Key issues being debated over plans for Ho'opili are urban growth, traffic, the loss of prime farmland, water availability, job creation and connectivity with rail.

At least 100 people or organizations including government agencies have officially registered their views on the project either by submitting comments to an environmental impact statement study or to the state Land Use Commission, which later this year is expected to decide whether to reclassify the 1,600-acre Ho'opili site in 'Ewa from agricultural to urban use.

A no vote by the commission could effectively kill the 11,750-home project proposed by the local Schuler Division of Texas-based homebuilder D.R. Horton Inc. A yes vote would advance regulatory proceedings to the City Council for a zoning change decision.

So far, Ho'opili supporters are generally from the construction industry and neighboring landowners, including the Department of Hawaiian Home Lands and the University of Hawai'i, which are developing homes and a new campus. But advocates also include leaders of three area neighborhood boards closest to the project site and a handful of other nearby residents who Schuler enlisted years ago to help plan Ho'opili.

"Ho'opili represents a wave of the future, where families can live, work and enjoy recreational opportunities for years to come," wrote Rich Hargrave, a longtime 'Ewa Beach resident and former chairman of the 'Ewa Neighborhood Board.

Project backers cite positive impacts of creating an estimated 7,000 to 8,000 permanent jobs, and the opportunity to design one of O'ahu's largest communities around the city's planned rail line.

Supporters also note that the county long ago designated the region to be part of Kapolei's secondary urban center and a primary absorber of future population growth because of available land on which housing can be built that's affordable to entry-level buyers.

"This is the appropriate area for long-term growth," said Bob Bruhl, Schuler's development vice president.

Opponents of Ho'opili are generally residents of Makakilo, Kapolei and 'Ewa Beach who disagree with the county's urban growth plan and are furious about congested traffic in and out of the area that will be made worse by Ho'opili.

Margaret Kennedy, a 64-year-old retiree who has lived in Makakilo for nearly half her life, wrote the LUC about having to pick up her grandchildren from school every day because their parents can't get home from work by 5 p.m.

"Please think about what you are doing to us, and have the COURAGE to do the right thing and vote NO on Hoopili!," she wrote in an Aug. 4 letter.

Kapolei resident Kevin Maley last month submitted his harsh rebuke of the project: "Does anyone in this government of ours pay any attention to the people who will feel the effects of really stupid ideas like this one will cause?"

One surprising position comes from the Hawaii Building and Construction Trades Council, an affiliation of 16 local construction unions. Buzz Hong, the council's executive director, in April suggested that the LUC defer action until community concerns — some of them from union members living in Makakilo and Kapolei — are rectified.

Since then, the expression of community concerns to the LUC has grown.

PLAN NOT UPDATED

Some opponents argue that the county Department of Planning and Permitting's Ewa Development Plan, which was approved by the City Council in 1997 and includes the Ho'opili site in O'ahu's urban growth boundary, is outdated.

The Ewa Development Plan, last updated in 2000, is supposed to be updated every five years. But that hasn't happened, which has provided Ho'opili opponents an opening to argue that changes over the past decade — such as a growing importance of preserving prime farmland for producing food or biofuels that help the state achieve food and energy independence — are good reason to redirect urban growth away from a site regarded as O'ahu's most productive farmland, representing 14 percent of all available farmland on the island.

"Regardless of what the Ewa Development Plan of over a decade ago implies, we have a chance now to do what is pono (right) and preserve this land for crop production," Kim Kido, an environmental building consultant and Sierra Club member, said in written testimony to the LUC.

The Planning Department said it is preparing final recommendations on Ewa Development Plan revisions that don't affect policies or the urban growth boundary pertaining to Ho'opili.

Bruhl said opponents of Ho'opili shouldn't kid themselves into believing urban growth projected for O'ahu over the next 20 years can be accommodated by redeveloping property in urban Honolulu with higher density. He said that would require enormously costly and disruptive sewer and water infrastructure upgrades, and result in new high-rise condominiums that are less affordable to most residents than Ho'opili homes will be.

Bruhl added that countywide development plans that define urban growth boundaries preserve other important ag land that otherwise could be converted to urban use.

"There needs to be growth somewhere," he said. "We feel (Ho'opili) is the execution of the right version of that plan."

Dean Uchida, Schuler's vice president of Ho'opili, adds that there is already significant growth under way or planned for the area, including DHHL homes, the agency's offices, a regional mall, Salvation Army Kroc Center and UH-West O'ahu.

"Ho'opili is basically an infill project," Uchida said.

The county Planning Department said it will testify in favor of reclassifying the Ho'opili site from ag to urban use.

Another potentially critical ally for the project may be the Hawaii Farm Bureau Federation, a trade group representing local farmers.

The group in June submitted written testimony supporting conversion of the land from ag to urban use. The group, which holds ag land preservation as one of its highest priorities, said its first inclination was to oppose Ho'opili, but after much input from leaders of its 11 chapters decided to respect the Ewa Development Plan.

"Is this an appropriate time and place to oppose the Ho'opili development? Regrettably, no. Deviating from existing plans, even if it is to keep the land in agriculture, is unwise," the group testified.

Ann Yamamoto, executive director of the federation, said it was a divisive issue but that the consensus was that the group should carefully pick its fights to preserve ag land.

DISPLACING FARMS

Taking a stand against the loss of ag land is the Office of Hawaiian Affairs, which commented on the environmental impact statement. "OHA fundamentally cannot support a project that proposes to remove the best and most highly protected agricultural lands on this island from current and active production."

Four farms will be displaced by Ho'opili if it is built. The largest is Aloun Farms, which cultivates about 1,100 acres of Schuler land under a lease that expires in 2013 but can be ended earlier.

The company began farming the area in 1995 after the shutdown of Oahu Sugar Co. Since then, Aloun has become the second-largest diversified fruit and vegetable farm in the state, employing 150 to 200 people and with annual gross sales of about $8 million.

Aloun also leases about 600 adjacent acres from DHHL and UH that are gradually being withdrawn for development, plus another roughly 600 acres near Mililani and Waikele.

Schuler has pledged to try to help Aloun relocate operations as land is developed over the next 20 years. But observers believe there isn't suitable land available elsewhere on O'ahu to transfer Aloun operations because water is either too expensive or not suitable for Aloun crops.

Other Schuler tenants are Syngenta Seeds, on about 200 acres; and Sugarland Farms, also known as Larry Jefts Farms, on 192 acres. Fat Law's Farm occupies 100 acres subleased from Aloun.

These farms are prohibited from opposing Ho'opili under their leases with original landlord Campbell Estate, which leased the property with the provision that it was slated for future urban development.

The fact that Aloun and other farms knew the land was slated for development when they agreed to their leases in part led the Hawaii Farm Bureau to support Ho'opili.

Still, the state Department of Agriculture criticized Schuler's environmental study for underplaying the project's impact on farming by including land on the Neighbor Islands as suitable for relocation, and suggested that the LUC require the developer provide meaningful relocation assistance to farm tenants.

The state Office of Planning has raised similar concerns, but this week was still finalizing its position on Schuler's plan. Other state entities, including UH-West O'ahu and DHHL, have expressed support for Ho'opili. Gov. Linda Lingle has advocated for economic development that relies more on agriculture and less on real estate development.

WATER CONCERNS

Besides the issues of urban growth and farming, some Ho'opili critics have questioned the project's impact on potable water supplies.

The Board of Water Supply, however, projects that existing water sources combined with plans to build two desalination plants when needed will be more than enough for future urban growth in 'Ewa, including Ho'opili.

"There are sufficient supplies to meet the projected 2030 demand," said Barry Usagawa, water resources program manager for the agency.

Usagawa added that because the 'Ewa Plain is so hot, virtually no water from rainfall and existing farms percolates down to the aquifer, so urban development in the area shouldn't harm the underlying aquifer.

Of greater concern for many is the traffic issue.

Schuler notes that several road improvement projects are on pace to be completed early next year, including Fort Weaver and Fort Barrette road widening, extending Kapolei Parkway, building North-South Road and improving H-1 interchanges.

The developer also said most Ho'opili homes will be higher-density multifamily units around businesses and the planned rail line that should encourage residents to walk to work or commute via rail instead of joining the bumper-to-bumper rush-hour drive to Honolulu.

Still, Schuler acknowledges that traffic with Ho'opili and mass transit will get worse in several spots that already have unacceptable levels of service, including parts of H-1.

Residents of Kapolei, Makakilo and 'Ewa Beach expect Ho'opili will put more cars on the road between them and Honolulu.

"All of its commuters will pour onto Fort Weaver Road and H-1 headed to Honolulu in the morning rush ... and all of them will be on the road to town in front of every current commuter from 'Ewa and Kapolei and beyond," said Michael Kioni Dudley, a 30-year Makakilo resident who has mounted a campaign against the project that includes hosting community meetings, passing out fliers, waving signs, starting a petition and a Web site.

PARADE OF WITNESSES

Some of Dudley's meetings haven't had big turnouts. At the Web site www.stophoopili.com, the petition has about 200 entries, though many are anonymous and several are from different states and countries.

But Dudley's most powerful move comes later this year calling a handful of witnesses, including prominent local economist Paul Brewbaker, to testify against Ho'opili before LUC commissioners.

Dudley, a retired teacher and one-time Green Party candidate for governor who has railed against urban growth directed at the 'Ewa Plain long before Ho'opili was conceived, is an "intervenor" in the LUC hearings.

Intervenor status allows Dudley to cross-examine Schuler experts speaking to the commission and to present opposing experts. Schuler officials likewise may cross-examine Dudley's witnesses, who also include rail opponent Cliff Slater, UH traffic engineer and rail opponent Panos Prevedouros, Hawaiian cultural expert Peter Apo, UH College of Tropical Agriculture and Human Resources soil scientist Goro Uehara and others.

To date, Schuler has been presenting its case with witnesses testifying on key issues such as agriculture, traffic and water. Hearings tomorrow and Friday should allow Schuler to finish.

After that, the county Planning Department and state Office of Planning are expected to testify, followed by Dudley's witnesses later this year.

Brewbaker, in a small preview of his testimony, said he typically is a supporter of development but can't agree with Ho'opili and the concept of a second city on O'ahu.

"There are more efficient ways to organize the urban footprint," he said. "I hate to say it, but when you look at that chunk of land there, I'm thinking you do actually have to draw the line somewhere. If you pave over the ag land, that's it. It's an irreversible destruction of your ability to grow things. This is arguably the moment of drawing the line."