A proposal from PACREP LLC, the Los Angeles-based developer of the planned Ritz-Carlton Waikiki Beach Residences luxury tower, to build an adjacent second tower has created a firestorm in Waikiki.

Critics of the first tower at 2121 Kuhio, who included members of the Waikiki Neighborhood Board and nearby Kuhio Avenue condominium owners, also think the second tower is a bad idea. They’ve argued that developing 2139 Kuhio will create too much density and that the developer’s plans violate Waikiki guidelines that protect views and limit heights. They objected earlier to the decision of the city Department of Planning and Permitting to approve an Ewa-Diamond Head orientation for the 2121 Kuhio tower, saying it contradicted Waikiki Special District Design guidelines, which specifically call for the long axis of new towers to be oriented in a mauka-makai direction to preserve public mauka views and natural ventilation. They also panned the issuance of a major special district permit allowing additional height as authorized by the City Council.

"This was purely about preserving ocean views for the developer and maximizing their financial returns. We don’t want to see it happen again," said Mark Harpenau, a Four Paddles resident who will lose half of his ocean view to the first development and stands to lose most of the remainder to the second tower.

This time, PACREP wants to construct a 39-story tower at 2139 Kuhio, which will be a stand-alone, 350-foot building with up to 280 units. It will have its own mechanical, electrical and utility infrastructure, but it will share an eight-story podium with the adjacent 350-foot, 38-story, 309-unit tower at 2121 Kuhio currently in development at the corner of Kuhio Avenue and Kalaimoku Street. Groundwork is underway at 2121 Kuhio, which is slated for delivery at the beginning of 2016. PACREP anticipates beginning construction on 2139 Kuhio in mid-2014 with delivery in June 2016.

POSITIVES PROMOTED

Proponents of the two towers say that the combined development will improve a derelict stretch of Kuhio Avenue, create more public open space, enliven a tired retail corridor, reduce crime, create jobs and fulfill a need for additional high-end hotel rooms in a tourist district that is constrained due to a dearth of new construction.

"We have talked to many members of the community, residents and businesses, and they all overwhelmingly support development in this area, which hasn’t seen any major redevelopments in over 40 years," said PACREP principal Jason Grosfeld, who was also involved in development of the Trump International Hotel Waikiki Beach Walk.

If PACREP wants to request additional height for the second tower, it will need to get a separate authorization (via resolution) from the City Council, just like the first tower, said DPP Director George Atta. The orientation of the tower also will be considered as part of the major special district permit, which the project must receive from the DPP. And, the department’s evaluation of the applicant’s request will be based on the specific circumstances associated with the second tower proposal.

"Impacts to public views either cannot be permitted or must be adequately mitigated. Impacts on private views may be considered, even if not directly regulated by the zoning," Atta said. "If there are reasonable, feasible ways to avoid these kinds of impacts, then the DPP would normally expect an applicant to try and do this if possible. The (Waikiki Special District) also calls for protection of views along Waikiki in a Diamond Head axis, and this orientation supports that policy."

At one point, Grosfeld said, the second tower had a more Ewa-Diamond Head design, but then it was refined. Since the second tower is not a rectangle, Grosfeld said slight angling it makes it more mauka-makai.

"The new tower will be a much less divisive orientation because its footprint is significantly smaller and its orientation is significantly more mauka-makai," he said.

Jeff Merz, an urban planner and Waikiki Neighborhood Board member, said PACREP’s preferred orientation for the second tower, like its first, is designed to maximize ocean views.

"They really have pushed the limits on the first tower and now on the second tower," Merz said. "It makes it a really dense, shadowy corridor."

DIRECTION IN DISPUTE

Project architect Scott Glass, who was questioned twice about the second tower’s orientation at the Waikiki Neighborhood Board meeting on Nov. 12, responded that PACREP "hadn’t settled on a preferred orientation." Glass’ statement came about a month after PACREP had forwarded a draft environmental assessment to the city that advocated for an Ewa-Diamond Head orientation, which they said better supports view corridors and open spaces along streets.

Harpenau said Glass’ neighborhood board presentation warrants review. He contends that Glass gave evasive answers and failed to acknowledge the filing of PACREP’s draft environmental assessment and of renderings showing a clear preference for an Ewa-Diamond Head orientation.

"The developer’s comments at the meeting represent a continuing pattern of holding back information," Harpenau said. "The most significant example of this was their failure to advise the Waikiki Neighborhood Board, the community, DPP and the Design Advisory Committee of their intentions for a second tower on the same site earlier this year. They published the possibility of building a second tower in April — just one month after the DPP Decision on Tower 1 in March."

In light of these issues, Waikiki Neighborhood Board Chairman Robert Finley said that he has asked PACREP to hold a community meeting prior to the next board meeting in January.

"Right now, if our board took a vote, it would probably be 12 opposed. But that’s prior to their presentation and due diligence," Finley said."In the past our dealings with PACREP have left us feeling that they haven’t been as forthcoming as they should be."

Finley said that during other major Waikiki developments executed by Hilton, Kyo-ya and Outrigger, more community input was sought.

"Most of them came to our meetings multiple times and asked for community input before they started the process with DPP and the City Council," he said.

PACREP said it would schedule a community meeting, and Grosfeld suggested that there was a "bit of confusion" surrounding Glass’ board presentation.

"Scott is the last person in the world who would do something deceptive," Grosfeld said. "There might be some misunderstanding. But, the current orientation of the tower … is a distinctly friendly shape."

Grosfeld said the developer listened to the neighborhood board’s comments and has worked with the DPP to "arrive at something that makes everybody happy and should be able to accomplish everyone’s goals."

Still, Harpenau said there was little compromise when he and Craig Stevens, who lives in the Waikiki Shores, met with Glass on Dec. 5.

SHOW OF SUPPORT

While the project may be a tough sell for Harpenau and others whose views and quality of life will be most affected by the new development, it has plenty of supporters, too.

Tyler Dos Santos-Tam, executive director of the Hawaii Construction Alliance, said both projects are vital to the community, providing needed jobs and allowing for the growth of the state’s tourism industry.

"They estimate that the second tower will produce 600 construction jobs during the 24 month build-out period. We are hoping that they are able to get this project underway since we still have some members on the bench who need to get back to work," said Dos Santos-Tam, who heads the umbrella group for 15,000 carpenters, laborers, masons and operating engineers.

Waikiki Improvement Association President Rick Egged said the membership has not voted on the latest tower; however, they seemed "impressed and supportive" following a recent PACREP presentation. WIA member Sam Shenkus described the project as a boon for Waikiki since it delivers new hotel inventory and retail opportunities to an underserved and here-to-date somewhat crime-ridden section of Waikiki.

"There is not nearly as much foot traffic at Nike Town and Luxury Row as you have in the center of Waikiki," Shenkus said. "An additional Ritz-Carlton condotel will add to the population, creating critical mass to strengthen the customer base for retailers."

Eric Sacks, who converted an abandoned walk-up at 2126 Lauula Street into an apartment building, said he welcomes the presence of his newest front neighbors.

"I think it’s a great high-quality, high-end project," Sacks said. "Views and density are always an issue, but I’d rather see these kinds of projects in Waikiki where they belong than in Haleiwa or Makaha."

Sacks said PACREP has talked to him about its plans to improve the surrounding area, which is littered with rubbish and marred by graffiti in some places.

"I think it will make a difference having a Ritz-Carlton there," he said.

Shenkus said a lot of the people who are complaining about the project need to consider that Waikiki is an urban destination that needs to evolve to keep its world-class destination status.

"We can’t just stand still," she said. "Vegas will leave us in the dust."