A proposal for two more 400-foot-tall buildings next to the Pacific Guardian Tower at Kapiolani Boulevard and Keeaumoku Street is the latest project in the area to seek approval from the Honolulu City Council to build higher than currently allowed.

Two towers are planned by Avalon Group LLC for its Sky Ala Moana project:

>> A 43-story Ewa (western) tower with 388 market-­priced for-sale condominium units.

>> A 39-story Diamond Head (eastern) tower with 300 condo-hotel units and 90 “affordable” for-sale units over a podium base that will be filled with 15,000 square feet of commercial space and 991 parking spaces.

At a public hearing on the project held Wednesday by the Department of Planning and Permitting, a representative for union Unite Here Local 5 questioned the claim that Avalon was providing 90 affordable units, pointing out that 31 of the units are targeted for those making up to 140 percent of area median income. The city’s proposed Ala Moana Transit Oriented Development plan, which is before the Council, defines affordable units as those aimed for people making up to 120 percent AMI.

Avalon’s proposed uses — a condo-hotel, residential condominium, affordable rental condo and commercial spaces — are all allowed under the area’s existing mixed-used district zoning rules.

The developer, however, wants from the Council approval for an Interim Planned Development Transit (IPD-T) permit to build higher and more densely than now allowed under BMX-3 zoning.

Specifically, Avalon wants to build up to 400 feet high and have a floor-area ratio of 9.51, up from 250 feet high and a 3.5 FAR. Floor area ratio is measured by dividing the total usable floor area of the building by the square footage of the lot.

The draft Ala Moana TOD plan, aimed at providing a synergistic relationship between the upcoming Ala Moana rail station and its surrounding community, allows for building heights of up to 400 feet and a FAR of 10.0.

The developer also wants several smaller concessions, including a reduction in required parking stalls to 991 from 1,077.

Sky Ala Moana is on 70,000 square feet of land between Kapiolani Boulevard and Makaloa Street, on what are now three properties that are home primarily to two-story buildings with offices, bars, restaurants and small boutique shops.

Several Local 5 members voiced concern at the DPP meeting, arguing that the project does not include enough affordable units and questioning whether its condo-hotels should be counted as residential units, which have a greater impact on a community than hotel units.

Ben Sadoski, a senior research analyst for the union, said 31 of the units that Avalon is including among its 90 affordable units are to be sold to those making up to 140 percent of area median income. Sadoski noted that a new city ordinance pertaining to affordable housing defines affordable units as those available to people making up to 120 percent of AMI.

“Technically, there are only 59 affordable units,” Sadoski said.

What’s more, all the condo-hotels have stoves and full kitchens, “and they are thus dwelling units,” he said. “The fact of the matter is that people are struggling. … People with much lower incomes need units.”

Sadoski also pointed out that at a presentation to the Ala Moana-Kakaako Neighborhood Board in November, Avalon officials presented a plan showing 77 affordable rental units aimed at those making 80 percent AMI.

Christine Camp, Avalon president and CEO, said an earlier plan for the project did have 77-78 affordable units as well as market units. “That project, with rising interest rates and construction cost increases, could no longer be feasible,” she said.

“It was feasible 18 months to 24 months ago. It’s not something that we can deliver at this point,” she said.

“As a local developer, our goal has always been to try to deliver units that we could afford to deliver as quickly as possible to meet the residents’ needs for housing,” Camp said.

Acting DPP Director Kathy Sokugawa has until Aug. 2 to submit her recommendation on the Avalon request to the City Council. The public has until Wednesday to provide testimony to DPP.

The Ala Moana-Kakaako Neighborhood Board, following the November presentation, chose not to take a position for or against it.

At least four other projects over 40 stories high along the Kapiolani-­Keeaumoku corridor have received IPD-T approvals from the Council in the last two years:

>> The Hawaii Ocean Plaza hotel and condominium complex just east of Sky Ala Moana.

>> The two-tower condo-hotel, condominium and senior housing 1500 Kapiolani project at the old Heald College site between Kapiolani Boulevard and Makaloa Street on the western side of the Keeaumoku Walgreens.

>> The Mana‘olana I condo-hotel tower at Kapiolani Boulevard and Atkinson Drive across from the Hawai‘i Convention Center.

>> The ProsPac residential tower at Keeaumoku and Makaloa streets.