Public Hearing Conducted on Proposed Modifications to 1226 Waimanu by K2 Investors LLC

The Hawaii Community Development Authority (HCDA) on January 9, 2008 conducted a public hearing on proposed modifications of Kaka‘ako development rules for the 1226 Waimanu Project.  This project is a residential/commercial development proposed at the makai/Ewa corner of Piikoi and Kona Streets which is part of a joint development with Phase IV of the 404 Piikoi Planned Development Project.  The project comprises a five-story structure with 64 residential units for “gap-group income” households, 1,700 square feet of commercial space, 3,200 square feet of open space and 65 parking spaces.  Modification of the rules is proposed to promote a pedestrian-friendly environment with storefronts located along the public sidewalk at Piikoi Street.  Proposed modifications include:  reduced front yards along Piikoi and Kona Streets; and encroachments of the structure into the view corridor setback along Piikoi Street.

The project, being developed by K2 Investors LLC, is the second and final increment for reserved housing required for the 404 Piikoi Project.  The first increment of reserved housing is the 1133 Waimanu Project, which was completed in 1996 with 282 reserved housing units.

HCDA’s rules require planned development projects to have 20 percent of residential units to be “reserved” for “gap-group income” households, for sale or rental, at discounted prices or rents.  The rules allow HCDA to accept a cash payment in lieu of reserved units; but given the current demand for housing, the applicant has cooperated with HCDA and has committed to providing the reserved units, for sale, as proposed in this project.

The applicant is proposing a joint development to develop market housing on the Phase 4 site and to develop reserved housing on this site which is located across Waimanu Street from the 404 Piikoi Project.  Joint development of Phase IV and this site would allow more market units to be provided on the Phase IV site.  Consequently, more reserved housing units would be provided through joint development as compared to the development of the Phase IV site alone.

The proposal is consistent with the Mauka Area’s development objectives for mixed-use with commercial and residential activities.  It is located within walking distance to Ala Moana Center and the City’s proposed mass transit station on Kona Street.  Also, the applicant would provide sidewalk improvements along Kona Street within a future 10-foot road widening area.

The proposed modifications of front yard and view corridor setback requirements are needed to accommodate the proposed design.  The proposed modifications are:

·         Reduction of the Piikoi Street front yard from 15-feet to 8-feet wide.

·         Encroachment into Piikoi Street view corridor.

·         Reduction of the Kona Street front yard from 15-feet to 5-feet wide.

From an urban design standpoint, this project would provide pedestrian friendly storefronts along Piikoi Street.  The reductions to the front yards allow for various elements such as parking, loading, residential lobby and retail storefronts to be functionally designed on the ground level.  The proposed modifications are needed to functionally combine several desired elements on the ground level.  Also, the modifications are needed to provide four stories of reserved housing units with identical, cost-efficient floor plates of 16 units per floor.

At the hearing, Daniel Nishikawa, representing K2 Investors, commented that the design creates a buffer and a greater urban feel.