Two companies vying to develop what would be the tallest building in Hawaii under a plan championed by Gov. Neil Abercrombie said they are willing to stay within the present 400-foot height limit if the proposed 650-foot tower is not approved.
The competing developers expressed their flexibility at a public hearing Tuesday of the Hawaii Community Development Authority to discuss the $500 million state-initiated project known as 690 Pohukaina.
Forest City Enterprises Inc. and Lend Lease presented general overviews of their conceptual plans to develop the 2-acre site owned by the state and bordered by Keawe Street, Pohukaina Street and Mother Waldron Park.
Allowing towers in parts of Kakaako to rise 650 feet was floated by Abercrombie last year and was a key element in the HCDA’s plan to have taller buildings close to mass-transit stations in Kakaako. Building 250 feet higher than now allowed should make it easier for a developer to deliver more affordable housing because of the economy of scale in the absence of government financial assistance, according to HCDA.
But redrawing the skyline with taller towers near rail stations has drawn sharp criticism.
At Tuesday’s meeting, University of Hawaii professor emeritus of art Duane Preble called transit-oriented development, or TOD, the "last best chance" for good urban design that helps deliver affordable housing for Hawaii’s growing population. But he said Kakaako’s 400-foot height limit doesn’t need to be raised to achieve TOD benefits.
Dexter Okada, a small-business owner who once was an HCDA board member, wondered why the agency asked for 650-foot tower proposals before holding public hearings on the height limit.
"The question is cart before the horse," Okada told the agency.
Only four people testified in person at the hearing, and one expressed support.
PUBLIC INVITED
More opportunities to learn about and comment on the 690 Pohukaina plan:
>> Two “open houses” — 3-7 p.m. Nov. 29 and 9 a.m. to 1 p.m. Dec. 1 at 461 Cooke St. — where the public can review plan overviews and talk with state and developer representatives
>> Dec. 13 at 9 a.m. public hearing at the 461 Cooke St. offices of the Hawaii Community Development Authority
>> More information: hcdaweb.org Opens in a new tab
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The Rev. Bob Nakata, a representative of Faith Action for Community Equity, said the nonprofit had a "great deal of reluctance" about towers rising above 400 feet, but that concern was outweighed by the need for affordable housing.
"What you are trying to do is commendable," he said. "Without the higher density, we feel many of our friends — maybe ourselves — will not be able to live in Hawaii. If you don’t succeed, Hawaii, we believe, is headed for a society of rich and poor."
Bob Loy, however, doesn’t agree with that notion. The environmental programs director for The Outdoor Circle said 650-foot towers aren’t necessary to produce urban affordable housing in Honolulu.
"These new supertowers would be an intrusion on the beauty of our city that must be stopped," he said at the hearing. "Keep the Kakaako skyline at 400 feet and reject the current ideas that are coming before you."
Loy pointed out that local developer Marshall Hung plans to build about 1,000 affordable condominiums in Kakaako without government subsidy on private land under present height limits.
Hung’s project known as 801 South Street comprises two towers at the makai-Diamond Head corner of South Street and Kapiolani Boulevard, and is using an HCDA rule providing greater density — but not height — if at least 75 percent of units are affordable to residents earning between 100 and 140 percent of Honolulu’s median income. All the units at Hung’s project will meet that criterion.
Forest City proposes 804 rental apartments in one or two towers. Of those units, 390 would be affordable to residents earning no more than 120 percent of Honolulu’s median income. Another 414 would be market-priced rentals, including 24 luxury penthouse apartments.
Forest City has proposed three alternate versions and expressed no preference. One version proposes a single 650-foot tower. Another version proposes two towers, with one rising 560 feet and the other 400 feet. The third version has two towers each at 400 feet.
Lend Lease proposes 1,002 fee-simple condos in two towers. Of those units, 526 would be affordable to people earning no more than 140 percent of Honolulu’s median income.
Lend Lease intends to start with one 400-foot tower followed by a 650-foot tower if the height limit change is approved. But if it isn’t, the second tower would rise 400 feet, according to Dick Hawes, project executive for the Australian-based company in Hawaii.
Hawes said his company’s plan could change based on public response. "It is by no means set in stone," he said.
Forest City said its tower plan is tailored for local residents and is good for the state because the state will retain ownership of the land. "No one from California or Japan will be buying these units," said Jon Wallenstrom, the Hawaii president of Ohio-based Forest City. "We need a rental housing alternative in our state."
Monthly rental rates would be no higher than $1,736 for a studio to $2,580 for a three-bedroom unit under present income levels. Maximum incomes would range from $69,470 for a single person to $99,240 for a family of four.
Lend Lease said market studies it did showed that the community wants to own homes as opposed to renting them, and that mortgage payments would be comparable with rents.
Prices for the affordable units would be no more than $286,000 for a studio to $420,000 for a three-bedroom unit, while maximum incomes would range from $92,620 for a family of two to $115,780 for a family of four.
Both developers declined to say what they propose paying the state for buying or leasing the land. Lend Lease said in its presentation that the state would share profits.
Financial terms of the proposals, along with other details, will be revealed at a second public hearing Dec. 13, at which time the board is expected to make a selection of a preferred plan.
