Kaiaulu o Kakaako Master Plan

- kaiaulu ‘o kaka‘Ako MASTER PLAN Submitted November 26, 2008

- kaiaulu ‘o kaka‘Ako MASTER PLAN

HCDA mauka area master plan application

Prepared for: Hawaiÿi Community Development Authority Honolulu, Hawaiÿi

Prepared by: Kamehameha Schools Group 70 International, Inc.

November 26, 2008

table of contents

Executive summary chapter two: chapter four: Existing Conditions Urban Design Framework

c hap ter one: Kamehameha Schools Kakaÿako Lands ................................ 2-2 Introduction.............................................................................. 4-1 Introduction and Historical Background Existing Uses . ........................................................................... 2-6 1. Diversity/Gathering............................................................ 4-2

Introduction...................................................................................... 1-1 Surrounding Uses...................................................................... 2-8 2. Park-to-Park/Open Space .............................................. 4-4

Purpose of the Master Plan............................................................. 1-2 3. Connectivity .................................................................... 4-6

Area History...................................................................................... 1-2 4. Residential.......................................................................... 4-8

Kamehameha Schools History in Kakaÿako................................. 1-4 chapter thre e : 5. Neighborhood Retail.......................................................... 4-9 Vision Previous Kamehameha Schools Kakaÿako Planning Efforts................................................................................. 1-4 The Evolution of the Vision....................................................... 3-1

Investing Today for Kakaÿako Tomorrow....................................... 1-5 Roots and Wings....................................................................... 3-2 c hapter f ive : Stewardship of the Land. ......................................................... 3-3 Proposed Plan Role of HCDA.................................................................................... 1-7 Introduction.............................................................................. 5-1 Urban Village . ......................................................................... 3-4 Street Level Plan - The Pedestrian Experience....................... 5-2 Kaiäulu ÿo Kakaÿako Master Pan (2008)................................. 3-6 Streets and the Community Gathering Place. ....................... 5-4

Open Space............................................................................. 5-6

Podium Levels and Recreation Decks - A Place for Living and Working............................................... 5-8

Tower Plans............................................................................... 5-9

Land Use and Development Summary................................. 5-12

c hap ter s ix : chapter e ight: implementation Sustainability, Transportation and Infrastructure Proposed Project Phasing........................................................ 8-1

Sustainability. ........................................................................... 6-1 Responsibilities of HCDA and Kamehameha Schools. .......... 8-2

Transportation........................................................................... 6-4 Archaeological/Cultural Resource Stewardship.................... 8-2

Infrastructure............................................................................ 6-6 Community, Tenant, and Agency Relations........................... 8-2

c hap ter seven: chapter nine : Design Guidelines Conformance with the Mauka Area Plan and Rules Purpose and Intent................................................................... 7-1 Compliance with HCDA Mauka Area Plan and Rules. ...........9-2 Streetscapes............................................................................. 7-2 Public Facilities Dedication..................................................... 9-4 Landscape................................................................................ 7-6 Reserved Housing. ................................................................... 9-5 Architecture. ............................................................................ 7-8 KKMP Public and Private Benefits............................................ 9-6 Project Design Review Process. .............................................. 7-9 Modifications, Variances or Amendments. ............................ 9-7

HCDA Master Plan Application Requirements..........................9-8

executive summary …Residents walking to work in Kakaÿako and Downtown

…Young kamaÿäina returning to Hawaiÿi and working at the future Innovation Center makai of Ala Moana Boulevard

…Thriving neighborhood markets, small businesses and incubators for Kakaÿako’s emerging technology and life science industries

Envision … A farmer’s market featuring locally grown fresh produce

... A central gathering place where young and old can come together each day

Kaka‘ako… …Pickup soccer and football games at Gateway Park and hälau practice at Waldron Park

…Working from home and going for a neighborhood stroll at lunch

…Shopping at Ward Neighborhood in the morning and picnicking at Waterfront Park in the afternoon

…Relaxing with Sunday breakfast at a neighborhood café and enjoying a jazz band on a weeknight

…Body surfing at Point Panic, surfing at Flies and hopping on a bus or rail to work or school

…Public art, safe streets, and the vibrancy of weekly neighborhood activities

EXECUTIVE SUMMARY i

K a k a ` a k o kaiäulu ÿo Kakaÿako Master Plan

The Kaiäulu ÿo Kakaÿako (Kakaÿako community) Master Kaka‘ako at the Crossroads Plan (KKMP) envisions a progressive, twenty-first century living community that will act as a catalyst Kamehameha Schools’ plans for Kakaÿako strive to for innovation and nurture the evolution of a vibrant create this vibrant neighborhood that is respectful of urban-island culture within a beautiful neighborhood its history and supportive of residents and businesses as that is healthy and sustainable. Fueled by a mission to they look to the future. This neighborhood is envisioned fund educational programs in perpetuity, Kamehameha as a place for kamaÿäina to live. It is a place with varied Schools presents this plan as a guide for continued and desirable housing options, good jobs nearby, and investment in Kakaÿako over the next 15 years and access to multiple recreational options, all within an beyond. exciting urban environment.

Kamehameha Schools recognizes that the redevelopment A true neighborhood, the KKMP area is anticipated to of these lands is part of the ongoing evolution for this have up to 2,750 dwellings in lofts, townhouses, and area of major importance to the greater Honolulu condominiums. Auahi and Cooke Streets will form community and is a sustainable alternative to continued the crossroads of the neighborhood, with Auahi as the housing development in Oÿahu’s suburbs and rural main neighborhood retail street and Cooke Street as the areas. Framed by community input and a commitment backbone of a park-to-park connection between Mother to stewardship of these lands, this plan presents a Waldron and Gateway Parks. mixed-use neighborhood with a range of housing types, support for small businesses, and active community Landscaped streets, plazas, green-space, courtyards, places and open spaces. and both public and private gardens will be located throughout the neighborhood, providing a variety of uses for both passive and active recreation, all contributing to the sense of discovery and uniqueness within Kakaÿako. Adaptive reuse will also be employed in the buildings throughout the neighborhood to support existing and new local businesses and provide incubator space for emerging innovation industries.

At the heart of the crossroads, a community gathering place is envisioned. This central area is designed as a large public plaza surrounded by unique and interesting retailing. Programming will be determined as development progresses, but the essence of this space is to create an activity node that is unique and provides indoor/outdoor areas which can host a range of activities and events - cultural and artistic, large and small. This public amenity creates a central neighborhood meeting place that offers opportunities for residents and visitors to connect with the community and each other.

ii KAMEHAMEHA SCHOOLS

Caring for Cultural Resources Fostering Community Outreach As an aliÿi trust and an organization dedicated to the Kamehameha Schools has been engaged with education of Native Hawaiians, Kamehameha Schools community representatives since the initiation of its recognizes its obligation to the perpetuation of cultural Kakaÿako Strategic Implementation Plan in 2004 and resources and assets for future generations. The throughout this current master planning process. Kakaÿako region, formerly known as Kaÿäkaukukui, is part of the original land legacy passed down by Victoria Residents and business owners have discussed the need Kamämalu to Bernice Pauahi Bishop, and traceable to connect mauka and makai activities so that physical to the lineages of Kohala and Kona chiefs, and foreign and cultural relationships within the ahupuaÿa are advisors that aided Kamehameha I in his unification of honored and respected. Community members call for a Hawaiÿi. diverse range of living spaces, experiences and options, and the need to make sure that any public transportation In the master planning process for the Kakaÿako solutions brought into the district are fully integrated region, Kamehameha Schools has demonstrated great into future Kakaÿako plans. effort in identifying possible historic properties and features, including potential burials that may exist Kamehameha Schools’ community consultation will in the subsurface deposits. These efforts include continue in the many years ahead throughout the an ethno-historical study on land use, strategic development process. subsurface archaeological testing, and the geo- referencing of historic maps in relation to parcel areas. As implementation of the master plan unfolds, Kamehameha Schools is adopting a rigorous approach to ensure the proper protection and treatment of Hawaiian cultural resources. Early identification and consultation with key stakeholders, appropriate groups and organizations, as well as government agencies, will help reach consensus and identify proper protocols for the treatment of any cultural resources that may be encountered.

EXECUTIVE SUMMARY iii

K a k a ` a k o kaiäulu ÿo Kakaÿako Master Plan

HCDA Master Plan Application The purpose of Kamehameha Schools’ KKMP application is to set forth our vision of a mixed-use urban village within its Kakaÿako mauka properties, identify the physical character of this neighborhood over the 15 year Hawaiÿi Community Development Authority (HCDA) Master Plan period, and establish an implementation H A L E K A U W IL A S T. plan for achieving this vision. By declaring its LAND redevelopment intentions via an HCDA Master Plan, it is BLOCK Kamehameha Schools’ intent to improve its properties

pu n chbo wl ST. A in a timely and cohesive manner and in accordance with p o h u kai n a S T. HCDA’s Mauka Area Plan and Rules.

s o u th ST. KEAW E ST. c o r a l ST. c o o ke ST. LAND LAND LAND BLOCK BLOCK BLOCK B C D

a u ahi S T. LAND BLOCK LAND LAND LAND LAND I BLOCK BLOCK BLOCK BLOCK E F G H a la mo a n a b lv d . ST.

la u ko

i la lo S T.

KKMP lands 28.9 Acres Other Mauka Lands 10.8 Acres

Makai Lands 11.8 Acres

Total 51.5 Acres

Kamehameha Schools Kakaÿako Lands

iv KAMEHAMEHA SCHOOLS

Proposed Plan Kamehameha Schools intends to develop a mixed-used urban village on nine contiguous city blocks totaling approximately 28.91 acres of land. The community H ALE K AUWILA S T. will contain a mixture of low-rise and high-rise structures, a range of housing types, open spaces, a central community gathering place, and neighborhood supportive commercial and industrial uses, all consistent with the HCDA Mauka Area Plan and Mauka Area Rules.

p OHU K AINA S T. Interesting and engaging street level activities are key to creating the attractive, healthy and vibrant community envisioned by Kamehameha Schools. Commercial uses at the street level will provide a range of dining, retail, and service options to neighborhood residents. Along

sOUT H st. kE AWE st. cORAL st. cOOK E st. many of the neighborhood blocks, apartments, lofts, and townhouses will be located at the street level, giving life to the neighborhood and providing safety, comfort, and a sense of belonging to its residents. Public art and the aUA HI S T. support of small businesses and creative industries will enliven the neighborhood.

Auahi Street will be the heart of street life in Kakaÿako and the community’s main retail corridor. Cooke Street, the armature of the neighborhood, will be beautified to provide a park-to-park connection between Mother aLA mO ANA bLVD . Waldron Park in the mauka area and Gateway Park . makai of and adjacent to Ala Moana Boulevard. At the A st heart of the Auahi and Cooke crossroad connection, a kOUL community gathering place is envisioned.

For Illustrative Purposes Only

Tower Level Plan RT 0’ 200’ 400’ 800’ NO H

EXECUTIVE SUMMARY v

K a k a ` a k o kaiäulu ÿo Kakaÿako Master Plan

Open space is to be distributed throughout the neighborhood in plazas, green and hardscaped open space, courtyards and gardens both public and private. Such spaces will be linked together throughout the neighborhood with landscaped streets and walkways encouraging safe, comfortable, and lively neighborhood Mother Waldron Park activity.

With an emphasis on enlivening neighborhood streets and creating a vibrant neighborhood, buildings will typically be developed with residential, commercial, and/or industrial uses facing the street and screening ground level parking facilities. Where high-rise Au towers are proposed, the building form will generally ah eet be developed over a parking structure, consistent tre e Str with HCDA rules. This approach also helps maintain Al iS oke Co t a view corridors and allows generous amounts of light M throughout the neighborhood. oa na Bo The existing public street network will serve this ule evolving community. This master plan adds no new va rd streets and requests no change to existing public roadways. Residents of Kakaÿako will have access to the City’s existing bus system, existing and planned bike Community routes, and transit services. Gathering Place

Gateway Park

For Illustrative Purposes Only Park-to-Park Connection

vi KAMEHAMEHA SCHOOLS

As summarized in the table below, a maximum of 4,408,036 square feet may be developed within the KKMP area. The proposed plan envisions up to seven high-rise towers as a part of this Master Plan. A diverse range of housing will be provided in high-rise and low- rise structures. Condominiums, lofts, and townhouses are envisioned throughout the community, and the potential for rental housing is also being explored. At build-out, a maximum of 2,750 housing units is anticipated at this time.

Plan Summary 1,259,439 sf Master Plan Land Area 28.91 acres

Maximum Allowable Floor Area 4,408,036 sf (3.5 Floor Area Ratio)

Estimated Housing Units 2,750 units

Estimated Reserve Housing Units 550 units

Estimated Public Facilities 139,593 sf Dedication Requirements

Proposed Open Space 125,946 sf

Reserve housing and public facilities dedication requirements will be met consistent with HCDA direction. No modifications, variances, or amendments to the HCDA Mauka Area Plan and Rules are being requested in this Master Plan application. However, certain modifications may be pursued with project Planned Development Permit applications.

Kaiäulu ÿo Kakaÿako View Mauka

EXECUTIVE SUMMARY vii

K a k a ` a k o kaiäulu ÿo Kakaÿako Master Plan

Implementation Early phases of Kamehameha Schools’ neighborhood redevelopment will initiate the enhancement of Auahi Street and the park-to-park connection along Cooke H A LEK A UW IL A ST.

Street. Public art, building renovations, and a program of community activities will reinforce the role of these Mother primary streets in the neighborhood. A Waldron Park

pu n chb o wl ST. Land blocks A, B, and E at the ÿEwa edge of the KKMP po hu ka in a ST. lands are anticipated as the initial development phase, linking Kakaÿako with government and business sou th ST. K EAW E ST. cor al ST. coo ke ST. uses Downtown. The timing and scope of land block B C D development beyond this initial phase will depend on future market conditions. With each project the pedestrian realm will be improved to continue the au ahi ST. renewal of the community. I

E F G H The Kamehameha Schools’ Master Plan represents an exciting future for urban Honolulu and for those that choose to create their futures here. We believe the plan ala m o ana blv d. creates a compelling case for the vision of Kakaÿako. It ST. is a vision that provides a multitude of public benefits; a l it is a vision that will create a unique community largely ou Gateway k absent from the urban environment in Honolulu today; Park it is a vision that offers an exciting cultural environment that can nurture growth and innovation in the Hawaiian Initial Phase economy, and it is a vision that is sustainable and aligned il alo ST.

with the values of Kamehameha Schools. Park Improvements

Cooke and Auahi Street Renovations and Streetscape Improvements

Initial Phase

viii KAMEHAMEHA SCHOOLS

Kaiäulu ÿo Kakaÿako Master Plan Streetscape and Open Space Concepts

EXECUTIVE SUMMARY ix

chapter one Introduction & Historical Background

Introduction Kamehameha Schools was founded in 1887 by the will of Bernice In 2000, Kamehameha Schools underwent an organizational Pauahi Bishop, great-granddaughter and last royal descendant strategic planning effort that involved extensive community of Kamehameha the Great. Kamehameha Schools’ mission is outreach to define our Vision, Mission, Guiding Principles and to fulfill Pauahi’s desire to create educational opportunities in Strategic Goals. This effort culminated in the “Kamehameha perpetuity to improve the capability and well-being of people of Schools Strategic Plan 2000 to 2015” (the “Strategic Plan”) Hawaiian ancestry. completed in September 2000. The Strategic Plan guides our key decisions as it embodies the principles and values of Since its founding, Kamehameha Schools has graduated more Kamehameha Schools. Therefore, in formulating the future than 20,500 young men and women. In addition to its campus- vision for Kakaÿako we looked to the Strategic Plan for guidance based educational programs, Kamehameha Schools administers to ensure that we mälama i ka ‘äina, practice ethical, prudent outreach efforts including a comprehensive college financial and culturally appropriate stewardship of these legacy lands in a aid and counseling program. Other outreach efforts include manner aligned with the values of Kamehameha Schools. Kamehameha Schools partnership preschools, charter schools funding, Extension Educational Services, and Mälama ÿÄina and Today, Kamehameha Schools manages its lands across the State ÿÄina Ulu programs for eco-cultural and stewardship initiatives. as a dynamic portfolio to optimize Cultural, Environmental, In total, Kamehameha Schools spends approximately $82 million Educational, Community and Economic values and returns annually in community-based educational initiatives such as that support the Mission of Kamehameha Schools. The art and those described above, in addition to spending approximately opportunity is integrating these values in thoughtful ways $200 million annually at its three campuses. Our educational for different conditions that exist throughout our portfolio of outreach is entirely privately funded and reliant on the holdings. As a result, the way in which these outcomes are performance of our Endowment portfolio. In fiscal year 2008, expressed varies for specific areas and opportunities. The plan Kamehameha Schools spent $273 million on our campus and presented in this application, which has been developed in outreach education. concert with meaningful community outreach, embodies our values as an organization and optimizes the multiple returns we seek in a manner that fully supports the Vision and Mission of Kamehameha Schools.

INTRODUCTION & HISTORICAL BACKGROUND 1-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Purpose of the Master Plan These actions have already facilitated a more desirable and attractive Kakaÿako, and Kamehameha Schools shares the same aspirations as HCDA for the Kakaÿako The purpose of the Kamehameha Schools’ Kaiäulu district to become “the most desirable and sustainable ÿo Kakaÿako Master Plan (KKMP) is to set forth urban place in Hawaii to work, live, visit, learn, Kamehameha Schools’ vision within its Kakaÿako and play”. Kamehameha Schools looks forward to mauka properties. It is also to provide “a long-range continuing these efforts and making this shared vision development plan for an area within the mauka area come true. which describes the overall character of development envisioned within said area and the manner in which development projects will be implemented”. (Mauka Area Rules §15-22-201) By declaring its redevelopment Area History intentions via an HCDA Master Plan permit, it is Kamehameha Schools’ goal to improve its properties in Kakaÿako has enjoyed a varied and colorful history. a timely and cohesive manner and in accordance with Traditional pre-contact land tenure in Kakaÿako HCDA’s Mauka Area Plan and Rules. (Kaÿäkaukukui) indicates that this area was comprised of fishing villages situated in a coastal wetland landscape The Plan presented herein characterizes a new dominated by fishponds and salt ponds. It was a place neighborhood close to the economic heart of Honolulu. of work, innovation, small business, and community This new neighborhood presents a range of housing contribution; a place to live, work and play. opportunities - including reserved housing. The Plan envisions support for neighborhood serving and other In the 1700s and early 1800s, the Kakaÿako area was a small businesses. It further envisions active community A View of Honolulu, from the Catholic Church Artist: Paul Emmert, 1850’s fishing settlement for persons who may have worked places, open spaces, and other public benefits, all within on the fishing ship, the Namahana. The presence of the framework of a beautiful, healthy and sustainable numerous fishponds also suggests that there was a neighborhood that creates a vibrant urban environment. strong chiefly influence over the area. Traditional land division boundaries demonstrate that the area was The HCDA’s Vision for Kakaÿako is that it becomes the divided into ÿili lele or “jumping strips”, so coastal most desirable and sustainable urban place in Hawaii in residents could use the inland valleys of Nuÿuanu, which to work, live, learn, and play. Further, HCDA’s Pauoa, Makiki, and Mänoa. mission has been, in part, to “serve as an infrastructure developer” and “to expeditiously implement By the time of the Mähele in the mid-1800s, the region Kakaÿako’s master plan.” Under HCDA’s leadership had become a popular residential area for Hawaiian major investments have resulted in infrastructure royalty due to its proximity to Honolulu and the improvements throughout most of the lands described harbor. Most of the Land Commission Awards reference in this KKMP. These infrastructure improvements Kakaÿako being designated for high ranking aliÿi or were designed and planned by the City and County members of the extended royal family. There is very and the State to accommodate Honolulu’s growth. little evidence of hoaÿäina (native tenants) making land Some examples of these efforts include improvements claims to properties in this region. to South Street and Ala Moana Boulevard that have facilitated better traffic flow and drainage, as well as the underground placement of power and communication lines.

Queen Street, Honolulu 1856 Artist: George Henry Burgess, 1856

1-2 KAMEHAMEHA SCHOOLS

During the mid-1800s, the area was best known for The complexion of Kakaÿako changed dramatically expansive salt ponds that provided hundreds of tons of after World War II. Zoning changes from residential to salt for export. Some of the salt and seaweed from the commercial encouraged a myriad of small businesses ponds were also used by area residents. to spread throughout the district. Warehousing, wholesaling, and similar types of industries moved The Kakaÿako settlement and nearby locations are into Kakaÿako and slowly displaced the residential depicted on the 1810 map. Early place names include population. Kaÿäkaukukui (the Northern Light), and Kuloloia, the former name for the beach that runs from Fort Street In 1974, one of the first extensive planning efforts for to Kakaÿako. Honuakaha is the area of Honolulu near Kakaÿako was conducted and recommended changing Kawaiahaÿo Church, and Kaholoakeähole is a waterfront Kakaÿako from an industrial and commercial center to district of Honolulu which translates to “the running of a mixed-use area that would allow for light industrial, the ähole fish” (Pukui’s Place Names of Hawaiÿi, 1974). commercial, and residential activities. These planning efforts eventually resulted in the HCDA Mauka Area Ka `akau kuku i Kahuna In 1853, a mechanic named David M. Weston foresaw Plan and Rules incorporating the concept that living the need for a metal foundry and machine shop in the near work would help to alleviate urban sprawl, relieve rapidly growing town of Honolulu. He petitioned his traffic congestion and make more efficient use of the Fishermen sponsor in Boston for a $2,000 loan, obtained a lease from land. In 1983, an Environmental Impact Statement Settlement

Bishop Estate and established the Honolulu Iron Works (EIS) was prepared for the Mauka Area Plan and was on 10 acres that same year. He also made arrangements updated in 1985. This EIS assessed the impact of the with a flour mill company to occupy the same building redevelopment of the mauka area to support substantial and share the steam engine as a power source. commercial, industrial, and residential growth. In 1987, the Honolulu Iron Works gave way to Restaurant Kakaÿako area, ca. 1810 Detail of 1884 government survey map of Kewalo Row and its companion residential project, Waterfront (Bishop 1884) By the 1880s, residential construction began with the Towers, followed in 1990. filling of fishponds, marshes, and mudflats starting with the area closest to downtown. Some of the cow paths evolved into the residential streets seen today. Today, Kakaÿako is a district with limited residential Around the turn of the century, Kakaÿako flourished housing, discontinuous streets and buildings that are as a residential settlement where immigrant workers approaching the end of their economic lives. The existing joined the Hawaiian community to form areas such as parks remain un-programmed and underutilized. These Squattersville, a shantytown which sprang up along the conditions were cited by the HCDA as a major impetus District’s makai border. Different ethnic groups resided towards redevelopment: “The Kakaÿako district, if not within the community, and they banded together at redeveloped or renewed, has the potential to become a election time to encourage some of the most rousing blighted and deteriorated area. Because of its present political rallies in the Territory. economic importance to the State in terms of industry and subsequent employment, there is a need to preserve and enhance its value and potential.” (Mauka Area In the mid 1800s to early 1900s, the Pohukaina School Rules §15-22-1) This plan offers the opportunity to bring served as a school for the illegitimate offspring of residents and small businesses back into Kakaÿako and to Hawaiian women and foreign men and eventually reinvigorate historical features that should be celebrated became an elementary school for the Kakaÿako area. such as Mother Waldron Park. Margaret “Mother” Waldron, a teacher from 1913 to 1934, was instrumental in keeping young boys out of gangs. The park land donated by Kamehameha Schools honors her contributions to the area.

INTRODUCTION & HISTORICAL BACKGROUND 1-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Kamehameha Schools As market conditions changed and investment in Kakaÿako languished, the HCDA revised its History in Kaka‘ako development rules to encourage greater investment activity in Kakaÿako. Recognizing the need to plan more In 1848, the land apportionment known as the Mähele strategically and engage development under current took place, and enabled Keküanaöa, Queen Emma, rules, Kamehameha Schools and HCDA agreed to vacate Victoria Kamämalu and Princess Ruth Keÿelikölani to the Pauahi Place Master Plan. The Termination of the claim tracts of Kakaÿako as part of their chiefly lands. Master Plan Permit for Pauahi Place was executed by Eventually, these tracts were bequeathed to Bernice both parties in December of 2005. Pauahi Bishop and became part of her estate (see 1884 map on previous page). This land legacy is shown graphically on this page. Strategic Implementation Plan (2004) Concurrent with the decision to vacate the PPMP, These lands remain largely intact today under the Kamehameha Schools embarked on a strategic stewardship of Kamehameha Schools and are described planning effort in 2004 that culminated in a Strategic in Chapter 2, Existing Conditions. Implementation Plan (“SIP”) to guide future decision making within the District. The SIP provided a framework for Kamehameha Schools to quickly respond to changing market conditions and development Previous Kamehameha opportunities. While the SIP was not prepared or Schools Kaka‘ako Planning processed as an HCDA Master Plan application, the process involved stakeholder workshops and the Efforts formation of key vision themes within an urban design framework. This Kaiäulu ÿo Kakaÿako Master Plan application integrates over 15 years of Kamehameha Schools’ During the development of the SIP, several meetings planning efforts for its Kakaÿako lands. Significant and workshops were held with representatives from Kamehameha Schools’ planning efforts include the Kakaÿako Improvement Association, Ala Moana - the Pauahi Place Master Plan (1994) and Strategic Kakaÿako Neighborhood Board, Enterprise Hawaiÿi, Implementation Plan (2004) described below. local businesses, and HCDA. The SIP process garnered stakeholder input and viewpoints regarding the future of Kakaÿako. Stakeholders also informed the Vision Pauahi Place Master Plan (1994) Elements, Urban Design Framework, and prioritization In 1994, the HCDA approved a master plan and of catalyst projects. The guiding planning principles that development agreement for the Kamehameha Schools’ emerged from this stakeholder process include: lands in Kakaÿako in accordance with HCDA rules in place at the time. Called the Pauahi Place Master Plan • Roots and Wings (PPMP), the PPMP specified redevelopment of over 53 acres of Kamehameha Schools’ lands located in mauka and makai areas of the Kakaÿako District. In the decade • Stewardship of the Land that followed the PPMP approval, market conditions changed significantly, and the PPMP was not responsive • Urban Village to market needs. By 2003 Kamehameha Schools also felt that the PPMP contained excessive density that was The linkage of the SIP planning principles to the current unsuitable to the location. Still, during this time period, vision for Kakaÿako will be detailed further in Chapter 3. the CompUSA building was ultimately developed within the framework of the PPMP. (1884) Land Legacy

1-4 KAMEHAMEHA SCHOOLS

Investing Today for Kaka‘ako At full build-out (400,000 square feet), the Innovation Center could consist of three five-story laboratory Tomorrow buildings providing over 1,200 high-wage and living- wage jobs as well as new career opportunities for the Building upon its 2004 Strategic Implementation Plan, youth of Hawaiÿi. The initial phase of the Innovation Kamehameha Schools is embarking upon this HCDA Center, currently in design, consists of a five-story Master Plan application process to publicly declare its building (137,000 square feet). This facility could break intent for its mauka area lands and secure governmental ground as early as 2010. approvals associated with these plans. In preparing this application, Kamehameha Schools has embraced Adjacent to the Innovation Center, Kamehameha Schools the spirit and vision of Kakaÿako’s rich history and past is working to site the main distribution element of a planning efforts, and is actively pursuing partnerships to 25,000-ton seawater air conditioning district cooling redevelop the mauka lands in alignment with the State’s system that will be owned and operated by Honolulu vision of creating a vibrant and safe urban mixed-use Seawater. This renewable energy system is designed to neighborhood that is healthy and sustainable. cool buildings in the downtown core using cold deep ocean water. Seawater air conditioning (SWAC) is a cost- effective and attractive “green energy” investment, and a Exploration of Partnerships smart way to use renewable energy for air conditioning. Kamehameha Schools is exploring partnerships to When fully built, the system has the potential to cool implement development projects at appropriate times forty of downtown Honolulu’s largest buildings. As and as market conditions will allow to enliven Kakaÿako the landlord for this distribution system, Kamehameha and promote development of the community vision Schools is excited to support this emerging green energy expressed within this Master Plan. technology and hopes to employ the technology to future developments upon our lands in Kakaÿako.

Investment in the Greater These significant district investments in Kakaÿako are Kaka‘ako District integral to Kamehameha Schools’ vision for development While not specifically located within the KKMP of the lands within the KKMP. Kamehameha Schools application area, there has been extensive investment believes that the innovation and environmental made by the State of Hawaiÿi to the emerging innovation technology investments provide community returns in sectors of the economy on property makai of Ala Moana the form of living-wage jobs, educational returns in the Boulevard, an area adjacent to the KKMP application form of workforce training and environmental returns lands. This includes the development of the John A. in the form of deployable sustainable energy solutions. Burns School of Medicine (JABSOM). Future investments We also believe that for the innovation industries to are also anticipated with the planned Cancer Research succeed on a larger scale, additional investments in Center and Bio-Safety Lab. Kamehameha Schools is also housing and community infrastructure are needed to Innovation Center Model and Rendering embarking on the planning and design of an Innovation create an urban environment and culture that nurtures Center on the makai side of Ala Moana. This facility is growth in the innovation sectors of the economy. We envisioned as a vehicle to promote collaboration among view these community and lifestyle investments as students and professionals that will put research into one more element that will differentiate Hawaiÿi in the application and potential commercialization, thereby global innovation marketplace, and this understanding increasing job opportunities and further nurturing has been guiding our planning efforts for lands within innovation industry growth in Hawaiÿi. the KKMP.

INTRODUCTION & HISTORICAL BACKGROUND 1-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Community Engagement The cultural resource stewardship component of this The Archaeological Inventory Survey Plan will be the Continuing the community outreach initiated by the plan is aligned with a number of strategic goals for beginning of a long-term iterative process between SIP, Kamehameha Schools has hosted several meetings Kamehameha Schools including: archaeological investigations and development planning. with representatives from the Kakaÿako Improvement This initial plan will utilize our previous ethno- Association, the Kakaÿako Neighborhood Board, as well • Strategic Plan Goal 6.2 – Manage lands to protect historical study, along with a host of other information as area businesses, residents, and HCDA. Kamehameha and enhance ecosystems and the wahi küpuna (such as previous archaeological studies, geotechnical Schools provided the stakeholders the opportunity to (ancestral sites inclusive of all cultural resources and information, stratigraphic information, and field renew the vision and revisit issues. iwi) they contain. work results- ground penetrating radar with ground truthing) to develop a strategy for sampling subsurface Kamehameha Schools has met with individuals, small deposits in both the pre- and post- demolition stages of groups of two or three, and larger groups of 15, 20 and Cultural Resource Protection Strategies development. Given the constraints posed by existing 30. These groups have included business owners, Kamehameha Schools has taken a proactive approach to buildings and current ongoing business in the area, this retirees, urban professionals, residents and commuters, cultural resource stewardship for the re-development is the most progressive and proactive strategy that can community leaders, civic groups, and cultural groups; of its lands in the Kakaÿako (Kaÿäkaukukui) region be developed within the urban corridor to address and all with connections to this district and with tremendous including the lands covered by the KKMP. In 2007, an mitigate the potential discovery of iwi küpuna. passion for our island and our state. These groups were ethno-historical study of Kakaÿako was completed by given the opportunity to be heard and provide input into Garcia and Associates, which investigated traditional Having a preemptive plan will provide Kamehameha the plan development. Hawaiian land use through a combination of Schools with a framework for archaeological methodologies including: archival research, historic investigations in the region and, more importantly, maps, photographs, Mähele awards, Hawaiian language allow for meaningful consultation to occur with the It is Kamehameha Schools’ intent to keep these channels newspaper articles, and oral history interviews of State Historic Preservation Division (SHPD), any lineal – and others – open throughout the planning and individuals who lived and worked in the area from the and cultural descendants from the area, and the Oÿahu implementation process. This will keep the dialog 1920s through the 1960s. The project also included the Island Burial Council (OIBC). Once the Archaeological interactive and continue to incorporate the flow of good geo-referencing of historic maps from Kamehameha Inventory Survey Plan is approved, subsurface testing ideas. Schools’ internal map collections, the State of Hawaiÿi will occur in two phases. Phase one of the actual Survey Office, publications, and Sanborn Fire Insurance archaeological inventory survey will begin in open areas maps. Approximately 30 historic maps were used that available for testing prior to demolition. Phase two will Cultural Resources Program depicted changing land use patterns over time. This apply to the entire property after demolition. Kamehameha Schools is committed to responsible land extensive background research with special emphasis stewardship and the protection of our wahi küpuna on Kamehameha Schools’ parcels has provided (ancestral places) including iwi küpuna (ancestral As implementation of the Master Plan unfolds, valuable insight and context in predicting the potential Kamehameha Schools will adopt a rigorous approach remains). An aliÿi trust and an organization dedicated occurrence of historic properties and cultural features in to the education of Native Hawaiians, Kamehameha to ensure the proper protection and treatment of the subsurface of Kakaÿako. Hawaiian cultural resources. Early identification and Schools recognizes its obligation to the perpetuation of our cultural resources and assets for future generations. consultation with stakeholders, appropriate groups and Kamehameha Schools has begun developing an government agencies will help Kamehameha Schools The Kakaÿako region, formerly known as Kaÿäkaukukui, Archaeological Inventory Survey Plan for all of its identify proper protocols for the treatment of any is part of the original land legacy passed down by sixteen properties (29 TMK parcels) on the mauka side cultural resources that may be found. Victoria Kamämalu to Bernice Pauahi Bishop, traceable of Ala Moana Blvd. Focus has shifted to the mauka to the lineages of Kohala and Kona chiefs, as well properties as previous studies have verified and as foreign advisors that aided Kamehameha I in his concluded that the Kamehameha Schools’ land parcels unification of Hawaiÿi. makai of Ala Moana Boulevard consist of dredge fill placed upon a shallow near-shore reef and that there is no potential of encountering burials or cultural resource deposits in this area.

1-6 KAMEHAMEHA SCHOOLS

Role of HCDA The 1976 State Legislature created the Hawaiÿi Community Development Authority (HCDA) to plan for and revitalize underutilized urban areas in the State. These areas were termed “Community Development Districts”. By definition, these districts were determined to be underutilized and deteriorating but with potential, once redeveloped, to address the needs of Hawaiÿi’s people and provide economic opportunity. In creating the HCDA, the Legislature also designated the Kakaÿako area of Honolulu as the Authority’s first Community Development District.

The Kakaÿako Community Development District’s Mauka Area is a 450-acre area bounded by Piÿikoi Mauka Street, King Street, Punchbowl Street, and Ala Moana Boulevard, and is inclusive of a small outlying parcel ÿEwa of the District and the Kamehameha Schools’ lands covered by this application.

Once created, HCDA established a Mauka Area Plan and Mauka Area Rules to establish permitted development in the areas mauka of Ala Moana Boulevard. To date, only a portion of this growth has been realized in Kakaÿako.

HCDA Mauka Area Rules supersede City and State regulations regarding land use, zoning, planning and development of property within the District. As such, Kamehameha Schools is embarking on this Master Plan application under the Mauka Area Rules. Makai

HCDA Kakaÿako District Boundaries

INTRODUCTION & HISTORICAL BACKGROUND 1-7

chapter two Existing Conditions

Kamehameha Schools owns more than 50 acres of land situated within the Kakaÿako Community Development District. Approximately 11 acres are on the makai side of Ala Moana Boulevard and are not a part of this KKMP. A portion of Kamehameha Schools’ makai lands are presently being contemplated for development of the first phase of an Innovation Center. The balance of the lands may be developed in the future under a separate master plan application.

The Kakaÿako District, which is administered by the HCDA, encompasses more than 600 acres in central Honolulu. Kakaÿako is bordered by the Capital District on the west, Kewalo retail center (Ward Warehouse and Ward Centre) on the east, Honolulu waterfront to the south, and residential communities surrounding Punchbowl on the northern boundary.

As one of the largest privately owned contiguous properties in the area, the Kamehameha Schools’ lands can contribute greatly to the beauty and quality of life in urban Honolulu. The lands can also add greater live/work balance by providing a range of living opportunities close to job centers such as the downtown business district and the emerging innovation cluster surrounding JABSOM. Some benefits of this redevelopment include providing the critical residential mass necessary to support existing and new commercial activity extending from Aloha Tower to Ala Moana Shopping Center, reducing urban sprawl, and alleviating traffic congestion by providing housing near areas of employment.

The Kamehameha Schools’ property (in purple) includes parcels in RT both the mauka and makai HCDA boundaries. These properties are H NO situated on the southwest corner of the District immediately adjacent to the State and Federal courthouses, at the gateway to the State’s Regional District Plan makai area park, and adjacent to the retail district that includes Ward properties and Ala Moana Shopping Center.

EXISTING CONDITIONS 2-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Kamehameha Schools Kaka‘ako Lands This KKMP includes most of Kamehameha Schools’ major properties in the Kakaÿako Mauka Area. The subject of this KKMP application is the nine land blocks mauka of Ala Moana identified by Kamehameha Schools H A L E K A U W IL A S T. as totaling approximately 28.9 acres (shaded in purple). These nine land blocks have great potential to be LAND transformed into a vibrant urban neighborhood that is BLOCK

pu n chbo wl ST. attractive, healthy and sustainable. A

p o h u kai n a S T. Kamehameha Schools’ other mauka lands (shaded

s o u th ST. KEAW E ST. in green) are not proposed for redevelopment under

c o r a l ST. c o o ke ST. LAND LAND LAND this Master Plan application. Kamehameha Schools’ BLOCK BLOCK BLOCK Kakaÿako makai properties (shaded orange) are currently B C D being planned for an Innovation Center including a u ahi S T. LAND high technology and life science uses (not a part of this BLOCK application). Kamehameha Schools envisions a mauka LAND LAND LAND LAND I neighborhood that provides housing, retail, office, BLOCK BLOCK BLOCK BLOCK industrial, and associated spaces that support these E F G H emerging makai developments. a la mo a n a b lv d . . ST la The proposed areas for redevelopment under this ko u

Master Plan application are labeled Blocks A through I. Currently, these blocks are characterized by low density retail and limited light industrial uses. i la lo S T.

KKMP Lands 28.9 Acres Other Mauka Lands 10.8 Acres

Makai Lands 11.8 Acres Total 51.5 Acres

Kamehameha Schools Kakaÿako Lands

2-2 KAMEHAMEHA SCHOOLS

light industrial Character Given its prime location between downtown Honolulu and Waikïkï, Kakaÿako holds great promise for the citizens of Honolulu and for the entire State of Hawaiÿi. If properly tapped, these Kakaÿako lands will greatly contribute to the quality of life of residents and visitors, to the economy of Hawaiÿi and to the image of the city.

Retailers housed in industrial facilities comprise the majority of the existing floor area included in this Master Plan, and as a result, large warehouses used for commercial purposes prevail. While there are many industrial buildings in the KKMP, the predominant use Light-Industrial Warehouses Koula Street Lined with Retail and Automotive Repair Facility Occupying Light Industrial Warehouse Space within these buildings is retail in nature or automotive sales. Auto dealerships have flanked either side of Ala retail res h i gh - ri se Moana Boulevard in the Kakaÿako District for years with some small specialty shops and offices occupying other buildings.

For some time in Kakaÿako, the majority of new residential development has been luxury high-rise condominiums because of the favorable location and views. A number of affordable housing projects have also been provided in the area. Currently, Kakaÿako has very few rental units and limited variation in housing types. However, some reserved housing and low-rise elderly housing developments have populated the area. Take-Out Restaurants Specialty Retail Storefronts Cooke Street View Corridor Unfortunately, those living in the area predominately Looking Mauka drive outside the district for grocery shopping, dining, and other services. For the most part, residents do not auto dealerships/ala moana populate and activate the streets of Kakaÿako.

Some local shops and take-out restaurants have recently emerged and brought new life to the streets. This KKMP hopes to beautify and enliven the area in a way that creates a sustainable, healthy, and vibrant neighborhood for the current and future residents of Kakaÿako. This new and vibrant neighborhood can also provide expanded opportunities for local serving and small businesses to prosper as the district emerges as a community of choices for residents.

Former New City Nissan Ala Moana Blvd - View Diamond Head Ala Moana Blvd - View ÿEwa (Ala Moana Block I) with Auto Dealerships

EXISTING CONDITIONS 2-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

H RT 0’ 100’ 200’ 400’ NO

KKMP Boundary Map

2-4 KAMEHAMEHA SCHOOLS

Parcels Parcel Land Block Land Block Height land parcel numbers Allowable The nine land blocks in this KKMP are made up of 29 Land area Area Area Zoning Limit block (TMK) Far acres as delineated by the parcel map (far left). Each (SF) (Acre) (SF) (Feet) block is labeled with the tax map key number and land 2-1-030:001 178,312 square footage. Halekauwila Street, Lot A-1, 5,1891 A between South and Keawe 4.212 183,5012 3.50 MUZ-R 400 The parcel map and table (left) show the nine land blocks Streets1 referred to throughout this Plan. The table also includes the allowable Floor Area Ratio (FAR), zoning and height 2-1-054:025 66,100 limits. 2-1-054:027 27,552 B 2.81 122,569 3.50 MUZ-C 400 2-1-054:028 16,654 This data provides the parameters of what is allowable 2-1-054:032 12,263 under the HCDA Mauka Area Plan and Rules without C 2-1-054:001 159,493 3.66 159,493 3.50 MUZ-R 400 an approved master plan. Pursuant to the Mauka Area Rules, a master plan is intended to encourage timely 2-1-053:004 24,165 development, reduce the economic cost of development, 2-1-053:005 118,871 allow for the orderly planning and implementation of 2-1-053:027 20,176 private development projects, and provide a reasonable D 4.19 182,510 3.50 MUZ-R 400 Koula Street, Lot B, between 19,298 degree of certainty in the development approval process. Pohukaina and Auahi It also allows greater flexibility in the development of Streets lots within the master plan area than would otherwise 2-1-055:004 129,280 be possible through the normal lot-by-lot development E 2-1-055:009 7,450 3.32 144,635 3.50 MUZ-C 400 approach. The details of the proposed KKMP can be 2-1-055:017 7,868 found in Chapter 5. 2-1-055:003 23,114 2-1-055:006 21,361 F 2-1-055:021 40,321 2.87 125,232 3.50 MUZ-C 400 2-1-055:026 5,000 2-1-055:038 35,436

2-1-055:001 15,054 2-1-055:002 37,892 2-1-055:018 12,150 2-1-055:032 7,238 G 2-1-055:033 9,870 2.42 105,223 3.50 MUZ-R 400 2-1-055:034 8,176 2-1-055:035 8,554 Lana Lane between Auahi 6,286 Street and Ala Moana Blvd.

2-1-056:003 51,326 2-1-056:004 34,217 H Ohe Lane between Auahi 5,798 2.10 91,339 3.50 MUZ-C 400 Street and Ala Moana Blvd.

2-1-056-002 56,106 I 2-1-056-007 41,428 3.45 150,126 3.50 MUZ-C 400 2-1-056-008 52,592

Total 29.032 1,264,6282 3.50

1 Halekauwila Street, Lot A-1, between South and Keawe Streets was inadvertently omitted from the initial application.

2 Although this amount includes the 5,189 square footage for Halekauwila Street, Lot A-1, between South and Keawe Street, other references and calculations in the KKMP may not include this additional square footage. EXISTING CONDITIONS 2-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Existing Uses eXISTING USES BY LAND Block

Land Land Land Land Land Land Land Land Land Existing Uses TOTAL Block A Block B Block C Block D Block E Block F Block G Block H Block I

USE

Industrial - sf 15,465 sf 57,229 sf 12,392 sf - sf 8,850 sf 12,588 sf 9,483 sf 23,978 sf 139,985 sf

Commercial - sf 102,058 sf 54,800 sf 127,146 sf 37,070 sf 86,671 sf 27,473 sf 46,128 sf 55,948 sf 537,294 sf

Residential - sf - sf - sf - sf - sf - sf - sf - sf - sf - sf

Community Services - sf - sf - sf - sf - sf - sf - sf - sf - sf - sf

TOTAL - sf 117,523 sf 112,029 sf 139,538 sf 37,070 sf 95,521 sf 40,061 sf 55,611 sf 79,926 sf 677,279 sf

PARKING

Structure Parking 32 stalls 32 stalls

Surface Parking 550 stalls 149 stalls 51 stalls 100 stalls 197 stalls 198 stalls 145 stalls 75 stalls 275 stalls 1,740 stalls

TOTAL 550 stalls 149 stalls 51 stalls 100 stalls 197 stalls 198 stalls 145 stalls 75 stalls 307 stalls 1,772 stalls

LAND AREA

Area 178,312 sf 122,569 sf 159,493 sf 182,510 sf 144,635 sf 125,232 sf 105,223 sf 91,339 sf 150,126 sf 1,259,439 sf

FAR 0.00 0.96 0.70 0.76 0.26 0.76 0.38 0.61 0.53 0.54

2-6 KAMEHAMEHA SCHOOLS

Zoning KKMP properties within the Kakaÿako Mauka Area fall into two zoning categories, Mixed-Use Zone Commercial (MUZ-C) and Mixed-Use Zone Residential (MUZ-R). Of the nine land blocks, 14.15 acres are MUZ-C and 14.76 acres are MUZ-R.

H A L EK A U W IL A ST. Mixed-Use Zone Commercial (MUZ-C) A Five land blocks (E, F, G, H and I) located along Ala MUZ-R Moana Boulevard are zoned MUZ-C (orange shading).

pu n chbo wl ST. With a commercial emphasis, the MUZ-C provides poh u ka in a ST. opportunities for residential, commercial and light industrial in a mixed-use development. Multi-storied

s o u th ST. K EAW E ST. c o r a l ST. c o o ke ST. B C D developments are encouraged by the HCDA Mauka MUZ-R MUZ-R MUZ-R Area Plan and the KKMP to provide employment and support various housing products promoting a mix I of residents from various backgrounds and economic a u ah i ST. groups. E MUZ-C F G H MUZ-C MUZ-C MUZ-C Typically for lots greater than 20,000 square feet, the MUZ-C maximum commercial development allowed is 60 a l a m oa n a b lvd . ST. percent of the total floor area. The balance of the density a ul is available for residential uses. ko

Mixed-Use Zone Residential (MUZ-R) il a l o ST. Four land blocks (A, B, C and D) are zoned MUZ-R (yellow shading). These blocks are located one block mauka from Ala Moana Boulevard. MUZ-R zoning emphasizes residential use while permitting commercial, light industrial and services uses. Similar to the MUZ-C, MUZ-R multi-storied developments are encouraged to provide MUZ-C a mixture of housing types to promote a more diverse community. HCDA Mauka Area Plan Park/Parking Garage (P/PG) Typically for lots greater than 20,000 square feet, the HCDA Mauka Area Plan Zoning maximum commercial development allowed is 1.2 FAR. 0’ 300’ 600’ 1200’ RT H The balance of the density is available for residential use. NO

EXISTING CONDITIONS 2-7

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Surrounding Uses South Street borders the ÿEwa edge of the KKMP and is directly adjacent to land blocks A and E. Restaurant Row with dining, entertainment, and office space attracts a modest regional crowd with H A L E K A U W IL A S T.

its location along Ala Moana Boulevard. Framed LAND between land blocks A, B and E is the high-rise BLOCK

pu n chbo wl ST. residential development One Waterfront Towers. A Further mauka along South Street is the State Judicial Building with the remainder of the parcels Light Industrial Use Bordering Land p o h u kai n a S T. Ward Center in retail and light industrial use. Halekauwila Blocks B, C and F

so u th ST. K EAW E ST. c o r al ST. c o o ke ST. Street, which borders land block A, is lined with LAND LAND LAND BLOCK BLOCK BLOCK retail use and light industrial warehouses. B C D

Keawe Street borders the Diamond Head side a u ahi S T. LAND BLOCK of land blocks A, B and E. On the opposing LAND LAND LAND I LAND side of the street there are retail uses and light BLOCK BLOCK BLOCK BLOCK industrial facilities, however a reserved housing E F G H development and some institutional/public a la mo a n a b lv d . . service buildings are currently being considered ST la for the block directly Diamond Head of land u ko block A. The proposed development also shows Mother Waldron Park a direct connection and improvement to Mother Federal Judiciary Building Waldron Park which borders the mauka edge of land block C along Pohukaina Street. The parcels i la lo S T. to the mauka edge of land block D are mainly retail and contain some light industrial uses.

Bordering the most Diamond Head portion of the KKMP are light industrial warehouses and an office and retail complex. These parcels, which flank Auahi Street, have been identified in General Growth’s Ward Neighborhood Master Plan for redevelopment into commercial and residential use. Restaurant Row Retail Along Pohukaina Street

The majority of parcels makai of Ala Moana Boulevard bordering the KKMP are owned by Kamehameha Schools. The mauka lands along Ala Moana owned by Kamehameha Schools are currently leased for auto dealership and office uses. Other makai lands have been developed for the UH School of Medicine and related life science facilities. Additionally, Kakaÿako Gateway Park provides a connection between Kakaÿako Waterfront Regional Park and the KKMP. One Waterfront Towers Kakaÿako Waterfront Park Na Lei Hulu Küpuna - Elderly Light Industrial Street Mauka of KKMP Housing Along Cooke Street

2-8 KAMEHAMEHA SCHOOLS

chapter three Vision An Urban Village for the 21st Century – We believe our Kakaÿako lands hold great promise for Honolulu and the entire State. The vision for Kakaÿako is to create a progressive, twenty-first century living community that will act as a catalyst for innovation and nurture the evolution of a vibrant urban-island culture within a beautiful neighborhood that is healthy and sustainable.

The Kamehameha Schools 2000 to 2015 Strategic Plan defines The Evolution of the Vision Kaka‘ako Strategic Implementation Plan (2004) our values as an organization. Within the Strategic Plan, we Prior to the termination of the PPMP, Kamehameha Schools state affirmatively that it is a goal for Kamehameha Schools to initiated a planning and re-visioning process for Kakaÿako that In 1976, the Hawaiÿi State Legislature enacted legislation creating “manage the portfolio of resources to derive an overall balance culminated in the Kakaÿako Strategic Implementation Plan (SIP) the formation of the HCDA. In accordance with the legislation, of Economic, Educational, Cultural, Environmental, and in December 2004. Kamehameha Schools embarked on this HCDA embarked on a four-phased planning program that Community returns”. These values and goals guide and inspire initiative due to convergent forces that lead to a dramatic shift in culminated in the adoption of the Mauka Area Plans and Rules in us in the planning process toward the outcomes we seek from the the importance of the Kakaÿako District both to the community 1982. The original planning vision for the Mauka Area proposed development of Kakaÿako. and to Kamehameha Schools’ asset base and endowment. These a mixed-use community, with a focus on large lot development through land consolidation. The development projects forces included a rapidly changing residential market and the The art and opportunity is to find the right balance for the envisioned by the Mauka Plan and Rules were tall slim towers on opening of the John A. Burns School of Medicine (JABSOM). existing conditions and constraints. Through our extensive parking platforms, with a mixture of commercial, industrial and planning efforts, which have spanned over 15 years, involved residential uses. The SIP planning process commenced in July 2004. The substantial community outreach, and proceeded through objectives included developing a vision, physical master plan various economic cycles, we believe we have arrived at a and development implementation strategy to guide future vision and plan that represents the right balance for us as an Pauahi Place Master Plan (1994) stewardship of Kamehameha Schools’ land in Kakaÿako. This organization and the community at large. This plan is rooted in In 1994, Kamehameha Schools sought approval of a master plan process involved stakeholder meetings and workshops with our organizational values of Education, Culture, Environment under the existing HCDA rules. This plan submittal, referred to representatives from the Kakaÿako Improvement Association, the and Community, while providing the appropriate economic as the Pauahi Place Master Plan (PPMP), was proposed to guide Kakaÿako Neighborhood Board, Enterprise Honolulu and HCDA. returns needed to steward these lands forward in a manner the long-term development of Kamehameha Schools’ Kakaÿako Input regarding priorities was also garnered from various that will provide financial resources to support our educational properties. The vision was to “create a pedestrian-oriented urban additional groups and points of view. What emerged from this mission in perpetuity. village designed to accommodate demand for office, residential, process were three core Vision Elements. These are: retail and light industrial space in Honolulu’s urban core in a manner that is both self-sustaining and integrated with activities • Roots and Wings on adjacent lands”. As envisioned, the project provided for 8 million square feet of mixed-use development. • Stewardship of the Land

• Creating an Urban Village Due to economic and non-economic factors, large-scale development anticipated under the PPMP did not occur, and in 2005 Kamehameha Schools determined that the proposed plan should be vacated. Under an agreement with HCDA executed in December 2005, the PPMP was terminated.

VISION 3-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

roots & wings The concept of “Roots and Wings” speaks to the dual nature of sensitive and thoughtful urban regeneration. The Roots aspect looks back and reflects a deep understanding and commitment to the surrounding community, its history and evolution over time, and the stake of the existing residents, workers, business people and institutions within it. Wings represents a forward- looking attitude and how the district can embrace the latest in technology, creativity, innovation and cultural trending so that it propels the community forward in both economic and social vitality. Some of the key principals within this Vision Element are:

• A place where people who have left Hawaiÿi can return to live, work, shop and play.

• A place which empowers the people of Hawaiÿi to aspire.

• A place of innovation where new business opportunities are created in the emerging life science industries.

• A leading edge example that is a model of redevelopment.

• A place that is progressive and forward thinking.

• A place embracing state-of-the-art technology.

• A community that provides a diversity of housing.

• A district that is local yet global.

where people who left can return 3-2 KAMEHAMEHA SCHOOLS

stewardship of the land Hawaiians have always embraced stewardship for their islands. The original ahupuaÿa land management principles recognized the interdependencies of ecosystems and created a synergy of uses in land use decisions. Building upon this rich legacy of land management, Kamehameha Schools adopted stewardship of the land as one of its key Vision Elements in the SIP. More specific to Kakaÿako, these stewardship principles include:

• Embracing sustainable land and building practices by developers within the district.

• Strengthening linkages to the islands’ heritage and spirit.

• Celebrating the natural environment by enhancing mauka/makai linkages with views, and pedestrian and activity corridors.

• Creating a sustainable and vibrant cultural life.

• Ensuring economic sustainability by adopting flexible development strategies that can flourish through various economic cycles.

• Honoring and protecting wahi küpuna (ancestral sites) inclusive of all cultural resources and iwi they contain.

kuleana community VISION 3-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

urban village Kakaÿako presents a one-of-a-kind opportunity for a true mixed-use “urban village”. Its central location, coupled with its proximity to employment in Downtown and the emerging life science/innovation developments makai of Ala Moana, are unique to Kakaÿako. These advantages, which are more prominent today than when the State 6:00 am 7:00 am 8:00 am 9:00 am Legislature first articulated the urban village vision in 1976, were embraced during our 2004 community outreach. What resulted was a re-affirmation of the principle of mixed-use development within the urban core. Some of the key principles within this Vision Kaka’ako is a mixed-income and mixed-use Element are: neighborhood. It expresses a progressive viewpoint through sustainability, new approaches to transit, • Integrating the neighborhood into the surrounding geographically sensitive design and support of community. local entrepreneurs. Like all great neighborhoods, it embraces its location and transcends physical • The neighborhood must have a clear sense of definitions to fulfill deeper human needs. community with full time residents and workers finding ways to connect with each other and the 11:00 am 12:00 pm 1:00 pm place.

• A pedestrian-friendly district where residents can meet most daily needs without an auto.

• A neighborhood that contains local serving commercial uses for the population.

• A diversity of housing able to attract a broad demographic mix.

• A vibrant culture and active street-life.

4:00 pm 5:00 pm 6:00 pm 7:00 pm

a day in kaka‘ako 3-4 KAMEHAMEHA SCHOOLS

10:00 am

2:00 pm 3:00 pm

8:00 pm 9:00 pm 10:00 pm 11:00 pm 12:00 am

mixed use community vibrant VISION 3-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Kaiaulu ‘o Kaka‘ako Master The enhancements related to our vision of an Urban Village are specified in greater detail in Chapter 4 – Plan (2008) Urban Design Framework. Within this section, we discuss the importance of connections through gathering The vision set forth in the Kaiäulu ÿo Kakaÿako Master places, the need for well designed open space, the Plan (KKMP) is consistent with and builds upon the importance of beauty within an urban cityscape, the principles, visions and goals of all prior area plans. benefits of a healthy pedestrian-friendly environment, While there have been enhancements to key Vision and the need for diversity in housing and community Elements within the KKMP, the ongoing community serving commercial uses. Each of these urban design outreach process since July 2008 has confirmed the elements have drawn from a combination of extensive continuity of the area’s vision. case studies to understand common features that make special communities unique, as well as focus group One vision enhancement is in the area of stewardship sessions to understand how we can infuse that sense of and environmental sustainability. Within the KKMP, uniqueness into an urban island lifestyle that is presently there is more detailed expression of what it means to be limited or not available. environmentally sustainable and some of the strategies available to achieve this outcome. These elements are We believe the KKMP as described in Chapters 4 through more clearly articulated in Chapter 6. 9 creates a compelling case for the vision of Kakaÿako. It is a vision that provides a multitude of public benefits; it Additional research and focus group studies were is a vision that will create a unique community largely conducted in the area of developing a livable urban absent from the urban environment in Honolulu today; environment. While catch-phrases like “live, work, it is a vision that offers an exciting cultural environment play” or “urban village” are becoming sufficiently that can nurture growth in the emerging innovation common-place to lose their relevance, it is clear that sectors of the Hawaiian economy, and it is a vision that is developing an urban village involves substantially more sustainable and aligned with the values of Kamehameha than creating new building forms and having residential Schools. housing. It requires a commitment to community and providing the types of lifestyle choices demanded by those who make this their neighborhood of choice.

3-6 KAMEHAMEHA SCHOOLS

chapter four Urban Design Framework

Introduction Creating and offering an attractive and vibrant public realm will be a major outcome of the renewed Kakaÿako neighborhood. The benefits for residents and the public include an enhanced quality of life, a sense of belonging, and an abundance of convenient connections to the places where they spend their lives. People enjoying life among the community’s amenities and natural assets, finding inspiration, and utilizing great public spaces that promote health, happiness, and well being are all goals of this Plan.

Good neighborhood design makes life better for residents and visitors. Pedestrian- friendly design, community services and amenities, and a jobs-to-housing balance are essential to maintain lively neighborhoods and inviting public spaces. These principles of place making create social life in public spaces and allow people in Kakaÿako to express themselves and accomplish their everyday activities in or near this community.

The following urban design framework guided the creation of the proposed Plan to implement and bring to life the vision for Kakaÿako. The components of the urban design framework are:

• Diversity/Gathering • Park-to-Park/Open Space • Connectivity • Residential • Neighborhood Retail

URBAN DESIGN FRAMEWORK 4-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

1. Diversity/Gathering The excitement of an urban environment comes from the diversity of people and experiences that create opportunities for unexpected moments of discovery. By embracing diversity and having a mix of uses ALKING R (residential, commercial, and open space), Kakaÿako will MILE W ADI 1/4 US become an area that promotes unique experiences and interactions that foster innovation, creativity, learning and adventure; a place similar to the Kakaÿako of the HAL E KAUWIL A S T. 1800’s.

p U N C H B O WL st. Unless there are places for people to gather and live, this rich diversity will not be experienced. These gathering places can take many forms. Public parks and plazas p O HUKAINA S T.

provide opportunities for gathering through recreation

k E AW E st. c OR A L st. c OOK E st. s OU T H st. and community festivals. Gathering places not only create spaces for people to connect with each other, they also create connections with the place and its culture. Cultural programs can include music, performance aUAHI S T. art, markets, and artisan exhibits. Celebration and expression of a thriving culture is part of the cultural imprint in this neighborhood design.

aL A mO ANA bLV D. Gathering spaces may also include “third places” . (not a place of home or work). These public or quasi- A st UL public spaces include coffee shops, pubs, restaurants, kO bookstores, and may also include open spaces such as parks and plazas. Typically, third places are close to home or work, walkable, include familiar and new faces, iL AL O sT. and provide venues to interact with others and promote social discourse. Businesses that provide these third places will be encouraged.

At the heart of the crossroads connection, the intersection of Cooke and Auahi Streets, a community KKMP Lands gathering place will be created. Whether a marketplace or similar community venue, this indoor/outdoor Central Gathering Place space can be programmed with a range of activities and events - cultural and artistic, large and small, indoor and outdoor - making this locale a neighborhood meeting place - a piko to the community that is easily walkable within five to ten minutes from most places in the

cooke and auahi neighborhood.

neighborhood crossroads 4-2 KAMEHAMEHA SCHOOLS

The placement of the central plaza has been thoughtfully located at the heart of the neighborhood in a manner that promotes pedestrian circulation by creating enhanced pathways throughout the community that integrate Kaiäulu ÿo Kakaÿako. The plaza is an approximate equidistance between Mother Waldron and Gateway Parks. This provides a pedestrian way-station for residents and others exploring Kaiäulu ÿo Kakaÿako to stop and enjoy the community before continuing onward.

Consideration was also given to the location of the plaza and opportunities to improve connectivity to the proposed Ward Neighborhood Master Plan (WNMP). Presently, the WNMP envisions an “ÿEwa Plaza” at Pohukaina Street and Kamani Street. The ÿEwa Plaza also fronts Auahi Street. The location of Kamehameha Schools’ proposed central plaza creates a pedestrian loop opportunity that links Ward Neighborhood to Kaiäulu ÿo Kakaÿako. The pedestrian loop could traverse from the ÿEwa Plaza to Mother Waldron Park along Pohukaina Street, from Mother Waldron Park to the central Plaza along Cooke Street, and then back to the ÿEwa Plaza along Auahi Street. This pedestrian circulation route could greatly enhance connectivity in a manner that minimizes vehicular traffic.

Creating an urban village is not just about constructing buildings. Equally important are the uses within, and surrounding, the space. For Kakaÿako, place-making will be both a process and a philosophy with the objective of uniting a community around an authentic vision of this kamaÿäina neighborhood.

walkable gathering places ¼ mile URBAN DESIGN FRAMEWORK 4-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

2. Park-to-Park / Open Space Gracious, active, and welcoming public spaces are the heart of the Kakaÿako urban village. A strong mixed- use neighborhood must include a hierarchy of public open space distributed throughout the community. One of the most important ways a new Kakaÿako can knit into the existing fabric of the community is through the integration of open space and connecting with the surrounding context. Open space will take on various HAL E KAUWIL A S T. forms and characteristics throughout the neighborhood, Mother and may include improved landscaping between street Wa l d r o n and building form, a pocket park in one location, a Park

p U N C H B O WL st. courtyard elsewhere, a playground, or the central community gathering plaza at Auahi and Cooke Streets. p O HUKAINA S T.

s OU T H st. k E AW E st. Improving landscaping along the streets, thereby c OR A L st. c OOK E st. enhancing pedestrian connections, will increase “walkability” and access. In Kakaÿako, a hierarchy of open spaces – streetscape, pedestrian connections, pocket parks or plazas, and regional parks - will aUAHI S T.

ensure continuity of experience, provide benefits to the community at large, and enhance the quality of the area environment. Landscaped spaces can also open up a variety of access points for residents and may contain aL A mO ANA bLV D. . some related retail uses that activate certain spaces. A st UL kO An early phase of Kamehameha Schools’ redevelopment Makai Gateway will initiate the enhancement of Auahi Street and the Park park-to-park connection along Cooke Street. Public iL AL O sT. art and the support of creative industries through a proactive leasing strategy will be used to enliven Kakaÿako and present the emergent character of the community. Following the Master Plan application approval, the Planned Development application will further describe the open space design, which includes programming pocket park, plaza, and courtyard KKMP Lands locations. The open space map presented herein conceptually illustrates open space areas by block. Once Open Space phase design commences, the illustrated open space is subject to reconfiguration in order to create pocket parks, plazas, and courtyards that enhance building form and encourage greater opportunity for neighborhood

recreation activity.

neighborhood open space 4-4 KAMEHAMEHA SCHOOLS

In the mauka-makai direction, Cooke Street links the open space resources of Mother Waldron Park and Makai Gateway Park. This park-to-park connection will be strengthened through streetscape enhancement along Cooke Street and creative leasing and adaptive reuse techniques. A calendar of cultural events and programs can make Cooke Street the cultural corridor of the neighborhood while providing new life and energy for the existing parks. The improved mauka-makai link will offer residential and commercial users a smoother and more comfortable transition to enjoy green space. Furthermore, the park-to-park connection will increase movement between the parks reducing isolation, while allowing each park to maintain its unique identity.

Historic Mother Waldron Park is an example of the significant role open space has played in the story of Kakaÿako. Furthermore, the park’s proximity to the proposed Kapolei - Ala Moana transit station increases its prominence as an entry point into the new Kakaÿako. From salt ponds to playgrounds, the neighborhood of Kakaÿako has always had an immediate relationship with its surrounding natural environment, a relationship this plan embraces and perpetuates.

The plan envisions flexibility in locating these future open space amenities throughout the community. Flexibility is desired to ensure that open space features complement building design by facilitating greater opportunity for neighborhood activity. Furthermore, maintaining flexibility of open space may minimize or mitigate disturbance of possible archaeological findings and allow for alternative open space options based on the determined treatment of specific finds. Since comprehensive archaeological inventory assessments cannot be completed until existing improvements are demolished, we believe the flexibility of our approach allows us to program open space in a way that achieves multiple community objectives.

short walk to the ocean backyard URBAN DESIGN FRAMEWORK 4-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

3. Connectivity Do wn to wn To Q u e e n s a n d S t r a u b Kamehameha Schools’ lands in Kakaÿako are at the crossroads of urban Honolulu, linking Downtown with Honolulu’s other urban areas. This neighborhood 6 conveniently relates to some of the most desirable areas 6 of Honolulu. It is in easy walking distance to Ward L E WA L K I N G R A D Ward 1/ 4 MI IUS Centers, the Kaka’ako Waterfront Park, the Capitol D istrict District, and downtown Honolulu. It is also in close proximity to established medical centers such as Queens HAL E KAUWIL A S T. and Straub, and within an easy drive to main freeways and highways to go anywhere on the island. 6

p U N C H B O WL st. The public street pattern is unchanged in the KKMP, maintaining existing levels of connectivity and p O HUKAINA S T. established view corridors throughout the area. The

k E AW E st. s OU T H st. c OR A L st. c OOK E st. Plan promises to improve existing traffic congestion 65 by establishing land uses that improve the job-housing balance, thereby reducing the required number of auto 65 trips. Further, the Plan envisions community serving aUAHI S T. retail uses that will minimize the need for residents to go outside the District for basic shopping needs that can be accommodated within the immediate neighborhood.

aL A mO ANA bLV D. The proposed Kapolei-Ala Moana Rail Transit route . st is located at the mauka edge of the project, along LA Halekauwila Street. Future transit stations such as at kO U

the Ward retail center will provide additional nodes for connections to bus and local shuttle services. KKMP Lands Proposed C&C Transit Station iL AL O sT. The urban design framework maintains and enhances Proposed C&C Transit Path the existing street system and expresses the strong desire to reconnect Auahi Street from South Street all the way Potential Trolley Path through to Ward Avenue. The KKMP does not propose Potential Bicycle Connection to add or remove public streets or the public right of way. This Plan maintains the flexibility inherent in a TheBus Route redundant street grid, and enhances connections to 65 TheBus Line adjacent districts in all directions. Kaka `ako Makai TheBus Stop

The neighborhood’s mauka and makai edges are held by two major circulation routes: the heavily trafficked Ala Moana and Kapiolani Boulevards. When developed, the transit route along Halekauwila will provide a

going places third major circulation route at the mauka edge of the neighborhood.

more easily 4-6 KAMEHAMEHA SCHOOLS

Pedestrian traffic and pedestrian-friendly retail uses are focused on Auahi Street from Restaurant Row at one end to Ward Neighborhood at the other, forming a vibrant pedestrian corridor at the heart of the neighborhood. Development along this street, as with the other side streets, will be punctuated with small courtyards and intimate pocket parks. Cooke and Keawe Streets will connect makai education and recreation uses with mauka residential, commercial, and public areas. A community centerpiece, the community plaza at Auahi and Cooke Streets, anchors the area culturally and serves a symbolic heart for this neighborhood.

The streetscape will link the “discovery spaces” and facilitate movement and access through the community. Yard and view corridor setbacks will provide adequate space for a vibrant streetscape, programmed events, and near and far views. The streetscape design will have coordinated street furniture elements, lighting, integrated public art pieces and graphics, and a design approach that acknowledges the surrounding context. These design elements will improve neighborhood identity and atmosphere. Following the Master Plan application approval, the Planned Development application will further describe the open space design. The open space map presented herein conceptually illustrates open space areas by block. Once phase design commences, the illustrated open space is subject to reconfiguration in order to create open spaces such as ‘discovery spaces’ that encourage vibrant activity within the neighborhood.

Kakaÿako’s neighborhood design will be sensitive to the dynamic role streets play in the neighborhood. In addition to conveying traffic, streets can also accommodate dynamic interim uses such as street fairs and cultural events. Ground floor retail, food, and office uses along the streets will serve to maintain a high level of street activity as well as providing needed local services for district residents and workers, thereby reducing frequent short trips in vehicles.

connecting kaka‘ako and greater honolulu URBAN DESIGN FRAMEWORK 4-7

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

4. Residential In order to develop an environment where people feel they are contributing and playing a vital role, residents will need to have connections to others, to place, to culture, and to the shared vision of Kakaÿako. This happens in a neighborhood populated with full-time ALKING R MILE W ADI local residents who are vested in outcomes and want to 1/4 US make meaningful contributions.

HAL E KAUWIL A S T. To create a connected community the opportunity needs to exist for people of various income levels to reside in the neighborhood. Providing a mix of housing is

p U N C H B O WL st. one way to encourage people to make Kakaÿako their neighborhood of choice. Residential opportunities p O HUKAINA S T. within the KKMP should be diverse and include

k E AW E st. c OR A L st. c OOK E st. apartments, townhomes, high-rises, lofts, and live- s OU T H st. work units. An example would be a street level rental loft located within a podium wrap which supports a S treet residential condominium. Ideally, a mix of housing products is provided for within each project. aUAHI S T. R etail

Community and neighborhood is partly about housing, but a vibrant neighborhood is much more. It is about how people live their lives, about interactions and a aL A mO ANA bLV D. . sense of belonging. A neighborhood is where many of A st life’s memories will be made. It is where people will UL make and cultivate friendships. It is a place where kO

people will return. Connections and gathering places embedded within the district, and a vibrant living iL AL O sT. culture are core to Kamehameha Schools’ vision for Kakaÿako. This is expressed by emphasizing the creation of a community with interesting places for residents and others who come to this district, as well as providing for community serving commercial uses that support KKMP Lands everyday needs. Residential Neighborhood Retail Corridor

options mixed use residential neighborhood

4-8 KAMEHAMEHA SCHOOLS

5. Neighborhood Retail The crossroads of Cooke and Auahi Streets will be the heart of the neighborhood, as well as the central point from which retail opportunities will radiate. Auahi will be the main neighborhood retail corridor. The selected retail stores will be those which serve the neighborhood. Cooke Street, our park-to-park connection, will also have a retail component. These retail corridors will be pedestrian-oriented with broad sidewalks, street furniture, ample landscaping and public art. Early phase enhancements of Auahi and Cooke Streets will serve to invigorate these retail opportunities.

Kakaÿako is a place that must develop organically over time. Adaptive reuse of existing facilities along Auahi Street and Cooke Street can support local business and provide incubator space for the tenants that make up the new and creative neighborhood of Kakaÿako. These uses may evolve during development of the project, but the initial investment will be a supportive first step in the rejuvenation of the community.

Creating energetic, contextual communities often starts with the adaptive reuse of existing buildings. Neighborhoods often turn to adaptive reuse and the arts to reinvent themselves, recognizing the role culture plays in site history, economic development, and ultimately defining an authentic sense of place. Artisans, yoga and pilates studios, skateboard and surf board manufacturers, music and bookstores, coffee and tea houses, start-up companies, design studios and boutique fashion designers are just a few of the creative uses Kakaÿako can invite and support by refurbishing existing buildings.

neighborhood retail street auahi URBAN DESIGN FRAMEWORK 4-9

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

To Do wn to wn To Q u e e n s a n d S t r a u b

6 6

4 MI L E WA L K I N G R A D Ward 1/ IUS District

HAL E KAUWIL A S T.

6

p U N C H B O WL st. p O HUKAINA S T.

k E AW E st. c OR A L st. c OOK E st. s OU T H st. 65 65

aUAHI S T.

KKMP Lands aL A mO ANA bLV D. Open Space st.

LA Proposed C&C Transit Station U kO Proposed C&C Transit Path Potential Trolley Path iL AL O sT. Potential Bicycle Connection TheBus Route 65 TheBus Line TheBus Stop Residential Neighborhood Retail Kaka ` ako Makai Corridor

• diversity/gathering • park/open space • connectivity • • residential • neighborhood retail •

4-10 KAMEHAMEHA SCHOOLS

chapter five Proposed Plan

Introduction Kamehameha Schools envisions Kakaÿako as a beautiful, healthy and sustainable urban neighborhood that facilitates a better lifestyle for its residents. These objectives act as guiding principles in the urban design and planning of this vibrant community.

Essential to achieving these outcomes is the establishment of critical mass within the KKMP area. A balance of urban density and natural open public space promotes a healthy and sustainable community with renewed energy and spirit. A mixture of uses including residential, retail, industrial, and office can keep the community active during the day and populated—and more secure—at night.

Kakaÿako is first and foremost a neighborhood residential community - one that is attractive to singles embarking on careers, families with young children, and küpuna who want to maintain an active lifestyle close to parks, shopping, and business centers. The KKMP is complementary to Ward Neighborhood, and the community and its residents will benefit from jobs, shopping, entertainment, and various other community amenities planned within the Ward area. Additionally, HCDA’s exciting plans for improving community facilities in and adjacent to Mother Waldron Park (and eventually makai of Ala Moana) further enhance the Kakaÿako vision.

.

PROPOSED PLAN 5-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Street Level Plan - The Pedestrian Experience The street level is the main focus of the KKMP and is where most of the interaction within this neighborhood will occur. The character of the KKMP’s urban core is one of vibrancy, intimacy, residential presence, retail continuity, and community activity. Delineated by the thoughtful placement of buildings and open spaces in relation to streets and sidewalks, successfully HALEKAUWI LA ST. designed pedestrian scaled spaces will provide comfortable, safe, and engaging walking experiences. This pedestrian oriented framework may include the incorporation of one or more pedestrian mews or linear path systems where appropriate. All projects and improvements within the KKMP will be in compiance with the Americans with Disabilities Act (ADA).

Another strategy, screening parking structures within podium wraps, allows active uses to energize and populate street facing building fronts. Commercial uses along the street pOHUKAI NA ST. level not only provide convenience services to neighborhood residents, they also act as a draw to bring new people to the neighborhood by providing a wide range of interesting and relevant experiences. Along many of the neighborhood blocks, we also envision residences

c O R A L st. such as apartments, townhouses, and lofts to be located at the street level, giving life to the

kE AWE st. c O O K E st. s O U T H st. neighborhood and providing safety, comfort, and a sense of belonging to its residents. Public art, small businesses and creative industries can also enliven the neighborhood.

Auahi Street and Cooke Street are designed to be the heart of street life in Kakaÿako and the community’s main retail corridors, containing neighborhood services such as cafes, small aUAHI ST. markets, dry-cleaners, jewelry repair shops, bookstores, and delicatessens. Adaptive reuse and creative leasing strategies for existing buildings can create an interesting, active community environment and provide new opportunities for small businesses such as technology start-ups, artistic endeavors, and professional service firms. Small scale and neighborhood supportive industrial uses will mix with retail stores and offices to provide a variety of services and small business opportunities within the neighborhood. aLA mOANA bLVD. st. Cooke Street plays a critical role in establishing connections throughout the community and LA is the prominent mauka-makai view corridor for the area. Moreover, Cooke Street serves kO U as the park-to-park link between Mother Waldron Park and the Makai Gateway Park. This park-to-park connection is conceived to be made in coordination with the HCDA and will contemplate creative streetscape enhancements and improvements. As designed, the park- For Illustrative Purposes Only to-park connection and enhancements throughout the community street level provide the opportunity for community groups and others to supply a robust calendar of cultural events Street Level Plan ort and programming that enable community gatherings and venues for area residents to connect 0’ 200’ 400’ 800’ n h

with the place and each other.

South, Keawe, Coral, Pohukaina, and Halekauwila Streets are envisioned as residential in nature, with supportive commercial uses at the street level. Open space treatments along these landscaped streets may include small courtyards and intimate pocket parks. These pocket parks, also called vest-pocket parks and mini-parks, provide immediate community access to open space and light recreational needs, as well as providing isles of respite throughout the community. In a neighborhood designed to promote healthy living, they also serve as milestones for people to enjoy on their daily walks and jogs.

At this time, the City and County of Honolulu’s proposed transit route is planned along Halekauwila Street. Redevelopment of Kamehameha Schools’ properties along this potential transit alignment will be coordinated with the appropriate transit authorities and area stakeholders at the time of redevelopment.

Ala Moana Boulevard will remain a primarily commercial corridor, supported by customers from within the neighborhood and the surrounding areas. A variety of retail uses are being explored for Ala Moana Boulevard, including a neighborhood supermarket. All future uses on Ala Moana will be set back from the thoroughfare in accordance with HCDA rules.

5-2 KAMEHAMEHA SCHOOLS

Community Gathering Place Example

The Crossroads – Cooke and Auahi Streets

Addressing the Auahi and Cooke Street crossroads is an important step in the development of neighborhood in both the ÿEwa- Diamond Head and mauka-makai directions of the district. Early phases of Kamehameha Schools’ neighborhood redevelopment include enhancements to Auahi Street and the creation of a park-to-park connection along Cooke Street. Later enhancements could include public art, building renovations, and a program of community activities that increase the attractiveness of this crossroads in the neighborhood.

At the heart of the crossroads, a community gathering place is envisioned. As currently proposed, this central area is designed as a large public plaza surrounded by unique and interesting retailing. How the future retailing is programmed will be determined as development progresses, but the essence of this space is to create an activity node that provides indoor/outdoor space which can be programmed with a range of activities and events - cultural and artistic, large and small. This unique public amenity creates a central neighborhood meeting place that offers opportunities for residents and visitors to connect with the community and with each other.

PROPOSED PLAN 5-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Streets and the Community Gathering Place The street and community gathering place diagrams on these pages provide a sense of scale and character of the community’s main streets. As redevelopment unfolds over time, specific improvements along a street – to include features such as landscaping, street furniture, public art, lighting and signage - will be implemented in concert with the overall character of the particular street and the neighborhood as a whole. As indicated in these diagrams, the KKMP proposes that improvements occur on Kamehameha Schools’ property.

Ala Moana Boulevard As a regional arterial, Ala Moana Boulevard will continue to be a heavily traveled roadway through Honolulu. Defined by HCDA as a View Corridor Street, Ala Moana Boulevard is subject to view corridor setbacks as indicated in this section diagram. The KKMP proposes treatment of the ample setback area within the property with both landscape and hardscape. These treatments will both buffer the Ala Moana properties Street Section 1: Ala Moana Blvd. Street Section 2: South Street 0’ 25’ 50’ 100’ 0’ 25’ 50’ 100’ from the bustle of the street traffic and provide walkways and active areas through attractively paved spaces with outdoor seating associated with certain retail locations.

South Street Also designated by HCDA as a View Corridor Street, South Street is a major mauka-makai street traveling through the Kakaako neighborhood. Street level treatment of South Street will predominately take the form of landscaped walkways and green space designed to support pedestrians and buffer residential units from the street’s traffic. Hardscape will be incorporated with the landscaping to complete the articulation of the open area initiated by Waterfront Towers.

Street Section 3: Cooke Street 0’ 25’ 50’ 100’

5-4 KAMEHAMEHA SCHOOLS

Cooke Street As discussed previously, Cooke Street is the backbone of the neighborhood’s park-to-park connection which will include open space that plays off the central gathering place and extends from Gateway Park to Mother Waldron Park. An HCDA-designated View Corridor Street, the redeveloped Cooke Street will have ample space to support active uses and special events within a landscaped setting. Lined with rows of trees, pedestrians along Cooke Street will enjoy shaded walkways between Mother Waldron Park, the community gathering place, and makai to Ala Moana Boulevard and Gateway Park.

Auahi Street The neighborhood’s major retail corridor, Auahi Street will be more typically characterized by hardscape treatment with storefronts located immediately adjacent to the sidewalk area. Street trees will provide shading and a visual element unifying Auahi Street with the neighborhood.

Street Section 4: Auahi Street Community Gathering Place on Auahi 0’ 25’ 50’ 100’ Street This final section diagram depicts the community gathering place at the crossroads of Auahi and Cooke Streets. The large plaza will be paved and complemented with shade trees and landscaping. Outdoor tables and benches will be used daily and additional seating may be set up for special events such as concerts or festivals.

H A LE K A U W I LA S T.

A

p ohukaina S T.

south S T. K E AW E S T. c oral S T. c ooke S T. B C D

auahi S T. 4 5 I

E F G H 2 3 ala m oana b lvd . 1 ST.

koula Street Section 5: Auahi Street at the Community Gathering Place 0’ 25’ 50’ 100’ Street Section Location Key

PROPOSED PLAN 5-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Open Space The open space program being envisioned is consistent with HCDA rules. These open space areas can take on various forms and characteristics throughout the neighborhood, including pocket parks, walking paths, HALEKAUWI LA ST. courtyards, public gardens and playgrounds. They can also include large community gathering places such as the public plaza at the Cooke Street-Auahi crossroad. These open spaces provide for a variety of recreational uses and contribute to a sense of beauty, discovery and uniqueness within the KKMP. Furthermore, landscaped spaces create different access points for residents, pOHUKAI NA ST. some of which may contain related retail uses that will bring life to these open spaces. Such spaces will be linked together throughout the neighborhood through

c O R A L st. landscaped streets and walkways. As part of a conscious

kE AWE st. c O O K E st. s O U T H st. effort to promote walkability and a sense of place, open space is distributed throughout the community rather than isolated in one area.

At Ala Moana Boulevard, open spaces will take the form aUAHI ST. of passive landscaped and hardscaped areas providing visual and sound buffers along the busy boulevard. Along South Street, hardscape will be incorporated with landscaping to complete the articulation of the open area initiated by Waterfront Towers. The Cooke Street corridor will include open space that plays off of the aLA mOANA bLVD. central gathering place and extends from Gateway Park . to Mother Waldron Park. All of these open space areas A st are conceived of as part of a neighborhood complete OU L

with site furnishings and shading, where residents and k

visitors can exercise, meander, rest, shop and visit with each other throughout the day and night.

For Illustrative Purposes Only

Open Space Plan RT 0’ 200’ 400’ 800’ NO H

5-6 KAMEHAMEHA SCHOOLS

Historic Mother Waldron Park is a prime example of the significant role open space has played in the story of Kakaÿako. From salt ponds to playgrounds, the neighborhood of Kakaÿako has always had an immediate relationship with nature. Additionally, the park’s proximity to the proposed Kapolei - Ala Moana transit station increases its Mother Waldron Park prominence as an entry point into the renewed Kakaÿako. Kamehameha Schools is committed to assisting HCDA in its efforts to provide the necessary beautification and long-term maintenance of Mother Waldron Park.

The Makai Gateway Park is another t a ee significant component of the Kakaÿako Au Str e open space network. However, the ok hi Stree t Co absence of surrounding density, lack of Al a M scheduled events, and separation from oa the community by the heavily trafficked na Bo Ala Moana Boulevard has resulted in the ule underutilization of this resource. The va rd KKMP would address this problem by enhancing the park-to-park connection Community along Cooke Street with streetscape Gathering Place and public art improvements, outdoor furnishings, shadings, and by working with HCDA to enhance Gateway Park.

Gateway Park

For Illustrative Purposes Only

Park-to-Park Connection Mother Waldron Park Gateway Park

PROPOSED PLAN 5-7

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Podium Levels and Recreation Decks A Place for Living & Working

A podium can be defined as the “foot” or base structure HALEKAUWI LA ST. upon which a tower sits. The tower is typically set back from the street edge of the podium, allowing the podium to be the part of the building most perceived and experienced by pedestrians. Parking can be embedded in podiums, which can also be wrapped to provide a diverse range of housing types including rental apartments, townhouses, and lofts. Running along pOHUKAI NA ST. the majority of the street fronts, the podium gives scale and presence to the neighborhood streets by providing storefronts and residential entries. As indicated in the KKMP, podium heights and setbacks adhere to HCDA

kE AWE st. c O R A L st. c O O K E st. s O U T H st. rules concerning typical streets and view corridors. Through the use of podium liners, parking can (in part) be masked from public view. Parking structure liner uses can range from commercial or residential uses to decorative screening. aUAHI ST.

Parking requirements are typically accommodated within each block, and no new surface parking is proposed in the KKMP. With this podium parking concept, several opportunities are available for shared public parking, allowing convenient parking for aLA mOANA bLVD. residents and ready access to the neighborhood for . st others who may come for dinner or a community event. LA In all cases, parking will be consistent with HCDA rules U and guidelines. However, a modification or amendment kO

may be necessary at the planned development permit level to create and execute an appropriate shared parking strategy. Shared parking strategies will be explored with HCDA at the appropriate time in the development’s For Illustrative Purposes Only implementation. Podium Level Plan 0’ 200’ 400’ 800’ NORTH

5-8 KAMEHAMEHA SCHOOLS

Tower Plans The KKMP is primarily a residential neighborhood with housing provided in podium wraps and high- rise towers. Future market conditions will inform H A L E K A U WIL A S T. the viability of developing one or more of the towers with office use. Towers are conceptualized as set back from the street and raised on parking podiums in the interior of the block. The increased setback from the low-rise podium wrap softens the tower’s presence at the pedestrian level and maintains a human scale at the street level. p O H U K A IN A S T. Parts of the roofs of podium structures may serve as the recreation deck for residents in accordance with HCDA recreation space requirements. Well designed

kE AWE st. c O R A L st. landscaping along with amenities and other features

c O O K E st. s O U T H st. at the recreation deck can enhance the view for tower residents. HCDA requirements for recreation space are anticipated to be fulfilled on the recreation decks and potentially in other parts of the project. aU A H I S T. As indicated on the accompanying illustrative plan, seven towers of up to 400 feet are envisioned for the plan area during the KKMP period. Tower designs are consistent with HCDA Mauka Area Rules in all respects, including tower plate sizes, building aL A m O A N A b LV D . orientations, building spacing, and setbacks. Building . designs will incorporate appealing and interesting A st roof lines, as well as architectural features that soften L OU building edges, enhance transparency, and minimize k negative visual impact.

For Illustrative Purposes Only

Tower Level Plan 0’ 200’ 400’ 800’ NORTH

Note: A podium height modification may be requested at the plan development permit level

PROPOSED PLAN 5-9

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

The images on this and the following page depict a potential view of the KKMP lands at full implementation of this fifteen year master plan. Two graphics are views of Kakaÿako from Waterfront Park as presented in HCDA’s Draft Mauka Area Plan Supplemental Environmental Impact Statement (DSEIS). The first image depicts existing conditions and the second image presents the DSEIS view of potential development under the current HCDA Mauka Area Plan and Mauka Area Rules.

Presented at the bottom of this page and on the following page is Kamehameha Schools’ vision for development under the current rules. In the KKMP, tower buildings are oriented in a mauka-makai direction, providing a slim building profile and preserving mauka views. Tower plate sizes are consistent with HCDA rules as is tower spacing. Views are a scarce resource, and it is an objective of Kamehameha Schools to maintain good mauka-makai connections within the KKMP. As demonstrated, well designed towers can achieve the density that enlivens the district while also benefiting urban Honolulu with an attractive and interesting view.

HCDA Mauka Area Rules (source: HCDA Draft Mauka Area Plan Draft Supplemental Environmental Impact Statement, July 2008)

Existing Conditions (source: HCDA Draft Mauka Area Plan Draft Supplemental Environmental Impact Statement, July 2008)

Kaiäulu ÿo Kakaÿako Master Plan (consistent with current HCDA Mauka Rules) For Illustrative Purposes Only

5-10 KAMEHAMEHA SCHOOLS

Kaiäulu ÿo Kakaÿako Master Plan View Mauka

PROPOSED PLAN 5-11

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan Kaka'ako Master Plan- Mauka Lands Kamehameha Schools Summary Based on GGP Page 56 Chart C Group 70 International 11-May-08

Land Use and Development Summary Area Summary KKMP Remarks

TOTAL LAND AREA 29.03 acres; 1,264,628 sf The KKMP area is comprised of approximately 29 acres OPEN SPACE 126,463 sf - estimated 10% minimum required within the Kakaÿako Mauka District. A maximum density of 3.5 FAR is projected within the nine blocks of PUBLIC FACILITIES 140,174 sf - estimated 3% for Commercial, 4% for Residential required

the master plan. BUILDING AREA 4,426,197 sf - 3.5 FAR residential 4,426,197 sf - authorized maximum at 3.5 FAR residential units (including reserved) 2,750 - estimated maximum This Master Plan will evolve in response to market reserved housing units (20% of total) 550 - 20% of total dwelling units demand in determining which blocks will be developed commercial (includes retail and office) 2,072,453 sf - authorized maximum industrial 126,463 sf - estimated first and the pace at which development will occur. Land use and the final floor area build-out will PARKING 4,850 spaces - estimated Provided per HCDA Rules ultimately be a response to market conditions and TOTAL FLOOR AREA & FLOOR AREA RATIO (FAR) 4,426,197 sf - 3.5 FAR opportunities. However, through adoption of this plan, all future development will be guided by the vision and physical plan concepts presented in the KKMP and in adherence with HCDA Mauka Area Rules (as detailed in Land Tabulation LAND BLOCK A LAND BLOCK B LAND BLOCK C LAND BLOCK D LAND BLOCK E LAND BLOCK F LAND BLOCK G LAND BLOCK H LAND BLOCK I TOTAL the accompanying table). LAND land in acres (ac) 4.21 ac 2.81 ac 3.66 ac 4.19 ac 3.32 ac 2.87 ac 2.42 ac 2.10 ac 3.45 ac 29.03 acres land in square footage (sf) 183,501 sf 122,569 sf 159,493 sf 182,510 sf 144,635 sf 125,232 sf 105,223 sf 91,339 sf 150,126 sf 1,264,628 sf Through this plan, the redevelopment of Kakaÿako into a vibrant, mixed-use urban neighborhood can BUILDING AREA 767,071 sf 196,110 sf 639,688 sf 282,891 sf 614,699 sf 513,451 sf 431,414 sf 365,356 sf 615,517 sf 4,426,197 sf

be realized. Kamehameha Schools believes this plan OPEN SPACE provides a strong balancing of objectives that provides required (10% of lot area) 18,350 sf 12,257 sf 15,949 sf 18,251 sf 14,464 sf 12,523 sf 10,522 sf 9,134 sf 15,013 sf 126,463 sf available 22,917 sf 6,200 sf 12,500 sf 20,900 sf 16,000 sf 7,880 sf 14,000 sf 13,500 sf 12,566 sf 126,463 sf for a beautiful, healthy, sustainable neighborhood which 12.49% 5.06% 7.84% 11.45% 11.06% 6.29% 13.31% 14.78% 8.37% 10.00% contributes to the image of the city. Not only does this RECREATIONAL SPACE plan provide for a variety of new housing opportunities required (55sf per dwelling) 27,468 sf 5,745 sf 22,602 sf 8,057 sf 20,456 sf 17,502 sf 14,819 sf 12,765 sf 21,834 sf 151,250 sf for area residents, by embracing smart growth principals, it discourages suburban sprawl. We believe PUBLIC FACILITIES required at 4% 21,468 sf 4,490 sf 17,665 sf 6,297 sf 15,988 sf 13,679 sf 11,582 sf 9,976 sf 17,065 sf 118,209 sf this plan and this area are catalysts to help the City and (residential less reserve housing) State provide for thoughtful future growth in Hawaiÿi. required at 3% (balance) 2,886 sf 1,674 sf 2,630 sf 2,583 sf 3,453 sf 2,580 sf 2,084 sf 1,608 sf 2,467 sf 21,965 sf total required 24,354 sf 6,164 sf 20,295 sf 8,880 sf 19,440 sf 16,258 sf 13,666 sf 11,584 sf 19,532 sf 140,174 sf

Floor Area Ratio (FAR) floor area in this parcel 767,071 196,110 639,688 282,891 614,699 513,451 431,414 365,356 615,517 4,426,197 sf potential floor area transfer 124,817 -232,881 81,463 -355,895 108,476 75,139 63,134 45,670 90,076 0 sf (up to 25% FAR) 19.43% -54.29% 14.59% -55.71% 21.43% 17.14% 17.14% 14.29% 17.14% 0.00% FAR 4.18 1.60 4.01 1.55 4.25 4.10 4.10 4.00 4.10 3.5 FAR

H A LE K A U WILA S T. LAND Note: The 5,189 square footage for Halekauwila Street, Lot A-1, between South and Keawe Streets (which was added to the KKMP area as noted in footnote 1 on BLOCK A page 2-5), is included in the calculations above for Land Block A, and corresponding revisions were made to other calculations and references on this page.

p o h u ka i na S T.

s o u th S T. K E AW E S T. P:\2008\28031-01 KS Kakaako HCDA Master Plan\Cadd\dwg\08 May_KSkakaako_AdditionA.xls LAND LAND LAND

c o r a l S T. c o o ke S T. BLOCK BLOCK BLOCK B C D

a u ah i S T. LAND BLOCK LAND LAND LAND LAND I BLOCK BLOCK BLOCK BLOCK E F G H a la m oa n a b lv d. ST. a l ou k

5-12 KAMEHAMEHA SCHOOLS

chapter six S u s t a i n a b i l i t y, Tr a n s p o r t a t i o n , and Infrastructure

Sustainability Hawaiians have always embraced stewardship for their islands. to be multi-faceted and include culture, economics, education The original ahupuaÿa land management principles recognized and the ability to support the community for generations to the interdependencies of ecosystems and created a synergy of come. The articulation of five of Kamehameha Schools’ values uses in land use decisions. Building upon this rich legacy of land - Education, Culture, Environment, Economics and Community - management, Kamehameha Schools adopted stewardship of the demonstrates Kamehameha Schools’ commitment to understand land as one of its key Vision Elements in the SIP. and embrace the facets of sustainability.

Sustainable Framework for Kaka‘ako Kamehameha Schools and Sustainability Part of Kamehameha Schools’ vision for Kakaÿako includes a The Hawaiian language does not have a singular word or sustainability element, developed on the foundations of cultural description for sustainability; instead it is an integral part of the heritage, stewardship of the land, environmental sensitivity, traditional relationship with the natural world. Key values of educational opportunities, and economic viability. Sustainability aloha ÿäina (literally translated as love of the land) and mälama will be an attribute of Kaka’ako, and this vision encourages a ÿäina (to care for the land) are clearly illustrated in oral traditions. range of behavior pattern among residents and businesses to The ability to maximize productivity with minimal effects create a model green community. The following framework upon the landscape has been the key to successful sustainable highlights the key sustainability components for Kakaÿako management throughout time. renewal:

Sustainable management practices must balance the quality • Smart Growth of the natural environment with meeting the daily needs of the community at large. Sustainability is in part about connection • Job/Housing Balance to the land and supporting people’s needs. Sustainability is • Cultural Sustainability also about resource management practices to support long term sustenance and growth. People’s needs are understood • Green Buildings and Landscaping

S U S T A I N A B I L I T Y, T R A N S P O R T A T I O N A N D I N F R A S T R U C T U R E 6-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Job-Housing Balance SUSTAINABLE FRAMEWORK SUSTAINABLE KAKA‘AKO As a location central to the growing innovation industries makai of Ala Moana Boulevard, and with close proximity • Walkable Urban Village to employment in downtown Honolulu, Kakaÿako Smart Growth • Transit & Transportation Alternatives is an ideal area to provide a diverse mix of housing units for area workers close to places of employment. • Kamehameha Schools Innovation Center The plan also provides for new commercial and retail Job / Housing Balance • Local Businesses opportunities within the neighborhood attracting local • Mix of Housing Options service uses, small businesses and new businesses. These opportunities for viable and fulfilling careers and • Gathering Place & Venues for Cultural Practices Cultural Sustainability housing options are at the foundation of creating a truly • History in Public Art, Design & Signage sustainable neighborhood. Green Site, Buildings & Landscaping • LEED Certification as Guidelines Cultural Sustainability Smart Growth: Live, Work, and Play Culture is a vibrant and living element of a sustainable The Kakaÿako District is located at the heart of urban Sustainable communities have many transportation community. Cultural practices and knowledge Honolulu and contains or is close to many important alternatives. Public transit, and its relationship to the can be perpetuated through thoughtful design and necessities and desirable amenities. The centers of Kaka’ako neighborhood, is a significant element in the programmatic uses. Throughout the design process, business and government are nearby as are the two City’s sustainability toolbox. Development close to a a cultural imprint will give depth and meaning to the large retail shopping areas of Ala Moana Shopping good public transit system greatly contributes to the details of the neighborhood development. Signage and Center and Ward Centers. With the ocean and numerous desirability of this area. Residents in Kaka’ako will have public art will also help tell the story of place for future parks within walking distance, people have easy access the opportunity to connect with jobs, shopping, culture, generations. to the “play” part of modern urban master-planned and educational facilities throughout the City. Public communities. transit can also help local businesses grow and thrive. Gathering places and other venues can provide space for cultural practices and performances in the This development creates opportunities to meet basic In addition to the Kapolei - Ala Moana mass transit neighborhood. The renewed Kaka’ako district can life requirements in comfortable walking distance system, other modes of transportation contribute to nurture growth and identity through community-driven without the need to drive, which decreases dependence Kakaÿako residents’ and visitors’ quality of life. The cultural events and content. Kaka’ako will integrate on cars and consumption of fossil fuels. Compared neighborhood will be designed to be bicycle-friendly art, architecture, design, business, and culture to foster to more typical suburban development, the smart with safe bike paths, routes, and racks. Streets with neighborhood programs of substance and impact that growth principle of compact development minimizes ample shading can make walking a pleasant and nurture and promote culture creating new solutions for infrastructure needs and lowers maintenance costs desirable experience. Wheelchair and stroller accessible sustainability in Hawaiÿi. over the long term. It also enhances sustainability by sidewalks can create streets for people of all ages and reducing carbon impacts on the environment. abilities. Walkable communities contribute to a healthful mix of activities and provide options with definite health and lifestyle benefits.

cultural vibrancy housing near jobs 6-2 KAMEHAMEHA SCHOOLS

Green Building and Landscaping • Reduce construction waste Creating healthier work and living environments contributes to higher productivity and improved • Take advantage of natural energy systems resident health and comfort. Buildings consume large amounts of energy, which carry high financial and • Increase energy efficiency environmental costs. Increasing energy efficiency is one • Design and promote reduced water usage of the most important strategies for making structures greener and more affordable. The goal of green building • Design indoor and outdoor venues that encourage and landscaping is to achieve the following: healthy living

• Energy Efficiency • Select environmentally preferred materials

• Water Conservation • Support renewable energy practices

• Low Carbon Footprint • Provide convenient recycling facilities

• Stormwater Management Kamehameha Schools will work with developers, partners and tenants to pursue incorporating such • Compact and Efficient Infrastructure sustainable practices from conceptual design through construction and into operations. An array of techniques and tools can be utilized for creating green buildings and landscaping. Some examples follow:

innovative building green S U S T A I N A B I L I T Y, T R A N S P O R T A T I O N A N D I N F R A S T R U C T U R E 6-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Transportation Street Network The Kakaÿako District is currently well-served by an established interconnected street grid that allows for 1 The Kakaÿako transportation strategy is a broad-based H- . ST. ST multi-modal approach emphasizing the quality of the a diversity of routes that form the backbone of the AN IA KU Kakaÿako transportation network. In addition, regional R ET O pedestrian environment and the safe, efficient, and BE UM S T. comfortable movement of all residents and visitors. roadway access is provided through Ala Moana . EA ST B IS H O P G ST. The strategy includes specific approaches to vehicles, Boulevard, a major six-lane arterial running east-west, KI N ST. KE . D and the nearby H-1 Highway connecting throughout the OI LV IB A pedestrians, bicycles, and transit, as well as general CO L PI` IK LA N

PUNCHB OWL ST. City and County of Honolulu. PIO approaches to improve the transportation network for A KA NS all users. PE ALA MOANA Existing traffic conditions in Kakaÿako show that for the DOWNTOWN SHOPPING CENTER

Kakaÿako is centrally located and benefits from majority of the day, the street network performs well. . VD close proximity to downtown Honolulu, nearby Congestion is limited to peak hours along the major A BL

KAM AKE E ST. thoroughfares, such as Ala Moana Boulevard. Planning QUE EN ST. AN ALA MOANA waterfront, the emerging innovation cluster, various MO BEACH PARK A recreational amenities, major shopping centers, and for the Kakaÿako District will continue to involve close HAL EKA UWIL A ST. AL

WARD AVE. community services. Kakaÿako is well served by collaboration with HCDA to identify where existing WARD PROPERTIES

SOUTH ST. COOKE ST. existing transportation networks, in particular a facilities are inadequate and how new initiatives can regional road network and transit system that allows make more efficient use of existing street connections. for travel choice. The KKMP transportation strategy is designed to make efficient use of existing transportation resources (described below) and enhance the existing Transit Service transportation network through a comprehensive In addition to established public transportation systems, program of improvements. transit connections that exist between Kakaÿako and H-1Freeway KAKAÿAKO the surrounding city are expected to improve with the MAKAI Regional Arterials Consistent with this approach, the transportation construction of the High-Capacity Rapid Transit Corridor project. This system, which will provide connections Major Streets strategy does not propose restructuring the road network. Rather, the strategy seeks to achieve its goals between Kapolei and Ala Moana Center, is designed to City Bus Routes through a combination of design strategies and programs provide a transit stop within the Master Plan area. Potential Transit Route that encourage sustainable travel and minimize traffic Bike Routes congestion. The strategy below focuses on management of transportation infrastructure and emphasizes urban KKMP Lands design and place-making techniques, making movement Existing Regional Transportation Network through Kakaÿako a highly enjoyable, convenient, and rewarding experience.

great streets more walking & biking 6-4 KAMEHAMEHA SCHOOLS

Pedestrian Environment Parking The existing pedestrian network throughout Kakaÿako The KKMP is designed to create a walkable does not create a seamless, efficient, and comfortable neighborhood supported by transit, however many QUE EN ST. environment for non-motorized travel. Sidewalks residents and visitors are still expected to use provide few amenities and certain minor streets are automobiles for occasional trips. Therefore, new characterized by incomplete sidewalks. Furthermore, development must carefully manage parking demand the established land use pattern is predominantly and supply in a manner that does not compromise HAL EKA UWIL A ST. auto-oriented, with buildings that are not scaled or the pedestrian-friendly environment. The KKMP oriented toward the pedestrian. Presently, there is supports place-based parking standards that reflect minimal articulation and activity necessary to create an the transit-oriented character of the district as well as

PUNCHB OWL ST. WARD PROPERTIES interesting and attractive pedestrian experience. The parking management strategies. Some strategies under

WARD AVE. inclusion of improved and new sidewalks designed to consideration include: POHUKAINA ST. develop the public realm can create an enjoyable and interactive pedestrian environment. • Unbundle parking within new residential

KEAWE ST. CORAL ST. development SOUTH ST. COOKE ST. T. IS AH . AU N AB LV D Bicycling Connections • Shared parking for complementary land uses OA Existing conditions within Kakaÿako do not create a AL AM supportive environment for bicycling, lacking either • Implement a ‘park-once’ strategy dedicated bike lanes or off-street bicycling facilities. Looking forward, the Honolulu Bicycle Master Plan • Restrict surface parking lots details a program for expanding the bicycle route network throughout the city. Second-priority routes • Use short-term parking include bike lanes on Ala Moana Boulevard and Cooke • Preferred parking for hourly car rental/car sharing Regional Arterials Bike Routes Street. Redevelopment provides an opportunity to programs like zip cars and flex cars create and expand upon these key routes through close Major Streets Major Park collaboration with HCDA and the City to facilitate KAKAÿAKO & Community Spaces MAKAI bicycle use in this neighborhood. Local Streets Traffic Lights

Pedestian Blvd. Parking Garage Access

Transit KKMP Lands KKMP Transportation Connectivity

live work play no car needed S U S T A I N A B I L I T Y, T R A N S P O R T A T I O N A N D I N F R A S T R U C T U R E 6-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Infrastructure Sanitary Sewers All KKMP blocks are served by the City sewer system. The DPP Wastewater Branch and Department of Overview Environmental Services have indicated that wastewater The infrastructure west of Cooke Street has been treatment plant capacity is available for the proposed incrementally upgraded under HCDA improvement redevelopment and that the trunk sewers and pumping district programs. Upgrades to roadways and utility stations serving the area should be adequate to support infrastructure were designed in consideration for the the proposed redevelopment. allowable parcel FAR. From information presented in the Draft Supplemental Environmental Impact The DSEIS identified the requirement for upgrading Statement (DSEIS) recently issued by the HCDA for the sewer mains along Cooke, Auahi and Keawe Streets Kaka’ako Mauka Area Plan, only isolated improvements through the Master Plan area, as well as along Ward to the water, sewer, electrical and telephone systems are Avenue. The sewer system through the Master Plan area needed west of Cooke Street to support master planned was indicated to be part of a new main extending from developments through year 2030. the King and Pensacola Street intersection, routed along Cooke, Auahi and Keawe Streets, and connecting to a new main on Ala Moana Boulevard. Projects developed Storm Drainage within the master plan area will comply with relevant The existing storm drain system in the Kamehameha City ordinances. Schools’ KKMP area is owned and maintained by the City and County of Honolulu. Based on observations of rainfall, the storm drainage system within the Potable Water development block area along the streets in the Much of the Master Plan area water system improvement districts (west of Cooke Street) functions infrastructure, consisting of distribution pipelines and well. However, east of Cooke Street, infrastructure work associated valves and fire hydrants, was constructed as remains to be completed according to HCDA to address part of HCDA’s improvement districts and dedicated standing water that occurs along side and within the to the Honolulu Board of Water Supply (BWS). In roadways. Required improvements to address drainage discussing the requirements for redevelopment of issues will be provided on part of any new development Kaka’ako parcels, BWS considered the potential in those affected areas. demands as being “low” compared to the planned developments in leeward areas. BWS is addressing the Under the Master Plan it is anticipated that the City’s long-term water needs for the Master Plan area and for existing storm drain system will be retained within all of Oÿahu. . Existing Water/Storm Drain/Sewer Systems the development block area. No relocation of lines is required; however, additional storm drain inlets on The DSEIS identified the requirement for upsizing the the east side of Cooke Street, along Pohukaina Street water mains within Cooke Street along Blocks C, D, G fronting Block D were called for in the DSEIS. These and H and along Ala Moana Boulevard fronting Blocks inlets would be installed as part of the drainage system H and I. All Master Plan area projects will be subject improvements along Ohe and Koula Streets between to review and approval by BWS for water demand and Pohukaina and Halekauwila Streets. service, as well as for construction of improvements within the City right-of-way that might affect existing Redevelopment of the Master Plan blocks is intended BWS infrastructure. to be consistent with the City and County of Honolulu Department of Planning and Permitting (DPP) Rules Relating to Storm Drainage Standards. There is estimated to be no net increase in runoff into the drainage basin and the water quality design standards are also estimated to be met under normal conditions. Projects constructed under the Master Plan will employ on-site storm water management techniques to minimize discharge to the City’s storm drain system.

6-6 KAMEHAMEHA SCHOOLS

Natural Gas Telecommunications The Gas Company owns and maintains the synthetic Telephone service in the Master Plan area is provided natural gas system that serves the individual parcels in by Hawaiian Telcom, with Oceanic Time Warner the Master Plan area. The Gas Company will undertake Cable providing cable communication service. The improvement of the gas system for projects in the requirements to meet the telecommunication service development blocks to accommodate the demands, demands for the Master Plan area projects will be and will recover costs through their tariff structure. addressed by the utility agencies as service requests are Disconnection of services to the various development submitted. blocks will be coordinated with the Gas Company at the time of existing building demolition. Flood Hazard Zone The Kamehameha Schools’ master plan area is outside Power the effective Federal Emergency Management Agency Hawaiian Electric Company (HECO) provides electrical (FEMA) flood hazard zone. However, Block I borders the power to the master plan area. The service west of Cooke flood zone. Under FEMA requirements, improvements Street is through underground ducts installed under the within the flood zone need to be built above the HCDA improvement district programs. Service east of determined base flood evaluation. It is recognized that Cooke Street is provided through overhead lines. HECO grade transitions from adjacent flood zone properties will continue to serve the Master Plan area under their will need to be considered in streetscape and project tariff structure. As areas served by overhead lines are design at the time of development within Block I, as well redeveloped within Kaka’ako, underground ducts will as in other blocks that may be affected by or subject to be installed. HECO has identified the site for the new the FEMA flood zone building requirements. substation needed to serve the redeveloped Kaka’ako (including the KKMP blocks), at their parcel TMK: 2-1- 052:013 located on Cooke Street across from Mother Waldron Park.

Existing and HCDA Proposed Electrical/Communications/Gas Systems

S U S T A I N A B I L I T Y, T R A N S P O R T A T I O N A N D I N F R A S T R U C T U R E 6-7

chapter seven Design Guidelines

Purpose and Intent Design Guidelines are general ideas, pattern languages, and architectural vocabularies for implementing the desired development concepts, principles and standards of the KKMP. The development concepts, standards, and guidelines contained in the Design Guidelines are general in nature and are not intended to be comprehensive in their coverage or exhaustive in detail. Rather, they are intended to provide an overall design framework and key components creating a development with a distinctive nature.

Prior to the first phase of implementation, more specific Design Guidelines will be developed. These more detailed guidelines will be used by prospective developers, HCDA, and Kamehameha Schools in the development and review of individual projects.

The Design Guidelines are intended to be open to architectural creativity, fostering a unique and interesting urban center. The guidelines will raise design standards and maintain continuity by defining patterns and other unifying elements of design. It is through an orderly set of criteria that various buildings and blocks, with varied land uses and implemented by different developers, can come together as a coherent district.

DESIGN GUIDELINES 7-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Streetscapes Cooke and Auahi Streets are the primary circulation and retail corridors for the neighborhood. In addition to being lined with a variety of uses, including neighborhood serving businesses, townhomes, live- work units, and pedestrian access to parking, these main streets will be specially designed streetscapes that strengthen the character of the KKMP.

The urban residential character of the KKMP streets creates an active atmosphere that encourages pedestrian circulation and enhances the retail experience. Neighborhood streets that front parks and open spaces should complement and promote the use of those spaces. The street should feel as though it is part of the park or open spaces rather than an edge or barrier along it.

Successful streetscape design requires coordination of landscaping, attractive sidewalks, lighting, integrated public art works, street furniture, directional signage, and an approach that acknowledges the surrounding context. The plan should enhance the pedestrian experience by providing opportunities for discovery and exploration through the integration of pocket parks and gathering spaces. The sidewalks and streets will serve as connections, linking the “discovery spaces” while facilitating movement and access through the community.

The overall character of the KKMP streets should reflect the proposed use of the block. The mauka-makai oriented streets should create a connection across Ala Moana Boulevard, thereby mitigating Ala Moana as a barrier. The ÿEwa-Diamond Head streets should reinforce the neighborhood retail concept established along Ala Moana, where Auahi and Pohukaina connect the Kamehameha Schools’ lands with Ward Neighborhood.

7-2 KAMEHAMEHA SCHOOLS

Auahi: Neighborhood Retail Street Cooke: Park-to-Park Connection

Bounded by Restaurant Row In the mauka-makai direction, and Ward Neighborhood, Auahi Cooke Street links the open Street forms a natural retail space resources of Mother link through the KKMP. This Waldron and Makai Gateway major axis is envisioned as a Parks, creating the backbone of neighborhood retail street with the park-to-park connection. cafés and other neighborhood Cooke Street is a signature services. Auahi Street will street of the KKMP. Emphasis enliven the walking experience of this primary corridor and and advertise the creative redesigning it to be pedestrian character of the community. friendly should increase the use of Cooke Street and An active streetscape will encourage safe and lively provide primarily neighborhood neighborhood activity. serving retail shops, as opposed to a destination focus and Generous sidewalks shaded will possess a predominately by mature trees, themed and residential presence. To give life consistent street furniture, to the street, Auahi is envisioned lighting and landscape to be pedestrian oriented with will help define Cooke Street. Generous sidewalks can also express the healthy community aspect of the vision by small courtyards and intimate providing comfortable walking paths for people. This approach invites residents to take steps toward healthier pocket gardens that provide a living and a better quality of life, which also activates the street life and provides new retailing opportunities for small series of experiences for residents businesses within this community. This mauka-makai axis also provides a cultural complement to the pedestrian- and visitors. oriented retail energy on Auahi Street and establishes Kaka’ako as a balanced mixed-use urban village.

Section at Auahi Street Section at Cooke Street 0’ 25’ 50’ 100’ 0’ 25’ 50’ 100’

DESIGN GUIDELINES 7-3

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Open Space Street Furniture A hierarchy of open spaces – streetscape, Street furniture and other opportunities pedestrian connections, pocket parks or for pedestrians to gather and people- plazas, and regional parks - should be watch should be appropriately provided provided to ensure continuity of experience, throughout the neighborhood. Providing provide benefits to the community at large, areas of seating activates streets and public and enhance the quality of the environment spaces, giving residents and pedestrians the for the area. Here, landscaped spaces opportunity to sit outside to eat lunch, read, can open up a variety of access points for people-watch, and connect with the place residents and may also contain some related and each other. Seating areas could take the retail uses to activate the area. form of formal benches, terraced edges, seat wall planters or the seat wall base of water Open spaces should be designed as fountains. informal gathering spaces in context with surrounding buildings and the overall concept. Formal and informal opportunities Parking for sitting are contemplated in appropriate Parking should be easily accessible for places throughout the neighborhood. residents and visitors, providing access to Landscaping, canopies or other built forms homes, offices and shops. Street parking, can provide shade relief and texture to these when feasible, should be provided. Public Open Spaces and Public Parks spaces. Water features should also be used parking in the neighborhood will be where appropriate. provided in parking structures. Parking structures should be designed so they do not dominate the street level view; however Public Park Area Considerations their entrances should be easily identifiable Kamehameha Schools proposes working through the use of signage. When feasible, with the City and HCDA to explore how parking structures should be embedded existing parks might be further developed within a retail or residential building wrap. to be appropriate to an urban setting. For Where parking structures are visible, design example, Mother Waldron Park could be concepts will be implemented to maintain redesigned for better interplay with Makai the aesthetic quality contemplated for this Street Furniture Gateway and Waterfront Parks, thereby neighborhood. Such concepts could include creating visual and physical connections to appropriate screening, detailing or other the makai waterfront area. finish improvements.

Bicycle Circulation and Parking The KKMP will promote bicycle transportation as a component of the healthy and sustainable lifestyle it envisions. Bicycle paths within the neighborhood will connect to the City's Bicycle Master Plan. Bicycle parking in public places should be Parking Structures Bicycle Stands provided at major destination points and within each parking structure.

7-4 KAMEHAMEHA SCHOOLS

Lighting Lighting will be installed to enhance the character of the KKMP. Lighting will be used to create a safer urban neighborhood so that all residents and visitors feel comfortable at all hours on the streets within the KKMP.

Cultural and Public Art Cultural and public art elements should be Lighting Cultural and Public Art used to express the uniqueness and identity of the District. These cultural imprints can be infused in a variety of ways and on different tapestries, and should reflect juxtapositions of old and new, authentic and irreverent, and be relevant to the urban island location. Cultural pieces could include the designation of the approximate ancient shoreline and interpretative signage explaining the history of the area.

Signage Signage should be guided by either the Signage overall KKMP or the concept of each development. Signage should be thematic, its form and design distinguishable as part of the KKMP. The signage should also be prevalent throughout the neighborhood as a form of navigation and as a way of sharing historical information.

Hardscape Hardscape materials should reflect the architectural style and character of Hardscapes the adjacent buildings. The forms and materials used should also help capture a design character that reflects an urban island aesthetic. Paving materials should be natural stone or imprinted concrete that gives the appearance of natural stone.

DESIGN GUIDELINES 7-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Landscape

Overall Concept The primary landscape design challenge is to create a balance of softscape and hardscape set in an urban environment that is both unique to the Kamehameha Schools’ mauka lands and Hawaiian in nature. The character of the landscape should be representative of the overall project concept.

Park-to-Park Connection The landscape should create a connection between Kakaÿako mauka and makai – from Waterfront Park to Mother Waldron Park. It Coconut Palm Hawaiian Kou Loulu Palm Monkeypod - Large Canopy Shade Tree should also visually create a green corridor beyond the boundaries of Kamehameha Schools’ landholdings, from the ocean to the mountains.

In keeping with the Hawaiian orientation concept, the plant types along the mauka- makai streets should reflect the character of both those areas. The Coconut Palm and Hawaiian Kou species that exist in Waterfront Park should be planted along this green corridor to extend the “shoreline” to more mauka areas.

Neighborhood Retail Concept At the pedestrian level, the landscape should emphasize retail entrance locations, mitigate vehicular traffic noise, and create a pleasant, sheltered environment. Protected seating areas should be incorporated within Beach Heliotrope Parkway Planting Tropical Courtyard Planting Kalo larger open areas. From the vehicle traffic standpoint, the landscape should provide a foreground element to the retail shops. The tree forms should define the street edge and provide shade along the pedestrian walks. The tree branching should be high enough to avoid blocking views of the retails shops. The general character of the landscape should have a tropical Hawaiian feel.

Kukui Trees Queen’s White Shower - Flowering Singapore Plumeria - Flowering Multi-Trunk Palm Screen Accent Tree Accent Courtyard Tree

7-6 KAMEHAMEHA SCHOOLS

Along the ÿEwa-Diamond Head axis, the tree Plant Materials concept coordinates with the neighborhood retail concept. Viewing Ala Moana, Cooke, TREES and other streets as opportunities for Monkeypod landscaping also completes the tree canopy that exists along Ala Moana Boulevard, and Wiliwili connects downtown Honolulu with Waikïkï. Kamani The other streets along this axis should be Kou planted with flowering trees. Hong Kong Orchid Alibangbang Ala Moana Boulevard Autograph The concept for Ala Moana Boulevard is Beach Heliotrope to work with HCDA regarding continuing Singapore Plumeria Orange Heliconia with Lauaÿe Fern Planting Along Arcade Both Vertical and Horizontal Mossrock Planter Seat Wall with the established tree canopy fronting Ala PALMS to Soften Building and Street Parking Tropical Planting Moana Shopping Center and Ward Retail/ Entertainment Center. This could provide Coconut a stronger connection among Kaka'ako Loulu District properties along Ala Moana Joannis Boulevard extending from downtown Alexander Honolulu toward Waikïkï. To distinguish the Kamehameha Schools’ lands, rows of MacArthur canopy trees could be planted to intersect Manila with the tree canopy at Ala Moana Areca Boulevard. The use of the same species or Rhapis a designed diverse palette and pattern of canopy trees could help set this area apart Shrubs and Groundcover from others in urban Honolulu. Lauaÿe Fern Hibiscus Tiare Gardenia Softscape/Plant Material Spider Lily Monstera with Lauaÿe Fern Underplanting Red Ti “Lilinoe” with Creeping ÿIlima Large Canopy Tree Planting Along Ala Moana Selection Boulevard Plant materials should reflect the tropics Ixora with an emphasis on “Hawaiian Sense Croton of Place” and its appropriateness to the ÿÄkia area. Shoreline plant materials should be ÿIlima used where feasible to reinforce the makai Liriope area linkage. In key areas, plant material selections should correspond with the Pothos project design theme. Bougainvillea Naupaka

Seat Wall Planter within Plaza Plaza Planting Character Dense Tree Canopy for Maximum Shade

DESIGN GUIDELINES 7-7

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Architecture

Architectural Character The Design Guidelines will task architects with creating urban developments that are respectful and representative of Hawaiian culture and architecture but embrace contemporary concepts and are forward thinking. The overall architectural character of Kakaÿako should be a blend of new and traditional Hawaiian architecture and historic commercial urban architecture represented during the late 1800s and early 1900s. Each project is encouraged to bring architectural creativity that promotes or advances the state of design in Hawaiÿi in this unique urban setting.

Articulated Massing and Height Building height and massing can be guided to maintain a cohesive, human-scale urban space within the district. The scale of street space is also important to define and frame the central gathering plaza envisioned along Cooke Street. Commercial, residential and office uses are proposed along podium edges to obscure the parking decks located in the core of most blocks.

Tower sites have been designed to optimize views for those in and out of the towers. These locations are intended to be consistent with HCDA guidelines and are intended to be set back from the street as appropriate, allowing the lower scale podium forms to maintain pedestrian scale.

Pedestrian Orientation To a considerable extent, the spatial character –a sense of enclosure, intimacy, spaciousness, retail continuity, and activity - is determined by the location of buildings in relation to the streets and sidewalks. Successful urban pedestrian-oriented streets are often defined spaces where the buildings come directly to the walkway or arcade. For buildings with street frontage, significant variations from a uniform setback are generally discouraged.

7-8 KAMEHAMEHA SCHOOLS

Building Bulk and Massing Project Design Review Process Emphasis should be placed on distinguishing tri-partite massing with distinctive base, body, and roof forms. A design review process can ensure that development Monolithic forms should be avoided and elements that on Kamehameha Schools’ lands implements the provide scale should be integrated to minimize the vision and design concepts of the Design Guidelines. impact of larger buildings. The layering of form, space, A Design Advisory Board is being explored. Such a and openings are encouraged to create an interesting Board may include representative design professionals juxtaposition of solids and voids. and Kamehameha Schools to ensure that the vision and guiding principles are retained through the design process of individual buildings. Building Base The continuity of building base design should be If formed, the Design Advisory Board (DAB) and apparent from building to building. The use of awnings, Kamehameha Schools will be concerned with both the arcades, canopied entryways, courtyards, and clear overall design concept and details of the design. General glass at the building base (first floor and second floor) is concerns may include whether the proposed project: encouraged. Spaces at the street level should be reserved for retail and commercial use when feasible. This can • Contributes to the attractiveness of Honolulu and attract passers-by and generate more activity around implements the urban village concepts and key buildings and along roadways. design elements in a manner consistent with the development standards and the Design Guidelines.

• Conforms to HCDA Rules for the area.

• Is sensitive to light, air, and views of adjoining lots.

• Promotes resource conservation through energy efficiency, water conservation, recycling, and other environmentally sensible practices.

DESIGN GUIDELINES 7-9

chapter eight Implementation

HCDA’s Mauka Area Rules require that master plan Proposed Project Phasing applications address, “The manner in which the master plan will be implemented, including the responsibilities of While this Master Plan is designed to be implemented over the authority and the landowner, and the proposed phasing 15 years, Kamehameha Schools recognizes the importance of development”. of the first phase of implementation as a catalyst to HA LEK A UW IL A ST.

reenergize the mauka neighborhood. This Master Plan projects redevelopment of the majority of Mother Kamehameha Schools’ mauka Kakaÿako lands over the next A Waldron 15 years. Due to this extended timeline, the exact timing Initial Phase Park

p unch b ow l ST. and details of redevelopment are subject to future market In the initial phase of implementation, Kamehameha conditions and cannot be precisely determined at present. Schools anticipates investment in both public facilities poh u ka in a ST.

It is also important to note that some parcels of property and private landholdings. Timing of the initial phase and

s ou th ST. within the project area may be developed for transitional following phases will be a function of signs of economic

KEAWE ST. cor al ST. coo ke ST. uses within timeframes shorter than the full implementation growth and will likely include a coordination of timing B of the Master Plan. with the Innovation Center project. Possible initial phase efforts include: The KKMP provides flexibility to address market au ah i ST.

conditions at the time individual projects are built. This • Land Blocks for Initial Phase of Development -Blocks is essential because future development phasing will be A, B, E E affected by lease negotiations and contractual obligations, market demand, and economic conditions. For this reason, Land block redevelopment is anticipated to begin on it should be understood that the phasing of individual the ÿEwa side of the KKMP lands and may include ala mo ana blvd .

project components, as well as their specific locations, all or parts of Blocks A, B, and E. Commencing ST.

may change as the Plan is implemented over the next 15 development at this end strengthens connections la u years. An extension to the KKMP may also be necessary with Restaurant Row, Waterfront Towers and the Gateway ko

government and business uses Downtown. These Park depending on economic and development conditions during this period. However, any such changes would be blocks can establish the ÿEwa side of the neighborhood and provide a variety of housing types, community Initial Phase in accord with the vision of the overall Master Plan and the il alo ST. vision of HCDA, and be subject to HCDA’s development supportive retail and human scale plazas and Park Improvements permit process for individual projects. courtyards, as described in Chapter 5. Cooke and Auahi Street Renovations and Streetscape Improvements

Initial Phase

I M P L E M E N TAT I O N 8-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

• Park-to-Park Connection On blocks with longer redevelopment horizons, Responsibilities of HCDA Throughout implementation of the KKMP, Kamehameha building renovations and façade improvements Schools will continue to conduct research and inventory Many years ago Kamehameha Schools, as part of its can be made to existing structures. Where feasible, and Kamehameha Schools testing, identify and meet with stakeholders and community improvement efforts, contributed the adaptive reuse approaches can be employed appropriate government agencies, and work with lands which are now Mother Waldron and Gateway to support existing and new local business, Kamehameha Schools intends to implement the descendents and other Hawaiian community members Parks. The improvement of these parks into safe, create incubator space, and attract new tenants KKMP in accordance with the HCDA Mauka Area to identify protocols for the treatment of any cultural active, and enjoyable community amenities and the that will make up the rejuvenated and creative Plan and Rules. With each proposed development resources that may be encountered. development of a Cooke Street promenade linking neighborhood of Kakaÿako. While the ultimate use project, Kamehameha Schools intends to submit the the two parks are essential to making Kakaÿako a for many existing buildings will change and evolve appropriate development permit applications to HCDA. beautiful, vibrant and healthy neighborhood. The throughout the development of the neighborhood, It is HCDA’s responsibility to review, process, and take Community, Tenant, improvement of these parks can also be a signature thoughtful adaptive reuse strategies provide early action on each development permit in accordance with and Agency Relations project to help the HCDA realize more of its vision stage renewal opportunities within the community. its rules and any Development Agreement established that Kaka’ako become, “the most desirable and for this Master Plan. Kamehameha Schools has engaged community sustainable urban place in Hawaiÿi to work, live, representatives since the initiation of the Strategic visit, learn and play”. Kamehameha Schools intends Future Phases Implementation Plan in 2004 and throughout the master to build upon its original transfer of these park lands The timing and scope of future land block development planning process. This consultation, like all good by collaborating with HCDA to plan and begin is difficult to predict with great precision. However, Archaeological/Cultural relationships, is contemplated to be ongoing through the improvements to both parks and Cooke Street in the as economic conditions permit and development Resource Stewardship approval process and into implementation. These efforts initial phase of Master Plan implementation. phases unfold over time, the KKMP guides continued may include group meetings, individual meetings, and enhancements to the streetscapes and general public access to key Kamehameha Schools’ representatives as Kamehameha Schools is deeply committed to ensuring • Cooke and Auahi Street Renovations and realm. Evolving organically, but within the vision set the proper respect for and treatment of iwi küpuna and the KKMP is implemented. Streetscape Improvements forth for the neighborhood, future redevelopment will be cultural resources and is leading a proactive program of consistent with the HCDA rules governing this KKMP. During the initial phase, Kamehameha Schools will cultural stewardship. Given the Kakaÿako area’s history As Kamehameha Schools considers individual also work with HCDA and the City and County of habitation and discovery of iwi küpuna at locations redevelopment projects within the KKMP, care will be Each specific project’s street setbacks and pedestrian within the district, it is understood that there may be iwi taken to plan for potential tenant relocations within the of Honolulu to identify street level improvements realm will be refined and updated with industry best along Auahi and Cooke Streets to enhance the küpuna present in the lands owned by Kamehameha Master Plan area, to other Kamehameha Schools’ lands practices to create an ever improving vibrant and safe Schools. or to other lands. First, it should be noted that this is a pedestrian experience and to better unify the community. This is particularly true on the Cooke neighborhood along these major crossroads. The long-term development that will not involve wholesale Street corridor where walkways and plaza spaces are displacement of tenants throughout the district. Further, benefit of these early phase improvements is that In master planning its mauka Kakaÿako lands, conceived as community amenities linking Gateway as noted in the Chapter 2, many of the existing tenants current residents, neighbors and visitors can begin Kamehameha Schools has engaged in several efforts Park to Mother Waldron Park. are vibrant small businesses that we feel are compatible to feel and enjoy a more cohesive and attractive to identify potential cultural sites within its properties, community in the works. Such enhancements are including an ethno-historic study and targeted with the future neighborhood vision. We will actively It is important to add that concurrent with the proposed subsurface archaeological testing (see Chapter 1 for seek to retain these tenants as development progresses. an important step that initiates the development physical redevelopment of its lands, Kamehameha details regarding these efforts). This information has It is intended that this program of phased development of neighborhood opportunities in both the ÿEwa- Schools is committed to ongoing programs of provided valuable insight and context for predicting the and pro-active tenant retention will minimize the Diamond Head and mauka-makai direction of the archaeological and cultural resource stewardship and occurrence of historic properties and features, including number of relocation requirements. However, where district. In appropriate cases, select sidewalk and community engagement as described below. These are human burials. The understanding gained from this relocation is necessary, Kamehameha Schools will work landscape improvements can be initiated before commitments embedded in our organizational Strategic process and through talking with the appropriate people closely with tenants to provide advance notice and redevelopment of the land blocks as envisioned in Plan and responsibilities we take seriously as a Native will be incorporated as the Master Plan is implemented identify alternatives that may be present upon other this Master Plan. Hawaiian organization committed to the well being of as well as in specific project planning. Kamehameha Schools lands outside the district. our people. In addition, Kamehameha Schools representatives will regularly meet with HCDA regarding plan implementation and improvements to public spaces throughout and adjacent to the Master Plan area.

8-2 KAMEHAMEHA SCHOOLS

chapter nine Conformance with the Mauka Area Plan and Rules Kamehameha Schools has embarked on this current planning walkable streets, and links to the emerging life science and process in keeping with the vision and requirements set forth by technology sectors in Kakaÿako Makai. By creating a primarily the HCDA in its Mauka Area Plan (June 2005) and Mauka Area residential neighborhood, located between downtown Honolulu Rules (June 2005). and Ala Moana, the KKMP will provide a healthy and vibrant community for individuals and families from all walks of life to The KKMP development is envisioned as a mixed-use urban live, work, and play. neighborhood. The KKMP lands will be positioned within the broader region as a new opportunity for unique living, This chapter details how the KKMP complies with the intent to provide environments distinctive from its neighbors yet of the Mauka Area Plan and Rules. Details of the Master assimilated into the existing urban fabric. Reflecting the vision Plan’s compliance with the Mauka Area Rules are presented and goals established by HCDA for a new mixed-use community comprehensively in the tables that follow. Specific rules are in Honolulu’s central urban core, the KKMP includes a variety further addressed in text following the tables. of housing types enhanced by retail and office uses, open spaces,

CONFORMANCE WITH THE MAUKA AREA PLANS AND RULES 9-1

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

COMPLIANCE WITH HCDA MAUKA AREA PLAN AND RULES (NON MASTER PLAN) Certain rules shown below are not a direct listed part of the Master Plan requirements. However, they may be referred to when confirming the completeness and adequacy of this Master Plan Application. Furthermore, they may be referred to when Planned Development Permit applications are submitted for specific projects within the KKMP. The following table summarizes the KKMP’s compliance with these related HCDA’s Mauka Area Rules (June 2005).

Rule KKMP Compliance

Subchapter 3 General Development Requirements (Where not covered in Subchapter 4 Planned Developments, Subchapter 5 Special Urban Design Rules, and Subchapter 8 Master Plan Rules)

Height Complies; A podium height modification may be requested at the plan development permit level; 45 feet max See p. 9-7 Yard, Front (every yard bounded by a street) 15 feet minimum Complies, See pp. 5-4 and 5-5 (Street Sections) Yards, Side and Rear Structures with windows or openings facing rear or side property line, 10-foot yard; Structures without windows or openings Complies; See pp. 5-4 and 5-5 (Street Sections) facing rear or side property line, no yard required Open Space (does not include required yards, setbacks or parking areas) Complies; Open space ranges approximately 5% to 15% by block for overall of 10%; See pp. 5-6 and 5-12 10 % of lot area or 25% of lot area minus required yard areas (lower amount) (Open Space Plan and Development Summary Tables) Complies; Recreation space to be provided via exterior recreation decks and indoor amenities; See p. 5-9 Recreation Space - 55 square feet per dwelling unit (Tower Plans)

View Corridor Setbacks Complies for View Corridor Streets within KKMP area - Ala Moana Blvd., Cooke Street, and South Street

Front Yard Setback - 15 feet; At height of 20 to 45 feet, building envelope slope of 1:1; Tower Setback from property line – 75 feet minimum

Complies with requirements for multi-family and commercial use; Parking to be embedded within po- Off-Street Parking dium structures; See pp. 5-8 and 5-12 (Podium Level Pan and Development Summary Tables)

Requisite number of parking spaces by land use Planned developments must provide parking within a structure Off-street Loading - Requisite number of loading spaces; Within the building or lot Complies; Details to be addressed at time of development permit

Circulation Existing street additions, deletions, modifications or alterations require approval No changes to public streets proposed Mid-block pedestrian and bicycle paths may be required Concur; Details to be addressed at time of development permit

Dedication of Public Facilities Complies; Kamehameha Schools has existing public facilities dedication credits; See p. 9-4

Applies to mauka area development that increase floor area by 25% from 1982 or last permit KKMP area involves multiple development lots which, together or in subgroups, are compact, regular, Joint Development of Two or More Adjacent Zoning Lots and logical

9-2 KAMEHAMEHA SCHOOLS

Rule KKMP Compliance Subchapter 4 Planned Development Standards Permitted Uses MUZ-C – no more than 60% of floor area in commercial, remainder in multi-family dwellings Complies; See p. 5-12 (Development Summary Tables) MUZ-R – no more than 1.2 FAR in commercial, remainder in multi-family dwellings Complies; See p. 5-12 (Development Summary Tables) Reserved Housing Units 20 percent of the total number of dwelling units to be provided for sale or rental to qualified persons Complies; See p. 9-5 Alternatives if approved by the authority: - Provide reserve housing elsewhere within the mauka area - Setting aside such reserved housing units for sale to the authority, at cost, as reserved housing units - By making cash payments in lieu of providing such reserved housing units Maximum Development Height, Density, and Tower Footprints (lot sizes 80,000 SF and more) All land block areas are greater than 80,000 SF Building Height – 400 feet Complies, 7 towers at up to 400’; See p. 5-9 (Tower Plans) FAR – 3.5 Complies; See p. 5-12 (Development Summary Tables) Tower Footprint – 16,000 feet Complies; See p. 5-9 (Tower Plans) Floor Area Bonus for industrial use, nursing facilities, assisted living administration and ancillary assisted living amenities Use of bonus not anticipated in this Master Plan Application Number of Towers Lot sizes 80,000 SF and less – 1 tower All land blocks area greater than 80,000 SF; See pp. 2-4 and 2-5 Lot sizes more than 80,000 SF – additional towers allowed Complies; One tower indicated on each of 7 blocks; See pp. 5-9 (Tower Plans) Complies with view corridor street setbacks along Cooke Street, South Street, and Ala Moana Blvd; See Building Setbacks along View Corridor Streets pp. 5-4 and 5-5 (Street Sections) Rule KKMP Compliance Subchapter 5 Special Urban Design Rules Building Orientation For buildings less than 45 feet, orient long axis to maximize ventilation Buildings conceived in mauka-makai orientation to minimize impacts to views; See pp. 5-9 For buildings higher than 45 feet, orient long axis to minimize direct sunlight exposure (Tower Plans), 5-10, and 5-11 Tower Spacing Complies; See p. 5-9 (Tower Plans) More than 300 feet between long parallel sides and more than 200 feet between short sides to the extent practicable Shadow effects minimized and residential uses have direct access to daylight Landscaping See Chapter 7: Design Guidelines Front yard trees located to shade sidewalk Street trees for major streets per listing No removal of trees with diameter greater than 6” unless no alternative, safety hazard or overcrowded Rule KKMP Compliance Subchapter 8 Master Plan Rules Complies; 7 blocks receive floor area transfers up to 25%; See pp. 5-9 (Tower Plans) and 5-12 Floor Area Transfer Allowed if: (Development Summary Tables) Development lots are under the same ownership Complies; All properties are owned by Kamehameha Schools The maximum FAR transfer does not exceed 25% of allowable FAR Complies Development on lot involved in transfer does not exceed max allowable tower footprint and height Complies

FAR from transfer lot not less than 1.5 unless developed in conjunction with lot to which floor area has been transferred Complies – no lot less than 1.5 FAR; See p. 5-12 (Development Summary Tables)

Reserve Housing Transfer - The development to which the reserved housing units are transferred must begin within two years after Concur 9-3 the completion of the development from which the housing units were transferred (some exceptions)

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Public Facilities Dedication these proposed improvements by providing lands as described above for three significant public use projects. Kamehameha Schools Public Facilities Dedication Credits In lieu of cash payment from HCDA, Kamehameha HCDA’s Mauka Area Rules call for the dedication of Schools received facility credits equivalent to 123,446 public facilities in any development within the mauka square feet of land. In 1997, Kamehameha utilized 2,952 Existing Credits Accrued and Used area that increases the existing floor area by more than square feet of its public facilities credits in association 25 percent. This KKMP proposes development requiring with the development of the CompUSA site, retaining a Pohulani Housing Development (1989) 24,793 sf public facilities totaling approximately 133,000 square balance of 120,514 square feet in credits. feet at full implementation (details are provided in the Waldron Park (1992) 61,275 sf accompanying table). In 2005, Kamehameha Schools and HCDA entered into an agreement for Termination of the Master Plan Permit Makai Gateway Park (1992) 37,398 sf Kamehameha Schools intends to satisfy the majority of for Pauahi Place. In accordance with the agreement, these requirements with credits from previous transfers CompUSA Development (1997) -2,952 sf Kamehameha Schools may choose to apply any of of land to the State. The transferred lands were used for its credits in association with future development community projects initiated by HCDA in Kakaÿako and projects. The agreement also stipulated that a total include: of 15,000 square feet of Kamehameha School’s public Current Balance of Public Facilities Dedication Credits 120,514 sf facilities credits shall be forfeited if development • Pohulani Housing Development – lands provided permit applications were not submitted to HCDA for from Kamehameha Schools for this project which was KKMP Requirement at Full Implementation 139,593 sf two specified projects (one mauka and one makai) by jointly developed by HCDA and the Housing and December 31, 2007. Finance and Development Corporation (HFDC) and Balance of KKMP Public Facilities Dedication Requirements 19,079 sf consists of 262 studio and one-bedroom rental units for The Life Science – Innovation Center project on the makai the elderly. side accounts for 10,000 square feet of this forfeiture amount. On the mauka side, a mixed-use residential • Waldron Park Expansion – lands provided to HCDA project was planned but later cancelled due to the for the Improvement District 3 Project. weakening economy and subsequent decline in market demand for housing. Kamehameha Schools continues to • Makai Gateway Park – lands provided allowed for work with HCDA regarding the public facilities credits the expansion of Kakaÿako Waterfront Park to Ala Moana matter. If Kamehameha Schools is ultimately required to Boulevard as part of HCDA’s Makai Area Plan. forfeit some or all of the15,000 credits then the balance of credits available will be 120,514 square feet less any These dedications provided a significant public benefit agreed upon forfeited amounts. and have been enjoyed by the community for more than twenty years. The adjacent table provides details of In summary, Kamehameha Schools proposes to apply these public contributions, including the accumulation, all or some of its public facilities dedication credits to past use, and proposed use of these public facility this master plan depending on when projects requiring dedication credits. such credits arise. Credits will generally be applied as individual projects are developed over the course of the In the late 1980s, HCDA planned substantial 15 year Master Plan time frame. Should public facilities infrastructure improvements in the Kakaÿako dedications be required beyond the credits already held, Community District. Kamehameha Schools supported Kamehameha Schools will work with HCDA to identify the best way to meet those requirements.

9-4 KAMEHAMEHA SCHOOLS

Reserved Housing Hawaiÿi is one of the most expensive places to live in the United States. The cost to build homes and the prices at Pohulani which those homes must sell to cover those costs make it Senior Housing difficult for a wide range of housing options to be built and for individual families to own or rent a home. In an attempt to address this global metropolitan issue as it affects Hawaii, the HCDA is requiring that a portion of HALEKAUWILA ST. new residential units be reserved for qualified persons within select income ranges. This reserved portion of Mother new homes is called Reserved Housing. Waldron Park The requirement to provide reserved housing units occurs “when an applicant for a planned development Pohulani Senior Housing pohukaina ST. containing multi-family dwelling units on a development lot of at least 20,000 square feet” submits

sou th S T. their application. The submitted application should

K E AW E S T. c or a l S T. c ooke S T. provide that “at least twenty per cent of the total number of dwelling units in the development” shall be “for sale or rental to qualified persons as determined by the authority.” auahi ST.

The KKMP is committed to satisfying the reserved housing compliance requirements as specified by the current Mauka Area Rules. Depending upon the Mother Waldron Park strength of the economy and constraints such as future building costs and exactions, development could ala moana blvd. . produce as many as 550 units within the Master Plan ST timeframe or any extensions thereto. la Gateway u ko Park One of the many benefits of a master planned community is that it has a greater capacity for providing a wider range of housing products than a typical stand alone project. A master planned community may also KKMP Lands ilalo ST. provide more community amenities for the enjoyment of residents, workers and visitors. Furthermore, residents Gateway Park living in reserved housing units will be able to enjoy Previous Land Dedications by Kamehameha Schools 0’ 300’ 600’ 1200’ rt o h community amenities and other benefits typically n provided in mixed-use developments . This plan is designed to provide a greater diversity of housing choices and a range of quality amenities that will provide an attractive quality of life to those who choose to live in this new urban neighborhood.

CONFORMANCE WITH THE MAUKA AREA PLANS AND RULES 9-5

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

Kamehameha Schools has a history of working in KKMP Public and conjunction with HCDA to provide land resources for reserved housing and other public benefits. One Private Benefits example is the Pohulani senior housing project which was completed by HCDA and provides 262 affordable This master plan envisioned by Kamehameha Schools rental units. The HCDA website describes the project as: achieves the aspirations set forth by the HCDA for Kakaÿako to become “the most desirable and sustainable “urgently needed and attractive rental housing that urban place in Hawaiÿi to work, live, visit, learn and would be within the financial reach of seniors who are play”. Through the achievement of these aspirations, a on fixed income. Translated as “Heavenly Calm”, the host of public and private benefits will result. A partial Pohulani—located on land bounded by Keawe, Queen summary of these benefits include: and Coral Streets—contains 262 studio and one bedroom units.” • The creation of a vibrant living environment with energized street life and active open spaces. The reserved housing will be provided within the KKMP, offsite of the KKMP but within Kaka’ako, or elsewhere • The expansion of open space opportunities and as permitted by the HCDA. connections between Makai Gateway Park and Mother Waldron Park through a park-to-park connection.

• New living options for existing residents and young people returning to Hawaiÿi that are close to places of work and provides convenient access to recreational amenities, shopping and cultural events.

• Beautifications to Cooke Street, Ala Moana Boulevard and Auahi Street that will enhance the image of the city and its urban environs.

• Approximately 550 new reserved housing units to alleviate affordable housing conditions statewide.

• A commitment to and investment in sustainable development in the urban core.

• A community that is pedestrian-friendly and designed to reduce traffic and vehicle use island- wide.

9-6 KAMEHAMEHA SCHOOLS

Modifications, Variances or Maximum Podium Heights the rules. Discussions to date with HCDA have explored To achieve the vision of activating streets while providing resolutions to this designation. Before any development Amendments adequate parking within each block, Kamehameha project application (versus master plan application) Schools may request an increase to the maximum would be requested by Kamehameha Schools or The Special Urban Design Rules provide that podium heights of 45 feet during the development approved by the HCDA for this site, an appropriate “Modifications will be allowed if a finding is made that permit application stage as allowed for in the Mauka resolution to this matter will be sought. Consequently, the modifications will enhance the design and quality of Area Rules. Section 15-22-120 (7) of the Mauka Area an HCDA Mauka Area Plan amendment may be the development, or will not adversely affect the overall Rules allows the Authority to modify rule requirements necessary depending on the results of the discussions intent of this chapter and the mauka area plan”. In for platform heights to exceed 45 feet where “Industrial, between Kamehameha Schools and HCDA. addition, the HCDA allows for greater density and some commercial, residential or community service uses are negotiation and modification of the rule requirements at substantially located within the platform, especially the planned development stage of permitting. along streets or public spaces”. Reserved Housing and Other HCDA Mauka Area Rules provide for meeting reserved While the Special Urban Design Rules anticipate This modification may be requested as it enables better housing requirements within a project or “within the modifications, the Master Plan rules do not appear to design of a mixed-use community with activated street mauka area.” Over the years Kamehameha Schools have a similar modification mechanism. Modification levels and a vibrant, safe neighborhood. These podiums has worked to provide affordable housing in different requests appear to be limited to requests at the planned incorporate commercial, residential, industrial, and parts of Hawaii and on Oÿahu. To continue this type development stage exclusively. community service uses at and above the sidewalk of support for affordable housing a modification or level. Embedded within these podium wraps, and amendment may be necessary. Notwithstanding the above, the Master Plan rules do shielded from view, are parking structures that service call for the applicant to identify areas where variances or the residential neighborhood, and in appropriate places, amendments to the Mauka Area Plan may be necessary. provide shared parking. Transfer of Density While modifications may not fall into these categories, in The PPMP provided for the transfer of approximately the spirit of the plan and rules, the following items are 273,669 square feet of density from the Auahi Park raised as areas where modifications “may be necessary” Shared Parking Best Practices parcel (TMK: 2-1-29: 02) to the other parcels within the at the planned development permit level. We believe As communities adopt smart growth practices, such master plan area. This floor area square footage has not these modifications are desirable because they result in a as designing walkable communities near transit been used to date. Kamehameha Schools is discussing development that is practically and aesthetically superior systems, there is a reduced need for parking spaces. with HCDA the potential transfer of all or a portion of to that which could be accomplished with the rigid The reduced need for parking spaces can mitigate the this square footage. The KKMP does not at this time enforcement of the Mauka Area Rules. Any potential costs of development and result in a wider range of incorporate the allocation and use of this additional variances or amendments that may be necessary to housing options. However, to achieve this objective, a density as part of its proposed plan. A plan modification implement any part of this Master Plan at the planned modification may be necessary as specific projects are may be necessary to accomplish this. Such modifications development permit level are also described herein. defined. Such a modification would be crafted through would be requested when specific project applications discussions with the HCDA. requiring this floor area are submitted.

Park/Parking Garage (P/PG) Designation Other A portion of Block A contains a Mauka Area Plan As specific projects are designed for possible designation of a potential park on top of a parking development information may arise that other structure. It appears this designation is a vestige of modifications, variances or amendments may be earlier government plans for a raised city which were necessary that have not yet been contemplated to otherwise abandoned. This concept was not removed implement parts of the master plan. These would be from the plan, nor was it substantially expanded upon in discussed with the HCDA at such time and proper requests for any such items would be submitted at the time of project applications.

Typical Section Note: A podium height modification may be requested at the plan development permit level 0’ 25’ 50’ 100’ CONFORMANCE WITH THE MAUKA AREA PLANS AND RULES 9-7

K a k a ‘ a k o kaiäulu ÿo Kakaÿako Master Plan

HCDA Master Plan Application Requirements

1) Plan showing: 15-22-204 (b)(1) location in KKMP application

Boundaries of master planned area with property lines, dimensions, and area A p. 2-4 (KKMP Boundary Map) • Proposed locations and uses of all structures and open areas • Maximum density or intensity of uses • Bulk and height of all structures and relationship to each other and adjacent areas • Maximum gross floor areas of buildings by types of uses B Chapter 5 Proposed Plan • Maximum ground coverage of all buildings • Maximum FAR by blocks • Relationship of buildings to required yard and view corridor setbacks • The proposed location and maximum number of residential units including reserved housing units C pp. 5-9 (Tower Plans) and 5-12 (Development Summary Tables) • Traffic circulation, including existing roads proposed for closure and proposed changes to roadway alignments, if any D p. 5-2 (Street Level Plan); No changes are proposed to public streets • Pedestrian circulation system, at grade and grade separated, including proposed arcades, through-block arcades, and plazas if any E p. 5-2 (Street Level Plan) • Locations of proposed parking areas with estimates of the number of parking spaces F pp. 5-9 (Tower Plans) and 5-12 (Development Summary Tables) • Location and amount of land proposed to be dedicated for public facilities, or the arrangements for cash in lieu thereof G pp. 9-4 and 9-5 • Location or type of land and facilities in private ownership which are proposed for quasi-public use H pp. 5-2 through 5-7, Street Level and Open Space • Location and minimum amount of proposed open space and recreation areas I pp. 5-6 (Open Space Plan) and 5-12 (Development Summary Tables) 2) Three dimensional study model of the master plan to show how the area would look if it is fully redeveloped as proposed. 15-22-204 (b)(2) Video file of 3-D model to be submitted separately

3) A report describing: 15-22-204 (b)(3) • Master plan purpose, objectives, strategies, and major concepts A Throughout application, particularly Chapters 1, 3, 4, and 5 • Conditions adjacent to master plan boundaries, including current and projected uses, facilities, structures, and other conditions pertinent to B Chapters 2 and 5 contextual site analysis or concept development • Uses proposed to be located within the master planned area by blocks • The maximum total floor area and ground coverage of proposed buildings C Chapter 5 • Maximum building heights and density • Maximum amount of reserved housing units proposed • Projected benefits, both public and private, to be derived from implementation of the master plan D p. 9-6 • The manner in which development under the master plan conforms to the mauka area plan and purposes and standards of this chapter E Chapter 9 • Areas for which variances or amendments to the mauka area plan may be necessary F pp. 9-6 and 9-7 • Manner in which the public facility dedication requirements of this chapter will be fulfilled during the effective period of the master plan G pp. 9-4 and 9-5 approval • Any exception of the applicable rules of this chapter as provided under §15-22-203(b) of this subchapter that will remain applicable to H Master Plan complies; See Chapter 9 tables above developments during the effective period of the master plan approval • The public benefits to be provided by the landowner or developer in return for the vesting of development requirements for a specific period, I p. 9-6 and Chapter 8 and the terms for delivery of such public benefits • Manner in which the master plan will be implemented, including: the responsibilities of the authority and the landowner and the proposed J Chapter 8 phasing of the development • Urban design guidelines or controls K Chapter 7 It is anticipated that a Development Agreement will be established • Proposed instruments to ensure appropriate development character, quality, or usage. Such instruments may include restrictive covenants, between HCDA and Kamehameha Schools, the contents of which L lease conditions, or other devices will be determined by both parties and may include such items related to development character, quality and usage 4) Any other information or commitments consistent with this chapter that the authority deems necessary to make a decision 15-22-204 (b)(4) To be determined in cooperation with HCDA on the application.

9-8 KAMEHAMEHA SCHOOLS