Submitted by Keith Kurahashi of RM. Towill Corporation

Submitted by Keith Kurahashi of RM. Towill Corporation relating to Resolution 19-224 at the 10/24/19 Committee on Zoning,Planning and Housing meeting

DESIGN PARTNERSINCORPORATED 7/26/2019 1

KEEAUMOKU DEVELOPMENTPUBLIC HEARING PACKAGE 0712612019

REVISED 1012212019ALA MOANAIKAKAAKO NEIGHBORHOOD BOARD PRESENTATION

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MISC. COM. 674

DESIGN PARTNERSINCORPORATED

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ALAMOANA-KAKKAKO NEIGHBORHOOD BOARD NO. 11RESOLUTION REGARDING KEEAUMOKU

MIXED-USE RESIDENTIAL TOWERS DEVELOPMENT

WHEREAS the Ala Moana-Kaka’ako Neighborhood Board No. 11 (“the Board”) passed aresolution at its November 28, 2018 regular meeting to indicate community concernsregarding increased height limits and densities in the area generally between Rycroft,Sheridan, King, and Ahana Streets; and

WHEREAS the Board had requested further studies and public input regarding trafficimpacts and circulation and that such details were not included in the permit application;and

The applicant ‘c original Traffic Impact Report (TIR,) was dated October 2018. The current TIRwas updated in July of this year.

The TIR was modified to recognize the elimination ofporte cocheres on Liona Street and RycroftStreet and moving the drop—off/pick up activities into the ground floor parking area, eliminatingsome of the queueing that might have occurred on Liona and Rycroft Streets. The TIAR alsoeliminated a recommendation to remove parking on Keeaumoku Street.


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The following are the recommendations of the TIR:

“Based on the analysis of the traffic data, the following are the recommendations of this studyto be incorporated in the project design.

1. Maintain sufficient sight distance for motorists to safely enter and exit the projectdriveway. In particular, ensure that the proposed speed ramp at the new driveway offRycrofi Street has sufficient sight distance to vehicles traveling along the adjacentroadway and vehicles accessing the at-grade parking area.

2. Provide adequate on-site loading and off-loading service areas and prohibit off-siteloading operations.

3. Provide adequate tum-around area for service, delivery, and refuse collection vehiclesto maneuver on the project site to avoid vehicle-reversing maneuvers onto publicroadways.

DESIGN PARTNERSIN (09 P0 RATED

4. Provide sufficient turning radii at all project driveways to avoid or minimize vehicleencroachments to oncoming traffic lanes.

5. If access at the entrance to the parking garage is controlled, provide sufficient storage forentering vehicles at the parking area access controls (Le., automatic gate, etc.) to ensure that queuesdo not extend onto the adjacentpublic roadways.

6. Restrict on street parking along Kecaumoku Street fronting the project site to facilitate themovement ofnorthbound through traffic along that roadway.

7. Restrict on-streetparking along Rycroft Street along the projectfrontage to accommodate theproposedproject driveways and ensure adequate sight distancefor entering and exiting vehicles.

8. Maintain the existing on-street parking restriction along Liona Street along the projectfrontage to accommodate the proposed project driveways and ensure adequate sight distance for

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entering and exiting vehicles.


CONDITIONS 9-13, RELATED TO THE PORTE COCHERES ONLIONA STREETAND RYCROFTSTREET WERE ELIMINATED.

14. ProvU/c pedestrian connections between the project site and the adjacent public roadways inlocations that facilitate pedestrian movement to the existing pedestrian facilities and minimizeunprotected inidblock crossings.

15. Maintain the existing pedestrian facilities fronting the project site along Keeaumoicu Street, LionaStreet, and Rycrofi Street Consider requiring pedestrian queuing areas to enhance the pedestrianenvironment. Pedestrian facilities should he niade accessible in conformance wit!; tile Americans withDisabilities Act (ADA).

16. Provide improved bicycle facilities within the project boundaries including designated and securedon-site bicycle parking to encourage the convenient use of alternate modes of travel. Connectionsto/from the bicycle parking areas within the project site should be designed to ensure convenient andsafe pedestrian and bicyclist access. Coordinate with the (liv and County of Honolulu with theplanning an implementation of the propose bicycle facilities on Keeaurnoku Street fronting the projectsite.

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DESIGN PARTNERS IJtprii 2018INCORPOR ATED

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17. Coordinate with Bikeshare Hawaii or other similar entities regarding whetherit is the feasibility frasible-4o-implemenl of implementing bike share docking stationsin the project vicinity

1 7a. Designate areas on the project site to accommodate uber/lyft pickups and drop-offs that do not impede internal traffic circulation or motorists on the publicroadways.

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traffic circulation,

18. Prepare

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Management Plan (TMPJ) for the development whichparking, loading, and traffic demand management

strategies.

DESIGN PARTNERSINCORPORATED A

“JYith the implementation of the aforementioned reconnnendations, traffic operationswit/i the proposed Keeaumoku Street development are expected to remain similar towithout project conditions. Although traffic operations with the proposed KeeauniokuStreet development are expected to remain similar to without project conditions, theproposed project is located in a well-developed commercial area with an existing highvolume of pedestrian and vehicular traffic. In addition, several new mixed-usedevelopments are also planned in the vicinity of the proposed project. With thecompletion of these projects and the inclusion of residential uses in the vicinity,increased interaction between adjacent uses is anticipated that could significantlychange the inulti modal characteristics of the neighborhood. As such, the preparationof a Traffic Management Plan (TMP, is recommended to further minimize the impactof the proposed project on the surrounding roadway network.”

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WHEREAS, the developer of the proposed Keeaumoku Mixed-Use Residential TowersDevelopment presented two different alternative building configurations at the Board’sOctober 23, 2018 regular meeting, without specifying which proposal would be carriedforward; and

At the October 23, 2018, we presented two schemes and noted our preference forScheme 2 which provided a low rise commercial development rather than a inidrisecommercial/multi-family development and a larger park/open space at the corner ofKeeaumoku and Rj’croft Streets.

We cliii move forward with Scheme 2 u’itlz slight modjfications. We will describe thecurrent development proposal, recommendedfor approval by the Department of

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Planning and Permitting.

WHEREAS, the Board has questions about the differences between the presentationmade in October and the current proposal, as well as the extent of community benefitsassociated with increased floor area ratios (7.0) and building height limits (400-feet); and

COMMUNITY BENEFITS BONUS

PUBLICL YACCESSIBLE PLAZAS


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A comm unity benefits bonus leverages development potential to incentivize transit—oriented development,meet coinmu unity goals and objectives, (111(1 mitigate development impacts.

Applicant is proposing a total of37,180 squarefeet ofopen space which includes about 0.85—acre ofcontinuous open space in a park/plaza that will he open to the public.The mnajonty oft/its public open space will count as a conimunliv benefit, however, aportion may beneededfor park dedication requirements and will not count (is a community benefit. This park/plaza willprovide an opportunity/in’ a recreation area for the residents and the general public, as well as ci restarea for pedestrians amid ci gathering place for cultural events throughout the year In DPPsrecommendation, a minimum 26,000 squarefootpark must be provided and will not count towardparkdedication.


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1. AFFORDABLE HOUSING

Based on the affordable housing requirements under Ordinance No. 18-10, theapplicantplans to provide a total of 97 units (10%) of the total multi-family dwellingunits in the Projectfor sale at affordable rates (50% at 120% and below ofAMI and50% at 100% and below ofAMI),for a term of30 years.

In addition, as part of a community benefitpackage, the applicant willprovide an

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additional 31 affordable housing units at 120% and below ofAMifor 10 years.

3. OUTDOOR DINING

4. BIKE SHARE - BIKE RACKS

DESIGN PARTNERSINCORPOR AT ED

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The Project plans to offer outdoor dining in a 5,000-square foot arcade area. DPP intheir approval recommendation is requiring that the outdoor dining must beavailable to the public. The applicant proposes to provide approximately 3,000square feet of public outdoor dining areas.

The Project plans to provide a bike station for a bike sharing program for 20 bikesthat requires a 40 foot by 6 foot footprint.

The Project’s bicycle parking and storage facilities will be an integral aspect tosupporting the City’s expanded bicycle network and compliment the nearby railstation. The bicycle parking facilities will also be a great feature to compliment theProject’s public park/plaza and commercial activities.

DESIGN PARTNERSI NCORPOP ArE D

5. ELECTRIC VEHICLE CHARGING STATIONS

The Project plans to provide a number of electric vehicle charging stations.

6. CAR SHARING PROGRAM

Project proposes to work with a car share provider and provide a number of stalls (atleast 3) for this use within the parking structure. DPP in their approval recommendationis requiring that the applicant provide 10 car-share spaces and vehicles.

7. RIGHT-OF-WAY IMPROVEMENTS ALONG RYCROFT STREET,KEEAUMOKU STREET AND LIONA STREET TO ENHANCE SIDEWALKS ANDLANDSCAPING

Applicant plans right-of-way streetscape improvements to enhance the sidewalks andlandscaping along Rycroft Street, Keeaumoku Street and Liona Street.

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DESIGN PARTNERSI NCORPOR ATED

8. COMMUNITY FACILITIES:

Community Center/Community Space. Applicant proposes to dedicate a meetingroom facility open to the public within the Project for Community Use for holdingmeetings and events for community groups and organizations. (approx.1,500 sq.ft.) This community space directly reflects the specific needs of the immediate areafor a public gathering space to accommodate various organizations in thecommunity. This Community facility will be made available to the public, and notjust residents of the Project.

9. ECONOMIC AND FISCAL BENEFITS

Among the primary forecasts and conclusions for the economic impacts of the

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development of Keeaumoku Development Project are as follows:

DESIGN PARTNERSIN COR P0 RAtED

The development of the Keeaumoku Development Project will bring in anestimated $714.6 million of new, direct capital investmcnt (along with significantunquantified indirect expenditures) into the central Honolulu economy and realestate market. This will generate some $918.6 million in total new economicactivity island-wide during its construction and absorption period (from circa 2021to 2024), and it will contribute some $203.9 million in annual economic activity ona stabilized basis thereafter.

The construction of the Keeaumoku Development Project infrastructure,residential, commercial and central system components will directly create anestimated 2,400 “worker-years” of employment (the equivalent of 52 work weeks at40 hours per week) in the trades and supply businesses during build-out, averagingabout 600 worker years annually, with an estimated $183.1 million in wages(averaging about $45.8 million per year).

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with cumulative annual wages totaling $12.7 million.

employment with associated wages of $2.8 million per year.


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• The operating businesses in the commercial components will create some 259-new worker-years of Full-Time Equivalent (FTE) employment on a stabilized basis

• The condominium common elements managers, and the upkeep, maintenance,and renovations of the 964 housing units will create 62 combined worker-years of

• The total State economic impact from construction of the project would reach$1.4 billion, there would be 7,789 total worker-years of jobs created, and the totalincrease in earnings statewide would be $428.8 million.

• The State model also estimates the total annual economic output from on-goingbusiness activity within Keeaumoku Development Project would be at $390.8 million

attributable to the subject dollars flowing through the economy would be 3,494

annually on a stabilized basis. The total number of worker-years island-wide

positions upon stabilization.

DESIGN PARTNERSI NCORPOHATED

Public Fiscal Benefits

The City & County of Honolulu will realize Real Property Taxes and othersecondary receipts and development fees totaling $37.4 million during the 6-yearbuilding and absorption projection period (2018-2024), and $11.1 million annuallyon a stabilized basis thereafter.

• The State of Hawaii will receive Gross Excise and Income taxes, secondaryrevenues, and school impact fees of $61.9 million during the 2018-2024 modelingperiod, and $6.4 million per year thereafter.

• After accounting for the per capita costs of servicing the new nonresident/second home owner population of the project, the County will gain a netbenefit (“profit”) of $37 million during the development period and $10 millionannually on a stabilized basis. The State will have net benefits of $60.5 million to

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2060 and $5.1 million stabilized per year.

DESIGN PARTNERSINCORPORD

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COST OF COMMUNITY BENEFITS VS BENEFIT OF DENSITY AND HEIGHTBONUSES AND ENCROACHMENT INTO HEIGHT SETBACK

1. Community Benefits are Valued as Follows:

a. 31 On-site Affordable For Sale Units with a 5-year termb. Open Space, Open to the Public (26,000 square feet)c. Outdoor dining in arcade aread. Bikeshare Statione. Electrical Vehicle Charging Stationsf. Car Sharing Program

g. Streetscape Improvementsh. Community Center

$2,400,000

$8,450,000$1,000,000

$50,000$72,000$90,000

$1,250,000$1,500,000

Total $14,812,000

DESIGN PARTNERSNCORPOR ATE U

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DPP in their approval recommendation is requiring in addition to the communitybenefits listed above:

A $168,000 contribution to the City and County of Honolulu to facilitatecoordinated Complete Street improvements in the Ala Moana TOD area, such as abicycle lane on Keeaumoku Street or other improvements.

The applicant shall coordinate with the Department of Transportation Services(13Th) to adopt, design, and build, if deemed necessary a bus stop and shelter on-site.

WHEREAS, community members have already expressed concerns regarding trafficimpacts and circulation from increased density, building heights, and development, especiallyaround Liona and Ahana Streets; and


WHEREAS, the traffic impacts analysis report included in the Interim Planned DevelopmentTransit application discusses mitigation efforts which:

• Restricts on-street parking along Keeaumoku and Rycroft Street while preserving some onstreet parking along Liona Street• Only allows right turn-in and right-turn movements off of Liona Street• Preparation of a Traffic Management Plan; and

On street parking is only restricted on Rycroft Street under the new proposal andonly four on street parking spaces are lost. The right turn only movements off ofLiona Street will minimize congestion and delays at the Liona Street driveway.

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WHEREAS, further community input should be sought on these traffic mitigation impacts;and now therefore

BE IT RESOLVED that the Board recommends that the Department of Planning andPermitting defer approval of the Keeaumoku Mixed-Use Residential Towers Development untilcommunity concerns regarding traffic circulation, density, and height issues have beensufficiently addressed; and

BE IT RESOLVED that the Board requests that the developer of the Keeaumoku Mixed-UseResidential Towers project return to the Neighborhood Board andlor the community with apresentation and forum to address such concerns; and

DESIGN PARTNERSINCORPOP ArED

A public hearing was advertised in the Honolulu Star Advertiser and held on June25, 2019 and a continuation of public hearing was advertised and held on July 26,2019. In addition, the applicant is appearing at this neighborhood board meeting topresent the current proposal, which is similar to Scheme 2 which was presented asthe preferred alternative to the Board on November 28, 2018.

BE IT RESOLVED that copies of this resolution are transmitted to the appropriate City andState agencies and elected officials.

ADOPTED by the Ala Moana-Kakaako Neighborhood Board No. 11 at its regular meeting onTuesday, July 23, 2019, by a vote of 7-0-1.

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KEEAUMOKU DEVELOPMENT

LOCATION MAPDESIGN PARTNERSINCORPORATED 7/26/2019 22

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PROPERTY INFORMATION

Address: 825 Keeaumoku St.Honolulu, HI

TMK: 12 Individual Parcels2-3-018:052-055, 057-060,074, 075 &077

Lot Area: 153,884 SF3.53 acres

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Street Front/Side: 5’-O”Setback: Rear: 10’-O”

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII No. -

RESOLUTION

APPROVING A CONCEPTUAL PLAN FOR AN INTERIM PLANNEDDEVELOPMENT-TRANSIT PROJECT FOR THE KEEAUMOKU DEVELOPMENTCONDOMINIUM AND COMMERCIAL PROJECT.

WHEREAS, on May 16, 2019, the Department of Planning and Permitting(“DPP”) accepted the application (DPP Reference Number 2019/SDD-27) ofKeeaumoku Development, LLC (herein referred to as the “Applicant’) for an InterimPlanned Development-Transit (IPD-T) Permit to redevelop 153,884 square feet of landwith a mixed-use residential and commercial project in the Ala Moana neighborhood onland zoned BMX-3 Community Business Mixed-Use District, located at 805, 815, 819,835, 903, 915, and 919 Keeaumoku Street, and 1519 Liona Street, and identified asTax Map Key(s) 2-3-018: 052 through 060, 074, 075, and 077 (herein referred to as the“Project”); and

WHEREAS, the Project will include the demolition of the existing commercialstructures and the development of a new two-tower mixed-use development, with amaximum height of 400 feet, which includes a 836 market rate residential units, and 128affordable housing units, ground floor commercial spaces, a publicly accessible park,and other ground floor pedestrian and right-of-way improvements; and

WHEREAS, on June 25, 2019, the DPP held a Public Hearing which wasattended by the Agent, Applicant and its representative, and approximately 10 membersof the public; testimony was offered by one member of the public representing the AlaMoana/Kakaako Neighborhood Board at the hearing; and

WHEREAS, on July 26, 2019, the DPP held a continuation of the June 25, 2019Public Hearing which was attended by the Agent, Applicant and its representative, andapproximately eight members of the public; testimony was offered by one member ofthe public at the continued hearing; and

WHEREAS, on

_____________,

the DPP, having duly considered all evidenceand reports of said public hearing and the review guidelines established inSection 21-2.110-2 and 21-9.100-5 of the Land Use Ordinance (LUO), completed itsreport and transmitted its findings and recommendation of approval to the Council byDepartmental Communication

_____

(2019); and

WHEREAS, the conceptual plan for the Project is set forth in the exhibitsattached hereto as Exhibits A through X, and is further described in DepartmentalCommunication

_____

(2019), all of which are incorporated herein by this reference;and


HONOLULU, HAWAII INC. -

RESOLUTION

WHEREAS, the City Council, having received the findings and recommendationof the DPP on

____________,

and having duly considered the matter, desires toapprove the conceptual plan for the Project, subject to the conditions enumeratedbelow; now, therefore,

BE IT RESOLVED by the Council of the City and County of Honolulu that theconceptual plan for the IPD-T Project is approved under the following conditions,subject to the following conditions:

A. The maximum floor area ratio (FAR) for the Project is 7.0 (1,077,188 squarefeet).

B. The maximum height of the Project is 400 feet. Rooftop structures must conformto Land Use Ordinance (LUO) Section 21-4.60(c).

C. Encroachments into the Keeaumoku Street height setback are permitted asshown in the plans, up to a maximum of 15 feet. The parking structure must notencroach into any setback, height setback, or transitional height setback.

D. The minimum number of vehicle parking spaces for the Project is 842 spaces.The maximum number of vehicle parking spaces for the Project is 1,571 952spaces.

E. All Approximately 190 vehicle parking spaces must be unbundled; no parkingspaces can be sold or leased for periods exceeding 10 years, except to a singleprivato managomont company, Association of Apadmont Owners, or similarorganization.

F. The Project must comply with the AH Requirement (AHR) and AH Rules. All AHUnits, including AHR Units and Bonus Units, must be evenly distributedthroughout the Project. The AH Units must not be concentrated and locatedsolely on the lowest floors.

G. The following community benefits must be provided:

1. In addition to complying with the AHR, the Applicant must provide at least31 49 Bonus Units (or five three percent of all units) for families earning nomore than 120 percent of the area median income (AMI) for Honolulu, fora period of no less than ao 10 years. If the number of residential units

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changes from 964, five three percent of all units are required as BonusUnits. Application of the AH Rules, including the room factor, is required.If, after the end of the first 45-day marketing period, any affordable BonusUnits remain unsold, the period of affordability for those units may bereduced to 5 years. The first 45-day marketing period commences whenthe Applicant offers the affordable Bonus Units for sale to the public afterthe Applicant’s public report is issued by the State of Hawaii Real EstateCommission pursuant to Chapter 514B of the Hawaii Revised Statutes.Compliance with this condition will be confirmed prior to the issuance ofany CO with the approval of an AH Agreement.

2. The 26,000-square-foot publicly accessible Park. The Park will not counttowards Park dedication, and at a minimum must be publically accessibleduring extended business similar hours maintained by the City & Countyof Honolulu, Department of Parks and Recreation (i.e., opon during theperiod when nearby businescoc are open). Revised Park plans must besubmitted for review, and the design of the open space will be analyzedfor approval during the Special District Permit-Major (SDP). Aprogramming plan must also be submitted showing a minimum of sixprogrammed public events annually.

3. A-pPublic outdoor dining areas containing at least 5,000 3,000 squarefeet of area. Tables and Siting walls or benches or chairs in the outdoordining areas must be available to the public, and not reserved tocustomers of nearby establishments.

4. A minimum of 10 car-share spaces and vehicles. The car-share spacesmust be publicly accessible and not limited to use by residents of theProject. Wayfinding signage must be provided to direct the public to thecar-share spaces. Car-share spaces are not parking spaces.

5. Bike share stations. The bike share stations must be conveniently locatedand publicly accessible. Compliance will be confirmed upon completion ofan agreement with Bikeshare Hawah, or a current City bicycle sharingpartner, to fund, construct7 and provide space, and maintain for on-sitebike share stations with a minimum of 20 total spaces, or as deemedappropriate by Bikeshare Hawaii or a current City bicycle sharing partner.

6. Right-of-way (ROW) improvements and maintenance. The Applicant shallconstruct and maintain planter boxes with landscape materials, ROW


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improvements, rock walls, sit walls, and benches or chairs in addition toordinary ROW improvement requirements. The placement and designs ofthese improvements will be reviewed with the SDP.

7. A $168,000 contribution to the City and County of Honolulu to facilitatecoordinated Complete Streets improvements in the Ala Moana TransitOriented Development (TOD) Plan Area, such as a bicycle lane onKeeaumoku Street, or other improvements intended to improve theComplete Streets network.

8. A bus stop. The Applicant shall coordinate with the City Department ofTransportation Services (DTS) to adopt, design, and build, if deemednecessary by the DTS, a bus stop and shelter on-site.

9. Traffic Demand Management (TDM) measures to encourage use ofalternate transportation modes. The Applicant shall provide a 5%reimbursement upon proof of purchase of a bus pass, one (1) perresidential unit and one (1) per commercial unit, for up to one year free orreduced fare trancit paccec for all employeec and rccidcntc, andencourage incentives for bicycling or walking to minimize the number ofvehicular trips for daily activities of residents and employees.

10. A 1,500-square4oot Community Center. The Community Center must beavailable for public use.

H. The application for the SD Permit must include updated plans showing thefollowing:

1. Transparent building facades or pedestrian oriented improvements(benches, sifting walls, outdoor dining areas, shade trees) up to the build-to lines for 70 percent of the frontage along Keeaumoku Street, and 50percent of the frontages along Liona and Rycroft Streets. This must befurther supported by activating the Park and Keeaumoku Street byproviding pedestrian entrances for residents of both towers along theKeeaumoku Street facades, and a pedestrian entrance for residents to thePark area.

2. Parking structure design and layout that complies with the parkingmaximum established for this Project and Land Use Ordinance (LUO)transitional height setback.

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3. Landscaping and screening per LUC Section 21-4.70(c). To screen theparking structure from the existing dwellings north and east of the Project,vertical-form trees must be installed within the side yard. The minimumspacing must be 10 feet on center.

4. Bike parking and bike share station details. Bike parking details mayinclude more efficient, high-density bike parking design dimensions andoptions such as parking dimensions of 16” by 40” with 3’ aisles or otherefficient designs or systems and an ability to provide the bike parkingstalls required based upon demand.

5. Updated floor plans with preliminary AHR Unit and Bonus Unit calculationsshowing compliance with the above conditions related to AH.

6. Details of ROW and Park improvements, including details of the materials,finish, and color of the sidewalk areas.

Prior to applying for a grading permit, the Applicant shall submit anArchaeological Inventory Survey report that has been approved by the StateHistoric Preservation Division, and commit to the approved mitigation andprotocols of all cultural resources, including iwi, identified on site.

J. Prior to applying for a foundation permit, the Applicant shall submit an updatedwind study wind tunnel test to quantify the wind conditions and evaluate theeffectiveness of any wind mitigation strategies for public areas or areasdesignated for the Park area. The updated wind study shall also determine theimpact of the parking structure on nearby apartment buildings, which mayexperience a tunnel downwash effect. The Applicant shall implement therecommendations of the wind study.

K. Prior to approval of a building permits, the Applicant shall submit for approval:

1. A timeline with anticipated dates for obtaining major building permits fordemolition and construction work, including the date of occupancy. Thiswill also identify when a Construction Management Plan (CMP), TrafficManagement Plan (TMP), and updates to or validation of the findings ofthe Traffic Impact Report (TIR) should be submitted for review andapproval.


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2. The CMP should:

a. Identify the type, frequency, and routing of heavy trucks andconstruction related vehicles, and provide remedial measures, asnecessary;

b. Identify and limit vehicular activity related to construction outsidethe peak periods of traffic, utilizing alternate routes for heavytrucks, provisions for on-site or off-site staging areas forconstruction workers and vehicles;

c. Include preliminary or conceptual traffic control plans; andd. Include the condition of roadways prior to the start of construction

activities so that the existing roadway can be restored to theiroriginal or improved condition upon completion.

3. The TMP should include TDM strategies to limit vehicular trips for dailyactivities and large events. Moacuroc should include a substantialreduction in the availability of parking spacos, TDM strategies may includecarpooling and rideshare programs; incentives for transit, bicycle, andwalking to minimize the amount of vehicular trips for daily activities byresidents and employees, and a Bicycle and Pedestrian Circulation Plan(PCP). Specifically, froo or reduced fair transit passes should be offeredto employees and residents. The PCP should determine the necessarysidewalk widths and curb, furniture, and pedestrian areas pursuant to theComplete Streets Manual. A post TMP will be required approximately oneyear after the issuance of the CO to validate the relative effectiveness ofthe various TDM strategies identified in the initial report.

4. The TIR should be updated, or a separate analysis done, to evaluate theimpact of the Project. The updated study should be coordinated with theDTS and DPP to provide a pedestrian and multi-modal analysis, discusscompliance with “Complete Streets” design concepts, and be expanded toinclude the intersections of Kaheka/Liona Streets’ and Kaheka/KingStreets’ intersections. A post TIR will be required approximately one yearafter the issuance of the CO to validate the traffic projections, distribution,and assignment contained in the initial TIR. The recommendations of thereport should be implemented, in coordination with the DPP. Cornerrounding may be required at the intersections of Rycroft and Liona Streetswith Keeaumoku Street to accommodate a standard 284oot curb radius atthese intersections. The Applicant should coordinate with the DPP and



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DTS to ensure that the design of these intersections meets CompleteStreets standards and serves all users.

5. A Draft AH Agreement that will be approved by the OPP and recorded withBureau of Conveyances.

6. Street Tree Plan approved by the Department of Parks and Recreationand the DPP.

L. The Applicant shall be responsible for the coordination with applicable publicagencies and compliance with applicable regulations for the construction of theproposed Project.

M. The Applicant shall be responsible for the maintenance of all constructedimprovements not otherwise accepted by the City/State for maintenance.

N. Approval of this IPD-T Permit does not constitute compliance with other LUD orgovernmental agencies’ requirements, including building permit approval. Theyare subject to separate review and approval. The Applicant should beresponsible for ensuring that the final plans for the Project approved under thispermit comply with all applicable LUO and other governmental provisions andrequirements.

0. The Applicant must obtain a Building Permit for the Project should within two fiveyears of the date of the SDP. Failure to obtain a Building Permit within thisperiod should render this approval null and void, provided that this period may beextended as follows:

1. The Director of the DPP may extend this period if the Applicantdemonstrates good cause (such as changed economic conditions, strikesor other unforeseen circumstances), but the period should not be extendedbeyond one year from the initial deadline without the approval of the CityCouncil, which may grant or deny the approval in its complete discretion.

2. If the Applicant has demonstrated good cause for the extension, theDirector shall prepare and submit to the Council a report on the proposedextension, which should include the Director’s findings andrecommendations thereon. The Council may approve the proposedextension or an extension for a shorter or longer period, or deny theproposed extension, by adoption of a committee report or resolution.


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3. If the Council fails to take final action on the proposed extension withinthe first to occur of: (1) Sixty days after receipt of the Director’s report, or(2) The Applicant’s then-existing deadline for obtaining a building permit;the extension should be deemed denied.

P. Construction should be in general conformity with the approved plans on file withthe DPP. Any change in the size or nature of the Project which significantlyalters the proposed development should require a new application. Any changewhich does not significantly alter the proposed Project should be considered aminor modification and, therefore, permitted under this resolution, upon reviewand approval of the Director of the Department of Planning and Permitting.

BE IT FURTHER RESOLVED that the Council finds as follows with respect to theconceptual plan for the Project, as conditioned herein:

A. The Project concept, as a unified plan, is in the general interest of the public;

B. The requested Project boundaries and requested flexibility with respect todevelopment standards are generally consistent with the objectives of thetransit-oriented development and the provisions enumerated in ROH Section21-9.1 00-4;

C. The requested flexibility with respect to the development standards iscommensurate with the community benefits; and

D. The Project will produce timely, demonstrable benefits to the community, supporttransit ridership, and implement the vision established in ROHSection 21-9.100-4; and



RESOLUTION

BE IT FINALLY RESOLVED that copies of this resolution be transmitted toKathy K. Sokugawa, Acting Director of the Department of Planning and Permitting, 650South King Street, 7th Floor, Honolulu, Hawaii 96813; Keeaumoku Development, LLC,835 Keeaumoku Street, Suite 203, Honolulu, Hawaii, 96819; and R. M. TowillCorporation, Attention: Keith Kurahashi, 2024 North King Street, Suite 200, Honolulu,Hawaii, 98619-3494.

INTRODUCED BY:

DATE OF INTRODUCTION:

_____________________

Honolulu, Hawaii Councilmembers

Documents

Submitted by Keith Kurahashi of RM. Towill Corporation