4.1 Urban Design and the Makai Area

Contemporary cities have developed in response to the objectives of two primary forces:  private development interests seeking the creation of unique and financially successful projects; and government, seeking the creation of a beneficial public domain and a logical, coherent city.  Individual developers exercise control over building style, form and materials, while government regulates height, density and other broad parameters.

In many cities over the last 40 years, development has not resulted in outstanding urban environments.  More recently, both public and private interests have been trying to rediscover the art of building cities that produced numerous outstanding examples before 1950, including parts of Honolulu.  A number of new strategies have been developed that utilize both traditional planning methods as well as concepts tailored to contemporary lifestyles.

Most of the Makai Area is publicly owned, and is therefore a unique opportunity to create an outstanding urban environment and serve as an example of excellence.  With an emphasis on the pedestrian environment, block after block can be linked with comfortable, shady walks connecting buildings that are attractive and relate to the land.

Development of these lands represents a tremendous social and economic opportunity.  Recognizing that inappropriate development could seriously compromise this opportunity, the Makai Area Plan balances public and private interests by carefully prescribing ground level requirements while encouraging a variety of building forms, land uses, and architectural styles.

4.2 Urban Design Principles and Elements

4.2.1 Principles

The following urban design principles and elements are intended to strengthen the overall concept of the Makai Area Plan.  Each principle and element will function together to form a physical environment that is suitable to work and play.

Strong Linkage of the Kakaako Waterfront Park to the City

A generous waterfront park is the centerpiece of the Makai Area Plan.  Constructed in 1992, the Kakaako Waterfront Park assists in the recapture of the Honolulu waterfront for public use, and provides a key link in a continuous system of parks extending from Waikiki to the airport.  In addition, the park is a unifying urban design element that extends up through the Kakaako Peninsula and across Ala Moana Boulevard, creating a strong physical and visual link to the urban fabric of Honolulu.

Flexibility of Building Form

Within certain basic parameters, such as height and view corridors, building form and architectural style should be flexible.  Allowing for a variety of forms sets the stage for both creativity and easy accommodation of a variety of uses.  Ultimately the view of the skyline as well as the view from a pedestrian's perspective benefit from a variety of forms.

Outstanding Pedestrian Environment

The pedestrian environment, sometimes considered last, should be of primary concern.  Clear, unimpeded sidewalks with consistent street trees closely spaced for shade, as well as a lack of randomly located driveways, are all critical to a pedestrian-friendly environment.  Carefully considered site furnishings, such as benches and light poles, along with public art on the street, sends the message that the pedestrian is important.

4.2.2 Site-Specific Elements

Variety of Park Environments

Additions to the existing Kakaako Waterfront Park will add a variety of spaces for public enjoyment.  In addition to the areas for walking, fishing and picnicking currently available, new park land will provide a variety of park environments including:

� The existing passive park for walking, biking, picnicking, and quiet contemplation.

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

� A children's play area with interactive activities such as a water feature and play apparatus.
 
� A cultural facility at the existing amphitheater.
 
� Extensions of the existing waterfront promenades to form a continuous route through the Kakaako Peninsula.

Kewalo Commercial

The Kewalo Waterfront area, which includes both sides of Ahui Street, is envisioned to be an active waterfront commercial area with a promenade along the harbor edge as well as plazas where people can congregate and enjoy the ocean view.

Active Ground Floor Uses

While all the streets in the Makai Area should comfortably accommodate both autos and pedestrians, certain streets will have a distinctly active, pedestrian-oriented character. Ilalo Street will be the premier strolling and shopping street with active ground floor uses along both sides of the street.  The street will have a curb-to-curb width of no more than 59 feet to encourage pedestrian crossings, and will include wide sidewalks, a shady canopy of trees and curb-side parking.

Ground floor frontages along the mauka-makai promenade will be encouraged to be active and relate positively to the public realm with a broad range of uses such as banks, lobbies, and exhibits, as well as shops and restaurants.

View Corridors

The Makai Area will preserve important views of Ala Moana Park, Diamond Head, and the mauka/makai corridor along Cooke Street.  In addition, the existing view corridor down Ala Moana Boulevard will be maintained.

Cultural and Educational Facilities

Cultural and educational facilities have always been a fundamental element in HCDA's evolving community   development plans and objectives.

Projects completed or anticipated include the  Children's Discovery Center, a performing arts center, and world-class aquarium and research facility.  These facilities will be integrated into the urban fabric, much as cultural events are perceived as an integral part of city life.

Public Art

The placement of public art in the Makai Area is intended to reinforce the concept of the continuous public realm.  Instead of more typical monumental art programs that place large works at key intersections and squares, public art here will strive to support numerous smaller pieces integrated with the landscape in all types of open spaces.

4.3 Building Envelope Definition

4.3.1 Development Provisions

All development proposals are required to obtain a development permit.  Procedures for development permits are outlined in the Makai Area Rules.

A typical vertical mix within a development on Commercial zone lands would be retail and other commercial uses on the lower floors, with office uses within the towers.  Towers would be spaced to provide sufficient light and air between them and to minimize the obstruction of views from within and outside the Kakaako District.  Parking will be located within the interior sections of development parcels; curb-side parking along streets and surface parking adjacent to parks will also be provided, where appropriate.

4.3.2 Density and Building Height

The urban form in the Makai Area will be diverse, with a mix structures rising to levels of 200 feet in the Commercial zone, and stepping down to 65 feet near the Capital District and 45 feet along the waterfront (Figure IV-1).

Gradually decreasing building heights are associated with densities from a higher intensity zone fronting Ala Moana Boulevard to the lower intensity parcels fronting the Waterfront Park.

4.3.3 Building Form

The Makai Area presents the opportunity to display a variety of building forms.  The platform level extends to a maximum of 65 feet and can be lower.  Towers along Ala Moana Boulevard must be stepped back 75 feet from the property line (Figure IV-2). In general, towers are encouraged to be oriented with the long axis in the mauka-makai direction, with a maximum dimension of 110 feet permitted in the Ewa-Diamond Head direction.
  In general, buildings will be required to be set back 15 feet from the property line and the setback area must be landscaped.  If ground floor windows facing the street are provided, however, the setback may be reduced to 5 feet and paved.  This provision will encourage active ground floor uses instead of blank walls along the streets.  The maximum building envelope is indicated in Figure IV-2.

4.3.4 Number and Location of Tall Buildings

One tower will be permitted for each development project on a lot of 80,000 square feet or less.  For lots greater than 80,000 square feet, two towers may be allowed and the spacing between towers is predicated upon distances to neighboring towers.  In general, towers should be at least 200 feet between the long side of the towers and at least 150 feet between the short side of the towers.  Final tower location will be determined by the developer in consultation with HCDA.

4.4 Pedestrian Environment

As stated previously, the Makai Area Plan places high priority on the creation of an outstanding pedestrian environment.  The provision of public parks, as well as active ground floor uses along key frontages, will support this goal.  Similarly, appropriate design of public sidewalks and privately owned open space is also critical to the establishment of an outstanding pedestrian system.

4.4.1 Streets and Sidewalks

Ilalo Street will become a premier shopping street linking the Makai Area in the Ewa-Diamond Head direction.  The sidewalks and planting strips will be broad, up to 20 feet, with generous planting and seating areas.  Monkeypod trees will line both sides of Ilalo Street.  Curb cuts, driveways, or service areas will be limited to maintain continuity of the sidewalks.  Side streets will have narrower sidewalks, 10 feet wide, with street trees planted in tree wells at the curb.

4.4.2 Open Space

In addition to public parks, each development within the Makai Area is required to provide at-grade open space in the amount of 20% of the property area.  In order to be a successful component of the pedestrian environment, it is important that such open space be safe, attractive, and useful.  Arcades are also viewed as a complement to open space.  Special incentives are provided in the Makai Area Rules to substitute arcades for required open space.