HPHA Administrative Offices Redevelopment HRS Chapter 201H - - PowerPoint PPT Presentation

HPHA Administrative Offices Redevelopment

HRS Chapter 201H Application August 2020

Master Developer: Retirement Housing Foundation (RHF)

• 501(c)(3) corporation based in Long Beach, California
• Mission-driven, affordable housing developer and property

management organization

• Devoted to building and preserving affordable housing for the most

vulnerable members of society

• 197 communities; 2,900 employees; 29 states (including two on O‘ahu),

Washington, D.C., Puerto Rico, and the U.S. Virgin Islands.

• More than 22,500 older adults, low-income families, and persons with

disabilities.

• RHF has sold only 3 properties in its 59-year history

Project Site Information

TMK (1) 1-6-009: 003 (por.)

Location: 1002 North School Street, Kapālama (Lanakila) Project Area:

• Approx. 6-acre portion

Landowner: State of Hawai‘i (HPHA) Existing Uses: Hawai‘i Public Housing Authority (HPHA) administrative offices and maintenance facilities State Land Use District: Urban LUO Zoning District: R-5 Residential* Flood Zone: X (outside the 0.2% annual-chance flood)

*Project Site is sandwiched between two areas zoned A-2 (Apartment) with 150-foot height limits

Location Map

Aerial Photo

Zoning: R-5 Residential

Existing HPHA Campus

• 13-building administrative campus
• Underutilized land; sprawling, inefficient, and outdated facilities
• Built in 1953 (67 years old)
• Within the Primary Urban Center (PUC)
• Convenient public transportation
• Kapālama and Iwilei HART stations less than one mile from site
• Lanakila Multipurpose Senior Center (LMPSC) adjacent to site

Proposed Project

• Replacement administrative office building (30,000-40,000 sf)
• Remaining site area freed for development of urgently needed

new affordable rental housing

• Affordable senior rental apartments (up to 797 units)
• Retail/community uses (up to 10,000 sf)
• Park-like landscaped spaces, gardens, and recreation decks

Landscape Site Plan

8/7/20 Note: Conceptual design only; subject to change

Affordable Rental Housing

• 797 units targeted as long-term affordable rentals, age-

restricted to seniors

• Restricted for those earning between 30% AMI* and

80% AMI**, with an average of no more than 60% AMI

• 3 units reserved for on-site property managers
• No public housing

* AMI = Area Median Income, as determined by the U.S. Department of Housing and Urban Development

(HUD) for the City and County of Honolulu

** 80% AMI is included should HHFDC adopt income averaging.

Phasing

Phase Components Anticipated Groundbreaking 1A 250 units

• Nov. 2021

1B New Office Building

• Nov. 2021

2 250 units; retail

• Nov. 2023

3 300 units; retail/community

• Nov. 2025

Phasing Site Plan

5/14/20 Note: Conceptual design only; subject to change

Community Meetings & Outreach

2016 2017 2020

October 12 January 26, 27, 28, 29, 30, & 31 January 14 (two meetings) November 29 & 30 October 18 & 19 May (virtual “meeting”)

Requested 201H Exemptions

Requested Fees Exemption Purpose and Need for Exemption

• Permit and License Fees (various)

To minimize the cost to construct urgently needed affordable rental housing. Without exemptions, fees and taxes could be cost- prohibitive and the affordable rental housing would not be built.

• Plan Review Fees (various)
• Storm Drain/Storm Water Fees
• Water/Wastewater Charges
• Taxes
• Subdivision Processing Fee
• 1. EXEMPTIONS FROM FEES/TAXES

Requested 201H Exemptions

Land Use Existing Requirement Requested Exemption Purpose and Need for Exemption

• Primary Urban

Center (PUC) Development Plan: Land Use Map Lower-Density Residential Exemption, to allow Medium- and Higher-Density Residential/Mixed Use To maximize the Proposed Project site to provide the optimal amount of urgently needed affordable rental housing.

• Land Use Ordinance

(LUO): Permitted Uses R-5 Residential Request AMX-2 equivalent to allow “Dwellings, multifamily,” “Medical clinics,” “Meeting facilities,” “Accessory use -

• ffice,” “Neighborhood grocery

stores,” “Personal services,” “Public uses and structures” To allow the provision of urgently needed affordable rental housing and supporting community/retail uses.

• 2. LAND USE EXEMPTIONS

Requested 201H Exemptions

LUO Development Standards Requested Exemption Purpose and Need for Exemption

• Maximum Building Area

Exemption to allow for full buildout at 60% of zoning lot To maximize the Proposed Project site to provide the

• ptimal amount of urgently

needed affordable rental housing, while breaking up the vertical mass of the buildings into shorter structures; current office functions need to be consolidated in a compact and efficient footprint.

• Maximum Height

Exemption to allow 153’-170’ for residential buildings; exemption to allow 60’ for new Administrative Office Building

• 3. EXEMPTIONS FROM LUO DEVELOPMENT STANDARDS

Requested 201H Exemptions

LUO Development Standards Requested Exemption Purpose and Need for Exemption

• Yards (Side and Rear)

Exemption to allow a minimum of 10’ side yard for the ewa-side of the proposed Office Building The requested exemptions will allow the efficient use of the property, and in turn allow the maximum developable area for much needed affordable housing.

• Height Setbacks

Request 10:1 sloped setback from 40' above grade, at the yard setback for the residential component of the Proposed Project

• Height Setbacks

Request 5:1 sloped setback above 15' at the required yard setback for the proposed office building

Requested 201H Exemptions

LUO Development Standards Requested Exemption Purpose and Need for Exemption

• Off-Street Loading Space

Request this be a small sized loading space (8.5' x 19' x 10h) Loading requirements for the proposed commercial, community, and office spaces do not warrant large-sized loading spaces

• Off-Street Loading Space

Request this be a small sized loading space (8.5' x 19' x 10h)

• Off-Street Loading Space

Request this be a small sized loading space (8.5' x 19' x 10h)

Requested 201H Exemptions

LUO Development Standards Requested Exemption Purpose and Need for Exemption

• Bicycle Parking

Request 1 short term bike space per 15 residential units (for a total of 54 short-term bike spaces for all 3 phases)

Since age-restricted for seniors, and no family units will be rented, the demand for bicycle parking will be less than a typical apartment.

• Bicycle Parking

Request 1 long term bike space per 8 residential units (for a total of 100 long-term bike spaces for all 3 phases)

• Bicycle Parking

Request 1 short term bike space per 3,000 SF of

• ffice space (for a total of 10 short-term bike

spaces)

The Replacement Office will provide short-term bike parking and is also well- served by TheBus.

Requested 201H Exemptions

LUO Development Standards Requested Exemption Purpose and Need for Exemption

• Signage

Request that this setback distance be reduced to 30' from the property line

Since Proposed Project involves four phases with mixed use, it is highly desirable to be granted an exemption to treat each phase as a separate project, subject to their own sign requirements.

• Signage

Request that this be changed to: “In ADDITION to ground identification or directory signs for each phase, one garden sign be also permitted for each phase.”

• Signage

Request that these standards be applicable to the Phase 1B Office Building, and Commercial and Community Use spaces in the Phase 3 Project.

• Signage

Request this be changed to: “One garden sign in addition to the signs permitted above.”

Mahalo!