One of the last significant buildable parcels in Hawaii Kai will be used for a 300-unit luxury condominium complex called Hale Alii with starting prices at about $1 million.
The site at the foot of Mariners Ridge was once planned for housing for the elderly, but the developer says demand for high-end homes prompted the change in the scope and marketing of the project.
Mike Klein, marketing director of the development team, 21st Century Homes, said the 3.5-acre site is the last remaining developable parcel in the area. The project would be adjacent to the existing D.R. Horton Schuler development at the corner of Hawaii Kai Drive and Keahole Street.
The design of the $120 million project will feature two separate buildings behind a security gate, a small park, waterfalls and a putting green. The developer is seeking a variance to allow him to build two 90-foot-high buildings, 30 feet above the current maximum allowed.
Two- and three-bedroom units are expected to go on the market this summer, with an average starting price of about $1 million.
Klein said the project is on par with new luxury towers like Hokua at 1288 Ala Moana Blvd. and Watermark Waikiki, which have found strong demand.
He expects second-home buyers, wealthy retirees and downsizing baby boomers to be prospective clients.
Hale Alii may seem like yet another development capitalizing on the residential high-rise boom, but the project has been on the drawing board for more than five years.
21st Century Homes bought the corner parcels from Moanalua Associates in 2000, and since then the project has been a "moving target," said Joe Brown, president of the company.
Klein also is the founder of the Hawaii Intergenerational Community Development Association, which developed the neighboring Kaluanui Senior Apartments in Hawaii Kai about two years ago.
While the original intention was to create more senior homes, those plans changed as construction costs skyrocketed.
"Construction costs have risen so much in the last three years, all you can afford is high-end so that the budget's not upside down," Klein said.
Groundbreaking should take place within a year, with completion expected in 2008.
Though he is one of the last developers out with a project, Klein is confident there will be buyers for the luxury units this summer.
"It's all subject to supply and demand in a particular area," he said. "It's the only product available other than Stanford Carr's."
Real estate analyst Ricky Cassiday agreed, noting that the prices are similar to what the Hokua asked for, at $600 per square foot.
"The high end of the market is more than capable of absorbing all those units, if they're really good units," he said.
Klein is still negotiating the final details for the second building, on a lot behind the one fronting Hawaii Kai Drive, with another investment partner.
A new gate should soon go up at the site, replacing a temporary white picket fence. A sales center also is planned for the site this summer, with East Oahu Realty as the project's broker.
Hawaiiana Management is signed on to manage Hale Alii.
Designs by Honolulu firm CDS International call for two concrete buildings, with underground parking. Current zoning allows for 60-foot-tall buildings, but the team will seek a variance allowing them to build higher.
Prior zoning allowed for a height of 150 feet, until it was changed in the mid-1980s after the proliferation of condominium towers along Hawaii Kai Drive.
Though it initially provoked resistance from anti-development community groups, 21st Century's final design plans were approved by the Hawaii Kai Neighborhood Board.
Klein said he still envisions a senior housing project being built on the parcel that his partnership owns between the Oahu Club and Hale Alii, but those plans are still in development.
Mahalo for your all your phone call and E-Mails yesterday. Here are a couple important points regarding the desecration occurring in East Honolulu:
1) Has everything been destroyed? No ,there is a very old rock well described by McAllister in the 1930s along with numerous other archaeological features such as circular stone circle, upright stones, petroglyphs etc. . A natural spring spring and wetland run alongside. A very old coconut grove which may contain burials is still intact.
2) What damage has occurred?
Desecration of Native Hawaiians Lands that are used for religious and cultural practices
-several petroglyphs have been destroyed
-a unique ancient wall surrounding a petroglyph platform has been buried under tons of debris
-large amounts of debris have been pushed into the wetland
-a clearcut path has been bulldozed a few feet from the stone circle, well and petroglyph
-aquatic life such as the endangered alae'ula, and the protected 'auku'u waterbird are directly threatened
-bulldozer cutting into the stone ridge which holds petroglyphs
3) Is this permitted?
No permits appear to be issued to bulldoze the wetland area and adjoining archaeological sites.
4) Did the SHPD notify the community or neighborhood board?
No - the SHPD did not did not inform the community what was occurring despite numerous phone calls, letters, neighborhood board meetings and emails which contained photos of some of the affected sites. The SHPD said previously that the site was undergoing archaeological monitoring coupled with a preservation plan and buffer zone.
5) Why is this site important?
The site is still used by Native Hawaiians for religious and cultural practices. It is of significant ecological and historical importance to our understanding and appreciation of the region.
6) What can be done?
No future permits should be given to destroy the archaeological site and wetland. The area between the wetlands and petroglyph platform should be preserved and not destroyed.
7) What is the current problem? Only a tiny unbuildable platform is taped off with everything else in the archaeological area unprotected from bulldozing. It appears that there is no onsite archaeological monitor despite the recommendation by surveying archaeologists in 1985.The SHPD appears to have not done due diligence on known sites such as those mentioned by McAllister, and later surveys in 1985 which detail archaeological material in the area.
No wetland destruction or endangered species mitigation plan is in place.
Chris Cramer
East Honolulu Historian
POSTED: 01:30 a.m. HST, Jun 20, 2009
The city halted construction at a heiau in Hawaii Kai on June 12, after receiving complaints from residents.
Ann Marie Kirk and Chris Cramer of Livable Hawaii Kai Hui, an organization dedicated to preserving the district, discovered the heiau's desecration on June 9.
According to Kirk, the lower platform of Hawea heiau was covered with debris and the stone platform was damaged by a bulldozer. There were petroglyphs on large boulders which could not be found and the buffer to the wetland, which houses the endangered alae ula, or Hawaiian moorhen, was also bulldozed over.
"I just feel a deep sense of sadness, but also a belief that Hawea will be saved because it's our responsibility to our kupuna to make sure that they don't get erased from the land," said Kirk.
Hawea heiau is one of the only remnants of a system of more than 15 heiaus that surrounded Maunalua Bay and is still used by native Hawaiians for religious ceremonies, said Cramer, the East Honolulu historian.
"I fear a large circle of upright stones leading from the wetland to the well may be destroyed next, as they are inches from what has been cleared already," said Cramer.
The heiau is located on the mauka side of the Oahu Club on Hawaii Kai Drive and sits on property owned by the nonprofit Hawaii Intergenerational Community Development. As of 2007, 21st Century Homes, HICD's for-profit company, planned to build a $200 million luxury condominium, but construction has been delayed several times after meetings with community members about the heiau and getting approval for a height variance.
The Historic Preservation Division is assessing whether the developer followed the draft of a preservation plan for the area.
Several calls to the developer were not returned, but according to the Department of Planning and Permitting, the company did not have a permit for the construction site.
According to the state Historic Preservation Department, the archaeologist could not find Hawea heiau during an inspection last year and the archaeologist may not have agreed that the area was classified as a heiau.
"We know there's supposed to be a heiau in the vicinity and there have been several efforts to find the precise location of that heiau but when our archaeologist went out on the site, they didn't find it," said Pua Aiu, the division administrator. "I'm shocked that she said that," said Kirk, responding to Aiu's comments. "It has been recorded in previous archaeological studies and even visited by three archaeologists and a cultural expert from the division who called Hawea a significant site. They really don't know what they're doing," said Kirk, who noted that only a tiny portion of the heiau was covered under the current plan.
"People throughout Oahu and the other islands are extremely upset at what happened. We're looking at a structure that's 800 years old," said Kirk. "It's a deep lack of respect for Hawaiian culture, but we're not going to let it continue; it's going to stop."
Livable Hawaii Kai Hui members have e-mailed the city, state departments, the Office of Hawaiian Affairs, and several politicians to stop the construction.
"What we're doing now is mobilizing people to stop what's going on at Hawea and to make sure that the preservation of Hawea is looked at by cultural experts and archaeologists to make sure that what's left will be preserved and what's destroyed will be rebuilt," said Kirk. "Hawea can still be saved."
The city halted construction at a heiau in Hawaii Kai on June 12, after receiving complaints from residents.
Ann Marie Kirk and Chris Cramer of Livable Hawaii Kai Hui, an organization dedicated to preserving the district, discovered the heiau's desecration on June 9.
According to Kirk, the lower platform of Hawea heiau was covered with debris and the stone platform was damaged by a bulldozer. There were petroglyphs on large boulders which could not be found and the buffer to the wetland, which houses the endangered alae ula, or Hawaiian moorhen, was also bulldozed over.
"I just feel a deep sense of sadness, but also a belief that Hawea will be saved because it's our responsibility to our kupuna to make sure that they don't get erased from the land," said Kirk.
Hawea heiau is one of the only remnants of a system of more than 15 heiaus that surrounded Maunalua Bay and is still used by native Hawaiians for religious ceremonies, said Cramer, the East Honolulu historian.
"I fear a large circle of upright stones leading from the wetland to the well may be destroyed next, as they are inches from what has been cleared already," said Cramer.
The heiau is located on the mauka side of the Oahu Club on Hawaii Kai Drive and sits on property owned by the nonprofit Hawaii Intergenerational Community Development. As of 2007, 21st Century Homes, HICD's for-profit company, planned to build a $200 million luxury condominium, but construction has been delayed several times after meetings with community members about the heiau and getting approval for a height variance.
The Historic Preservation Division is assessing whether the developer followed the draft of a preservation plan for the area.
Several calls to the developer were not returned, but according to the Department of Planning and Permitting, the company did not have a permit for the construction site.
According to the state Historic Preservation Department, the archaeologist could not find Hawea heiau during an inspection last year and the archaeologist may not have agreed that the area was classified as a heiau.
"We know there's supposed to be a heiau in the vicinity and there have been several efforts to find the precise location of that heiau but when our archaeologist went out on the site, they didn't find it," said Pua Aiu, the division administrator. "I'm shocked that she said that," said Kirk, responding to Aiu's comments. "It has been recorded in previous archaeological studies and even visited by three archaeologists and a cultural expert from the division who called Hawea a significant site. They really don't know what they're doing," said Kirk, who noted that only a tiny portion of the heiau was covered under the current plan.
"People throughout Oahu and the other islands are extremely upset at what happened. We're looking at a structure that's 800 years old," said Kirk. "It's a deep lack of respect for Hawaiian culture, but we're not going to let it continue; it's going to stop."
Livable Hawaii Kai Hui members have e-mailed the city, state departments, the Office of Hawaiian Affairs, and several politicians to stop the construction.
"What we're doing now is mobilizing people to stop what's going on at Hawea and to make sure that the preservation of Hawea is looked at by cultural experts and archaeologists to make sure that what's left will be preserved and what's destroyed will be rebuilt," said Kirk. "Hawea can still be saved."
Message from Chris Kramer re: threatened destruction of
site
Date: Mon, 09 Jul 2007 10:34:01 -1000
From: mia
Aloha if you could please pass this along to some of your colleagues that would be great. This is a fascinating site that is full of mana. Massive upright stones and terraces along with the petroglyphs are on the site and definitely worth a visit.
Sincerely,
Chris Cramer
------
Ms. Melanie Chinen
Director
DLNR State Historic Preservation Department
Re:
(Corner of Hawaii Kai Drive and
Aloha Ms. Chinen,
My name is Chris Cramer and I am an
I strongly urge you to have this site surveyed immediately and to please speak to our City Council before this site is bulldozed. From the outside it appears to be just thick trees but inside it is very different. I have enclosed photographs as well as an article by Van James, the author of Ancient Sites of Oahu.
Sincerely,
Chris Cramer
East Honolulu Resident
ANCIENT HAWAI'I KAI--ALIVE AND WELL
by Van James
Between the O'ahu Club and the Hawai'i Kai Post Office, where Mariners Ridge comes down to near sea level, is one of the few remaining areas in Hawai'i Kai where remnants of ancient Hawaiian history can still be observed. In amongst the brush of this undeveloped property is a small swampy area surrounded by a stand of mature coconut trees. Below the swaying palms is an ancient spring and an old lava rock well. The circular well is in good condition, having been restored with cement in the early twentieth century, and the water from the spring, though not drinkable keeps the adjacent wetland active year-round with visits by the endangered 'alae 'ula.
The entire Hawai'i Kai area is blessed with water as the present day marina makes evident. In ancient times the marina area was called Keahupua o Maunalua and included a large brackish fishpond. In 1851 the pond covered some 523 acres, but by 1921 the water area was mapped at only 301 acres with a wetland of 125 acres. Enclosing the fishpond was a five-thousand foot long rock wall said to be built by menehune, suggesting it is older than local chants about the region.
The Hawaiian word for a walled fishpond is kuapa and the area has alternatively been known as Kuapa Pond and Maunalua Pond. Maunalua means "two mountains," referring to Koko Head and Koko Crater.
As with most Hawaiian fishponds, a mo'o or guardian water spirit is said to have dwelt at the site. Traditionally part woman and part lizard, Laukupu, cared for the fish of the pond and punished the people of the area when she was not given appropriate offerings. It was important to make the right offerings to local deities for the fish could leave a pond overnight. It was said that an underground tunnel connected Kuapa Pond with Ka'elepulu Pond, in
About fifty feet east of the old well and twenty feet up the gently sloping lava rock of Mariners Ridge, Kaluanui in Hawaiian, lies the petroglyph of a fish. Carved in typical outline fashion, this single rock engraving seems most appropriate for an area so close to a major fishpond. It might indicate the kind of offerings that were made at the nearby heiau or temple, now destroyed. Hawea Heiau, originally located near the petroglyph, may have been named for the famous drum brought by La'amai Kahiki from the South Pacific home of early Hawaiians.
However, the only heiau still existent in Hawai'i Kai is Pahua Heiau, a fourteenth century agricultural platform, on
This site of local Hawaiian history, where
This parcel of land has recently been looked at as a site for housing development. How much more appropriate this historic area would be as a park for the present neighborhood residents as well as for everyone of the future!
Van James is author of Ancient Sites of O'ahu (Bishop Museum Press), Ancient Sites of Hawai'i, and Ancient Sites of Maui, Moloka'i and Lana'i (Mutual Publishing). He lives in Hawai'i Kai with his wife.
Jeannine Johnson June 3, 2007 Via email Council Chair Barbara Marshall Hrg: Regular Meeting on Wednesday, June 6, 2007, at 10 am Bill 47 (Zoning) Hawaii Kai zone change. (From A‑2 Medium Density Apartment District with a 40‑ and 60‑foot height limit to A‑2 Medium Density Apartment District with a 90‑foot height limit, Zoning Map No. 1, Ordinance No. 86‑104.) (Applicant: 21st Century Homes, Inc.) Dear Council Chair Marshall, Vice Chair Apo and Honorable Councilmembers, I strongly oppose Bill 47 for a zone change to allow the 21st Century Homes to more than double the height limit for its Hale Ali‘i condominium project in Hawai‘i Kai, for the following reasons: 1. I find it simply hard to believe that the applicant was forced to change its plans to create senior homes because all it could afford to build was a 300-unit luxury condominium complex with starting prices at $1 million. Pacific Business News (Honolulu) - February 24, 2006 (http://www.bizjournals.com/ 2. I am greatly concerned about the petroglyphs found in the area and have not seen any plans by the Applicant to preserve them. The proposed project is at the base of Kaluanui Ridge at the entrance to Kamilo Nui Valley and is part of the ahupua‘a of Maunalua. For centuries, Native Hawaiians cultivated sweet potato in this special place in a culture that bonded closely with the ‘āina, or life-giving land. An agricultural heiau called Pāhua, originally constructed in the 15th century, remains at the base of Kamilo Nui Valley. There isn't much history left in East O‘ahu that hasn't been destroyed or bulldozed. Waikīkī’s fishponds were filled in when the Ala Wai Canal was dredged in the 20s; the Wailupe and Niu Fishponds were filled in the 50s and 60s. In Hawai‘i Kai, Kaiser dredged and filled in most of the 523 acre Kuapā Pond in order to build thousands of homes. Therefore, what’s left of East Honolulu’s unique culture and artifacts, especially petroglyphs, must be preserved for generations to come. 3. I am also deeply troubled that this development will destroy the marsh that borders the project and kill endemic waterbirds nesting there. A pair of adult 'Alae 'Ula or Hawaiian moorhens with five chicks reside in the wetland and therefore their habitat should be considered a nesting site for endemic birds pursuant to the Endangered Species Act (Code of Federal Regulations Title 50). There is no habitat conservation plan by the Applicant although it is required when significant habitat modification or degradation kills or injures wildlife by significantly impairing essential behavioral patterns, including breeding, feeding or sheltering. With every new development in Hawai‘i Kai the Department of Planning and Permitting has allowed more crowding, even taller condominiums and home construction within five feet of the sidewalk. D.R. Horton (Schuler Homes) dynamited 50 feet into the natural mountainside in order to pack a dozen more homes into its Le‘olani subdivision. When I saw this desecration of the ‘āina for the first time, from miles away near Kamilo Iki School, I cried. Le‘olani should never have been allowed to be developed because it was on land zoned agricultural. But Schuler Homes was able to get the Urban Growth Boundary moved and allowed to mutilate the mountain in favor of building as many houses as possible. Giving developers carte blanche to build deleterious projects in our communities must stop. Therefore, you must deny Bill 47 for a zone change. Jeannine Johnson cc: Sen. Sam Slom (via email) Rep. Lyla Berg (via email) Rep. Gene Ward (via email) Livable Hawai‘i Kai Hui (via email) Hawai‘i Audubon Society (via email) Hawai‘i Thousand Friends (via email)
Council Vice Chair Todd K. Apo
Councilmember Donovan M. Dela Cruz
Councilmember Charles K. Djou
Councilmember Ann H. Kobayashi
Councilmember Rod Tam
Councilmember Romy M. Cachola
Councilmember Gary H. Okino
Councilmember Nestor R. Garcia
Aloha Gang,
Here is the original McAllister report from the 1930’s I scanned exerpts from his book and I hope it comes out. It is out of print and pieces have been referenced in other books. He received much of his information from the old kupunas in the area. His book explains ancient wells, types and purposes of heiaus, fishponds, springs and petroglyphs. It also interesting to note the similarity of the ancient well Lui o wai Kanaloa (near keawanui area and now lost) to the Kaluanui well.
To follow up on what Lance mentioned earlier : Here are some of the early accounts of the Hawea and Kaluanui area:
14. Pits. On Hawea and Haleauau (Sites 42, 215) are small and shallow rectangular depressions artificially faced.
Site 42. Hawea heiau, Hawea, Maunalua.
Only the western portion of the heiau remains, for stones were used in reconstructing the walls of the Maunalua fishpond. Present remains indicate two or more terraces with low walls. A small stone-paved terrace on the southwest corner was 22 by 29 feet with a wall on the west side 3.5 feet high inside and 8 feet high outside and 4 feet wide. In the paving is a rectangular pit 31 by 24 inches by 3 inches deep. On the sea side of this terrace is a triangular steplike area which has a paving of small stones superimposed upon larger stones. It is 2 feet above the ground and 2.5 feet lower than the terrace paving. Adjoining the land side of the terrace is a larger sloping dirt- paved terrace approximately 50 by 47 feet with a 2-foot stone facing to the lower terrace. On either side there are low stone walls s to 2 feet high. On the land side is a sharp ascent to the cliff. Throughout the walls and paving there is much old and weathered coral. Southeast of these two terraces are evidences of three narrow dirt terraces faced with stones to a height of 3 and 4 feet. Thrum (7ç, 14) says the heiau was “about 75 feet square.”
Wells
Wells were not unknown, though they were probably rare, for springs were abundant on Oahu (6o, p. 162). A well at Mokapu Point (Site 366) in use today (p1. 9, B). There is another at the corner of Ulupo (Site 371) and one at the foot of Kaluanui Ridge (Site 43). None of the wells are deep; they amount to shallow holes in the ground, with sides faced with stones. Water is obtained through seepage, and the level il is consequently affected by the rapidity with which the water is removed.
Site 43. Dwelling at the mouth of Hahaione Valley, foot of Kaluanui.
The portion of the house foundatIon which remains is 22 feet long, evenly edged 01155 1 to 2 feet long to a height of i. feet. The width could not be determined, s two pits were dug into the garden which covers most of the platform. Ash, charcoal broken glass, fish scales, decayed kukui shells, sea shells and a well-made top of a poi pounder were unearthed. According to Manuel Silva the grass hut was occupied by a 23 years ago, though the site is Hawaiian. Below the house foundation and on the edge of the former pond wall is an inclosure, possibly a pigpen, 17 by 39 feet with walls approximating 3.5 feet high. About 50 feet north of the pen is a brackish 3 feet in diameter with 3 feet of water. The sides have been faced with stones. As this is a low marshy region almost any such depression would be filled with water.
A heiau is a Hawaiian temple. At least nine types of heiau existed, including heiau for treating the sick (heiau hōʻola), for offering first fruits, for offering first catch, for offerings to start rain, or to stop rain, for human sacrifice and for success in war. Some consisted of simple earth terraces, while others were elaborately constructed stone platforms.
The heiau most commonly preserved are war temples of the later period of history (e.g. Pu'ukohola Heiau National Historic Site). They are comprised of large stone platforms with various structures built upon them. The structures were used to house priests, sacred ceremonial drums, sacred items, and cult images representing the gods associated with that particular temple. There were also altars (Ahu) on which to offer sacrifices (plant, animal and human). The heiau were sacred places; only the kahuna (priests) and certain sacred ali'i (high chiefs) were allowed to enter.
The largest heiau currently known to exist, Hale O Pi'ilani Heiau, is a massive, three-acre platform with fifty foot retaining walls located in Hāna on Maui. Built for Pi'ilani, it dates back to the 1200s.[1]
The kapu or 'ai kapu system was abolished in October, 1819 by Liholiho, Kamehameha II. The abolition of the kapu system ended the use of heiau as places of worship and sacrifice. A period referred to as the 'Ai Noa or "free eating" followed. Missionaries arrived in 1820, and most of the aliʻi converted to Christianity, including Kaʻahumanu and Keōpūolani, but it took 11 years for Kaʻahumanu to proclaim laws against ancient religious practices. All heiau were officially abandoned; most were destroyed over the years. Often they were broken up and plowed under to make way for fields of sugar cane. However, some of the families who were responsible for the heiau have continued the tradition of caring for them to this day.
Pukui, Mary Kawena; Samuel Hoyt Elbert (1986) [1957]. Hawaiian Dictionary (Revised ed.). Honolulu: University of Hawaii Press. ISBN 0824807030.
Oral History relates that there was a "Pathway to the Gods" near the O'ahu Club that led to a place of worship.Groves of trees surrounding the place of worship near the Hawai'i Kai Rec Center (O'ahu Club)
| Reported by: Ron Mizutani Email: rmizutani@khon.com Last Update: 6/12 8:36 pm |
Video
A luxury condominium project in Hawaii Kai has the attention of concerned citizens after construction crews buried a section of a sacred heiau and bulldozed portions of an archaeological site. The Hale Ali'i project is at the foot of Mariner's Ridge and a stone's throw from the Hawea Heiau.
Just off Hawaii Kai Drive sits bulldozed land that was once home to kiawe trees and an ancient Hawaiian fishing village.
"There's no buffer to even save the wetland, they just pushed right in," said Ann Marie Kirk of Livable Hawaii Kai Hui. Last week Ann Marie Kirk and several others made some painful discoveries. "It's a death in the family that's what this is."
Construction crews had buried a portion of the Hawea Heiau.
"There were stone walls here - they've pushed through this platform and pushed into the stone walls," said Kirk. "We're trying to save this area and look at the respect the community gets, we get plowed right into the walls of Hawea."
Kirk isn't trying to halt the entire project being built by 21st Century Homes but she and others are trying to preserve the area.
"I mean look at all this -- this is crazy, I mean look at this," said Kirk.
The heiau once contained numerous petroglyphs.
"There were three rocks in here that had petroglyphs we can't find them now," said Kirk. "Could be buried under all this debris."
Several steps off the newly paved path appeared to be another burial site.
"The coconut tree you can see the remains of it wrapped by the rocks, which we've been told over and over again this signifies some kind of burial," said Kirk. "And 15 feet away we have bulldozers going through."
Kirk finds an untouched petroglyph.
"You rarely see these kind of fish petroglyphs it's right here."
And points to an old water well.
"And again it about 20-feet away from being bulldozed."
We made several calls to the developer but they weren't returned.
"You hope people do the right thing and they have a social conscience but then when you see that -- it's really saddening," said historian Chris Cramer. "Once its been bulldozed you can't bring it back."
In 1994, the state halted work due to a large amount of artifacts found in the area.
Mr Aloha -This kind of desecration is horrendous! The lack of respect is appalling. As a Hawaiians, we know what happens in situations such as this......Would you want to be the guy who drove the bulldozer? Would you want your family to live there? I want to Century 21 explain their actions.
doolittle -This is a result of a broken promise- It should not have to be so hard to hold on to such little remaining important places. It would be nice to pause long enough to figure out how to "up the standard" and combine total cultural plan (TCP)intelligence with future land plan practices. Why are we so afraid to bring the two together? Our Legislatures need to give rise to this type of collaboration and our City Council should stand behind this too.
