Give variances a tough review

Ambitious plans have been made by the Hawaii Community Development Authority for numerous condominium towers throughout 450 acres in Kakaako, but the effect on present residents requires serious consideration. The agency’s staff has recognized the problem — and is recommending rejection of a tower far higher and closer to an existing condo building than zoning allows. This stance is encouraging and helps set a needed tone as more developers are sure to approach the HCDA for variances and exemptions in their future proposals.

California-based MJF Development Corp. had requested its zoning change on the basis that three-fourths of the 192 units in its proposed 803 Waimanu would be "workforce housing" affordable by median households. Because of that, the building proposes to be 250 feet tall instead of 65 feet tall as allowed by current zoning, and would be as close as 39 feet instead of 300 feet from the present Imperial Plaza’s mid-rise tower.

MJF’s Franco Mola had qualified for the development rule adjustments by agreeing to build affordable housing while not seeking financial assistance from state, county or federal governments. The proposed units slated to be affordable would not be cheap: Prices would start at $249,000 for a 372-square-foot studio and range up to $586,000 for 1,086-square-feet three-bedroom units.

However, the HCDA staff pointed out that the tower would have a "substantial adverse effect" on the Imperial Plaza’s residents. Anthony Ching, HCDA’s executive director, agrees that the major deviations would have adverse effects on surrounding land users and the neighborhood character and should be denied. The agency received 1,239 comments opposing the proposal and only 364 in support after Wednesday’s public hearing.

The tradeoffs in this case are simply too much of a giveaway, particularly since early projects in Kakaako’s revamp such as this one are apt to set precedents for future ones. The HCDA board is strongly urged to reject the project as it is when it meets Aug. 7.

Vigilance against similar problems is needed as HCDA goes forward with turning Kakaako into an urban core with tall buildings, including up to three "exemplary iconic buildings" up to 700 feet tall and numerous towers reaching up to 550 feet tall. Howard Hughes Corp. alone plans to redevelop 60 acres encompassing Ward Centers with up to 22 towers and Kamehameha Schools’ plans to redevelop its nine blocks between Restaurant Row and Ward Centers with seven residential towers.

Another major issue in the region will be the aggregate increase in traffic in the years ahead. Hughes Corp. has submitted a report that "modifications" will be planned "to alleviate future traffic conditions." Kamehameha has not conducted a traffic study but has said its master plan should have only a limited effect on traffic — a dubious assertion. HCDA predicts that improved pedestrian and bike lanes as well as parking, increased density around rail transit stations should reduce automobile trips.

That all seems overly optimistic about traffic from some 29 condo towers with 7,400 residential units and numerous shops. HCDA now shows a laudable willingness to deal with a development proposal that would interfere too much with a neighboring condo building and bust planning guidelines; let’s hope it will deal as effectively with traffic that is sure to mushroom with population.