In the property development realm, “Go back to the drawing board” is not a welcome instruction, but it often amounts to a second chance to get things right.
Such is the case with the 690 Pohukaina project, which is positioned for a key state approval next month — an approval that it should get.
The housing complex, part of the massive Kakaako redevelopment plan, has changed radically from the original concept five years ago. At that time, then-Gov. Neil Abercrombie favored seeking proposals for a tower up to 650 feet, exceeding the height limit of the time by 250 feet.
Not surprisingly, the idea of an “iconic” skyscraper was not embraced. In 2014 a law was passed to limit heights in Kakaako to 418 feet.
A better idea for the development soon emerged: Combine a mix of rentals for low- and moderate- income families with a “vertical” school to accommodate future students of the community.
Hawaii Community Development Authority (HCDA) officials initially had projected no need for a school there, based on forecasts of likely demographics of the future population and vacancies at existing schools.
However, according to a Department of Education report to the 2016 Legislature, the need for a new elementary school had been identified two years earlier in discussions between DOE and HCDA staff.
Ultimately, the plan was hatched to delete the 90,000 square feet set aside in the initial request for proposals (RFP) for unspecified civic, commercial and community space, replacing it with around 100,000 square feet for a new Pohukaina Elementary School.
The developer, Forest City Realty Trust, was willing to do that — but HCDA decided, correctly, that it was too much of a departure from the original plan and rejected it.
But the state now has rightly seized on the solution. HCDA has ceded control to the state Hawaii Housing Finance and Development Corp., which stepped in to negotiate a new agreement with Alaka‘i Development LLC, an independent offshoot comprising Forest City’s Hawaii executives.
The initial phase would include 390 rentals at moderate and market rates.
All of this maneuvering means the first tower likely won’t break ground until 2019 — unfortunate, given the critical need for affordable rentals. But the improvement in the plan is worth that delay.
The second phase would include 200 units for low-income tenants. Either the first or second phase also is expected to include the prize: a four-story school for 750 students.
There’s a lot to like about this project. Honolulu desperately needs rentals at a modest rate, and 690 Pohukaina is poised to deliver.
And the importance of having a “vertical school” option shouldn’t be overlooked.
With the transit-oriented development anticipated as a benefit of the rail project, this will help meet the educational needs of families living in new urban communities.
DOE planners expect that nine new schools will be needed in the area between Kalihi and Ala Moana. Planning on the Pohukaina school should proceed apace, providing a model to be replicated elsewhere.
This is an opportunity to deliver some critically needed housing as well as accommodate Oahu’s expanding need for classroom space using a novel approach, an opportunity that should not be passed up.
