2.1 Land Use Principles

The Land Use Plan has been developed to create a balanced and workable community that reflects the development guidance policies enacted by the State Legislature and refined by subsequent analyses.  The following are the major principles that have driven the priorities reflected in the Land Use Plan.

Balance Public Amenities with Revenue Generation

The basic land use premise of this 1998 Makai Area Plan is that substantial portions of the Makai Area be set aside for public enjoyment and access to the waterfront.  The corollary to this principle is that a portion of the State lands be developed for commercial uses, with the revenues derived therefrom used to help support the public parks and other amenities.

Focus on Park Lands as a Centerpiece

The land use pattern in the Makai Area is strongly influenced by the desire for a central corridor of park lands.  The purpose of this configuration is to extend the Kakaako Waterfront Park to Ala Moana Boulevard, to enhance its visibility and reinforce its prominence as a major public park.  In addition, the park will serve as a centerpiece for the adjacent commercial developments.

Appropriate Use of the Waterfront

The Makai Area is surrounded by water:  Honolulu Harbor, Kewalo Basin and Malama Bay.  It is obvious that appropriate use of the waterfront is a key to the overall land use pattern.  Public access to the waterfront in the Makai Area is a priority of the Land Use Plan, and that is reflected in
  approximately one-mile of shoreline dedicated to park use.  At the same time, the maritime activities which provide vital functions for the community are also a priority.

Land is reserved for maritime uses within the Fort Armstrong area and along Piers 1 and 2, which are premier deep-water berths.   It is projected that, in the future, Pier 2 will be needed as an additional cruise boat terminal.  However, specific maritime uses and timing will be eventually determined by DOT-Harbors.

Kewalo Basin

Whereas the park lands are dedicated to recreational uses and Fort Armstrong is dedicated to maritime use, Kewalo Basin has been set aside for the public to view and enjoy the working wharf aspect of the waterfront.  Planning for Kewalo Basin was conducted by the Hawaii Community Development Authority in consultation with DOT-Harbors and users of the facilities.  Both fishing and tourist-related activities will remain at Kewalo Basin, although some relocation will occur in order to avoid conflicts.  The Plan includes the eventual relocation of fishing services, such as ice supply, that are now located along the west edge of Kewalo Basin to the south edge of Kewalo Basin and to Honolulu Harbor.  In their place, entertainment, restaurants, and retail establishments will be developed along the west edge of Kewalo Basin, and tourism-related boating activities will be accessible from there as well.

A summary of the various land uses is presented in Table II-1 and illustrated in Figure II-1.  The maximum allowable building floor areas are presented with each land use zone.  The Makai Area will have a total potential floor area of 7.53 million square feet with an overall average floor area ratio (FAR) of .78 for the total land area.
 

* Land area times maximum allowable FAR.
 
2.2 Land Use Zones

Park (P)

Generous park lands with direct access to the waterfront remains the centerpiece of the Plan for the Makai Area.  Within this zone (P), a variety of park environments will be accommodated.  The existing Kakaako Waterfront Park provides a passive park for walking, picnics, and quiet contemplation.  Although plans are subject to more detailed feasibility studies and further refinement during design development, at this point, general concepts include the following:

� A world-class aquarium and research facility which could include uses such as the Kewalo Basin Marine Mammal Laboratory and National Marine Fisheries Service.

� A large urban "green" area for active play and festivals.

� An interactive children's play area with water features and play apparatus.

� A cultural facility within the existing amphitheater.

� Extensions of the current promenade around Kewalo Basin and mauka via the mauka/makai promenade.

Within the park zone, cultural and educational uses along with a variety of active recreation activities will be allowed and encouraged, to provide additional public resources.

Commercial (C)

The purpose of this zone is to permit a wide range of commercial land uses, such as offices and retail establishments.  The "C" zones encompass approximately 54 acres, 12 of which are privately owned.  Buildable area varies according to parcel location with floor area ratios (FAR) from 1.5 to 3.5, with a maximum total floor area of 5.33 million square feet.

Mixed Use Zone - Industrial (MUZ-I)

The purpose of this zone is to allow uses which support the maritime activities and facilities within Honolulu Harbor as well as limited commercial activities.  Typical uses include the proposed cruise boat terminals at Piers 1 and 2, and container yard areas within Fort Armstrong.  The MUZ-I zone includes 62.3 acres, with a development potential of approximately 750,000 square feet of building area.

Waterfront Commercial (WC)

The purpose of this zone is to allow commercial uses as well as fishing and boating services along the edges of Kewalo Basin.  From an urban design as well as a market standpoint, the best use of these waterfront areas is a complex of shops, restaurants, and entertainment, adjacent to existing fishing and maritime operations.  Kewalo Basin will retain its working harbor character, while the public will be able to shop, dine and stroll along portions of the waterfront in these areas.  The WC zone include 22.70 acres with a development potential of approximately 813,000 square feet of building area.

Public (PU)

The purpose of this zone is to set aside areas for lands with existing public uses that are expected to continue.  Specifically, three public areas are designated, including the U. S. Immigration Station, the DOH building, and the Ala Moana Wastewater Pump Station.

Aloha Tower Special District

The Aloha Tower Special District consists of 3.4 acres and is bounded by Ala Moana Boulevard, Bishop Street, Nimitz Highway and Richards Street.  The site currently houses the HECO downtown power plant, and is adjacent to Irwin Park, the Downtown Financial District and the Aloha Tower development area.  HCDA designation of the site as a Special District is based on the recognition that the area is not only distinct from other lands in the Kakaako District, but also has strong and direct association with the downtown waterfront.  The Makai Area Rules established for the area are purposefully broad, recognizing the need for new development to be compatible with the surrounding area.

2.3 Historic Resources

In establishing the Hawaii Community Development Authority and the Kakaako Community Development District, the State Legislature articulated that "historic sites and culturally significant facilities, settings or locations shall be preserved."  The preservation of such resources is, therefore, an integral part of the Makai Area Plan.

Significant historic resources in the Makai Area include the U. S. Immigration Station, the DOH building and the former Ala Moana Sewage Pump Station.  The U. S. Immigration Station and the DOH building are listed on the National Register of  Historic Places and the former Ala Moana Sewage Pump Station is listed on both the State and National Registers.  Placement on the State and/or National Historic Registers does not assure preservation; however, since the U. S. Immigration Station and the DOH building are government-owned and are currently functioning for public use, continued preservation of these sites can be reasonably expected.

The function of the former Ala Moana Sewage Pump Station has been assumed by the City and County of Honolulu Ala Moana Wastewater Pump Station located adjacent to the historic structure.  The proposed use of the historic structure is for a commercial development.  To ensure that the historic structure be preserved, any new development will be required to integrate the historic and architectural significance of the existing buildings with any new structures (Figure II-2).