A company pursuing development of five high-rises on the former Kam Drive-In theater site next to Pearlridge Center published a draft environmental impact statement Wednesday, revealing new details about the plan including traffic and height issues.

Robertson Properties Group is proposing five towers 150 to 350 feet high containing 1,500 residential units, along with 143,000 square feet of retail anchored by a grocery store and 80,000 square feet of office space or a 150-room hotel.

Los Angeles-based Robertson initially floated a denser version of the plan, dubbed Live Work Play ‘Aiea, in early 2010 with 1,800 residential units, three towers rising 350 feet and two smaller buildings at 80 feet and 60 feet.

Last year, the developer attempted to address community concerns about building mass by adjusting tower heights with one at 350 feet, one at 300 feet, one at 250 feet and two at 150 feet.

Present zoning prohibits residential use and limits building heights to 60 feet. Robertson intends to apply for a zoning change allowing residential and commercial buildings up to 350 feet.

John Manavian, a Robertson executive vice president, told a community meeting in October that the tallest buildings were lowered and reoriented to reduce total building coverage on the 14-acre site by 50 percent and minimize view impacts.

Manavian, in a written statement released on Tuesday, said his company has held more than 100 meetings with community members and other stakeholders since 2010 and will continue to consider public input through the environmental review and zoning process.

"We are excited to move forward in the planning process to bring a new mixed-use community to Oahu’s urban core," he said.

In the draft EIS, Robertson analyzed view and traffic impacts, and said it plans appropriate mitigation measures.

Robertson said its proposed towers fit the character of Aiea, where 10 buildings rise higher than 150 feet, including one near Robertson’s property that is 380 feet.

"Limiting the height of the Live, Work, Play community is arbitrary and unnecessary," the developer said in the document submitted to the state Office of Environmental Quality Control.

A draft of a city plan for real estate development near rail stations proposed promoting high-density development within a quarter-mile of rail stations. The city recommends a height limit of 150 feet in the vicinity of the Pearlridge station, which includes the Robertson property.

However, the draft transit-oriented development plan recommends higher heights be considered if a project offers community benefits.

Robertson suggests that its project qualifies by providing affordable housing, senior housing, public parks, a grocery store, jobs and a community that will support rail ridership.

The developer estimates that condominium prices will range from about $250,000 to $600,000 and that some of the homes could be reserved for seniors. The project would also satisfy a county requirement to make 30 percent of units, or 450 units, affordable to residents with moderate incomes.

Much opposition to the 350-foot height limit sought by Robertson has come from residents in two nearby buildings, Lele Pono and Pearlridge Square, who would have views of Pearl Harbor impeded. Robertson said its project would affect 28 percent or less of those views in part because the development site is at a lower elevation.

Regarding traffic, an engineering report said several turning lanes in the area will fall to unacceptable congestion levels because of the Robertson project, while wait times at already congested intersections will grow.

Robertson proposes to add traffic signals at two gateways to its project opposite a driveway to Pearl Ridge Elementary School on Moanalua Road and opposite a Pearlridge Center driveway on Kaonohi Street. The developer also proposes widening parts of Moanalua and Kaonohi to add new turning lanes.

The developer said its plan would have less traffic impact than maximum development of an office park or regional mall allowed under present zoning. However, some project critics have said no market exists for 1.2 million square feet of office space or a 1.5 million-square-foot regional mall next to Pearlridge Center.

Another issue raised in the draft EIS is inadequate capacity in the area’s wastewater collection system. Robertson said the city previously approved a sewer connection for up to 1,200 condos and 150,000 square feet of retail and office space, suggesting that partial capacity exists. The approval, however, expires this month. Robertson said there is sufficient time to make any necessary upgrades.

Robertson projects that it could begin construction next year if it obtains approvals, with an initial phase of retail and office space opening in 2015. Completing the roughly $775 million project is expected to take 13 years.