THE LANDUSE PLANFOR GUAM FINAL LAND USE PLAN May 1994 Prepared for: THE TERRITORIAL PLANNING COUNCIL Submitted By: W.B. FLORES & ASSOCIATESI~TEGICPLANNING GROUP, INC. A Joint Venture TABLE OF CONTENTS TITLE PAGE OVERVIEW ................................................... I PuW'osE ................................................... 1 BACKGROUND................................................. 1 ORGANIZATION................................................ 3 SUMMARY OF FINDINGS .......................................... 5 INFRASTRUCTURECONCERNS ........................................ 7 LACKOF AFFORDABLEHOUSING ..................................... 9 ENVIRONMENTALDEGRADATION ..................................... 9 LANDUSEPLANPROCESS ......................................... 12 INTRODUCTION................................................ 12 EXX~NGLAND USE COND~ONS..................................... 13 Land Ownership ............................................15 Major Proposed Developments ...................................15 POPULATIONGROWTH ............................................ 22 AVAILABILITYOF PUBLICFACILITIES AND SERVICE.......................... 24 Potable Water .............................................25 Wastewater Treatment and System Capacity ...........................30 Energy ..................................................33 Roadways 1 Mass Transit ......................................35 Public Safety (Police, Fire, and EMS) ..............................40 Schools ..................................................41 Recreational Facilities .........................................44 Port Facilities ..............................................45 ENVIRONMENTALLYSENS~VE AREAS .................................. 49 Wetlands .................................................51 Hazard Prone Areas ..........................................54 Floodplains and Floodways ..................................... 55 Steepslopes ..............................................57 Aquifer Recharge Areas ....................................... 60 Areas of Particular Concern ..................................... 65 Prime Agricultural Lands ...................................... 73 I TAN0'-TA WBFISPG The Land Use Plan For Guam TOC .i . TABLE OF CONTENTS (continued ...) TITLE PAGE PUBLICPARTICIPATION PROCESS .....................................74 Summary of First Series of Village Meetings .......................... 77 ALTERNATIVECONCEFT PLANS ...................................... 81 Vision I .Current Trends ......................................82 Vision I1 .Public Input ........................................ 82 Vision 111 .Growth Management ..................................83 Second Series of Village Meetings ................................. 84 Summary ................................................ 91 IMPACTSOF GROWTH ............................................ 92 Land Allocation ............................................ 92 Impact Analysis ............................................94 LANDUSE PLAN ............................................... 97 PREMISE ...................................................97 PERFORMANCEPLANNING .........................................98 INTENSITYD~srrucrs ............................................ 100 PLANRATIONALE ............................................... 139 SPATIALDISTRIBUTION OF INTENSITYDISTRICT ............................ 140 IMPLEMENTATION............................................... 146 INTRODUCT~ON................................................ 146 ZONING~LAN................................................. 147 ZONINGCODE................................................. 154 APPENDIXA ..................................................155 I TAN0'-TA WFISPG The Land Use Plan For Guam TOC . ii LIST OF TABLES TITLE PAGE Table 1 Guam Hotel and Condominium Unit Inventory ...................... 17 Table 2 Guam Hotel and Condominium Unit Summary by Village ............... 22 Table 3 Guam Golf Course Development Projects ......................... 23 Table 4 Existing PUAG Water Capacity By Service Area .................... 26 Table 5 Public Wastewater Treatment Plants .199 1 ........................ 32 Table 6 Road Classifications and Lanes per Road .........................37 Table 7 Terrestrial Pristine Habitat ..................................69 Table 8 Proposed Natural Preserves ..................................70 Table 9 Existing Natural Preserves ..................................70 Table 10 Proposed Conservation Reserves ...............................71 Table 11 Existing Conservation Reserves ...............................71 Table 12 ProposedParks ......................................... 72 Table 13 Proposed Parks from Current Military Lands .......................72 Table 14 1991 Land Use I Population Relationships ......................... 93 I TAN0'-TA WBFiSPG The Land Use Plan For Guam TOC .iii LIST OF FIGURES TITLE PACE Figure 1 Generalized Existing Land Use Map ............................ 14 Figure 2 Proposed Development Map ................................. 16 Figure 3 Public Water Service Areas ..................................27 Figure 4 Public Wastewater Treatment Service Areas .......................31 Figure 5 Highway Classifications and Average Daily Traffic ...................36 Figure 6 Public Facilities .........................................43 Figure 7 Major Public Parks and Recreation Areas ......................... 46 Figure 8 Significant Wetlands ...................................... 53 Figure 9 Floodplains ............................................59 Figure 10 Steep Slopes ...........................................61 Figure 11 Aquifer Recharge AreasIFena Area Watershed ...................... 63 Figure 12 Areas of Particular Concern ................................. 67 Figure 13 Agriculture Suitability Map; Guam Public Lands ..................... 75 Figure 14 Land Use Plan .......................................... 148 I TAN0'-TA WB FIS PG The Land Use Plan For Guam TOC . iv FINAL LAND USE PLAN L OVERVIEW PURPOSE I Tano'-ta: The Land Use Plan for Guam provides the framework to manage the growth and development of the Territory of Guam. Its purpose is to guide development in a coordinated and harmonious manner which will permit the timely provision of adequate community services, protect the delicate ecological balance between the natural and man-made environments and promote the health, safety, convenience, prosperity and general welfare of Guam's citizens and visitors. BACKGROUND Guam has experienced significant growth in its population since the 1960s. During the last 30 years, citizens of the Territory have witnessed changes to their quality of life, including an increase in the number and range of employment opportunities and the standard of living for many residents. However, other impacts have contributed to the lessening of some aspects of the quality of life. For example: the complex interrelationships of increased traffic congestion; the rising cost of housing, food, and other living expenses; rapid development of land, all associated with a significant loss of environmentally sensitive areas and open space, degradation of water quality, and the rapid development of the Territory's remaining beaches. In 1990, the Twentieth Guam Legislature, in response to the impacts of rapid growth passed Public Law 20-147, a mandate for the development of a comprehensive plan. The comprehensive plan will provide long-range guidance for the physical, economic, and social development of the Territory. In retrospect, the Territory's past planning efforts began in the 60s. The creation of the Master Plan in 1966, the development of various more specific land use plans (1977, 1978 and 1984), surveys, public workshops, and public hearings all indicated a strong desire by the residents of Guam to put into place policies for the orderly development of the island. Unfortunately, many of the plans and recommendations completed since the 1966 Master Plan were not implemented. The economic growth in an environment without adequate planning controls brought forth unwanted impacts: traffic jams, inadequate infrastructure, increased air and water pollution, diminished recreational opportunities, rising land values and shortages of affordable housing. I TAN0'-TA WBFISPG The Land Use Plan For Guam 1 The Twentieth Legislature anticipated the worsening impacts of unplanned growth in the findings of the need for Public Law 20-147, in which they have stated: "Many are concerned about lack of clear and decisive direction that has caused both social and economic development to occur and levels which the island may not be able to physically and infrastructurally sustain throughout the forthcoming decade. What is being indirectly conveyed to island leaders is a simple but nevertheless important sense that there must be 'appropriate limits set for social, economic and physical growth', limits that would not threaten the continued livelihood of the island and her people. How can or should this be done? The foundation for desirable growth and development stems from essential land-use decisions. Guam is forced at the present time to allow or disallow development, using a land-use plan adopted in the mid-1960s. While this plan met the needs of past development trends and characteristics, it is found to be grossly lacking for today's purposes. It is for this precise reason that the Territorial Land Use Commission has not been able to effectively address