city and county of honolulu honolulu1 hawaii 17-305, …

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CITY COUNCIL CITY AND COUNTY OF HONOLULU HONOLULU1 HAWAII No. 17-305, CDI, FDI RESOLUTION APPROVING A CONCEPTUAL PLAN FOR AN INTERIM PLANNED DEVELOPMENT-TRANSIT PROJECT FOR THE DEVELOPMENT OF THE HAWAII CITY PLAZA CONDOMINIUM DEVELOPMENT PROJECT. WHEREAS, on July 5, 2016, the Department of Planning and Permitting (DPP) accepted the application (File No. 2016/SDD-40) of Hawaii City Plaza LP (the “Applicant”) for an Interim Planned Development-Transit (“IPD-T”) permit to redevelop approximately 39,520 square feet of land with a mixed use residential and commercial project in the Ala Moana neighborhood on land zoned A-2 Medium-Density Apartment and BMX-3 Community Business Mixed Use Districts, located at 710 and 730 Sheridan Street and 733 Cedar Street, and identified as Tax Map Keys: 2-3-014: 002, 004, and 011, as shown on Exhibits A-i and A-2, B-i through B-2i, C-i, D-i through D-2, E-i through E-4, and F-i through F-4 (the “Project”); and WHEREAS, the Project includes the demolition of single and two-stow warehouse structures; and the development of a 250-foot-high mixed use tower with 164 multi-family dwelling units, roof gardens, community room, ground floor eating and drinking establishments, outdoor dining areas, parking podium, 209 bicycle parking spaces, publicly accessible ground-level improvements, and various right-of-way improvements; and WHEREAS, on September 1,2016, the DPP held a public hearing, which was attended by the Applicant and its representatives, the Applicant’s agent and its representatives, and approximately seven members of the public; testimony was offered by three members of the public at the hearing; and WHEREAS, on October 18, 2016, the DPP, having duly considered all evidence and reports of said public hearing and the review guidelines established in Sections 21- 2.110-2 and 21-9. i 00-5 of the Land Use Ordinance (“LUO”), completed its report and transmitted its findings and recommendation of approval to the Council by Departmental Communication 714 (2016); and WHEREAS, the conceptual plan for the Project is set forth in the exhibits attached hereto as Exhibits B-i through B-2i, C-i, D-i through D-2, E-i through E-4, and F-i through F-4, and is further described in Departmental Communication 714 (2016), all of which are incorporated herein by this reference; and WHEREAS, the City Council, having received the findings and recommendation of the DPP on October 24, 2016, and having duly considered the matter, desires to OCS2O17-i 272/i 2/5/2017 4:36 PM I

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU1 HAWAII No. 17-305, CDI, FDI

RESOLUTION

APPROVING A CONCEPTUAL PLAN FOR AN INTERIM PLANNEDDEVELOPMENT-TRANSIT PROJECT FOR THE DEVELOPMENT OF THE HAWAIICITY PLAZA CONDOMINIUM DEVELOPMENT PROJECT.

WHEREAS, on July 5, 2016, the Department of Planning and Permitting (DPP)accepted the application (File No. 2016/SDD-40) of Hawaii City Plaza LP (the“Applicant”) for an Interim Planned Development-Transit (“IPD-T”) permit to redevelopapproximately 39,520 square feet of land with a mixed use residential and commercialproject in the Ala Moana neighborhood on land zoned A-2 Medium-Density Apartmentand BMX-3 Community Business Mixed Use Districts, located at 710 and 730 SheridanStreet and 733 Cedar Street, and identified as Tax Map Keys: 2-3-014: 002, 004, and011, as shown on Exhibits A-i and A-2, B-i through B-2i, C-i, D-i through D-2, E-ithrough E-4, and F-i through F-4 (the “Project”); and

WHEREAS, the Project includes the demolition of single and two-stowwarehouse structures; and the development of a 250-foot-high mixed use tower with164 multi-family dwelling units, roof gardens, community room, ground floor eating anddrinking establishments, outdoor dining areas, parking podium, 209 bicycle parkingspaces, publicly accessible ground-level improvements, and various right-of-wayimprovements; and

WHEREAS, on September 1,2016, the DPP held a public hearing, which wasattended by the Applicant and its representatives, the Applicant’s agent and itsrepresentatives, and approximately seven members of the public; testimony was offeredby three members of the public at the hearing; and

WHEREAS, on October 18, 2016, the DPP, having duly considered all evidenceand reports of said public hearing and the review guidelines established in Sections 21-2.110-2 and 21-9. i 00-5 of the Land Use Ordinance (“LUO”), completed its report andtransmitted its findings and recommendation of approval to the Council by DepartmentalCommunication 714 (2016); and

WHEREAS, the conceptual plan for the Project is set forth in the exhibitsattached hereto as Exhibits B-i through B-2i, C-i, D-i through D-2, E-i through E-4,and F-i through F-4, and is further described in Departmental Communication 714(2016), all of which are incorporated herein by this reference; and

WHEREAS, the City Council, having received the findings and recommendationof the DPP on October 24, 2016, and having duly considered the matter, desires to

OCS2O17-i 272/i 2/5/2017 4:36 PM I

CITY COUNCILCITYANDCOUNTYOFHONOLULU ,, 4

HONOLULU, HAWAII PlO. I -

RESOLUTION

approve 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:

A. Within 21 days after City Council approval of the conceptual plan for the Project,the Applicant shall submit to the DPP an application for a major special districtpermit, including detailed plans and drawings of the Project.

B. The maximum permitted floor area for the Project is 197,600 square feet (floorarea ratio (“FAR”) of 5.0).

C. The maximum height of the Project is 250 feet.

D. The maximum number of off-street parking spaces for the Project is 351 spaces.The Applicant should consider unbundling parking stalls from the sale of thecondominium units.

E. The Project may encroach into the street centerline height and yard setbacks andexceed the maximum building area as shown on the approved conceptual plansand drawings attached hereto as Exhibits B-i through B-2i, C-I, D-I throughD-2, E-l through E-4, and F-i through F-4.

F. Rooftop structures must conform to Land Use Ordinance (LUO) Section21-4.60(c). The Applicant shall revise the plans to show that all proposed rooftopelements comply with this section.

G. The Applicant shall provide 20 percent of the total residential units in the Project,or 33 dwelling units, whichever is greater, as rental units affordable tohouseholds with incomes not exceeding 80 percent of the area median incomeC’AMI”) for Honolulu. The units shall remain affordable for a minimum of 30years after the date a certificate of occupancy (“CO”) is issued for the Project.The Applicant shall execute an agreement to participate in an affordable housingplan for the affordable rental units that is acceptable to the DPP, and inaccordance with adopted rules.

H. Landscaping is not required in the five-foot front yard on Sheridan Street,provided site landscaping is installed pursuant to an approved landscape plan.

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII No. 17-305, CDI, FDI

RESOLUTION

The Applicant shall provide a safe, well-lit, paved pedestrian, bicyclist, andvehicular pathway along the private driveway.

J. Any dewatering and soil removal and disposal must be conducted in accordancewith the State Department of Health guidelines.

K. Prior to issuance of the CC, the Applicant shall provide safety measures aroundthe building and garage, such as security service and a camera surveillancesystem capable of producing readable images of the vehicle license plates andidentifiable facial images to aid in the investigation of criminal activities that mayoccur on the site. The Applicant shall submit photos of the safety measures tothe DPP Land Use Permit Division (“LUPD”) as proof of installation.

L. Prior to the issuance of any demolition or building permit, an archaeologicalinventory survey must be completed and submitted to the Department of Landand Natural Resources — State Historic Preservation Division (“SHPD”) forreview and approval.

M. In the event that subsurface historic resources, including human skeletalremains, structural remains, cultural deposits, artifacts, sand deposits, or sinkholes are identified during the demolition and/or construction activities, all workmust cease in the immediate vicinity of the find. The Applicant shall protect thefind from additional disturbance and contact the SHPD immediately. Without anylimitation to any other condition found herein, if any burials or archaeological orhistoric sites are discovered during the course of construction of the Project, allconstruction activity in the vicinity of the discovery must stop until the issuance ofan archaeological clearance from the SHPD that mitigation measures have beenimplemented to its satisfaction.

N. The Applicant shall submit the following to the DPP Traffic Review Branch(“TRB”) for its review and approval:

1. Prior to the issuance of any demolition or building permit, a projected timeline on anticipated construction and opening dates of planned buildingsand improvements in the Project to determine when traffic andtransportation documents will need to be prepared and submitted. Thetime line must also identify when the Construction Management Plan(“CMP”) and the Traffic Management Plan (“TMP”), as required below,updates and/or validation to the findings of the initial Traffic ImpactAnalysis Report (“TIAR”), dated February 9, 2016, and off-site roadwaywork will be submitted for review and approval in relatipn to when

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII No. 17-305. CDI. FDI

RESOLUTION

approvals for construction plans, and building and occupancy permits willbe needed,

2. A CMP must be submitted and approved prior to the issuance ofdemolition or building permits for major construction work. The CMP mustidentify the type, frequency and routing of heavy trucks, and constructionrelated vehicles. Every effort must be made to minimize impacts fromthese vehicles and related construction activities on adjacent streets andneighborhoods. The CMP should identify and limit vehicular activityrelated to construction to periods outside of the peak periods of traffic,utilizing alternate routes for heavy trucks, provisions for either on-site oroff-site staging areas for construction-related workers and vehicles to limitthe use of on-street parking around the Project site, and include othermitigation measures related to traffic and potential neighborhood impacts.Preliminary or conceptual traffic control plans must also be included in theCMP. The Applicant shall document the condition of roadways prior to thestart of construction activities and provide remedial measures, asnecessary, such as restriping, road resurfacing and/or reconstruction if thecondition of the roadways deteriorates as a result of the relatedconstruction activities.

3. A TMP and any subsequent updates must be submitted and approvedprior to the issuance of the (temporary) CO. The TMP must include TrafficDemand Management (7DM”) strategies to minimize the amount ofvehicular trips for daily activities by residents and employees. TDMstrategies may include carpooling and ride sharing programs, transit,bicycle and pedestrian incentives, and other similar TDM measures. Apedestrian and bicycle circulation plan must also be included to provideaccessibility and connectivity to and along the surrounding publicsidewalks and at street intersections, taking into account complete streetsinitiatives. A post TMP will be required approximately one year after theissuance of the CO to validate the relative effectiveness of the variousTDM strategies identified in the initial report.

4. A post TIAR will be required approximately one year after the issuance ofthe CO to validate the traffic projections, distribution, and assignmentcontained in the initial TIAR. If additional traffic mitigation measures ormodifications are necessary to support related traffic impacts directlyattributable to this Project, the Applicant will be required to implementthese measures. If the findings of the post TIAR are inconclusive, a

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU1 HAWAII No. 17-305. CDI. FDI

RESOLUTION

follow-up study may be required within one year of the post TIAR, asnecessary.

0. Construction plans for all work within or affecting public streets must besubmitted to the DPP for review and approval. Traffic control plans duringconstruction must also be submitted to the DPP for review and approval, asrequired. The plans must show that:

1. Vehicular access points are constructed as standard City droppeddriveways. Adequate vehicular sight distance must be provided andmaintained at all driveways to pedestrians and other vehicles. Drivewaygrades cannot exceed five percent for a minimum distance of 25 feet fromthe back of the designated pedestrian walkway.

2. The road cross-section along the frontage of the Project on SheridanStreet remains consistent with the rest of the street.

3. Entry gates and ticket dispensers are recessed as far into the driveway asnecessary to avoid any queuing onto public streets.

4. All loading and parking areas are designed so that vehicles enter and exit,front first.

5. Painted bicycle sharrows on Sheridan Street run in both directions fromKing Street to Kapiolani Boulevard.

P. Prior to the issuance of a building permit for the superstructure or building shell,the Applicant shall submit all construction plans and drawings to the DPP’s CivilEngineering and Wastewater Branch for review and approval for compliance withdrainage, grading, and sewer line requirements and recommendations.

Q. Prior to submitting any building permit application, the Applicant shall:

1. Execute an agreement with Bikeshare Hawaii to implement, fund,construct, and maintain an on-site bike share station. The bike sharestation must be located on the publicly-accessible private property portionof the Project site, and must not interfere with pedestrian circulation. TheApplicant shall provide a flat surface in an acceptable location,approximately 550 square feet in size (50 feet by 11 feet), located in anarea that receives at least four hours of sunlight per day (for the bikeshare station photovoltaic panels).

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CITY COUNCILCITY AND COUNTY OF HONOLULU KI

HONOLULU, HAWAII PlO. -

RESOLUTION

2. Submit to the DPP revised plans showing:

a. The new driveway apron on Sheridan Street Closest to RycroftStreet that does not abut the existing catch basin and is relocatedat least two feet away from the basin;

b. Transparent windows along the community room frontage; and

c. Revised podium walls showing architectural features and designsto provide visual relief along the sides of the podium that face therear and side yards and Cedar Street. No continuous blank wallsalong the expanse of Levels I through 5 are allowed.

3. Submit revised landscape plans for review and approval by the DPP’sLand Use Permits Division (“LUPD”) to show new street trees alongSheridan Street that provide shade.

4. Submit a revised parking plan to the DPP’s LUPD for review and approvalthat:

a. Identifies the new off-street parking count;

b. Allows for all vehicles to enter and exit the loading stalls in a front-facing manner; and

c. Shows entry gates and ticket dispensers that are recessed into thedriveway as far as necessary to avoid any queuing onto publicstreets.

5. Submit a bicycle parking plan to the DPP’s LUPD for review and approvalthat:

a. Identifies the new location of the bicycle stalls on the ground leveland Levels 2 through 5, and designates a direct marked walkingroute between the residential elevators and the residential bicycleparking;

b. Identifies the short- and long-term parking spaces, and relocatesshort-term spaces near entrances to the restaurants andcommunity room; and

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII -

RESOLUTION

c. Identifies the new location of a bikeshare station along SheridanStreet that is easily accessible, safe, and does not impedepedestrians.

6. Submit to the DPP Director for review and approval a draft declaration ofrestrictive covenant ensuring the private driveway will be accessible by thepublic 24 hours of the day, 7 days of the week for the life of the structure,and requiring the Applicant to maintain the driveway. Upon approval ofthe draft document, the Applicant shall submit the executed and dulyrecorded restrictive covenant to the DPP’s LUPD.

7. Submit civil drawings to the Honolulu Fire Department (“HFD”) for reviewand approval.

R. The Applicant shall conduct and implement the recommendations of the windstudy, including any updates thereto.

S. The Applicant shall design and submit a wayfinding signage plan to the DPPDirector for review and approval prior to the issuance of a building permit. Uponapproval of the wayfinding signage plan, the Applicant shall install the approvedwayfinding signage prior to the issuance of a CO.

T. The Applicant shall be responsible for coordinating construction of the Projectwith applicable public agencies and complying with all applicable regulations.

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

V. Approval of this Resolution does not constitute compliance with other LUO orgovernmental agencies’ requirements, including but not limited to building permitapproval. They are subject to separate review and approval. The Applicant shallbe responsible for ensuring that the final plans for the Project comply with allapplicable LUO and other governmental provisions and requirements.

W. The Project must receive a building permit for the proposed development withintwo years of the effective date of this Resolution. Failure to obtain adevelopment permit within this period will render null and void this Resolutionand all approvals issued hereunder, provided that this period deadline may beextended as follows:

0CS2017-1272/1 2/5/2017 4:36 PM 7

oUNWo

CITY COUNCILCITYANDCOUNTYOF HONOLULU No. 17-305. CDI. FW

RESOLUTION

1. The Director of the DPP may extend this deadline if the Applicantdemonstrates good cause, but the deadline cannot be extended beyondone year from the initial deadline without the approval of the City Council,which may grant or deny the approval in its complete discretion.

2. If the Applicant requests an extension beyond one year from the initialdeadline and the Director finds that the Applicant has demonstrated goodcause for the extension, the Director shall prepare and submit to theCouncil a report on the proposed extension, which report must include theDirector’s findings and recommendations thereon and a proposedresolution approving the extension. The Council may approve theproposed extension or an extension for a shorter or longer period, or denythe proposed extension, by resolution.

3. If the Council fails to take final action on the proposed extension within thefirst to occur of: (i) 60 days after receipt of the Director’s report; or (U) theApplicant’s then-existing deadline for obtaining a building permit, theextension will be deemed to be denied.

X. The Project must conform to the conceptual plan approved hereby and allconditions established herein. Any changes to the conceptual plan will require anew application and approval by the Council. The Director of Planning andPermitting may approve changes to the Project that do not significantly alter thesize or nature of the Project, if the changes remain in conformance with theconceptual plan and the conditions herein. Any increase in height or density ofthe Project will be considered a significant alteration and a change to theconceptual plan. In addition, any change of the Project developer from HawaiiCity Plaza, LP, to another entity or person prior to the issuance of a CO for theProject will be considered a significant change to the Project, and will require anew application and approval by the Council.

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 relating to density (floor area), height, street centerlineheight setbacks, yard setbacks, building area, and landscaping requirements areconsistent with the objectives of transit-oriented development and the provisionsenumerated in ROH Section 21-9.100-4:

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII

RESOLUTION

No. 17-305, CDI. FDI

C. The requested flexibility with respect to development standards rçlating todensity (floor area), height, street centerline height setbacks, yard setbacks,building area, and landscaping requirements is commensurate with the publicamenities and community benefits proposed; and

D. The public amenities proposed will produce timely, demonstrable benefits to thecommunity, support transit ridership, and implement the vision established inROH Section 21-9.100-4.

BE IT FINALLY RESOLVED that copies of this Resolution be transmitted toKathy K. Sokugawa, Acting Director of the Department of Planning and Permitting,650 South King Street, 7th Floor, Honolulu, Hawaii 96813; Hawaii City Plaza LP,1585 Kapiolani Boulevard, Suite 1215, Honolulu, Hawaii 96814; FSC Architects (to theattention of James G. Freeman), 31 Merchant Street, Suite 208, Honolulu, Hawaii,96813; and Wes Frysztacki, Director of the Department of Transportation Services,650 South King Street, 3ft~ Floor, Honolulu, Hawaii 96813.

DATE OF INTRODUCTION:

INTRODUCED BY:

Ann Kobayashi

October 24, 2017Honolulu, Hawaii Co u nci lmembers

0CS2017-1 272/1 2/5/2017 4:36 PM 9

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CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAIICE RT IF I E

RESOLUTION 17-305, CDI, FDI

Introduced: 10/24/17 By: ANN KOBAYASHI Committee: ZONING AND HOUSING

Title RESOLUTION APPROVING A CONCEPTUAL PLAN FOR AN INTERIM PLANNED DEVELOPMENT-TRANSITPROJECT FOR THE DEVELOPMENT OF THE HAWAII CITY PLAZA CONDOMINIUM DEVELOPMENTPROJECT.

Voting Legend: * = Aye w/Reservations

11/01/17 COUNCIL M-6320 ADDED TO THE AGENDA.

9 AYES: ANDERSON, ELEFANTE, FUKUNAGA, KOBAYASHI, MANAHAN, MARTINIMENOR, OZAWA, PINE.

M-6320 — APPROVED 90-DAY EXTENSION OF TIME.

9 AYES: ANDERSON*, ELEFANTE, FUKUNAGA, KOBAYASHI, MANAHAN8, MARTINIMENOR, OZAWA, PINE.

11/25/17 PUBLISH PUBLIC HEARING NOTICE PUBLISHED IN THE HONOLULU STAR-ADVERTISER.

12/05/17 SPECIAL CR-451 — RESOLUTION REPORTED OUT OF COMMITTEE FOR ADOPTION AS AMENDEDZONING AND IN CDI FORM.HOUSING

12/06/17 COUNCIL RESOLUTION AMENDED TO HAND-CARRIED FD1 (0CS2017-1272/12/5/2017 4:36 PM).

. 9 AYES: ANDERSON, ELEFANTE, FUKUNAGA, KOBAYASHI, MANAHAN, MARTIN,MENOR, OZAWA, PINE.

CR451 AND RESOLUTION 17-3051 CD1, FD1 WERE ADOPTED.

8 AYES: ANDERSON, ELEFANTE, FUKUNAGA, KOBAYASHI, MARTIN, MENOR, OZAWA,PINE.1 NO: MANAHAN.

I hereby certi~’ that the above is a true record of action by the council of the City and Count f Honolulu on this RESOLUTION.

GL~tSHIICI~CL~ RaAIR AND PRESIDING OFFICER