O’oma Draft Environmental Impact Statement generates more questions, but it was approved
July 6, 2008
The Office of Environmental Quality and
The State Land Use Commission
Re: O’oma Draft Environmental Impact Statement- Comments
Aloha,
I have read the Draft Environmental Impact Statement for the O’oma Development. Instead of answering questions, this report raised many more questions for me. Please see the end of each section for additional questions.
Noise-The airport is 1 mile to the north. There are 3 diagrams of airport noise- starting on page 74 of the DEIS. On page 71, it states that the developer “will work with DOT engineering staff to comply with airport safety requirements and design any landscaping to discourage the attraction of birds or use as a nesting/breeding ground for other creatures that can cause or create hazards to aircraft flight.” In other places where airports were expanded close to developments, the government has had to buy out property owners who were adversely affected by noise and in danger from air crashes. The airport has 3,450 acres of land and only one runway. It is probable that the airport will be expanded in the future. (NOTE: As of July 2009, the military now plans to build a second runway). There is a new plan for airport expansion that came out recently. People should be able to peacefully enjoy where they live.
• Doe this DEIS consider future airport expansion plans?
• As the population increases, how do we protect property buyers from inevitable airport expansion?
• If the DOT is afraid of birds creating a hazard for planes and want to regulate the landscaping, isn’t the airport too close?
Land Use: 181 acres of conservation-zoned property will be rezoned to accommodate 950 to 1200 homes for 2,580 full time residents. I believe that citizens should be able to rely on government rules and regulations. Property owners and developers should be able to rely on zoning designations set by the government. This rezoning request sets a precedent for spot zoning. From Page 179: “The existing Hawaii County zoning for Parcels 4 and the State ROW is Open (O). Open zone applies to areas that contribute to the general welfare, the full enjoyment or economic well -being of open land type use which has been established or is proposed.” It is stated that 84% of homes will be used by full-time residents and with an average occupancy rate of 95%, with an average household of 2.7 people. The first draft of the Kona Community Development Plan is now available.
• Is this plan in accordance with the principles proposed by the Kona Community Development plan?
• How will this development be built out, will the infrastructure be in place first?
• Are there building phases?
• What will be built first?
• What will be built next?
• Will the developers depend on the county for Community Facility District Bonds to fund their infrastructure?
• Do these bonds become part of the total amount of bonds that are limited to 15% of the assessed value of properties in Hawaii County?
Park Areas: The 103 acres of open space includes a 50-foot buffer on either side of the Mamalahoa Trail and buffers by the Queen Ka’ahumanu highway totaling 16 acres. There is a 57-acre coastal preserve and an 18-acre public shoreline park, which will be accessed through Kohanaiki. The existing jeep trail used for access will be abandoned. It is also stated that there will be a comfort station and parking. I like the model of Kua Bay, but I think there should have been more bathroom and shower facilities and parking. Now that the facilities are closed for the past months, the community keeps asking: Who is responsible for fixing this property? We need to avoid similar problems at O’oma.
• Who will care for road and trail buffers (16 acres) when the developer sells out?
• Who will control the access to the O’oma shoreline through Kohanaiki?
• Who will be responsible for the shoreline access road?
• Will an unlimited number of people be able to use this shoreline access?
• How many toilets will there be and how much parking?
• How will people access the shoreline for surfing if the jeep trail is closed?
I have a recommendation for parkland management for this and other developments, a Community Stewardship Organization could be created to manage the parks and open space. Association fees levied against each lot could fund this organization. A small staff could be provided office space and equipment space to manage and provide maintenance for the park areas.
Jobs- Where will the workers come from to support this development? The DEIS states, that during construction there will be 380 full time jobs, and eventually 480 direct permanent, full time jobs at the retail and office sites. We have the lowest unemployment in the country; most business owners are constantly looking for good employees.
• Where will the employees come from?
• What will they be paid?
• Where will they live?
• Will they to able to afford on-site housing?
Affordable Housing- The document states that 20% of the residences will be in affordable housing, but it doesn’t state how many will be in rental units or units for purchase.
• How large would these units be- 2 bedrooms, 3 bedrooms?
• To reinforce the village concept, would the families that work here be able to afford these homes?
• Would the families that work here have enough bedrooms to accommodate their families?
• Who are the target occupants?
• Would the units be affordable to people earning 150 to 180% of county median income?
Wastewater- There was also a statement about taking the excess solid waste to the Kealakehe Wastewater treatment plant. From a report on the Kealakehe Plant we learned that the plant it overloaded from processing the concentrated solids from the hotels, which bring concentrated waste to the plant. The DEIS states that excess R-1 processed sewage will be held in a 1.2 million gallon reservoir and the overflow will be transferred to standby injection wells.
• Can the Kealakehe sewage plant handle more concentrated solids?
• Where will these injections wells for overflow of R-1 be located?
• Who will monitor these wells?
• How often?
Solid Waste will be taken to the Kealakehe green waste center or the Pu’uanahulu dump. The DEIS states that the development “is estimated to produce 2,160 to 2,568 tons of solid waste per year” at full build out. On page 155: “After construction, recycling will be encouraged…recycling provisions, such as collection systems and space for bins, MAY be incorporated in to O’oma Beachside Village. “ Recycling stations should become part of all Hawaii Island subdivisions; we have one landfill that is failing. It is time that we require new subdivisions to recycle and reuse more of their solid waste.
• How is this plan in accordance with the Kona Community Development Plan?
• What exactly will be proposed for recycling and reduction of garbage?
Alternative energy uses are “to be considered” according to the DEIS but there is no guarantee of use, the document says they will be considered, as will LEED principles. I think it is important to increase the use of alternative types of energy and to use the LEED principles whenever possible. I’m not sure if all utility lines will be buried. Hawaii has the highest utilities in the country.
• How is this plan in accordance with the Kona Community Development Plan?
• How will energy usage for air-conditioning be decreased during hot summer days?
• Will each unit have solar hot water heaters?
• Will utility lines be located underground?
Schools -On Page 96 the DEIS states that the Kealakehe High School is over capacity, the elementary school is at capacity and the intermediate school is close to capacity. The DEIS states the developer intends to donate 3 acres for a charter elementary school. On page 154 it states ” O’oma Beachside Village, LLC will contribute to the development, funding and/or construction of school facilities, on a fair-share basis, as determined by and to the satisfaction of the DOE.”
• What is the developer’s approximate fair share amount for this development?
• How much will be required by the charter school?
• Who will operate the proposed charter school?
• Where will the children go to Intermediate school and high school if these schools are full?
Water- The DEIS states that there is no commitment for potable water and they mention a de-salinization plant, with feedwater from the NELHA deepwater system, or obtaining feedwater from on-site wells that have saline water. There was a discussion about using a Membrane bi-reactor wastewater system- (MBR). The DEIS states: “Through the desalinization process approximately 40 to 45 percent of the feedwater will become usable water. Approximately 55 to 60 percent of the feedwater would become hypersaline concentrate that will be disposed of in on-site wells. These wells will deliver the concentrate into the saltwater zone below the basal lens. The concentrate would have a salinity of approximately 60 percent, which is substantially denser than either open coastal seawater or saline groundwater. ” The salty discharge of wastewater (estimated at 60 percent s) will be discharged in the ocean.
• How will this affect the fish and corals?
• Are there agreements with NELHA for deep water for feedwater use?
• Where will the on-site wells be located for the hypersaline water injection, after the desalinization process, which is meant to go beneath the basal lens?
Flood Waters will be handled by swales and drywells. It is stated on page 148 in the discussion part of the chart that no structures will be built in Zone A.
• Who is responsible for upkeep of drywells for floodwaters, after the developer sells out? The County?
• The FIRM maps for Kona need updating, who will do this in order to understand the flood potential of this land?
• Will the developer be submitting a floodplain management plan for this area?
Mahalo for considering these additional questions! Please recommend that this area deserve further study.
Sincerely,
Debbie Hecht
P.O. Box 4148
Kailua-Kona, HI 96745
(808) 989-3222
hecht.deb@gmail.com