HAR §15-215-88. Minor [changes

] amendments to permits. (a) After final approval of a [rules clearance, improvement permit, development permit, conditional use of vacant land permit, conditional use permit, master plan permit or variance,] permit, the executive director may allow minor amendments to the application without submittal of a new or amended [application when the requested amendment(s) does not:] application, in order to address administrative corrections or minor adjustments or refinements to the approved project design. (b) Examples of allowable minor amendments to permits include, but are not limited to: (1) Administrative corrections to typographical errors, names, or mailing addresses; and (2) Minor adjustments or refinements to project architectural design features such as façade treatments, type or location of landscaping, size or location of interior rooms. (c) In order to qualify as a minor change, the requested amendment(s) may not: (1) [Increase] Materially increase the number of allowable dwelling units, [allowable] floor area, height, or any additional land-use disturbance; (2) Introduce different land uses; (3) Request larger land area; (4) Request any variance[;] or increase an approved variance; (5) Allow any diminution in buffer or transition areas, reduction in landscaping, reduction of required yards, or any significant change in the design characteristics or materials used in construction of the structures; or (6) Reduce or eliminate conditions attached to the subject development approval. (d) Changes to development permits shall require a new public hearing, if the amendment concerns a new issue that would have itself required a public hearing prior to issuance of the original permit. (e) For minor changes to improvement and development permits, the applicant must also submit documentation as to how the amendment would still advance the purposes of redevelopment and be Page: 106 Author: JacobK Subject: Highlight Date: 9/8/2025 2:14:36 PM There are some design variances that might not be understood at the beginning of the project - example variance on fence height for FDR. Author: JacobK Subject: Highlight Date: 9/8/2025 2:42:28 PM Recommend limiting this to street tree count and reinforcing that substitutions are allowed within the city's approved list. Rationale: Development applications for large parcels are going be completed 2-4 years before vertical construction begins. This leaves several reasons a landscaping plan will evolve with a project: (1) civil constraints (2) nursery availability and (3) pests. Civil layouts dictate a lot about where larger plants and trees can be planted because electrical ducts and plumbing lines need space from the root ball of even medium sized trees. Species availability (especially if certain caliper sizes are required) can sometimes require very late stage substitution because there is a limited supply on island and bringing in plants from outside brings many hurdles. Lastly, Hawaii regularly faces the threat of pest introductions. For example the longhorn beetle in 2018 attacked kukui trees, and the rhinoceros beetle that has attacked palms since 2014. (The state of Hawaii Plant Industry Division issues "new pest advisories" and has issued at least 12 in the last decade. (https://dab.hawaii.gov/pi/ppc/new-pest-advisories/). The ability to react and change specific species in real time is critical which may include substitutions and should be allowed and encouraged without additional bureaucratic hurdles to clear. The curtailing of palms due to the rhinoceros beetle is a good example because the root structure of palm is shallow and cannot be easily replaced like for like with even small deciduous trees given power and water distribution layouts on site. State intervention into the design of private property should remain circumscribed to the public realm of street trees which the City and County is already equipped to regulate and enforce. FIGURE 4: BUILDING DEVELOPMENT STANDARDS July 2025 T2 Rural Zone T3 Mixed-Use Zone T4 General Urban Zone T5 Urban Center Zone Building Types (See Figures BT.1 - BT.10 for details on each type) Front yard house (BT.1) -  - - Side yard house (BT.2) -  - - Townhouse (BT.3) -    Duplex, triplex, and quadplex (BT.4) -    Flex-loft (BT.5) -    Industrial barn (BT.6)     Courtyard (BT.7) -    Urban block (BT.8)     Lei building (BT.9) -    Tropical urban court (BT.10) -    Frontage Types (See Figures FT.1 - FT.8 for details on each type) Lanai and front yard (FT.1)   - - Stoop (FT.2) -    Dooryard (FT.3)   - - Forecourt (FT.4) -    Shopfront (FT.5) -    Terrace (FT.6) -    Raised Terrace (FT.7) -    Gallery (FT.8)  -   Maximum Building Height Primary building 28’ 60’ 75’ 90’ Accessory building 14’ 28’ 28’ 90’ Legend  Permitted - Not permitted 15-217-118 Page: 121 Author: JacobK Subject: Highlight Date: 9/8/2025 2:44:08 PM Recommend removal of frontage types; see earlier comments for rationale July 2025 T2 Rural Zone T3 Mixed-Use Zone T4 General Urban Zone T5 Urban Center Zone Floor Area Ratio (FAR) Maximum 0.35 1.5 2.5 4.5 Building placement (See Figure 8) Build-to line N/S 10-15’* 5-10’ 5-10’ Frontage occupancy at build-to line N/S 50% minimum** 60% minimum 75% minimum Side yard setback N/S 5’ 0’ 0’ Rear yard setback N/S 5’ 0’ 0’ FIGURE 5: SITE DEVELOPMENT STANDARDS *Build-to-line is 5-10' along Saratoga main street frontage overlay zone **Minimum of 60% frontage occupancy within Saratoga main street frontage overlay zone Legend N/S Not specified N/A Not applicable; does not apply 15-217-119 Page: 122 Author: JacobK Subject: Highlight Date: 9/8/2025 3:13:05 PM Recommend (25' zone) from 10'-35' see rationale in other comment Author: JacobK Subject: Highlight Date: 9/8/2025 3:12:46 PM Recommend (25' zone) from 5'-30' see rationale in other comment Author: JacobK Subject: Highlight Date: 9/8/2025 3:12:30 PM Recommend 5'-30' (25' zone) Rationale: The rules should be setting the regulatory floor, not be a prescribing design and as such needs more flexibility. This should be expanded to allow enough articulation to recess light wells that can adjust for multi-bedroom apartment typologies and indented storefronts. If a possible depth of a unit might be as large as 40' on the large end, then a 25' zone would accommodate most typologies without a variance including in places where street curvature or other elements create the need to adjust orientation. Author: JacobK Subject: Highlight Date: 9/8/2025 3:19:28 PM Strongly recommend removal but if not possible, request uniform 50% in all zones within enlarged 25' wide zone with occupancy counted for public plazas and amenities. Designing to overly stringent build-to-line rules and frontage types was the hardest part of making Kaulu work and the most important issue to revising design rules for Gentry. Development is stalled in Kalaeloa and past rules (now 13 years old) have not produced significant new development. The state should be willing to make the changes necessary to help projects move forward if results have fallen short of the vision while the housing deficit continues to grow. Author: JacobK Subject: Highlight Date: 9/8/2025 2:47:37 PM Recommend Removal, this is counter to the language in 15-215-49(b)(2)(A) to articulate the facade including "indentation in plane." Max should be as low as possible to allow for the most flexibility in design. Frontage Occupancy Encroachment Side Yard Setback Rear Yard Setback Frontage Occupancy Encroachment Building Pedestrian Zone Expanded Pedestrian Zone Alley Figure 8-A: Illustrative building placement diagram for residential uses Alley A A B B C D A B B C D A A Roadway Sidewalk Roadway Sidewalk Roadway Roadway FIGURE 8: BUILDING PLACEMENT AND ENCROACHMENTS Horizontal Distance Requirement Build-to Line (Front) Encroachments Awnings No more than 10’ or 66% of the distance from the building face to the curb, whichever is less. Signage No more than 3’ or 33% of the distance from the building face to the curb, whichever is less. Gallery / Arcade No more than 2' from the face of the encroachment to the curb. Balcony No less than 2' from the face of the encroachment to the lot line. Residential Porch No less than 4' from the face of the encroachment to the lot line. Bay Windows and Architectural Features No less than 4' from the face of the encroachment to the lot line. Side and Rear Encroachments Balconies, Porches, and Architectural Features No less than 4' from the face of the encroachment to the lot line. July 2025 Table 8-C: Encroachments Build-to Line Lot Line The hardscaped area between the build-to line and lot line is used to activate the pedestrian realm with such amenities as cafe seating, product displays, and bicycle parking. Building Pedestrian Zone Build-to Line Lot Line Figure 8-B: Illustrative building placement diagram for non-residential Uses 15-217-122 Page: 125 Author: JacobK Subject: Highlight Date: 9/8/2025 3:25:24 PM Recommend removing all horizontal distance requirements for all encroachments. Rationale: Why limit awning depth? This only helps to create more shade. Absolutely silly. Author: JacobK Subject: Highlight Date: 9/8/2025 3:23:00 PM Recommend removing all horizontal distance requirements for all encroachments. Rationale: There is no discernible public good created by these rules. Author: JacobK Subject: Highlight Date: 9/8/2025 3:27:15 PM Recommend removal sim to others Balcony depth and porch depth need to be driven primarily by the project brief and structural considerations. FIGURE 12 FRONTAGE TYPES July 2025 15-217-126 Page: 129 Author: JacobK Subject: Highlight Date: 9/8/2025 3:27:50 PM Recommend removing all. See rationale in other comments A single-unit structure, detached on both sides, located on a private single-family lot. The unit may vary in size and can be complemented by an auxiliary building for storage, covered parking, or an accessory dwelling. It is the least dense housing typologies. A. Pedestrian Access 1. The principal entrance to the principal building shall be directly from the street, through the front yard. 2. The principal entrance to the accessory dwelling shall be accessible directly from a frontage line, through the side yard setback of the principal building or from an alley. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). C. Open Space 1. At least twenty per cent of the lot area shall be provided as open space. At least one-third of this requirement shall be provided at-grade. D. Frontage 1. Permissible frontage types are: Lanai and Front Yard (Figure FT.1), Stoop (Figure FT.2), and Dooryard (Figure FT.3). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches or balconies, or plane break that cumulatively occupy at least ten per cent of the facade. 2. Principal buildings shall be one- or two-stories in height. 3. Accessory dwellings located above garages shall be limited to one story above the garage with a 12-foot maximum floor-to-floor height. 4. Accessory dwellings located at grade shall be limited to one story with 12-foot maximum floor-to-floor height. 5. Accessory dwellings shall have a maximum floor area of 800 square feet and shall not exceed fifty per cent of the principal building’s floor area. Figure BT.1-1 Front Yard House, illustrative axonometric view FIGURE BT.1 FRONT YARD HOUSE Figure BT.1-2 Front Yard House, illustrative plan view Prinicipal Prinicipal Building Building Prinicipal Building Accessory Accessory Dwelling Dwelling Unit* Unit* Accessory Dwelling Unit July 2025 15-217-127 Page: 130 Author: JacobK Subject: Highlight Date: 9/8/2025 3:32:25 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:30:58 PM Remove A single-unit structure, detached on one side, located on a private single-family lot. The unit may vary in size and can be complemented by an auxiliary building for storage, covered parking, or an accessory dwelling. It is one of the least dense housing typologies. A. Pedestrian Access 1. The entrance shall be directly from the street, through the side yard, along the elevation facing the side lot line. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). 3. If driveway is along the side yard, the driveway should have a permeable surface, such as pavers. C. Open Space 1. Open space shall be located along the side yard with an area of no less than twenty per cent of the lot. D. Frontage 1. Front facades shall have a minimum fenestration of fifteen per cent in order to prevent blank walls facing the street. 2. Permissible frontage types are Lanai and Front Yard (Figure FT.1), Stoop (Figure FT.2), and Dooryard (Figure FT.3). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches or balconies, or plane break that cumulatively occupy at least five per cent of the facade. FIGURE BT.2 SIDE YARD HOUSE Figure BT.2-1 Side Yard House, illustrative axonometric view Figure BT.2-2 Side Yard House, illustrative plan view July 2025 15-217-128 Page: 131 Author: JacobK Subject: Highlight Date: 9/8/2025 3:31:30 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:32:09 PM Remove. A multi-unit, continuous structure comprising several housing units, each located on private lots with independent rear yards and separate entrances. Unit sizes may vary and can be complemented by a stacked residential addition. Covered parking, storage, playgrounds, and other amenities can be provided in shared communal spaces, protected by the boundary formed by the row housing. This is a mid-density typology that fosters social interaction and creates an urban streetscape. A. Facade Width 1. Each townhouse may be a maximum of 26-feet wide, except that the facade of a townhouse on block corners may be up to 40-feet wide. 2. A maximum of ten attached townhouses per facade string is allowed. B. Pedestrian Access 1. The entrance shall be accessible from the street, through the frontage line. C. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47, parking and loading. D. Open Space 1. At least twenty per cent of the lot area shall be provided as open space. 2. The open space may be located on patios or decks, or on a roof garden. 3. Private patios and balconies are allowed in any yard. E. Frontage 1. Permissible frontage types are Lanai and Front Yard (Figure FT.1), Stoop (Figure FT.2), and Terrace (Figure FT.6). F. Building Massing 1. At least one encroaching element, such as a lanai or balcony, or a plane break, shall occupy at least fifteen per cent of the front facade. 2. In a three-story building, a two-story townhouse can be stacked over a separate ground floor dwelling. FIGURE BT.3 TOWNHOUSE Figure BT.3-1 Townhouse, illustrative axonometric view Figure BT.3-2 Townhouse, illustrative plan view July 2025 15-217-129 Page: 132 Author: JacobK Subject: Highlight Date: 9/8/2025 3:33:29 PM Remove. Rationale: Let the unit layout drive the depth. There is absolutely no reason for the state to interject here. Author: JacobK Subject: Highlight Date: 9/8/2025 3:33:57 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:34:11 PM Remove A residential structure containing two, three, or four housing units, arranged either side-by-side or stacked over two floors. The units may share common spaces such as a backyard, parking area, lanai, laundry, or storage. This is a mid-density typology compatible with a more suburban lifestyle, offering a convenient way to accommodate diverse types of ʻohana while maintaining a degree of independence. A. Pedestrian Access 1. The entrance shall be directly accessible from the street, through the frontage line. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). C. Open Space 1. Each ground floor unit shall have at least 150-square feet of private or semi-private yard space in the rear yard, side yard, or integrated into the building area through courtyards and gardens. One-third of this requirement shall be provided at-grade. 2. Units above the ground floor may have access to roof garden space for passive and active recreation, patios, decks, and courtyards. D. Frontage 1. Permissible frontage types are: Lanai and Front Yard (Figure FT.1), Stoop (Figure FT.2), Forecourt (Figure FT.4), and Terrace (Figure FT.6). E. Building Massing 1. A minimum of fifteen per cent of the front facade shall be occupied by at least one encroaching element, such as a lanai or balcony, or a plane break. FIGURE BT.4 DUPLEX, TRIPLEX, AND QUADPLEX Figure BT.4-1 Duplex, Triplex, and Quadplex, illustrative axonometric view Figure BT.4-2 Duplex, Triplex, and Quadplex, illustrative plan view July 2025 15-217-130 Page: 133 Author: JacobK Subject: Highlight Date: 9/8/2025 3:35:47 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:36:01 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:36:10 PM Remove A multi-unit, continuous structure comprising several housing units, on a common or separate private lots, and separate entrances. Unit sizes and types may vary and can be complemented by a stacked residential addition or subdivisions. Parking, storage, and other amenities can be provided in shared communal spaces. This is a mid-density typology that fosters social interaction and creates an urban streetscape. A. Facade Width 1. Each flex-loft can be a maximum of 30-feet wide 2. A maximum of ten attached flex-loft buildings per facade string is allowed. B. Pedestrian Access 1. The entrance shall be accessible directly from the street, through the Frontage Line. C. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). D. Open Space 1. At least twenty per cent of the lot area shall be provided as open space. One-third of this requirement shall be provided at-grade. E. Frontage 1. Permissible frontage types are: Lanai and Front Yard (Figure FT.1), Stoop (Figure FT.2), Forecourt (Figure FT.4), Shopfront (Figure FT.5), Terrace (Figure FT.6), Raised Terrace (Figure FT.7), and Gallery (Figure FT.8) F. Building Massing 1. Facades shall have at least one encroaching element, such as a lanai or balcony, or plane break occupying at least fifteen per cent of the facade. 2. Building elevations abutting side yards shall provide at least one horizontal plane break of at least three feet, and one vertical break of at least two feet. FIGURE BT.5 FLEX-LOFT Figure BT.5-1 Flex-Loft, illustrative axonometric view Figure BT.5-2 Flex-Loft, iIllustrative plan view July 2025 15-217-131 Page: 134 Author: JacobK Subject: Highlight Date: 9/8/2025 3:36:31 PM Remove; see comment on townhouses. Author: JacobK Subject: Highlight Date: 9/8/2025 3:36:43 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:36:55 PM Remove A one- or two-story open-span structure designed for light industrial or commercial use, with flexible interior layouts. This low- density typology, typical for a suburban context, supports operational efficiency and allows a wide integration between closed, covered, and open spaces. A. Pedestrian Access 1. The entrance shall be accessible from the street, through the Frontage Line. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). C. Open Space 1. For lots between 10,000 and 20,000 square feet, the minimum open space is proportional to the lot size and provided in Table BT.6-1. 2. For lots greater than 20,000 square feet, at least twenty per cent of the lot area shall be provided as open space. One-third of this requirement shall be provided at-grade. 3. Permeable-pavement parking areas can count towards the open space requirement for this building type. D. Frontage 1. Permissible frontage types are Lanai and Frontyard (Figure FT.1), Stoop (Figure FT.2), Dooryard (Figure FT.3), Shopfront (Figure FT.5), Terrace (Figure FT.6), Raised Terrace (Figure FT.7), and Gallery (Figure FT.8). FIGURE BT.6 INDUSTRIAL BARN Figure BT.6-1 Industrial Barn, illustrative axonometric view Figure BT.6-2 Industrial Barn, illustrative plan view Table BT.6-1 Minimum Open Space Lot Area (square feet) Minimum Open Space (percent of lot area) 15,001 to 20,000 10% 10,001 to 15,000 5% less than 10,000 0% July 2025 15-217-132 Page: 135 Author: JacobK Subject: Highlight Date: 9/8/2025 3:38:36 PM This is too typology specific and hard to follow Author: JacobK Subject: Highlight Date: 9/8/2025 3:37:11 PM Remove A continuous structure comprising several housing units, retail or industrial spaces, on common or separate private lots, accessible from one or multiple shared courtyards that serve the units’ access directly or through lobbies. The open courtyard can be designed as a “safe space” with services for the community such as covered parking, storage, swimming pools, and gardens. This is a mid- to high-density typology that fosters social interaction and creates layers of privacy. A. Pedestrian Access 1. Ground floor courtyard(s) shall be accessible from the street through the frontage line and through an open or covered passageway. 2. Raised courtyards shall be accessed through a lobby, accessed directly from the principal frontage. 3. The principal entrance to each ground floor unit at the principal frontage shall be directly from the frontage line, or from a courtyard. 4. Access to units above raised courtyards shall be through a lobby with direct access to each courtyard. Upper floor exterior corridors should be less than 25-feet in length. Longer corridors should be enclosed. 5. All retail spaces should be accessed from a ground floor, single-tenant entry along a street, courtyard, or passageway. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). 3. If accommodated in an above-ground garage, parking shall be concealed from view at the public frontage through a liner of habitable space. C. Open Space 1. At least twenty per cent of the lot area shall be provided as open space in the form of one or more courtyards open to the sky. D. Frontage 1. Permissible frontage types are Lanai and Frontyard (Figure FT.1), Stoop (Figure FT.2), Shopfront (Figure FT.5), Terrace (Figure FT.6), and Gallery (Figure FT.8). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches or balconies, or plane break that cumulatively occupy at least ten per cent of the facade. FIGURE BT.7 COURTYARD Figure BT.7-2 Courtyard, illustrative plan view Figure BT.7-1 Courtyard, illustrative axonometric view July 2025 15-217-133 Page: 136 Author: JacobK Subject: Highlight Date: 9/8/2025 3:40:26 PM Remove. Absurdly specific. Author: JacobK Subject: Highlight Date: 9/8/2025 3:43:30 PM Remove - very hot in Kalaeloa shade should be encouraged. Author: JacobK Subject: Highlight Date: 9/8/2025 3:40:19 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:40:36 PM Remove A typology that is typical for an industrial building, possibly complemented by commercial spaces or offices, in an urban context. It is usually a single development with an open frontage facing the main street, which provides access. The side facades and rear of the volume, located at the center of the block, contain service spaces such as parking, storage, or manufacturing. A. Pedestrian Access 1. Entrances to upper floors shall be accessed through an interior lobby, which is accessed directly from the street. 2. All retail spaces should be accessed from a ground floor, single-tenant entry along a street, courtyard, or passageway. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). 3. If accommodated in an above-ground garage, parking shall be concealed from view at the public frontage through a liner of habitable space for at least the first 21 feet of building height; service streets and alleys excluded. 4. Above-ground garages above 21 feet in height shall be screened from view at the public frontage by landscaping, green screens, or cladding, or concealed from view through a liner of habitable space. C. Open Space 1. At least twenty per cent of the lot area shall be provided as open space and shall be open to the sky. One-third of this requirement shall be provided at-grade. D. Frontage 1. Permissible frontage types are Lanai and Frontyard (Figure FT.1), Stoop (Figure FT.2), Dooryard (Figure FT.3), Shopfront (Figure FT.5), Terrace (Figure FT.6), and Gallery (Figure FT.8). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches or balconies, or plane break that cumulatively occupy at least ten per cent of the facade. FIGURE BT.8 URBAN BLOCK Figure BT.8-2 Urban Block, illustrative plan view Figure BT.8-1 Urban Block, illustrative axonometric view Garage Garage July 2025 15-217-134 Page: 137 Author: JacobK Subject: Highlight Date: 9/8/2025 3:42:03 PM Remove - very hot in Kalaeloa shade should be encouraged. Author: JacobK Subject: Highlight Date: 9/8/2025 3:40:57 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:40:48 PM Remove A continuous structure comprising single or multiple housing units, retail, or industrial spaces on common or separate private lots. It is usually a single development, accessible from one or multiple shared lobbies. As a lei, the frontage facing the main street, the side facades and rear of the volume, are open and host active functions. The center of the block contains service spaces such as parking, storage, or manufacturing. This mid- to high-density typology activates the street while hosting service spaces. A. Pedestrian Access 1. Entrances to upper floors shall be accessed through an interior lobby, accessed directly from the street. 2. All retail spaces should be accessed from a ground floor, single-tenant entry along a street, courtyard, or Passageway. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). 3. If accommodated in an above-ground garage, parking shall be concealed from view at the public frontage through a liner of habitable space on at least three sides of the building. Where exposed to the street, above-ground garages shall be screened from view at the public frontage by landscaping, green screens, or cladding. C. Open Space 1. At least twenty per cent of the lot area shall be provided as open space and shall be open to the sky. One-third of this requirement shall be provided at-grade. 2. Each open space shall have a minimum dimension of thirty feet on any one side. 3. Projections into the open space are permitted on all sides of the space, provided that the thirty-foot minimum dimension is maintained. D. Frontage 1. Permissible frontage types are Lanai and Frontyard (Figure FT.1), Stoop (Figure FT.2), Shopfront (Figure FT.5), Terrace (Figure FT.6), Raised Terrace (Figure FT.7), and Gallery (Figure FT.8). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches or balconies, or plane break that cumulatively occupy at least ten per cent of the facade. FIGURE BT.9 LEI BUILDING Figure BT.9-2 Lei Building, illustrative plan view Figure BT.9-1 Lei Building, illustrative axonometric view Garage Garage July 2025 15-217-135 Page: 138 Author: JacobK Subject: Highlight Date: 9/8/2025 3:44:24 PM Remove - very hot in Kalaeloa shade should be encouraged. Author: JacobK Subject: Highlight Date: 9/8/2025 3:45:34 PM Remove - there is no justification for enshrining this in law. Author: JacobK Subject: Highlight Date: 9/8/2025 3:45:43 PM Remove Author: JacobK Subject: Highlight Date: 9/8/2025 3:45:58 PM Remove FIGURE BT.10 TROPICAL URBAN COURT A single- or multi-unit structure, detached on one side, located on a single or multi- family lot. The unit may vary in size and can be divided horizontally or vertically into multiple apartments or retail spaces that are accessible from a habitable shared lanai. It can be complemented by an auxiliary building for storage or covered parking. This is a mid- to high-density typology that fosters social interaction, offers an open covered space for encounter, and creates layers of privacy. A. Pedestrian Access 1. Circulation to all upper floors shall be through an exterior corridor, lobby, or courtyard. 2. All retail spaces should be accessed from a ground floor, single-tenant entry along a street, courtyard, or passageway. B. Parking Design and Location 1. Where provided, parking shall be located in the third layer (See Figure 9). 2. Parking access shall be as per section 15-215-47 (parking and loading). C. Open Space 1. At least twenty per cent of the lot area shall be provided as open space. One-third of this requirement shall be provided at-grade. 2. Open space shall have a minimum dimension of thirty feet on any one side. 3. Projections into the open space are permitted on all sides of the space, provided that the thirty-foot minimum dimension is maintained. D. Frontage 1. Permissible frontage types are: Lanai and Front Yard (Figure FT. 1), Stoop (Figure FT.2), Dooryard (Figure FT.3), Shopfront (Figure FT.5), Terrace (Figure FT.6), Raised Terrace (Figure FT.7), and Gallery (Figure FT.8). E. Building Massing 1. Front facades shall have at least one encroaching element, such as porches, balconies, or a plane break that cumulatively occupy at least ten per cent of the facade. Figure BT.10-2 Tropical Urban Court, illustrative plan view Figure BT.10-1 Tropical Urban Court, illustrative axonometric view July 2025 15-217-136 Page: 139 Author: JacobK Subject: Highlight Date: 9/8/2025 3:46:54 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:46:35 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:46:14 PM Remove. Author: JacobK Subject: Highlight Date: 9/8/2025 3:46:22 PM Remove. Hunt Development Group, LLC 737 Bishop St., Suite 2750 Honolulu, HI 96813 808-585-7900 September 16, 2025 Craig Nakamoto, Executive Director Via Email Only Hawaiʻi Community Development Authority 547 Queen Street Honolulu, Hawaiʻi 96813 Email: dbedt.hcda.contact@hawaii.gov Re: Comments to HCDA’s Kalaeloa Master Plan and Rules Amendments dated July 2025 Dear Mr. Nakamoto, The following comments are made on behalf of Hunt Communities Hawaii LLC, Kalaeloa Ventures, LLC (and its successors int interest), HCHP1 LLC, VA Aloha, LLC, Wakea Garden Apartments, LLC, KVP6AC, LLC and KVP11, LLC (collectively, "Hunt"), owners or lessees1 of parcels located within the Kalaeloa Community Development District (“KCDD”). Hunt is in favor of the new Kalaeloa Master Plan and Rules being approved. The adoption of clear, finalized rules is critical for effective planning and development to occur in Kalaeloa. When rules remain in draft form, it is challenging to move forward with development, as the standards remain uncertain. Clear and predictable rules that facilitate the creation of homes and commercial opportunities for local families and businesses are fully aligned with Hunt’s objectives in Kalaeloa. Since the plan and rule amendment process began in 2020, we have actively participated in numerous work sessions with HCDA and appreciate the collaborative and transparent approach that has characterized this process. Please find our comments on the July 2025 Kalaeloa Master Plan and Kalaeloa Rules described below, respectively. Kalaeloa Master Plan (Attachment A) Hunt supports HCDA’s vision for the Kalaeloa Master Plan, which aims to create social value, foster economic development and employment, and encourage more housing through smart planning and balanced development. We appreciate the plan’s increased flexibility, which takes into account the urban infill nature of redeveloping a former Naval Air Station, thus providing a means for an incremental approach and the ability to respond to market conditions as Kalaeloa takes shape. Of the comments listed in Attachment A, we would like to reiterate two key points from our August 6, 2024 comment letter concerning HCDA’s July 2024 Kalaeloa Master Plan and Rules Amendments, specifically regarding a) infrastructure financing and b) site drainage. 1 Under that certain Real Estate Ground Lease for Barbers Point made by a Hunt affiliate and the United States of America, Department of the Navy, dated October 6, 2008, as amended. Page 2 of 4 1. Infrastructure Financing: Hunt appreciates HCDA’s reference to the ongoing Infrastructure Master Plan and acknowledges its leadership in regional infrastructure planning. We look forward to reviewing the updated plan and would like to emphasize the importance of using current data and ensuring fair infrastructure financing. The cost and availability of infrastructure remain major barriers to housing in Kalaeloa. Continued progress will require strong support from all levels of government to ensure resources are distributed equitably. The 2006 Kalaeloa Master Plan estimated infrastructure costs to be approximately $470 million, a twenty-year figure that has likely increased significantly. Given the scale of investment and the area’s diverse land ownership, it is essential that federal and state agencies contribute their fair share, whether through direct funding or in-kind support such as Payment in Lieu of Taxes (PILT)2. We respectfully request that the Master Plan include language recognizing the importance of equitable infrastructure financing and affirming HCDA’s commitment to securing contributions from federal and state agencies. 2. Drainage: Hunt appreciates HCDA’s revisions to the drainage description3 which clarify that not all runoff currently received by the former NASBP Coral Pit located on Hunt land is accounted for or approved. However, we note that similar references on page 93 of the July 2025 Draft KMP lack this clarifying language. We request that HCDA add the same clarification to the section on page 93 to ensure consistency and accuracy. For the record, Hunt reiterates that it is not aware of any recorded easements or executed agreements facilitating drainage to parcels identified as TMK (1) 9-1-13:093 and TMK (1) 9-1-13:094, which are privately owned by Hunt and intended for economic development. We object to any implication in the Master Plan Draft that such agreements exist. Additional comments to the July 2025 Draft KMP are included as Attachment A. Kalaeloa Rules (Attachment B) There are many positive elements in the current draft rules some of which include the removal of minimum FAR requirements, the introduction of a Renovation Permit and right-sizing of the permitting process, updates to the Regulating Plan (Figure 4) and Land Use table (Figure 7), and the continued allowance for light industrial uses which support job creation and provide space for these businesses to continue fueling economic growth in the region. However, there are several comments that remain outstanding and are outlined in Attachment B. We continue to discuss these with staff and look forward to them being satisfactorily addressed so that Hunt can provide strong support at the November hearing date. Of these, our high-priority comments are as follows: 1. Restrictions on fence heights and materials for industrial uses: Hunt requests that HCDA review and revise the regulations on fence heights and allowable materials for industrial properties. Security and safety are paramount for industrial tenants and operations, and the current restrictions limit the ability to adequately secure sites. Lower fences increase the risk of unauthorized access and theft, and create a safety issue for the public, particularly in areas where materials or equipment are stored. Without 2 https://www.doi.gov/sites/default/files/documents/2025-06/2025nationalsummarypilt062025-508.pdf 3 July 2024 KMP (page 28) and July 2025 KMP (page 30) Page 3 of 4 this flexibility, properties may face increased security risks, reduced market competitiveness, and a higher likelihood of needing variances, which can delay projects and increase costs. 2. ʻEwa Battlefield Overlay language: Hunt appreciates the thoughtful edits made to the ʻEwa Battlefield Overlay section in the July 2025 draft and thanks HCDA for its ongoing engagement with Hunt, the Navy, and historic partners. However, two key issues remain. Hunt recommends that the designated preservation areas within the overlay zone be limited to those previously discussed and agreed upon with stakeholders, specifically the compass rose, swimming pool, and the extant portion of the warm- up mat. In addition, we request the removal of references to Philippine Sea Street, as it is not currently designed to City & County standards and may require realignment in the future. Expanding preservation requirements beyond these areas or including unclear references can create uncertainty for future development and may conflict with infrastructure planning and site access. 3. Historical and cultural sites language: Hunt requests that the rules governing historical and cultural sites be revised to align with the established review process under HRS §6E-42 and HAR §13-284-1. Specifically, the requirement for State Historic Preservation Division (SHPD) review should begin after a permit application is submitted, not before. This change will clarify the sequence of review, reduce confusion, and ensure compliance with state law. Additionally, we ask that the language regarding developer responsibilities for maintaining historic and cultural sites be clarified to reflect reasonable standards for upkeep, consistent with the age and condition of the properties. 4. Validity period of Conditional Use of Vacant Land and Renovation Permits: Hunt requests that HCDA extend the allowable duration for certain permit types to better reflect the realities of development in Kalaeloa. For the Conditional Use of Vacant Land permit, we recommend that the permit remain effective until the area is redeveloped in conformance with the underlying transect zoning. This permit has proven to be a valuable tool for reactivating Kalaeloa properties during interim periods, before market conditions make redevelopment feasible. This flexibility helps bring people, jobs, and economic activity to the district ahead of full redevelopment. For Renovation Permits, we recommend allowing time extensions, as permitting and other delays often exceed the one-year approval period. Providing the option for extensions will help ensure that projects are not unnecessarily stalled due to circumstances outside the applicant’s control. 5. Consolidate Light Industrial and Warehousing Land Uses: Hunt requests that warehousing be included under the broader category of “light industrial” in the Land Use Table, rather than having a separate row. Warehousing is a typical component of light industrial operations and is already cited as an example within HCDA’s definition of “light industrial.” Creating a separate category for warehousing could inadvertently restrict flexibility and limit the ability to respond to market needs. 6. Proposed Warehouse Overlay Zone: Hunt requests that HCDA include a new section establishing development standards for a Warehouse Overlay Zone. This addition is necessary to address the recent determination by the Keeper of the National Register of Historic Places, which found that eleven WWII-era storage buildings are eligible for listing as contributing resources to a potential warehouse historic district. By adopting clear standards, HCDA can help guide the preservation, interpretation, and redevelopment of these historic resources. This will ensure that the buildings are July 31, 2025 KALAELOA MASTER PLAN DRAFT Hawaii Community Development Authority Attachment A: KMP (July 2025) with Hunt Comments Summary of Comments on Comments - Hunt 20250916.pdf Page: 5 Author: Hunt Subject: Rectangle Date: 9/2/2025 10:53:24 AM Attachment A: KMP (July 2025) with Hunt Comments 8 KALAELOA MASTER PLAN DRAFT 1.0 Plan Overview 1.0.1 Background of the Master Plan Amendment In June 2002, Governor Benjamin Cayetano signed into law Senate Bill 2702 (becoming Act 184) which transferred responsibility for Kalaeloa from the Naval Air Station Barbers Point (NAS Barbers Point) Redevelopment Commission to the Hawai‘i Community Development Authority (HCDA). Pursuant to Act 184, the Kalaeloa Community Development District (KCDD) was established, comprising approximately 3,700 acres of land that included all of the land within the former NASBP (see Figure 1-1). Hawai‘i Revised Statutes (HRS) Chapter 206E required that a master plan be developed following establishment of the KCDD and the original Kalaeloa Master Plan (Plan) was adopted by the Authority in 2006. The Plan recognized a unique opportunity to redevelop the former NAS Barbers Point based on a strategic vision of Kalaeloa as a “Center for Excellence” or Wahi Hoʻokela within the ‘Ewa region of O‘ahu. To implement this vision, the HCDA adopted a set of core values and principles to guide the redevelopment of Kalaeloa. The planning framework, written into the 2006 Plan, remains valid and is reiterated in this amended Master Plan. In adopting the 2006 Plan, there was full acknowledgement that the redevelopment process would be complex, including the likelihood of successes and setbacks along the way and unpredictable events and fluctuating market cycles. Since then, the rail line is under construction with operations underway in the western half of the system; major housing and commercial projects have been completed throughout the ‘Ewa Plain even as the high cost of housing remains a top concern; and stewardship of cultural resources has moved forward with establishment of the ‘Ewa Plain Battlefield Memorial and Kalaeloa Heritage Park. This Master Plan Amendment has been undertaken with particular attention to the following objectives: y Identify relevant changes from 2006 to the present within and surrounding the KCDD y Identify favorable and detrimental conditions to redevelopment in the KCDD y Refresh the information and data in the Master Plan and coordinate with the amendments to the Administrative Rules y Update the Regulating Plan which establishes the pattern of land uses within the KCDD and serves as the official land use map to be implemented by the Administrative Rules y Reevaluate priorities to inform public investments over a 20-year planning horizon 1.0.2 The Kalaeloa Master Plan In 2020, the HCDA began the process of amending the 2006 Plan to respond to current and anticipated challenges facing redevelopment and chart an economically feasible and realistic course over a 20-year timeframe. The planning team reviewed the 2006 Plan and Urban Design Guidelines along with ancillary plans, studies, and other reference documents completed during the intervening period. The planning team also conducted interviews with stakeholders, met with government agencies, and held community workshops to receive feedback on various planning concepts. The amended Master Plan was written to distill this information into a planning document that provides an overview of the opportunities and vision for Kalaeloa and explains how they are linked to the implementing Administrative Rules. In this regard, the Master Plan is organized in the following manner: y Setting the Stage - Understanding the Pieces: Chapter 1 reviews the history of Kalaeloa beginning with the closure of NASBP and past planning efforts. Chapter 1 also includes a description of the current setting of Kalaeloa in terms of land ownership, land uses, schools, transit, infrastructure, physical characteristics, protected species and Page: 12 Author: Hunt Subject: Comment on Text Date: 9/2/2025 11:14:21 AM listing of the 'Ewa Plain Battlefield in the National Register of Historic Places and establishment of the Kalaeloa Heritage Park. 24 KALAELOA MASTER PLAN DRAFT Landowner Land Area (acres) Percent Federal Federal 782.7 21.2% Federal (pending transfer to unidentified parties) 213.0 5.8% State of Hawaii Department of Hawaiian Home Lands 552.5 15.0% Department of Education 14.5 0.4% Department of Transportation - Airports Division 808.7 21.9% Hawaii Community Development Authority 161.9 4.4% Hawaii Public Housing Authority 12.3 0.3% University of Hawaii 2.4 0.1% City of County of Honolulu Board of Water Supply 20.0 0.5% Department of Parks and Recreation 395.6 10.7% Various Right-of-way 179.5 4.9% Landowner Land Area (acres) Percent Private Landowners Aloha Properties Unlimited 0.9 0.0% Eagle River Investors Hawaii LLC 9.5 0.3% Gentry Kalaeloa LLC 21.3 0.6% Hawaii Conference of 7th-Day Adventists 1.2 0.0% Henkels and McCoy Inc 2.0 0.1% Hunt Communities Hawaii (includes pending transfers) 396.1 10.7% Kaimana Kalaeloa Owner LLC 17.7 0.5% Kalaeloa Water Company LLC 3.7 0.1% Mahana Kalaeloa Owners LLC 15.9 0.4% Makai Kalaeloa Owner LLC 44.5 1.2% U.S. VETS 5.1 0.1% VA Aloha LLC 9.5 0.3% Wakea Garden Apartments LLC 25.0 0.7% Total Land Area 3,695.7 100.0% Data as of 4/30/24; Source: City and County of Honolulu GIS Table 1-2: Kalaeloa Land Ownership Detail Page: 28 Author: Hunt Subject: Highlight Date: 9/1/2025 8:24:31 PM We recommend HCDA review and update this table before the Masterplan is adopted. Author: Hunt Subject: Sticky Note Date: 9/1/2025 2:25:36 PM We request the area for Hunt Communities Hawaii, VA Aloha LLC, and Wakea Garden Apartment LLC be combined, and represented under 'Hunt Companies, Inc.' Author: Hunt Subject: Sticky Note Date: 9/2/2025 11:24:40 AM When comparing against the FY26 Land Owner Assessment Table 2, there appears to be some outdated information. https://dbedt.hawaii.gov/hcda/files/2025/04/2-2025.05.07-Staff-Report-for- Kalaeloa-Landowner-Assessment_final.pdf DRAFT 25 KALAELOA MASTER PLAN HDOT-A FAA DPR Navy Aloha Properties Unlimited LLC USPS US Vets HCDA Cloudbreak UH Hawaii Conference of Seventh-Day Adventists Gentry VA Aloha DOE Mahana Kalaeloa Owners LLC Kaimana Kalaeloa Owner LLC Eagle River Investors Hawaii LLC HPHA Makai Kalaeloa Owner LLC Coast Guard Henkels and McCoy, Inc BWS HCDA HCDA HCDA Kalaeloa Water Company Navy Navy USFWS Kapolei Infrastructure LLC DHHL DHHL DPR DHHL DHHL DHHL DHHL DHHL Hunt Hunt Hunt HIANG DPR Federal DHHL HDOT-Airports HCDA Other State of Hawaii City and County of Honolulu Hunt Development Corporation Other landowner Pending Transfer Ewa Plain Battlefield Kalaeloa District Boundary Legend July 2024 Midway Midway Lexington Lexington Yorktown Yorktown Saratoga Ave Saratoga Ave Enterprise Enterprise Shangrila Shangrila Midway Midway Coral Sea Rd Coral Sea Rd Malakole St Malakole St Roosevelt Ave Roosevelt Ave Boxer Rd Boxer Rd Copahee Ave Copahee Ave Hornet Ave Hornet Ave Franklin Franklin Kalaeloa Blvd Kalaeloa Blvd Tripoli Tripoli Essex Rd Essex Rd Geiger Rd Geiger Rd ‘ola‘i ‘ola‘i Fort Barrette Rd Fort Barrette Rd Kamokila Blvd Wakea Wakea Kapolei Pkwy Kapolei Pkwy Tulagi Ave 0 0.5 Miles 0.25 Figure 1-6: Kalaeloa Land Ownership, 2024 Page: 29 Author: Hunt Subject: Highlight Date: 9/1/2025 2:30:46 PM We recommend HCDA review and update this map before the Masterplan is adopted. In the legend, please change Hunt Development Corporation to Hunt Companies, Inc. Additionally Parcel 12 is pending transfer, VA Aloha is owned by Hunt, P1 increment 3 is Gentry. Author: Hunt Subject: Comment on Text Date: 9/2/2025 1:05:19 PM Note that the HCDA legend color should be pink, BWS is not CCH, and US Vets & Cloudbreak should be reviewed. 28 KALAELOA MASTER PLAN DRAFT 1.2.2.3 City and County of Honolulu 1.2.2.3.a Board of Water Supply – Desalination Facility The Honolulu Board of Water Supply (BWS) acquired 21 acres of land in the southwest corner of Kalaeloa through a public benefit conveyance for the purpose of developing a reverse osmosis desalination plant to supplement O‘ahu’s potable water supply. The BWS has entered into an agreement to design, build, operate, and maintain a facility that will deliver 1.7 mgd of potable water for industrial users at Campbell Industrial Park. An adjoining 10-acre parcel has also been identified for transfer to the BWS. 1.2.2.3.b Department of Parks and Recreation During the BRAC process, the City expressed interest in receiving approximately 485 acres through a public benefit conveyance for the establishment of beach parks, community parks and other recreation facilities. The park areas include one parcel in the downtown area, four parcels east of the airport runway and six parcels along the coastline. Conveyances of all of these parcels were completed in 2024. The Department of Parks and Recreation is also under a licensing agreement with the Navy for two baseball parks (at Pointer Field) and one beach park in Kalaeloa. 1.2.2.4 Private Entities 1.2.2.4.a HUNT Companies Hunt Companies currently has—or is expecting transfer of—fee interest in approximately 396 acres in Kalaeloa, making it the single largest private developer within the Kalaeloa District, and second only to DHHL with approximately 552 acres of developable land. The Hunt properties form a swath across the northern edge of the District and span the District’s eastern and western boundaries. Many of the parcels front Roosevelt Avenue and/or Saratoga Avenue, two major thoroughfares. Because Hunt’s holdings comprise large, contiguous parcels of land, future development and redevelopment offers the potential for holistic planning and design. To date, Hunt has developed the Kalaeloa Professional Center and VA Clinic, which are major employment centers, and retrofitted several Navy-built structures for residential, commercial, and recreational uses. 1.2.2.4.b Blackstone Group (Kaimana Kalaeloa Owner) - Orion, Makai, and Orion Park Housing In April 2016, Blackstone Group acquired the fee interest in three housing areas at Kalaeloa, including: Orion, Makai, and Orion Park. Orion encompasses a 13-acre site that contains 116 multi-family units. Makai covers a 43-acre parcel and contains 280 multi-family units. Orion Park housing is a 16-acre parcel and contains 120 multifamily units. 1.2.2.5 Unallocated Land During the BRAC process, several government agencies withdrew their interest in receiving lands in Kalaeloa. The U.S. Fish and Wildlife Service (USFWS) withdrew interest in three of the four parcels it was designated to receive. These parcels, totaling approximately 200 acres, are relatively undeveloped and contain wetlands and habitat for endangered plant and bird species and archaeological sites. The HDOT-Airports and the University of Hawai‘i expressed interest in receiving a parcel, leaving the third and largest parcel (about 146 acres) unallocated. Similar undeveloped parcels in the eastern portion of Kalaeloa, totaling 135 acres were previously designated for public benefit conveyance to the State Department of Land and Natural Resources (DLNR) to HCDA. However, the State later withdrew their interest. Two of the parcels were previously used by the Navy as skeet and trap ranges. As a result, the surface soils were heavily contaminated with lead and were subsequently removed and encapsulated in the Navy’s landfill parcel in the western portion of Kalaeloa. These parcels also contain archaeological sites and have been designated as a critical habitat for the endangered ʻakoko plant. Page: 32 Author: Hunt Subject: Comment on Text Date: 9/1/2025 2:34:52 PM Recommend updating the acreage to align with Table 1-2: Kalaeloa Land Ownership Detail. Author: Hunt Subject: Cross-Out Date: 9/2/2025 11:01:25 AM The baseball parks are within Hunt's property and are not leased to the Department of Parks and Recreation DRAFT 29 KALAELOA MASTER PLAN Kapolei Pkwy Kalaelo a Blvd Kamokila Blvd Roosevelt Ave Wakea St Geiger Rd Roosevelt Ave Saratoga Ave Coral Sea Rd Fort Barrett Rd Enterprise St N Keoneula Blvd Malakole St Tripoli Rd 1.2.3 Existing Infrastructure This section describes conditions of existing infrastructure and challenges to the development of Kalaeloa. Readers should note that an infrastructure master plan for the Kalaeloa CDD, expected at the end of 2025, will contain additional information about existing infrastructure systems as well as proposed improvements to meet projected future demand. 1.2.3.1 Streets There are more than 20 miles of existing roadways at Kalaeloa in various states of repair, many lacking sidewalks. Through a Memorandum of Agreement (MOA) between the former Barbers Point Redevelopment Commission, the State DOT, and the City, the major roadways within Kalaeloa were transferred from the Navy as shown in Figure 1-7 and form the backbone of the District. 1.2.3.2 Public Transportation Public transportation in the ‘Ewa region is primarily provided by the City’s “TheBus” system of fixed routes (trunk, local, and express), transit hubs, and the HandiVan special services (see Figure 1-8). A transit hub to the north of Kalaeloa in Kapolei is connected by TheBus to the transit hub in ‘Ewa, with a limited number of transit Figure 1-7: 2006 Master Plan Existing and Proposed streets Page: 33 Author: Hunt Subject: Comment on Text Date: 9/1/2025 2:41:37 PM Legend is missing. 30 KALAELOA MASTER PLAN DRAFT LEGEND 416 - Kapolei Circulator West Oahu / Farrington Hwy Section 413 - Campbell Industrial Park Every 40 mins Every 60 mins Every 35 mins Ever Only on weekdays 4-5 pm y 60 mins Weekdays 3-6 pm every 30 mins Weekends every 60 mins Every 60 mins Every 40 mins 94 - Villages of Kapolei - Express 44 - Waipahu-Ewa Beach 40 - Honolulu-Mak 415 - Kapolei Transit Center 41 - Kapolei-Ewa Beach aha Bus Stations 95 - Kapolei Homesteads stops along Roosevelt Avenue in Kalaeloa. The current terminus of the Skyline rail transit line is at Kualakaʻi (East Kapolei) station, which is roughly 1.5 miles from the northern boundary of the District. 1.2.3.3 Drainage In 2017, a Drainage Report was prepared by R.M. Towill Corporation (RMTC). Although a draft report, it remains the most thorough assessment that has been done in Kalaeloa to date. The information in this section is based on that report. Kalaeloa partially falls within the City of Kapolei watershed and the Kaloi Gulch watershed. The lower limit of the Kapolei Village watershed is the NAS Barbers Point coral pit, located makai of Roosevelt Avenue and east of Enterprise Street on land owned by Hunt Companies. This facility receives all excess runoff not retained in the watershed. Some of the runoff conveyed to this facility was accounted for and approved as the region developed, and some of the drainage is not. The regional watershed boundaries and the limits of Kalaeloa are illustrated in Figure 1-9. Previous development of Kalaeloa was mainly intended for the Navy’s use and the existing drainage system and roadways were not constructed in accordance with State or City standards. The existing drainage system consists of 253 drywells that were located Figure 1-8: Existing public transit network Page: 34 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:20:53 PM Please add: It should be noted that there are no recorded easements or executed agreements facilitating drainage to the NAS Barbers Point coral pit, which is owned by Hunt and intended for economic development. 32 KALAELOA MASTER PLAN DRAFT Figure 1-10: Existing Water Supply Network. Source: Draft Kalaeloa Potable Water Master Plan, R.M. Towill Corporation, June 2016. Water for Kalaeloa is provided by existing wells and reservoirs located 3 miles north of Kalaeloa. According to the 2015 data from the flowmeter at the wells, the estimated average daily flow is approximately 2.2 million gallons per day (mgd). The water meter readings are closer to 1.0 mgd. Further investigation is underway to determine the cause of this discrepancy or location of system leakage. Most of the existing water demand is generated in the northern housing area, the downtown industrial area located north of Midway Street, and the golf course. Water from the two wells is conveyed by a 24-inch transmission main which terminates in a vault mauka of Roosevelt Avenue across from the northern housing area. From there, distribution is split and water to the northern housing area, golf course, Coast Guard and beach areas is from an 18-inch main and water to the downtown, airport and western industrial areas and school is from a 24-inch main. The Kalaeloa water system is also connected to the BWS transmission line on Fort Weaver Road. A pressure booster pump located on Geiger Road, at the southern perimeter of the Honouliuli Wastewater Treatment Plant (WWTP), is operated when there is a need to use the BWS water source. The use of BWS water occurs only during emergencies. Water to the downtown area and Kalaeloa Airport is distributed by a 24-inch waterline and a system of 12-inch and 8-inch distribution mains. Water to the eastern portion of Kalaeloa, the Coast Guard station and beach areas is from an 18-inch waterline with 12- inch and 8-inch distribution lines. Figure 1-10 shows the major water lines of the existing water system. The source of Kalaeloa’s potable water is a well shaft located mauka of the H-1 Freeway. Kalaeloa has a permitted water allocation or pumpage limit of 2.3 mgd. Also located in the mauka area outside the District are two reservoir sites each with one underground reservoir. One of the reservoir sites is co- Page: 36 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:23:45 PM We feel today's readings should be closer to 1.9 MGD. Please verify with KWC or note that this estimate will be verified in the Infrastructure Master Plan. DRAFT 39 KALAELOA MASTER PLAN 1.2.4 Existing Structures and Recent Development Figure-ground diagrams are drawings that illustrate the relationship between the built and the unbuilt environment within the study area. Land coverage of buildings is visualized as grey solid mass (figure), while public spaces formed by streets, parks and plazas are represented as voids (ground). Such diagrams are used to explore built form patterns and the continuity of open space (see Figure 1-17). Development in Kalaeloa has been relatively slow since the adoption of the 2006 Master Plan, presumably due to proximity to the various military uses, inadequate infrastructure, and airport land-use considerations. Meanwhile, neighboring areas, namely Kapolei to the north and Hoakalei to the east have seen significant development. The 2020 figure ground diagram illustrates the “grain” and scale of new development at that time, of which the most significant was the FBI Field Office, meant to serve as a gateway and catalyst for new construction in the area. Since 2020, the pace of development and redevelopment has picked up. Figure 1-18 provides an overview of major assets within the District. The Kalaeloa Professional Center on Shangrila Street provides almost 50,000 SF of Class A office space for financial, medical, and other professional services, and includes a wing for the Warrior Ohana medical facility. A former Navy Exchange furniture store was redeveloped and now houses Five Star Transportation, a large distribution company. Also redeveloped was the former Navy Bachelor Officer’s Quarters (BOQ) which currently provides 100 affordable rental units. The BOQ mess hall was transformed into an educational facility for DreamHouse Public Charter School. Other building renovations have resulted in upgraded spaces for the convenience store and gas station and bowling alley. New construction includes the Daniel K. Akaka VA Outpatient Clinic with approximately Figure 1-17: Kalaeloa figure ground diagram. Source: HCDA, 2020 Page: 43 Author: Hunt Subject: Comment on Text Date: 9/16/2025 4:47:13 PM Info not current. Five Star Logistics is not the tenant anymore. Perhaps note the use (commercial/industrial) rather than the tenant name. Author: Hunt Subject: Comment on Text Date: 9/16/2025 4:47:21 PM (replace/insert) "......DreamHouse Public Charter School as well as the former Navy fitness center which is leased to American Renaissance Academy. Other building renovations have resulted in upgraded spaces for the bowling alley and numerous warehouses for local businesses." 48 KALAELOA MASTER PLAN DRAFT The DreamHouse Academy is located in rehabilitated former Bachelor Officer Quarters (BOQ) mess hall. for solar projects. A deterrent to residential development is the inadequate state of existing infrastructure. 1.3.4.1.d Honolulu Board of Water Supply Kalaeloa’s potable water needs are currently being met by Hawaii sWater Company, a private company. Although BWS has no plans to take over water supply, it is planning to construct a desalination plant within the District that is expected to be completed by approximately 2028 and operate for at least 20 years. 1.3.4.1.e Kalaeloa - Hawaiʻi Department of Transportation Kalaeloa Airport is a resource for businesses, training, and recreational aviation activities. It plays a critical role improving safety and efficiency at Honolulu International Airport by accommodating many of the general aviation operations that would otherwise occur there. Statewide, the airport supports emergency activities, such as U.S. Coast Guard marine search and rescue as well as Hawaii National Guard rapid deployment from their Kalaeloa facilities. Because Kalaeloa Airport is recognized as an important asset for the state’s aviation system, the Kalaeloa Airport Development Plan identifies ongoing and future safety and security enhancements and capital improvement projects. 1.3.4.1.f Honolulu Authority for Rapid Transportation (HART) Given changes in the rail project’s construction timeline, it is premature to designate a specific route for the rail extension into Kalaeloa. Regardless, a pedestrian-friendly environment would bolster future transit developments by rail and/or bus. 1.3.4.1.g Honolulu Fire Department (HFD) The HFD does not have a station at Kalaeloa at present, but will require one in the future. The department has identified what it considers an ideal site, adjacent to the FBI facility, which would provide land for a new station, indoor classrooms, storage, and a large outdoor training facility. 1.3.4.1.h Barbers Point Elementary School Barbers Point Elementary School has a capacity for 700 students, but the facility is outdated and needs refurbishment. Off campus, surrounding streets lack continuous sidewalks and there are no streetlights. Development of safe pedestrian and bike routes to and from the school would greatly benefit the students. 1.3.4.1.i DreamHouse Academy Public Charter School DreamHouse Academy opened in July 2020 in a leased building adjacent to Wakea Apartments. The school will be moving in 2024 to a permanent facility in Kapolei which will allow expanded enrollment. Page: 52 Author: Hunt Subject: Inserted Text Date: 9/16/2025 4:46:16 PM (spelling) Hawaii Water Co. Author: Hunt Subject: Cross-Out Date: 9/16/2025 4:47:31 PM a private utility company. DRAFT 49 KALAELOA MASTER PLAN Kaʻulu by Gentry single detached homes. 1.3.4.1.j Kapolei High School Although Kapolei High School is located outside the CDD, it is an important local stakeholder in planning for Kalaeloa. In 2021- 22, there were slightly over 2,000 students enrolled in grades 9 through 12. Kapolei High School will experience enrollment pressures as residential growth continues in the school’s catchment area. The high school itself is located within a 20-minute walk of most areas slated for residential development in Kalaeloa and is within a 30-minute bicycling area of almost the entire District. There are opportunities to develop safe routes to school for both modes, including a safe crossing through the nearby intersection of Roosevelt Avenue and Enterprise/Fort Barrette Road. 1.3.4.2 Private Entities 1.3.4.2.a Hawaiian Electric (HECO) The electrical grid in Kalaeloa is owned by the Navy, run by a subcontractor, and powered by a HECO substation. HECO is interested in acquiring ownership of the grid. Climate- change-induced sea level rise is not projected to affect existing electrical infrastructure. 1.3.4.2.b Hunt Companies Hawai‘i Hunt owns the majority of developable land in Kalaeloa and frequently produces planning studies to guide development on their parcels. Hunt’s insights and community comments Page: 53 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:28:39 PM , if the grid is upgraded to HECO standards. Author: Hunt Subject: Comment on Text Date: 9/1/2025 2:51:50 PM Hunt Companies, Inc. Author: Hunt Subject: Cross-Out Date: 9/2/2025 2:29:06 PM Please replace with: Hunt is the largest private landowner in Kalaeloa. DRAFT 57 KALAELOA MASTER PLAN The 20-minute city is the key concept that will help Kalaeloa become a Center for Excellence by: y Placing emphasis on what people love about cities: their vibrant streets and neighborhoods, and their convenience. Shorter travel times mean more time for recreation and family, and more money saved. y Improving the quality of life and promoting equality and diversity by enhancing accessibility to services. y Fostering healthy lifestyles by encouraging human-powered transportation, such as biking and walking, which have proven health benefits. The 20-minute city enhances walkability which results in fewer pedestrian and vehicular crashes and can also help alleviate loneliness by making it easier to meet and interact with neighbors. y Relying on less pollution-emitting and less carbon-intensive forms of mobility, which have proven environmental benefits. Sprawling urban development is very energy intensive whereas a compact urban form thrives on accessible, multimodal transportation options. Cities as disparate as Portland, Oregon and Melbourne, Australia have already been working on “20-minute neighborhoods” that employ these very concepts. And in recent years, the market has been sending a clear signal: homes in walkable neighborhoods are at a premium. Smart Growth, a U.S. advocacy group, argues this indicates that there is not nearly enough supply. 20-minute cities produce livable, equitable, healthier and environmentally-friendly benefits - all befitting a Center for Excellence. ranging from rural to urban center (see Section 3.2). The land uses and densities permitted within each type of transect form a compatible mix and contribute to the character of that transect. 2.3.3 Interim Uses Interim land uses, such as storage and maintenance facilities, are temporary, acceptable land uses that do not preclude the intended long-term, preferred land uses from occurring. Allowing interim land uses offers short- to medium-term benefits to Kalaeloa while reserving maximum benefit for future uses. Interim uses shall be reviewed and coordinated with landowners in Kalaeloa for appropriateness, ability to align with the strategic goals and objectives, and ease of redevelopment to the preferred land use. Thus, interim uses that do not contribute to the appropriate mixture of land uses or immediate benefit of the community shall be restricted. 2.3.4 Potential Relocations Another opportunity to facilitate and enhance redevelopment is the potential relocation of existing uses. While many existing uses are encumbered by deed restrictions placed at the time the properties were conveyed, possibilities exist for the HCDA to work with landowners and the Federal government to optimize land use within Kalaeloa over the Why the “20-Minute City?” Page: 61 Author: Hunt Subject: Comment on Text Date: 9/1/2025 8:26:13 PM Recommend using 'should' instead of 'shall' as the Kalaeloa Rules is the appropriate place for including requirements. 60 KALAELOA MASTER PLAN DRAFT Plan (SCORP) which is prepared on a 5-year cycle. Although dedicated open spaces and corridors are vitally important for passive and active recreation, a community’s street network should also be enhanced to provide public amenities. Shade, either from trees or structures, should always be incorporated to not only foster walkability, but also help reduce the heat island effect. Shared paths and cycle tracks provide mobility options, and are active transportation options that promote healthy lifestyles. Public art can provide additional interest and expressions of local meaning in the streetscape. Street networks are usually the biggest landholding in the public realm, and presents the greatest opportunities for equitable public access to shade, recreation, mobility, and civic aesthetics. 2.3.5.2 Cultural Resources - Kalaeloa’s Living Heritage Kalaeloa and the broader ‘Ewa region are rich in cultural history and significance. The presence of archaeological sites, endangered species, and native plants on relatively open land in proximity to the Kalaeloa coastline presents an opportunity to revisit the native Hawaiian cultural traditions that existed in the region prior to Western contact and to educate the broader community about the ‘Ewa region’s rich history. Early Native Hawaiian Period Cultural and archaeological sites of Ewa Plain’s earliest inhabitants have been conserved and protected through collaborative efforts that created the Kalaeloa Heritage Park (KHP). The HCDA partnered with the Kalaeloa Heritage and Legacy Foundation (KHLF) to establish the park. Through KHLF’s stewardship, the park is a remarkable living heritage site which represents an authentic educational setting and medium for the preservation of Hawaiian cultural traditions and practices. KHP’s programs actively engage the community with hands-on participation through its service and work-study opportunities. One of its educational programs with the University of Hawaii West O’ahu’s Botany program resulted in the cultivation and reforestation of native plants such as ‘ahinahina o ‘Ewa. Ewa Plantation Era The extant tracks within the historic OR&L railroad right-of-way along the northern boundary of Kalaeloa are owned by the State of Hawaii and managed through the dedicated stewardship of the Hawaiian Railway Society (HRS). The collaboration between HRS and the government agency is crucial for the education and appreciation of the rail system’s contributions at Kalaeloa. The HCDA recognizes the importance of stakeholders’ participation in the decision-making processes for the future development of this viable mode of transportation at Kalaeloa. Military in the Pacific and World War II The period of military presence at Kalaeloa played an important role to bolster the United States’ defense capabilities during the period of tension evolving in the Pacific, throughout World War II and the subsequent Cold War period . On May 2016, Ewa Field was placed on the National Register of Historic Places (NRHP) as the ʻEwa Plain Battlefield. Proposed renovations and new work will conform to the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for the Treatment of Cultural Landscapes. Respectful treatment of historically significant sites is essential to recognize the bravery and sacrifices of those who served during this period in American history. Kalaeloa’s pivotal role during World War II can be honored by thoughtful remembrance through preservation, education, interpretation, and commemoration. 2.3.5.3 Natural Resources According to the Division of Forestry and Wildlife under the State’s Department of Land and Natural Resources, Hawai‘i is home to more than 1,400 native vascular plant taxa, 90% of which are not found anywhere else. Page: 64 Author: Hunt Subject: Cross-Out Date: 9/2/2025 2:37:45 PM Proposed renovations and new work should receive the appropriate approvals from SHPD and abide by any applicable covenants, and Federal and State laws and requirements. DRAFT 63 KALAELOA MASTER PLAN of the “Second City” of Kapolei and the overall ‘Ewa district provides a large market for quality fresh fruits and vegetables. y Greenhouses and aquaponics farms could be relatively small in scale and could blend in with future plans and developments for light industrial and related land uses in Kalaeloa. These forms of intensive agriculture do not require large volumes of irrigation water – a plus factor for farms in the hot, dry ‘Ewa district. y Programs could be developed for the restoration of Kalaeloa coastal fisheries and limu. Limu is a form of ocean algae that was traditionally an important source of nutrition for native Hawaiian people. Limu restoration programs would have cultural, educational, and food value. 2.3.6 Addressing Regional Traffic Congestion Due to increased development and the necessity to commute to school and work, traffic on existing arterial roadways and the H-1 Freeway is congested on a daily basis. Roadways such as Farrington Highway, Roosevelt Avenue, and Geiger Road provide some relief in the east-west direction but are also frequently congested. Construction of Kualaka’i Parkway and completion of the Kapolei Parkway have improved ingress and egress; however, additional measures are necessary to reduce regional traffic congestion. One of these measures is the development of Kalaeloa according to the principles of the 20-minute city. Convenient and efficient mass transit service is also critical. Consistent with the principles of the 20-minute city, another approach to reducing regional traffic congestion is to increase employment opportunities in the ‘Ewa region, thereby reducing the necessity for area residents to commute outside the region to work. 2.3.6.1 Streets & Roadways Improvements to the street network within and adjacent to Kalaeloa present an opportunity to enhance regional connectivity both east-to-west and north-to-south and improve vehicular traffic flow within the ‘Ewa region. In addition to current regional transportation plans and ongoing road improvement projects, several new improvements are proposed (Refer to Figure 2-1). Any streets crossing historic resources, such as the Historic Hawaiian Railway at Renton Road, must receive the appropriate approvals from SHPD and other relevant agencies and abide by all Federal and State laws and requirements. y Develop Saratoga Avenue as the major urban corridor through Kalaeloa. The alignment should avoid the ‘Ewa Plain Battlefield Memorial. y Enhance vehicular circulation and connectivity on Fort Barrette Road, including refinements to intersection operations at Roosevelt Avenue and Fort Barrette/Enterprise Roads. y Extend Wakea Street into Kalaeloa and provide a direct link to the H-1 Freeway interchange. y Develop a roadway connection to Campbell Industrial Park and Kalaeloa Harbor via Malakole Street. y Develop a mauka-makai connection on the east side of Kalaeloa in the vicinity of Ka Makana Aliʻi. In 2016, the City of Honolulu released the Complete Streets Design Manual to ensure that public streets and surrounding spaces serve everyone’s transportation needs, whether by car, bike, bus, rail, or foot. New streets in Kalaeloa should reflect this vision and be built to such standards. Additional street standards are part of the City and County of Honolulu’s Subdivision Rules and Regulations and apply to construction plans needing review by the Department of Planning and Permitting. Page: 67 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:38:35 PM Please add: to the extent feasible. DRAFT 69 KALAELOA MASTER PLAN This conceptual illustration of a view looking west shows how elements of the historic ʻEwa Plain Battlefield, such as the warming-up mat, could potentially be preserved alongside interpretations of the old runways (as recreational open space) within a new mixed-used neighborhood incorporating residential, commercial, and light industrial uses.. maintenance support. Also located downtown were public services, such as the post office, that benefited from a central location. The historic downtown is roughly bounded by Midway Street with Enterprise Street serving as a central spine. The street pattern reflects the layout of the airfield with streets angled to fit within the crook of the crossing runways. The historic downtown continues to provide ample opportunities for infill development to enrich the mix of land uses. Beyond the historic downtown, however, the Regulating Plan envisions the mixed-use area expanding northward to Roosevelt Avenue. A cluster of blocks in the downtown area is in the general urban transect (T4) to enable future infill development. Heading north, parcels located between Saratoga Avenue and Roosevelt Avenue are in the urban center transect (T5)and would form a defined hub or “new downtown.” Concentrated urban activiteis and denser urban form would anchor a multi-modal corridor and potential transit- oriented development. A long-term redevelopment objective is to upgrade Saratoga Avenue into a linear, promenade type mixed-use area. This objective is supported by a land use overlay called the Saratoga Frontage Zone to promote development that will activate and enliven the street scene. A primary objective for the mixed-use area, or downtown Kalaeloa, is to create a physical environment that supports the evolution of the 20-minute city. To that end, this area will be a place where: y Residents can walk or bike to work, school, the local transit station or mobility hub, or to the essential services needed for day-to-day life as well as to enjoy the cultural amenities of the Kalaeloa community. y A variety of mobility options allow for ease of movement within the area and connections to the region at large. y Neighborhood streets are valued beyond their ability to carry traffic, but as significant urban places in and of themselves, because they are where neighbors, friends and colleagues meet and socialize. They are supported by streets with sidewalk cafes, lively plazas, and restful parks. On the east side of Kalaeloa, another overlay zone will support the perservation and interpretation of historic resources within theʻEwa Plain Battlefield Historic District. Overlay regulations are intended to integrate history within the development of private land uses. Page: 73 Author: Hunt Subject: Comment on Text Date: 9/16/2025 4:47:40 PM Recommend that statement include more specificity on type of conceptual illustration; which in this case is a massing diagram intended to show massing/scale of buildings utilizing potential heights/densities. It does not necessarily depict a development site plan. Option: "This massing diagram is a conceptual illustration intended to depict....." Author: Hunt Subject: Cross-Out Date: 9/2/2025 3:01:20 PM 70 KALAELOA MASTER PLAN DRAFT Outdoor restaurant seating can help activate the urban environment 3.1 Neighborhoods The mixed-use neighborhood is the building block of the 20-minute city, in which many of life’s daily needs are a 20-minute walk, bike, or bus-ride away, and a key to supporting walkable urban places. This, in turn, will support economic development by helping to attract new employers and employees, to live, work, shop and play in Kalaeloa neighborhoods. Four key strategies will be critical in realizing the vision for Kalaeloa as a community of neighborhoods. These include: y Saratoga Avenue and other framework streets are key to linking neighborhoods to each other. Serving as Kalaeloa’s new main street, Saratoga has the potential to become the area’s signature main street - an iconic and memorable place. Pedestrian-friendly building frontages and wide sidewalks are particularly important along Saratoga, as with the primary thoroughfares linking neighborhood centers to one another. y Multi-modal connectivity between neighborhoods and activity centers is key to unlocking the value of mixed-use infill developmentand offering convenient access to nearby jobs, housing, recreation and commercial amenities. Bus routes will need to be reconfigured to connect these neighborhoods, while region-wide transit, such as an extension of the rail transit line, should be prioritized for the future. y Placemaking is a planning concept that carefully links the circulation and open space network (core elements of the public realm) with existing and new private development. Making great places is the payoff for connected, mixed- use development, as each increment adds value to surrounding properties. On top of this, great places arise as new developments contribute to the distinctive character of an area. y Pedestrian-friendly design can bring daily necessities within an easy walk of many residents, stimulating economic activity while reducing the stress on transportation systems. Thus, neighborhoods should be limited in size to the distance a pedestrian can walk in Page: 74 Author: Hunt Subject: Inserted Text Date: 9/16/2025 4:47:50 PM development and DRAFT 71 KALAELOA MASTER PLAN Figure 3-1: Conceptual activity centers Figure 3-2: Illustrative conceptual neighborhood (East Saratoga) five minutes—roughly 1/4 mile from the center of a neighborhood to its edge—as well as provide a street network that prioritizes pedestrian safety and comfort. Local streets should be woven into the network to create walkable block-sizes. Building design should reinforce the pedestrian orientation of the neighborhoods by gently framing the streets and public spaces to provide visual delight that makes walking a joy. General development standards that are part of the Kalaeloa community development district rules include form-based code requirements to promote consistent, quality urban environments in the respective transect zones. In general, development standards seek to accomplish the following objectives: y New development should always front streets with human-scale, pedestrian- oriented frontages, an ensemble that is tailored to specific street types and includes sidewalks, curbs, plantings, bicycle facilities, and street trees that provide shade. y Design should emphasize the continuity of public frontages with buildings or landscape edges while discouraging large surface parking lots and blank walls. To accomplish these objectives, the plan identifies several conceptual neighborhoods Page: 75 Author: Hunt Subject: Comment on Text Date: 9/1/2025 2:55:59 PM Does the gray bold represent Saratoga Overlay? If so, should align with the regulating plan. DRAFT 73 KALAELOA MASTER PLAN Figure 3-3: Existing conditions - makai view Figure 3-4: Illustrative build out - makai Figure 3-5: Existing conditions - mauka view Figure 3-6: Illustrative build out - mauka Illustrative Conceptual Buildout Page: 77 Author: Hunt Subject: Comment on Text Date: 9/1/2025 2:56:55 PM Is there a date for 'existing conditions' photos? 74 KALAELOA MASTER PLAN DRAFT Figure 3-7: Conceptual parks and open space plan Parks and Open Space Ewa Plain Battlefield Kalaeloa District Boundary Legend July 2024 Midway Midway Lexington Lexington Yorktown Yorktown Saratoga Ave Saratoga Ave Enterprise Enterprise Shangrila Shangrila Midway Midway Coral Sea Rd Coral Sea Rd Malakole St Malakole St Roosevelt Ave Roosevelt Ave Boxer Rd Boxer Rd Copahee Ave Copahee Ave Hornet Ave Horne t A ve Franklin Franklin Tripoli Tripoli Essex Rd Essex Rd Geiger Rd Geiger Rd ‘ola‘i ‘ola‘i Fort Barrette Rd Fort Barrette Rd Kamokila Blvd Wakea Wakea Kapolei Pkwy Kapole i Pkw y Tulagi Ave 0 0.5 Miles 0.25 Figure 3-7 Parks and Open Space Plan illustrates the publicly-accessible open space network. An equitable distribution of open spaces in neighborhood centers and within the fabric of the neighborhood itself will ensure a livable and lively public realm. These spaces will be fronted by streets and buildings ensuring “eyes on the park.” Public spaces in neighborhood centers are generally hardscaped to easily accommodate various activities, such as farmers markets and festivals. Alternatively, public spaces within the neighborhood fabric are generally landscaped for recreation, such as sports fields, parks, and playgrounds. An area of approximately 220 acres along Saratoga Avenue, tentatively known as Kalaeloa Regional Park – Mauka, has the potential to provide significant space for active sports fields, such as baseball and soccer, play courts for basketball and tennis, dog park, and a swimming center, passive recreational facilities and open areas for picnicking and public events. Another assemblage that includes the existing Kalaeloa Beach Park, and a future Kalaeloa Regional Park - Makai, bracket both sides of Tripoli Road. The campground could be expanded to include enhanced bathroom and shower facilities, as well as additional camp sites. New parking areas and connecting lanes (for example, the completion of Eisenhower Road) would allow enhanced access by the Page: 78 Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:16:22 PM We request HCDA remove the park located on Parcel 13 as this figure illustrates the publicly-accessible open space network. 76 KALAELOA MASTER PLAN DRAFT Malakole St N Tripoli Rd Kapolei Pkwy Kalaeloa Blvd Kamokila Blvd Roosevelt Ave Wakea St Geiger Rd Roosevelt Ave Saratoga Ave Coral Sea Rd Fort Barrett Rd Enterprise St Keoneula Blvd Shared Use Path Bike Lane Shared Roadway Buffered Bike Lane Shoulder Bikeway Protected Bike Lane LEGEND Existing and Proposed Bicycle Facilities Figure 3-9: 2019 Oʻahu Bike Plan - Existing and Proposed facilities Figure 3-9 shows the existing and proposed network of bicycle facilities, based on the 2019 Oʻahu Bike Plan. Corridors for separate and shared bicycle facilities will help to determine where additional curb-to-curb width may be needed as the profiles of Kalaeloa roads take their finished form. Page: 80 Author: Hunt Subject: Rectangle Date: 9/1/2025 3:17:51 PM This should be dotted as it is not open the public currently. DRAFT 79 KALAELOA MASTER PLAN 3.2.1.1 T2 Rural Zone The T2 zone is comprised of large lots with natural landscapes, beaches, developed and undeveloped park areas, pedestrian and bicycle trails and limited agricultural use. The T2 zone consists primarily of lots along the ocean, lots reserved for regional parks or open space. Cultural, archaeological, and environmental uses and sites, such as the Kalaeloa Heritage Park and the ‘Ewa Plain Battlefield, are located within the T2 zone. Properties located within the T2 zone may also various outdoor recreation facilities, such as aquatic centers, beach parks, campsites, and associated parking facilities. 3.2.1 Transect Zones Properties in T2 also include “eco-industrial” uses defined as environmentally-compatible industries that benefit the island-wide population. Industries such as solar or hybrid energy generation, bio filtration, hydroponic farming and other such sustainable technologies are compatible in these parcels. These industries require large land areas and can be located within the airport’s runway protection zones (RPZ) where height restrictions limit development or, in some areas, where noise contours resulting from airport activities exceed 65-decibel day-night average sound levels (DNL). Any occupied structures built within these areas must comply with FAA requirements for development. 3.2.1.2 T3 Mixed Use Zone The T3 Mixed Use Zone is characterized by lower density development with a wide mix of activities. Some areas may be predominantly residential, characterized by single-family homes, duplexes, townhomes, and small apartment buildings. These areas may also include live-work spaces, home- offices, studios, and bed and breakfast inns. Limited local-serving retail and commercial uses, such as health care providers, neighborhood cafes, and small office buildings, are also permitted in the T3 zone. Generally, buildings would not be taller than three stories and surface parking would be provided on the side or rear of the lot. Residential densities are expected to range from 8 to 20 dwelling units per acre and commercial uses are not to exceed a floor area ratio (FAR) of 1.5. Page: 83 Author: Hunt Subject: Cross-Out Date: 9/1/2025 3:20:16 PM Remove this reference as P18/19A are in T3, or specify that "portions of the 'Ewa Plain Battlefield are located within the T2 zone." 80 KALAELOA MASTER PLAN DRAFT 3.2.1.3 T4 General Urban Zone The T4 General Urban zone contains a diverse mix of uses at higher intensities than T3. Residential building types generally include townhomes and urban apartment buildings, as well as live-work spaces. Retail, hotel, and office uses are permitted. Generally, buildings are not taller than five stories and may have a mix of garage and/ or surface parking in the rear of the lot or the middle of the block, screened from view. Residential densities would range from 16 to 40 dwelling units per acre and commercial uses do not exceed 2.5 FAR. 3.2.1.4 T5 Urban Center Zone The T5 Urban Center Zone includes a diverse mix of uses at higher intensities than T4 with the highest allowable density and height, containing a mix of retail, office buildings, civic uses, and residential. The T5 zone is the vibrant and bustling heart of Kalaeloa. Buildings are set close to the sidewalks to activate street life and sidewalks are wider to accommodate outdoor dining and public street furniture. Buildings are generally not taller than seven stories and will have garage parking screened from view along primary streets. Residential densities range from 40 to 100 dwelling units per acre and commercial uses do not exceed 3.5 FAR. Civic spaces include urban parks, plazas and squares. Tree-lined streets include curbs, sidewalks and landscaping on smaller-sized blocks and traffic-calming techniques implemented throughout. Other T3 areas may contain more commerical and light industrial uses than residential neighborhoods. Such uses could include professional offices, logistics and warehousing, and commercial recreation. The objective of the T3 zone is to meet an array of community and economic needs, while maintaining healthful levels of air and noise impacts and visual compatibility with surrounding development. Where commercial and light industrial development results in larger-sized blocks or buildings that are set back farther from the street, sidewalks will need to be designed to maintain a pedestrian friendly quality. Vegetative screening is required to wrap large areas of parking, loading, or buildings with blank walls. Sites with large surface parking lots are opportunities for incorporating photovoltaic panels, both as a source of renewable energy and to reduce the heat island effect. Page: 84 Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:21:15 PM Align with Site Development Standard (4.5 FAR) 84 KALAELOA MASTER PLAN DRAFT 3.3 Connectivity Wakea Street Extension* Saratoga Avenue Extension* Roosevelt-Saratoga Connector* Geiger Road Connector** North-South Connector** Kamokila Blvd Extension* Malakole Street Extension* Major street, boulevard or avenue Proposed major street, boulevard, or avenue* Main street Legend July 2024 Ewa Battlefield Historic District Kalaeloa District Boundary Street or secondary street Proposed street* Existing street right-of-way to be evaluated** Existing private street, local street, or alley subject to future development plans Lexington Lexington Yorktown Yorktown Saratoga Ave Saratoga Ave Enterprise Enterprise Shangrila Shangrila Midway Midway Coral Sea Rd Coral Sea Rd Malakole Malakole Roosevelt Ave Roosevelt Ave Boxer Rd Boxer Rd Copahee Ave Copahee Ave Hornet Ave Hornet Ave Franklin Franklin Kalaeloa Blvd Kalaeloa Blvd Tripoli Tripoli Essex Rd Essex Rd Geiger Rd Geiger Rd Fort Barrette Rd Fort Barrette Rd Kamokila Blvd Wakea Wakea Kapolei Pkwy Kapolei Pkwy Tulagi Ave Midway Midway Olai Olai Nassau Belleau Woods *Conceptual alignment subject to design refinement **To be evaluated for need; subject to design refinement 0.5 Miles 0 0.25 The Plan envisions new streets to be woven into the existing street grid, as shown in Figure 3-11. Proposed new regional thoroughfares, including the extension of Wakea Street and connection of Saratoga Avenue to Coral Sea Road, would greatly increase connectivity within the district. Given the listing of the ʻEwa Plain Battlefield on the National Register of Historic Places in 2016, however, the planned City and State roadways east of Coral Sea Road are being re-evaluated. Instead of continuing Saratoga Avenue east to Geiger Road, for example, it could be connected mauka to Roosevelt Avenue outside of the Battlefield. The future extension of Kualakaʻi Parkway also needs to be reconsidered to avoid the historic elements of the ʻEwa Field which are to be preserved. The City- and State-owned rights-of-way through the ʻEwa Field could potentially be exchanged for alternative alignments or other uses. 3.3.1 Street Grid The map depicted in Figure 3-11 is conceptual in nature. As each parcel is developed, streets are expected to be added, subtracted, or moved from where they are shown on this map. The street network can be viewed as an arrangement of blocks defined by their perimeters or the sum of all sides. In general, block sizes decrease as area land uses diversify and/or intensify. As such, block-size perimeters Figure 3-11: Conceptual thoroughfare Plan Page: 88 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:48:40 PM key historic elements 86 KALAELOA MASTER PLAN DRAFT A multi-year demonstration project in Fairfax County, Virgina utilized an autonomous shuttle to connect the Dunn Loring Metrorail Station with the Mosaic District, a 31-acre urban mixed-use retail development. the near future, autonomous shuttles could also provide on-demand first- and last-mile connectivity between mobility and residential developments. 3.3.2 Thoroughfare Standards for Complete Streets All new and upgraded thoroughfares should be designed under the City of Honolulu’s “Complete Streets” policy. Streets should generally consist of vehicular lanes and public frontages. Bicycle lanes will also be appropriate on some streets. Public frontages contribute to the character of the Transect Zone, and should include the types of sidewalks, curbs, planters, bicycle facilities, and street trees that contribute to a walkable, multimodal thoroughfare. Streets should be designed in context with the urban form and desired design speed of the Transect Zones through which they pass. Streets may include vehicular lanes in a variety of widths for parked and for moving vehicles, including bicycles. Within Transect Zones T3 through T5, pedestrian comfort shall be a primary consideration of street design. Design conflicts between vehicular and pedestrian movement generally shall be decided in favor of the pedestrian. To discourage fast, cut-through traffic, traffic calming measures should accompany the interconnected street network called for in these standards. A large measure of traffic calming would be provided through the use of appropriately dimensioned travel and parking lanes. (Excessive street width has been identified as a major contributor to higher vehicle speeds and a higher incidence of severe injuries). Additional techniques may be employed to calm traffic further, for pedestrian safety and convenience. 3.3.2.1 Articulated Crosswalks At crosswalks, visual and physical articulation signal the special needs of pedestrians to motorists. Articulation can be created through the use of special pavers and textured or colored concrete. Like speed humps, raised intersections change the vertical plane and force motorists to slow down. Crosswalks that are placed at the same level as abutting sidewalks signal that pedestrians take precedence. 3.3.2.2 Bulbouts Bulbouts extend curbs and replace portions of the parking lane. They are especially warranted at intersections and other pedestrian crossings, where they slow motorists, provide a pedestrian refuge, and reduce pedestrian crossing distances. Page: 90 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:51:42 PM please revise this to should 92 KALAELOA MASTER PLAN DRAFT 4.1 Infrastructure 4.1.1 Public Dedication The Master Plan anticipates that all future utility systems at Kalaeloa will be operated by local utility providers such as HECO, Kalaeloa Water Company, BWS, Hawaiian Telcom, and others. New roads, drainage, water supply, and wastewater systems will need to be designed to the standards of the organizations or agencies with jurisdiction. 4.1.2 Thoroughfares The Master Plan identifies the classification for each existing and proposed thoroughfare of the Master Plan. All thoroughfares, (except for private streets) are intended to be constructed to City of Honolulu standards. Some existing thoroughfare rights-of-way at Kalaeloa do not conform to existing standards and will require the transfer of additional land to governmental entities to expand the ROWs. The HCDA will lead the coordination of the construction of these thoroughfares with costs being borne by both the public and private sectors. In accordance with City Ordinance Section 33A- 1.3, traffic impact fees would be assessed on developers within Kalaeloa to provide regional transportation improvements. 4.1.3 Public Transit There are two primary types of public transit proposed for Kalaeloa: expanded bus service and rail connection. 4.1.3.1 Bus Service Bus service should be enhanced to link downtown Kapolei to the Kapolei Transit Center and the Kualakaʻi (East Kapolei) Skyline rail station in order to provide high quality connections to downtown Honolulu and other locations. This would potentially include improving existing route 415 of TheBus to 15-minute headways, as well as adding two routes: one that runs the length of Saratoga Ave and another that runs along Coral Sea Road (to the beach parks), both with 15-minute headways during peak periods. 4.1.3.2 Rail Service Direct rail service to Kalaeloa could be developed as part of an extension of the Skyline rail transit system from the Kualakaʻi (East Kapolei) Station to a terminus in West Kapolei. The City and County of Honolulu’s Locally Preferred Alternative (LPA) that was adopted in 2006 included an alignment with stations near Saratoga Avenue at North-South Road, Fort Barrette Road, and Wakea Street. This alignment through Kalaeloa, however, does not follow the existing streets or block patterns and requires extensive new rights- of-way. To minimize impacts to existing and planned development, an alternative alignment could follow Roosevelt Avenue or the parallel drainage channel. Because such an alignment could serve both Kalaeloa and Kapolei, it could potentally have higher ridership than the 2006 LPA. A rail station and interim terminus at the Ka Makana Aliʻi shopping center integrated with a transit center and a park-and-ride facility would also improve transit service to Kalaeloa. Note that the 2006 Kalaeloa Master Plan originally envisioned the rail transit extension running in a center median along Saratoga Ave. This would be appropriate as an at-grade light rail transit (LRT) or bus rapid transit system, and could be designed to enhance a pedestrian-oriented urban community. Future transportation planning efforts will have to revisit the potential safety, cost, ridership, and technology aspects of these and other potential alternatives for providing direct transit service to Kalaeloa. Page: 96 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:54:50 PM Recommend stating: may require the transfer of additional land to governmental entities to expand the ROWs. Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:30:02 PM Will these apply to federal and state agencies as well? DRAFT 93 KALAELOA MASTER PLAN 4.1.4 Drainage Managing drainage during implementation of the Master Plan is two-fold: regional drainage from the mauka watershed that flows into Kalaeloa and run-off within Kalaeloa. In June 2017, the R.M. Towill Corporation (RMTC) produced a drainage report of Kalaeloa that was commissioned by Hunt Companies that addressed both of these issues. The recommendations below represent key elements of the 2017 drainage report. 4.1.4.1 Regional Drainage RMTC recommended regional drainage improvements to channel offsite runoff from the Kapolei Village watershed and prevent flooding within Kalaeloa during large storm events. The existing four 6-feet x 4-feet box culverts that convey offsite flows from the lower channel/basin to the NASBP coral pit under Roosevelt Avenue were proposed to be demolished and upgraded to three 9-feet x 10- feet box culverts. The proposed box culverts would be designed to accommodate a peak flow rate of 3,900 cubic feet per second (cfs) entering Kalaeloa from the Kapolei Village watershed. The proposed box culverts would provide adequate freeboard to meet City Storm Drainage Standards and alleviate the flooding that currently occurs in the vicinity. The NASBP coral pit is an integral part of the regional drainage system design for Kalaeloa because it captures and disposes of all offsite runoff from the Kapolei Village watershed and there is no outlet to the Pacific Ocean. A total runoff volume of 1,150 acre-feet enters the coral pit from the Kapolei Village watershed and onsite areas within Kalaeloa. The volume of runoff from the Kapolei Village watershed and areas within Kalaeloa under the proposed condition is not expected to change. The resulting excess capacity of the NASBP coral pit is estimated to remain at approximately 243 acre-feet. Any future use of the NASBP coral pit must receive all appropriate permits and clearances. 4.1.4.2 On Site Drainage RTMTC recommended that drainage areas within Kalaeloa continue to follow the existing drainage patterns during large storms exceeding the capacity of the proposed onsite drainage facilities and no other regional type of drainage facilities are required. The storm drainage system within Kalaeloa was broken up into three basic areas: 1) large existing sump areas, 2) developable parcels, and 3) areas within the proposed HCDA/City of Honolulu right-of-way. y Existing Sump Areas. The large existing sump areas would remain in place, with the exception of one, which is proposed for development but would be replaced by two drainage basins. Proposed City roadways and parcels would be served by a backbone drainage collection system consisting of roadway catch basins and underground drain culverts that convey runoff to existing sumps or proposed retention basins located in Kalaeloa. Existing parcels not planned for development would be served by the backbone drainage collection system where possible. The remaining existing parcels would continue to follow the existing drainage patterns. The environmental advantage of maintaining the sump areas as part of the drainage plan is that using the existing sumps as percolation/retention basins to hold the 100-year, 24-hour storm event would exceed the City of Honolulu storm water quality standards. Page: 97 Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:29:54 PM a draft drainage report Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:30:37 PM Restate the following that was previously mentioned : Although a draft report, it remains the most thorough assessment that has been done in Kalaeloa to date. Author: Hunt Subject: Comment on Text Date: 9/16/2025 4:51:41 PM We believe in this in reference to P12, in which case, it should be stated that future design/engineering will determine # of drainage basins. It could end up being > 2. However, if this is in reference to P13. We object to this statement. Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:20:15 PM Restate the following after this sentence: Some of the runoff conveyed to this facility was accounted for and approved as the region developed, and some of the drainage is not. It should be noted that there are no recorded easements or executed agreements facilitating drainage to the NAS Barbers Point coral pit, which is owned by Hunt and intended for economic development. Author: Hunt Subject: Comment on Text Date: 9/16/2025 4:47:58 PM I believe "Kapolei Village" is supposed to be Villages of Kapolei (VOK). If so, all references to Kapolei Village should be replaced with VOK. Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:32:48 PM RMTC DRAFT 95 KALAELOA MASTER PLAN 4.1.5 Potable Water In September 2016, RMTC prepared the Draft Kalaeloa Potable Water Master Plan. This master plan identified the need for Kalaeloa’s water system to be improved and expanded to meet BWS standards and accommodate anticipated future water demands, the latter of which was projected to triple over current usage to 3.266 million gallons per day (mgd). This increase in demand was predicated on new housing units being constructed at Kalaeloa, but mitigated by the HCDA’s mandate to utilize reclaimed or non-potable water for irrigation. The RMTC plan assumed a buildout that was less than the maximum buildout that would be allowed. Demand for potable water was derived by applying a land utilization factor to parcels to account for site conditions such as topography and previously identified areas of cultural or biological significance which limited development to less than maximum permitted densities. It is important to reassess those buildout assumptions to ensure that the demand estimates in the 2016 RMTC plan are still applicable. It is also recommended that the 2016 plan be reviewed and updated as necessary to reflect any other changes in existing conditions, updated assumptions, or operational issues that have been made since the system was acquired by the Kalaeloa Water Company (KWC), which is a subsidary of Hawaii Water Service Company, Inc. The RMTC plan (2016) stated that: The anticipated 3.226 mgd demand is higher than the present 2.337 mgd water allocation for the Barbers Point Wells. Additional water source of 0.930 mgd must be requested from the BWS in order to accommodate the increase in water demand for ultimate development. Another option would be to petition the Commission on Water Resources Management to increase the Barbers Point water allocation. (p. 8-1) The RMTC plan also advised that the “request for 0.930 mgd of average daily flow is sizeable” and requests for water service should be made by the HCDA after approval of the Kalaeloa Master Plan amendment. While the water may not be required immediately, the request will allow KWC to evaluate their water resource situation and determine if water can be made available from the existing system or if additional water wells need to be drilled and permitted. If additional wells need to be drilled and permitted, the request for water may require negotiation between the HCDA and BWS. Development and operation of the potable water system will be under the auspices of KWC in accordance with the Honolulu BWS standards. Major components of the system will include source, storage, and transmission. It is proposed that none of the existing Navy lines be incorporated into the water system on a permanent basis, primarily because these lines are about 50 years old and are generally too small to service the planned densities. Indeed, the RMTC plan (2016) stated that: With the exception of the 24-inch line from the wells to Kalaeloa and along Roosevelt and Enterprise and the 18-inch line along Roosevelt and Coral Sea, most of the existing water lines in Kalaeloa do not have sufficient capacity to meet existing and projected fire flow requirements and are proposed to be removed or abandoned. (p. 8-1) For full buildout of the Kalaeloa Master Plan to be realized, water will need to be obtained from KWC, who will only provide service to portions of the water system where the water lines have been upgraded to meet BWS standards. It should be noted that since assuming ownership of the water system, KWC has made significant improvements to the existing water lines, including a comprehensive leak detection and repair program to reduce water loss. IN 2025, KWC initiated a project to evaluate and design replacement water mains, beginning in the downtown area. Page: 99 Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:56:15 PM Include mention of desalinization; BWS recently received a grant to explore this. Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:56:46 PM Restate the following that was previously mentioned : Although a draft report, it remains the most thorough assessment that has been done in Kalaeloa to date. Author: Hunt Subject: Cross-Out Date: 9/1/2025 3:56:54 PM RMTC's 2016 report proposed Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:57:02 PM KWC standards Author: Hunt Subject: Comment on Text Date: 9/1/2025 3:58:57 PM HCDA, BWS, CWRM, and KWC. Author: Hunt Subject: Comment on Text Date: 9/2/2025 2:58:52 PM Typo: In Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:00:36 PM KWC standards 96 KALAELOA MASTER PLAN DRAFT To receive additional permanent water allocation, KWC will require the payment of facilities charges and a commitment to discontinue the use of potable water that is used for irrigation when non-potable water becomes available. This will require the construction of a separate non-potable water system as the water system is upgraded to meet BWS standards. Developers at Kalaeloa will be required to pay Hawai‘i facility charges prior to connecting to the water system. KWC will also award “credits” to the HCDA for water infrastructure improvement expenditures. The RMTC plan stated that the existing water wells are in good condition, but the existing reservoirs would need to be renovated and additional reservoir capacity of 3.75 million gallons would be required. The existing water well and reservoir site is the preferred location for the new reservoir. Due to site constraints, this location must be thoroughly investigated. KWC has agreed to provide interim water to the Kalaeloa area from a master meter off Kamokila Boulevard to facilitate the development of parcels located between Roosevelt Boulevard and Saratoga Avenue. As the water distribution system is brought up to BWS standards, additional parcels can receive KWC service. During the conversion from the original system to BWS standard water lines, the water systems may have to be operated separately. Fire protection for industrial parcels would have to be provided by the original system during the transition. For existing Kalaeloa developments that disconnect from the Navy water system and connect to the proposed KWC system, either master meters or individual building meters could be installed, depending on the situation. If master meters are used, the owner of the system served by the meter would be responsible for billing individual users and paying the KWC for water supplied through the master meter. 4.1.6 Reclaimed (Non-Potable) Water for Irrigation The BWS has been providing a supply of reclaimed (or R-1) water for irrigation use. BWS owns the R-1 recycling facility and distribution system (referred to as the “purple pipe”). Secondary effluent from the Honouliuli wastewater treatment plant is delivered to the recycling facility for tertiary treatment. The supply of R-1 water is currently available to the edge of Kalaeloa. Although R-1 is flowing, it is estimated to be approaching capacity. Page: 100 Author: Hunt Subject: Cross-Out Date: 9/2/2025 10:55:54 AM KWC Author: Hunt Subject: Cross-Out Date: 9/1/2025 4:02:58 PM Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:02:04 PM KWC standards Author: Hunt Subject: Cross-Out Date: 9/1/2025 4:01:56 PM KWC DRAFT 97 KALAELOA MASTER PLAN N To take advantage of R-1 water to irrigate parks and landscaped areas, non-potable water lines will need to be extended to individual parcels within the District. This can be achieved after the City increases R-1 supply. In December 2016, RMTC prepared a Draft Kalaeloa Non-Potable Water Master Plan, based on buildout projections at the time. The RMTC plan concluded that there would be an increase in demand for reclaimed water to 1.583 mgd or 2.5 times current usage (which, at the time, was limited to the Barbers Point Golf Course) to support the full development of Kalaeloa. However, the RMTC plan assumed a buildout that was less than what was allowed, based on parcel-specific land utilization factors. The RMTC plan asserted that the existing Kalaeloa non-potable water system would require significant improvements to meet BWS standards and accommodate anticipated future water demand of an additional 0.983 mgd of non-potable water for ultimate development. The most appropriate source is the BWS R-1 reclaimed water system. RMTC proposed to use as much of the existing system when the lines are replaced. Non- potable R-1 water is presently available but new developments are likely to require the generation of additional R-1 water supply. The BWS currently produces reclaimed water that exceeds its current commitments (including full buildout of the City of Kapolei) by 2.7 mgd. This capacity is expected to increase when the City improves its secondary treatment capacity at the Honouliuli Wastewater Treatment Plant (scheduled completion in 2025) and the BWS expands its reclaimed water facility. Most of the current supply is allocated to existing developments. The preliminary R-1 projection of 0.983 mgd average daily flow is sizeable and requests for non-potable water service should be made after approval of the Kalaeloa Master Plan update. While the non-potable water may not be required immediately, the request would allow the BWS to evaluate their non-potable water resource situation and work with the City on the expansion to the Honouliuli WWTP, to determine when additional non- potable water can be made available to the existing system or if new users must wait until additional water reclamation facilities are constructed. The BWS has agreed to provide R-1 non- potable water when it is available. For a private system, the R-1 non-potable water will be provided by a meter off Kamokila Boulevard, where Roosevelt Avenue meets Geiger Road. As KWC brings the potable water distribution system up to current standards, it would be most cost-effective if the non- potable system were upgraded at the same time so that additional parcels can receive KWC potable and BWS non-potable water. During the conversion from the original system to KWC standard water lines, the dual water systems may have to be operated separately. The replacement of the existing water lines as identified in Section 4.1.5, above, may provide the opportunity to rehabilitate the existing lines for non-potable water distribution. With the exception of the 24-inch line from the wells to Kalaeloa, along Roosevelt Avenue and Enterprise Street and the 18-inch line along Roosevelt Avenue and Coral Sea Road. Most of the remaining existing water lines in Kalaeloa may be used for the non-potable water system if these pipes fall within the future road rights-of-way. The Navy has stated that these pipes are cast or ductile iron and it may be possible to rehabilitate these pipes. However, because these pipes are currently owned by KWC, their rehabilitation and reuse would have to be coordinated with KWC. 4.1.7 Sewer In July 2016, RMTC prepared a Pre-Final Kalaeloa Sewer Master Plan. The plan concluded that Kalaeloa’s sewer system will require modifications and upgrades to accommodate anticipated future sewage flows. Like the potable water system, the sewer system is owned and operated by KWC. Full development of Kalaeloa would significantly increase the average wastewater daily base flow from 0.35 mgd to 3.1 mgd. Page: 101 Author: Hunt Subject: Cross-Out Date: 9/1/2025 4:03:42 PM Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:04:28 PM Restate the following that was previously mentioned : Although a draft report, it remains the most thorough assessment that has been done in Kalaeloa to date. Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:04:49 PM Restate the following that was previously mentioned : Although a draft report, it remains the most thorough assessment that has been done in Kalaeloa to date. 98 KALAELOA MASTER PLAN DRAFT However, as in other utility reports prepared by RMTC, buildout was assumed to be less than what was allowed based on parcel- specific land utilization factors. It is important to reassess those buildout assumptions to ensure that the demand estimates in the 2016 sewer plan are still applicable. It is also recommended that the 2016 sewer plan be reviewed and updated as necessary to reflect any other changes in existing conditions, updated demand assumptions, or operational issues since that time. As part of the plan, a hydraulic analysis of the existing sewer system was undertaken and concluded that, except for one pump station located south of the airport’s runways, the existing pump stations in Kalaeloa do not have sufficient capacity to meet projected wastewater flow requirements and are proposed to be removed or abandoned. One proposed change to the existing sewage flow pattern is to discontinue the use of the 30-inch gravity line which conveys flow from the east and west sewer lines beneath the runways. Due to air traffic at the airport, access to the sewer line is restricted and limited; therefore, the RMTC plan proposed that wastewater from the east and west sewer lines converge at the same location north of the airport, then pumped northward towards Independence Road where it would be discharged into a 30-inch gravity line and conveyed east to the Honouliuli wastewater treatment plant. All new sewage facilities including pumping stations and lines would be designed in accordance with KWC and City standards. Pumping stations would require a large concrete dry pit to house the pumps, a building over the pit for ancillary equipment, and a separate room for a standby generator. Where such stations are visible to the public, they should be screened with landscaping or provided with design details that relate to the architecture of the area. Developers at Kalaeloa will be assessed sewer facility charges by the City for offsite wastewater transport, treatment, and disposal. Therefore, it is recommended that any sewer master plan be submitted to the City for approval. Page: 102 Author: Hunt Subject: Cross-Out Date: 9/1/2025 4:05:10 PM DRAFT 101 KALAELOA MASTER PLAN 4.3 Financing In the implementation of the Master Plan, private developers will finance new development for their projects and public agencies will finance new improvements on their lands. The remaining piece of financing is for the construction of new infrastructure and utility systems to serve public and private sector developments. 4.3.1 Grant Sources The U.S. Department of Commerce’s Economic Development Administration (EDA), through its Public Works and Economic Development Facilities Assistance Program, provides funds for infrastructure improvements that promote economic development. Total EDA awards at other former military bases show that bases which attracted the most funding each received between $8 and $11 million. Major roadways and improvements that support transit use or alternative modes of transportation may be eligible for other funding sources, particularly the Infrastructure Investment and Jobs Act, also known as the Bipartisan Infrastructure Law, enacted in 2021. These funds are typically provided through regional metropolitan planning organizations (MPOs). The HCDA will work with the O‘ahu MPO to secure available funds. 4.3.2 Bond Financing The remaining cost of infrastructure improvements will need to be financed through bond issuances that, depending upon the type of bond, will be repaid either from assessments on property owners or tax revenues generated by new development at Kalaeloa. A range of bond tools can be used, but since repayment is based on new development, their use will be limited to infrastructure serving new development projects. Financing for infrastructure improvements on lands owned by public agencies could be accomplished through state-issued general obligation bonds. 4.3.3 Hawai‘i Community Development Authority Special Assessment Bonds The HCDA, subject to authorization by the Legislature, may issue and sell bonds to provide funds to finance public facilities that are backed by assessment on benefitting landowners. The salability of these bonds would likely be based upon the bond market’s confidence that the landowners directly affected by the improvements would be able to cover bond payments, regardless of the timing of new development. 4.3.4 Community Facilities District Bonds The State has provided counties with the authority to issue Community Facilities District bonds that can be used to finance infrastructure improvements (HRS §46-80.1). Community Facilities District bonds are paid through assessments on future property owners and are thus backed by the property rather than the City. Community Facilities District bonds also require that the financed improvements be dedicated to the City. One limitation of Community Facilities District bonds is that they tend to slightly reduce the sale prices and value of new development, in order to offset the additional assessments that property owners must pay. These bonds are backed by the bond market’s confidence in market conditions and the proposed development project, and thus may not be saleable until developers are selected. 4.3.5 Federal Infrastructure Funds In 2021, President Biden signed the Infrastructure Investment and Jobs Act “to authorize funds for Federal-aid highways, highway safety programs, and transit programs, and for other purposes.” This Act and other subsequent funding legislation may provide opportunities to help finance certain infrastructure projects in Kalaeloa. Page: 105 Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:08:34 PM HCDA will play a critical leadership role in planning, coordinating, and financing regional improvements to improve connections between Kalaeloa and adjoining areas, including Kapolei, ‘Ewa Beach, and Campbell Industrial Park. Author: Hunt Subject: Comment on Text Date: 9/2/2025 3:00:37 PM Public agencies, both federal and state, should pay their fair share of infrastructure costs, be it through Payment in Lieu of Taxes (PILT), GO bonds or other. We respectfully request that the Master Plan include language recognizing the importance of equitable infrastructure financing and affirming HCDA’s commitment to securing contributions from federal and state agencies. 102 KALAELOA MASTER PLAN DRAFT Tax Increment Finance Bonds The State has authorized counties to issue Tax Increment Finance bonds that can be used to finance infrastructure improvements (HRS §46-101 et. seq.). A tax increment district is first established for an area to be redeveloped. As new development occurs, the incremental additions in property tax revenues that are generated (after deducting the costs of new municipal services such as public safety, public works, etc.) can be used to finance bonds. This technique does not result in an increase in property tax rates, nor does it impact activities that are currently funded by existing property tax revenues in the tax increment district. Because Tax Increment Finance bonds are repaid from property taxes that new property owners have to pay, there is no potential impact on property values as there is with Community Facilities District financing. The limitation of Tax Increment Finance bonds is that there must be an existing tax increment flow to finance bonds. This means that Tax Increment Finance bonds may be more appropriate in later phases in Kalaeloa’s development. Page: 106 Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:09:28 PM We request HCDA to add "It is common practice to combine Community Facilities District (CFD) financing to supplement TIF financing to offset low property tax revenues in the early years of a district-wide effort." 104 KALAELOA MASTER PLAN DRAFT interagency coordination is critical if the Master Plan is to be successfully implemented. There are several ways in which this coordination can occur, which involve varying degrees of formality. At the most informal level, agency-to-agency contact through meetings and written correspondence on a frequent basis can address many of the coordination issues involved in development planning and project implementation. When specific property maintenance or development agreements are necessary, more formal means of coordination are required. Depending upon the circumstances, a formal Memorandum of Agreement or contract between parties may be warranted and can be negotiated in such a manner that conditions of the agreement are binding upon the parties. Another method is the creation of a Kalaeloa Redevelopment Leadership Group consisting of the HCDA, DHHL, HDOT-A, and the Navy to seek major infrastructure development funding from federal and State sources. The funding and implementation of significant projects by this Leadership Group will incentivize further investment by other Kalaeloa landowners, catalyzing development in the District. Led by the HCDA, the Leadership Group would meet regularly to do the following: y Explore the implementation challenges to create shared problem framing. These challenges might involve changing the status quo. y Reconnect the long-term and short-term. This group would be asked to create specific tactics for moving forward, (e.g., solving the electrical grid hookup), identify fundamental changes and corresponding actions needed to reach the envisioned future. y Engage and anchor the vision of the Master Plan with relevant agencies, departments, and landowners thereby relating it to their own objectives and practices. The third, and most formal, mechanism for coordination is through the enactment of legislation. Depending upon the circumstances and the parties involved, legislation could be sought at the federal, State, or City level. Legislation should be considered when seeking funding or when there are structural changes in the authority or relationships between parties. Since such actions are subject to public debate and policy making, uncertainties exist in the process. Further, the timing required for the passage of legislation may adversely impact development phasing and implementation. Page: 108 Author: Hunt Subject: Comment on Text Date: 9/1/2025 4:10:23 PM Add US Coast Guard, National Guard, and City & County. Hunt Comments on HCDA’s KAL Draft Rules (July 2025) Page 1 of 5 High Priority Comments: # Section Comment 1 §15-215-43 Architectural Standards. For security and safety reasons, we request that HCDA add the following underlined language: - §15-215-43(C)(1)(F): “Within a required yard, walls and fences for industrial uses may be constructed up to eight feet in height.” - §15-215-43(C)(2)(B): “Chain link or barbed wire fences and exposed cinder block walls are prohibited within front yards abutting any boulevard, avenue, or main street, except when associated with industrial uses” 2. §15-215-50 Ewa Plain Battlefield overlay zone development standards. - While we acknowledge that additional preservation sites may be required by SHPD in the future, the preservation sites agreed to, specific to the Battlefield, are limited to 3. Therefore, we request that §15-215- 50(e)(1) be reworded to “The three primary preservation areas of the Ewa Plain Battlefield overlay zone are the 1943 compass rose, swimming pool, and warm-up mat on a portion of the extant runway.’” - We request striking “and a through Philippine Sea Street” from §15-215-50(e)(2) and have it read “Development within the vicinity of these sites shall be compatible with future plans to provide public access to each site.” Philippine Sea St is not currently designed to City & County Standards and may require realignment in the future. - It appears §15-215-50(d)(5) is inadvertently numbered and should be §15-215-50(d)(4) 3. §15-215-63 Historical and cultural sites. - We recommend revising the language in §15-215-63(b) to read: “Prior to a permit application being deemed complete by the authority, a developer shall…” o This change better aligns with HRS §6E-42 and HAR §13-284-1, which establishes that the State Historic Preservation Division (SHPD) review process begins after a permit application is submitted to a state or county agency. Requiring SHPD review before submittal creates confusion and may conflict with the legally defined sequence of review. Based upon prior communication with SHPD we understand that SHPD does not begin review until after a permit application has been submitted, consistent with the rules. - We recommend revising the language in §15-215-63(c) to read: “Developers shall take reasonable steps to ensure all historic or culturally significant properties are properly maintained and kept in good repair, consistent with the age and condition of the properties.” 4. §15-215-80 Conditional Use of Vacant Land. §15-215-85 Approval validity Period We request that HCDA extend the allowable duration for the following permit types: - Conditional Use of Vacant Land (§15-215-80(a)(2)): We recommend amending this section to allow the permit to remain effective until the area is redeveloped in conformance with the underlying transect zoning. In practice, this permit has been a valuable tool for reactivating Kalaeloa properties during interim periods (prior to market conditions that make redevelopment feasible), helping to bring people, jobs, and economic activity to the district ahead of full redevelopment. - Renovation Permits (§15-215-85(a)): We recommend allowing time extensions for renovation permits, as permitting and other delays often exceed the one-year approval period following HCDA approval. Hunt Comments on HCDA’s KAL Draft Rules (July 2025) Page 2 of 5 # Section Comment 5. Figure 7: Land Use We request that HCDA consolidate “warehousing” under the broader category of “light industrial” in the land use table. Warehousing is a typical component of light industrial operations and is already cited as an example within HCDA’s definition of “light industrial.” 6. New Proposed Section: Warehouse Overlay Zone development standards We recommend adding the Warehouse Overlay Zone development standards. Proposed language is listed below. Hunt recognizes that there may be additional ways to address this, such as a Memorandum of Agreement or Programmatic Agreement, and is open to discussing this further with HCDA, the Navy, and historic partners. Warehouse Overlay Zone development standards (a) Purpose. Eleven WWII Storage Buildings are eligible for listing in the National Register of Historic Places as contributing resources to a potential warehouse historic district associated with WWII-era development of MCAS-Ewa. The scale and land uses of new development impacting the Warehouse District shall be compatible with the site's historical significance. (b) The Warehouse District includes a five-foot perimeter surrounding the exterior surfaces of building slabs of eleven World War II-era storage buildings: Quonset Huts #1144, #1149, #1150, #1152, #1153, #1562, #1570, wood-frame warehouses #1142, #1143, #1145, and #1147, and the location of Building #1141. The area is depicted in the regulating plan (Figure 2) in the Kalaeloa Community Development District (KCDD) Rules. (c) Proposed undertakings affecting the Warehouse District shall adhere to the following requirements: (1) Project development and design shall comply with the terms of any applicable historic covenants attached to the property; (2) The executive director or the authority may convene a design advisory board to review projects impacting the Warehouse District, as pursuant to section 15-215-78(f). (d) Review and approval procedures: (1) Project reviews shall be initiated through the authority’s permit application processes; (2) All applications shall include the supporting documentation in accordance with state HRS chapter 6E and federal regulations, as applicable; (3) As applicable under HRS sections 6E-8, 6E-10 and 6E-42, the process will follow the prescribed steps and timelines; (4) The authority may enforce any applicable protective covenants, and may incorporate applicable provisions into permit conditions. (e) Protections of the World War II Storage buildings within the Warehouse District overlay zone: (1) The World War II Storage buildings determined to be eligible for the National Register of Historic Places (Buildings 1144, 1149, 1150, 1152, 1153, 1562, 1570, 1142, 1143, 1145 and 1147) shall be retained in a manner consistent with the Secretary of the Interior’s Standards for Treatment of Historic Properties, until such time that any of the structures are proposed for removal or renovation. (2) At the time any of the eleven structures are proposed for removal or renovation, interpretation for the education of the community will be included in the mitigation of any project’s adverse effects on the Hunt Comments on HCDA’s KAL Draft Rules (July 2025) Page 3 of 5 # Section Comment warehouse district. The interpretation shall include the history of the warehouse district buildings and their context within the WWII buildup and activity at the Marine Corps Air Station-Ewa. Additional Comments # Section Comment 1.