Condo project touches a nerve

A planned Kakaako condominium tower dubbed 803 Waimanu reserved for middle-income buyers will be a relatively tight fit for its location — too tight for residents in an adjacent high-rise who objected to the project at a public hearing Wednesday.

The developer of the proposed 197-unit tower is asking a state agency that regulates development in Kakaako to let the project rise significantly above the height limit for the site and stand closer to the adjacent Imperial Plaza building than rules permit.

MJF Development Corp. is seeking approval from the Hawaii Community Development Authority to build 250 feet high, or 185 feet above the site’s 65-foot height limit that was reduced from 400 feet two years ago in an HCDA rule revision.

MJF, led by Franco Mola, also is seeking to build closer to Imperial Plaza than allowed.

Tower spacing rules in Kakaako require minimum gaps of 300 feet in the mauka-makai direction and 80 feet in the Ewa-Diamond Head direction. A small part of 803 Waimanu would be 90 feet makai of Imperial Plaza’s main tower, and the whole building would be 39 feet Diamond Head of Imperial Plaza’s mid-rise tower.

"It’s a good project — it’s just too close," said Mike Kuhl, a resident of Imperial Plaza, which was built in 1991 with two towers rising 400 feet and 125 feet.

Kuhl was one of 14 Imperial Plaza residents who spoke against the project at the hearing. The agency also received 36 letters opposing 803 Waimanu, of which 33 were from Imperial Plaza residents.

Those who testified in person raised a host of concerns including impacts on views, sunlight, air circulation and traffic.

Several project opponents emphasized that they aren’t against housing for middle-income residents, and said they are part of that demographic.

"I do support the idea of workforce housing, but not when the building is too big on a lot that is too small," said Imperial Plaza resident Pamela Wood.

Some opponents also said they feared that approving 803 Waimanu would set a precedent for other projects to crowd out open space in Kakaako, where dozens of residential tower projects are planned over the next couple of decades.

HCDA rules allow discretionary deviations from development regulations for projects that qualify as "workforce housing."

Such projects must provide at least 75 percent of units to occupants earning 100 percent to 140 percent of Honolulu’s median household annual income.

The income range equates to $68,600 for a single person or $97,900 for a family of four at 100 percent. At 140 percent the comparable figures are $96,040 and $137,060.

Mola said all of 803 Waimanu’s units will be affordable to households earning 90 percent to 120 percent of the median income.

Prices start at $249,000 for studios with 372 square feet of living space, and range up to $586,000 for three-bedroom units with 1,086 square feet of space. Most units will have one or two bedrooms and range from $375,000 to $450,000.

Another requirement for workforce housing under HCDA’s program is that a qualified project may not receive financial assistance from federal, state or county governments.

Anthony Ching, HCDA  executive director, said the program allows for development rule adjustments because it’s financially challenging to build affordable housing without financial support from the government, especially in Hawaii where land and development costs are so high.

Some Imperial Plaza residents criticized HCDA’s workforce housing program, saying it amounts to loopholes in development rules intended to produce a well-planned community.

"Basically they’re shoehorning this particular building onto a site that is too small," said Eddie Johnson, an architect and Imperial Plaza resident.

Justin Cruz, a KHON-TV news and weather anchor who lives at Imperial Plaza, characterized 803 Waimanu’s proposed exceptions as ridiculous. "This is being done by bending the rules in a huge, huge way," he said.

Mola’s project did receive support in the form of 16 letters and five people who testified in person at Wednesday’s hearing. Some of the support came from representatives of construction trades.

Frank Leslie, a real estate agent who has represented other affordable-housing developers, said there is a huge need for workforce housing like 803 Waimanu.

Kamaria Richardson, a widower who is looking for full-time work, said she supports the project as somewhere she hopes to live.

"Please find some compassion for people like me," she said.

Byron Ho, a part owner of the property Mola is buying for 803 Waimanu, said he lives in Kaimuki where his neighbors are about 10 feet away.

"I don’t think you understand what it takes to put forth workforce housing," he said.

HCDA plans to continue taking public testimony on the proposed project at meetings on June 5 and July 3 at 461 Cooke St. A decision on the project is expected on July 3.

If the project is approved, Mola anticipates starting sales by September and beginning construction by the end of the year.