01-20-2010, 06:22 AM
Whenever you hear about development talk in the Puna District, there are five major development corridors being looked at:
1. Hilo - Keaau
2. Keaau - Volcano
3. Keaau - Pahoa
4. Pahoa - Kapoho
5. Pahoa - Kalapana
Both 1 & 2 are continuous in most developers mind. Given the opportunity for development along that corridor (especially along the Hilo-Keaau) there are few negative characteristics for the site selection process.
But once you exit that corridor and look at 3, 4 & 5, the infrastructure hurdles are just too negative for any true meaningful development along those corridors. Even if you took away all the issues of zoning and land use, developers will still pass on development opportunities that use roadways makai of highway 11.
Unless highway 11 expands and the PMAR is implemented, you won’t see any substantial development that will make Puna a destination and not just a pass through.
I don't care how many community villages centers you build, how many industrial parks are developed, or how much 'Buy Local' campaign funding there is, without a major retailer or service that will anchor these places, they will be half filled, here to day, gone tomorrow operations with little substantial economic impact to the community. People are going to go to Costco, Target, Walmart and Macy's because they are destinations. They will spend their money at the ancillary stores bordering these.
Consumers are not going to shop locally and only drive to Hilo or the west side and shop for the big items not available locally. Once they plan on making that trip out of the area, they are going to buy pretty much everything they can at that location. Especially if the price is lower.
A manufacture that caters to the entire island and all of the state isn't going to bury themselves back off the beaten path. If there was a brand new, modern industrial park in Pahoa, and a manufacture was looking for space, where do you think Pahoa would sit on their list when compared to a location in Hilo around the airport area?
Likewise, why are all the major shopping developments along the expanded highways? If there was a major shopping development along Highway 11 in Puna, it will be successful. Put in down on some 2 lane back road, and tenant interest will drop.
Until the roadways expand to accommodate development, until the County establishes a reliable municipal water system to accommodate development, until the electrical grid is improved to accommodate development, until the area's image changes to accommodate development; Hilo will be the destination for development with a positive economic impact.
Bottom line, widen 130, or kiss off any real meaningful economic development.
1. Hilo - Keaau
2. Keaau - Volcano
3. Keaau - Pahoa
4. Pahoa - Kapoho
5. Pahoa - Kalapana
Both 1 & 2 are continuous in most developers mind. Given the opportunity for development along that corridor (especially along the Hilo-Keaau) there are few negative characteristics for the site selection process.
But once you exit that corridor and look at 3, 4 & 5, the infrastructure hurdles are just too negative for any true meaningful development along those corridors. Even if you took away all the issues of zoning and land use, developers will still pass on development opportunities that use roadways makai of highway 11.
Unless highway 11 expands and the PMAR is implemented, you won’t see any substantial development that will make Puna a destination and not just a pass through.
I don't care how many community villages centers you build, how many industrial parks are developed, or how much 'Buy Local' campaign funding there is, without a major retailer or service that will anchor these places, they will be half filled, here to day, gone tomorrow operations with little substantial economic impact to the community. People are going to go to Costco, Target, Walmart and Macy's because they are destinations. They will spend their money at the ancillary stores bordering these.
Consumers are not going to shop locally and only drive to Hilo or the west side and shop for the big items not available locally. Once they plan on making that trip out of the area, they are going to buy pretty much everything they can at that location. Especially if the price is lower.
A manufacture that caters to the entire island and all of the state isn't going to bury themselves back off the beaten path. If there was a brand new, modern industrial park in Pahoa, and a manufacture was looking for space, where do you think Pahoa would sit on their list when compared to a location in Hilo around the airport area?
Likewise, why are all the major shopping developments along the expanded highways? If there was a major shopping development along Highway 11 in Puna, it will be successful. Put in down on some 2 lane back road, and tenant interest will drop.
Until the roadways expand to accommodate development, until the County establishes a reliable municipal water system to accommodate development, until the electrical grid is improved to accommodate development, until the area's image changes to accommodate development; Hilo will be the destination for development with a positive economic impact.
Bottom line, widen 130, or kiss off any real meaningful economic development.