Development Plan Status Review

Status: Fisca! Year 1991September 1, 1991

Frank F. Fasi, MayorCity and County of Honolulu

Benjamin B. Lee, AlA, Chief Planning OfficerDepartment of General PlanningHonolulu, Hawaii

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SUIIUARY

The Development, Plan Status Review is an annual report on thestatu6 of implementation of the Development Plans of the City andCounEy of HonoIuIu. Thi6 year'B report is a single volume thatprovides an update on major isaues, trende, and project6. Italso includee Development Plan amendments adopted in the previousyear. For information on earlier amendnentB, you may refer toche 1990 DPSR.

This report is organized into fouroverview, Residential DeveIoBruent,and Development Plan Stat.u6.

6ections: Introduction andNonre6idential Development.

Sect,ion I discusses the purpose of t.he DPSR and preEents anoverview of our island's economy. Tables are also providedsummarlzing the State Land Use Districts, Development PIan LanclUses, and zoning districts in acres.

Section II reviews Oahu'g capacit.y for more residentialdevelopment. Ae of June 3O. t990, there r^rere 7, 188 acres ofdevelopable Iand on the leland, excluding Kakaalto and somenilltary lands. Of the 7,I88 acre6. about 37t of t.hat, or 2,6q2acre6 is In Ewa and another L,472 acres or 2Ot are in CentralOahu. The Prinary Urban Center shows only 497 acres ofdevelopable land but. this does not include the 6,3oo units ofhousing expected to be developed in Kalraako. Significant. amountsof developable land are found in the urban fringe area6 of EastHonolulu wlth 585 aeres and Koolaupoko with 588 acre6. Althoughrural areas such as Koolauloa and North Shore have limiteddeveloBable lands (ZOB acres and 357 acreB respectively). !{aianaeis the exception with 839 acres. we conclude that theDevelopment Plans could accommodate the population of 999,5OOper8on8 pro ject,ed f or oahu by the year 2010.

Section III asBes6ea the capacity for non-residential developmentin Resort. Commercial. Induetrial. and Agricultural Iand use6 onOahu. Lands are avai IabIe f or f ut,ure development in t,heBe landuae cat.egortes. Trrro new deetlnation reaorEa at Ko oI ina andTurtIe Bay make up almost all the future re6ort. development.acreage. Ewa wilI accommodate approximat.ely 44t of Ehis futurereBort. eommercial or industrial development due primarily to theplanned eecondary urban in KapoIei. Also, trends in commercial.industrial. and agricultural activlty are discussed, high-gror^rthareaa are noted, and major development. project6 are aummarized.

Section Miscu66eB the changes made to the Development Planscluring the past fiscal year. These include the DP CommonProvisions and Special Provisions, the PubIic Facilit,ies Maps,and the Lancl U6e uapB. A list of planning studies beingundertaken by the Depart.ment of General Planning is also provided

The APPENDIX provides information on major public and privat.eproject6, development capacity of Development Plan areas, and ascatus review of Public Facilities Map anendments.

i

Sect ion

II.

III

rv.

CONTENTS

STJMI{ARY

INTRODUCTION AND OVERVIEW

I ntroduct ion

An Overview of oahu'6 Development

RES IDENTIAL DEVELOPMENT

Introduct ion

Development Capacit.y

Construction Trends

NONRES IDENT IAL DEVELOPMENT

I ntroduct ion

Development Capacit.y

Growth Areas and Issues

Update on MaJor Projectg

DEVELOPMENT PLAN STATUS

I ntroduct ion

Common Provisions Amendments

Special Provieions Amendment,s

Development Plan Public Facllities Map Update

Summary of Development PIan Land Use Map Changes

Iasues f or Furt,her Study

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6

6

6

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16

15

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18

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29

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Sect ion

CONTENTS

Key to Development Loeatione

Primary Urban CenEer (DevelopableCapacity as of June 30, 1990

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37

38

39

40

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42

43

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56

v APPENDIX

Table A:

Table B:

Table C Ewa (Developable CapacityJune 30, 1990)

Table D

Table E

TabIe F: Koolaupolto (DevelopableJune 30, 1990)

Cencral Oahu (Developablea6 of June 30, 1990)

Capac i uy

East HonoIuIu (Developab1e Capacltya6 of June 30, I99O)

a6 of

Capacity as of

Table G

Table H

Table I

Tab1e J

Table K

Tab1e L

Table M

Table N

Koo1auloa (Developable CapacityJune 30, 1990)

North Shore (Developabl.e Capacit,yas of June 30, I99O)

Waianae (Developable Capacity as of(June 3O, I99O)

ProlectE Administratively Deleted fromDevelopmenc Plan Publ.Ic FaellitiesMapB

Development Plan PubIlc Facillt.iee MapeProjeets Addecl in FlecaI Year 1991

Public FacilitiesDetermined to beJune 30, I991

Map ProjectsComplet,ed as of

PubIic Facilities Map Project6 UnderConst,ruetion as of June 3o, 1991

Construction E6timaEeUni rs

Res ident ia1

Construction EstimateDeve I opment

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Table O Nonre6 ident, ia I74

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SECTIOttt IIiITRODUcTIOf{ AITID OVERVIEhI

INTRODUCTION

l'he purpose of the Development PIan SEatu6the Development PLan Common Provisions. isfollovring:

Review. a6 mandated byto report, on t.he

I The status of implementation of previouslyamendments to the Special Provisions, LandPubIic Facilit.ies Map.

appr ovedUse Map. and

2

3

4

5

The population capacity and available acreage for developmentin each Development PIan area,

The social, economic, and environmental conditions andimpactB related to future development.

Propoeed actions to improve implementation of the ceneralPlan. the Common Provisions. and the Development PIans.

Other studie6 and recommendations on matter6 determined bythe Chief Planning Officer or Eequest.ed by the City CounciI.

In additlon to the6e requirement6, this year's Development PlanStatus Review (DPSR) wiII coneentrate on major issues andprojects. It. will only report on Development. Plan (DP)amendment,s adopted the previous year; tho6e wishing informationon amendmentB adopted earlier may refer to the l99O DPSR.

This report is organized as foIlows. Section I pregents anoverview of growt.h on Oahu. Section II focuses on Oahu'6capacity for future resident.ial development, as shown by:(1) year 2010 population targetE, (2) acreages designated fordevelopment, and (3) the Iat.est trendB in the housing industry.Section III cover6 nonresidential development, and analyzes (asdoes Section II) total development capacity, current trends. andma jor pro jectE. Section Miscusses the Development Plan (DP)proce6s iteelf. including the Iauest DP amendments. The Appendixgives details on individual development project6 and other sitesthat can be developed.

AN OVEBVIET| OF OAHU'S DEVELOPMENT

oahu's econony is currenEly dominated by tourism and defenseexBenditures. These two together accounted for over a thirtl ofoahu's economy of about $2O billion in 1989. Visitorexpenditures on oahu are more than $5 billion a year; militaryexpenditures contribute oveE $z billion a year. eommodityexport6 total over $1 billion a year, wit,n pineapple contributingabout $f6O million and 6ugar about $50 miIIion. Trends since1986 show tourism and total commodit,y export6 growing faster thaninflation, and defense expenditures remaining 6tabIe. Of theagricultural commodity exportB, trends also shoh, pineappleremaining EtabIe and 6ugar revenueB declining.

oahu'B three levels of land use controls are shown in thefollowing tables and figurea. Table I-I shows the acreages forthe state Land use Dist,ricts for 1975. 1980, I985, and 1990.Since I98o, approximateLy 7,Ooo acEe6 have been added to theUrban Distr ict.. most. ofIand in the Agriculcure

which has been through t,he converslon ofDistrict to the Urban District.

Table I-2 deecribes the amount of land area that has been setaside for each of the Bpecific land u6es as determined by theDevelopment Plan Land U6e Map. The acreage toEaIs to less thanthat noted for the island of Oahu, since land represent,ed bypublic thoroughfares is not inclucled.

Table I-3 shows the summaryDevelopment PIan area.

of zoning district categoriea by

TLro maps are also provided. Figure I-I shows the eight, DPareas. Figure I-Z shows the Stat.e Land Use Boundarles, plus Bomespecial. State planning areas. The State Con6ervat.ion lands shorrnin rigure I-Z include the Koolau and Waianae mount,ain rangea,other mount.ains and crater6, ma jor ttretland6, and other prot,ectedcoast,al areaB. Oahu's main agriculCural areas 6urround t,heWaianae nountains and che northeEn half of t,he Koolau range. Theurban areaa are aII basically coaetal except for the communities6t.retching up into cent,ral oahu.

Table I-1

state Land Use Distrlcts (in acree)

Year Urban Aoriculture Con6ervation Oahu Tot,aI

I97 519801985r990

85. I8686. 56888,20293.675

ItI5.206143,736143,133r37, 667

154,908I54,896I54. 853r54,8tt6

385.300385, 300386, r88386, r88

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INTRODUCTION

As required by the Common Provisions, informat.ioncapacity and available acreage for development isthis Development PIan St,atuE Review (DPSR) reportcon6truction trends and an update on the progressresidential and nonresidential projects will alsoThe pro6pects for nonreEidentlal development wl11greater detail in Section III.

on populationincluded in

Genera Iof ma jorbe discussed.be discussed in

DE\IELOPI,IENT CAPACITY

This sect ion describes the capacit,y of t.he Development PIans interm6 of acreage, housing units and population. Thie capacity.baeed on Development Plans (DP) a6 amended through June 30, 1990,is summarized in Table II-1 for the eight DP areas.

It is import.ant to emphasize that capaclty refers to that. whichcan be built according to the DP6, an,il not necesearily t.hat whichwill be built. Whether construet.ion wilI aetually be at thecapacit,ies ident.ified. and when that construction will oceur, liein the realm of forecasting, which requires t,aking into aecountboth supply and demand factors and their interaction in t.hehousing location process. Capacity estimat,ion can be done usingsupply considerations alone.

The lands aB6ociated witn developnent, capaeit.y are calleddevelopable landa. Land ie defined aB developable if its DPdesignat,ion aIlowe for Residential or Apartment u6e and it isconsidereil t,o be either ueable, or underutilized and the subject,of a development action. Land ls eonBidlered usable if itgenerally has elopes leee than zOt and is either vacant or inagriculturaL uBe. Underutlllzation is defined only forapartment-designat,ed lands whoee current u6e ie single-family anclwhose aesessed improvement, value is lese than $I,OoO or is lessthan IOt of the aesessed land value. Land is said Eo be thesubjeet of a development act,ion if it is being developed, or isin a special policy area such as Kakaako, or has an approved landu6e change such as DPs. zoning. or subdivision.

Table II-I shows that aE of June 30. 1990. there were 7,I88 acresof developable land on the island, excluding Kakaako and somemilitary lands. Acreage for the State's Vi).Iages of Kapoleiproject has been added to the developable land total, since thefirst phase of t.he project is now reflected on the EwaDevelopment PIan and the remaining acreage is subject, todevelopment action. Of t.he 7,188 total acres. about 37t of that,or 2,642 acres. i6 in Ewa. This large capacity is accounted foralmost entirely by eight major Ewa developments: MakakiIo,Ko Olina, Ewa Marina. Etra Gentry, City of Kapolei, Ko OlinaExpanslon area. WeEt Loch EstateB. and VIIlages of KapoIei.

Another L,472 acres or zot of the ielandwide total are in CentralOahu. Lrhere five major developments are located: Waiawa.Mililani. RoyaI Kunia, I{aikele and Melenanu/Waipio.

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Significant amounts of developable land are found in the urbanfringe areas of East Honolulu and Koolaupoko, totalling 585 and588 acre6 respectively.

The Primary Urban Center (PUC) shows only 497 acres ofdevelopable land, but it mu6t be noted that t.his does not includeKakaako, rrhere 6,3oo units of housing are expected to bedeveloped. Included are Waikiki, mixed u6e areas, underut.ilizedarea6. and t,he hous ing development.s of the City and State whichare located in the PUC. Although developable aereage is muchIess than other DP areas, more intensive development is generallyallowed ln the PUC than in ot.her DP areas.

Generally, the rural areas have limited developable lands,aB Koolauloa'g 2oB acre6 and North Shore's 357 acres. Theexception is Waianae which has 839 acres, but that is dueIarge measure to the capacity of Makaha VaIley. ProjectEMakaha and Makaha Valley account for nearly 6Ot of thedevelopable residential acreage in Waianae

such

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Based on historical densities and t.he site studies of developers.capacity in terms of developable land is converted into housingunits. Table II-I shows that 76,757 housing unit.s could beconstructed on the 7,L88 acres of developable land islandwide.This supply varies among the DP area6. ranging from 31.5Oo unitsin Ewa to 856 units in Koolauloa, reflecting clifferences in theamount of land available a6 well as the densities expected in theDP areas. The numbers also differ from projections of previousyearB, as developers refine theif, project6 and estimate6 offuture household sizes change. reflecting social and economiccondirions.

Tab1e II-1 also shows the total capacity of the DPs by the year2OIo, in term6 of both housing units and population. Housingcapacit,y gives the number of housing units that can potentiallyexist in the year zoLo. Populat.ion capacity indicates the t.otaInumber of people t.hat. can be accommodated by the housing unit,sallowed by the DPs.

Table II-I shows total projected population capacity in the year2oIO to be 8.3oo Iower than shown in last, year's DPSR report.There are 2 major reasons for this decrease:

(r)

resident housing countscapactty);

added to the existing and projectedto estimate t,otal population

(2) corrected an error in calculat.ion a6sociated with the 1989existing housing count, especially in the PUC; 6ome roominghouse units were counted a6 apartment unite, and adjustmentsare based on the I99o eount methodology.

the I990 unadjustedindividuals Iiving(these individuals

S. Census figures showed fewergroup quarters than 1989 estimates

U.inare

-8-

Based on June 30, 1990 capacity. it, is e6timated that islandwidethere could be as many a6 360.7OO housing units in the year2010. Corresponding to the 360,7O0 units ie a populatloncapacity of 1,OlL,2OO. Applying the household size of each DParea to the area's housing capacity yields the area's populationcapacity. which ranges from 469,5OO for the PUC to 16.{OO forKoolauloa. This means that at midyear 1990. the DPs coulclaccommodate up to l,OII,2OO people which is lOIt of t,hepopulat.ion pro jected f or Oahu in t,he year 2OIO by the StateDepartment of Business. Economic Development and Tourism(DBED&T). Therefore, d6 amendedl through June 1990, the DPscoulcl accommodate the population of 999,5O0 persons projected byDBED&T for Oahu in t,he year 2010.

For the purposes of the DPSR. the DBED&T population projectlon8and Department of General Planning (DGP) population capacityeBtimates based on housing units have been ueed instead of theCensus figure. The 1990 unadjusted Census shorrs a populatlon of836,23I for the City and County of Honolulu. This is lower t,hanestimat.es by DBED&T and DGP of the 1989 population. The Cen6u6Bureau states that there is an undercount of 30,oOO, but theSecretary of Commerce recently decided against adjustnent ofCensus numbers. Pending the outcome of lawsuits by ot,her cities(not including Hono1u1u), there is the po6sibility that theofficial population count for HonoIuIu might change.

Comparing the population capacit,ies wit,n the ceneral Plan (GP)population ranges is a uay to a66eas t,he degree to which thepopulation distribution in t.he cP can be accommodated by theIands provided in the Development Plans.

Comparison of the population capacity of each DP area to the cPpopulation distribution guidelines shows that the proJecEedcapacity of 6ome area6 exeeeds t,he 1O5t population guldelinee.The following Table lI-Z compares population capacit,y t,o IOOI and1O5t of Ehe population projected for Oahu in the year 2O1O. Theplus (+) sign indicates that t.he DP area population capacityexceeds the guidelines; the minus (-) sign indicates that thecapacity is stiII within t,he guidelines.

ITen amendments were adopted as part of the 1990 AnnualAmendment Review and three other amendments were adopted byIndepentlent Consideration. AII these amendments adopEed sineeJuly 1990 had no significant impact on development capacity.Minor reconfigurations of t.he Ko OIina, Ewa by Gentry andMililani Mauka project,s result,ed in a net Ioss of 5.8 acre6 ofApartment designated uses and an increase of 2.2 acre8 ofResident.ial designated uses on the Development PIans.

*9-

TABLE IT_2

COMPARISON OF GENERAL PLAN AND POPULATION CAPACITY

DP AEea

GP PopulationDistribution

Based on DBED M_K20ro

(999,500)

Year 2OIOPopu Iat i on

Capac i t,y

, 500. 9OO,800, 600, 300.400, ooo.500

1, O1r, 2OO(rorr)

Amount Over orUnder GP Population

DistributionCuidelines

IOOt ro5t

PUCEWAcoEHKPKLNSWAI

450,8001r9,900148.900

53,OOO109. 900

13, OOOr5. ooo38.OOO

- 10. lob+ 6OO

- 60b+ 2,4OO

--4+4-2+3+5+2+I+I

469r30r54

58L2L

15I84I

497,8132,9164,9

58.O12r,9

14, or8. o42,O

00oooooo00oooooo

,700,500. roo, roo,400, 900, o00, 600

-28,20A- 2, OOO

b400

TOTAL +11,7OO -38,7OO

For Ewa Ehe DP capacity of 13O,9OO, dci of June 30. I99O, is 2.OOObelow the high end of the range of 132,9O0 residents envisionedby the cP population distribution. The DP capacity of 154,800 inCent,ra1 Oahu is 2.IO0 below the mid-range (lOOt) of the GPpopulation diet.ribution of 156.9oO for the area. The populationcapacity of the PUc is 4,7o0 less than the mid-range distributionfor the area and 28,2oO people lese than the maximum allowed bythe ceneral Plan.

Of the remaining DP areas, the project,ed capacity of EaetHonolutu is just barely over the lo5t guiileline while Koolaupokois just under. Koolauloa wiII exceed the GP maximum; North Shorewill be at, the maximum population allowed by the GP populationdistribut,ion guidelines: and Waianae wilI be slightly under t,hemaximum GP population distribut,ion.

A map showing major Iocations where development capacity existsand tables listing location and acEeage are included in theAPPENDIX to this DPSR report. The acreages shown in APPENDIXTables B to I indicate the amount of developable resident,ial landin each DP area. The acreage and number of potential housingunits refLect capacity only as of June 30, I99o. since then,con6truction has been completed on some units. These units wiIIbe removed from the capacity category and added to the exietinghousing eupply count in the next, DPSR.

949,500 - 1,049,500(9sr - losr)

- 10-

CONSTRUCTION TRENDS

As noted earlier in this 6ection, capacity refers only to t,hehousing supply which ean be built on land appropriately DPdesignated and t.he population t.hat 6uppIy would accommodate.Sufficient, acreage has been deeignated to accommodate housingunit,6 reguired for the projected population of Oahu in the year2OIO, but construction of the units and market absorption rate6wilI depend on labor availabifity, intere6t rateE, priees. andthe purchasing power of oahu households.

More than half the housing units on Oahu are occupled by rent,erhouseholds. Theoret,ically this should provide a large market ofpotential purchasers, but there is the continuing issue ofaffordabilit.y. The Department of Housing and Urban DevelopmentOahu median income for a family of four in I99I is $43,70O. Af ami Iy of f our making more t.han $02 , ooo ( or t40t of medianincome) annually would not be eligible to purchase a unit inState or City 6ponsored affordable housing project6 or theaffordable houaing component required of some privatedevelopers. Frequently the income ellgibility leveI ie 6etlower, €.g.. Ioot or l2ot of median, for a port,ion of the units.

Bank of Hawaii's Congt,ruction in Hawaii I99I traclre Oahu newsingle-family home affordability. Due to a substantlal 421increase in the average price ($2e7,572) of a new home built inI99O compared to 1989, Bank of Hawaii estimated the house paymentto median income raEio at nearly 52t; this compares to 34t in1988 and is the highest. since I983, vrhen int.erest rateB were6ti I I hiqh.

In t,heir second quarter 199I publication of Hawaii Real EstateIndieator6 . Locations Inc. reBorted that their dat.a base revealedthat in I99o, the median single-family buyer had an income of$8o.OOo and made a downpayment of $roz.OOo; the mediancondominium/t.ownhouse buyer had an income of $55,OOO and made adownpayment of $48,500. Also, 82.22 of the single-family honebuyers and 68.81 of the condo/Lownhouse buyers wereohrner-occupantE. They eoncluded that the data impllee that theequity transfer process where buyers effect tneir purchases bytransferring equity from prior reEidences is an important drivingforee behind the oahu real estate ruarket and helps explain theIarge disparit.y between median household income and home prlce.especially in t.he single-f amily 6ector.

Typically units in multj.family developments are more affordablethan single-family housing; yet fewer privatel-y developeclmultifamily units (I.458) than single-family units (2,O50) wereauthorized by permit in 1990. The number of new multifamilyunit,s authorized in l99O was also 5I6 f ewer than 1989. Bet,ween1986 and 199O building permits authorized 8.074 multifamily unitscompared t.o I0.785 single-f amily unit.s. Furthermore, in recent.years a number of Iuxury hiqh-rise. for sale condominium unitscomprised a significant amount of private multifamilydeve Iopment .

_II-

New rental housing is being con6tructed primarily in projectsdeveloped by the public sector. The City has completed 29O unitsat Chinatown Gat,eway and River/Nimit.z and plans another 388 unit.sin the Chinatown area within the next four years. The Clty alsoplans to build about 425 units of elderly rental housing units invarious part6 of Oahu. In Kakaako 8I5 unit.s of family or elderlyrental units are either under or nearing construction in statedevelopment pro ject.s. The St,ate also has plans f or elderlyrental units out.6ide Kakaako.

There has also been a recent increase in the number of privatelydeveloped rental unit,s; within t.he pa6t 2 yearl, LLz unit.s werebuilt in Makakilo at Cambridge Park and about 3Oo unit.s have beenbuilt at t,he Royal Kunia deveLopment. New rental units have alsobeen bui It in t,he Pr imary Urban Center, e. g. , 52 units at, t,heIolani Regent.

While mortgaqe rates have remained stable for resident,ial homebuyers, the problem is t.hat housing prices remain high.According to the Board of Realtors. the median price tor anexisting singte-family home on oahu was $gsz,ooo for 1990 and was$345,O0O through the second quart.er of 199I. Median prices inI99O and 199I for condominiun unit,s were $fgz,ooo and $fgO,0Oorespectively. The volume of resales has also dropped forexistlng homes. One indication of a softening of demand for newunits is illustrated by the adjuetment of prices upward in theaffordable housing component, ln the second Villages of Kapoleidevelopment to offset. decreases in the price of the markethous ing .

In t.he pa6t year, there also has been a decrease in fundsavailable for eommercial and housing con6truction from Mainlandbanks and a decline in the ability of Japanese investors tofinance construction or real e6tate acguisition in Hawaii. Thesefinancial conditions have reeult.ed in Eiome slowing down orpo6t,Boning of con6truction of resort. commereial, and housingBroject,6. There has also been an impact on housing developmentas some project6 have delayed the 6tart of construction. Otherdevelopers are reaE6essing their tinetables because of market.conditions.

There are also constraints due to lack of labor, inadequateinfrastructure capacity and environmental concerns. For example,environmental concerns and the need for drainage and sehrers hasmade a proposed rental housing project in HauuIa very difficultto inplenent. More significantly. the timing of 6errer eapacityavailability at. the Honouliuli Wa6tewater Treatment Plant (WWre1may not colncide with proJected construction timetables for someEwa and Central oahu developments.

Improvements at Honouliuli WY{TP to expand capacity to 38 milliongallons a day for primary treatment is in progress. The CityDepart.ment of Public Works is currently denying nehr applicationsfor hook-ups for units scheduled to be bullt by late L992 or1993. If secondary treatment is required, facilit,ies will not, be

-L2-

completed until I995 or I996.upgrade facilit.ie6 to provideconstruct,ion of some projeetsimpacted.

Should the Cit.y be requtred tosecondary treatnent of sewage.in Ewa and Cent,ral Oahu could be

Construction employment in Hawaii during t.he I986-91 perioddoubled, but the building boom was in resort and commercialdevelopment. Housing construction suffered when the focus wa6 onresort development.. Wit.h the slowdown and eancellatlon of manyof the large construction jobs Btatewide and on Oahu, l-abor couldbe 6hifted to housing construction. Di6cu6sions wlth developers.in the course of preparing the DPSR. indicate that conotructioncould begin in the next 2 years for about 13,OOO houeing unlte tobe completed by the end of 1993 by t.he milit,ary. Clty, State andprivat.e developers. ShouId this eonBtruction timetablematerialize, the number of unit.s to be built in the next trroyears would be more than two-thirds the number of unitsauthorized by building pernits between 1986 and I99O.

Tables N and O in the APPENDIX present tent,at.ive constructionschedules for najor projeets which have received DP amendmentapprovals, other projects known to have significant impact,s. andmilitary, City or Stat.e projects. These tables provide summariesof both resident.ial and nonresident,ial project6 and e6timatedcon6l;ruction schedules. Information on major projectB wasobLainecl f rom the developers or their represent.atives. Othersources eonsult.ed Lrere trade publications and the newspapers forinformation on smaller, private project6.

It mu6t be noted that the8e forecasts of t.he numbers of housingunits to be built and the construction timetables are tentative.The 6cope of proposed project6 or estimated eon6tructionschedules could change again in response to locaI, natlonal orint.ernational market demands and conditions. The eBtimates willbe refined and updated each year by requesting information fromt,he developers.

As the table6 indicate. projecte showing significant progre6sinclude development.s in Kakaako, Chinatown, Ewa by Gentry,Makakilo. the Hawaii Kai Marina area, the City's We6t Lochdevelopment, and the State'6 Villages of Kapolei project..Housing construction has begun at, Waikele and MiIilani Mauka.Housing construction is expect.ed t,o start in Ko Olina in the nextyear. Additional development in Waikil(i awaits the end of amoratorium there and approval of a master p1an. Focu6 in theCicy of Kapolei is on commercial development first, with thefirst housing units not scheduled to be completed until the year2000.

The large number of major projects located in Cent,ral Oahu andEwa wi1I impact. both these DP area6, and to a Iimited extentma jor pro ject6 in Makaha wi I I impact t.he Wa ianae DP area. Themap provided in this section shows the Iocations of proposeddevelopment in the "Waianae, Ewa. Central Oahu region." Not aIIthe proposed major developments required a DP land uae amendment;

-r3-

some rrrere already designatedthe project6 by location andnumber of housing units, and

on the DP. TabIe II-3 ident,ifiessunmarizes total acreage, proposedunit,s con6tructed.

-L4-

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I{OI{RES IDEilT lAL DEVELOPI'IENT

INTRODUCTION

Section II has discussed where major residential growth isoccurring; Section I I I will ident,if y the patterns of nonresident.ialgrowth. First, the development capacity for nonresidential IanduseE will be evaluated. Second, current growth area6 and grordthissues will be discussed. And third, drr update on major developmentproject6 will be pre6ented.

Specific economie policies 6et forth in the General PIan (cP) andimplemented by the DP's help to shape the general pattern of landu6e in t,he City and County of Honolulu. The General Plan set6 forthprovisions to: (I) direct najor economlc activit.y to the primaryanil secondary urban centers; (2) permit the development of secondaryresort areas in West Beach, Kahuku. Makaha, and Laie; and (3)provide land in Ewa. Central Oahu, and the North Shore to encouragethe continuation of 6ugar and pineapple aB viable industries and inllindward Oahu, North Shore and Waianae for diversified agriculture.These area6 of nonresiclential developnent wilI be examined in thissection of t,he DPSR.

DEVELOPIIENT CAPACITY

TabIe III-1 presents estimates of acreages of nonresidential landsfor Resort, Commercial. Indu6triaI. and Agricultural use on oahu.Lancl is defined aE developed if it is in use (some parcels may havenonconforming uses). Land is defined aE vacant, if it is not in usealthough Bome parcels nay have 6teep slopes, hretlands, or roadways.

Table II I_I

Nonresidential Lands

DP Land U6e

ReE or tCommerclalIndustrialAgricult,ural

Deve IopedAcreage

3552 ,44L3,O30

68,990

Vacant.Acreage

22639r978 i

42,296

Total Acreage(June 1990)

5822 ,832.4. OO8*

rr1,285

trncludes expan6ions to CampbeII Induetrial Park adopt.ed duringthe prevlous year.

TabIe III-1 finds vacant lands available for Resort. Commercial,Industrial and Agricultural use. Not.e t,hat commercial growth hasIargely been occurring as urban redevelopment. Almost aII of thevacant reBort acreage is locat,ed in t,wo new destination reEortgin the Ewa and Koolauloa DP areas, r€ither of which will becompleted for another 20 year8.

- 16-

Table lll-Z shows the distrlbution of these developable acreage6by land u6e categories among the eight, DP area6. Analyeis ofTable III-Z shows that. Ewa has 55t of the urban developable landsdesignated for Re6ort. Commercial or Industrial uee, dueprimarily to the planned secondary urban eenter at Kapolei.

Table lll-2

Nonresidential Vacant Lands by Development Plan Area

Vacant Acreaoe bv Land Use Cateqorv

IIIIIIItItIIIItIIII

DP Area

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1L4

28

7L178

59L71132

914

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27

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Table III-3 pre6ent6 data on visitor unite. The DP SpecialProvisions establi6h the number of vlsitor unlts allowed bylocation on Oahu. This can be compared to the exieting number ofunits to show how many nore visitor unite can be added in eacharea. Note that the cuErent, visltor unit estinate for t{atklkiexceeds its 3O,oOO untt linit by ?,5O0 units. This Is due to thelarge number of residential condoniniums used for visltoraccomnodations and a Iack of control in past years governlng euchuse.

-L7-

TabIe III_3

Development PIan Visitor unir Capacities

Resort Area

Wa ikikiPUC excluding

waikikiKo OIinaMakahaKui I lnaLaie

AdditionalVisitorUnits

2, O00

4. OOO800

3, 500250

ExistingVisitorUnit6*

32.5003 ,000

o200500

50

Tota IVisitorUnits

Al lowed

30, ooo5, OOO

4. OOO1,000**4, OOO

300

TOTAL FORAREAS

RESORT 10,550 36.250 44, 300

*Hawaii Vlsitor6 Bureau data for L990.trlneludes both visitor and apartnent units within theReeort-deeignated area.

As Table III-3 shows. approximately 25t or 10,550 units of thet,otal visitor units allowed are yet to be built. The bulk ofthis amount is locat,ed in destination resort areas at Ko olina(4,oOo units in Ewa) and Kuilima/TurtIe Bay (3.5o0 units inKoolauloa). Of the 2,aOO unit.s for the re6t of the PUC, onlyabout 2OO units are unallocated to Epecific project6. SmaIlerrural resorts at Makaha (80o units) and Laie (250 units) accountf or the balance of the fut,ure grouth potential in visit.or units.

GBOfl:TH ABE]I,S AIID ISSI.IES

The greater part, of Oahu's economic activiEy is located incentral Honolulu and the reBt, of the Primary Urban Center. Thedowntown flnancial district.. the nidtown Kapiolani corridor, andWaikil(i hold gOt of the office and hot,e1 activity. and HonoluluHarbor and vicinity are Btill oahu's industrial center.

Currently, oahu is experiencing virtually the lowest. vacancyrates in the nat.ion for office. retail. industrial, and hotelactivities. The first, three hrere aII in the 2l to 3t range in1990; the average vacancy rate in the seasonal visitor market wasI4t. According to t,he realty firm of crubb & Ellis, this tightmarket is causing a steady increase in rents and land Brices inthe traditional in-t,own business locations. Marginal retailoperations. such as t.he "mom and pop" nelghborhood 6tores, arebeing forced out, of business. There is a scarcit.y of f ee simpleland for bueineeses, and Oahu's indust,rlal floor space is amongthe mo6t, expensive in the U.S.

-18-

New growth areas are emerging, however. Hawali xai le steadilydeveloping as the office and retail eenter for the East Honolulu6uburb6. Several industrial parks (lncluding BougainvilleIndustrial Park and Pearl City Industrial Park) have locatedoutside of Honolulu in the last few years. Space is st,illavailable in Halawa. Gentry lfaipio, and at t.he UiIilaniTechnology Park. Ground has also been broken for Beveral of thenew communities plannecl in Ewa and Central Oahu. Several oft,hese have signif icant nonreBident,ial core areas, the mo6tprominent being the cit,y of Kapolei.

One issue that remains unclear is the future of agrlculture onOahu. Sugar is the largest crop in acreage terme. It, ls alsothe most, vulnerable to current economic condit,ions. Of Oahu'sthlo Bugar eonpanies, one wa6 twice on the verge of closing in therecent pa6t. The other leases mo6t of its croplands and ltsleases are due to explre during the mid-1990'6. Thue, Inereasingpressures for urbanization or the loss of federal prlce supportecould mean the reduction in the level of sugar operatlons or eventhe demise of the 6ugar indust,ry on Oahu.

The lose of the sugar induetry would have significant land uaeimplications. Some 24,OOO acreg of land would be freed for ot,heruses, along with the major anount,B of water presently committedto the cult.ivation and processing of Eugarcane. Sone of thieIand might be converted to pineapple cult,ivation or todiversified agriculture, but neither hae shown signs of thegrowth needed to replace large amount,6 of 6ugar'6 acreage.

UPDATE ON }IAJOR PROJECTS

The status of major projects nhich are close to inplenentationare highlighted below. and are det,ailed in Appendix Table O. Fora complete Iisting of aII poseible project,6 involving a major orminor anendnent. see Volume II of the Fisca1 Year I99O DPSR.

Construction of commercial and re6ort facilit.ies have begun atthe secondary urban center. The first hotel at Ko Olina and theKapolei Shopping center aEe under construction, and work isplanned to 6tart on a'l2,OOO square foot office buildlng whlchwill mark the beginning of the development of t,he City ofKapolei. A second hotel plus additional office building' isplanned for construction in 1993.

In Honolulu, three major projeet6 are stiLl pending.Negotiations were completed for t.he downt.own harborrevitalization project at Aloha Tower, and t,his 2 million Equarefoot center will add a festival market,place, half a nillionsquare feet of general office space, and a IoO-room hotel. TheHonolulu Convention Center at the Aloha t{otor's site just outsideof Waikiki is in the process of removing and/or mitigatingcontaminated soil at. the site prior to con6truct.ion. It wiII addabout 3 million square feet. of space, including 8OO hotel rooms.The status of the State's tfaikiki Convention Center project atthe International Market Place is unknown.

-19-

The rest of Oahu's development activity can be summarized asf oIIows. In the downtor*n f inancial district, construction on t.hePan Pacific P1aza, AIii Place, and 1100 Alakea Place wilI addabout one million 6quare feet of office Epace; projects Iocatedin Kakaako. AIa Moana, and the King/Beretania corridor wilI addover one million square feet of office and retail 6pace over thenext five year6; the Hawaii Kai Tohrn Center wiII add 25O.OOOsquare feet; and the Hawaii Power Center proposed for Pearl Cit.ywould add another 420, OOO square f eet. "Porrrer centers. 't amainland shopping phenomenon. contaln fewer but larger tenant,6,each with enough market,ing elout t,hat no other merchant in t,hat,cat,egory would be represented in the center.

-20-

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INTRODUCTION

This sect ion of the Development Plan Stat,us Review wil l descr ibethe amendments to the Development Plans and project6 theDepartment of General Planning plans to undertake in the comingyear to improve implementation of the General Plan antlDevelopment Plans. In the past year, t,here have been noamendments t,o the General PIan.

Policy for the Clty and county of Honolulu is 6et forth in theGeneral Plan and implemented through the Development PIans,zoning ordinances. functional plans and programs of City andCounty agencies. and the budget process. The General Plan forthe City and County of Honolulu is a statement of:(1) Iong-range social, economic, environmental, and design

objectivee for the general welfare and prosperit,y of t,hepeople of Oahu, and

(2) broad policies whlch facilit,ate the at,tainment of t,heseobjectives.

The General PIan policy which establishes population distributionguideLines for the eight Development Plan areas is a cent,ralfocus for grohrth management and strongly influences DevelopmentPlan land uee allocations. A key as6umption underlying thecurrent guidelines bras the st,ate Departnent of Business, EconomicDevelopnent and Tourism (DBED&T) Series M-K populationprojections which placed oahu'e populatlon for the year 2010 at999,5Oo. DBED&T is awaiting further data from the I99O Censu6before undertaking a review and posgible revision of theirSeries U-K economic project,ions.

The Development Plans are intermediate means of implementing t,heobjectives and policies of the General PIan. They provide forland uae and public facilit,ies planning a6 weIl a6 indicate thesequence in which development wiIl occur. The Development, Plan6also contain urban design prlnciples and controls. TheDevelopnent Plans are comprised of the Common Provisions andSpecial Provisions, Development Plan Land U6e Map, andDevelopment PIan PubIic Facilities Map for each of t,he eightarea6 of Oahu. Each part of the Development Plans can be amendedby ordinance. Amendments adopt.ed since JuIy I, 1990 aredescribed below.

COII{I,ION PROVIS IONS AI{END}IENTS

The Development Plan Common and Special Provisions provide somegeneralized provisions for guiding and controlling the nature ofgrowth. Amendments to the6e documents have at.tempted to6t,rengthen the uti l ity of t,he cont,rol mechanisms direct,ed atgrowth iesues.

-2L-

The text changes of all amendments to the common Provlelonebetween 19811, when the Common Provlsions were first adopted, andJune 30, l99O are included in the 1990 Development Plan Stat,u6Review Volume II. Section II. Since JuIy 1. 1990 there has beenonly one additional amendment to the Common Provisione.

Ordinance 9O-89 amended Developmencertain emergency Brojects or projfunding could be init.iat.ed and funamending the Development Plan Publ

lan mapping criterla 60 thatI at risk of loeing St,at.eappropriated withoutFacilities Map (DPPFM).

e administratively removed fron the PubIicon8truction has been complet,ed or landoee6. These 34 projects are Iisted in the

tPectdsic

Also. t,he cost criterion used to det.ermine whether or not acapital improvement proJect needs to be shown on the DPPFM wa6increased from $5OO,OOO to $1.OOO,OOO.

SPECIAL PBOVISIONS AIIENDI{ENTS

Four amendment,s t.o the Special Provlsions rrere approved in early199I. Two amendments were for Ewa (West Beach and Clty ofKapolei Special Areas), and one each in Primary Urban Center andCentral Oahu. Tab1e IV-1 describes the6e amendment,s and theirimpacts.

DEVELOPI{ENT PLAN PUBTIC FACILITIES I{AP UPDATE

A complete list of the 92L Public Faeilities Map project6 adoptedaa of June 30, 1990 can be found in the I99O Developnent PIanSt,atu6 Review, Volume II . Seetions I and III. Thirty-four ofthese projects have been aleleted fron the PubIic Facilitlee t{apssince JuIy 1, 1990 pursuant, to Section 32-1.2.(i)(3), ROH. garlyin 1990 ordinance 9O-5 anended t.hie part of the conmon Provisionsto aIlow projectsFacilitie6 Maps whacquired for parkAPPENDIX Table J.

tobencpurp

Between JuIy I, 1990 and June 30, 1991, the Developnent PIanPublic Facilities Maps were also amended by adding another 4Iprojects. Thirty-one of these projects are privately funded, andt.he facilities are needed to support major projects Buch a6Ko Olina Resort and Royal Kunla. The 41 projects added arelisted in the APPENDIX Table K.

Implement,ation status of pro jects on the PubIic FaciIit,les Uap6were updated as of June 30, 1991. Construction or park Iandacquisit,ion has been completed for IO7 Broject6. Actions toacquire land or actual construction of the project, are proceedingfor another 95 projects. Projects in these two 6tatu8 cat,egoriesare shown in the APPENDIX Tables L and M.

Projects noted aa "complet.ed" wiIl be deleted from the maps uponofficial notification from the agencies implementing t,heprojectB. Including the6e completed projects, there were 928public facilities depicted on the Public Facilities Maps a6 ofJune 30. 199I.

- 22-

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The PubIic FaciIit,les Maps provide a concept,ual representation ofpotential infrastructural improvement6. By a review of proposalsto t,he PubIic Facilities Maps, planners and the public are ableto ant.icipate pot,ential impacts and gauge the potent,ialaccessibility and availability of infrastructure to 6upport newdevelopment.

ST'UMANY OF DEVELOPUENT PLN{ LAND USE UAP CTIAI{GES

Development Plan Land Use Map (DPL[U) amendments faII int,o tlrosubcategor ies :

(I) "mini6terial" which are amendments for t.he purpoge ofrecognizing existing uses, correcting napping error6 byrnaking boundary changes, and other administ,rative changeE;no project is proposed a6 the purpose of the amendment and

(2) "developmental" for which development activity is proposed.

The 1990 Development PIan Stat,us Revies indicat,ed that of the 333DPLtff amendnente adopted since 1982, L72 were in the ministerialcat,egory. Eight.y-t.hree amendments were associated witndevelopment projects underway, and 35 hlere asBociated witnprojects considered to have made no progress as of June 30,1990. The remaining 43 amendments hrere relat,ed to completeddevelopment projeets. The 6tatu6 of aIl amendments still activeas of June 30, 1990 Lrere shown in the I99o Development PlanStatus Review, Volume II.

Between Juty I, 1990 and June 30, 199I. En additional t 3 DPtLrl{amendments were adopted by the Cit,y CounciI. Five amendmentswere in the Primary Urban center (PUc). four in Ewa. one inCentral Oahu (CO) and three in Koolaupoko (KP). These amendmentsand their impacts are shown in Table Iv-?.

Of the thirteen amendments, two are in the ministerial category.The first of theBe, golPUC-I(IC). follows up on a CommonProvisions amendment adopted in early 1990 which eBtablished thethree existing type6 of rnixed use6 deecribed in the ConmonProvisions aa new land use cat,egories under Section 32-L.3. andenabled these u6es to be mapped on the DPLLIIT{. Previously t,heboundaries of the nixed use areas were described in t,he SpecialProvisions for the Primary Urban Center (PUC). A PUC SpecialProvisions amendment, adoptecl in earIy 199t. removed the text,descript,ion. Mapping work to depict. the t.hree mixed use areas onthe DPLUM is in process. Acreages of these uBeB wiII betabulated as of mid-1991 and report,ed in nexL year'6 DPSR. Thisamendment did not designat,e net, area6 f or mixed uae but, ref lectsonly the existing or planned mixed u6e areas described in thet.ext of the Special Provisions. The other amendment,9OlKP-4(IC). recognizes the existing use of EtJo smaII parcels inKailua a6 Residential.

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-28-

Of the remaining eleven amendments falling in the developmenteategory. three reflect configuration of land u6e6 at maJorBroject6 already approved on t,he D€velopment Plana; these aEe KoOIina. Ewa by Gentry, and MiIiIanl Mauka. Additional Industrlaland commercial acreage to support actlvities at Barbere PolntHarbor and the CampbelI Induetrial Park area re8pect,ively wasapproved. Amendment,s adopted in FY I99I also permltted a newgolf course in Heeia and an expansion of an existlng couree inKaneohe. The following Table IV-3 provides a summary of the netacreage changes in the various Development PIan Land Usecategor ies .

Excluding the acreage whlch wiII be added to the mixed usecat.egories through deeignation of alI mixed use areao on the DPLand Use Uaps, approximately I,915 acres were affected by landu6e redesignations in FY I99I. Of the6e 1,915 acres, nearly 5Otor I,O99 acres are part of reconfigurations of t,he Ko Olina, Ewaby Gentry, and Mililani Mauka projects.

The most significant impact of the r99I amendments is theaddition of approximately 543 acreB of Industrial deeignated landto facilitate the development of maritime uae6 a66ociated withthe deep draft harbor at Barbers Point and provlde for futureexpaneion of CampbeII Industrial Park. WhiIe the addlt,ion ofIndustrial }ands in Ewa wiII not rectify t,he shortage of landclesignated for industrial Uses in the Primary Urban Center (PUC).it wiII increaEe the inventory of indust,rial lands ielanduride.This increased inventory wiII provlde additional oBportunitiesfor buslnes6 relocating from t,he PUC. Primarily, the Induet,rIaIdesignat,ion will facilit,ate development of the secondary urbancenter and creation of addit,ional employment opportunities closeto the housing which is being developed in Ewa.

The thirteen amendments approved in the pa6t year are the latestchanges or adjustments to the Developnent PIan Land Use Maps.These maps represent the allocation of land u6e8 to lnplement thedevelopment and growth nanagement policies of the General PIan.Since the first amendments to the PUC Development PIan Land UseMap were adopted in 1982, there has been a total of 3116 land ueeamendments approved. The pace has slowed, aB only 76 or 221 ofthe amendment.s have been adopted elnce 1985.

ISSUES FOR FUBTHER STUDY

The Department of General Planning conducts studiee to inprovet,he imBlementa.tion of the General PIan and DeveLopment PIan.Studies reeently complet.ed or in progress at. this tine include af orecast on an apBroximat.e number and general locat,ion of golfcour6es to the year 20lO; urban design and beautificat,Ion plansfor t(aimuki and Kailua business district,s; and concept6 for a!{aikiki Master Plan.

-29-

TABLE IV_3

NET EFFECT OF LAND USE AT{ENDMENTS ADOPTED FY I99I

DP Land UseCategory

Res ident ia I

Low Denslcy Apartment

Medium Density Apartment,

High Den6ity Apartment

Commercial

IndustrialResort

AgriculturalPubIic/Quasi-Pubtic

Parks & Recreat,ion

Preservation

Ir{ilitarytRes ident ia I -Emphas i s

Mixed Use

rConmerc ia I -Emphas isMixed Use

*Commerc ial - I ndustr ia IMixed Use

TOTAL

Number ofAcres Added

342

282

51

0

53

5d5

o

o

79

553

0

0

N/A

N/A

N/A

1,9r5

Number ofAcres Reduced

330

278

57

o

z8

I1

0

667

3I

39I

1I4

IN/A

N/A

N/A

1,915

Net. AcreageChange forDP Cateqorv

+Lz+4

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o

+25

+5 34

o

-667

+48

+L72

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N/A

N/A

*Note: Acreages are not available at present; nixed usea rrereestablished in the Common Provieions pursuant to Ordinance 9O-5. Text,descriptions of these area6 rrere removed from the PUC SpecialProvisions through ordinance 9L-15 and work is currently ln progreB6t,o tnap these locatione pursuant to ordinance 91-14.

-30-

I

2

3

4

5

In the next Lz months, the Departnent of General Plannlng planeto undertake the following projects:

Complete the t{aikiki Ma6ter Plan.

Review and improve t,he Development Plan process.

conplet,e urban design and beautification plans for Kainukiand Kailua and begin urban design plans for other commercialarea6 on a time available basle; area6 such as l{ahiawa.l{aipahu. waianae, PearI City. Kalihi. Kaneohe. KapahuIu. andgfaimanalo.

Prepare urban deelgn plans for Ktng Street, BeEetaniast,reet. and Kapiolani Boulevard Mlxed Use Corridors.

Evaluate exist.ing industrial land uae6 along Honqlulu'Eshoreline and make reeommendatlone a6 approBEiate t,o anendDevelopment Plan land use provisione.

Review ceneral PIan policles and objectives relat,ing tot,ourism, housing, and transportation.

Land Use PiIe Update: Various Development Plan area6 ofOahu; conduct field 6urvey6 to obtain data on housing unitsand economic activities and update computeElzed files.Inicial update of Oahu Water Management Plan: Update withre6pect to water u6e invenEory, rrrater demand proJectiona,6u6t,ainabIe yield e6t,inates. If indward oahu hydrology andalternat.ive water u6e and con6ervation strategles.

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