Reviews from the Waikiki community were mixed upon getting the first glimpse of the planned Ritz-Carlton Waikiki Beach Residences luxury tower and an adjacent second tower in their totality.
The developer, PACREP LLC, held a community meeting Thursday night in Waikiki to respond to the community furor that broke out last month when it filed plans with the city to construct a 39-story tower at 2139 Kuhio Ave., which will be a stand-alone, 350-foot building with up to 280 units.
That is the second tower in the planned development. It will have its own mechanical, electrical and utility infrastructure, but it will share an eight-story base with the adjacent 350-foot, 38-story, 309-unit tower at 2121 Kuhio that is currently in development at the corner of Kuhio Avenue and Kalaimoku Street.
"We understand that a lot of you have concerns and questions," PACREP CEO Casey Federman told the crowd of about 70 community members. "The idea tonight is to hear from you and try to answer questions as best we can. We went through this exercise in Phase I. It’s good to see you again despite circumstances that might warrant some tough questions."
Critics of the first tower at 2121 Kuhio, who included members of the Waikiki Neighborhood Board and nearby Kuhio Avenue condominium owners, also argued that the second tower is a bad idea. They’ve argued that developing 2139 Kuhio will create too much density and that, in their view, 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 time around, PACREP also plans to seek a separate City Council resolution authorizing additional height. The orientation of the second tower, which allows the building to have mostly ocean-view units, also will be considered as part of the major special district permit, which the project must receive from the city. The developer anticipates beginning construction on 2139 Kuhio in mid-2014 with delivery in June 2016. Groundwork already has started at 2121 Kuhio, which is slated for delivery at the beginning of 2016.
"Too dense is what is going on here," 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. "You are maximizing your return on investment at the expense of the community."
Federman countered that PACREP plans to be a long-term investor in Waikiki.
"We view ourselves as here to stay, not here for short-term development profit and to head out the door. … So it’s very important to connect with the community and hear what you have to say," he said.
Several Waikiki residents from properties near the planned development also complained about the loss of their private views and raised concerns that the development would add to the neighborhood’s density and stress infrastructure and public safety resources.
Project architect Scott Glass said PACREP is aware that a number of private views will be lost and has worked to mitigate public impact.
"When a building becomes taller, it becomes thinner and opens up the view more," Glass said, adding that the building is a hybrid of PACREP’s original plans, which had a distinctly more Ewa-Diamond Head orientation.
His response drew guffaws from several community members. While the project may be a tough sell for those whose views and quality of life will be most affected, it counts the Hawaii Construction Alliance and some members of the Waikiki Improvement Association among its supporters.
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 create additional high-end hotel rooms in a tourist district that is constrained due to a dearth of new construction.
"I’m supportive of this project and other benefits," said Dwight Synan, a broker. "Kuhio over the years has not been a safe or attractive area. Waikiki has become old and tired."
Waikiki Neighborhood Board Chairman Robert Finley said he will reserve judgment on the project until the developer makes its presentation Tuesday to the Waikiki Neighborhood Board, which meets at 7 p.m. at the Waikiki Community Center.
"That will be a big meeting for them because our support or disapproval of the project weighs heavily with (the planning department)," Finley said.
In the meantime, PACREP said it has established a website, www.newlifeforkuhio.com, to share its vision for Kuhio and to provide a venue for community feedback.
