Some Waikiki residents are protesting a zoning change that would allow more stores, restaurants and other businesses along a three-block stretch of Kuhio Avenue that is now mostly residential.
The city Department of Planning and Permitting is in favor of the zoning change for about 2.6 acres of Kuhio Avenue’s mauka-side street frontage between Kaiulani and Liliuokalani avenues. If adopted, the zoning would change to "apartment mixed use" from "apartment."
"I got blindsided by a letter advising the neighborhood for a change of zoning in the apartment precinct where we live," said Denise Boisvert-Jorgensen, a Governor Cleghorn condominium resident, who was already unhappy about the plan to tear down the nearby King’s Village shops and replace them with a 33-story luxury condominium tower.
"Is there no end to the greed and madness?" she asked. "Developers must smell blood and suspect that the mayor is desperately looking for tax revenue to compensate for the rail deficit and may be encouraging the Department of Planning and Permitting to approve anything and everything."
Group 70 International requested the Kuhio Avenue zoning change on behalf of Waikiki Pride LLC; Albert D.K. Chee, et al.; Lu Ching-Shui Family Corp.; Copley Investment Group; Hawaiian Telcom; Kapuni Development Corp.; and MB Investments III LLC, which own eight small parcels totaling 1.25 acres of the Waikiki Special District.
The city Department of Planning and Permitting said that these parcel owners have not submitted any development plans. But the department said the change would allow a wider range of uses, such as retail, restaurant and personal services. The proposed zone change, which would not affect the allowable density, also would create uniformity in that block space, DPP said. The department is reviewing public comments and plans to forward a recommendation to the planning commission soon.
Rick Egged, president of the Waikiki Improvement Association, said members generally supported the change as it was presented to them a year ago.
"We didn’t take a vote. Our basic message was that we wouldn’t have a problem with the change as long as the properties that were affected by the change were fine with it," Egged said. "It extends the mixed-use subprecinct, and there was no rationale for why it ended where it did. Personally, I think the zoning change is appropriate, but it has to be vetted by its neighbors."
Waikiki Neighborhood Board member Jeff Merz, who is an urban planner, said the zoning change to mixed use is appropriate given modern development trends that support the creation of more walkable, livable neighborhoods that are supported by businesses that cater to local residents.
"I’m in favor of the zoning along that stretch of Kuhio," Merz said. "One business owner came to us and took the initiative to get everyone else on board. The city is taking it further, and I think that’s appropriate because you don’t want to spot-zone."
Merz said a mixed-use designation will liven up Kuhio by creating more opportunities for property owners to redevelop their tired properties.
"I think it’s a great concept," he said. "The current zoning has made many properties nonconforming. We’ll probably see some of those low-rise residences removed, but you won’t see densities that you couldn’t see now."
Merz said the Waikiki Neighborhood Board also supported the King’s Village project, known as 133 Kaiulani Hotel, during its early stages and is not opposed to the project now. However, Merz said the board told the developer and the city that the project should be allowed to exceed height, setback and density guidelines only if the exemptions are for reasons other than economic gain.
BSC KVSC LLC, developer of the King’s Village project, said it will review all comments but that its proposed plans are allowable within the Planning Development Resort process of the Waikiki Special District and incorporate a building design that places the majority of the building behind the Ewa Tower of the Hyatt Regency.
"It is very important to point out that while existing rules — as written — would allow the majority of views between the Hyatt Regency towers to be blocked, we are proposing a design that minimizes view impact," the developer said. "We have reconfigured the plans to minimize view plane obstructions as the proposed building now aligns within the Hyatt profile. This more sleek building has minimized view obstruction as opposed to a shorter, more wide structure."
Michael O’Dwyer, who has lived in Governor Cleghorn since 1972, said the many high-rises that have been permitted have cut his full view of Diamond Head down to a sliver.
"Now, you propose to limit and restrict what little I have remaining of my ocean view," O’Dwyer said in a letter to DPP Director George Atta. "I think this is totally unjust, appalling and I am vehemently opposed to you moving forward with this project. You are taking something very valuable and enjoyable away from me that I have savored for many years. How this giant project will impact this community would be devastating to us who live in the area: noise, congestion, traffic aesthetics and decreased property values."
Don Schrimpf, who has lived in Governor Cleghorn for the past eight years, said it’s time the city quit giving out exemptions.
"The city has set a precedent that allows all developers that have come in to overdevelop," Schrimpf said. "Why have rules that you aren’t going to enforce?"
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