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, Kap ā lama (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 Urban District: 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Existing HPHA Campus • 13-building administrative campus • Underutilized land; sprawling, inefficient, and outdated facilities • Built in 1953 (67 years old) • Within the Primary Urban Center (PUC) • Convenient public transportation • Kap ā lama and Iwilei HART stations less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 Note: Conceptual design only; subject to change 8/7/20

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 Anticipated Phase Components Groundbreaking 1A 250 units Nov. 2021 1B New Office Building Nov. 2021 2 250 units; Nov. 2023 retail 3 300 units; Nov. 2025 retail/community

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

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 1. EXEMPTIONS FROM FEES/TAXES Requested Fees Exemption Purpose and Need for Exemption • Permit and License Fees (various) • Plan Review Fees (various) To minimize the cost to construct urgently • Storm Drain/Storm Water Fees needed affordable rental housing. Without exemptions, fees and taxes could be cost- prohibitive and the affordable rental housing • Water/Wastewater Charges would not be built. • Taxes • Subdivision Processing Fee

Requested 201H Exemptions 2. LAND USE EXEMPTIONS Land Use Existing Requested Exemption Purpose and Need Requirement for Exemption • Primary Urban Lower-Density Exemption, to allow Medium- To maximize the Center (PUC) Residential and Higher-Density Proposed Project site to Development Plan: Residential/Mixed Use provide the optimal Land Use Map amount of urgently needed affordable rental housing. • Land Use Ordinance R-5 Residential Request AMX-2 equivalent to To allow the provision of (LUO): Permitted allow “Dwellings, multifamily,” urgently needed Uses “Medical clinics,” “Meeting affordable rental facilities,” “Accessory use - housing and supporting office,” “Neighborhood grocery community/retail uses. stores,” “Personal services,” “Public uses and structures”

Requested 201H Exemptions 3. EXEMPTIONS FROM LUO DEVELOPMENT STANDARDS LUO Development Requested Exemption Purpose and Need for Standards Exemption • Maximum Building Area Exemption to allow for full buildout at To maximize the Proposed 60% of zoning lot Project site to provide the optimal amount of urgently • Maximum Height Exemption to allow 153’-170’ for needed affordable rental residential buildings; exemption to allow housing, while breaking up 60’ for new Administrative Office the vertical mass of the Building buildings into shorter structures; current office functions need to be consolidated in a compact and efficient footprint.

Requested 201H Exemptions LUO Development Requested Exemption Purpose and Need for Standards 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 • Height Setbacks Request 10:1 sloped setback from 40' will allow the efficient use of above grade, at the yard setback for the property, and in turn allow the residential component of the the maximum developable Proposed Project area for much needed affordable housing. • Height Setbacks Request 5:1 sloped setback above 15' at the required yard setback for the proposed office building

Requested 201H Exemptions LUO Development Requested Exemption Purpose and Need for Standards Exemption • Off-Street Loading Space Request this be a small sized loading space (8.5' x 19' x 10h) Loading requirements for the • Off-Street Loading Space Request this be a small sized loading proposed commercial, space (8.5' x 19' x 10h) 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)

Requested 201H Exemptions LUO Development Requested Exemption Purpose and Need for Standards Exemption Request 1 short term bike space per 15 • Bicycle Parking residential units (for a total of 54 short-term bike Since age-restricted for spaces for all 3 phases) seniors, and no family units will be rented, the demand for Request 1 long term bike space per 8 residential • Bicycle Parking bicycle parking will be less units (for a total of 100 long-term bike spaces for than a typical apartment. all 3 phases) Request 1 short term bike space per 3,000 SF of The Replacement Office will • Bicycle Parking office space (for a total of 10 short-term bike provide short-term bike spaces) parking and is also well- served by TheBus.

Requested 201H Exemptions LUO Development Requested Exemption Purpose and Need for Standards Exemption Request that this setback distance be reduced to 30' • Signage from the property line Since Proposed Project Request that this be changed to: “In ADDITION to • Signage ground identification or directory signs for each involves four phases with phase, one garden sign be also permitted for each mixed use, it is highly phase.” desirable to be granted an exemption to treat each Request that these standards be applicable to the • Signage phase as a separate project, Phase 1B Office Building, and Commercial and Community Use spaces in the Phase 3 Project. subject to their own sign requirements. Request this be changed to: “One garden sign in • Signage addition to the signs permitted above.”

Mahalo!