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A number of major land owners control most of the developable land in the region. Major land owners include: Anna's Ranch, Bridge Aina Le'a/Banter Inc., Brookfield Homes/A & B Properties, Castle and Cooke Waikoloa LLC, Centex Destination Properties, Hale Wailani Partners, Hawaii County/UniDev LLC, Hawaiian Island Homes Ltd., Kamehameha Schools, Kaloko Development Inc., Mauna Kea Resort Properties, Parker Ranch, Puako Bay Properties LLC, Queen Emma Foundation, South Kohala Resort Corp., Stanford Carr; State Department of Hawaiian Home Lands, State Department of Natural Resources and Conservation, Tri-Kohala Development Co., Tokyu Land Corp., Waikoloa Development Company, Waikoloa Homesites Venture and Waikoloa MA Lai LLC. For a fairly up-to-date map of a portion of the region, see:
It is important to understand the plans of major land owners for their land. A partial listing of land development projects follows:
It appears that the entitlements (State Land Use Commission and County Council approvals) are in place for the construction of these 7,000+ homes and associated golf courses and commercial areas to proceed in the South Kohala region (Waimea, Waikoloa, Puako, Kawaihae and Kohola Coast). We have lots of research to do to learn what conditions were placed on the developers (that is to find our what, if any, infrastructure we can expect to go along with the developments). As a point of comparison, there were 5,348 housing units in the region in the year 2000 (4,336 of which were occupied). For the status of these development projects, see:
There are reportedly also about 63,000 subdivided but undeveloped lots in Hawaii County, an unknown number of which are located in our region.
To view "rough" projections by Hawaii County for Waikoloa and by Nino Walker for Waimea of dwelling unit and school-aged children populations, click on the following link:
Waimea Developments
Developments that have been proposed or that are occurring in Waimea are described below.
Anna Ranch
Anna Ranch is performing strategic planning.
Hale Wailani Partners
Hale Wailani Partners has approvals in place for the construction of the Ouli Makai Subdivision with 225 one acre lots:
Jacaranda Inn
An additional 140 hotel or multiple family residential units are proposed to be developed adjacent to the Jacaranda Inn. Entitlements (e.g., State land use district designation and County zoning) are reportedly in place.
Kaloko Development, Inc.
Kaloko Development, Inc. plans to construct 40 lot subdivision on a 9.18 acre parcel along Lindsey Road in Waimea. The following links describe the project:
Parker Ranch
Parker Ranch owns much of the developable land in the central portion of Waimea. Projects include the Waimea Town Center project and a new subdivision adjacent to the Parker Ranch Historic Homes. The following links describe its plans:
Puuopelu Development
Parker Ranch subdivision adjacent to the Historic Homes - the parcel has been subdivided into 18 lots, one of which contains the Historic Homes. There is one other larger (11.2 acre) lot, 15 other lots that range in area from 1.5 acre to 3.3 acres, and one lot that is the remainder of the parcel. The parcel is not within the State urban district boundary, but much of it is within the urban expansion area of the County General Plan. The smaller lots are zoned Ag 1a and much of the remainder (that is not in the 100-year flood zone) is zoned Ag 5a.
Parker Ranch 2020 Plan - Waimea Town Center Development
Parker Ranch 2020 Plan County Zoning Ordinance - amended 2002 (current) version (0.3 MB) (note that text deleted from original version is surrounded by square brackets and added text is underlined) This document notes that Parker Ranch can develop up to 729 dwelling units (473 single family and 256 multiple family) in the areas zoned RS and RM its Waimea Town Center development. This number does not include the dwelling units being developed in the areas zoned commercial, e.g, Holoholoku's current 40 units, etc.
Letter from Parker Ranch Requesting Amendment of Original 1992 Parker Ranch 2020 County Zoning Ordinance, April, 1996 - explains Richard Smart's intent to benefit the residents of Waimea and the character of the development Parker Ranch was proposing for its Waimea Town Center project. The letter also explains when the Waimea Town Center Connector Road (aka the Parker Ranch Connector Road) will be constructed. The portion of the letter from Parker Ranch that is underlined in the Planning Department files (see above link) is as follows:
"An amendment is also being requested such that the connector roadway between Kamamalu Street and Mamalahoa Highway (formerly referred to as the town center arterial road) be provided concurrently with the development of the areas immediately adjacent to the road. This will provide for the incremental development of the Town Center Area and the provision of infrastructure commensurate with the impacts of the project."
State Department of Hawaiian Home Lands
The following links describe the plans of the State Department of Hawaiian Home Lands (DHHL) for its lands in the region:
One of the "ground rules" of our planning effort is that DHHL developments calling for lots to be leased to Hawaiians are not required to comply with County zoning requirements or with the zoning requirements of the State Land Use Commission. The following documents explain that situation:
Other Developments
Developments that have been proposed or that are occurring in other South Kohala communities are described below.
Bridge Aina Le'a/Banter Inc.
Bridge Aina Le'a/Banter Inc. owns a 3,000 acre parcel of land located between the Mauna Lani Resort and Waikoloa. At one time, the parcel was to be subdivided into about 2,658 dwellings and six golf courses. The current master plan calls for 1,924 units. The following links describe its plans:
Brookfield Homes Hawaii/A & B Properties
Brookfield Homes Hawaii/A & B Properties recently launched KaMilo, a planned community of 137 resort style homes in Mauni Lani Resort. The following links describe its plans:
Castle and Cooke Waikoloa LLC
Castle and Cook is developing a 733 home subdivision in Waikoloa called Wehilani. Also part of the project is Makana Kai with 49 affordable units. The following links describes its plans:
Centex Destination Properties
Centex Destination Properties broke ground on July 21, 2005 on Hali'i Kai, a gated ocean front community of 192 condominium units on 29 acres of Waikoloa Beach Resort. Centex is also selling 17 lots at Kōlea on Anaeho’omalu Bay. The following link describes its plans:
Hawaii County/UniDev LLC
Hawaii County has contracted with UniDev LLC to construct 1,000 to 1,200 homes on 260 acres in Waikoloa. This workforce housing project will supply homes that will be sold or rented to families or individuals with incomes in the range of 50 to 140 percent of the County median income, which was $52,500 for a family of four in 2005. The following links describe UniDev and the Waikoloa Employee Housing Project:
Hawaiian Island Homes Ltd.
Hawaiian Island Homes Ltd. has opened Kilohana Kai, its new development in the Waikoloa area of the Big Island. The initial phase of the development includes 18 building sites and 31 finished homes, with about 250 lots planned.
Mauna Kea Resort Properties
The 1,800 acre Mauna Kea Resort is constructing 102 new homes in its Wai‘ula‘ula at Mauna Kea Resort project. The following links describe the project:
State Department of Natural Resources and Conservation
We are researching the plans of the State Department of Land and Natural Resources (DLNR) for its lands in the region.
Sunset Ridge
Sunset Ridge is an existing subdivision in the Waikoloa area. Lot size is 10,000 square feet:
Waikoloa Land Company
Waikoloa Land Company owns 31,000 acres of land in the South Kohala region. The company is currently developing the Highland Golf Estates subdivision, the first phase of which will include 286 lots, one to two acres in size, and an 18-hole golf course, pro shop, restaurant, and snack bar. The second phase of the project will have 114 house lots, for a total of 400 lots. The following links describe the project and the company:
Waikoloa Homesites Venture
This development will provide 195 lots, with 100 being developed in the first phase.
Waikoloa Ma Lai LLC
This development will provide 570-650 lots, with 274 being developed in the first phase.
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