for an at-grade separated rapid transit
system would be 28 feet while only eight feet would be required if
the system were elevated.)
Land has been set aside in the City of Kapolei for a transit
station/bus terminal/park-and-ride facility, and provisions should be made for transit stations/park-and-ride facilities at
each of the transit nodes along the rapid transit corridor. (A 75 foot
right-of-way would be required for each transit station.) In addition, 25 acres are
being reserved for a future rapid transit maintenance yard.
High-density residential and commercial development should be permitted within a one-quarter- mile radius
(15 minutes walking distance) around the transit station/park-and-ride facility site at the center
of the transit node. The objective is to create a land use pattern
that would allow residents to minimize use of the private automobile and encourage
use of transit for longer trips and walking or biking for short trips.
4.1.5 BIKEWAY SYSTEM
The Kapolei Area Bikeway Plan (KABP) is part of the City of Kapolei
Urban Design Plan, which was adopted by the City Council in 1995. The
KABP covers all of Ewa except for military bases in the area. Elements
of the KABP have been adopted by the State Department of Transportation as
part of the State bikeway plan, Bike Plan Hawaii (1994). This Plan includes
all the projects found either in the KABP or the State’s Bike Plan
Hawaii.
As shown in Exhibit 4.1, major bike paths should run along the OR&L
right-of-way and Kapolei Parkway and along the North-South Road and Fort Weaver Road.
Bikeways should be incorporated in other major roadways, and there should be an
extensive network of bike lanes within the City of Kapolei and Kapolei Villages.
4.1.6 GENERAL POLICIES
Adequate Access and Services. Before zoning approval is given for new residential and
commercial development in Ewa, the Department of Transportation Services should either: (1) indicate
that adequate transportation access and services can be provided with existing facilities and
systems, or (2) recommend conditions that should be included as part of the
zone change approval in order to assure adequacy.
! Provide adequate access between residences and jobs, shopping, and recreation centers in Ewa
as development occurs;
! Provide improved access to and from adjacent areas, especially Central Oahu; and
! Provide adequate capacity for major peakhour commuting to work in the Primary Urban
Center. (Although the share of residents who will both live and work in
Ewa is projected to increase from 17% to 44% by 2020, a majority
of residents will still commute to jobs outside the region.)
Improved Linkages. Additional routes, as noted in Section 4.1.3 of this Plan, should
be created between the various parts of the region, including to and across
BPNAS after it is returned to civilian control.
Reduction in Automobile Use. Reliance on the private passenger vehicle should be reduced
by:
! Provision of circulation systems with separated pedestrian and bicycle paths and convenient routes
for public transit service,
! Use of more traditional "grid" patterns for street systems in new development areas
to facilitate bus routes and encourage pedestrian travel,
! Provision of supporting facilities and amenities for pedestrian, bicycle, and public transit use.
The use of bike trails, bicycle racks at commercial centers, bicycle storage facilities
at employment centers as well as bus shelters at bus stops will be
encouraged.
! Acquisition of a dedicated rapid transit rightofway prior to development, and support for
highdensity and hightraffic land uses along the rapid-transit corridor, especially within a quarter-mile
of centers of the transit nodes, subject to City Council approval of any
system.
4.1.7 PLANNING PRINCIPLES
! It provides an opportunity to create multiple linkages and routes between the various
parts of the region. This advantage is enhanced by the planned closing of
the Barbers Point Naval Air Station, which will return the area to civilian
use and thereby allow for increased road linkages to and across former Naval
Air Station lands.
! The terrain allows for relatively less expensive development of a dedicated transit rightofway.
The flat terrain also increases the feasibility of constructing a rapid transit system
on that right-of-way.
! Both the terrain and the sunny, low rainfall climate enhance bicycling as an
alternative form of transportation as well as for recreation. An improved environment for
bicycling and walking also improves the potential for high transit ridership. (See the
discussion of the Kapolei Area Bikeway Plan above in Sec. 4.1.5.)
Planning principles and guidelines addressing residential and commercial land uses, set forth in
Chapter 3, Sections 3.6 and 3.7 above, provide substantial guidance toward enhancing pedestrian,
bicycle and transit modes of transportation.
The following principles should guide the development of a multimodal transportation system for
Ewa:
! Comprehensive Roadway Network. The roadway system should be designed to provide multiple routes
for travelling among the various residential communities and activity centers of Ewa, thereby
lending variety to travel within the region and promoting communication among its communities.
Network designs for communities should take on more of a grid pattern, increasing
intersections between collector streets.
The design should also increase connections between parallel major collectors and arterials e.g.,
between NorthSouth Road and Fort Weaver Road rather than relying primarily upon loop
roads to feed the major roadways. Planning for East Kapolei and for the
reuse of Barbers Point Naval Air Station are important opportunities for creating such
connections.
! Land Use Planning Anticipating Rapid Transit. Key to the vision for Ewa is
reservation of a rapid transit corridor prior to development and the planning of
highdensity and hightraffic land uses along the corridor. This strategy will contribute to
the feasibility of developing a highspeed transit line and will result in a
more mobile, less automobiledependent community. Planning for all the communities along the proposed
transit corridor on Farrington Highway, North-South Road, and Kapolei Parkway should reflect the
desire to establish a rapid transit corridor with high-density residential and commercial nodes
located at regular intervals.
! TransitOriented Community Street Systems. Circulation systems within residential communities and commercial centers should
emphasize connections between northsouth and eastwest streets and accessibility from residential streets to
bus routes, parks, schools and commercial centers. Circulation systems should be designed to
facilitate bicycle and pedestrian travel, to increase transit use, and to reduce dependence
on automobile travel.
See Chapter 3, Sections 3.6 and 3.7, for more detailed planning principles and
guidelines for circulation in residential communities and commercial centers.
! CommunityLevel Street Standards. Standards for public streets within residential communities and commercial centers
should be revised to support and improve pedestrian and bicycle travel and onstreet
parking. While average motor vehicle speed may be reduced, safety and enjoyability for
pedestrians and bicyclists would be increased, and greater efficiency in land use, reduced
constructions costs, and improved street function may occur.
4.2 WATER ALLOCATION AND SYSTEM DEVELOPMENT
This plan, called the Oahu Water Management Plan (OWMP), is prepared by the
Planning Department with the assistance of the State Commission on Water Resource Management
and the Board of Water Supply, and approved by the City Council following
extensive public review and comment. The OWMP was adopted by the State Commission
on Water Resources and the City Council in 1990. The Technical Reference Document
(TRD) for the OWMP is currently being revised to update supporting data, analyses,
and conclusions to reflect the closing of Oahu Sugar Company and Waialua Sugar
Company and more recent data and analytical review. Future revisions to the document
shall be submitted to the Council for its review and approval.
The Board of Water Supply evaluated the water development needs of the existing
and new residential and commercial (including retail, office, resort, recreational, and industrial) development
likely by 2020 as a result of implementation of the Development Plan.
The Board of Water Supply projects that an additional 35 million gallons per
day (mgd) of potable (or drinkable) water will be needed in Ewa by
2020 to meet projected growth in residential and commercial demand. In addition, long-term
demand for nonpotable water for existing and new urban irrigation and other urban
purposes is estimated to be approximately 26 mgd. Agricultural demand for nonpotable water
for the 3,000 acres of agricultural land in Ewa protected from development by
this plan could be as much as 10 mgd (based on recent testimony
before the State Commission on Water Resource Management). Meeting this demand will require
reallocation of water within the island-wide system, as well as development of new
sources.
As shown below in Table 4.2, the Board of Water Supply has identified
potential sources of potable and nonpotable water to meet the projected demand in
Ewa through 2020. These sources will be pursued as part of the Board's
development and operation of an integrated islandwide water system.
The water management strategy called for in the Oahu Water Management Plan is
for ongoing groundwater source development coupled with efforts to increase water use efficiency,
water conservation, and continued development of alternative sources of water.
Ground Water Source
Pearl Harbor aquifer sustainable yield will decrease due to Oahu Sugar Company's
close and requires reevaluation. Specific source capacities are only estimates. Allocations of groundwater
and surface water sources require the approval of the State Commission on Water
Resource Management.
Source: Board of Water Supply, 1996
4.2.1 GENERAL POLICIES
Adequacy of Water Supply. Before zoning approval is given for new residential or
commercial development in Ewa, the Board of Water Supply should either indicate that
adequate potable and nonpotable water is available or recommend conditions that should be
included as part of the zone change approval in order to assure adequacy.
Dual Transmission Lines. Where required, developments should have dual water lines to allow
conservation of potable water and use of nonpotable water for irrigation and other
appropriate uses. Such requirements shall be determined during review of project master plans
for new developments and approval of zoning applications.
Development and Allocation of Potable Water. The State Commission on Water Resource Management
has final authority in all matters regarding administration of the State Water Code.
Under that authority, the Board of Water Supply should coordinate development of potable
water sources and allocation of all potable water intended for urban use on
Oahu. State and private well development projects could then be integrated into and
made consistent with City water source development plans.
Use of Nonpotable Water. An adequate supply of nonpotable water should be developed
for irrigation and other suitable uses on the Ewa Plain in order to
conserve the supply of potable water and to take advantage of dual water
systems constructed by Ewa developers.
The Pearl Harbor aquifer is the most cost effective and accessible water resource
of potable quality and it is needed to support the existing and future
domestic potable water uses described in the development plans. To minimize the risk
of impacts to our precious potable water sources, the use of reclaimed water
(Areclaimed wastewater effluent@) and brackish waters as nonpotable irrigation sources in the coastal
caprock area such as the Ewa Plain should be given high priority. Significant
demand exists for nonpotable water for golf courses, landscape irrigation and industrial uses
on the Ewa Plain. In addition to the compatibility of the source to
the demand in the area, the infrastructure to distribute the reclaimed water in
that area is being planned. Use of reclaimed water and brackish water should,
therefore, focus on meeting demand in the Ewa Plain where there are no
adverse consequences to the drinking water resources.
Experiences with increasing chloride, nitrate and pesticide contamination of groundwater indicate that activities
on the surface of the land can have a detrimental effect on the
quality of drinking water. Nonpotable water used above Pearl Harbor aquifer should be
low in total dissolved solids to protect the quality of drinking water withdrawn
from wells located down-gradient of the application.
Use of Waiahole Ditch Water. A sufficient amount of water is needed to
meet the diversified agricultural needs for Ewa and Central Oahu along with high
quality recharge of the Pearl Harbor aquifer. A number of potential sources are
identified in Table 4.2, including: caprock, surface water, spring waters, Waiahole Ditch Water
and wastewater effluent. The amount of water available and the potential use of
each of these sources vary according to location. The State Commission on Water
Resource Management should consider all sources of water in making allocations.
Water Reclamation. The City will reclaim and distribute wastewater effluent, provided that paying
customers can be found for the nonpotable water. No additional costs will be
borne by sewer users to subsidize private users of recycled effluent.
Under the City's agreement through a Consent Decree with the U.S. Environmental Protection
Agency and the State Department of Health, the City plans to reclaim and
use up to 10 mgd of Oahu's wastewater by 2001.
Construction of the secondary treatment unit at the Honouliuli Wastewater Treatment Plant has
been completed. The facility is capable of providing 13 million gallons per day
(mgd) of undisinfected secondary treated reclaimed water (R-3 quality).
In Fiscal Year 1997-98, the City plans to build a pilot project at
Honouliuli to study the potential for aquifer recharge with disinfected secondary treated reclaimed
water (R-2 quality) and to evaluate the resulting water quality impacts within the
lower Ewa plain region. The R-3 secondary treatment facility at Honouliuli will be
upgraded to an R-2 facility when the pilot project is ready to begin.
The pilot project will have a capacity of 5 to 6 mgd.
If the pilot project indicates the water quality of the Ewa caprock aquifer
can be improved with effluent recharge with no detrimental impacts to near shore
waters, the pilot project will be expanded to provide 13 mgd of recharge,
providing that customers can be found to pay for the capital costs of
the distribution system and the cost of operating and maintaining the facility and
distribution system.
Integrated Resource Management. Management of all potable and nonpotable water sources, including groundwater,
stream water, storm water, and effluent reuse should be integrated through amendments to
the Oahu Water Management Plan and future Integrated Resource Management plans which will
require Council approval and adequate public review, following City development of plans and
adoption of an appropriate management process.
4.3 WASTEWATER TREATMENT
4.3.1 GENERAL POLICIES
Where feasible, effluent should be treated and used as a source of nonpotable
water for irrigation and other uses below the Underground Injection Control line of
the State Department of Health and the "No-Pass" Line of the Board of
Water Supply. As noted above, the Department of Environmental Services has made a
commitment to the U.S. Environmental Protection Agency and the State Department of Health
to reclaim and use up to 10 million gallons a day (mgd) of
wastewater islandwide by 2001.
Wastewater treatment plants should generally be located in areas shown as planned for
industrial use and away from residential areas shown on the Urban Land Use
Map in Appendix A. Existing treatment plants are shown on the Urban Land
Use Map and the Public Facilities Map in Appendix A. A City review
and approval process, such as the Plan Review Use process, which provides adequate
public notice and input, complete technical analysis of the project, and approval by
the City Council, shall be required for any major new private wastewater treatment
plant. Other system elements, such as pump stations and mains, should not require
such comprehensive review and policy approval.
4.4 ELECTRICAL POWER DEVELOPMENT
4.4.1 GENERAL POLICIES
Electrical power plants should generally be located in areas shown as planned for
Industrial use and away from Residential areas shown on the Urban Land Use
Map in Appendix A. Existing power plants are shown on the Urban Land
Use Map and Public Facilities Map in Appendix A. Any proposed major new
electrical power plant or proposals for a new above-ground or underground transmission corridor
carrying voltages of 138kV or greater shall be considered through a City review
and approval process, such as the Plan Review Use process, which provides public
review, complete analysis, and approval from the Department of Land Utilization and the
City Council.
Other system elements, such as substations and transmission lines, are not shown on
the Map and should be reviewed and approved administratively.
4.5 SOLID WASTE HANDLING AND DISPOSAL
The Solid Waste Integrated Management (SWIM) Plan prepared by the Department of Public
Works and adopted by the City Council in 1995 identified existing landfills which
could be expanded and potential sites for developing new landfills to provide new
capacity. The Waimanalo Gulch was identified as having potential for expansion. Ewa sites
for new landfills identified in the Plan included the mauka part of Kahe
Valley, a site within the West Loch Magazine Blast Zone, and a site
in East Kapolei.
4.5.1 GENERAL POLICIES
Siting and/or expansion of sanitary landfills should be analyzed and approved based on
islandwide studies and siting evaluations.
4.6 DRAINAGE SYSTEMS
Discharge of floodwaters to the ocean, however, is a major source of non-point
source pollution of nearshore waters, negatively affecting coral growth, fish populations and use
of the shoreline for swimming, surfing, and other types of ocean recreation.
The federal government has initiated a major program to reduce nonpoint source pollution,
mandating response by the State and the counties. The City requires retention/detention facilities
adequate for a two-year frequency/24-hour duration storm to be provided on site, but
the required capacity is only for the amount of stormwater generated on site.
In many watersheds, however, undeveloped mountain areas generate a disproportionately large share of
the total stormflow, and no party is responsible for mitigating the environmental impact.
Concrete-lined drainage channels have other negative environmental impacts, including disruption of lateral shoreline
access, beach erosion downdrift of channel mouths, and visual blight.
Drainage improvements are planned for:
! A major new system to drain Makaiwa Hills, Kapolei Business Park, and the
industrial areas closest to the Barbers Point Deep Draft Harbor;
! Expansion of the channel at the western edge of BPNAS to provide additional
capacity for the City of Kapolei;
! A system to drain the West Loch Drainage Basin, serving Ewa by Gentry
and development in East Kapolei; and
! A system to drain the Kaloi Gulch Drainage Basin.
The Makaiwa Hills system will have detention basins mauka of the H-1 Freeway
and a 120-foot-wide concrete-lined channel to convey stormwaters to an ocean outlet just
south of Barbers Point Harbor. It is being constructed by Campbell Estate. The
Estate is also funding the expansion of the existing channel on the western
boundary of the Barbers Point Naval Air Station.
Drainage improvements in the West Loch Drainage Basin must be constructed to handle
stormwater runoff from existing and proposed projects located in the basin. These projects
include the City's West Loch residential project, Phase I of the Ewa by
Gentry residential project, and the proposed East Kapolei master-planned community project.
The drainage plans for Phase I of the Ewa by Gentry East project
call for a grass-lined drainage channel running immediately east of the project's boundary.
The channel would terminate at a detention basin that will be immediately makai
of the Honouliuli National Wildlife Refuge. During heavy rainstorms, stormwater runoff exceeding the
capacity of the detention basin would be directed around the wildlife refuge for
discharge into Pearl Harbor's West Loch.
The Kaloi Gulch Drainage Basin is one of the larger drainage basins in
the region. It encompasses an area of approximately 7,140 acres, and has a
peak design flow of approximately 11,500 cfs (cubic feet per second). Historically, the
drainage pattern in this basin has flowed from the Waianae Mountain Range above
Makakilo through the Kaloi Gulch toward the ocean terminating on Haseko's Ewa Marina
property. Floodwaters typically spread out in sheet flows through the sugarcane fields below
Farrington Highway.
Drainage flow through the Kaloi Gulch basin, however, has been constrained by the
elevation of the OR&L right-of-way which forms a man-made barrier that impedes stormwater
runoff. Because of this constraint, stormwater flows have been forced into a narrow
drainage culvert between Tenney and Varona Villages in the Ewa Villages. During periods
of heavy rainstorms, this has caused flooding in the Tenney and Varona Villages
area.
The Ewa Villages and Ewa by Gentry projects are handling drainage within their
projects through the development of golf courses. The golf courses provide detention and
retention of storm waters and will adequately meet the Department of Public Works'
drainage and environmental requirements for stormwater runoff.
Other proposed urban development projects in the basin, including the University of Hawaii
West Oahu and the Ewa Marina project have not yet received City approval
for their drainage master plans.
The drainage system serving the Villages of Kapolei, which consists of golf course
retention and disposal of stormwater into injection wells and a large ditch near
the Barbers Point Naval Air Station boundary, may need to be augmented in
the future.
A proposal is being considered by the Barbers Point Redevelopment Commission which would
create a drainage system through the Barbers Point Naval Air Station lands for
waters from both the Villages of Kapolei and Kaloi Gulch drainage basins.
See Exhibit 4.2 for the location of Ewa Drainage Basins.
4.6.1 GENERAL POLICIES
Storm water should be viewed as a potential irregular source of water for
recharge of the aquifer which should be retained for absorption rather than quickly
moved to coastal waters.
Natural and man-made vegetated drainageways and retention basins should be the preferred solution
to drainage problems wherever they could promote water recharge, help control non-point source
pollutants, and provide passive recreation benefits.
4.6.2 PLANNING PRINCIPLES
! Retention and Detention. Public and private agencies should employ methods of retaining or
detaining storm water for gradual release into the ground as the preferred strategy
for management of storm water. Where feasible, any open space, including parking lots,
landscaped areas, mini and community parks, and public and private golf courses should
be used to detain or infiltrate storm water flows to reduce their volume
and runoff rates and the amounts of sediments and pollutants transported.
Exhibit 4.2
Natural gulches on the slopes of the Waianae Range foothills which are within
the Urban Growth Boundary should be preserved as part of the open space
network.
The following principles apply specifically to development within the Kaloi Gulch drainage basin.
! Key Role of Ewa Marina. The City supports timely development of the Ewa
Marina as a key element needed to mitigate drainage impacts in the Kaloi
Gulch watershed during major storms. The marina's role as a storm water storage
and detention basin has been acknowledged and included in previously approved environmental impact
statements and land use approvals for projects in the Kaloi Gulch watershed.
! Relation to the Ewa Village Master Plan and Other Previously Approved Developments in
the Basin. Solutions to handling drainage problems on lands above Ewa Villages must
be compatible with the drainage design of the Ewa Villages Master Plan and
other developments in the Kaloi Gulch drainage basin which have already been approved.
The Ewa Villages drainage design assumes that runoff will not exceed existing levels
received from sugarcane fields north of the golf course, will enter the Ewa
Villages golf course water retention areas through a number of dispersed channels, and
will not be at velocities which would scour out the golf course water
retention areas.
4.7 SCHOOL FACILITIES
As shown in Table 4.3, the DOE has projected a need by 2020
for nine new elementary schools, two new intermediate schools, and at least one
new high school in Ewa. An additional high school will be needed after
2020. (Needs estimates could change if estimates of housing production and density or
school operation policies and funding are revised.)
Conceptual locations of two new intermediate schools and two new high schools are
shown on the Public Facilities Map in Appendix A. Elementary schools are not
mapped because their sites are of community rather than regional concern and should
be determined as part of a master planning and design process. Sites have
been reserved for two of the elementary schools, one intermediate school, and one
high school. (Minimum site size for elementary schools is eight acres, for intermediate
schools is 18 acres, and for high schools is 50 acres.)
4.7.1 GENERAL POLICIES
Developers should pay their fair share of all costs needed to insure provision
of adequate school facilities for the children living in their developments.
! Schools as Community Centers. Because of the difficult financial problems for all sectors,
new communities are likely to have fewer churches, private social halls, and recreation
facilities. As a result, schools may have to assume important functions as cultural
and recreational centers and as meeting facilities. The State DOE should design school
facilities to facilitate community use during nonschool hours and weekends.
! Co-location with Parks. Elementary and intermediate schools should be colocated with neighborhood or
community parks, and designs of facilities should be coordinated by the State DOE
and the Department of Parks and Recreation when needless duplication of parking and
of athletic, recreation, and meeting facilities can be avoided.
! Shared Facilities. The Department of Parks and Recreation should coordinate the development and
use of athletic facilities such as swimming pools and gymnasiums with the DOE
where such facilities would maximize use and reduce duplication of function.
! Fair Share Contribution. The City will support the State Department of Education's request
for fair share contributions from developers of residential projects to insure that adequate
school facilities are in place at existing and new schools to meet the
needs of residents.
Makakilo
Kapolei
Ewa Beach 2
Ewa Villages
Ko Olina
Makaiwa Hills
Makakilo
Kapolei
Fort Weaver Road
Tenney Village
Ko Olina
Makaiwa Hills
Makakilo, Ko Olina, Villages of Kapolei
Campbell Industrial Park, City of Kapolei, Kapolei Business Park
Ewa by Gentry, Ewa Marina, Ewa Beach, Iroquois Point
West Loch, Ewa Villages, East Kapolei
Ko Olina Resort
Makaiwa Hills
Existing
1995
2000
N.D.
N.D.
N.D.
Substations
Ewa Villages
Ko Olina
East Ewa Region
West Ewa Region
N.D.
N.D.
To meet projected population and economic growth by 2020, the Fire Department estimates
Ewa will need four new fire stations.
Because police operate primarily in the field and do not have a need
for outlying stations, only a new regional station is projected by the Police
Department to be needed to serve the 2020 population of 125,000. It is
planned to be built in the City of Kapolei on donated land.
4.8.1 GENERAL POLICIES
4.9 OTHER COMMUNITY FACILITIES
Location of new community facilities should comply with the following principles:
! Colleges and Hospitals. Colleges and hospitals should generally be located in urban areas
near transit nodes, commercial centers, or highdensity residential areas.
! Correctional Facilities. Correctional facilities should generally be located on industrial or agricultural lands.
(However, a youth detention facility can be located within the City of Kapolei
as part of a relocated Family Court.) If such a facility is proposed
for lands not planned for industrial or agricultural use, a City review and
approval process which provides public review, complete analysis, and policy approval should be
used.
! Other Major Facilities. Major public, quasi-public or private facilities or utilities which provide
essential community services but which could have a major adverse impact on surrounding
land uses should be considered through a City review and approval process, such
as the Plan Review Use process, which provides public notification, review by appropriate
agencies, opportunities for public comment, and approval by the City Council.
4.10 ADDED OR CHANGED PUBLIC FACILITIES
5. IMPLEMENTATION
Implementation of the Ewa Development Plan will be accomplished by:
! Phasing development to support the vision for Ewa and to maximize the effect
of infrastructure investments;
! Guiding development in areas of critical concern including Kalaeloa (BPNAS) through Special Area
Plans;
! Guiding public investment in infrastructure through Functional Plans which support the vision of
the Development Plan;
! Recommending approval, approval with modifications or denial of developments seeking zoning and other
development approvals based on how well they support the vision for Ewa's development;
! Incorporating Development Plan priorities through the Public Infrastructure Map and the City's annual
budget process;
! Evaluating progress in fulfilling the vision of the Ewa Development Plan every two
years and presenting the results of the evaluation in the Biennial Report; and
! Conducting a review of the vision, policies, principles, guidelines, and CIP priority investments
of the Ewa Development Plan every five years and recommending revisions as necessary.
5.1 PHASING OF DEVELOPMENT
5.1.1 PHASING AREAS
! Urban Expansion, 1997 2005 (high priority areas supported for zoning changes and infrastructure
investments within the next eight years if the project supports the vision for
Ewa and implements relevant policies, principles, and guidelines);
! Urban Expansion, 2006 2015 (secondary priority areas supported for zoning changes and infrastructure
investments after the next ten years if the project advances the vision for
Ewa and implements relevant policies, principles, and guidelines); and
! Urban Expansion, 2016 and Beyond (projects in these areas will generally be supported
for zoning changes and infrastructure investments if projects in the earlier phases have
demonstrated substantial progress).
5.1.2 PUBLIC FACILITY INVESTMENT PRIORITIES
Capital Improvement Projects shall be developed to support the development of High Priority
Areas during the first eight years (1997 2005).
Significant Capital Improvement Projects of the highest priority for the Ewa Development Plan
are:
! A dedicated Rapid Transit Corridor linking the City of Kapolei, Kapolei Village, the
UH West Oahu Campus, and Waipahu;
! City Offices in the City of Kapolei;
! State Offices in the City of Kapolei;
! The University of Hawaii West Oahu campus in the vicinity of Pu'u Kapuai
and north of the H-1 Freeway;
! The NorthSouth Road and other elements of the Ewa Regional Highway Transportation Plan;
! Drainage Plans for Kaloi Gulch, Kapolei, and West Loch Watersheds;
! New potable and nonpotable water sources; and
! Expanded wastewater treatment plant capacity, and reclamation of effluent from the Honouliuli Wastewater
Plant for nonpotable water uses.
5.1.3 DEVELOPMENT PRIORITIES
5.1.4 EXCEPTIONS TO DEVELOPMENT PRIORITIES
! The vision for economic development in Ewa would be significantly advanced by development
of the project;
! Affordable housing needs or job creation objectives would not otherwise be met;
! Development of higher priority areas has been delayed; and
! Infrastructure cost considerations support development of the project before projects in higher priority
areas.
5.2 SPECIAL AREA PLANS
Special Area Plans can be used to guide land use development and infrastructure
investment in Special Districts, Redevelopment Districts, or Resource Areas. Plans for Special Districts
would provide guidance for development and infrastructure investment in areas with distinct historic
or design character or significant public views. Plans for Redevelopment Districts would provide
strategies for the revitalization or redevelopment of an area. Plans for Resource Areas
would provide resource management strategies for areas with particular natural or cultural resource
values.
Barbers Point Naval Air Station (BPNAS) is the only area in Ewa identified
for Special Area Plan status. Its Special Area Plan will be a combination
of a Redevelopment District and Resource Area Plan. A Local Reuse Master Plan
is being prepared by the Barbers Point Redevelopment Commission under guidelines of the
Federal Base Closure Act. BPNAS is anticipated to be returned to civilian use
by 1999. The Local Reuse Master Plan is intended to become the Special
Area Plan. Land use and infrastructure policies, principles, and guidelines and other relevant
sections from the BPNAS Special Area Plan should be submitted to the Planning
Commission for public review and to the City Council for its consideration for
adoption.
5.3 FUNCTIONAL PLANS
City agencies responsible for developing infrastructure and public facilities shall review existing Functional
Plans, and in consultation with the Chief Planning Officer, update the existing Plans
or prepare and submit to the Mayor new longrange Functional Plans for providing
facilities and services for Ewa to the year 2020.
Agencies with Functional Planning responsibilities would include:
! Department of Design and Construction
The Functional Plans should provide:
! A Resourceconstrained LongRange Capital Improvement Program with priorities,
! A LongRange Financing Plan, with any necessary new revenue measures,
! A Development Schedule with first priority to areas designated for earliest development, and
! Service and facility design standards, including Level of Service Guidelines for determining adequacy.
A resource-constrained program is one which identifies the fiscal resources that can be
reasonably expected to be available to finance the improvements.
Level of Service Guidelines for determining adequacy of public facilities and infrastructure to
support new development shall be established by the responsible City line agencies as
part of their review and update of Functional Plans. Level of Service Guidelines
for infrastructure and utilities which are primary State agency responsibilities (such as schools)
shall be established by the Department of Planning and Permitting in consultation with
the responsible State agencies.
In preparing the Functional Plans, a proactive public involvement process should be established
which provides the public with access to complete information about infrastructure and public
facility needs assessment, alternatives evaluation, and financing. Outreach activities should involve the Neighborhood
Boards, community organizations, landowners, and others who might be significantly affected by the
infrastructure or public facilities projects to be developed under the Functional Plan.
The process should be characterized by opportunities for early and continuing involvement, timely
public notice, public access to information needed to evaluate the decision, and the
opportunity to suggest alternatives and to express preferences.
5.4 REVIEW OF ZONING AND OTHER DEVELOPMENT APPLICATIONS
Projects which do not involve significant zone changes will be reviewed by the
Department of Planning and Permitting for consistency with the policies, principles, and guidelines
of the Ewa Development Plan during the Zone Change Application process. Those projects
requiring environmental assessments shall follow the provisions of Hawaii Revised Statutes, Chapter 343.
Projects involving significant zone changes will require an Environmental Assessment (see Section 5.4.1)
which must include a Project Master Plan when 25 acres or more are
involved (see Section 5.4.2). This is submitted to the Department of Planning and
Permitting for review prior to initiation of the first Zone Change Application. See
Exhibit 5.1 Revised for a flow chart of the approval process to be
followed by significant projects. (See definition of significant zone change in Section 5.4.1
below.)
Applications for zone changes for projects in Secondary Priority Areas as shown on
the Phasing Map will not be accepted until 2003 unless extenuating conditions (noted
above in Section 5.1.4) exist.
A project will be considered to involve a significant zone change if:
! The application involves a zone change of 25 acres or more to any
zoning district or combination of zoning districts, excluding preservation and agricultural zoning districts;
or
! The project is more than 10 acres and involves a change from one
zoning district to a Residential, or Country zoning district; or
! The project is more than 5 acres and involves a change from one
zoning district to an Apartment, Resort, Commercial, Industrial, or Mixed Use zoning district;
or
! The project would have major social, environmental, or policy impacts, or cumulative impacts
due to a series of applications in the same area.
Zoning district categories, zoning district titles, and associated zoning map designations in effect
as of February 1996 are shown below in Table 5.1.
The Director of the Department of Planning and Permitting will determine, based on
review of the environmental assessment, whether an Environmental Impact Statement (prepared in compliance
with procedures for Chapter 343, Hawaii Revised Statutes) will be required or whether
a Finding of No Significant Impact should be issued.
! Receive a determination from the Director of Planning and Permitting that the project
does not involve a significant zone change, or
! Submit an Environmental Assessment which will include a Project Master Plan when required,
with the zone change application.
Before an application for a significant zone change can be initiated by the
Department of Planning and Permitting, the applicant must either:
! Receive a Finding of No Significant Impact from the Director of Planning and
Permitting, or
! Receive an acceptance of a Final Environmental Impact Statement for the project from
the Department of Planning and Permitting.
All Environmental Assessments/Environmental Impact Statements required for a significant zone change involving 25
acres or more shall include a Project Master Plan (see Section 5.4.2 below).
The scope of the EA/EIS must cover at a minimum the specific development
associated with a particular zone change application, but at the option of the
applicant may cover subsequent phases of a larger project, as well.
Zone change applications for a project already assessed under the National Environmental Policy
Act, Hawaii Revised Statutes Chapter 343, Revised Ordinances of Honolulu Chapter 25 (Shoreline
Management), or a preceding zoning change application will not require a new Environmental
Assessment so long as the Director of Land Utilization determines that the desired
zoning and land use generally conform to that described in the existing Environmental
Assessment/Environmental Impact Statement.
5.4.2 PROJECT MASTER PLANS
Projects associated with a significant zone change which involves 25 acres or more
shall include a Project Master Plan to the Department of Planning and Permitting.
The Project Master Plan shall cover all project phases. It shall be reviewed
to determine whether the project supports the vision, policies, principles, and guidelines of
the Ewa Development Plan. In the event a Final EIS has already been
accepted by the City for a particular project, then a subsequent Project Master
Plan will not be required.
The Project Master Plan should be based on the best information available to
the applicant at the time the Zone Change Application is submitted to the
City.
5.4.2.1 Coverage and Scope
5.4.2.2 Key Elements
! Statement of Consistency with the Ewa Development Plan Vision. The Master Plan should
indicate how the project supports the vision, policies, principles, and guidelines of the
Ewa Development Plan.
! Land Use. The Master Plan should indicate the proposed pattern of land uses
by general zoning district category. General zoning district categories from the Land Use
Ordinance as of February 1996 are shown above in Table 5.1.
Land uses proposed for lands in any future development phases which are not
included in the current Zone Change Application will be considered only conceptual and
intended to serve only as a working guide for future development.
For projects which involve multiple uses, the intended relationship between zoning districts should
be described.
! Open Space. The Master Plan should discuss open space as a component of
the overall land use element, and should indicate how the proposed development promotes
the Development Plan open space principles and guidelines and the vision of an
integrated regional open space system.
! Circulation. The Master Plan should indicate general street patterns and intended connections to
the regional roadway network, and intended transit routes and pedestrian and bicycle routes.
! Design Theme or Character. The Master Plan should depict, with sketches, photos or
descriptions, the intended general urban design of the area. These vignettes should be
represented and understood to be conceptual depictions of the intended general design theme
of the project.
! Tele communications. The Master Plan should indicate the sites and network conduit facilities that
would be provided to meet expected telecommunications infrastructure needs, if applicable.
5.4.2.3 Review Procedures
5.4.2.4 Modification of Master Plan for Future Phases
As a result, elements of the Master Plan covering lands in phases which
are not included in the current Zone Change Application should be considered only
conceptual and intended to serve only as a working guide for future development.
Changes to these parts of the Master Plan can be made by the
developer at any time without requiring approval by the City.
If the Master Plan has been revised in planning for a subsequent phase
of the project, an updated version of the Master Plan should be submitted
with the zone change application for that phase. No new Environmental Assessment or
Master Plan review should be required unless there has been a major alteration
in the project vision and land uses from that proposed in the original
Master Plan.
5.4.3 ADEQUATE FACILITIES REQUIREMENT
In order to guide development and growth in an orderly manner as required
by the City's General Plan, zoning and other development approvals for new developments
should be approved only if the responsible City and State agencies indicate that
adequate public facilities and utilities will be available at the time of occupancy
or if conditions the functional agency indicates are necessary to assure adequacy are
otherwise sufficiently addressed.
The Department of Planning and Permitting will review and summarize any individual agency's
findings regarding public facilities and utilities adequacy which are raised as part of
the EA/EIS process. The Department of Planning and Permitting will address these findings
and any additional agency comments submitted as part of the agency review of
the zone change application and recommend conditions that should be included in the
Unilateral Agreement or Development Agreement to insure adequacy of facilities.
5.4.4 ZONING APPLICATION REVIEW
The Director of Planning and Permitting will recommend either approval, approval with changes,
or denial within the prescribed period as set forth in ROH Section 21-2.70,
and the Director's written review of the application shall address the consistency or
inconsistency of the project with the General Plan, the Ewa Development Plan and
shall become part of the zone change report which will be sent to
the Planning Commission and the City Council.
5.4.5 UNILATERAL AGREEMENTS
The Director of Planning and Permitting proposes conditions initially in a report to
the Planning Commission which evaluates the requested zone change and recommends approval. The
Director of Planning and Permitting will evaluate the proposed project for consistency with
the Ewa Development Plan vision and recommend conditions to insure that the project
supports the Development Plan policies, principles, and guidelines. In addition, Project Master Plans
submitted for large projects at the time of the zone change application should
be referenced as a working guide in the Unilateral Agreement.
5.4.6 DEVELOPMENT AGREEMENTS
Development agreements negotiated by the City Council shall be consistent with the Development
Plan vision for Ewa and may incorporate key conditions which are necessary to
implement the Development Plan vision.
5.5 ANNUAL CIP REVIEW
Public review of how projects in the City's CIP budget help accomplish the
vision of the Ewa Development Plan should be a high priority. Public review
should be encouraged both in the screening of agency CIP budget proposals in
the preliminary draft CIP Budget (which is available in November), in review of
projects included in the Draft CIP Budget (typically completed sometime in January or
February), and in the City Council's formal public review and CIP Budget adoption
processes.
5.6 BIENNIAL REPORT
Each Biennial Report should address the achievements and progress in fulfilling the vision
of the Ewa Development Plan.
5.7 FIVE-YEAR DEVELOPMENT PLAN REVIEW
In the Five Year review, the Ewa Development Plan will be evaluated to
see if the regional vision, policies, principles, guidelines, and implementing actions are still
appropriate. In addition, the development phasing guidelines will be reviewed to see if
its purpose is being achieved and if phasing priorities should be revised.
5.8 TRANSITION FROM THE CURRENT SYSTEM
5.8.1 DEVELOPMENT PLAN COMMON PROVISIONS AND EXISTING LAND USE APPROVALS
Land use approvals granted under previously approved Development Plan amendments will remain in
force and guide zoning decisions unless clearly inconsistent with the vision and policies
of the Ewa Development Plan. Development can proceed in accordance with existing zoning,
Unilateral Agreements, and approved Urban Design Plans. If an Environmental Assessment or Environmental
Impact Statement (EA/EIS) was accepted in the course of a Development Plan land
use approval for a project, it should be acceptable to meet the requirement
for an initial project EA/EIS when zone change applications are submitted for subsequent
phases of the project unless the project scope and land uses are being
significantly changed from that described in the initial EA/EIS.
5.8.2 RELATION TO GENERAL PLAN POPULATION GUIDELINES
! Ewa's share of Oahu population in 2010 will be below the current General
Plan population distribution range, but is expected to move closer to the range
by 2020.
! Development will be encouraged within the secondary urban center at Kapolei and the
urban fringe areas in Ewa.
! The recommended land use pattern also implements Population Objective C, Policy 3, which is
to limit growth in areas outside the PUC, Central Oahu, and Ewa so
that the suburban and country character of these outlying areas can be maintained.
The General Plan population distribution guidelines will continue to be used as a
guide to direct the pattern of growth and development in the Ewa Development
Plan Area. Assessments of this performance will be reported in both the Biennial
Report and in the Three-Year Review of the Development Plan.
Under the new Ewa Development Plan, projects will be evaluated against how well
they fulfill the vision for Ewa set forth in the Development Plan and
how closely they meet the policies, principles, and guidelines selected to implement that
vision.
5.8.3 REVIEW AND REVISION OF DEVELOPMENT CODES
! Land Use Ordinance (Chapter 21, Revised Ordinances of Honolulu). Zoning code standards and
the zoning map for Ewa need to be revised to reflect policies, principles
and guidelines in the Development Plan.
! Subdivision Rules and Regulations (Department of Land Utilization, pursuant to Chapter 22, Revised
Ordinances of Honolulu). Public rightofway standards used for subdivision and consolidation of land
need to be revised to reflect transportation policies, principles, and guidelines in the
Development Plan.
! Traffic Standard Manual (Department of Transportation Services, July 1976, as revised). Standards which
are applied to local and most collector streets need to be revised to
reflect transportation policies, principles, and guidelines in the Development Plan.
! State Highways Division Procedures Manual, Vol. 8, Chapter 5, Section 4 (State Department
of Transportation). These State highway standards need to be reviewed to identify provisions
which may conflict with the transportation policies, principles, and guidelines in the Development
Plan.
! Standard Details for Public Works Construction (Honolulu Department of Public Works with Kauai,
Maui, and Hawaii County Departments of Public Works, September 1984). Engineering standards for
the dedication of public works construction need to be revised to reflect Development
Plan principles and guidelines.
! Storm Drainage Standards (Department of Public Works, March 1986). Standards for the dedication
of drainage systems to incorporate grassed swales and retention basins into the design
need to be created to reflect the Development Plan policies, principles, and guidelines
for open space.
! Park Dedication Rules and Regulations (Department of Land Utilization, pursuant to Chapter 22,
Article 7, Revised Ordinances of Honolulu). Regulations need to be reviewed to determine
if passive drainage systems which are designed for recreation use should count toward
park dedication requirements, especially in cases where the area would exceed the amount
of land that would be required under current rules and regulations.
! Wastewater Management Design Standards (Department of Wastewater Management Design Standards, Volumes I and
II) and the 1990 Revised Ordinances of Honolulu, Chapter 14 (relating to sewer
services). These standards and ordinances may require review to further implement Development Plan
policies and guidelines.
1. Ewa Open Space Map 24-36.113
2. Ewa Urban Land Use Map 24-36.114
3. Ewa Public Facilities Map 24-36.115
4. Ewa Phasing Map 24-36.116
(Added by Ord. 97-49; Am. Ord. 00-16)
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