HCDA staff outline Kalaeloa master plan and rule changes; public hearings set for Sept. 3 and Nov. 5

The Hawaiʻi Community Development Authority met Aug. 6 and heard an informational update from staff on proposed amendments to the 2006 Kalaeloa Master Plan and the 2012 Kalaeloa Community Development District rules (HAR chapter 15‑215).

Ryan Tan, HCDA director of planning and development, told the board the revisions include changes to land‑use transect zones, higher density allowances in designated urban areas and updates to the thoroughfare and infrastructure plans. Tan said the authority will hold a presentation hearing Sept. 3, accept public testimony through Sept. 17 and hold a decision‑making hearing Nov. 5, 2025.

The revisions use a form‑based, transit‑oriented approach that defines transect zones from natural areas (T0) through an urban center (T5). In the draft described to the board, the T5 urban center would allow up to 90‑foot building heights and the draft proposes increasing maximum floor‑area ratios (FAR) in the densest zone to 4.5 (from staff’s stated current level), and raising the FAR in mixed‑use T3 areas from about 1.25 to 1.5. The draft also proposes moving the urban center’s location toward Roosevelt between Saratoga and Roosevelt streets to better align with a potential future high‑capacity transit corridor.

Tan and staff said the draft designates a parcel near the shoreline for water‑supply infrastructure (noted as a desalination plant site) and moves several Department of Hawaiian Home Lands, military and airport parcels into “special district” status, which would place those areas outside HCDA’s standard land‑use permitting to allow greater flexibility consistent with federal or other agency jurisdiction.

Staff described efforts to align HCDA definitions and FAR calculations more closely with the City and County of Honolulu’s ordinances to simplify permitting for developers; that alignment would, staff said, likely exclude parking from FAR calculations to match city practice. Member Gordon warned that adopting the city definition could create policy conflicts with HCDA goals to reduce off‑street parking requirements. “If parking is equivalent to FAR, then the height limits and the FAR may need to be recalibrated,” Gordon said.

Board members raised evacuation and infrastructure concerns tied to the proposed density increases. Secretary Lydstone asked, “What role does emergency management play in these plans, especially with the proposed increase in density and the ability to evacuate Kalaeloa, should there be a tsunami or wildfire?” Member Evans said the recent tsunami warning showed how long evacuations can take. “It took an hour to get out of Kalaeloa. That’s my concern,” Evans said, urging that road connectivity be addressed before substantial new housing is occupied.

Staff replied that project reviews typically include traffic and agency reviews at the city and state levels and that HCDA is working with the Oʻahu Metropolitan Planning Organization and the State Department of Transportation to pursue regional planning and federal funding eligibility for key roadway extensions, such as the proposed Malakoli/Palapino Boulevard connections and a potential Roosevelt transit alignment.

Members also asked about building‑code authority and environmental review. Staff said HCDA has generally defaulted to county and state building codes (with federal properties following federal codes) and will accept environmental assessments or EIS documents accepted by the approving agency as part of HCDA applications. Member Gordon and another member urged careful drafting so HCDA requirements do not inadvertently create duplicative obligations beyond existing Chapter 343 environmental review or other state processes.

Staff noted the infrastructure master plan is being developed with landowners and utility providers and should be completed by year end; staff also said the consultant contract that assisted earlier drafts has closed and remaining work will be completed by HCDA staff.

No members of the public signed up to testify on the item during the meeting; the agenda item was acted on as informational. Earlier in the meeting the board approved the minutes of its May 7, 2025 regular meeting as presented.

The HCDA will present a fuller public hearing on Sept. 3, accept written and oral testimony through Sept. 17, and will consider a decision on Nov. 5, 2025.