APPLICANTACTIONS

SECTION3435(C),HRS
PUBLICATIONFORM(JANUARY2013REVISION)

ProjectName:
HoakaleiMasterPlanUpdate
Island:
Oahu
District:
Ewa
TMK:
91134:Parcels007,022(por.),025,026,027,028(por.),and029
Permits:
ZoneChange,SMABoundaryModification,SMP,SSV,NPDES(NOIC),Grading&Building
permits
ApprovingAgency:
City&CountyofHonoluluDepartmentofPlanningandPermitting
650SouthKingStreet,7thFloor,Honolulu,HI96813.Contact:TimothyStreitz,7688042
Applicant:
Haseko(Ewa),Inc.911001KaimlieStreetSuite205,EwaBeach,HI96706
Contact:RaymondKanna,6897772,x242
Consultant:
PlanningSolutions,Inc.210WardAvenue,Suite330,Honolulu,HI96814
Contact:PerryWhite;5504483
Status(checkoneonly):
__DEAAFNSI

Submittheapprovingagencynoticeofdetermination/transmittalonagencyletterhead,ahard
copyofDEA,acompletedOEQCpublicationform,alongwithanelectronicwordprocessing
summaryandaPDFcopy(youmaysendbothsummaryandPDFto
oeqchawaii@doh.hawaii.gov;a30daycommentperiodensuesuponpublicationintheperiodic
bulletin.

__FEAFONSI

Submittheapprovingagencynoticeofdetermination/transmittalonagencyletterhead,ahard
copyoftheFEA,anOEQCpublicationform,alongwithanelectronicwordprocessingsummary
andaPDFcopy(sendbothsummaryandPDFtooeqchawaii@doh.hawaii.gov;nocomment
periodensuesuponpublicationintheperiodicbulletin.

__FEAEISPN

Submittheapprovingagencynoticeofdetermination/transmittalonagencyletterhead,ahard
copyoftheFEA,anOEQCpublicationform,alongwithanelectronicwordprocessingsummary
andPDFcopy(youmaysendbothsummaryandPDFtooeqchawaii@doh.hawaii.gov;a30day
consultationperiodensuesuponpublicationintheperiodicbulletin.

XAct17212EISPN

Submittheapprovingagencynoticeofdeterminationonagencyletterhead,anOEQC
publicationform,andanelectronicwordprocessingsummary(youmaysendthesummaryto
oeqchawaii@doh.hawaii.gov.NOenvironmentalassessmentisrequiredanda30day
consultationperioduponpublicationintheperiodicbulletin.

__DEIS

TheapplicantsimultaneouslytransmitstoboththeOEQCandtheapprovingagency,ahard
copyoftheDEIS,acompletedOEQCpublicationform,adistributionlist,alongwithan
electronicwordprocessingsummaryandPDFcopyoftheDEIS(youmaysendboththe
summaryandPDFtooeqc@doh.hawaii.gov);a45daycommentperiodensuesuponpublication
intheperiodicbulletin.

__FEIS

TheapplicantsimultaneouslytransmitstoboththeOEQCandtheapprovingagency,ahard
copyoftheFEIS,acompletedOEQCpublicationform,adistributionlist,alongwithanelectronic
wordprocessingsummaryandPDFcopyoftheFEIS(youmaysendboththesummaryandPDF
tooeqc@doh.hawaii.gov);nocommentperiodensuesuponpublicationintheperiodicbulletin.

__Section1120023

Determination

Theapprovingagencysimultaneoustransmitsitsdeterminationofacceptanceor
nonacceptance(pursuanttoSection1120023,HAR)oftheFEIStobothOEQCandthe


applicant.Nocommentperiodensuesuponpublicationintheperiodicbulletin.
__Statutoryhammer

Acceptance

TheapprovingagencysimultaneouslytransmitsitsnoticetoboththeapplicantandtheOEQC
thatitfailedtotimelymakeadeterminationontheacceptanceornonacceptanceofthe
applicant'sFEISunderSection3435(c),HRS,andthattheapplicantsFEISisdeemedaccepted
asamatteroflaw.

__Section1120027

Determination

__Withdrawal(explain)

TheapprovingagencysimultaneouslytransmitsitsnoticetoboththeapplicantandtheOEQC
thatithasreviewed(pursuanttoSection1120027,HAR)thepreviouslyacceptedFEISand
determinesthatasupplementalEISisnotrequired.NoEAisrequiredandnocommentperiod
ensuesuponpublicationintheperiodicbulletin.

Summary(Provideproposedactionandpurpose/needinlessthan200words.Pleasekeepthe
summarybriefandonthisonepage):
Haseko(Ewa)Inc.proposeszonechangesforaportionofitsHoakaleiProjectinEwa,Oahu.TheCity
rezonedthe1,100acresforthemasterplannedEwaMarina/HoakaleiResort/OceanPointeprojectin
1985and1993.Theprojectincludedamanmademarinawithamaritimecommercialcomplex,
waterfrontindustrial,commercial,andretailfacilities.Italsoincludedagolfcourse,adistrictpark,950
resortunits,andamaximumof4,850residentialunits.Theproposedzonechangeinvolves
approximately244acres,includinglandwithintheSpecialManagementArea(SMA),whichbothtrigger
anEA/EIS.Therezoningwouldaccommodateanupdatedmasterplancallingfortheexistingbasintobe
usedasarecreationallagoonratherthanasaboatmarina.HasekoalsoproposestoamendtheSMA
boundarytorunparalleltotheshorelinesincethemarinaisnolongerpartofHasekoscurrentplans.
Theownerhasconcludedthatamarinawouldnotcurrentlyconstituteasustainableusefortheproperty,
althoughamarinacouldstillbeafutureoption.Buildoutfortheproposedrecreationallagoon,including
aswimmingcove,isanticipatedtobecompletedbeforetheendof2015.


NoticeofIntenttoPrepareanEnvironmentalImpactStatementfortheHoakaleiMasterPlan
Update

APPLICANT:
Haseko(Ewa),Inc.(hereinafterreferredtoasHaseko)
911001KaimalieStreet,Suite205
EwaBeach,HI96706
Contact:RaymondKanna(808)6897772,X242

ACCEPTINGAUTHORITY:
Director,DepartmentofPlanningandPermitting
CityandCountyofHonolulu
650SouthKingStreet,7thFloor
Honolulu,HI96913

DATES:
All comments on this notice will be considered if received between October 23, 2013 and
November23,2013.

All comments received are a part of the public record. All personal identifying information (for
example,name,address,etc.)voluntarilysubmittedbythecommentermaybepubliclyaccessible.
Do not submit confidential business information or otherwise sensitive or protected information.
Attachments to electronic comments will be accepted in Microsoft Word, Excel, WordPerfect, or
AdobePDFfileformatsonly.

ADDRESSES:
Please provide your email address with your electronic and written comments if possible.
Electronic inquiries and comments are preferred and may be sent to: pwhite@psihi.com with
copiestotstreitz@honolulu.gov.

Allwritteninquiriesandcommentsmaybesentto:
Attn:PerryJ.White,PlanningSolutions,Inc.,210WardAvenue,Suite330,Honolulu,HI96814with
copiestotheCityandCountyofHonolulu,DepartmentofPlanningandPermitting(addressabove),
Attn:TimStreitz.

FORFURTHERINFORMATIONCONTACT:
Julia Ham Tashima of Planning Solutions, Inc. at julia@psihi.com or (808) 5502423, or
alternatively, Tim Streitz of the City and County of Honolulu, Department of Planning and
Permittingattstreitz@honolulu.govor(808)7688042.


BRIEFDESCRIPTIONOFPROPOSEDACTION:
Hasekoisseekingazonechange(seeEwaDevelopmentPlan5.4.1)foraportionofitsHoakalei
Project(Figure1)toaccommodateanupdatetoitsprojectmasterplan.Theexistingzoningforthis
area (Figure 2) was last modified on July 20, 2007 in anticipation of the existing basin being
completedasasmallboatmarina.Thelackofsustainablemarketdemandintheforeseeablefuture
for the boat slips and other marina facilities, together with ongoing and possible future legal
challenges to governmental approvals for the marina entrance channel, make it impractical for
Hasekotopursuedevelopmentofasmallboatmarinafortheforeseeablefuture.Accordingly,itis
nowrequestingrezoningofthelandsurroundingtheexistingbasin(Figure3)consistentwithits
use as a recreational lagoon that would have no direct connection to the ocean. The updated
master plan would not increase the total number of planned dwelling units or visitor
accommodationunitsspecifiedinHasekosUnilateralAgreementwiththeCity(Ord.9394).There
willbesomeadjustmentstotheproposedzoningboundariesthatmayaffectthesizesandlocations
ofindividualzoningdistrictsasaresultofconsultationswiththeCityDepartmentofPlanningand
Permitting(DPP).
Anticipated permits that require environmental assessment compliant with HRS Chapter 343
include the zone change, and potentially a Special Management Area (SMA) Use Permit and a
Shoreline Setback Variance. Haseko will seek a change of the SMA boundary. The marina would
have connected directly to the ocean, essentially functioning as part of the modified shoreline.
Currentplansdonotconnecttheexistingbasintotheocean.Theproposedboundaryadjustment
wouldremovetheexistingbasinfromtheSMA.
If these approvals are granted, Haseko will continue development of the same kinds of resort,
residential,andcommercialretail/office/restaurantusesthathadpreviouslybeenapprovedforthe
area.Inaddition,lighterindustrialmixeduseswillreplacethemoreintensivewaterfrontindustrial
usespreviouslyplannedinconnectionwithamarinadevelopment.Byprovidingfortheseuses,the
updatedmasterplanfortheareacoveredbythisrequestwillcontinuetocreateemploymentand
businessopportunitiesasenvisionedwhenthezoningwasoriginallygranted.Inaddition,theplan
includes a public swimming cove that would provide a protected swimming area; facilities that
would collect and treat storm water runoff, minimizing the amount that flows into the proposed
lagoon;andpedestrianpathwaysandotheramenitiesthatwerenotincludedinthepreviousplan.
Thecomparisonbetweentheexistingzoningandpreliminarilyproposedzoningacreagesunderthe
updated master plan are listed in Table 1. The proposed zoning district boundaries would
accommodatealanduseplanthatisbettersuitedtoarecreationallagoonthanthepresent,marina
focusedplan.
Haseko will continue to have primary responsibility for constructing the proposed facilities,
including possible residential and/or resort units; commercial and lighter industrialmixed use
structures; infrastructure; public facilities and amenities such as the swimming cove, activity
center,comfortstation,parkinglot,culturalcenter;andforfurtherenhancingtheexistingWetland
PreservationArea(seeFigure2orFigure3). Itisseekingdevelopmentpartners forsomeofthe
resort, commercial, and light industrial uses. A combination of parking and user fees for
recreationalactivitiesandresortandresidentialownerassessmentswouldprovidethenecessary
funds for maintenance and capital improvements to ensure the longterm sustainability of the
recreationallagoon,publicswimmingcove,andotherpublicamenitiesenvisionedintheplan.
TheupdatedmasterplancallsforHasekotoforegoconstructionofanumberofpreviouslyplanned
facilities that were directly related to the basins use as a small boat marina (e.g., the harbor
masters facility, a sevenlane boat launch ramp, approximately 600 small boat slips, a fuel pier,
etc.).
Page 1


Table1

ExistingandPreliminaryProposedZoning
Existing
Acreage

Zoning District
A-2 Apartment, Medium Density

Proposed
Acreage

Change in
Acreage

45.9

59.2

13.3

4.2

4.2

45.3

33.1

-12.2

I-3 Industrial-Waterfront

26

-26

IMX-1 Industrial-Commercial Mixed Use

11.9

11.9

P-2 Preservation, General

89

89.8

0.8

38.4

46.4

244.6

244.6

B-1 Business, Neighborhood

BMX-3 Business-Community Mixed Use

Resort
Totals
1

Source: City and County of Honolulu GIS; load date November 30, 2012.
2
Compiled by Planning Solutions, Inc. using information from Haseko (Ewa), Inc.

Unlikeasmallboatmarina,therecreationallagoondoesnotrequireabreakintheshorelinethat
wouldinterferewithlateralshorelinemovementandpublicaccess.Similarly,itdoesnotrequire
constructionofthe3,000footlongentrancechannelthatisneededforasmallboatmarina.
TherezoningbeingrequestedisconsistentwiththeEwaDevelopmentPlan(EDP)andtheCity&
County of Honolulu General Plan, and Haseko believes that it will provide substantially greater
publicbenefitsthanwouldhavebeenrealizedthroughcompletionofasmallboat marina.While
themarinaprojectwouldhavelargelybenefittedacomparativelysmall(boating)community,the
lagoon project, with its unprecedented amount of open space and proposed recreational
opportunities that appeal to a broader spectrum of the community, has the potential to provide
community benefits that exceed the previously planned marina. These benefits include an
extensive, uninterrupted shoreline pathway, a swimming cove, and opportunities for a greater
number of people to engage in recreational water activities, such as calmwater sailing, standup
paddleboarding,canoeing,andkayaking.Therefore,itisexpectedthattherezoningandchangeto
the master plan will have a positive effect on area residents, community organizations, and Oahu
residentsingeneral.
BecausetheupdatedProjectMasterPlanentailsthedevelopmentandoperationoflandusesthat
areverysimilartothoseinthepreviouslyapprovedmasterplan,manyofthepotentialeffectsare
similar as well. For example, the impacts on public infrastructure (e.g., roads, water supply,
sanitarywastewatercollectionanddisposal,electricalpowersystem,etc.)andpublicservices(e.g.,
educationalfacilities,police,fire,andemergencyhealthcareservices)arecomparabletothoseofa
marina project. In some cases, such as the general prohibition of motorized water craft in the
lagoonandtheeliminationoftheboatlaunchramps,fuelpierandotherindustrialwaterfronttype
uses, the revised plan would substantially decrease impactcausing activities. Additionally, the
deletion of the long entrance channel eliminates the potential impacts associated with its
constructionandmaintenance.
The EIS will examine these potential impacts as well as others, including the changes in land use
thatwouldaccompanytheproposedzonechangesandthedifferencesinwaterqualitythatwould
result from the plans to keep the lagoon isolated from ocean waters and changes in the
managementofstormwaterrunoff.

Page 2


DETERMINATION&REASONSSUPPORTINGDETERMINATION:
Intheearly1980swhenthemasterplanforthe1,100acreswasfirstformulated,theCityapproved
a programmatic EIS for the project (February 20, 1981). Subsequently, the City has accepted
several supplemental Chapter 343 documents for components of this longrange master planned
community, all of them with a small boat marina and entrance channel. Most of the land
developmentthatwouldoccurundertheupdatedmasterplanforthisportionofHasekosoverall
development is similar to that which has long been planned. However, to accommodate the
updated plan, a zone change which qualifies as a significant zone change under the EDP is
necessarytoallowfordifferentspatialdistributionoflanduses.
Therefore,pursuanttotherequirementsofSection5.4oftheEDP,HasekowillprepareanEISfor
theproposedprojecttoassesstheupdatedHoakaleiProjectMasterPlananditsimpacts.TheDPP
willbetheacceptingagency,andtheEISisbeingpreparedinconformancewiththeprovisionsof
HRS,Chapter343,HawaiiAdministrativeRules,Section11200.
In addition to the proposed action (Alternative 1, Proposed Zoning without Marina), the EIS will
evaluate two additional alternatives. The second Alternative (Alternative 2, Existing Zoning with
Marina)willaddressthecompletionofthebasinasasmallboatmarinainaccordancewiththeplan
onwhichtheexistingzoningwasbased.ThediscussionofthisAlternativewilldescribetheimpacts
that would result from development of the area covered by the rezoning application if it were to
proceed as currently zoned. The reason for including this Alternative in the EIS is to provide a
specific comparison of the economic, social, physical, and biological impacts anticipated for the
planned recreational lagoon with those expected from the development of a marina instead. As
discussed above, Haseko has concluded that it cannot complete the basin as a marina for the
foreseeablefuture.Itrecognizes,however,thatsomeotherdevelopermaybeabletoconstructa
marinaatsomefuturedate,anditsrevisedplansdonotprecludesuchapossibility.
The third Alternative (Alternative 3, Existing Zoning without Marina), the No Action Alternative,
examines the development that is likely to occur if the proposed zone change is not granted and
Haseko must proceed with the existing zoning designations as well as the current state of the
unfinishedmarina.UnderthisAlternative,Hasekowoulddevelopthelandsadjacenttotheexisting
golfcourseandleaveforfuturedevelopersthetaskofmakingproductiveuseoftheexistingbasin
(e.g.,asalagoonorotheruse).ConsiderationofthisAlternativeisrequiredbyStatelawandwill
permit a direct comparison of the effects to be expected with and without the proposed zone
change.

GOVERNMENTAGENCIESRESPONSIBLEFORAPPROVALS:
U.S.ArmyCorpsofEngineers(compliancewithexistingDept.oftheArmypermit)
StateofHawaiiDepartmentofHealth(NPDESpermittingforstormwaterrunoff)
StateofHawaiiHistoricPreservationDivision(approvalofAhuPreserveImplementationPlan)
StateofHawaiiOfficeofPlanning(modificationofSMABoundary)
City&CountyofHonoluluDepartmentofPlanning&Permitting(ZoneChange,modificationofSMA
Boundary,potentiallySSVandSMP,grading,drainconnection,andbuildingpermits)

Page 3


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Existing Acreage:

A-2

45.9

BMX-3

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Easement in Favor
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A-2
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24.3 ac.

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34.1 ac.
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4.3 ac.

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51.7 ac.

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2.6 ac.

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21.6 ac.

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3.0 ac.

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Prepared For:

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Sources:

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Reconfigured Acreage:

A-2

59.2

B-1

4.2

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33.1

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11.9

P-2

89.8

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46.4

TOTAL:

244.6

Figure 3:

Proposed Zoning

Figure 3 Proposed Zoning Map 2013-10-10.mxd

Zoning Designation: