Editorial: Weigh full impact of condo buildout

Some aspects of the proposed plan for 400-foot condo towers on Keeaumoku Street seem persuasive as good exchanges for the increased density that the developer has proposed.

The difficulty lies in evaluating that plan in the context of numerous other high-rise developments that are also in the pipeline for that part of Honolulu, where the rail project’s eastern terminus is envisioned to be. In all, these condominiums would expand the population by roughly 4,000 new households.

That is why the city’s evaluation of the latest proposal unveiled for the district, a residential-retail complex to be built by Cuzco Development U.S.A. LLC, should be done with an eye to its fit within the larger buildout. That could comprise a proposed collection of nine different projects clustered around the Ala Moana Center section of Kapiolani Boulevard.

This will be a challenge, because while the neighboring redevelopment zone of Kakaako falls within the purview of a unified master plan, city-supervised projects tend to be weighed on a more piecemeal basis.

This location does fall within a half-mile surrounding the rail terminus, within the boundaries of the transit-oriented development (TOD) plan for the Ala Moana neighborhood. A final draft of that plan is still awaiting City Council approval. The administration needs to press for prompt consideration of its TOD plan for the area, which does provide some needed guidance.

While the requested density allowance might make sense for this project, it’s reasonable to worry that a series of these variances approved in succession and viewed in isolation might add up to a less-than-optimal result for the community.

The Cuzco project itself, dubbed Keeaumoku International Village, would sit on 3.5 acres and include 980 condo units, in addition to a ring of two-story retail buildings. There are two alternatives, one that fits within the interim TOD ordinance in place while the final Ala Moana plan is still being reviewed, and one that seeks a density boost:

>> Two towers would rise to the current 350-foot height limits, along with a 10-story condo building and 30,000 square feet of park space; or

>> The height ceiling would be raised, under a variance, to 400 feet. In return for that allowance, the 10-story building would be eliminated to allow an additional 25 percent of park area, for a total of 37,170 square feet.

The latter scenario actually addresses the lack of adequate park space within this congested Keeaumoku redevelopment zone. It’s a need that’s identified in the draft TOD plan, which has languished in the City Council hopper. Originally introduced in 2016, it is being resubmitted Nov. 2 so it would not expire.

Within the plan, the Keeaumoku subzone is described as a vital corridor connecting upland neighborhoods with the Ala Moana core district. The plan cites the need for improvements that add “community amenities” and make it “attractive and safe for pedestrians.”

The more densely configured version of Cuzco’s “village” seems in keeping with those goals, but not without a zoning deviation. And there are other projects at various stages of development to be considered as part of the big picture.

All might be eligible for density bonuses — or waivers and exemptions — being offered within this TOD area; so far, only one, the 485-unit Kapiolani Residence, is under construction. This raises the question: Will the entire neighborhood be designed to mitigate the traffic load, to ensure access to the parks and safe passage for pedestrians on the busy streets?

The Ala Moana TOD area is projected to give a significant housing inventory boost, including homes in the affordable and moderate ranges. Seeing that things balance out as a net benefit to Oahu residents will take oversight by city leaders who are informed by a rational blueprint. It’s time to get that guidance in place.