Revised Ordinances of Honolulu

!    Wahiawa Botanical Garden should be retained primarily as a gulch in its natural state.

!    Wahiawa Freshwater Park should be expanded to include most of the area adjacent to the Wahiawa Reservoir, limiting public access only as necessary to protect water quality and public safety.

3.1.4.6    Golf Courses

!    Golf courses should be located and designed to optimize their function as drainage retention areas and as buffers between developments.

!    In designing new golf courses, the impact of the course on existing and proposed trails, paths, and bike routes should be considered, and where necessary for these trails, paths, and bikeways, safe corridors by or through the course should be provided.

!    Golf courses should be designed to provide view amenities for adjacent urban areas, including public rights-of-way.

!    When screening is necessary for safety reasons, landscape treatment, setbacks and modifications to the course layout should be used rather than fencing or solid barriers.

3.1.4.7    Wildland - Urban Fire Hazard Setbacks

!    As determined appropriate by the Honolulu Fire Department, residential or commercial developments which are adjacent either to preservation areas within the Urban Community Boundary or to lands within the State Conservation District may be required to provide a setback to reduce the risk of fire spreading from the "wildlands" to the developed area. Typically, such a setback would be 20 feet wide and should be landscaped with low-growth, low-burn plantings.

3.1.4.8    Greenways and Open Space Corridors

!    Sufficient easement width should be provided for the major trunk lines and transmission lines for utility systems, when their alignment is not within a road right-of-way, to permit the growth of landscaping within the easement, consistent with all applicable operations, maintenance, and safety requirements.

!    When existing overhead transmission lines are located within or adjacent to a road right-of-way, there should be sufficient width to permit the growth of landscaping adjacent to the transmission line, consistent with all applicable operations, maintenance, and safety requirements. The purpose of the landscaping is to divert attention from the overhead lines and, preferably, obscure views of the overhead lines from the travelway and adjacent residential areas. New transmission lines should be placed underground where possible under criteria specified in State law.

!    The use of utility easements for pedestrian and bicycle routes should be permitted, consistent with all applicable operations, maintenance, and safety requirements.

!    The rights-of-way for major arterials and major collector streets should be designed as landscaped parkways or greenways, complete with a landscaped median strip, landscaped sidewalk, and bikeways. Major arterials should have separate bike paths, and major collectors should have bike lanes. Suggested width for major arterials, including right-of-way and planting strips, is 120 feet wide and for major collectors is 100 feet wide.

!    Where urban development abuts the H-2 Freeway, an open space/landscaped buffer of sufficient size should be provided to preserve a view of green, minimize the visual intrusiveness of the development, and reduce the noise and air quality impact of the freeway traffic on the abutting development.

!    Wahiawa Botanic Garden should be linked to the Wahiawa Freshwater Park on Lake Wilson by a trail through the gulch connecting the two areas.

3.2    REGIONAL PARKS AND RECREATION COMPLEXES

The following section presents general policies, planning principles, and guidelines for development of regional parks and recreation complexes.

3.2.1        GENERAL POLICIES

Regional recreational sites include the Central Oahu Regional Park, Wahiawa Botanical Garden, Wahiawa Freshwater Park, Waipahu Cultural Garden, the proposed Waipahu Shoreline Park, and public and private golf courses. To sustain economic development, public-private partnerships to build and maintain new park and recreation complexes should be considered.

Regio nal Parks. Central Oahu Regional Park is a new 269-acre park being developed on a triangle-shaped area across Kamehameha Highway from the Waipio-Gentry planned community. Key features of the regional park and sports complex include:

!    A professional quality baseball complex for training and tournaments;

!    Softball, youth baseball, soccer and multi-purpose fields;

!    Basketball and sand volleyball fields;

!    A championship tennis complex with center court and 24 tennis courts;

!    A community center and aquatic center with Olympic-sized swimming and diving pools;

!    A four field in-line hockey complex;

!    A box car racing track;

!    A skateboard park; and

!    Passive recreational areas for picnicking, kite-flying, and pedestrian paths.

Land for the park has been acquired from the private landowner. Facilities will be constructed incrementally, as funding allows. Private funds will be used to construct some of the athletic facilities in the sports complex, primarily the baseball stadium, and the tennis complex.

Wahiawa Botanical Garden is a 27-acre park with a unique collection of plants representing the mid-level rain forest habitat. It is located in a small ravine in the center of Wahiawa and is one of five botanical gardens operated islandwide by the City Department of Parks and Recreation. It includes a small office, maintenance buildings, a comfort station, and parking stalls.

The Garden has experienced problems with erosion, lack of financial support and patronage, vandalism, and illegal dumping. A new Master Plan has been developed for the Garden and calls for the rehabilitation and expansion of the Garden. Improvements to the facility should focus on the promotion of eco-tourism, environmental education, and conservation of tropical plants, and include development of a visitor center, improvement of a second parking area, development of an activity core at the garden center, and creation of a new system of walking paths.

The Garden should be connected to the Wahiawa Freshwater Park at Lake Wilson by way of a trail through the gulch which connects the two facilities.

Wahiawa Freshwater Park is a 66-acre State recreation area surrounding Lake Wilson (Wahiawa Reservoir) which has picnicking facilities and the only year-round freshwater shoreline and boat fishing area on Oahu. A jogging path has been planned for the park, but has not been constructed. Expansion and improvement of park facilities are warranted. In addition to its recreation value, the park serves as both an edge for the western end of Wahiawa and as a visual gateway to the North Shore.

Waipahu Cultural Garden is a 49-acre park owned by the City. The private, nonprofit Friends of Waipahu Cultural Garden Park has established and operates (as a concession) a recreated plantation village and a museum to display the cultural traditions, physical forms, and lifestyles of plantation workers and their families. The park is not designed for active recreation, but does include a picnic area, an ethno-botanic garden, and an educational building with a crafts room. Improvements to the park should be consistent with the historical and cultural theme of the park and should enhance open space and passive recreational values.

Waipahu Shoreline Park. A shoreline park and preservation area is planned for the entire length of shoreline in Pearl Harbor's West Loch and Middle Loch. The park will include the Pearl Harbor Historic Trail (a shared use path running on the OR&L right-of-way), the Pouhala Marsh wildlife sanctuary, and the Waipio Peninsula Soccer Park, a multi-field soccer complex on the Waipio Peninsula.

The Pearl Harbor Historic Trail running along the shoreline on the OR&L right-of-way will allow bikers and pedestrians to travel as far as Nanakuli to the west. Riding east, the path will follow a greenbelt linking a network of shoreline parks stretching from West Loch to Rainbow Marina near Aloha Stadium. The shoreline park could also potentially provide access to nearshore fishing and boating in the Pearl Harbor West Loch waters.

As proposed in the Waipahu Town Plan (December 1995), Waipio Peninsula Soccer Park has been built on lands on the Waipio Peninsula that are leased from the Navy. The complex provides a venue for local, national and international soccer players to train and compete year-round.

Golf Courses. Central Oahu has eight public and private golf courses. The City operates the Ted Makalena Golf Course on the Waipio Peninsula. Because of the need to use high-quality water for irrigation above the Pearl Harbor aquifer, municipal golf course improvements in Central Oahu should be limited to enhancement of Ted Makalena Golf Course. Any new stand-alone municipal courses to serve the region should be planned for Ewa where nonpotable water for irrigation uses will be available from the Honouliuli Wastewater Treatment Plant.

Private golf courses include Hawaii Country Club, Mililani, Royal Kunia and Waikele golf courses. Additional private golf courses are planned for Waiawa. The U.S. military operates the Leilehua golf course near Wheeler Army Airfield and the Kalakaua golf course at Schofield Barracks.

Golf courses can provide protection for open space, and help reduce flooding and nonpoint pollution by helping retain storm waters. Golf course development should be approved only after determination that the course meets social, growth, economic, and environmental guidelines and approval of a community integration program.

Recreation Complexes. Sports and recreation complexes designed to attract visitors from throughout the region and the rest of Oahu have been proposed for various areas in Central Oahu.

Such complexes, if approved, should be designed to be compatible with surrounding land uses and environmental features.
3.2.2        PLANNING PRINCIPLES

The general policies for regional parks and recreation complexes are supported by the following planning principles:

!     Appropriate Scale and Siting. Architectural elements and siting should be used to heighten the visibility of a major recreation events area as it is approached from principal travel corridors.

!     Environmental Compatibility. Uses that generate high noise levels should be located and operated in a way that keeps noise to an acceptable level in existing and planned residential areas. The built environment should avoid adverse impacts on natural resources or processes in the coastal zone or any other environmentally sensitive area. To retain a sense of place, the design of recreation areas should incorporate natural features of the site and use landscape materials that are indigenous to the area where feasible.

!     Community Integration. The design of recreational attractions may have a distinct identity and entry, but there should be elements that link these destinations with surrounding areas through the use of connecting roadways, bikeways, walkways, landscape features or architectural design.

3.2.3        GUIDELINES

The following guidelines implement the general policies and planning principles for regional parks and recreation complexes listed above.

3.2.3.1    Islandwide and Regional Parks

!    Central Oahu Regional Park, a major park of approximately 270 acres, is being developed at the site known as "Waiola," near Waikele and Waipio. Distant views of the Waianae Range from Kamehameha Highway should be maintained in the development and siting of park landscaping and facilities.

!    Trails leading from the Central Oahu Regional Park to Waikele Gulch, connecting to a trail system throughout Central Oahu's gulches, should be provided.

!    A major new shoreline park should be established at Waipio Peninsula, giving access from Waipahu to the Pearl Harbor shoreline.

!    District parks within master-planned residential communities should include passive areas for picnicking and large, outdoor community gatherings.

!    Wahiawa Botanical Garden should be retained primarily as a gulch in its natural state.

!    Wahiawa Freshwater Park should be expanded to include most of the area adjacent to the Wahiawa Reservoir, limiting public access only as necessary to protect water quality and public safety.

(The location of parks in Central Oahu is shown above in Exhibit 3.1.)

3.2.3.2    Sports and Recreation Complexes

Definition of Use Areas

!    Uses that attract a high number of people for events should be separated as much as possible from residential areas and wildlife habitats.

!    Parking areas for sporting events should provide amenities and service facilities to accommodate "tailgate" picnics, as well as nearby picnic tables and outdoor grills.

Transportation Facilities

!    Bus loading areas and shelters and bicycle parking facilities should be located as close as possible to entry gates for special events areas.

!    Bus stops should be located at all principal activity areas.

Views

!    Facilities for special events should be located and designed to be readily visible and identifiable from the principal transportation corridors that lead to them.

!    The visual identity of the complex should be established through distinctive architecture, landscaping, or natural setting.

Landscape Treatment

!    The visibility of perimeter fencing, parking lots and garages and other utilitarian elements should be minimized through plantings or other appropriate visual screens along roadway frontages.

!    In large parking lots, canopy trees should be used to provide shade. Special paving or pavement markings could be used to indicate pedestrian routes to destinations and differentiate sections of the parking area.

Natural Environment

!    Wetland and other wildlife habitat areas shall be retained, protected, and incorporated as passive recreational resources.

3.2.3.3    Sitin g

!    Island-wide and regional parks and golf courses are shown on the Open Space Map and the Public Facilities Maps in Appendix A.

!    Change in the location of an island-wide park or a golf course shall require a City review and approval process which provides adequate public notice and input.

!    Funding for new park facilities shall be committed according to the priority for development of the area surrounding the park location, as indicated on the Phasing Map in Appendix A.

!    Regional sports and recreation complexes may be located on the Waipio Peninsula, at the Central Oahu Regional Park, and in areas designated for commercial, industrial, or park use, subject to a City review and approval process which provides public review and complete analysis.

3.3    COMMUNITY-BASED PARKS

The following section provides general policies and guidelines for community-based parks and recreation areas.

3.3.1        GENERAL POLICIES

Adequacy. Adequate parks to meet residents' recreational needs should be provided. Currently, Central Oahu has less community-based park acreage than the Department of Design and Construction island-wide parks standard indicates is needed for its existing population. Community-based parks include mini-parks (three acres or less, 1/4 mile service radius), neighborhood parks (4-6 acres, 1/2 mile), community parks (10 acres, one mile), and district parks (20 acres, two miles).

In 2000, Central Oahu had 233 acres of community-based parks, 65 less than the island-wide standard. (However, some of this shortfall is met by private recreation centers maintained by homeowner's associations in most of Central Oahu's planned residential developments, and by the new Central Oahu Regional Park.)

Parks Standard. New residential developments should provide land for open space and recreation purposes at a minimum of two acres of park per 1,000 residents.

Additional park acreage will be needed to eliminate the current deficit and to meet projected growth through 2025. Based on the standards described above, an additional 114 acres of community-based parks and recreation areas would be needed to meet the needs of the projected 2025 Central Oahu population.

The primary method of acquiring the needed additional community-based park land will be through the park dedication ordinance which requires developers to dedicate land for parks and playgrounds (equivalent to 110 square feet per apartment, multi-family building, and planned development project dwelling unit, and 350 square feet per one-family, two-family, and duplex unit) as part of the subdivision approval process.

Recreational Access. Access to recreational resources in the mountains, at the shoreline, and in the ocean should be protected and expanded.

Trails to and through the gulches and mountains are an important public recreational asset. Some areas are difficult to access because of landowner restrictions.

New development projects are an opportunity to provide public access to trail heads from the streets extending toward the mountain slopes or approaching the edges of the gulches. In addition, the City should support other efforts to expand access to mountain and gulch trails in areas where urban development will not occur.

3.3.2        GUIDELINES

The following guidelines implement the general policies for community-based parks:

3.3.2.1    Development of Community-Based Parks

!    The Department of Parks and Recreation should co-locate Neighborhood or Community Parks with elementary or intermediate schools and coordinate design of facilities when efficiencies in development and use of athletic, recreation, meeting, and parking facilities can be achieved.

!    The Department of Parks and Recreation should coordinate the development and use of athletic facilities such as swimming pools and gymnasiums with the State Department of Education (DOE) where such an arrangement would maximize use and reduce duplication of function.

!    Where feasible, the Department of Parks and Recreation should site Community and Neighborhood Parks at the center of neighborhoods, in order to maximize accessibility.

!    Development master plans should provide accessible pathways from surrounding streets to facilitate pedestrian and bicycle access to all features in parks.

3.3.2.2    Access to Ravines and Mountain Trails

!    Where appropriate, new developments should provide a public access easement and parking area for hikers from the mauka boundary to a public mountain trail easement.

!    Where appropriate, new developments should provide a means for a safe trail to major Central Oahu gulches which are either within or adjacent to the project area. (These gulches which are part of the Central Oahu Open Space Network include Waiawa, Panakauahi, Kipapa, Waikele, and Waikakalaua Gulches.)

3.3.2.3    Siting

!    Conceptual locations for district parks are shown on the Open Space Map in Appendix A. These locations may be revised without needing to amend the Sustainable Communities Plan when more detailed site information and planning analysis is available.

!    Community and neighborhood parks are part of the open space system, but their location is determined more by community facility design considerations than by their relationship to the regional open space network. Siting of Community and Neighborhood Parks should be reviewed and decided at the time the Project Master Plan is submitted, prior to the granting of a zone change.

3.4 HISTORIC AND CULTURAL RESOURCES

This section provides policies, planning principles, and guidelines for the preservation and development of historic and cultural resources in Central Oahu.

3.4.1        GENERAL POLICIES

Protection of Key Landmarks. Physical references to Central Oahu's history and cultural roots should be emphasized to help define Central Oahu's unique sense of place. Existing visual landmarks should be protected, and creation of new culturally appropriate landmarks should be supported.

Preservation of Historic Features. Significant historic features from the plantation era and earlier periods should be preserved.

Protection of Kukaniloko. Protection of Kukaniloko must be ensured. The appropriate form of that protection should be determined through consultation with the Hawaiian Council of Elders, the State Historical Preservation Officer, and others.

Protection of Vistas. Whenever possible, significant vistas, as identified in Table 3.1, should be retained.

Prior Approved Mitigations Implement Plan Vision and Policies. Where known archaeological and cultural sites have been identified and impact mitigations approved as part of prior development approvals, these mitigations should be assumed to carry out the Plan vision and policies for preservation and development of historic and cultural resources in Central Oahu.

Exhibit 3.2 indicates the locations of a number of these historic and cultural resources which are also listed below in Table 3.1.

OR&L Historic Railway. The railroad right-of-way runs along the edge of Pearl Harbor, with a spur leading up to the Waipahu Cultural Garden Park.

Waipahu Sugar Mill Environs. The location of the mill is indicated on the map of Waipahu Town in Section 3.5.1.1. Related features nearby include the Waipahu Cultural Garden Park, the grouping of storefronts on Waipahu Depot Road and Waipahu Street, and the OR&L Historic Railway.

!     Preservation and Protection. Some historic, cultural, or archaeological sites have high preservation value because of their good condition or unique features. Such sites are recommended for in situ preservation and appropriate protection measures.    

!     A daptive reuse. Many historic sites can be converted from their original intended use to serve a new function without destroying the historic value of the site, and perhaps even enhancing its interpretative value. In other cases, such as sites with sacred significance, the site should be either restored or remain intact out of respect for its inherent value.

!     Compatible setting. The context of an historic site is usually a significant part of its value. Care should be taken in the planning and design of adjacent uses to avoid conflicts or abrupt contrasts that detract from or destroy the physical integrity and historic or cultural value of the site. The appropriate treatment should be determined by the particular qualities of the site and its relationship to its physical surroundings.    

!     Accessibility. Public access to an historic site can take many forms, from direct physical contact and use to limited visual contact. The degree of access should be determined by what would best promote the preservation of the historic, cultural and educational value of the site, recognizing that economic use is sometimes the only feasible way to preserve a site. In some cases, however, it may be highly advisable to restrict access to protect the physical integrity or sacred value of the site.

!     Public Views. Public views include views along streets and highways, mauka-makai view corridors, panoramic, and significant landmark views from public places, views of natural features, heritage resources, and other landmarks, and view corridors between significant landmarks. The design and siting of all structures should reflect the need to maintain and enhance available views of significant landmarks. No development should be permitted that will block important public views, as listed in Table 3.1 and illustrated in Exhibit 3.2. Whenever possible under criteria specified in State law, overhead utility wires and poles that significantly obstruct public views should be relocated or placed underground.

3.4.3        GUIDELINES

The following guidelines for historic and cultural resources implement the general policies and planning principles listed above:

3.4.3.1    OR&L Historic Railway

As recommended in the Waipahu Town Plan (December 1995) and the Pearl Harbor Historic Trail Master Plan (May 2001), the long-term restoration of the OR&L railroad and development of the right-of-way as a world-class heritage and educational corridor would enhance neighboring communities and serve as a major visitor and cultural attraction.

Method of Preservation

!    The existing railway and associated structures should be repaired or reconstructed to the extent feasible, in order to permit its use for historic and educational rides.

!    Preferably, the route would extend from Aiea to Nanakuli. Currently, the Hawaiian Railway Society operates a train between Ewa Villages and Kahe Park near Nanakuli.

The first phase of railway restoration efforts should initially focus on restoring the historic rail link between Ewa Villages and Waipahu, with a train station at Waipahu Depot and a railroad stop and turnaround at the Waipahu Cultural Garden.

Adaptive Reuse

!    Expansion and use of the railroad to promote the history and culture of the area should be encouraged.

!    There should be a parallel paved shared-use path for bicycles and pedestrians along the length of the rail route, either within or adjacent to the right-of-way. The path should be provided even in those sections where the railroad itself is not operational.

Adjacent Uses

!    Design of structures and elements related to the Pearl Harbor Historic Trail should reflect the historic nature of the railway and its surroundings.

!    New development should be set back a minimum of 50 feet on either side of the OR&L right-of-way, unless it is either directly related to the operation of the railroad, or reconstruction of an historic use, or use of the right-of-way for open space and bikeway purposes; or is otherwise specified in existing land use approvals.

!    Landscaping should be provided along the adjacent path, with occasional rest stops with seating and other amenities.

!    Railroad station platforms, maintenance and equipment buildings, kiosks and other accessory structures with an historic architectural theme, as well as parking and loading areas should be permitted in the railroad right-of-way and setback area.

Public Access

!    Public use should be encouraged by continuing and expanding the operation and run of the historic railway and by providing a parallel shared path.

!    Interpretative signs along the route should explain the historic significance of the railroad and note points of interest.

3.4.3.2     Waipahu Sugar Mill Environs

Methods of Preservation

!    The sugar mill stack and boiler room should be retained as visual symbols of Waipahu's plantation town history.

!    The historic theme of the Waipahu Cultural Garden Park should be maintained, and opportunities should be sought to establish a more direct physical and economic connection between the park and the mill.

!    Economic revitalization and in-fill development should be promoted in the old commercial core along Waipahu Street and Waipahu Depot Road to maintain the historic character of this area.

!    Visitors should be attracted to the area by extending the OR&L historic theme train operations to allow rides between Ko Olina Resort and the Waipahu Cultural Gardens.

!    A transit linkage should be established between Waikele Center and Waipahu Town.

Adaptive Reuse

!    A variety of reuse options which are consistent with the purpose of retaining the historic plantation theme for the old town core should be allowed at the Waipahu Sugar Mill site.

!    Adaptive reuse of older commercial buildings in the town core should be encouraged as a means to retain the historic building forms.

Urban Form

!    Buildings in the old commercial core should be limited to two or three floors in height in keeping with the area's historic scale and to preserve views of existing mill structures.

!    Renovations to the sugar mill for adaptive reuse should minimize exterior alterations that substantially change the building profile or accessory structures that define the mill's original purpose.

!    A strong pedestrian shopping orientation in the old town core should be promoted by expanding "storefront" businesses, enhancing the sidewalk areas with street trees and period fixtures, consolidating off-street parking behind buildings, and retaining on-street parking wherever possible.

!    Development standards should be modified, as needed, to facilitate the retention and rehabilitation of historic structures and appropriate in-fill development.

Public Access    

!    The Waipahu Cultural Garden Park should remain a public facility.

!    Public access to the Waipahu Sugar Mill and other privately owned historic buildings in the Old Waipahu Town Anchor area (see Sec. 3.5.1.1) should be encouraged.

3.4.3.3    Native Hawaiian Cultural and Archaeo logical Sites

Method of Preservation    

!    Preservation in situ should be required only for those features for which the State Historic Preservation Officer has recommended such treatment.

!    The preservation method, ranging from restoration to "as is" condition, should be determined on a site-by-site basis, in consultation with the State Historic Preservation Officer.

Adjacent Uses    

!    Appropriate delineation of site boundaries and setbacks and restrictions for adjacent uses should be determined on a site-by-site basis in consultation with the State Historic Preservation Officer.

!    Criteria for adjacent use restrictions should include sight lines that are significant to the original purpose and value of the site.

Public Access

!    The appropriateness of public access should be determined on a site-by-site basis in consultation with the State Historic Preservation Officer, appropriate Hawaiian cultural organizations and the owner of the land on which the site is located.

3.5    WAIPAHU TOWN

This section discusses policies, planning principles, and guidelines for development of Waipahu. Waipahu will be revitalized by policies and programs designed to attract new investment and to increase levels of activity in its traditional commercial and civic centers.

The closing of the Oahu Sugar Company in 1995 marked the end of an era and of Waipahu's role as a sugar mill town. Decisions on the future use of the mill site, which is the heart of the old town, will play a major role in defining the future character of Waipahu.

Waipahu's commercial and industrial areas have been adversely affected by the growth of new commercial and industrial developments elsewhere in Ewa and Central Oahu, requiring a search for new service and niche market opportunities if the business areas are to be revitalized.

3.5.1        GENERAL POLICIES

Waipahu's future is addressed in the Waipahu Town Plan, the Special Area Plan for Waipahu which was completed in December 1995 and in the Waipahu Livable Communities Initiative (May 1998). These community-based plans form the basis for the following policies, planning principles, and guidelines which will be used to evaluate proposed land use changes and infrastructure developments in Waipahu.

The Waipahu of the future is envisioned as a harmonious blend of the old and new. Within the framework of this vision, Waipahu Town should retain and embrace its cultural and plantation heritage -- the smokestack and portions of the sugar mill should remain as dominant symbols, and the Waipahu Cultural Garden Park should serve as a reminder of this heritage. There should be a mixture of old style plantation buildings with more contemporary buildings. Streets should be landscaped and pedestrian friendly, with ample roads to get around and through the town. Waipahu Street should remain a slow winding road with large monkey pod trees.

Economic development of Waipahu should be integrated with social, cultural, and recreational enhancements. Waipahu Town should be revitalized for the betterment of the business community and should provide gainful employment serving the immediate community and the region. The economic development and revitalization of Waipahu, particularly within the town core area, is central to implementing the community's desired land use plan. The desired land use plan also recognizes and addresses the social and recreational opportunities that would achieve a balance in the future development of Waipahu, enhance the experiences of residents and workers, and make Waipahu a more attractive place to visit.

Greenery and open spaces should be preserved and enhanced for the current and future residents to use and enjoy. Waipahu's shoreline should be reopened for fishing, boating, and picnicking. The OR&L railway should be restored to allow train rides to and from Ewa and beyond.

The future of Waipahu is envisioned to embrace a vibrant community where the country atmosphere is preserved, where business prospers, and where diverse people can come together to live, work, shop, and play.

3.5.1.1    Anchor Areas

As shown in Exhibit 3.3, the Waipahu Special Area Plan identifies four land use anchor areas:

!    The Community Facilities Anchor area includes the Civic Center site and the Mini-Park-and-Ride Facility.

[]    Government services should continue to be consolidated in the vicinity of Mokuola Street and the Waipahu District Park. Existing facilities include the District Park, the Waipahu Civic Center, the new Waipahu Public Library, and elderly rental housing. Planned facilities include a senior citizen center, additional elderly rental units, and low-rise public rental units.

[]    A mini-park-and-ride facility should be located on a portion of a parcel located at the Ewa-mauka corner of Hikimoe and Mokuola Streets.

!    The Recreation Anchor area includes the Shoreline Park/Preservation Area, Shoreline Pedestrian and Bike Path, the OR&L Right-of-Way, and the Waipio Peninsula.

[]    A Shoreline Park and Preservation Area should be developed along the entire shoreline in Pearl Harbor's West Loch and Middle Loch with a 150-foot setback required for all new developments located on the shoreline. This park would be part of a continuous shoreline park and greenbelt from West Loch to Rainbow Marina near Aloha Stadium. Access to nearshore fishing and boating in Pearl Harbor's West Loch should be sought to improve recreational opportunities.

[]    A Shoreline Pedestrian and Bike Path should be developed within the 40-foot wide OR&L right-of-way, as part of the Pearl Harbor Historic Trail that will run on the OR&L right-of-way from the Waianae Coast to the Rainbow Marina near Aloha Stadium.

[]    The OR&L right-of-way should be restored to permit train operations between the Waipahu Cultural Garden Park and the Waianae Coast.

[]    The Waipio Peninsula encompasses approximately 1,400 acres of State, City and Navy lands makai of the OR&L right-of-way. Existing City public facilities include the Police Training Academy, the Waipahu Refuse Convenience Center, the Waipahu wastewater pump station, the Department of Parks and Recreation temporary plant nursery, and the Ted Makalena Golf Course.

The initial phase of the Waipio Peninsula Soccer Park, a recreational complex with multiple soccer fields, has been developed on lands leased from the Navy.

!    The Commercial Anchor area includes a commercial and light industrial area centered around the intersection of Leoku and Farrington Highway.

Redevelopment of the area to encourage medium-density, mid-rise mixed use residential/commercial development within a one-quarter mile distance of a town center/transit node near the intersection of Leoku and Farrington Highway (as shown on Exhibit 3.3) should be pursued through public-private partnerships.

In addition, the shoreline setback areas and the shoreline trail park areas along West Loch should be acquired, and view planes opened to allow views of Pearl Harbor from key points along Leokane Street and Pupuole Street on the makai edge of the area.

Exhibit 3.3 identifies the location of the areas and planned land uses at major sites within each area.

3.5.2        PLANNING PRINCIPLES

Six major themes guided the preparation of the Waipahu Special Area Plan and provide basic principles for the planning and design of developments in Waipahu Town.

!     Economic Revital ization. Opportunities for economic revitalization should be provided which generate jobs and attract people to Waipahu while minimizing adverse impacts to existing businesses.

!     Compatible Uses. New land uses should be compatible with existing uses and provide for community needs.

!     Heritage. Waipahu's plantation and cultural heritage should be promoted and preserved.

!     Urban Design. The overall visual appearance and character of Waipahu Town should be improved.

!     Recreation. Increased opportunities for recreation on the land and in nearshore waters should be provided.

!     Circulation. Vehicular access into and within Waipahu should be improved, and pedestrian, bicycle, and transit facilities should be integrated.

3.5.3        GUIDELINES

To implement the general policies and planning principles for Waipahu, the following guidelines should be used to design and evaluate land use developments and infrastructure projects.

3.5.3.1    Urban Design

!    The scale and sense of Waipahu as a small town should be preserved. Existing zoning heights and densities should be preserved throughout Waipahu Town to help maintain the small town scale.

!    The visual dominance of the sugar mill, particularly the smokestack, should be maintained.

!    Structures having historic, cultural, and/or visual significance should be retained and renovated as needed. Historic buildings on the mill site and in the Old Town Commercial Area should be identified. Adaptive reuse of these historic buildings should be encouraged.

!    The Old Town Commercial Area should have a special image signifying its historic character and role as the cultural and business center for Waipahu. Detailed design guidelines should be established for the Old Town Commercial Area to create the desired historic plantation theme.

!    The visual appearance of Farrington Highway and the linkages within and between the Old Town Commercial Area and surrounding areas should be upgraded. Farrington Highway should be landscaped with canopy trees in the median, and landscaped entry features should be created at both ends of Farrington Highway and at the intersection of Waipahu Depot Road and Farrington Highway.

!    Open space areas, the shoreline, and other available natural areas should be developed for use by the public and integrated into the built environment. Open space and coastal resource areas on the Waipio Peninsula and along the Pearl Harbor shoreline should be made available for increased use by the public. Parks, open space areas, and centers of interest should be linked by landscaped roads and pedestrian/bicycle pathways.

3.5.3.2    Old Waipahu Town

Sugar Mill Site

!    Renovations to the sugar mill for adaptive reuse should retain the visual qualities and building character that defined the mill's original purpose.

Old Town Commercial Area

!    The compactness of the town's historic shopping area should be maintained, with new uses encouraged to in-fill between existing buildings along Waipahu Street and Waipahu Depot Road.

!    The character of Waipahu Street and Waipahu Depot Road should be maintained except for adjustments to improve traffic flow and safety in order to safeguard the historically and visually significant buildings and maintain the area's pedestrian scale and orientation.

!    Existing significant historic structures should be identified, maintained and restored wherever possible, and adaptive reuse encouraged where necessary to ensure their continued viability and use.

!    The architectural character of new buildings should reflect the plantation era architecture of Waipahu's historic past. Basic design principles, texture, construction materials, and colors should be compatible with styles from this era.

!    A strong pedestrian orientation should be encouraged and maintained through the expansion of "storefront" businesses, enhancement of the streetscape and walking environment, and consolidation of off-street parking behind buildings.

!    New buildings or additions should be located close to the street, creating a traditional "street line" of facades, with buildings forming an attractive edge to the roadway.

!    Storefronts should be oriented to the street and include elements such as canopies, overhangs, porches, and trellises to scale down building heights and enhance the street-level environment.

!    Buildings should be limited to two or three floors in height in keeping with the area's historic scale and to preserve views of existing mill structures.

!    Buildings should avoid awkward or overscaled forms, and long building forms should be broken down or offset into smaller masses of more residential proportions.

3.5.3.3    Community Facilities Anchor Area

!    Public service uses should be encouraged on large vacant areas within this district.

!    Spaces between buildings should be developed and landscaped in a manner which provides the area with a unifying visual image and creates the sense of an active, people-oriented civic park.

3.5.3.4    Commercial Anchor Area

!    Attractive and distinctive entry features should be established at each end of the Commercial Anchor Area.

!    Landscaping along Farrington Highway and adjoining roadways should be enhanced through the increased use of street trees and the establishment of planting schemes which help to identify and distinguish between the different commercial and industrial areas.

!    Mid-rise, medium-density apartment uses should be encouraged within one-quarter mile of the future town center/transit node near the intersection of Leoku and Farrington when combined with retail commercial uses on the ground level.

!    The visual appearance of business development should be upgraded through building facade improvement programs and through the greater use of shade trees within parking areas and of landscape buffers between parking areas and adjoining streets.

3.5.3.5    Residential Areas

!    Where possible and appropriate, small community gardens should be established in residential and apartment areas in order to increase green space and maintain a connection with the town's agricultural roots.

!    Street trees should be provided in all neighborhoods in order to soften the visual impact of development and enhance the walking environment for residents.

!    Mid-rise, medium density apartment buildings, including mixed-use developments, should be encouraged in areas within one-quarter mile of future town centers/transit nodes at the intersection of Leoku and Farrington and at the intersection of Waipahu Depot Road and Farrington, with the exception of the Old Town Commercial Area.

3.5.3.6    Circulation Design Guidelines

!    Existing pedestrian connections to nearby residential areas from the old commercial core and to recreational and cultural facilities located around this area should be improved, and new ones developed where appropriate. All pathways should be landscaped in a manner which identifies their role as visual and functional linkages between open spaces and centers of activity. Where possible, they should be designed to accommodate safe movement for walkers, joggers and bicycle riders.

!    Landscape improvements to streets and front yards in the Farrington Highway business areas should accommodate, where possible, walkways and bicycle paths which link the different business developments together and connect these areas to adjoining residential neighborhoods.

!    Sidewalks, traffic signal improvements, and other measures should be developed to facilitate pedestrian circulation between mauka and makai areas of Waipahu.

!    Space for a possible future transit corridor should be reserved along Farrington Highway and higher intensity uses encouraged near future transit nodes along that route.

3.5.3.7    Open Space and Views

!    Existing and planned parks and open space areas should, wherever possible, be connected by a series of tree-lined pedestrian pathways, jogging paths and bikeways.

!    Visual and physical connections between Waipahu Cultural Garden Park, the old commercial core and significant adjoining areas and roadways should be strengthened.

!    Significant views should be preserved, including views of the Koolau and Waianae Mountain Ranges from along Farrington Highway, views of Pearl Harbor from Farrington Highway in the vicinity of Waipahu High School, the view of the Waipahu Sugar Mill from the Waipahu Cultural Garden, and the view of the Waianae Mountains from the Waipahu Cultural Garden.

!    Mature trees should be preserved.

3.6        WAHIAWA TOWN

Wahiawa's historic role as a stopping point for people traveling to and from the North Shore has been eroding as a result of improvements in the highway system and the residential development of areas around Pearl Harbor and on the Ewa Plain.

Wahiawa's role as a regional center for Central Oahu has been diminished by the development of major new towns and residential areas such as Mililani Town and Melemanu Woodlands. Its commercial areas have had difficulty competing with the shopping centers of the newer communities and the major new "big box" retailers in power centers at Mililani, Waikele, and Pearl City.

Wahiawa has also been affected by the decline in both the pineapple and sugar industry and changes in military force levels at Schofield Barracks and Wheeler Army Airfield.

3.6.1        GENERAL POLICIES

Earlier planning efforts which considered Wahiawa's development include the Central O'ahu/North Shore Regional Plan (July 1993) and the Wahiawa Town Master Plan (1994).

Beginning in 1996, the Planning Department (now the Planning Division of the Department of Planning and Permitting) began working with a Wahiawa Urban Design Task Force, comprised of various community businesses, organizations, and elected representatives to formulate an urban design plan for Wahiawa as part of its Central Oahu Sustainable Communities Plan revision program.

Wahiawa and Waipahu had been identified as areas needing Special Area Plans, plans providing more detail than is provided in the Sustainable Communities Plan (see Chapter 5). It was agreed that the Special Area Plan for Wahiawa should take the form of an urban design plan.

A number of community meetings and public workshops were held during 1996 and 1997, and in August 1998, the Wahiawa Urban Design Plan was transmitted to the City Council. The following general policies are drawn from the Wahiawa Urban Design Plan and earlier community-based planning efforts.

Key Policies. Wahiawa should build on the strength of its stable and attractive residential areas and protect and enhance its unique characteristics:

3.6.1.1    Maintain and Enhance Wahiawa's Plantation Heritage and Rural, Small-Town Atmosphere. The scale and feeling of Wahiawa as a small town should be maintained. Wahiawa's plantation heritage and "country town" atmosphere give it a character that is not found in newer master planned communities. Commercial and civic buildings and residential neighborhoods which reflect the town's plantation heritage and multi-cultural roots should be preserved. The quality of the living environment offered by existing single-family residential areas should be maintained and protected.

3.6.1.2    Enhance Wahiawa's Role as a "Gateway" Between Town and Country. Wahiawa has historically been the boundary between the urban growth of Central Oahu and the broad vistas of the agricultural and rural areas of the North Shore. This role should continue with Lake Wilson and Kaukonahua marking the northernmost extent of urban development in Central Oahu. Appropriate gateway entry features should be established on Kamehameha Highway at both the northern and southern entrances to Wahiawa.

3.6.1.3    Enhance the Town Core as a Setting for Social, Civic, and Commercial Interactions. Wahiawa's State and County offices have historically provided services to both upland Central Oahu and to North Shore communities, and played a role as a regional civic and shopping center. Wahiawa's civic center should be strengthened by consolidating public services and encouraging the location of more social and community service organizations in the town. In addition, the character and role of Wahiawa's business area as a community shopping district and regional service center should be maintained and enhanced in order to encourage Oahu residents and visitors to discover what Wahiawa has to offer.

3.6.1.4    Protect and Enhance Forest and Lake Features. Wahiawa's unique forest and lake features should be protected and enhanced. Wahiawa is unique because it is a town surrounded by forest, it has a forest within town in the tree-lined gulch that courses through the center of town, and it borders on Lake Wilson which provides special views and recreational opportunities. Public-private partnerships should be pursued to explore opportunities to redevelop commercial and residential areas on the Town side of the northern and southern gateway entry points (where Kamehameha Highway crosses Lake Wilson) to take advantage of shoreline views and make the shoreline more accessible and enjoyable to the public while reinforcing the integrity of the Wahiawa Town Center.

Exhibit 3.4 shows the town's business district and civic center, as well as other major land uses within Wahiawa.

3.6.2        GUIDELINES

This section provides guidelines for the development of the business district, civic center, and residential areas; for improvement of circulation; and for preservation of open space and views.

3.6.2.1    Business District

!    Wahiawa's historic "identity" should be re-established within a "Town Center" located along Kamehameha Highway in the vicinity of California and Kalani Avenue.

!    Existing structures that reflect the historic character of Wahiawa should be maintained and restored where possible, and adaptive reuse encouraged where necessary to ensure their continued viability and use.

!    Redevelopments should reflect an architectural theme consistent with the historic character of Wahiawa. The architectural character of new buildings and of the building renovations should be compatible with historic buildings in the area and reflect the town's plantation heritage.

!    Open space and landscaping should be provided to reinforce the historic character of Wahiawa.

!    Distinctive and attractively landscaped gateway features should be established at each of the Kamehameha Highway entries to the town to reinforce a "sense of arrival" along these approaches.

!    New commercial uses should be encouraged to in-fill on vacant and underutilized parcels within Wahiawa's existing business district. Expansion of the district is not needed and should be avoided.

!    Repair shops, storage and similar uses which provide needed services should continue to be allowed, but should be confined to the town's existing industrial area between Palm and North Cane Street. Buffer landscaping and similar edge treatments should be provided to minimize impacts on adjoining areas.

!    Building heights should generally be in keeping with Wahiawa's small town scale. However, some flexibility should be given for public buildings, such as government offices and churches, in order to allow for designs that create symbols of identity for the community.

!    The location of parking areas behind commercial establishments should be encouraged in order to improve the pedestrian environment and appearance of the streetscape.

!    The visual appearance of business developments should be upgraded through building facade improvement programs and through the greater use of shade trees within parking areas and of landscape buffers between parking areas and adjoining streets.

3.6.2.2    Civic Center

!    Expansion of existing government facilities and community services should be welcomed and encouraged. To the extent possible, these uses should be clustered within and bordering the area bounded by California Avenue, North Cane Street, Kilani Avenue and Lehua Street.

!    Parking for civic center and Wahiawa General Hospital users should be expanded and consolidated within a multi-level parking garage located on Center Street.

3.6.2.3    Residential Areas

!    The intrusion of apartment buildings or other incompatible uses into existing single-family residential areas should be prevented.

!    The extensive use of street trees to enhance Wahiawa's rural character and image as a "town within a forest" should be maintained and extended into all of its residential areas.

3.6.2.4    Circulation

!    Minor adjustments to street rights-of-way, alignments and on-street parking should be made where they would improve traffic flow and safety. In general, however, new streets or major street widenings should be avoided as they are not needed and would detract from Wahiawa's rural and small town character.

!    On-street parking should be provided during non-peak traffic hours to "slow-down" traffic along Kamehameha Highway. Where possible, off-street parking should be expanded in areas where the existing supply is inadequate, such as for many of the businesses along Kamehameha Highway.

!    A network of bicycle paths and designated bicycle routes should be established along major traffic corridors in order to improve safety and convenience and encourage increased use of bicycles for travel within the community.

!    Landscaping, sidewalk and other streetscape improvements should be made in areas lacking in greenery or with unsafe or inadequate provision for pedestrian traffic.

3.6.2.5    Open Space and Views

!    The natural scenic character of Lake Wilson and adjoining forested areas are vital elements of Wahiawa's "town in a forest" image and should be preserved and protected from alteration or encroachment of urban uses.

!    Wahiawa Freshwater Park should be expanded and improved with appropriate facilities which will encourage and accommodate greater public use without major disruption to the site's natural beauty.

!    Recreational facilities in existing community parks should be upgraded and, where possible, new facilities added in order to meet current and future demands for sports activities.

!    Prominent natural views in Wahiawa involve Lake Wilson and the Waianae Mountains, and, to a lesser degree, the Koolau Mountains. Where possible, site layouts and building orientations for new developments should maximize view opportunities of these areas.

!    Significant vistas should be preserved, including the view of the upper Central Oahu plains toward Waialua from the end of Koa Street in Wahiawa.

3.7    CENTRAL OAHU PLANTATION VILLAGES

This section provides general policies, planning principles, and guidelines for preservation and maintenance of the plantation villages at Kunia and Poamoho.

As shown in Exhibit 3.5, Kunia Village is located off Kunia Road in the middle of the Del Monte pineapple fields, about one mile south of Schofield Barracks. Exhibit 3.5 also provides a map of Poamoho Village which is located about 1 2 miles north of Wahiawa in the pineapple fields of north-central Oahu.

3.7.1        GENERAL POLICIES

At the present time, neither Kunia nor Poamoho seems at risk of significant changes in operation or management. They are likely to be maintained, at least to minimum levels, for the foreseeable future. However, their long-term future currently depends on the future of pineapple production. The villages could also serve a function as affordable housing for workers from new diversified agricultural activities on lands along Kunia Road and north of Wahiawa.

Central Oahu's plantation era heritage and physical reminders of that period are important to preserve as the region becomes urbanized. The existing village structures in the two villages should be rehabilitated or adapted for reuse.

Related affordable housing could be developed to support diversified agricultural employees.

3.7.2        PLANNING PRINCIPLES

Planning principles for the Kunia and Poamoho Plantation Villages include:

3.7.2.1    Historic Function and Character. The existing rural forms and historic character exhibited within the villages should be preserved and enhanced. This includes the perpetuation of rural agriculture functions and activities in the surrounding area, in conjunction with village land uses.

3.7.3.1    Method of Preservation

!    Existing historic plantation houses should be rehabilitated as part of an assisted housing program.

!    Rental dwellings should be rehabilitated and converted for sale, giving preference to existing residents to minimize displacement and retain the sense of community.

!    The historic development pattern, architectural character and street appearance should be preserved by varying conventional subdivision and other development codes, as appropriate.

!    Structures that must be razed should be replaced, and other vacant areas developed with new in-fill development that respects the historic character of the original village.

3.7.3.2    Adaptive Reuse

!    When a historic structure is converted to a use other than its original purpose, rehabilitation should be done in a manner that does not alter its exterior appearance.

3.7.3.3    Urban Form

!    The current grid street pattern should be maintained in the existing villages and replicated in new in-fill development.

!    The standard subdivision street hierarchy and design standards should not be used. Narrow street widths without sidewalks should be maintained in the residential portions of existing villages and established in new villages to minimize impacts on front yards and structures and retain a rural village character.

!    Any new collector streets should be located in between and not within existing villages.

!    Principal entry roads to and through the villages should be tree-lined boulevards. Entries should be highlighted with landscape features.

!    Appropriate canopy trees should be provided along all street frontages.

!    Lot sizes and dimensions for new in-fill homes in the existing villages should be similar to those of existing house lots.

!    New structures on vacant lots in the existing villages should complement the exterior design of adjacent homes.

3.7.3.4    Open Space/Views

!    Existing village greens and playfields should be preserved and maintained as places for community gatherings and recreation.

!    Existing landscaping within the villages and stands of trees in bordering ravines should be preserved.

3.7.3.5    Adjacent Land Uses

!    Agricultural use should be maintained on adjacent lands.

!    The visibility of any new structures in the vicinity should be minimized by appropriate landscape screening and building siting. If visibility is unavoidable, the new structure should be designed to respect the scale and character of the villages.

3.7.3.6    Public Access

!    Since the preservation concept is to perpetuate and revitalize a living community, public access should be the same as for other communities.

3.8        EXISTING AND PLANNED RESIDENTIAL COMMUNITIES

This section provides general policies and guidelines for the development of new communities and the expansion or renovation of existing communities.

3.8.1    General Policies

The following general policies may be applied to the expansion or renovation of existing residential communities, as well as to new communities.

3.8.1.1    Overall Density. To achieve the desired compactness and character of development in planned residential communities, the housing density of the aggregate area zoned for residential use (including the streets) should be in the range of 10 to 15 units per acre. (This average does not include areas zoned for commercial or industrial use.)

Table 3.2 gives an overview of the density and height guidelines for planned and existing residential developments.

Conceptual locations for residential, and low and medium density apartment development are shown on the Urban Land Use Map in Appendix A. See Section 3.8.3 for further discussion of the Urban Land Use Map.

3.8.1.2    Higher Density Housing Along the Waipahu-Kapolei Transit Corridor. To promote use of mass transit, higher-density residential use should be developed along a major rapid transit corridor linking Waipahu with Kapolei in the west and with Primary Urban Center communities to the east. Medium Density Apartment and Commercial mixed uses should be developed at two transit nodes, which would cover a one-quarter-mile radius around major transit stops. Areas along the rapid transit corridor should have housing densities of 25 units per acre, and greater densities are expected within the transit nodes. See Exhibit 3.3 and the Urban Land Use Map and the Public Facilities Map in Appendix A for location of the transit nodes in Waipahu.

3.8.1.3    Physical Definition of Neighborhoods. The boundaries of neighborhoods should be made evident through the use of street patterns, landscape or natural features, and building form and siting. The focus of neighborhood activity should be on the local street or a common pedestrian right-of-way or recreation area.

3.9.3.1    Neighborhood Commercial Centers

Architectural Character

!    The architectural character should respect adjacent residential uses.

!    Gable and hip-form roofs are encouraged, using breaks in the roof line to reduce the apparent scale of large roof plates.

!    Residential character may also be expressed by using exterior materials and colors that are typically found in residential construction.

Building Siting

!    Buildings should be oriented to the pedestrian.

!    Storefronts should face the street and, to the extent possible, be sited close to the sidewalk.

!    Parking and service areas should be placed behind the buildings or otherwise visually screened from streets and residential areas.

Building Height and Density

!    Buildings should maintain a residential scale.

!    Building height limits should allow for gable and hip-form roof elements.

!    The total floor area for a lot or contiguous lots with common parking should not exceed 100,000 sq. ft.

Vehicular Access

!    Access to the parking and loading areas should be from a collector street.

Pedestrian and Bicycle Facilities

!    There should be at least one pedestrian access from the public sidewalk or other off-site pedestrian pathway to the entrances of establishments in the commercial center that does not require crossing a traffic lane or parking lot aisle or driveway.

!    Bicycle racks should be designed to provide security and be visible from the street entry.

Visual Screening, Lighting & Signage

!    Parking and service areas should be screened from the street and adjacent residential lots by planting a landscape screen of trees and hedges along street frontages and property lines and planting shade trees throughout the parking lot.

!    Only low-level lighting or indirect lighting, if any, should be used in parking lots.

!    All signage should be unilluminated or indirectly illuminated.

3.9.3.2     Community Commercial Centers

The following guidelines apply to both the standard Community Commercial Center and the Major Community Commercial Center.

Architectural Character

!    The architectural character may be varied, depending on the context.

!    The design should avoid disruptive contrasts between facades that are visible simultaneously from public areas.

Building Bulk and Massing

!    When the building is adjacent to a residential area or a building of historic value, there should be a transition in scale from larger building elements of the commercial center to finer elements near the adjacent use.

!    Portions of buildings visible from a street should avoid blank facades by using texture, articulation, color and fenestration to create visual interest.

!    Facades that are close to the public right-of-way should be composed of display windows and pedestrian entrances.

Building Height and Density

!    Building heights should generally not exceed 45 feet.

!    The total floor area should not exceed 250,000 sq. ft. for a standard Community Commercial Center and 500,000 sq. ft. for a Major Community Commercial Center.

Pedes trian, Bicycle and Transit Facilities

!    Street frontage improvements for bus stops, including a bus shelter and a pull-out off a traffic lane, should be provided along all abutting streets which have bus routes.

!    Bicycle racks should be designed to provide security and be visible from the street entry to the commercial center.

Visual Screening

!    The visibility of parking and service areas from the street and adjacent residential areas should be minimized through screening.

!    A landscape screen, consisting of trees and hedges, should be planted along the street fronting the parking lot or garage.

!    If there is a parking lot, shade trees should be planted throughout.

!    If there is a parking garage close to and readily visible from a street, landscape planters should be provided along the facade of each parking level fronting the street.

!    Service areas should be visually screened from public and residential areas.

Signage

!    Signage visible from residential areas should be indirectly illuminated.

3.9.3.3    Transit Access

!    All commercial development with more than 1,000 square feet and all employment sites with more than ten employees should be within 1/8th mile of a transit stop.

3.10.3.1    Uses

!    Uses allowed in Central Oahu industrial areas should include all those which may provide direct services within adjacent residential communities, including automobile service and repair.

!    The following heavy industrial uses should not be allowed:

[]    petroleum processing,
[]    resource extraction, and
[]    the manufacture of chemicals and explosives.

Other industrial uses may be allowed based on performance criteria established by regulatory agencies.

!    Retail establishments should be allowed as accessory uses only.

3.10.3.2     Location

!    Industrial areas may be located within the master-planned communities of Waipio-Gentry, Royal Kunia and Waiawa.

!    Industrial areas oriented to small businesses providing consumer services should be maintained within Wahiawa (north of Cane Street) and Waipahu, but should not front on commercial streets or major collector streets; provided that designation of use areas is subject to redefinition through Special Area Plans for those towns.

!    New industrial developments should not front on streets with residences on the opposite side, and should, to the extent possible, direct industrial traffic away from residential neighborhoods.

3.10.3.3    Building Height

!    Building heights should generally not exceed 60 feet, except that taller vertical structures are acceptable when required as part of an industrial operation.

3.10.3.4    Landscape Treatment

!    Landscaped setbacks and street trees should be required along the edges of industrial areas abutting arterial or major collector streets.

!    In small-lot industrial areas, outdoor work and storage areas for vehicles, equipment and supplies should be visually screened from the street and adjacent lots by privacy walls and buildings, with minimal reliance on landscaping.

3.11    MILILANI TECHNOLOGY PARK

This section provides general policies, and planning principles for development of Mililani Technology Park.

3.11.1    GENERAL POLICIES

Mililani Technology Park (MTP) is a unique development located on a strip of land north of Mililani and east of the H-2 Freeway. It is bounded on the north by Leilehua Golf Course and other military lands and on the south by the upper part of Waikakalaua Gulch.

MTP was originally envisioned as a means for attracting "clean" high technology research and development industry to Oahu and expanding the City's economic base. At least 45% of either the area of all the lots or the total number of lots are required under existing approvals to initially be sold or leased to and occupied by high technology firms and businesses.

Phase II of MTP adds 135 acres of Commercial/Industrial Emphasis Mixed-Use lands to the 103 acres in Phase I.

MTP should offer a place where high technology industries such as electronics firms, computer software developers, and biotechnology firms and their support services may locate in a campus-like business park setting.

In addition, MTP could also be developed for appropriate and compatible commercial and industrial uses which desire fee simple lots and can conform to the low density campus design of MTP.

3.11.2    PLANNING PRINCIPLES

The following planning principles implement the general policies for development of Mililani Technology Park:

3.11.2.1     U ses

!    Mililani Technology Park should be primarily intended for emerging technology-intensive industries, including but not limited to electronics and biotechnology and support services.

!    Individual lots should be able to mix light industrial uses with office use, with no limitation on the allocation of floor area.

!    Retail and service uses supporting activities in the business park should be limited to ten percent of the total floor area of the business park.

!    The following should not be permitted in the business park:

[]    Uses that produce noise and noxious emissions;
[]    Uses connected with agricultural production;
[]    Large-scale retailing/wholesaling operations such as factory outlets, department stores, home improvement centers, warehouse outlets and similar commercial activities; and
[]    Dwelling units or overnight accommodations of any kind.

3.11.2.2    Building Height and Density

!    Building heights should generally not exceed 40 feet, except for necessary communications antennae.

!    The floor area ratio and maximum building coverage permitted on lots should be appropriate to an open, landscaped campus environment.

3.11.3    RELATION TO URBAN LAND USE MAP

The Mililani Technology Park is shown as "Technology Park" on the Urban Land Use Map.

3.12    MILITARY AREAS

This section contains general policies, planning principles, and guidelines regarding military areas in Central Oahu.

3.12.1    General Policies

The major military bases of Schofield Barracks/Wheeler Army Airfield and Pearl Harbor Naval Base are expected to remain, but they are not expected to expand beyond their existing boundaries. City policies regarding the two areas are provided below.

3.12.1.1    Schofield Barracks/Wheeler Army Airfield

Schofield Barracks/Wheeler Army Airfield supports the 25th Infantry Division and consequently has large areas committed to residential use, including commercial and recreational facilities. The bases also support quasi-industrial uses including operation and maintenance of heavy equipment and helicopter airfield operations and maintenance.

In addition to these urban uses, the base also includes large areas of open space, most of which is used for infantry training. These areas extend beyond the Urban Community Boundary. One area is west of Schofield Barracks urban areas, extending to the Waianae Mountains, and a second area known as the East Range extends south and east from Wahiawa to the Koolau Mountains.

The Army operates a 4.2 mgd secondary wastewater treatment plant located at Wheeler Army Airfield that treats flows from Schofield Barracks, Wheeler Army Airfield, Helemano Military Reservation, and the East Range. Effluent from the plant is currently discharged into an irrigation flume owned by the Waialua Sugar Company (WSC). The Army has entered into a seven-year lease with Dole Foods to use 2,970 acres for effluent irrigation, and wants to implement a long-term solution to the disposal of effluent from its plant.

The Army has prepared an Environmental Impact Statement and is reviewing alternative treatment options for its plant.

3.12.1.2    Pearl Harbor Naval Base (Waipio Peninsula)

Most of the Waipio Peninsula lies within the Explosives Safety Zone of the West Loch Naval Magazine. Waipio Peninsula lands have been used mostly for sugar cultivation in the past. The City supports continued use of these lands for diversified agriculture or aquaculture activities. In addition, a portion of the northernmost part of the Waipio Peninsula will be used for active recreation playing fields in conjunction with a new soccer complex built on the adjacent area.

The City should request expansion of limited public access to the shoreline waters of West Loch beyond the West Loch Shoreline Park and should support retaining and enhancing wetland areas along the Pearl Harbor shoreline.

3.12.2    PLANNING PRINCIPLES

The general policies and the guidelines for circulation systems and landscape treatment for residential communities (described above in Section 3.8) should be applied to military lands in residential use.

The planning principles for industrial areas (described above in Section 3.10) should be applied to the quasi-industrial uses on lands designated "Military."

3.12.3    GUIDELINES

The following guidelines should apply to development on the two bases, and where appropriate, in areas adjacent to the bases. The City will request the Department of Defense consider them in planning for development at each of the bases:

3.12.3.1    Schofield Barracks/Wheeler Army Airfield

!    Uses within the base should include residential, commercial, recreational and civic areas for the support of military personnel and their dependents and may be expanded to accommodate additional residents on base and/or augmented activities which do not significantly conflict with surrounding residential communities.

!    The visibility of security fencing and utilitarian military facilities from off-base should be minimized through the planting of a landscape screen, consisting of trees and hedges, along highway frontages.

!    Adequate buffers should be provided for residential developments immediately adjacent to the Central Oahu training areas to ensure that residents will not be adversely impacted by noise or other environmental impacts of the training activities.

3.12.3.2    Pearl Harbor Naval Base

!    Limited public access to the shoreline waters of West Loch for recreational purposes should be expanded beyond the West Loch Shoreline Park.

!    Wetlands along the West Loch and Middle Loch shorelines should be protected and enhanced.

!    Agricultural uses should be continued on the Waipio Peninsula in the West Loch Naval Magazine Blast Zone.