The labor union Unite Here Local 5 is challenging the city Department of Planning and Permitting’s decision to approve a special district permit for the controversial Ritz-Carlton Residences Waikiki Beach project.

The union, which filed an appeal Wednesday with the Zoning Board of Appeals, is arguing that a piecemeal process deviated from Land Use Ordinance requirements for a planned development permit. The union said the decision failed to adhere to a previously issued Waikiki Special District permit, which required a conditional use permit and a joint development agreement for all parcels. According to the union, city decision makers should have required assurances that the property would operate as a hotel or that there would be adequate parking, outdoor space and public facilities for the building’s residents.

“We’ve been concerned about this project for a long time. In particular, we see the developer getting a lot of benefits from the city without adequate assurances that their job projections will pan out and that there is adequate parking, which is already a huge issue for Waikiki workers,” said Ben Sadoski, Local 5’s lead researcher.

Sadoski said the permit allows the developer to exceed Waikiki’s maximum height and density and minimum transitional setbacks.

“The city needs to make sure developers are held accountable for the promises that they make and that they are giving back to the community for what they are getting,” he said.

Lance Wilhelm, managing partner of the development’s owner, Irongate, said the company has not had an opportunity to fully understand the assertions and challenge that the union is bringing against the city Department of Planning and Permitting.

“However, we are proud to be part of the Waikiki community and firmly believe in the critical role that Waikiki plays in Hawaii’s hospitality industry and economy,” Wilhelm said. “We look forward to continuing work to improve Kuhio Avenue, bring new job opportunities and increase the number of hotel rooms in Waikiki.”

Wilhelm said Irongate’s efforts to bring new life to the Ewa end of Kuhio Avenue are part of its long-term commitment to the revitalization of Waikiki. DPP recommended in June that the Honolulu City Council approve the developer’s request to complete its project. Plans are to construct two 350-foot, 39-story condo-hotel towers, connected by an eight-story podium, with a total of 553 units.

Much of the project was underway before a glitch in the original building agreement forced the developer to pursue a planned development-resort permit. Oahu’s first Ritz-Carlton tower — a $275 million, 307-unit condominium hotel on Kuhio Avenue — opened in July.

Construction work on an adjacent 246-unit, $180 million Ritz-Carlton tower is ongoing. The Waikiki Neighborhood Board voted 13-1 to oppose that tower since its staggering size and the direction of its buildings were outside of guidelines that protect views and limit height and density.

“While I believe that the initial review by the department and subsequent approval by the Council, which occurred prior to my joining the body, were done in accordance with all applicable laws, I look forward to the Zoning Board of Appeals review and consideration of the request for appeal on the matter,” said City Council Member Trevor Ozawa, who is chairman the city’s Zoning and Planning Committee.“If a review by the board offers a different decision, I’ll review the matter closely with the Department of Planning and Permitting and respective stakeholders to address any issues.”