July 5, 2019 - Hawaii · 2019. 7. 12. · The Draft Environmental Impact Statement (DEIS) for...

Kealia Properties, LLC Date

July 5, 2019

This final environmental impact statement and all ancillary documents were prepared under the signatory’s direction or supervision, and the information submitted, to the best of the signatory’s knowledge, fully addresses document content requirements as set forth in Chapter 343, Hawai‘i Revised Statutes, and Section 11-200-18, Hawai‘i Administrative Rules.

July 2019

Prepared For: Kealia Properties, LLC

Prepared By: HHF Planners

Keälia Mauka HomesitesFinal Environmental Impact Statement

Keālia, Kaua’i County

Kealia Properties, LLCLLLLLL

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July 2019

Prepared For: Kealia Properties, LLC

Prepared By: HHF Planners

Keälia Mauka HomesitesFinal Environmental Impact Statement

PREFACE Keālia Mauka Homesites Final Environmental Impact Statement

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PREFACE TheDraftEnvironmentalImpactStatement(DEIS)forKeāliaMaukaHomesiteswaspublishedinApril2018.TheDEISunderwenta45‐daypubliccommentperiodthatendedonJune22,2018.BasedoncommentsreceivedduringtheDEIScommentperiod,anumberofrevisionswereincorporatedintothisFinalEnvironmentalImpactStatement(FEIS).

TofacilitatereviewoftheFEIS(pursuanttotherequirementsofSection11‐200‐18,Hawai‘iAdministrativeRules),substantiveadditionstothetext(beginningwiththeSummaryandincludingChapters1through9)areshownwithadoubleunderlineandsubstantivedeletionsareshownwithastrikethrough.Non‐substantiverevisions(e.g.,correctionsofmisspellingsandtypographicalerrors,renumberingoftheTableofContents,etc.)arenotannotatedinthisway.SubstantivechangessincetheDEISaresummarizedbelow:

SignaturePage

AddedcoverpagesignedbyKeāliaProperties,LLC.

General/GlobalEdits

Clarifiedthatthe“ProposedAction”includesbothdevelopmentofaresidentialsubdivisiononthe53.4acre“PetitionArea,”andutilityandinfrastructureimprovementsin“Off‐SiteAreas.”

TaxMapKey(TMK):includedTMKforOff‐SiteAreas

o PetitionArea:(4)4‐7‐004:001por

o Off‐SiteAreas:(4)4‐6‐014por,and(4)4‐7‐003:002por.

Includedfullerdescriptionofoff‐siteroadwayandutilityimprovements.Theseoff‐siteimprovementswillsupportthesubdivision,andaspartoftheProposedAction,areincludedintheHRSChapter343environmentalreview.However,theoff‐siteimprovementsarenotpartofthePetitionforaLandUseDistrictBoundaryAmendment.

Off‐Siteimprovementsinclude: Sewerimprovementsincludingapumpstationandasewermainextensiontoan

existingsewermanholeneartheKaiakeaFireStation.ThenewsewermainwillfollowKeāliaRoadfromKa‘aoRoadtoKūhiōHighway,thenturnsouthalongthemaukasideofthehighwayright‐of‐way,endingatasewermanholeneartheKaiakeaFireStation.

ImprovementstoKeāliaRoadtoenhancesafetyforvehicles,pedestriansandbicyclists.TheseroadwayimprovementswereaddedtotheProposedActionsubsequenttopublicationoftheDEIS.

RoundaboutattheKeāliaRoad‐KūhiōHighwayintersection.SincepublicationoftheDEIS,theCountyDepartmentofPublicWorks(DPW)hasindicatedthataroundaboutistheCounty’spreferredalternative,anditispresentedassuchintheFEIS. However,botharoundaboutandtrafficsignalremainviabletrafficsolutions.

AllfiguresmodifiedtoshowlocationofOff‐SiteimprovementsinadditiontoPetitionAreaimprovements

InChapters3and4,addedseparatesectionsandanalysisof“PetitionArea”improvementsand“Off‐Site”improvements


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Changedallreferencesto“potablewater”to“drinkingwater”andreferencesto“non‐potablewater”to“non‐drinkingwater”perDepartmentofHealth(DOH)conventionalterminology

Summary(New)

AddednewSummarychapter,providinganoverviewofprojectdescription,benefitsandimpacts,proposedmitigation,alternativesconsidered,unresolvedissues,andcompatibilitywithlanduseplansandpolicies

Chapter1,Introduction

Section1.1:ModifiedProjectSummarytabletoincludeoff‐siteimprovementstotheProposedAction,andaddedstatusofallPermitsRequired

Section1.6:ListednewtechnicalstudiescompletedandincludedsinceDEIS

Figure1‐2:Correctedroadnames(HauaalaRoad)

Chapter2,ProposedActionandAlternatives

Section2.2:ReferencednewletterfromKaua‘iCountyPlanningDepartmentdatedSeptember27,2018reaffirmingconfirmingprojectconsistencywiththeKaua‘iGeneralPlan

Section2.3:Expandedprojectdescriptiontoincludeoff‐siteimprovements(KeāliaRoadimprovements;KeāliaRoad‐KūhiōHighwayroundabout;andsewermainextension)

AddednewFigure2‐1showinglocationof“PetitionArea”and“Off‐SiteImprovements”

Section2.3.1:Addedestimateofnumberofaffordableunitsandestimatedsalesprices(Table2‐1),addedestimatedpricerangeformarketlots

Section2.3.1.2:ClarifiedthatPetitionerwillfundcostofimprovementsandnopublicfundswillberequested

Section2.3.2 Addednewsectiondescribingoff‐siteimprovements,includingnewFigure2‐3showingcrosssectionofKeāliaRoadimprovements

Section2.3.2.4:Updateddevelopmentscheduletoincludeoff‐siteimprovements

Section2.3.2.5:Updateddevelopmentcoststoincludeoff‐siteimprovements

Section2.4:Addedalternatives“PostponingActionPendingFurtherStudy”and“AlternativeLocationsfortheProject”

Chapter3,NaturalandPhysicalEnvironment

Globaledits:addedseparatediscussionofPetitionAreaandOff‐Site(existingconditionsandprojectimpacts)

Section3.4.2:UpdatedtoincludeupdatedHydrogeologicalLetterReport(TNWRE,September2018)addressingwatersourceforanarealo‘iandthepotentialforprojectimpacts.UpdatedTNWREletterisincludedinAppendixI

Section3.5.1.3:AddeddiscussionofExtremeTsunamievacuationzones

Section3.6:AddedresultsofadditionalbotanicalsurveyforOff‐Siteareas.UpdatedbotanicalstudyisincludedinAppendixB


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Section3.7:AddedresultsofadditionalbiologicalsurveyforOff‐Siteareas.UpdatedbiologicalstudyisincludedinAppendixC

Section3.7.2:AddedmitigationtofollowDOFAWguidanceifohiatreesareremoved,trimmedorpotentiallyinjured

Section3.7.2:Addedmitigationrequiringnodisturbancetowoodyplantsgreaterthan15feettallfrom6/1to9/15toavoidpotentialimpactstotheHawaiianhoarybat

Section3.7.2:Addedmitigationforhomeownerstousefullyshieldedoutdoorlightstoavoidimpactstoendangeredseabirds

Section3.8:AddednewSection3.8,MarineBiologicalResources,addressingmarinebiotaandpotentialprojectimpacts

Chapter4,HumanEnvironment

Globaledits:addedseparatediscussionofPetitionAreaandOff‐Site(existingconditionsandprojectimpacts)

Section4.3:IncludedresultsofnewDraftNoiseMeasurementandEvaluationReportbyCENSEOAV+Acoustics(October19,2018,AppendixJ)addressingimpactsonnearbyresidencesandproposedmitigation

Section4.4:IncludedfindingsofnewArchaeologicalInventorySurvey(AIS)reportbyCulturalSurveysHawai‘i(CSH),preparedinresponsetoletterfromStateHistoricPreservationDivision(SHPD)toStateLandUseCommissiondatedOctober3,2018.AISreportisincludedasAppendixD2

Section4.4.3:UpdatedstatusandreferencedChapter6E‐8correspondencebetweenStateLandUseCommissionandDLNRStateHistoricPreservationDivision(SHPD)regardingreviewofarchaeologicalliteraturereviewandfieldinspection.AllChapter6E‐8correspondenceisincludedinAppendixD3

Section4.4.4:NewsectionpresentingtheresultsofArcheologicalInventorySurveyreport,includingnewTable4‐8providinglistingofHistoricPropertiesIdentifiedWithinthePetitionAreaandOff‐SiteProjectAreas,newFigure4‐4showinglocationofsites,anddiscussionofsignificanceassessmentsandmitigationrecommendations

Section4.5:IncorporatedamendedCulturalImpactAssessment(CIA)(CSH,October2018),whichaddressedcommentsreceivedduringDEIScommentperiod.RevisedCIAincludesdocumentationofKeālia’splantationhistoryduringthe1950s,1960sand1970s.AdditionaloutreachandconsultationwasconductedinJuly2018toindividualsrecommendedbyWailua‐Kapa‘aNeighborhoodAssociationandothersaffiliatedwithLīhu‘ePlantation.RevisedCIAisincludedinAppendixE

Section4.5.2.2andSection4.5.2.3:Addedsummaryofnon‐culturallyrelevantandculturallyrelevantcommunityconcernsraisedduringCIA

Section4.5.2.4,(CulturalResources)Analysis:AddedstatementaddressingHawaiiancustomaryandtraditionalrightsunderArticleXII,Section7oftheHawai‘iStateConstitution

Section4.5.2.5:IncludedCIArecommendationsandadiscussionofhowtheywillbeincorporated

Section4.71.2:ClarifiedstatusofCountyIALstudy


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Section4.7.2:Clarifiedlocationanduseofadditional86acresthatwasaddedtocurrentgrazingleasetocompensateforlossofKeāliaMaukaacreage

Section4.8:IncorporatedfindingsofPhaseIEnvironmentalSiteAssessment(ESA)(EnviroServices&TrainingCenter,September2018),focusingonthe53acrePetitionArea,perrecommendationofStateLandUseCommission.StudyincludedasAppendixK

Section4.10.1:Addeddiscussionofcommunicationfacilitiesandimpacts

Section4.10.2.2:ProvidedadditionalinformationfromTNWREongroundwaterimpacts,perupdatedmemorandum(revisedSeptember19,2018)

Section4.10.3:AddedinformationaboutCountywastewaterfacilitiesandprojectsunderwayanddiscussionofWailuaFacilityPlan

Section4.10.3:Addednewfigure(Figure4‐7)showingexistingandprojectedwastewatersystem

Section4.10.3.2:AddeddescriptionofproposedwastewaterimprovementswithinPetitionAreaandOff‐Site

Section4.10.4.2:Addeddiscussionofoff‐sitedrainageimprovementsandimpacts

Section4.10.5.2:Addressedoff‐siteconstructiondebristobedisposed

Section4.11:UpdatedfindingsandrecommendationsfromtheTrafficImpactAnalysisReport(TIAR)(AustinTsutsumi&Associates,Inc.(ATA),May2019).TIARisincludedinAppendixH

RoundaboutatKeāliaRoad‐KūhiōHighwayintersectionpresentedaspreferredmitigationoption,atdirectionofCountyofKaua‘i

IncludednewFigure4‐11showingconceptualroundabout

Section4.12.3:Addeddiscussionofemergencymanagementservicesandcivildefense

Section4.12.4:Expandeddiscussionofprojectimpactsonschoolfacilities,inthemaximumimpactscenariowhereallstudentscomefromoutsidetheKapa‘aarea

Section4.12.4:ClarifiedthattheDepartmentofEducationwillnotrequestinganEducationContributionAgreement,percorrespondencewiththeDOE

Section4.12.5and4.12.6:Expandeddiscussionofparksandrecreationandpostalservices

Chapter5,RelationshiptoLandUseLaws,PoliciesandControls

Section5.2.1.3:DiscussedSeptember27,2018letterfromMichaelDahilig,PlanningDepartmentDirector,inresponsetoDEIScommentsandDepartmentalDeterminationDD‐2016‐70,regardingprojectconsistencywiththeCountyGeneralPlan.LetterisincludedinAppendixA

UpdatedtoincludediscussionofOff‐Siteimprovementsinrelationtoplans,policiesandcontrols

Section5.2.5:UpdatedTable5‐1toincludethepercentageandestimatednumberoflotsmeetingtheCounty’sworkforcehousingpolicy


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Chapter6,OtherImpactsandIssues

Section6.2:Expandeddiscussionofcumulativeandsecondaryimpacts

Section6.4:Addeddiscussionofotherinterestsandconsiderationsofgovernmentpoliciesthataffectadverseeffects

Section6.5:Supplementeddiscussionofunresolvedissues:roundaboutorsignalatKūhiōHighway,wastewaterservice,locationofwastewaterpumpstation,sewerlinebridgecrossing,compliancewithCountypolicy

Chapter7,EISPreparerandContributors

Updatedlistoftechnicalconsultants(e.g.,acoustic,PhaseIESA)

Chapter8,References

Updatedreferencesandlistoftechnicalstudies

Chapter9,PartiesConsultedDuringthePreparationoftheDraftandFinalEIS

UpdatedtoincludeDEIScommentlettersandresponsesandsummaryofDEIScomments

AppendixA

AddedletterfromMichaelDahilig,Kaua‘iCountyPlanningDirectordatedSeptember27,2018,Re:CommentsonChapter343DisclosureProcess,DepartmentalDeterminationDD‐2016‐70.LettersupportsprojectandreconfirmsitsconsistencywithKaua‘iGeneralPlan

AppendixB

AddedDecember2018BotanicalAssessmentforProposedRoadWidening,RoundaboutandSewerImprovements(supplementalstudyforoff‐siteimprovementareas)

AppendixC

AddedDecember2018FaunalSurveyConductedfortheSewageLine,KeāliaPropertiesProject(supplementalstudyforoff‐siteimprovementareas)

AppendixD1(New)

FormerAppendixDhasbeensplitintotwoseparateappendices:D1andD2.AppendixD1includestheArchaeologicalLiteratureReviewandFieldInspection(CSH,2018)andassociatedHRSChapter6E‐8correspondence

AppendixD2(New)

IncludesAISReport(CSH,2019)preparedsubsequenttotheDEISpublication

AppendixD3(New)NewappendixwithallChapter6E‐8correspondence,includingcorrespondencebetweenLUCandSHPDrelatedtotheLiteratureReviewandFieldInspection(LRFI)andtheArchaeologicalInventorySurvey(AIS)report


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AppendixE

ReplacedCulturalImpactAssessment(CIA)(CSH,2018)withupdatedCIAfortheProposedKeāliaSubdivisionandAssociatedSewerLineProject(March,2019).RevisedCIAincludesPetitionAreaandoff‐siteimprovements

IncludeslettertoAhaMokuAdvisoryCommitteedatedJune19,2019requestingreviewofCIA

AppendixF

AddedletterfromTomHolliday,CBREdatedApril9,2019,Subject:ResponsetoLUCandDOECommentsRegardingMarketandEconometricStudiesoftheProposedKeāliaMaukaHomesitesDevelopment

AppendixH

ReplacedpreviousTrafficImpactAnalysisReportwithrevisedTIAR(ATA,May2019)addressingKeāliaRoadimprovements,andpresentingaroundaboutasCounty‐preferredmitigationatKeāliaRoad‐KūhiōHighwayintersection.AttheHDOT’srequest,furtherdiscussionofthetrafficsignalalternativeisincluded,includingevaluationofeliminatingskewedapproachofKeāliaRoadatKūhiōHighway;andinclusionofrecommendedleft‐turnstoragelengthsalongKūhiōHighwayatKeāliaRoad.AttheHDOT’srequest,theTIARincludesmoreindepthdiscussionofexistingandfuturepedestrianandbicycleinfrastructure

AppendixI

ReplacedoriginalApril2018memorandumbyTomNanceWaterResourceEngineering(TNWRE)withupdatedmemorandumonSubject:PotentialImpactofAdditionalUseoftheTwoKeāliaWaterSystemWells(revisedSeptember19,2018)

AppendixJ

AddednewNoiseMeasurementandEvaluationReport(CENSEOAV+Acoustics,2018),completedsubsequenttopublicationofDEIS

AppendixK

AddednewPhaseIESAforPetitionArea,EnviroServices2018,completedsubsequenttopublicationofDEIS

AppendixL

AddedletterfromStateDepartmentofTransportation,HighwaysDivisiondatedFebruary25,2019confirmingproposedKapa‘aStreamBridgewillaccommodatetheproject’s8‐inchsewermain

AppendixM

AddedemailfromStateofHawai‘iDepartmentofEducation,OfficeofSchoolFacilitiesandSupportServicesdatedAugust1,2018confirmingDOEwillnotrequestfairsharecontribution

Keālia Mauka Homesites TABLE OF CONTENTS Final Environmental Impact Statement

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Table of Contents Preface...................................................................................................................................................................i

SUMMARY........................................................................................................................................................S‐1

1.0 Introduction....................................................................................................................................1‐1 1.1 ProjectSummary............................................................................................................................1‐1 1.2 Petitioner...........................................................................................................................................1‐4 1.3 AcceptingAuthority......................................................................................................................1‐4 1.4 EnvironmentalPlanningConsultant......................................................................................1‐5 1.5 CompliancewithHawai‘iEnvironmentalReviewLaws................................................1‐5 1.6 StudiesContributingtothisFEIS............................................................................................1‐6

2.0 ProposedActionandAlternatives..........................................................................................2‐1 2.1 BackgroundHistory......................................................................................................................2‐1 2.2 ProjectPurpose,NeedandObjectives...................................................................................2‐2 2.3 ProjectDescription........................................................................................................................2‐3

2.3.1 PetitionAreaImprovements.....................................................................................2‐3 2.3.2 Off‐SiteImprovements.................................................................................................2‐7 2.3.3 DevelopmentScheduleandCosts...........................................................................2‐9

2.4 AlternativesConsidered...........................................................................................................2‐10 2.4.1 NoAction........................................................................................................................2‐10 2.4.2 AgriculturalSubdivisionDevelopment..............................................................2‐10 2.4.3 VariationsinDevelopmentDensity.....................................................................2‐11 2.4.4 VariationsinPetitionArea......................................................................................2‐12 2.4.5 TurnkeyHomesForSale..........................................................................................2‐12 2.4.6 PostponingActionPendingFurtherStudy.......................................................2‐13 2.4.7 AlternativeLocationsfortheProposedProject.............................................2‐13

3.0 NaturalandPhysicalEnvironment.........................................................................................3‐1 3.1 Climate................................................................................................................................................3‐1

3.1.1 ExistingConditions........................................................................................................3‐1 3.1.2 PotentialImpactsandMitigation............................................................................3‐2

3.2 GeologyandTopography............................................................................................................3‐3 3.2.1 ExistingConditions........................................................................................................3‐3 3.2.2 PotentialImpactsandMitigation............................................................................3‐3

3.3 Soils......................................................................................................................................................3‐4 3.3.1 ExistingConditions........................................................................................................3‐4 3.3.2 PotentialImpactsandMitigation............................................................................3‐6

3.4 WaterResourcesandHydrology.............................................................................................3‐7 3.4.1 ExistingConditions........................................................................................................3‐7 3.4.2 PotentialImpactsandMitigation............................................................................3‐9

3.5 NaturalHazards...........................................................................................................................3‐12 3.5.1 ExistingConditions.....................................................................................................3‐12 3.5.2 PotentialImpactsandMitigation.........................................................................3‐16

3.6 BotanicalResources...................................................................................................................3‐16 3.6.1 ExistingConditions.....................................................................................................3‐16 3.6.2 PotentialImpactsandMitigation.........................................................................3‐19


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3.7 TerrestrialBiologicalResources...........................................................................................3‐19 3.7.1 ExistingConditions.....................................................................................................3‐19 3.7.2 PotentialImpactsandMitigation.........................................................................3‐23

3.8 MarineBiologicalResources..................................................................................................3‐25 3.8.1 ExistingConditions.....................................................................................................3‐25 3.8.2 PotentialImpactsandMitigation.........................................................................3‐25

4.0 HumanEnvironment....................................................................................................................4‐1 4.1 SurroundingLandUse.................................................................................................................4‐1

4.1.1 ExistingConditions........................................................................................................4‐1 4.1.2 PotentialImpactsandMitigation............................................................................4‐2

4.2 AirQuality.........................................................................................................................................4‐3 4.2.1 ExistingConditions........................................................................................................4‐3 4.2.2 PotentialImpactsandMitigation............................................................................4‐5

4.3 Noise....................................................................................................................................................4‐6 4.3.1 ExistingConditions........................................................................................................4‐6 4.3.2 PotentialImpacts........................................................................................................4‐10 4.3.3 Mitigation.......................................................................................................................4‐14

4.4 ArchaeologicalandHistoricResources.............................................................................4‐16 4.4.1 ExistingConditions.....................................................................................................4‐16 4.4.2 PotentialImpactsandMitigation.........................................................................4‐21 4.4.3 Chapter6E‐8HistoricPreservationReview....................................................4‐22 4.4.4 ArchaeologicalInventorySurvey(AIS)Report(2019)...............................4‐23

4.5 CulturalResources.....................................................................................................................4‐30 4.5.1 ExistingConditions.....................................................................................................4‐30 4.5.2 PotentialImpactsandMitigation.........................................................................4‐32

4.6 VisualandScenicResources...................................................................................................4‐37 4.6.1 ExistingConditions.....................................................................................................4‐37 4.6.2 PotentialImpactsandMitigation.........................................................................4‐38

4.7 Agriculture.....................................................................................................................................4‐40 4.7.1 ExistingConditions.....................................................................................................4‐40 4.7.2 PotentialImpactsandMitigation.........................................................................4‐44

4.8 HazardousandRegulatedMaterialsandWaste............................................................4‐46 4.8.1 ExistingConditions.....................................................................................................4‐46 4.8.2 PotentialImpactsandMitigation.........................................................................4‐47

4.9 SocialandEconomicfactors...................................................................................................4‐48 4.9.1 Population......................................................................................................................4‐48 4.9.2 Housing............................................................................................................................4‐50 4.9.3 EconomyandEmployment.....................................................................................4‐50 4.9.4 MarketAssessment....................................................................................................4‐53

4.10 InfrastructureandUtilities.....................................................................................................4‐55 4.10.1 ElectricalandCommunications.............................................................................4‐55 4.10.2 PotableDrinkingWater............................................................................................4‐56 4.10.3 Wastewater....................................................................................................................4‐59 4.10.4 Drainage..........................................................................................................................4‐63 4.10.5 SolidWaste....................................................................................................................4‐67

4.11 RoadwaysandTransportation..............................................................................................4‐68 4.11.1 ExistingConditions.....................................................................................................4‐68 4.11.2 PotentialImpactsandMitigation.........................................................................4‐76


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4.12 PublicServices.............................................................................................................................4‐88 4.12.1 PoliceProtection.........................................................................................................4‐88 4.12.2 FireProtection..............................................................................................................4‐89 4.12.3 EmergencyManagementFacilities......................................................................4‐89 4.12.4 MedicalServicesandFacilities..............................................................................4‐90 4.12.5 Schools.............................................................................................................................4‐91 4.12.6 ParksandRecreationalFacilities.........................................................................4‐93 4.12.7 PostalService................................................................................................................4‐94

5.0 RelationshiptoLandUsePlans,PoliciesandControls....................................................5‐1 5.1 StateofHawai‘i...............................................................................................................................5‐1

5.1.1 StateLandUseLaw(Chapter205,HRS)..............................................................5‐1 5.1.2 EnvironmentalImpactStatements(Chapter343,HRS)................................5‐7 5.1.3 StateEnvironmentalPolicy(Chapter344,HRS)...............................................5‐7 5.1.4 Hawai‘iStatePlan(Chapter226,HRS).................................................................5‐9 5.1.5 StateFunctionalPlans...............................................................................................5‐14 5.1.6 Hawai‘iCoastalZoneManagementProgram...................................................5‐15 5.1.7. Sustainability................................................................................................................5‐18

5.2 CountyofKaua‘i...........................................................................................................................5‐21 5.2.1 CountyGeneralPlan...................................................................................................5‐21 5.2.2 EastKaua‘iDevelopmentPlan...............................................................................5‐24 5.2.3 CountyZoning...............................................................................................................5‐24 5.2.4 SpecialManagementArea(SMA).........................................................................5‐25 5.2.5 HousingPolicyfortheCountyofKaua‘i(Ordinance860).........................5‐25 5.2.6 OtherCountyPlans.....................................................................................................5‐28

5.3 TransportationPlansandInitiatives..................................................................................5‐31 5.3.1 Federal‐aidHighways2035TransportationPlanfortheDistrictofKaua‘i5‐

31 5.3.2 Kapa‘aTransportationSolutions..........................................................................5‐32 5.3.3 BikePlanHawai‘i.........................................................................................................5‐33 5.3.4 StatewidePedestrianMasterPlan.......................................................................5‐34 5.3.5 Kaua‘iMultimodalLandTransportationPlan.................................................5‐35

5.4 Chapter343SignificanceCriteria........................................................................................5‐36

6.0 OtherImpactsandIssues...........................................................................................................6‐1 6.1 RelationshipBetweenShort‐TermUsesoftheEnvironmentandtheMaintenance

andEnhancementofLong‐TermProductivity..................................................................6‐1 6.2 CumulativeandSecondaryImpacts.......................................................................................6‐2 6.3 IrreversibleandIrretrievableCommitmentsofResources.........................................6‐3 6.4 ProbableAdverseEnvironmentalEffectsThatCannotbeAvoided..........................6‐3 6.5 UnresolvedIssues..........................................................................................................................6‐4

7.0 EISPreparersandContributors...............................................................................................7‐1 EISPreparers...................................................................................................................................................7‐1 EISContributors.............................................................................................................................................7‐1

8.0 References.......................................................................................................................................8‐1

9.0 PartiesConsultedDuringPreparationoftheDraftandFinalEIS...............................9‐1 9.1 EnvironmentalImpactStatementPreparationNotice(EISPN).................................9‐1


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9.1.1 PartiesConsultedDuringtheEISPN......................................................................9‐1 9.1.2 SummaryofEISPNComments..................................................................................9‐3

9.2 DraftEnvironmentalImpactStatement(DEIS).................................................................9‐8 9.2.1 PartiesConsultedDuringDEIS.................................................................................9‐8 9.2.2 SummaryofDEISComments..................................................................................9‐11

Figures

Figure1‐1:RegionalLocationmap........................................................................................................................1‐7 Figure1‐2:ProjectVicinity........................................................................................................................................1‐8 Figure1‐3:TaxMap......................................................................................................................................................1‐9 Figure2‐1:PetitionAreaandOff‐SiteImprovements....................................................................................2‐4 Figure2‐2:ConceptualSubdivisionPlan.............................................................................................................2‐5 Figure2‐3:KeāliaRoadImprovements...............................................................................................................2‐8 Figure3‐1:Soils..............................................................................................................................................................3‐5 Figure3‐2:FIRM..........................................................................................................................................................3‐15 Figure4‐1:HistoricFeatures..................................................................................................................................4‐18 Figure4‐2:1950AerialPhoto................................................................................................................................4‐20 Figure4‐3:HistoricPropertieswithinPetitionAreaandOff‐SiteAreas.............................................4‐28 Figure4‐4:ViewsofthePetitionArea................................................................................................................4‐39 Figure4‐5:LSB.............................................................................................................................................................4‐43 Figure4‐6:ALISH........................................................................................................................................................4‐45 Figure4‐7:ExistingandProposedWater.........................................................................................................4‐58 Figure4‐8:SewerSystem(newfigure)..............................................................................................................4‐62 Figure4‐9:ExistingSiteDrainage........................................................................................................................4‐64 Figure4‐10:ProposedDrainage...........................................................................................................................4‐66 Figure4‐11:RoadwaysandIntersections........................................................................................................4‐69 Figure4‐12:KūhiōHighwayandKeāliaRoadSignal...................................................................................4‐83 Figure4‐13:KūhiōHighwayandKeāliaRoadRoundabout(preferredmitigation)......................4‐84 Figure5‐1:PredictedConstructionNoiseLevelsatNearbyResidences................................................5‐2 Figure5‐2:GeneralPlan.............................................................................................................................................5‐5 Figure5‐3:ZoningandSMA......................................................................................................................................5‐6

Tables

Table2‐1:CompliancewiththeHousingPolicyfortheCountyofKaua‘i..............................................2‐6 Table4‐1:NationalandStateAmbientAirQualityStandards...................................................................4‐3 Table4‐2:Long‐TermNoiseMeasurementResults........................................................................................4‐9 Table4‐3:Short‐TermNoiseMeasurementResults.....................................................................................4‐10 Table4‐4:PredictedTrafficNoise........................................................................................................................4‐11 Table4‐5:TrafficNoiseModelingwithMitigation........................................................................................4‐12 Table4‐6:PredictedConstructionNoiseLevelsatNearbyResidences...............................................4‐13 Table4‐7:HistoricFeaturesofNewKumukumuCamp(SIHP#50‐30‐08‐07013).........................4‐19 Table4‐8:HistoricPropertiesIdentifiedwithinthePetitionAreaandOff‐SiteProjectAreas...4‐25


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Table5‐1:ForSaleLimitsbyIncomeLevel......................................................................................................5‐28

Appendices

A LetterfromCountyofKaua‘iPlanningDepartment,September27,2018,RE:CommentsonChapter343DisclosureProcess,DepartmentalDeterminationDD‐2016‐70

CountyofKaua‘iPlanningDepartment,DepartmentalDeterminationDD‐2016‐70,BoundaryInterpretationforGeneralPlan,July5,2016

B BotanicalResourcesAssessment,April2017andBotanicalResourcesAssessmentfortheProposedKeāliaRoadWidening,Roundabout,andSewerImprovementProject,December2018,LeGrandBiologicalSurveys,Inc.

C FaunalSurveys,April,2017andFaunalSurveysConductedfortheSewageLine,KeāliaPropertiesProject,December2018,RanaBiologicalConsulting

D1 RevisedDraftArchaeologicalLiteratureReviewandFieldInspectionReport(KamaiandHammatt),CulturalSurveysHawai‘i,April2018

D2 DraftArchaeologicalInventorySurvey(AIS)Report,(Kamai,FolkandHammatt),CulturalSurveysHawai‘i,June2019D3 Chapter6E‐8HistoricPreservationReviewCorrespondence

CorrespondenceRelatedtoLRFI1. LUCLettertoSHPD,February27,20182. SHPDLettertoLUC,May29,2018,LogNo.2018.00602,DocNo.1805GC093. LUCLettertoSHPD,September21,20184. SHPDLettertoLUC,October3,2018,LogNo.2018.00602,DocNo.1810DB01

CorrespondenceRelatedtoAISReport5. LUCLettertoSHPD,April17,2019transmittingAISReport6. SHPDLettertoLUC,May29,2019,Log.No.2018.00602,DocNo.1805GC097. SHPDLettertoLUC,June10,2019,LogNo.2019.00892,DocNo.1906DB018. LUCLettertoLUC,June25,2019,transmittingrevisedDraftAISReport9. CulturalSurveysHawai‘ilettertoLUC,June25,2019,withCommentTable

E DraftCulturalImpactAssessmentforProposedKeāliaSubdivisionandAssociatedSewer LineProject,CulturalSurveysHawai‘i,March2019

LettertoAhaMokuAdvisoryCommitteedatedJune19,2019requestingreviewofCIA

F CBRELetterResponsetoDEISCommentsRegardingMarketandEconometricStudies, April9,2019 MarketandEconometricStudies,CBRE,September2017G PreliminaryEngineeringReport,Kodani&AssociatesEngineers,July2017H DraftFinalTrafficImpactAnalysisReport,Austin,Tsutsumi&Associates,Inc., May10,2019


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I HydrogeologicalMemorandum,Subject:PotentialImpactofAdditionalUseoftheTwo

KeāliaWaterSystemWellstoSupplytheKeāliaMaukaHomesitesProject,RevisedSeptember19,2018,TomNanceWaterResourceEngineering

J DraftNoiseMeasurementandEvaluationReport,CENSEOAV+Acoustics,October19,2018

K Phase1EnvironmentalSiteAssessment,EnviroServices&TrainingCenterLLC,September2018

L LetterfromStateofHawai‘iDepartmentofTransportation,HighwaysDivisiondatedFebruary25,2019,ConfirmingKapa‘aStreambridgewillbeabletoaccommodateeight‐inchsewerforcemain.

M EmailfromStateofHawai‘iDepartmentofEducation,OfficeofSchoolFacilitiesandSupportServicesdatedAugust1,2018.ConfirmingDOEwillnotrequestfairsharecontribution


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Acronyms and Abbreviations

AIS ArchaeologicalInventorySurveyALISH AgriculturalLandsofImportancetotheStateofHawai`iAMP ArchaeologicalMonitoringPlanAPE AreaofPotentialEffectATA Austin,Tsutsumi&AssociatesBFE BaseFloodElevationBMP BestManagementPracticeCAA CleanAirActCC&Rs Covenants,Conditions&RestrictionsCCD CensusCountyDivisionCCR ConsumerConfidenceReportCEDS ComprehensiveEconomicDevelopmentStrategyCFR CodeofFederalRegulationscfs cubicfeetpersecondCIA CulturalImpactAssessmentCSH CulturalSurveysHawai‘i,Inc.CWRM StateCommissiononWaterResourceManagementCZMA CoastalZoneManagementAreaCWA CleanWaterActCZO ComprehensiveZoningOrdinanceDAR DivisionofAquaticResourcesdB decibeldBA Soundpressurelevel(“A”weightingfilter)DBEDT DepartmentofBusiness,EconomicDevelopmentandTourismDEIS DraftEnvironmentalImpactStatementDHHL DepartmentofHawaiianHomeLandsDLNR StateDepartmentofLandandNaturalResourcesDOE StateDepartmentofEducationDOH StateDepartmentofHealthEDA EconomicDevelopmentAdministrationEIS EnvironmentalImpactStatementEISPN EnvironmentalImpactStatementPreparationNoticeEKDP EastKaua‘iDevelopmentPlanEMS EmergencyMedicalServicesEPA U.S.EnvironmentalProtectionAgencyESA EnvironmentalSiteAssessmentFHWA FederalHighwayAdministrationFEMA FederalEmergencyManagementAgencyFIRM FloodInsuranceRateMapFTE fulltimeequivalentgpd GallonsperDaygpm GallonsperMinuteHAR Hawai‘iAdministrativeRulesHDOT StateDepartmentofTransportationHRS Hawai‘iRevisedStatutesHRS Hawai‘iRevisedStatutesHSA Hawai‘iStreamAssessment


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AcronymsandAbbreviations(continued)

HEER HazardEvaluationandEmergencyResponseHUD U.S.DepartmentofHousingandUrbanDevelopmentHWP Hawai‘iWaterPlanIAL importantagriculturallandsITE InstituteofTrafficEngineerskm/hr kilometersperhourKNIBC Kaua‘i/Ni‘ihauIslandBurialCouncilKUIC Kaua‘iIslandUtilityCorporationKRTDM Kaua‘iRegionalTravelDemandModelKWA Kaua‘iWatershedAllianceKWS KeāliaWaterSystemLdn day‐nightaveragesoundlevelLEED LeadershipinEnergyandEnvironmentalDesignLeq(h) MaximumhourlyequivalentsoundlevelsLLC limitedliabilitycorporationLOS Level‐of‐ServiceLRFI LiteratureReviewandFieldInspectionLSB LandStudyBureauLUC StateLandUseCommissionmgd milliongallonsperdayMLTP MultimodalLandTransportationPlanmph milesperhourmsl meanseallevelMUTCD ManualofUniformTrafficControlDevicesMW megawattsNAAQS NationalAmbientAirQualityStandardsNOAA NationalOceanicandAtmosphericAdministrationNPDES NationalPollutantDischargeEliminationSystemNRCS NaturalResourcesConservationServicesNRHP NationalRegisterofHistoricPlacesOEQC OfficeofEnvironmentalQualityControlOHA OfficeofHawaiianAffairsPAYT PayasYouThrowPER PreliminaryEngineeringReportREC RecognizedEnvironmentalConditionROW Right‐of‐WaySF SquareFeetorSquareFootSGR studentgenerationrateSHPD StateHistoricPreservationDivisionSIHP StateInventoryofHistoricPlacesSLR sealevelriseSLH SessionLawsofHawai‘iSMA SpecialManagementAreaTIAR TrafficImpactAnalysisReportTMK TaxMapKeyTVR transientvacationrentalsUBC UniformBuildingCodeUH UniversityofHawai‘i


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AcronymsandAbbreviations(continued)

USEPA U.S.EnvironmentalProtectionAgencyUSFWS U.S.FishandWildlifeServiceUSGS U.S.GeologicalSurveyWUDP WaterUseandDevelopmentPlanWWTP WastewaterTreatmentPlan


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Keālia Mauka Homesites SUMMARY Final Environmental Impact Statement

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SUMMARY

SummaryoftheProposedAction

ThePetitioner,KeāliaProperties,LLCproposestodeveloparesidentialsubdivisionon53.4acresofland(“PetitionArea”)atKeālia,KawaihauDistrict,Kaua‘i.ThePetitionArea,identifiedasTMK(4)4‐7‐004:por.001,islocatedintheStateAgriculturalDistrict,isdesignatedfor“ResidentialCommunity”usebytheKaua‘iGeneralPlan,andiszonedAgriculturebytheCountyofKaua‘i.ThisFinalEnvironmentalImpactStatement(FEIS)waspreparedinsupportofaPetitionforStateLandUseDistrictBoundaryAmendmentfromtheStateAgriculturalDistricttotheStateUrbanDistrict.

TheProposedActionwillcreate235residentiallotsranginginsizefrom5,600SFto7,300SF,withassociatedutilityinfrastructureandroadways.ThepurposeoftheProposedActionistoprovideimprovedresidentiallotsforsaletoKaua‘iresidents,toaddressthecurrentandprojectedshortfallofhousing.Thesubdivisionwillincludetwopark/openspaceareastotaling5.86acresthatwillserveasflooddetentionareasandopenspaceforpassiverecreation.Drinkingwaterwillbeprovidedthroughanexistingagreementwithaprivatedomesticwatersystem.

TheProposedActionalsoincludesoff‐siteroadwayandutilityimprovementstosupportthedevelopment.Thesewillbeconstructedin“Off‐SiteAreas”outsidethePetitionArea.Theyinclude:waterandsewerimprovementsincludinganewsewermainintheKūhiōHighwayright‐of‐way;improvementstoKeāliaRoadtoincreasesafetyforvehicles,pedestriansandbicyclists;andconstructionofaroundaboutattheKeāliaRoad‐KūhiōHighwayintersection.TheOff‐SiteAreasarenotpartoftheLUCPetition.

SummaryofPotentialImpactsandProposedMitigation

ConstructionPeriodImpacts.Developmentofthesubdivisionandoff‐siteinfrastructurewillresultinshort‐term,constructionrelatednoise,traffic,andairqualityimpactsthatwillbemitigatedthroughtheimplementationofbestmanagementpractices(BMPs).

WaterResources.Therewillbenoadverselong‐termimpactstogroundorsurfacewaterresourcesorhydrologicalconditions,includingimpactstonearbyfarmersandwaterusers.AhydrogeologicalinvestigationwasconductedinresponsetoconcernsexpressedbyafarmerwhogrowskaloapproximatelyonemilesouthwestofthePetitionArea.Thestudyconcludedthattheproject’sproposedgroundwaterusewillnotaffectthefarmer’swatersource.

BiologicalResources.Therewillbenoadverseimpactstoterrestrialormarinebiologicalresources.ThePetitionAreahasbeenutilizedforagriculturalactivitiesandgrazingfordecades,andisdominatedbyalien(introduced)speciesoffloraandfauna.BMPswillavoidrunoffandimpactstonearshorewatersandmarinebiota.

ArchaeologicalandCulturalResources.Archaeologicalandculturalresourceshavebeenassessedaspartoftheenvironmentalprocess.HistoricfeatureswithinthePetitionAreaincludeseveralfeaturesassociatedwith“NewKumukumuCamp,”aformerplantationcampwhichislistedontheStateInventoryofHistoricPlaces.ThesefeatureswereidentifiedbyaLiteratureReviewandFieldInspection(CulturalSurveysHawai‘i,2018)andwerefurtherdocumentedthroughanArchaeologicalInventorySurvey(AIS)(CSH,2019),asrequestedbytheStateHistoricPreservationDivision(SHPD).TheAISincludedadeterminationof“effectwithagreeduponmitigation


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commitments.”MitigationwillincludeanarchaeologicalmonitoringplantobedevelopedinconsultationwithSHPDandsubmittedtoSHPDforreview/acceptancepriortoanysiteworkandconstruction.TheStateLandUseCommissionrequestedSHPD’sconcurrencewiththisdetermination,andaresponseispending.

TheCulturalImpactAssessment(CSH,2019)wasrevisedinresponsetoDEIScomments,toexpandthediscussionofKeālia’splanationhistoryandtoincludeadditionalinterviews.TheCIAwasalsosenttotheAhaMokuAdvisoryCommitteeonJune19,2019forreview,attherequestoftheLandUseCommissionstaff.

VisualResources.Thecreationofanew235‐lotsubdivisionwillhaveavisualimpact,particularlyonresidentsoftheadjacentKeāliaTownTractsubdivision.Aproposed4.3‐acregreenspace/detentionbasinwillprovideavisualbufferbetweentheexistingandproposeddevelopments.TheviewlookingmaukafromKūhiōwillalsobealteredbythesubdivision.

Noise.NoisefromKūhiōHighwaywillimpactfutureKeāliaMaukaresidentsoccupyingthe22lotsclosesttothehighway.AnoisemeasurementandevaluationreportrecommendedeitherawallorbermbeinstalledalongKūhiōHighwaytoattenuatenoise.Thepreferredsolutionwillbeidentifiedduringthesubdivisionprocess.

Agriculture.Theprojectwillconvert53.4acresofgrazinglandtoresidentialuse.TherewillbenoadverseimpactstoagricultureortotheCounty’seffortstoestablishfoodself‐sufficiencyasaresultoftheProposedAction.ThePetitionerhasprovidedthecurrentKeāliaMaukagrazinglesseewithreplacementlandtocompensateforthisloss.Todate,atotalof36,000acresoflandonKaua‘ihavealreadybeendesignatedImportantAgriculturalLand(IAL),allofitthroughlandownerself‐designation.TheCountyhasindicatedthatitdoesnotintendtopursuedesignationofadditionalIALlandsbeyondwhathasalreadybeendesignatedunderthevoluntarylandownerprocess.

PublicServices.TheProposedActionisnotexpectedtohaveadverseimpactsonpublicservicessuchaspolice,fire,orschools.ThemajorityoffutureKeāliaMaukaresidentsareexpectedtobecurrentKaua‘iresidents,andthereforetherewillbeanegligibleincreaseinCountypopulation.However,theprojectislikelytocreateadditionaldemandforpoliceandfirepersonnelintheKeāliaarea,andoncethesubdivisioniscompletedandfullyoccupied,therecouldbeupto100publicschoolstudentsresidingthere.TheStateofHawai‘iDepartmentofEducationhasindicatedthatitwillnotbeseekinganEducationContributionAgreementfromtheproject.ThedevelopmentisexpectedtogeneratepublicfiscalbenefitstotheStateandCountythatwillmorethanoffsetthecostofadditionalpublicservices.

Socio‐EconomicandFiscalImpacts.Theprojectwillhavepositiveeconomicimpactsthroughthecreationofshort‐termconstructionjobsandconstructionrelatedexpenditures,andlong‐termpositivefiscalimpactstoCountyandStategovernments.Anestimated700personsareexpectedtoresideintheKeāliaMaukasubdivisionafterfullbuildoutandoccupancy.Ofthese,itisestimatedthatabout658arecurrentlylivingonKaua‘i,andabout42willbenon‐resident,secondhomeowners.Theanalysisoffiscalimpactfocusedontheeffectofthese42newresidents,whorepresent“new”costsandbenefitstotheCountyandState.

ItwasestimatedthattheCountywillrealize“new”realpropertytaxes($5.4million)andothersecondaryreceiptsanddevelopmentfeestotaling$9millionduringbuildout,and$1.3millionannuallythereafter.TheStateofHawaiiwillreceive“new”grossexciseandincometaxesandsecondaryrevenuesof$12.7millionduringbuildout,and$276,000annuallythereafter.


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Traffic.ThedevelopmentoftheKeāliaMaukasubdivisionwithanestimated700residentswillhavetrafficimpactsthatrequiremitigation.ATrafficImpactAnalysisReport(TIAR)wasconductedtoevaluateexistingandprojectedfuturetrafficconditions,andpotentialtrafficimpactsresultingfromtheproject.TheTIARconcludedthatbyfuturebaseyear2027,evenwithouttheproject,trafficalongKūhiōHighwaywillincreaseby18%to24%duringmorningandafternoonpeakhours,respectively.Atfullbuildout,KeāliaMaukawillgenerateatotalof172and231netexternaltripsduringthemorningandafternoonpeakhour,respectively.KeāliaRoadistheonlyaccesspointtotheprojectfromKūhiōHighway,andtheintersectionofKūhiōHighway‐KeāliaRoadwillexperienceasignificantincreaseintraffic,withlevelofservicebeingovercapacity.OthercurrentlyproposedroadwayprojectssuchastheKapa‘aBypassExtensionwillprovidesomemitigation.TheTIARevaluatedtwopotentialmitigationsfortheKeāliaRoad‐KūhiōHighwayintersection:atrafficsignalandroundabout.Eitherofthesemitigationsolutionswouldallowtheintersectiontooperateatanacceptablelevelofservice.TheCountyhasindicatedthataroundaboutisthepreferredmitigationoption.Thetrafficmitigationwillbeconstructedaspartoftheproject’soff‐siteimprovements,atnocosttotheCountyorState.

AlternativesConsidered

NoAction.SeveralalternativestotheProposedAction,includingNoActionwereevaluated.NoActionwouldretainexistingopenspaceandgrazingactivities,butwouldfailtomeetthePetitioner’sprimaryobjective,whichistoprovidehousingopportunitiesforKaua‘iresidents.

AgriculturalSubdivision.Onealternativewastodevelopanagriculturalsubdivision,withlotsranginginsizefrom2to10acres.Anagriculturalsubdivisionwouldhavelessofavisualandtrafficimpactduetoitslowerdensity.Itwouldcreatethepotentialforproductiveagriculturaluseoftheland,includingdiversifiedcrops.However,agriculturalsubdivisionsonKaua‘itendtoattractahigherincomebuyer,includingmoreoutofstateinvestorsandsecondhomeowners,andthereforehavelittlesupportfromtheCountyadministrationandlocalresidents.

VariationsinDevelopmentDensity.Optionsforlowerandhigherdensitydevelopmentwereconsidered.Lowerdensitydevelopmentwouldinvolvelargerlots(e.g.,10,000to20,000SF),andfewerresidents.ThehighersalespricescouldpushthishousingproductbeyondthereachofmanyKaua‘ifamilies.LargerlotswouldalsobemoreattractivetooutofstateresidentsandspeculativebuyersthantheProposedAction.Itwouldbemoredifficulttomeetworkforcehousingrequirementswiththistypeofdevelopment.

Higherdensitydevelopmentwouldmostlikelybemulti‐familyresidentialdevelopment.ThistypeofhousingisnotcompatiblewiththeadjacentKeāliaTownTract,andismoreappropriateforvacationrentalsinresortcommunitiesalongtheshoreline.

VariationsinPetitionAreaSize.DevelopingalargerorsmallerPetitionAreawereidentifiedasprojectalternatives.AlargerPetitionArea,potentiallyencompassinghundredsofadditionalacres,couldextendwellintouplandareas.AlargerprojectareawouldbeinconsistentwiththeKaua‘iGeneralPlanandwouldnotbesupportedbytheCounty.AsmallerPetitionAreawouldresultinfewertotallots.Becauseinfrastructurecostsarerelativelyfixed,pricesfortheindividuallotswouldneedtobehigherinorderforadevelopertorecoupthesecosts,becausecostswouldbesharedbyfewerbuyers.

TurnkeyHomesforSale.“Turnkey”homesforsalereferstotheprovisionofacompletehousingproduct;houseandlot,offeredtobuyers.WhiletheintentoftheProposedActionwastooffer


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improvedlotstoallowbuyersmaximumflexibility,turnkeydevelopmentisanoptionforallorpartofKeāliaMauka.Ablockoflotscouldbesoldtoasinglepurchaserwhowouldconstructthefinishedhomesforsale.

OtherAlternatives.OtheralternativesdiscussedintheFEISincludepostponingtheactionuntilfurtherstudy,andalternativelocationsfortheproject.Postponingthedevelopmentoftheprojectwouldbeanoptioninresponsetochangesineconomicormarketconditions.Atpresent,thereislittleidentifiablebenefittopostponetheProposedAction.Furtherstudiesarealreadyplannedforsubsequentphasesoftheproject,andnonerequirepostponingtheproject.

AlternativelocationsfortheprojectwouldbeotherlandsunderthecontrolofthePetitioner.Alternativesiteswouldlikelybelocatedfurthermaukaandawayfromexistinginfrastructureandotherexistingresidentialareas.TheCountyhasdeterminedthatresidentialdevelopmentofthePetitionAreaisconsistentwiththeCountyGeneralPlanlanduseplan,andhasexpresseditssupportfortheproject.ItisuncertainwhethertheCountywouldsupportotheralternativesites.

UnresolvedIssues

SoilTesting.DuetothePetitionArea’sformeragriculturaluse(sugarcane),thereisthepotentialforgrounddisturbingactivitiestoencountersoilcontamination.Priortoconstruction,soiltestingwillbeconductedinPetitionAreasproposedforresidentialorrecreationaluse.AsoilsamplingplanandtestingmethodologywillbedevelopedandapprovedbytheDepartmentofHealth.Ifidentified,contaminatedsoilsandmaterialswillberemediatedtolevelsappropriateforresidentialusepriortoconstruction.

PreparationofArchaeologicalMonitoringPlan.AsrecommendedintheArchaeologicalInventorySurveyreport,archaeologicalmonitoringisproposedforexcavationinthevicinityofNewKumukumuCamp,duringoff‐siteconstructionoftheroundabout,andinstallationofthesewermainextensioninthehighwayright‐of‐wayonthemaukasideofKūhiōHighway.Anarchaeologicalmonitoringplan(AMP)willbepreparedandapprovedbytheStateHistoricPreservationDivisionpriortoconstruction.

NoisemitigationatKūhiōHighwayboundary.AccordingtoaNoiseMeasurementandEvaluationReportfortheproject,noisemitigationisrecommendedforlotsalongtheKūhiōHighwayfrontage.Adequatemitigationcouldbeaccomplishedwithconstructionofa4‐foothighwallorberm(s),orcombinationofthetwo.TheproposedmitigationwillconsiderthepreferencesoftheCountyandStateDepartmentofTransportation,aswellastheresultsoffurtherengineeringandfeasibilitystudies.Theissuewillberesolvedduringtheproject’ssubdivisionapprovalphase,andspecifiedinthesubdivisionapprovalconditions.

KeāliaRoad‐KūhiōHighwayintersectionimprovements.BotharoundaboutandatrafficsignalhavebeenidentifiedasfeasiblealternativesformitigationoftrafficimpactsattheKeāliaRoad‐KūhiōHighwayintersection.TheCountyhasexpressedpreferencefortheconstructionofaroundabout.However,KūhiōHighwayisaState‐ownedhighway,andtheformalconcurrenceandparticipationoftheDepartmentofTransportation(HDOT)isrequiredpriortofinalizingplansfortheintersection.Atrafficsignalremainsaviableoption.

CountyProvisionofSewerService.TheCountyDepartmentofPublicWorks,WastewaterManagementDivisionhasindicatedthatitwillissuea“willserve”letterforwastewaterserviceaftertheprojecthasreceivedzoningapproval.Theprojectcivilengineershavebeenincontactwith


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theDepartmentofPublicWorksandconnectiontotheCounty’ssystemisnotexpectedtobeaproblem.However,confirmationofsewerserviceremainsapendingissue.

Off‐sitewastewaterimprovements.TheexactlocationoftheproposedwastewaterpumpstationnearKūhiōHighwayisyettobedetermined,butwillbeidentifiedwiththeapprovaloftheCountyofKaua‘iDepartmentofPublicWorks,WastewaterManagementDivision.ItisanticipatedthatthepumpstationwillbeonlandownedbythePetitionerandwillbededicatedtotheCountyatthecompletionoftheproject.

SewerlinecrossingatKapa‘aStreamBridge.TheextensionofasewermainintheKūhiōHighwayright‐of‐wayisproposed.ThesewermainwillneedtocrossKapa‘aStreambeforeconnectingtoanexistingsewermanholeneartheKaiakeaFireStation.ThesewermainwillbeattachedtothenewKapa‘aStreamBridgecurrentlyproposedbyHDOTaspartofitsimprovementstoKūhiōHighwaynearMailihunaRoad.TheHDOTKaua‘iDistrictEngineerhasconfirmed,inaFebruary25,2019lettertothePetitioner,thatthenewbridgewillbeabletoaccommodatetheinstallationofaneight‐inchsewerforcemainmountedtothesideofthebridge.ACoastGuardSection9BridgePermitisrequiredfortheHDOT’sbridgecrossing.IftheCoastGuarddeterminesitisnotincludedintheKapa‘aStreamBridgeapprovals,aseparateSection9permitmayberequiredforthesewermaincrossing.

CompliancewithHousingPolicyfortheCountyofKaua‘i.TheprojectwillcomplywithOrdinance860,HousingPolicyfortheCountyofKaua‘irequiringaportionofthedevelopmenttoincludeworkforcehousing.TheworkforcehousingrequirementisdevelopedincooperationwiththeCountyHousingAgencypriortofinalsubdivisionorzoningapproval,whicheveroccursfirst.Thefinalrequirementwillidentifythenumberoflotsandthepricelevelsfortheworkforcehousingrequirement,andwillbeincludedinthefinalsubdivisionorzoningconditions.Lotpriceswilldependonfederallyestablishedincomelevelsatthetime.Pricesofmarketlotswilldependonmarketconditionsatthetimeofsale.

CompatibilityWithLandUsePlansandPolicies

StateLandUse.TheProposedActionrequiresaLandUseCommission(LUC)DistrictBoundaryAmendmenttoreclassifythePetitionAreafromtheAgriculturalDistricttotheUrbanDistrict.TheProposedActionmeetstheapplicabledistrictstandardsfortheUrbanDistrict.ThisFEISsupportsaPetitiontotheStateLandUseCommission.

CountyGeneralPlan.ThePetitionAreaislocatedadjacenttoanexistingresidentialcommunityandthesitewashistoricallyusedasaplantationcamp.TheCountyPlanningDepartmenthasdeterminedthattheprojectisconsistentwiththeKaua‘iGeneralPlan.AJuly6,2016BoundaryInterpretationforGeneralPlanDesignation(DD‐2016‐70)fromthePlanningDepartmentstated“thereisclearintentinthe2000GeneralPlan,alongwithpreviousiterationsoftheplan,thatthe[Petition]areagenerallyisearmarkedfor“ResidentialCommunity”growthadjacenttotheexistingsubdivisioninKeāliaabovetheKeāliaGeneralStore.”

TheCounty’s2016determinationwasreaffirmedinaSeptember27,2018letterfromtheCountyPlanningDepartment,whichstatedthat“Keāliawasearmarkedforgreaterresidentialcommunitydevelopmentgoingbacktothe1984GeneralPlanUpdate...Anyassertionsthatthe2018GeneralPlanupdaterequiredearmarkingthisareaasachangefrompreviousdraftsareunfounded,asthepotentialfordevelopmentwasconfirmedascountyspatialpolicyforcloseto35years.”


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CountyZoning.TheProposedActionrequiresazonechangefromAgriculturetoR‐6ResidentialDistrict.ThiswillbecompletedfollowingtheLUCDistrictBoundaryamendment.ThePetitionAreaisnotwithintheCounty’sSpecialManagementArea.TheproposedimprovementstoKeāliaRoadareconsistentwithandsupporttheCounty’sCompleteStreetsPolicytoimprovepedestrianandbicyclesafetyandconnectivityformultiplemodesoftransportation.

SpecialManagementArea.ASpecialManagementArea(SMA)usepermitisnotrequiredfortheProposedAction.Intheprojectvicinity,theSpecialManagementArea(SMA)linerunsalongthemakaiboundaryoftheKūhiōHighwayright‐of‐way(ROW).ThePetitionAreaisoutsidetheSMA.ThesewermainextensionwillbewithintheKūhiōHighwayROWonthemaukasideofthepavedportionofthehighway,alsooutsidetheSMA.TheroundaboutwillbedesignedtoremainwithintheKūhiōHighwayROW.Transportationandutilityimprovementsarenotconsidered“development”accordingtotheCounty’sSMARulesandRegulations,andareexemptfromSMApermitrequirements.

Chapter 1 Keālia Mauka Homesites INTRODUCTION Final Environmental Impact Statement

1-1

1.0 INTRODUCTION ThisdocumenthasbeenpreparedinsupportofaPetitionbyKeāliaProperties,LLCtotheStateofHawai‘iLandUseCommission(LUC)toamendtheAgriculturalLandUseDistrictBoundaryintotheUrbanLandUseDistrict(DocketNo.A17‐803).ThePetitionAreaiscomprisedofapproximately53.4acresoflandatKeālia,KawaihauDistrict,IslandofKaua‘i,StateofHawai‘i.ThePetitionAreaisidentifiedasTMK(4)4‐7‐004:001por.

ThePetitioner,KeāliaProperties,LLCproposestodeveloparesidentialsubdivisionwithinthePetitionArea,consistingofapproximately235lotsranginginareafromabout5,600SFto7,300SF(Figures1‐1and1‐2).TheProposedActionincludesinstallationofutilityinfrastructure(e.g.,potablewater,drainage,wastewater,electricalpower,andtelecommunicationssystems)andtransportationimprovementstoservethenewsubdivision.Improved,construction‐readyhouselotswillavailableforsaletothepublic.

ThePetitionArea(Figure1‐3)islocatedadjacenttoanexisting38‐lotresidentialsubdivisioninKeālia.ThePetitionAreaisagriculturally‐zonedlandformerlypartoftheLīhu‘ePlantationholdings,andwasformerlyutilizedforsugarcanecultivation.Thesiteandsurroundinglandsarecurrentlyusedforcattlegrazing.

TheProposedActionalsoincludesoff‐siteinfrastructureandutilityimprovementstosupporttheproposedsubdivision.Theseoff‐siteimprovementswilloccuroutsidethePetitionAreaalongKeāliaRoadandwithintheKūhiōHighwayright‐of‐way,includingTMK(4)4‐6‐014por,and(4)4‐7‐003:002por.Theseoff‐siteareasarenotpartofthePetitionArea.

1.1 ProjectSummary

ProjectName: KeāliaMaukaHomesites

Location: KeāliaAhupua‘a,KawaihauDistrict,IslandofKaua‘i,Hawai‘i

Petitioner/Owner: KeāliaProperties,LLCc/oMs.MoanaPalamaHawaiiManagementServicesLLCP.O.Box1630Kōloa,HI96756

AcceptingAgency: StateofHawai‘iLandUseCommission(LUC)DepartmentofBusiness,EconomicDevelopment&TourismP.O.Box2359Honolulu,HI96804‐2359

TaxMapKey/Coordinates:

PetitionArea:(4)4‐7‐004:001porCoordinates:22°6'22"N,159°18'19"W

Off‐SiteAreas:TMK(4)4‐6‐014por,and(4)4‐7‐003:002por

PetitionArea: 53.4acres


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ProjectSummary(continued)

ExistingUse: Agriculture(cattlegrazing)

ProposedUse: Residentialsubdivision

ProposedAction: PetitionArea:Constructionofasubdivisionon53.4acresofgrazinglandsadjacenttoanexisting38‐lotresidentialsubdivision.Approximately235single‐familyhouselotsranginginsizefromabout5,600squarefeet(SF)to7,300SFwillbecreated.Eachhouselotwillbeservedbymunicipalandprivateutilitiesandinfrastructure,includingpotablewater,stormwaterdrainage,wastewater,electricalpower,andtelecommunicationssystems.

Off‐Site:Roadandutilityimprovementstosupporttheproposedresidentialsubdivision,includingadditionofshouldersandsidewalkstoKeāliaRoad;constructionofroundaboutatKeāliaRoadandKūhiōHighwayintersection;sewerpumpstation;sewermainextensionwithinKūhiōHighwayright‐of‐way.

LandUseDesignations

PetitionArea:

StateLandUseDistrict:Agricultural(seeFigure5‐1)

Kaua‘iGeneralPlan:ResidentialCommunity(seeFigure5‐2)

CountyZoning:Agriculture(seeFigure5‐3)

SpecialManagementArea(SMA):NotinSMA(seeFigure5‐3)

Off‐Site:

StateLandUseDistrict:Agricultural

Kaua‘iGeneralPlan:ResidentialCommunity

CountyZoning:Residential,CommercialandAgricultural

SpecialManagementArea(SMA):SMAUsepermitnotrequired.PortionofsewermainextensionwithinSMAisexemptfromSMArules.RoundaboutwillbeconstructedwithinthehighwayROW.

FloodZoneDesignation

PetitionArea:ZoneX,Areaofminimalfloodhazard,outsidethe500‐yearflood(seeFigure3‐2)

Off‐Site:ZoneXandZoneAE(1%annualchancefloodhazard)


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Permits/ApprovalsRequired:

Permit/Approval Status

FederalGovernment

U.S.CoastGuard

Section9BridgePermit(forsewermaincrossingonKapa‘aStreambridge)

SewermaintobeinstalledaspartofHDOT‐proposedKapa‘aStreambridge.Permitrequirementstobeconfirmed/satisfiedaspartofthatproject.

StateofHawaii

StateofHawai‘iLandUseCommission

LandUseDistrictBoundaryAmendment

DepartmentofHealth

NationalPollutantDischargeEliminationSystem(NPDES)Permit

ConstructionNoisePermit

DepartmentofLandandNaturalResources,StateHistoricPreservationDivision

HistoricPreservationReview,Chapter6E,HRS

DepartmentofTransportation

PermittoPerformWorkUponStateHighway

PrivateStormDrainConnectionand/orStateHighwaysDivisionStormDrainSystem

Inprocess.NPDESandnoisepermittobeobtainedpriortostartofconstruction.DuringChapter6Ereviewin2018,SHPDrequestedarchaeologicalinventorysurvey(AIS),whichwascompletedin2019.SHPDissuedcommentletterdatedJune10,2019(LogNo.2019.00892,DocNo.1906DB01).FinalacceptanceofAISpending.Permitstobeobtainedpriortostartofconstruction.

CountyofKauai

Kaua‘iCountyCouncil

ZoningAmendment

PlanningCommission

SubdivisionApproval

TobeobtainedfollowingLandUseDistrictBoundaryAmendment.TobeobtainedfollowingZoningamendment


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DepartmentofPublicWorks Grading,grubbing,and

stockpilingpermits,buildingpermit

Tobeobtainedpriortostartofconstruction.

Chapter343HRSDetermination:

UndertheprovisionsofAct172(12),theStateLandUseCommission(LUC)hasdeterminedattheoutsetthattheProposedActionrequiresthepreparationofanenvironmentalimpactstatement(EIS),basedonthesignificancecriteriasetforthinChapter200,Title11,StateofHawai‘iDepartmentofHealth.TheProposedActionmaymeetthecriterionfor“potentialcurtailmentoftherangeofbeneficialusesoftheenvironment”andbecauseitmay“involvesubstantialsecondaryimpacts,suchaseffectsonpublicfacilities”(HAR§11‐200‐12[b][2]and[6]).(SeediscussioninChapter5).

1.2 Petitioner

KeāliaProperties,LLCisthePetitionerandMs.MoanaPalamaistheirauthorizedrepresentative.

Contact: KeāliaProperties,LLCc/oMs.MoanaPalamaHawaiiManagementServicesLLCP.O.Box1630Kōloa,HI96756Phone:(808)742‐9784Email:[email protected]

1.3 AcceptingAuthority

TheStateofHawai‘iLandUseCommission(LUC)istheacceptingauthorityforEIS.

Contact: DanielE.Orodenker,ExecutiveOfficerStateofHawai‘iLandUseCommission(LUC)DepartmentofBusiness,EconomicDevelopment&TourismP.O.Box2359Honolulu,HI96804‐2359Phone:(808)587‐3822Email:[email protected]


1-5

1.4 EnvironmentalPlanningConsultant

HHFPlannersistheApplicant’senvironmentalplanningconsultant.

Contact: ScottEzer,PrincipalHHFPlanners733BishopStreet,Suite2590Honolulu,HI96813Phone:(808)457‐3158Email:[email protected]

1.5 CompliancewithHawai‘iEnvironmentalReviewLaws

ThisFinalEnvironmentalImpactStatement(FEIS)waspreparedinaccordancewiththerequirementsofHawai‘iRevisedStatutes(HRS)§343andChapter200ofTitle11,Hawai‘iAdministrativeRules(HAR)insupportofaStateLandUseDistrictboundaryamendmenttoreclassifylandsatKeālia,KawaihauDistrict,IslandofKaua‘i,Hawai‘ifromtheStateAgriculturalDistricttotheStateUrbanDistrict.ThisHRS343environmentalreviewisrequiredduetotheproject’sproposeduseofStateofHawai‘iandCountyofKaua‘ilandsassociatedwithinfrastructureimprovementswithinpublicroadways,includingKūhiōHighway(StateRoute56)andKeāliaRoad.UseofStateorCountylandisanactionwhichtriggersanenvironmentalassessmentunderHRS§343‐5(a)(1).

Act172,SessionLawsofHawai‘i(SLH)signedbytheGovernoronJune27,2012(Act172[12]),allowsanagencytodeterminefromtheoutsetthattheprojectmayhavea“significantimpact”andanEnvironmentalImpactStatement(EIS)islikelytoberequired.TheapplicantmaythenproceeddirectlytopreparetheEIS.Thedeterminationofwhethertheprojectwilllikelyhaveasignificantimpactismeasuredbythesignificancecriteriaunder§11‐200‐12(b)oftheHAR.

TheProposedActionwillprovideapproximately235residentiallotsonapproximately53.4acresofcurrentlyvacantland,aswellasoff‐siteinfrastructureandutilityimprovements.TheProposedActionwouldresultinthelossofthenaturallandscape(grazingland)asitcurrentlyexists,maysubstantiallyaffecttheeconomicandsocialwelfareofthecommunityorState,andmayinvolvesecondaryimpactssuchaspopulationchangeoreffectsonpublicfacilities.(SeeHAR§11‐200‐12(b)(1),(4)and(6),respectively).

Basedonitsreviewofthesignificancecriteriaandthroughitsjudgmentandexperience,theLUC,asAcceptingAuthority,determinedonNovember8,2017thattheProposedActionmayhaveasignificanteffectontheenvironmentandthatanEISshouldbeprepared.AnEnvironmentalImpactStatementPreparationNotice(EISPN)waspreparedandpublishedinTheEnvironmentalNotice,theOfficeofEnvironmentalQualityControl’s(OEQC)bimonthlybulletinonNovember23,2017.The30‐daypublicconsultationperiodendedonDecember26,2017.

ADraftEnvironmentalImpactStatement(DEIS)wassubsequentlypreparedandpublishedinTheEnvironmentalNoticeonMay8,2018.The45‐daypubliccommentperiodendedonJune22,2018.InresponsetocommentsreceivedduringtheDEIScommentperiod,additionalstudieswereconducted,andtheresultshavebeenincorporatedinthisFEIS.


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1.6 StudiesContributingtothisFEIS

Theinformationinthisdocumenthasbeenobtainedfromsitevisits,printandonlinereferencesources,previouslycompletedreportsandtechnicalstudies,andthefollowingtechnicalstudiesthatwerepreparedforthisProposedAction.ThetechnicalstudiesareincludedintheAppendix.

Technicalstudiesthathavebeenrevised,supplemented,ornewlyaddedsincetheDEISwaspublishedarenotedwithacheckmark(√)below.

BiologicalSurveys(FloraandFauna) ArchaeologicalLiteratureReviewandFieldInspection CulturalImpactAssessment ArchaeologicalInventorySurveyReport MarketandEconometricStudies PreliminaryEngineeringReport TrafficStudyImpactAnalysisReport Hydrogeologicalletterreport NoiseMeasurementandEvaluationReport PhaseIEnvironmentalSiteAssessment


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Chapter 2 Keālia Mauka Homesites PROPOSED ACTION AND ALTERNATIVES Final Environmental Impact Statement

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2.0 PROPOSED ACTION AND ALTERNATIVES

2.1 BackgroundHistory

ThePetitionAreawashistoricallyusedforsugarcanecultivation,beginningwiththeMakeeSugarCompanywhichwasestablishedinKapa‘ain1877,andlaterwithLīhu‘ePlantation.Sugarcultivationwasthefirstlarge‐scaleagriculturalenterpriseintheKeāliaarea.In1934,theMakeeSugarCompanywasabsorbedbytheLīhu‘ePlantationCompany,Ltd.,asubsidiaryofHonolulu‐basedBigFivecompanyAmericanFactors(laterAmfac).Assugarbecamelessprofitableinthelatterpartofthetwentiethcentury,theLīhu‘ePlantationbegantophaseoutitsoperations.In1997,theentireahupua‘aofKeālia,includingthePetitionArea,wassoldoffbyAmfac.BecauseKeāliawasthemostdistantfromtheLīhu‘ePlantationsugarmill,itwasconsideredtheleastprofitable.TheLīhu‘ePlantationcompletelyclosedattheendofthetwentiethcentury,andsugarcaneproductionhassinceceasedthroughoutKaua‘i.Sinceitssale,theprojectsiteandneighboringagriculturallandshavebeenusedforranchinganddiversifiedagriculturalcrops,andnowprimarilyserveascattlegrazing.

In2010,thecurrentlandownerandPetitioner,KeāliaPropertiesLLC,purchasedatotalof2,020acres,includingthesubject53.4acreproperty,fromPlantationPartners.In2007,thepreviousowner,PlantationPartners,proposedaprojectthatincluded199farmlotsover2,020acres.Theproposedproject,calledKealanani,wasenvisionedasanagriculturalsubdivision.

AfterpurchaseofthepropertyfromPlantationPartnersin2010,thePetitioner,KeāliaPropertiesLLC,concludedthatthepreviousproposalforanagriculturalsubdivisionwasnottherightfitfortheproperty.Therewasalackofcommunitysupportforthattypeofdevelopment.Adecisionwasmadeto“rest”thelandforthreeyearswhilefocusingonagriculturalopportunitiesontheproperty.Inlate2013,theCountyPlanningCommissionrevokeditsapprovalforthepriorAgriculturalSubdivisionplan,viaalettertothePlanningDirector.

KeāliaPropertiesanditsrepresentativescontinuedtomeetwithneighboringfarmers,ranchers,communitymembers,andgovernmentofficialstoinvestigateappropriateusesforthesite,includingmoreaffordablehousingoptions.Thepresenceofstub‐outstreetsbehindtheexistingKeāliaTownTractsubdivisionappearedtoindicatethatanadditionalphasetothesubdivisionwasatonetimeconsidered.InJuly2016,theCountyPlanningDepartmentmadeadeterminationthatanexpandedresidentialsubdivisionwasconsistentwiththeKaua‘iGeneralPlanLandUseMap(seeAppendixA).

GiventhehighunmetdemandforhousingonKaua‘i,adecisionwasmadetodevelopthe53.4acresadjacenttotheKeāliaTownTractsubdivisionforresidentialhomesites.InconsultationsbetweentheApplicantandtheCountyadministration,itbecameclearthattheCounty’sprioritywastoprovidehousingforKaua‘i’sworkingfamilies.Providingsmallerlotsizeswouldkeeppricesdown,enablingmorelocalresidentstotakeadvantageoftheopportunitytopurchaselotsforconstructionoftheirownhome.

Today,thePetitionAreaandsurroundinglandscontinuetobeusedforcattlegrazingbyRKLRanch,LLC,basedinKīlauea,Kaua‘i,andseveralotherlessees.RKLRanch,LLClicensesatotalofapproximately780acresinthearea,andemploysapasturerotationprogram,wherecattlearerotatedthroughoutpensonthepropertyonatimeframebasedonforageavailability,weatherconditions,andproductionoutlay.TheirherdconsistsmainlyofBlackAngusmixedbreedcattle,


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withapproximately120cows,6bulls,and60weaners,youngeranimalsusually6to7monthsold.RKL’s780acreleaseincludesanadditional86acresofgrazinglandinMakeethatwererecentlyaddedin2014tocompensatefortheanticipatedlossof53.4acresassociatedwiththeproposedproject.

2.2 ProjectPurpose,NeedandObjectives

ThepurposeoftheProposedActionistoprovidefor‐saleresidentiallotsforKaua‘iresidentstoaddressthecurrentandprojectedshortfallofsingle‐familyhousingontheisland.In2015,theStateofHawai‘iDepartmentofBusiness,EconomicDevelopmentandTourism(DBEDT)preparedareportentitledMeasuringHousingDemandinHawaii,2015‐2025,whichprojectedhousingdemandstatewideoverthenextdecade.Theanalysisconsideredvariablesofprojectedpopulationgrowth,visitorgrowth,andvacancyrates.Housingdemandwasbasedontheanticipatedincreaseinnumberofhouseholds.ThisstudyprojectedthatthetotalpopulationforKaua‘iCountywillincreaseby19percentby2025,andforecastedademandfor5,287additionalhousingunitsduringthe2015‐2025period(DBEDT,2015).

ThemarketstudyfortheKeāliaMaukaHomesitesprojectestimateddemandfor7,447additionalhousingunitsintheLīhu‘etoMoloa‘a(EastKaua‘i)regionbetween2017and2040,ofwhichabouttwothirdswillbeforsinglefamilyhouseholds(4,928homes)(CBRE,2017,seeAppendixF).

Atthesametime,housinginventoryonKaua‘idoesnotmeetdemand.TheexistingandplannedinventoryofresidentialunitsonKaua‘iwillfallshortofforecasteddemandforhousingunits,continuingthetrendofincreasedhousingpricingpressureandslowingtheformationofnewhouseholds.Manyyoungfamiliesareunabletopurchasetheirownhomes,andareforcedtoeitherremainincrowded,multi‐generationalhouseholdsortorelocateoff‐island.TheproposedresidentialsubdivisionisintendedtoprovidehousingopportunitiesforKaua‘iresidents.

ThepurposeoftheProposedActionistosatisfytheneedforhousingontheislandofKaua‘ibyprovidingimprovedresidentiallotsthatare:

targetedtolocalKaua‘iresidents

consistentwithtypicaldensitiesintheisland’sexistingsingle‐familyresidentialcommunities

locatedareasonabledistancefromexistingpublicfacilitiesandservices

consistentwiththeKaua‘iCountyGeneralPlanLandUseguidance

incompliancewiththeHousingPolicyfortheCountyofKaua‘i,OrdinanceNo.860,includingtherequirementforworkforcehousing


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Theproject’sconsistencywiththeKaua‘iCountyGeneralPlanwasestablishedinaDepartmentalDeterminationissuedin2016.ASeptember27,2018letterfromtheCountyPlanningDepartment,issuedsubsequenttothepublicationoftheDEIS,statedthattheKeāliaMaukaHomesitesprojectremainsconsistentwiththespatialandtextualpoliciessetforthinthe2018CountyGeneralPlan.The2018letterreaffirmedtheCounty’ssupportfortheprojectanditshousingobjectives.Inthisletter,Mr.MichaelDahilig,(then)DirectorofPlanning,statesthat,“Accordingtoourcurrentprojections,ourCountyrequiresapproximately9,000residentialunitstokeeppacewithpopulationgrowthofourlocalresidents.TheKeāliaareaisconsideredabuildoutareatomeetthiscriticalneed.”Boththe2016DepartmentalDeterminationandthe2018letterareincludedinAppendixA.

2.3 ProjectDescription

TheProposedActionincludesthedevelopmentofa235lotresidentialsubdivisionona53.4acresiteinKeālia(i.e.,thePetitionArea),andconstructionofoff‐siteinfrastructureandutilityimprovementstosupportthesubdivision.

Thelocationofallprojectimprovements,boththePetitionAreaandOff‐Siteareas,areshowninFigure2‐1.ThepetitionforStateLandUseDistrictboundaryamendmentislimitedtothe53.4acrePetitionArea.Theoff‐siteimprovements,whilenotpartoftheLUCPetitionArea,areincludedintheProposedAction,andthereforeareevaluatedinthisFEISincompliancewithHRSChapter343.

2.3.1 PETITIONAREAIMPROVEMENTS

2.3.1.1 KEĀLIAMAUKAHOMESITES

TheProposedActioninvolvesthedevelopmentofaresidentialsubdivisionatKeālia,Kaua‘i,consistingofapproximately235lotsranginginsizefromabout5,600SFto7,300SF(Figure2‐2).Theprojectincludesinstallationofutilityinfrastructure(e.g.,drinkingwater,drainage,wastewater,electricalpower,andtelecommunicationssystems)andtransportationimprovementstoserveeachsubdividedparcel.Thesubdivisionplanincludestwodetentionbasins,locatedonthefarsouthandfarnorthendsoftheProjectArea,totaling5.86acres.Thesoutherndetentionbasinis4.32acresinsizeandwillprovidepark/greenspaceforactiveandpassiverecreation.ItwillalsoserveasabufferwiththeneighboringsubdivisiononKa‘aoRoad.Thedetentionbasinonthenorthwillbe1.54acres,andneedstobedeeperbecauseofitsrelativelysmallarea,andwillbeapproximately8feetdeepwithsideslopesof2:1(horizontal;vertical).Duetoitsdepthandsteepsides,itwillnotbeappropriateforrecreationuse.AccesstothesubdivisionwouldbeviaKeāliaRoadfromitsintersectionwithKūhiōHighway.AroundaboutentrancetothesubdivisionisproposedonKeāliaRoad.AlltrafficonKeāliaRoad,includingthroughtrafficcontinuingpastthesubdivision,willberoutedthroughtheroundabout.

Thefinishedlotswillbesoldtoindividualbuyersand/ortothirdpartycontractorsbuyingblocksofparcelsfordevelopment.Thelotsizeswereintentionallysetbelow10,000SFinordertokeeppriceswithinamanageablefinancialrangeforlocalresidents,theintendedmarket.Becausethelotsareunder10,000squarefeet(SF),theCounty’sComprehensiveZoningOrdinance(CZO)onlyallowsonesinglefamilydwellingunitperlot.ItisproposedthatthedevelopmentincluderestrictivecovenantsagainstAdditionalDwellingUnits(ADU)atKeāliaMauka,sothatconstructionofaseconddwellingunitonanylotwillbeprohibited.


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TheprojectwillmeettheworkforcehousingrequirementsofKaua‘iCountyOrdinanceNo.860,whichestablishedanewchapterintheKaua‘iCountyCode(1987,asamended)relatingtothehousingpolicyfortheCountyofKaua‘i.TheCounty’sHousingPolicyrequiresthatresidentialdevelopmentswith26unitsormoreincludehousing“thatmayberentedorsoldatpricelevelsthatareaffordabletohouseholdsthatearnfromeightypercent(80%)andbelowoftheKaua‘imedianhouseholdincometoone‐hundredfortypercent(140%)oftheKaua‘imedianhouseholdincome.”

TheCounty’sHousingPolicy,asitappliestotheKeāliaMaukaHomesites,isdiscussedinmoredetailinSection5.2.5ofthisFEIS.TheworkforcehousingrequirementforKeāliaMauka,adjustedforapplicabledeveloperincentives,isestimatedat36units(i.e.,lots).

Table2‐1belowshowsthedistributionof36workforcehousinglotsbyincomelevelandprice.Basedon2017“forsalelimits,”medianincome,andmortgagerates,lot‐onlysalespriceswouldrangefrom$81,000(80%ofmedianincome)to$110,900(140%ofmedianincome),Actualsalespriceswilldependonconditionsatthetimeofsale.

TABLE2‐1:COMPLIANCEWITHTHEHOUSINGPOLICYFORTHECOUNTYOFKAUA‘I

AssumesMortgageRate:4.25%HUD Income Limit

(family of 4) Annual

Household Income

For Sale Price Estimated*Lot-Only Sales Price

Percent of total workforce

housing (and number of lots)

80%Median $68,250 $310,800 $81,000 20%(7lots)

100%Median $79,200 $369,300 $92,000 30%(11lots)

120%Median $95,050 $453,800 $95,050 30%(11lots)

140%Median $110,900 $538,400 $110,900 20%(7lots)

TOTAL 100%(36lots)

Source:Kaua‘iCountyHousingAgency,effective4/14/2017,URL=http://www.kauai.gov

*Assumeslot‐onlypricewillrepresentapproximately26%oftheForSalePriceestablishedbyCounty.Actuallot‐onlypricestobedeterminedbyCountyofKaua‘iHousingAgency

TheremainingKeāliaMaukalots(235less36=199)willbesoldatprevailingmarketprices.AsofApril2019,marketpricesforthelotswouldrangefromapproximately$190,000to$235,000.Themarketstudyestimatesthatfullabsorption/selloutofthefinishedlotswillbecompletedwithinsevenyears(CBRE,2017).

2.3.1.2 SUBDIVISIONROADWAYS

TheproposedroadwaysfortheKeāliaMaukasubdivisionwillbeconstructedinaccordancewithCountyofKaua’i1972,CountyRoadStandards.ThesubdivisionroadwayswillconformtotheCounty’sCompleteStreetsPolicy(ResolutionNo.2010‐48),adoptedinSeptember2010.Thispolicyrequiresthatroadwaydesignandplanningisbalancedandequitabletoaccommodateandencouragetravelbyallmodesoftravel,includingpedestriansandbicyclists.AlloftheproposedsubdivisionroadswillbeconveyedbythedevelopertotheCountyofKaua‘i.


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Aroundaboutentrancetothesubdivisionisproposedinordertoprovideasafeandefficientcentralnexusforalladjoiningsubdivisionroads.TheroundaboutwasproposedasawaytoaccommodatetheangleoftheintersectionofKeāliaRoadandthemainsubdivisionroad,combinedwiththepresenceofasmallsideroad(Ka‘aoRoad).AsectionofKeāliaRoadapproachingtheroundaboutwillberealigned.TheroundaboutwouldallowthroughtrafficonKeāliaRoadandvehiclesturninginandoutofthesubdivisiontoproceedwithminimaldisruption,avoidingafour‐waystopcondition.Theroundaboutwouldalsocreateanopportunitytoprovideanattractivelandscapefeatureatthesubdivisionentry.

Proposedsubdivisionroadsconnectingtotheroundaboutwillbe“Collector”roadsasdefinedbyCountyroadstandards.Collectorroadshavea56‐footrightofway(ROW)and40‐footwidepavement.Thereareatotaloftwo(2)Collectorroadsproposedforthisproject,totalingabout2,455linearfeet.OneoftheCollectorroadswillruninthenorth‐southdirectionandtheotherCollectorroadwillrunintheeast‐westdirection.

Themajorityoftheroadswithintheproposedsubdivisionwillbe“Minor”roadsasdefinedbyCountyroadstandards.Minorroadshavea44‐footROWand20‐footwidepavement.Thereareatotalofnine(9)Minorroadsproposedforthisproject,totalingabout9,220linearfeet.Three(3)Minorroadwilltraversethenorth‐southdirectionandsix(6)willtraverseintheeast‐westdirection.

Currently,thereisanoldcanehaulroadentrytothepropertylocatedonKūhiōHighway.Theroadiscurrentlygatedandunused.Thisaccesspointwillbeeliminated,andnodirectvehicleaccessontoKūhiōHighwaywillbeallowedfromtheproposedsubdivision,asmandatedbytheStateofHawai‘iDepartmentofTransportation(HDOT),

2.3.2 OFF‐SITEIMPROVEMENTS

2.3.2.1 KEĀLIAROADIMPROVEMENTS

TheCountyofKaua‘ihasindicatedthatimprovementstothetwo‐laneKeāliaRoadareneededtoaccommodatetheincreaseinvehiculartrafficassociatedwiththeproject,andthattheimprovementsshallbeinaccordancewiththeCounty’sCompleteStreetsPolicyandprinciples.CompleteStreetsfeaturesincludeinterconnectedsustainablestreetnetworksprovidingopportunitiesforallmodesoftraveltoandfromneighborhoodsandnearbydestinations.CompleteStreetslayoutsanddesignsprovideconnectivitywithamplespaceforpedestrians,bicyclists,motorists,andpublictransportationusersofallagesandabilities.

Improvementsareproposedtoapproximately2,650linearfeetofKeāliaRoad,extendingfromtheHopoeRoadintersectiontotheKūhiōHighwayintersection.TheimprovementswillbeinaccordancewithCompleteStreetsprinciplesallowingvehiculartraffic,pedestrians,andbicycliststosafelyutilizetheroadwaycorridor.

Figure2‐3belowillustratestheproposedroadwaycross‐sectionforKeāliaRoad,whichcontainsthefollowingfeatures:

Wideningtheexistingright‐of‐wayfrom40feetto56feet Reconstructingtheroadwaypavementfromtwovehicularlaneseachapproximately9feet

widetotwovehicularlaneseachapproximately10feetwide


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5‐footwidepavedroadshouldersoneachsideofthetravellanesforroadwaydrainageandbicycleuse

Greenspacebetweenpavedroadshoulderandproposedsidewalk 5‐footwideconcretesidewalkforpedestriansononesideofKeāliaRoad

Source:Kodani&Associates,2018

FIGURE2‐3:KEĀLIAROADIMPROVEMENTS

2.3.2.2 KEĀLIAROAD‐KŪHIŌHIGHWAYROUNDABOUT

AttheintersectionofKeāliaRoadandKūhiōHighway,aroundaboutwillbeconstructedtomitigatetheincreaseintrafficduetotheproject,andtoimproveintersectionsafety.Twoalternativesforthisintersectionwereconsidered:atrafficsignalandasingle‐laneroundabout.AlthoughthetrafficsignalwaspresentedintheDEISastherecommendedoption,theCountyofKaua‘ihassubsequentlyindicatedthataroundaboutistheirpreferredsolution.Assuch,aroundaboutispresentedinthisFEISaspartoftheProposedAction.

TheTransportationImpactAnalysisReport(TIAR)(ATA,2018)forthisprojectevaluatedbothoptionsandfoundthatbotharoundaboutandatrafficsignalwoulddelivercomparablelevelsofserviceintermsoftrafficflow,turningmovements,andsafety.AconceptualsketchoftheroundaboutandmoredetaileddiscussionoftrafficissuesisprovidedinSection4.11(RoadwaysandTransportation)ofthisFEIS.

2.3.2.3 OFF‐SITEUTILITYIMPROVEMENTS

Provisionofadequatedrinkingwaterandsewerservicetotheprojectwillrequireoff‐siteimprovements,includinginstallationofa200,000gallonwatersystemstoragetankneartheexistingwatertanks(maukaofthePetitionArea),andreplacementoftwoexistingdeep‐wellpumps.OverheadtelephoneandcablelineswillbeinstalledonKeāliaRoadextendingfromthe


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PetitionAreatoKūhiōHighway.AnewsanitarysewermainwillbeneededfromthePetitionAreatoaliftstationalongKūhiōHighway,andthentoanexistingmunicipalsewermanholeneartheKaiakeaFireStation,nearlyonemileaway.Anewsewerpumpstationwillbeconstructed.TheseutilityimprovementsarediscussedfurtherinSection4.10(InfrastructureandUtilities)ofthisFEIS.

2.3.3 DEVELOPMENTSCHEDULEANDCOSTS

2.3.3.1ESTIMATEDDEVELOPMENTSCHEDULE

Theanticipatedconstructionoftheproposedimprovements,bothonandoff‐site,isexpectedtotakeapproximately1824months,assumingmuchoftheworkoccurssimultaneously.Theinitialmassgradingworkforthesubdivisionisexpectedtoextendoverthefirst12months.TheCounty’sGradingOrdinanceallowsamaximumof10acrestobedisturbedatanytime,therefore,the53.4acresitewillrequireuptosixphasesofgradingwork(Kodani&Associates,7/13/2017).SubsequentconstructionphaseswillincludetheTheinstallationofdrainagestructures,detentionbasins,sewer,drinkingwater,andelectricalutilities,andconstructionofroadsandsidewalkswilloccurconcurrentlyduringeachofthesephases.

ImprovementstoKeāliaRoadwillrequirefillwhichwillbeobtainedfromthesubdivisionsitework.Forthisreason,KeāliaRoadimprovementswillbeinitiatedabout6to9monthsafterthestartofworkinthePetitionArea.Off‐siteutilityimprovementswillcommenceaboutthesametimeasKeāliaRoadimprovements,andcontinuethroughtheendoftheprojectconstructionperiod.TheconstructionoftheroundaboutandinstallationofthenewsewermainalongKūhiōHighwaywilltakeapproximately9to12months.

2.3.3.2ESTIMATEDDEVELOPMENTCOSTS

TheProposedActionincludesbothonandoff‐siteimprovements.Onsiteworkincludesearthwork,clearingandgrubbing,massandfinegrading,constructionofdrainage/detentionbasins,andinstallationofutilitysystems(sewer,water,electrical).On‐sitecosts(i.e.,withinthePetitionArea)include:earthwork;clearingandgradingforthehousesites,roadways,andpark/detentionbasins;drainageandutilityimprovements;andconstructionofafour(4)foothighCMUnoisebarrierwallalongtheKūhiōHighwaysideofthePetitionArea.Theseon‐sitecostsareestimatedatapproximately$25.8million(Kodani&Associates,2018).

Theoff‐siteimprovementsinclude:KeāliaRoadwidening,resurfacingandtheadditionofsidewalks;overheadelectricalandcablelines;andalloff‐sitedrinkingwaterandsewerimprovements.Off‐sitecostsalsoincludetheproposedroundaboutattheKūhiōHighwayandKeāliaRoadintersection,withassociatedcrosswalks,signageandstriping.Off‐siteimprovementsareestimatedat$10.2million.

Allonandoff‐siteproject‐relatedcostswillbefundedbythePetitioner.Nopublicfundswillberequestedfortheprojectimprovements.


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2.4 AlternativesConsidered

InadditiontotheProposedAction,severalalternativeswereconsideredandevaluated,andarebrieflypresentedbelow.

2.4.1 NOACTION

Inthisalternative,therewouldbenoresidentialsubdivisiondevelopedonthePetitionArea,thelandwouldberetainedinagriculture,anditscurrentuseforgrazingbycattleorotherlivestockwouldcontinuefortheforeseeablefuture.Sincenodevelopmentwouldoccur,theexistingphysicalenvironmentofthesitewouldnotbeaffected.Therewouldbenoadditionaldemandsforpublicservicesandroadwayinfrastructure.

UndertheNoActionalternative,theislandofKaua‘iandthegeneralpublicwouldnotrealizethesocialandeconomicbenefitsoftheprojectincluding:1)theavailabilityofapproximately235residentiallots,targetedtolocalresidentstomeetcurrentandprojectedhousingdemand;2)directcapitalinvestmentinthelocaleconomyduringtheconstructionperiod;3)incomeandexpendituresgeneratedbynewconstructionandlong‐termjobsandwages;4)purchasesofgoodsandservicesbyresidents;5)realpropertytaxrevenues;6)nettaxrevenuestotheCountyduringtheconstructionperiodandonanannualizedbasisthereafter.

PotentialbenefitsoftheNoActionalternativeinclude:1)existingopenspaceambianceandviewswouldremainunchanged;2)existinggrazingactivitieswouldberetainedandthepropertywouldbeavailableforfutureagriculturaluse;3)noshort‐termconstructionrelatedimpacts(e.g.,noise,dust,etc.);4)noadditionaltrafficgeneratedduringconstructionandoperationalperiod;and5)noadditionaldemandonregionalrecreation,publicservicesandinfrastructure.

TheNoActionalternativewasdeterminedtobelesspreferablethantheProposedActionbecauseitfailstomeetthePetitioner’sprimaryobjective,whichistoprovidehousingopportunitiesforlocalKaua‘iresidents.Theproject’sbenefitsfaroutweighthebenefitsofaNoActionalternative.

2.4.2 AGRICULTURALSUBDIVISIONDEVELOPMENT

Underthisalternative,thePetitionAreawouldbesubdividedintoagriculturallotsrangingfrom2to10acres,onwhichonedwellingwouldbepermittedineachlot.EachownerwouldberequiredtosignanagreementthatthepropertywillcomplywithStatelanduseguidelinesgoverninglandsintheStateAgriculturalLandUseDistrictandsubmitanagricultureplanstatingwhattheownerintendstoraiseontheproperty.Thisalternativewouldcreatethepotentialfortheresumptionofproductiveagriculturaluseoftheland,includingnewdiversifiedcrops.Ontheotherhand,anagriculturalsubdivisionwoulddolittletoaddresstheisland’scurrenthousingshortage,especiallyforworkforcehousing.

Anagriculturalsubdivisionwouldinvolvefewerandhigherpricedlotsthantheproposed235‐unitsubdivision.UndertheCounty’sagriculturalzoningregulations,anyresidentialdevelopmentonthepropertymustbe“farmdwellings”andaccessorytoagriculturaluse,althougharesidenceaslargeas5,000squarefeetwouldbeallowed.Duetothelargeracreageandhighersalesprices,anagriculturalsubdivisionwouldtendtoattractahigherincomebuyer,includingmoreoutofstateinvestorsandsecondhomeowners,comparedtotheproposedproject.Duetothefewernumberofresidentialunits,impactsonregionaltrafficandpublicserviceswouldbelessthantheproposed


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subdivision.Therewouldalsobelessofavisualimpact,sincemuchofthesite’sopenspacecharacterwouldberetained.

Apreviousproposaltodevelopa199‐lotagriculturalsubdivisionon2,020acresatKeālia‐‐includingthecurrent53.4‐acrePetitionArea‐‐wasapprovedbyKaua‘iCountyin2007.Thispreviousproposalreceivedmixedpublicreaction.Proponentsarguedthatitwouldpromoteagricultureandpresentanexampleofagriculturalsustainability,creatingthepotentialfordiversifiedcropproduction.Opponentsoftheproposalcriticizedits2,000acresizeandthepotentialforspeculativeinvestment,aswellasitslongtermimpactonlocalagriculture.ThesubdivisionpermitwassubsequentlyrescindedbyKaua‘iCounty,attherequestofKeāliaProperties,LLC.

InaSeptember27,2018letter,Mr.MichaelDahilig,DirectoroftheCountyPlanningDepartment,citedtheneedfor“approximately9,000residentialunitstokeeppacewithpopulationgrowthofourlocalresidents”andindicatedthePetitionAreaisconsideredabuildoutareatomeetthiscriticalneed.Mr.DahiligalludedtothenearbyKeāliaKaiagriculturalsubdivision,stating:

“Weareawarethemakaiareaisalreadyentitledwithagriculturalgentlemanestates,andthelikelihoodofdesireddensitytomeetthehousingdemandisfarfrombeingrealized.Thecomparableareaearmarkedforentitlementinthe[KeāliaMaukaHomesitesDraftEIS]wouldhelptomeetthistargetratherthancreatingadeficiencyinthecounty’scriticalplannedhousingbuildout.”

TheletterclearlystatestheCounty’spreferencefortheProposedActionasopposedtoanagriculturalsubdivision.Mr.Dahilig’sletterisincludedinAppendixA.

2.4.3 VARIATIONSINDEVELOPMENTDENSITY

2.4.3.1 LOWERDENSITYDEVELOPMENT

ThisalternativeinvolvescreatingasubdivisionwithlargeraveragelotsizesthantheProposedAction,forexample,10,000to20,000SF.Overallprojectdensitywouldbeabouttwotofourunitsperacre,comparedtoKeāliaMauka’sdensityoffourtofiveunitsperacre.A10,000SFlotwouldbesimilarinsizetomanyoftheKeāliaTownTractlots.TheselotsizesaremoreinkeepingwiththelotsoftheadjacentKa‘aoRoadsubdivision.Basedonaveragepricepersquarefoot,salespricesforthelotswouldbehigherthanthecurrentproposal.WhileitislikelythatthemajorityoflotpurchaserswouldstillbeKaua‘iresidents,thehigherpricescouldmakethembeyondthereachofmanyfamiliesenteringthehousingmarket.Thelargerlotswouldalsomakethehomesitesmoreattractivetooutofstateresidentsandspeculativebuyers.

Insummary,thisalternativemeetsmanyoftheprojectobjectives.However,duetothelargerlotsizesandhigherprices,itwouldbemoredifficulttomeettheneedsoflocalworkingfamilies.ThelargerlotswouldalsomakeitmoredifficultmeettheCounty’sdesirefor“workforcehousing,”i.e.,housingpricedtobeaffordabletofamiliesearningupto140percentofCountymedianincome.

2.4.3.2 HIGHERDENSITYDEVELOPMENT

Underthisalternative,thePetitionAreawouldbedevelopedwithgreaterdensitythanintheProposedAction,withdensitiesof10unitsperacreandup(oraveragelotsizesoflessthan4,400SF),includingmulti‐familyresidentialdevelopment.


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WhilethemarketstudypreparedforthisFEISdoesprojectademandformulti‐familyresidentialunitsintheEastKaua‘iregion,mostoftheexistingmulti‐familyunitsintheareahavehistoricallybeenvacationrentalsinresortcommunitiesalongtheshoreline.Multi‐familyhousingisgenerallylessattractivetolocalKaua‘iresidents,whohaveastrongpreferenceforsinglefamilyhousing.Thisalternativewouldbelessresponsivetothemarketdesiresoflocalresidents.Ahigherdensity,multi‐familydevelopmentisalsolesscompatiblewiththeneighboringKa‘aosubdivisionsandtheKeāliaKaidevelopmentacrossKūhiōHighway.

2.4.4 VARIATIONSINPETITIONAREA

2.4.4.1 LARGERPETITIONAREA

Thisalternativewouldcreatearesidentialsubdivisiononamuchlargerscalethanthecurrent53‐acre,235‐lotproposedPetitionArea.ThislargerareacouldpotentiallyencompasshundredsofadditionalacresandextendwellintouplandareasoftheTMKparcel(4)4‐7‐004:001andadjacentagriculturallands.InJuly2016,theCountyPlanningDepartmentdeterminedthattheproposedKeāliaMaukaprojectisconsistentwiththeKaua‘iCountyGeneralPlanLandUseMapwhichindicatesResidentialCommunitydevelopmentinthearea.ItisuncertainwhethertheCountywoulddeterminethatalargerprojectareaextendingfurthermaukawouldalsobeconsistentwiththeintentoftheGeneralPlan.

Alargerprojectareawouldresultinmoreresidentialunitsandpeople.Inthelongterm,itwouldcreatehighertrafficvolumesintheKeāliavicinitythantheProposedAction.LiketheProposedAction,alargerdevelopmentwouldtargetlocalresidentswhoarealreadyonisland.Therefore,therewouldbelittlenetincreaseinCounty‐widepopulation.However,becausefutureresidentsmayberelocatingfromonepartoftheislandtoanother,therecouldbeanoticeableimpactonenrollmentatKapa‘adistrictschoolswhicharealreadynearcapacity.Itisalsolikelythattheconversionofmoreagriculturallandtoanurbanusewouldencountergreatercommunityoppositionthantheproposeduseof53.4acres.

2.4.4.2 SMALLERPETITIONAREA

ThisalternativewouldinvolveasmallerscaleresidentialsubdivisionwithdensitiessimilartotheProposedAction.Asmallerprojectareawouldresultinfewertotallots,withfewerresidencestosharethecostofrequiredinfrastructureandutilityimprovements.Thiswouldlikelyresultinhigherpricesfortheindividuallotsinorderforthedevelopertorecouptheserelativelyfixedexpenses.AsmallerPetitionAreawouldnotbeeconomicallyfeasibleforthePetitioner.

2.4.5 TURNKEYHOMESFORSALE

Thisalternativeinvolvesverticalconstructionofsingle‐familyhomesoneachsubdividedlotinadditiontoinfrastructureprovision.Turnkeyreferstotheprovisionofacompletehousingproduct,readyforimmediateuse.Thehouseandlotwouldbeofferedforsaletobuyers.Whilethistypeofdevelopmentiscommonthroughoutthestate,itislesstypicalonKaua‘i,whereitiscustomarytoofferimprovedlotsforsale.Purchaseofvacantlotsprovidesbuyerstheopportunitytobuildtheirownhomeaccordingtopersonalpreference,andatatimewhenitismosteconomicallyfeasible.TheintentoftheProposedActionistocontinuethishistoricalpractice,whichtendstobepreferredbylocalresidents.However,thereremainsthepossibilitythatablockoflotscouldbesoldtoasinglepurchaserwhowillthenconstructfinishedhomesforsale.Therefore,thesaleofturnkey


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homesisapossibilityforaportionoftheKeāliaMaukasubdivision,butwouldbeuptootherprivatedevelopers.

2.4.6 POSTPONINGACTIONPENDINGFURTHERSTUDY

InaccordancewithHAR§11‐200‐17(f),adiscussiononthealternativeofpostponingactionpendingfurtherstudyisrequired.Thereare,infact,furtherstudiesthatmaybecompletedpriortothestartofprojectconstruction.However,theydonotrequirepostponementoftheProposedAction.

Forexample,soiltestingforcontaminantsassociatedwithpastagricultureuseisamitigationrecommendedbytheStateDepartmentofHealth(DOH),andwillbecompletedpriortoearthwork.ThisstudyinvolvespreparationofasoilsamplingplantobeapprovedbytheDOHHazardEvaluationandEmergencyResponse(HEER)office,andapprovalofthetestresultsandrecommendations.AnycontaminatedsoilsandmaterialswillberemediatedtothesatisfactionofDOHHEERpriortoconstruction.ThisissueisdiscussedinSection4.8,HazardousandRegulatedMaterialsandWaste.

ItisalwayspossiblethattheProposedActioncouldbepostponedduetochangesineconomicormarketconditionsorastheresultofanunexpecteddisaster(e.g.,hurricane).TheseareunpredictableandbeyondthecontrolofthePetitioner.Theprojectsiteislocatedawayfromthecoastlineandnotwithinanareavulnerabletonaturalhazards,whichminimizestheserisks.However,thereislittlebenefittopostponingtheProposedActiontoconductfurtherstudies. The market study indicated an immediate demand for the proposed housing product, and an increased housing inventory is a stated policy goal for the County. While some further studies may be conducted prior to construction, thePetitionerdoesnotintendtopostponetheProposedAction.

2.4.7 ALTERNATIVELOCATIONSFORTHEPROPOSEDPROJECT

HAR§11‐200‐17(f)alsorequiresadiscussiononalternativelocationsfortheproposedproject.ThePetitionerownssome2,000acresoflandwithintheKeāliaareathatarecurrentlyusedforgrazingandagriculturalactivity.Theseareas,comprisingTMK(4)4‐7‐004‐001and(4)4‐7‐003:002,areshowninFigure1‐3.

Withinthese2,000acres,thePetitionAreaisthemostappropriateforaresidentialsubdivision.Thesiteisadjacenttoanexistingresidentialsubdivision,minimizingsprawlandspotdevelopment.Thefuturesubdivisioncanutilizeanexistingroad(KeāliaRoad)foraccesstoKūhiōHighway,anddoesnotrequirecreationofanewaccesspointontothehighway,somethingtheStateDepartmentofTransportationhasprohibited.

TheCountyhasdeterminedthatresidentialdevelopmentofthePetitionAreaisconsistentwiththeGeneralPlanlanduseplan,andtheprojecthastheexpressedsupportoftheCountyPlanningDepartment.Itisuncertainwhetherthiswouldbethecaseforanalternativelocation.Ifanotherlocationwereproposed,aformaldeterminationfromtheCountywouldbeneeded.TherearenootherlocationsunderthePetitioner’scontrolthatofferthecharacteristicsnecessaryforaresidentialdevelopment:i.e.,adequateacreage,developabletopography,proximitytoutilityandroadwayinfrastructure,andconsistencywithCountylanduseplans.WhiletheremaybeotherundevelopedlandsclosertodowntownKapa‘a,theyarenotunderthecontrolofthePetitionerandthereforearenotconsideredfeasiblealternatives.


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