Revised Ordinances of Honolulu

3.    LAND USE POLICIES, PRINCIPLES, AND GUIDELINES The key element in implementing the vision for Ko’olau Loa’s future, as described in Section 2.0, will be the application of the ahupua’a concept to land use planning and development decisions. This concept defines the essence of Ko’olau Loa’s rural character and provides the foundation for the organization of land uses within the region. The land use general policies, and the planning principles and guidelines presented below provide greater detail as to how the ahupua’a concept should be applied to achieve this vision. 3.1    OPEN SPACE PRESERVATION Open space preservation is a key element of the vision for Ko’olau Loa’s future. Long-term protection and preservation of scenic resources, agricultural areas, natural areas, and recreational areas are important to maintaining the rural character of Ko’olau Loa for both residents and visitors. 3.1.1    General Policies Open space will be used to:     ·    Maintain the region’s rural character, protect scenic views and provide recreational resources.     ·    Define and maintain clear boundaries and separations between existing communities. 3.1.2    Planning Principles The general policies listed above provide the basis for the following planning principles:     ·     Enhance the Visual and Physical Definition of Rural Communities. Ko’olau Loa’s rural residential communities are generally visually defined and separated physically due in large part to the topography of the region. These open space ”gaps” as well as the large expanses of open space mauka of the Rural Community Boundary, need to be maintained so they will continue to provide the basic definition of the region’s rural development pattern.     ·     Provide Passive and Active Open Spaces. The open space system consists of areas in both active and passive uses. Active areas include community-based and State parks, golf courses and agricultural fields. Passive areas include the State Conservation District, fallow land in the State Agricultural District, drainage and utility corridors, nature preserves, and other fallow lands left undeveloped due to physical or hazard constraints. Beach parks and shoreline areas may be either active or passive, depending on the extent to which the landscape has been modified by grading and construction of facilities and the intensity of public use.     ·     Promote Accessibility of Recreational Open Space. Public parks and most golf courses will be accessible for recreational use, but the open space system should also promote the accessibility of shoreline and mountain areas (as required by City Ordinance and State law). Access to mountain trails and shoreline areas should be readily available. Where required, this includes the provision of parking areas that are conducive to the environment.     ·     Dual Use of Roadway and Drainageway Corridors. Roadways should be attractively landscaped to serve as linear open space features and create an inviting environment for walking, jogging and biking. Where physical modification of natural drainageways is necessary to provide adequate flood protection, modifications should attempt to the extent possible to: maintain existing habitat capacity, maintain existing rural character and aesthetic quality, and avoid increase in rate and volume of freshwater run-off into near-shore waters. 3.1.3    Guidelines The following provides a brief description of regional open space resources in Ko’olau Loa. They are followed by guidelines for carrying out the general polices and planning principles related to each open space element. 3.1.3.1     Mountain Areas and Trails Major trails, which are inventoried by the State Department of Land and Natural Resources (DLNR), provide access to the mountainous areas of Ko’olau Loa. Within the region, the State’s Na Ala Hele Program actively manages the Hau’ula Loop, Makua Gulch, and Ma’akua Ridge trails. These trails all begin along the mauka edge of Hau’ula, extend for 2.5 to 3.0 miles each, and provide valuable and often unique backcountry experiences. Other trails in the region which are under private ownership could add other, equally valuable wilderness experiences if issues of public access, use, and safety could be satisfactorily addressed. These trails include but are not limited to the Ko’olau Ridge Trail, which offers simultaneous views of Central O’ahu and the Windward coastlines and valleys, and the Castle Trail, which begins in Punalu’u. Access to mauka resources to maintain traditional gathering rights should be provided, in accordance with State Law. Guidelines pertaining to mountain areas are as follows:     ·    Maintain, protect, and/or restore native forests in the State Conservation District.     ·    Identify and protect endangered species habitats and other important ecologically sensitive areas from such threats as fire, alien species, feral animals and human activity.     ·    Avoid disturbances caused by utility corridors and other uses on areas with high concentrations of native species.     ·    Maintain and enhance mauka trail systems, including parking areas and signage at trailheads.     ·    Support State efforts to seek opportunities for cooperative agreements with private landowners to gain access to trails leading to public lands. 3.1.3.2     Shoreline Areas The Ko’olau Loa shoreline extends for over 20 miles between Ka’a’awa Valley and Kawela Bay. The shoreline provides residents and visitors with significant active and passive recreational resources, and contributes significantly to the region’s rural Hawaiian character and lifestyle. Therefore, mauka-makai and lateral public access to the shoreline should be maintained and improved to the greatest extent possible. In addition to their recreational value, shoreline areas also provide significant scenic value. It is important to retain and, where possible, expand visual access to the shoreline from the coastal highway. It is equally important to maintain the physical integrity of these shoreline areas. The State Department of Land and Natural Resources (DLNR) has developed a Coastal Lands Program to manage growth along the state’s shoreline, to balance conservation and development, and to oversee the implementation of technical recommendations and policies embodied in the Coastal Erosion Management Plan (COEMAP) to ensure sustainable coastal development. Guidelines pertaining to shoreline areas are: · Maintain and, where possible, enhance the physical integrity and habitat value of shoreline areas. · Preserve rare coastal resources including coastal strand vegetation, sand dunes, and anchialine pools. Establish buffer zones around these resources where necessary.     ·    Maintain existing makai view openings along the coastal highway. Avoid obstructions, such as walls and heavy landscaping which block views, except where necessary for safety reasons. Maintain public beach parks to avoid unnecessary landscape screening or the placement of park structures within the view corridor. Recommendations of the Coastal View Study (1987) should be incorporated.     ·    To the extent possible, acquire shallow developed beach-front lots which would be impractical to redevelop given existing zoning standards or wave hazard considerations in order to improve public access and lateral shoreline views along Kamehameha Highway.     ·    Require additional minimum setbacks for structures near the shoreline and implement other management strategies to protect unstable sandy beach areas that impact Kamehameha Highway along the Ka’a’awa, Punalu’u and Hau’ula shorelines.     ·    Maintain the untamed landscape quality of the Kahuku shoreline. · Protect nearshore coral reefs from damaging activities such as soil erosion, non-point source pollution, dredging, and alterations to near-shore water circulation. 3.1.3.3     Wildlife Sanctuaries Ko’olau Loa contains the following wildlife sanctuaries and preserves ( Figure 3-1):     ·     State Seabird Sanctuaries. There are five islands designated as State Seabird Sanctuaries which are located off the coast of La’ie and Malaekahana: Moku’auia, Kihewamoku, Pulemoku, Kukuiho’olua, and Mokualai. These off-shore islands are managed by the State Department of Land and Natural Resources, Division of Forestry and Wildlife, and provide habitats for the wedgetail shearwater as well as other migratory waterbirds.         ·     National Wildlife Refuge. The United States Fish and Wildlife Service manages over 160 acres at the Punamano and Ki’i pond units which together constitute the James Campbell National Wildlife Refuge. These refuges provide wetland habitat for four endangered native Hawaiian waterbirds (ae’o, ‘alae ke’ok’eo, koloa maoli, ‘alae’ula). Guidelines relating to wildlife sanctuaries in Ko’olau Loa are as follows:     ·    Respect and establish an appropriate balance between natural habitats and human uses in the management of wildlife sanctuaries. Appropriate buffers between uses should be established wherever necessary. In general, there should be no reduction in preservation zoning in the vicinity of Kahuku’s Punaho’olapa Marsh, Punamano and Ki’i Pond National Wildlife Refuges.     (    Encourage landowners to establish additional sanctuaries in other areas within the region that provide habitats for endangered wildlife, flora and fauna. 3.1.3.4     Natural Gulches, Streams and Drainageways The ridges and valleys of the Ko’olau Loa mountain range form natural streams and drainageways throughout the region. Significant perennial streams which are identified in the streams, and drainageways include State Commission on Water Resource Management, Hawaii Stream Assessment, (December 1990) and other drainageways as identified by the Department of Design and Construction or Department of Planning and Permitting. Significant wetlands include those identified by the Army Corps of Engineers. These stream channels are the primary means for carrying water from the inland areas to the ocean and are generally capable of handling normal rainfall runoff. However, during periods of intense rainfall, some of these drainageways overflow and create flooding problems. Section 4.6, ”Drainage Systems” summarizes these conditions. In these cases, improvements which effectively address and correct the causes of these flood conditions are needed. Guidelines pertaining to natural gulches, streams and drainageways in Ko’olau Loa are: · Preserve the aesthetic and biological values of natural gulches, streams and drainageways as part of the open space system. Protect ecologically sensitive areas and ecosystems which should be maintained and enhanced as open space elements. Any activities in the vicinity of these areas need to ensure that the open space system will not be significantly impacted or that biological values will not be significantly degraded.     ·    Minimize soil erosion, runoff of pesticides, fertilizers and other non-point source contaminants into streams, wetlands and marine habitats with strategies such as stream setbacks, erosion control devices, integrated pest management plans, and revegetation of disturbed areas. Incorporate erosion control measures and best management practices, as cited in Office of State Planning, Hawai’i Coastal Zone Management Program, Hawai’i’s Coastal Non-point Pollution Control Program Management Plan, Volume I (June 1996), to prevent pollution of wetlands, streams, estuaries, and nearshore waters. · Where feasible, establish setbacks along rivers, streams, and shoreline areas to preserve these resources and protective buffer zones around biologically sensitive areas to minimize habitat disturbance. Where possible, provide access as part of the open space network. · Uses in these areas should be limited to conservation uses, compatible recreational uses such as walking and bicycling, protection of traditional and customary Hawaiian rights, and controlled diversion for agricultural purposes. Avoid development in ecologically sensitive areas; if activities are allowed, minimize impacts and implement mitigative measures that will fully offset any loss of resources. · Protect and maintain stream habitat values along the entire stream length, from the headwaters to the ocean, to avoid degradation or interruption of habitat for native organisms.     ·    To the extent possible, limit any modifications to natural gulches and streams, except for measures which are necessary for flood protection. If modifications are needed, take all possible steps to preserve water quality and protect aesthetic and biological resources. These could include stream-side vegetation and rip-rap boulder lining of stream banks; channelization should be a last resort and should be limited to v-shaped bottom channels to maintain a stream flow during low rainfall periods and/or other measures that maintain environmental habitat qualities and capabilities.     ·    Enhance, restore and preserve streams while providing public access. Figure 3-1 Natural and Recreation Areas · Develop an implementation schedule with input from community and public agencies to establish permanent instream flow standards. The setting of instream flow standards should weigh the benefits of instream and non-instream uses of water resources, including the economic impact of restrictions of such uses. 3.1.3.5     Community-Based Parks There are approximately 29 acres of community-based parks in Ko’olau Loa. As discussed further in Section 3.3, community-based parks include district, community, neighborhood, and mini parks. The main purpose of community-based parks is to provide active recreation space for the region’s residents in the form of playfields and other facilities. In addition to meeting the active recreational needs of the region, community-based parks also serve as open spaces that add aesthetic value by providing visual relief from and contrasts to urban land uses. Guidelines pertaining to community-based parks in Ko’olau Loa are:     ·    Expand or provide new community-based parks in areas where there is a lack of sufficient facilities and where recreational needs of residents are not being adequately met.     ·    Design and site structural improvements and landscaping in community-based parks so as to create or add to the aesthetic value of these open space elements. 3.1.3.6     Golf Courses There are three golf courses in Ko’olau Loa: The Links at Kuilima, an 18-hole course; the nine-hole Turtle Bay Country Club course; and the City and County’s nine-hole course at Kahuku. All three golf courses are open to public play. These golf courses are important elements of Ko’olau Loa’s open space system because they provide areas for active recreation while preserving the visual quality of the northern end of the region. In addition to their open space value, the location, design, and grading of golf courses, and siting of water features can contribute in a significant way to a passive stormwater drainage management system. Wildlife habitats are enhanced or created as a by-product of retention/detention capabilities that this integrated system provides. Guidelines pertaining to golf courses in Ko’olau Loa are:     ·    Optimize and maintain the function of golf courses as passive drainageways to maximize their potential to serve as drainage retention areas, as well as wildlife habitats.     ·    Maintain golf course designs to provide view amenities for adjacent urban areas, including public rights-of-way, parks and vista points.     ·    Provide safe access through golf courses, as necessary, for regional continuity of shoreline access.     ·    When necessary for safety reasons, use screening, landscape treatment, setbacks and modifications to the course layout rather than fencing or solid barriers. · Golf courses must be designed to minimize environmental impacts such as siltation, pesticide and fertilizer runoff, and destruction of coastal, riparian and wetland habitat. New golf courses should conform to Office of State Planning, Golf Course Development in Hawaii – Impacts and Policy Recommendations (1992). 3.1.3.7     Kahuku Military Training Area The United States Army utilizes approximately 9,363 acres of mauka lands above the Kuilima Resort and Kahuku Town for military training purposes, of which they own 8,214 acres, purchased recently from the Estate of James Campbell. This large area of mauka lands is an important open space and visual resource along Ko’olau Loa’s northern boundary. Approximately one-half of the training area is located within the State Conservation District. These undeveloped lands which border the agricultural areas of the lower plains should as much as possible be maintained in their natural state. Guidelines pertaining to the Kahuku Military Training Area are:     ·    The U.S. Army should manage its training area lands to minimize potential adverse drainage impacts to the lowland areas in Kahuku Town. Storm water runoff from the Kahuku Training Area should not be increased from existing conditions, and long-term measures should be considered to reduce runoff flowing toward Kahuku Town.     ·    Prohibit live-fire training in the area. This is consistent with the Army’s stated position that the Kahuku Training Area will be used for tactical maneuver training with no live-fire.     ·    Conduct training exercises in a manner that will not significantly disturb the natural vegetation; alter the landform that contributes to runoff; and affect the flow of natural streams and drainageways. For example, the Army’s current policy of restricting or prohibiting blanks and pyrotechnic use during the dry seasons to minimize any fire hazard should be maintained as long as this area is used for training purposes. 3.1.4    Relation to Open Space Map The following components of the regional open space system are shown on the Open Space Map in Appendix A:     ·     Mountain Areas. These areas are to remain outside of the designated Rural Community Boundary.     ·     Natural Gulches and Drainageways. Gulches in the steeper sloped areas both within and beyond the Rural Community Boundary are indicated for preservation.     ·     Shoreline Areas. Shoreline areas with high scenic or wildlife value, generally along the Kahuku coastline between Malaekahana and Kahuku Point, are designated for preservation.     ·     Parks. Areas designated as parks are labeled with the park’s name and, where space allows on the maps in Appendix A, the general location and land area of the park is outlined and colored.     ·     Golf Courses. The three golf courses in Ko’olau Loa are shown because of their recreational value and visual contribution to the landscape.     ·     Kahuku Training Area. Although depicted as a military training area on the map, these lands are an important open space resource that should to the greatest extent possible be maintained in their natural wild state. 3.2     AGRICULTURAL AREAS A key component of Ko’olau Loa’s rural character and open space is the agricultural lands found throughout the region. Whether actively cultivated in diversified crops or aquaculture, or used for more passive ranching activities, agricultural lands serve as important natural separators between the concentrations of small rural communities. The Sustainable Communities Plan protects agricultural lands from urban development through the establishment of the Rural Community and Agricultural Boundaries. By supporting the active use of these lands for agricultural purposes, the opportunity to retain and protect diversified agriculture and aquaculture activities on small and large farms is enhanced. The Sustainable Communities Plan calls for the preservation of agricultural lands and encourages diversification of agriculture-related enterprises to maintain the viability of agriculture throughout Ko’olau Loa. Over 25 percent - or more than 9,000 acres - of the Ko’olau Loa region is designated for Agricultural use on the Sustainable Communities Plan. Agricultural operations including truck crops, vegetables, taro, indigenous Hawaiian plants, shrubs, trees, and flowers and landscaping plants are currently being pursued on former sugarcane lands and in the mauka valleys throughout the region. Aquaculture uses have also been developed in outlying areas near Kahuku and in rural areas and mauka valleys within Malaekahana, Punalu’u and Ka’a’awa. These agricultural activities contribute significantly to the diversified economic base for the Ko’olau Loa region and provide local employment opportunities for area residents. In addition to the above activities, a vocational training facility has been proposed for relocation on lands mauka of Kamehameha Highway, opposite the Turtle Bay Golf Course. The relocated facility should be evaluated in the context of whether it has any adverse impact to the environment, agricultural uses and the rural character of the region. 3.2.1    General Policies The following general policies relate to the agricultural areas designated in the Ko’olau Loa Sustainable Communities Plan:     ·    Preserve the availability and crop production potential of lands designated as Agriculture in the Ko’olau Loa Sustainable Communities Plan.     (    Protect agricultural lands from conversion to uses that are primarily residential, industrial, or commercial in purpose.     ·    Encourage the diversification of agriculture-related enterprises for the continued production of truck-crops, vegetables, flowers and landscaping plants, aquaculture and ranching activities.     ·    Allow residential use in agricultural areas only as secondary to agricultural activity. In all such cases, the site’s primary use should be agricultural and either the owner/occupant or lessee(s) should be actively engaged in crop or livestock production for the duration of their tenure.     ·    Allow facilities necessary to support intensive cultivation of arable agricultural lands to be located in agricultural areas.     ·    Allow for appropriate non-agricultural uses that are compatible with open space and resource character, such as recreational or educational programs, or other uses consistent with the character of a rural agricultural area which provide supplemental income necessary to sustain the primary agricultural activity. There should be a direct connection between those activities and the maintenance of agricultural uses on the same or nearby properties.     ·    Recognize the function of agricultural areas as an important part of the region’s natural drainage system. Cultivation activities or physical improvements in agricultural areas should not adversely modify critical natural drainageways. · Agricultural uses should be designed to minimize environmental impacts such as soil erosion, siltation, pesticide and fertilizer runoff and avoid destruction to coastal, riparian and wetland habitat. 3.2.2    Planning Principles The general policies listed above provide the basis for the following planning principles:     ·     Maintain the Long-Term Economic Viability of Agricultural Lands. To preserve active agricultural uses and provide employment opportunities for Ko’olau Loa residents, reserve lands currently designated as Agriculture on the Ko