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Image: courtesy hcda

Kakaako: Core Density

The historic waterfront quarter faces piecemeal development if an underfunded agency can’t implement its master plan.

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Cover image for Feb 13, 2013

As the Honolulu real estate market begins to thaw after its half-decade chill, Kakaako is emerging as the hot new cool spot, abuzz with projects and visions that promise to dramatically transform the somewhat scruffy, but beloved, district into Gov. Neil Abercrombie’s envisioned “Third City.”


Bounded by Piikoi, Punchbowl and King streets and the waterfront from Kewalo Basin to Pier 1, Kakaako is slated for at least 30 new residential highrises. Over the next 15 to 20 years, the district’s population is expected to triple to about 30,000, and numerous new shops, restaurants, offices and possibly even an amusement park are planned.

“It’s the last place in urban Honolulu. Everyplace else is built out,” says Ron Iwami, president of Friends of Kewalos, a grassroots group. “That’s why the developers want it.”

Lifelong residents of a growing city want it, too.

“This is where the local people have migrated to because they don’t feel welcome in Waikiki or Downtown,” Iwami says, noting that the Kakaako shoreline has become a popular recreation area for folks who live in town. “If it’s all developed, where will we go? We have no place else to go. This is like a little piece of country in town. That’s why it’s so precious.”

The 670-acre district is also precious to government officials seeking more construction jobs, housing and tax revenues. It’s a multibillion-dollar prospect for developers, at least one of whom wants to implement a vision that’s “more about community, more about people, not built structures,” says Christian O’Connor, senior asset manager for Kamehameha Schools (KS), one of the district’s largest landowners.

“I’m really excited about all that’s happening down there,” O’Connor says. “It’s great for small businesses and concentrates dwellers where they should be, which is the urban core where sustainable living is possible.”

Mauka vs. makai

In earlier times, the area was extensively cultivated with taro, and alii built residences there. It later became the hub of a growing city, with foreign ships docking at the harbor. Now it’s a rough-and-tumble mix of light industrial, residential and commercial uses, divided by Ala Moana Boulevard into two distinct areas: Kakaako mauka and makai.

Most of the new development will happen on the mauka side. Two high-speed rail stations are planned on Halekauwila Street and Ward Avenue, though the exact rail route is unclear, given the presence of extensive ancient burials in the district.

“It’s our desire to build community in place, not just build buildings,” says Anthony Ching, executive director of the Hawaii Community Development Authority (HCDA), a state agency guiding the redevelopment of Kakaako. “We actually want to make the place not so car-centric”–a goal driven by the concept of transit-oriented development, be it bus or rail.

That means supporting “the big arts and culture renaissance that’s happening there” with “active streetscapes” that entice people to get out of their cars and meander along shaded streets lined with sidewalk cafes and stores, Ching explains. The idea, he says, is to have people sleep in their units, but use the parks and other public areas as their front yards.

The makai lands are similarly envisioned as “a people gathering place,” with parks, a coastal promenade and community gardens, Iwami says. But since they depend on funding from either the state Legislature or the HCDA, these aren’t moving forward as quickly as the private projects ramping up mauka.

KS: “The Three C’s”

In the next five to seven years, KS plans to put up to 1,400 units of housing on the market, O’ Connor says. It already has approvals for up to 2,750 units and zoning entitlements for seven towers, though a mix of high- and low-rise is planned “so you get that varying of heights [and] it’s not like this huge canyon. It’s very human. In our Kakaako, it’s all about the three C’s: community and culture that then produces commerce.” Ultimately, he adds, KS’s goal is to redevelop or build new on 4.4 to 4.6 million square feet of commercial and residential space.

Plans call for “repositioning some of the older spaces,” which means that some longtime tenants must move, O’Connor says. KS has pledged to help them relocate to one of the other malls it owns or to another building in Kakaako.

High-rise hub

The Texas-based Howard Hughes Corp., which purchased Ward Centers from General Growth two years ago, is Kakaako’s other major private landowner. Hughes’s $7.5 billion redevelopment plan calls for 22 high-rise residential towers on its 60 acres; it already has approval to develop 9.3 million square feet, including 4,300 residential units, and some new retail is projected to come on line this year.

Other private projects include San Diego-based Oliver McMillan’s plans for 407 apartments in a 400-foot tower called Symphony Honolulu, with an exotic-car dealership on its ground floor, and A&B Properties’s Waihonua at Kewalo, a 341-unit condominium high-rise going up near Ala Moana Center. On Waimanu Street, nonprofit Artspace/Pai is planning 72 units of work/living space for native Hawaiian artists.

On the public side, the HCDA has chosen Forest City Hawaii to design and build housing on state land at 690 Pohukaina St. The $500 million proposal calls for constructing 780 afforable rental apartments and 24 luxury penthouses. It’s still uncertain as to whether it will be a much-publicized 650-foot tower, which would exceed the city height limit by 250 feet, or two smaller high-rises.

The University of Hawaii, meanwhile, just completed its five-story, $119 million cancer center adjacent to Kakaako Waterfront Park.

OHA makai

If we could stop it, we would, because it’s just getting too dense everywhere,” Iwami says. “But we know we can’t stop it. People need jobs, places to live. So we won’t oppose them, as long as they stay mauka of Ala Moana Boulevard. We will focus and fight really hard for the makai side to be kept non-residential.”

Thirty makai acres, including Fisherman’s Wharf, were recently given to the Office of Hawaiian Affairs (OHA) to settle its longstanding dispute with the state over its share of revenues from the so-called “ceded” lands.

OHA’s intentions for the land are still unknown–it’s in the process of creating a master plan. Though she did not respond to requests for comment on this story, OHA Chairwoman Colette Machado previously told the Weekly (“Kakaako: What Gives?” Dec. 7, 2011) she would not push to have the state Legislature overturn the law prohibiting residential highrises in Kakaakao makai.

That doesn’t mean, however, that the idea is off-limits. When the state Legislature was considering the bill to transfer the land, another measure was attached that would have exempted two of the 10 parcels from the residential highrise ban. “We rallied at the Capitol,” Iwami recalls. “It went to the twelfth hour and then it was dropped. That would have been the opening of the flood gates.”

Public master plan

Much of Kakaako makai is slated for noncommercial public development, such as shoreline parks and promenades, community gardens, cultural museums, a performing arts center, fish and farmers’ markets, a 1,110-space parking lot and a community center, according to HCDA’s draft master plan, crafted with extensive community involvement over nearly five years.

Iwami says a new proposal for a $10 million amusement park with go-karts, a zipline tower and indoor surfing and skydiving seems to fit in with the master plan’s vision of creating “a people’s gathering place for keiki to kupuna,” though he hopes the developer will cater to residents and not just tourists.

The state has said it has no money to implement HCDA’s master plan, so Iwami worries that parcels now slated for parks may be vulnerable to development. Indeed, D.G. “Andy” Anderson has proposed to build a new John Dominis restaurant on land designated for a park at the corner of Kewalo Basin Park and Ala Moana Boulevard. (Anderson is also seeking to build a hotel on city parkland in Haleiwa.)

Ching acknowledged Anderson’s interest in the Kewalo site, which is zoned for waterfront commercial use. “I’ve been trying very hard to dissuade him, and I think I almost have,” Ching says. “I’ve never considered that parcel to be a developable lot.” As an alternative, Anderson has proposed placing the restaurant on piers in the harbor; Iwami says the community is considering this.

A lei of green

Iwami’s own pet project is the promenade, which he describes as “a lei of green, so one could walk from Magic Island through Ala Moana to Kewalo Basin and back along the Fisherman’s Wharf side.” The promenade is included in the Kakaako Makai Master Plan.

“Everyone agreed to that principle 100 percent,” Iwami says. “It was the most popular concept of the master plan. It’s just that there’s no money, that’s why they can’t move forward. But that doesn’t mean they have to replace the promenade with something that could make money.”

Ching downplayed concerns that parcels slated for parks would be developed into revenue-generating uses. “I am going to try and be consistent with the master plan,” he says.

The community is hoping that a parcel now occupied by the National Oceanic and Atmospheric Administration, which is moving elsewhere, could be turned into a park, Iwami says. “With thousands more people in the area, they’re gonna need more recreation space,” says Iwami, who suggested that developers building towers be required to pay for the park improvements.

Developers already are assessed 3 percent of a project’s value for improvements to roads, parks and other public facilities, Ching says. “We operate under the principle that we have to be fair and consistent in applying development rules. If they’ve already paid [an assessment] I can’t ask them for any more.”

But HCDA can pay for such projects with its own lease revenues or seek monies from the state. Currently, HCDA is asking lawmakers to fund improvements to Kakaako Waterfront Park, where the agency recently spent $5 million on repairs. It’s also requesting money to build a community center and outdoor performance mound that would create a public gathering space, as well as funds to fix the intersection at the entrance to the Kewalo Basin Harbor and the jetty. “These efforts are intended to enhance public facilities in Kakaako above what we [HCDA] can do,” Ching says.

KS plans to build a greenbelt connecting Mother Waldron and Gateway parks, and O’Connor says KS has been paying “millions and millions of dollars for infrastructure assessments” since the 1980s. “From Punchbowl to Cooke to Pohukaina to Halekauwila, a lot of infrastructure has been put in place incrementally for a lot denser master plan that was conceived in the ’80s and ’90s. Based on the [lower] level of density we’re pursuing now, we’re in good shape.”

HCDA is also asking the Legislature for money to finish up its “complete streets” program, which is key to making Kakaako residents less dependent on cars.

“We’re really hoping they can keep the main thoroughfares like Ward accessible, keep the mauka-makai roads open and flowing so we can get to the ocean without getting stuck in trafffic,” Iwami says.

But Ching says there’s no plan to construct more vehicle lanes in Kakaako. “You cannot build your way our of traffic,” he says. Instead, the idea is “to give people choices” that will encourage them to change their behavior. Simply put, many residents will opt to walk, or ride a bike, trolley or bus, if it’s cheaper and easier than using a car, he says.

Access and views

Friends of Kewalos supports that concept so long as free public parking is maintained near the ocean, Iwami says. The group is also concerned about preserving the view of the mountains from the water. HCDA did adopt a rule that requires new towers to be oriented in a way that minimizes impacts on mauka-makai views. However, Howard Hughes and KS are exempt, since their towers were approved before the rule went into effect, and HCDA recently granted exemptions to the Symphony and Pohukaina towers.

“We’re just trying to make sure you can still park for free right near the ocean, so you don’t have to go through a hotel right-of-way or park at a restaurant,” Iwami says. “We just want to protect our access to the shoreline there. If we can’t turn around and see the mountains, well, at least we can turn around and see the ocean.”

If there’s still room to turn around, that is.

Kakaako burials

As the redevelopment of Kakaako surges forward, the Oahu Island Burial Council (OIBC) is pushing state agencies to take a more comprehensive look at how new projects will impact iwi kupuna, or ancient burials.

The discussion is “still at its very initial stages.”says Hinaleimoana Wong-Kalu, OIBC chair.

“One thing that interests me is to what degree are we seeing the place as an overall landscape of Hawaiian presence, one aspect of which is that the dead were buried in the area,” says Dr. Jonathan Likeke Scheuer, an OIBC member. “I think that each project and each development is considering their impact on burials on a case-by-case basis, but the developers and SHPD [State Historic Preservation Division] are not addressing the cumulative impacts.”

Anthony Ching, executive director of HCDA, says the agency is eager to focus on “coordination instead of confrontation.”

To that end, he has asked SHPD for an overlay map that shows where sand berms that may contain burials were once located in the district. “If you understand where those berms are, you’re able to be a little more diligent in the analysis,” Ching says. “We have to be more sensitive.”

Protocols also have been established to involve lineal and cultural descendants of iwi kupuna in the project design process early on, he says. Developers also will be required to conduct archaeological inventory surveys “where appropriate” to identify burials before construction begins.

Wong-Kalu says developers and regulatory agencies have learned from past mistakes. “I’m seeing developers go above and beyond what they used to do because people are insisting they do more testing, more studies. People are asking more pertinent questions. They’re more involved, they’re participating.”

Howard Hughes Corp., which bought the General Growth Properties where iwi previously were found, has been particularly receptive, Wong-Kalu says. “They’ve done some really good outreach efforts, and even more than that, they’ve done some good listening to us. They gave us a comprehensive overview of how they’d like to contribute,” such as by creating areas where natives can gather lei materials and medicinal plants within the green spaces of its new projects.

That said, the OIBC doesn’t take a position to support or oppose various projects, she says. “We’re pro-iwi. Under my leadership, the Burial Council will do its best to support and echo the voice of the recognized descendants and what they want.”



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This week

2013 Summer Books

On a breezy May evening, in the courtyard of the state library, local publishers, writers and book designers gathered to celebrate the 2013 Ka Palapala Pookela Awards, sponsored by the Hawaii Book Publishers Association. The place was packed, and I was struck by such a healthy showing for an industry whose demise has been predicted since before the advent of Amazon.

Unlikely Pairings

I was intrigued recently to channel surf upon a deft interview of Susanna Moore on PBS Hawaii. Moore is the nationally acclaimed author of nine books, perhaps best known for her luminous My Old Sweetheart and other Hawaii novels, as well as the rough-sex 2004 noir In the Cut.

A Long Lost Era

Kabuki Boy, a novel, reads almost like an autobiography filled with vivid details that transport us to 19th-century Japan during the “Tokugawa Era.” Fast-paced and humorous, it aptly dramatizes an ancient dramatic art. The hierarchy between the social classes of samurai, geisha, peasants and monks comes alive from the page, seen through the eyes of Myo, a young boy aspiring to become a kabuki actor.

Panek Point

Calling this big fat novel Hawaii was bound to raise eyebrows. Hey, come run to the schoolyard to watch Mark Panek throw down!

Inward Journey

Beautifully designed, with outstanding photography of India and Tibet by Linda Connor, the newest edition of Manoa is especially ambitious in its choice of subject/theme. It attempts to present diverse interpretations of the meanings and implications of the term “freedom,” doing so in the forms of fiction, essays, poetry, memoir and drama.

Gardens

This new book of poetry is easy to read, yet I had all kinds of strange dreams after reading it. The poems are short but poignant–a lot of thought and crafting went into every well-placed word.

Brotherly Tears

When the young narrator, Landon DeSilva, of Tyler Miranda’s novel Ewa Which Way, watches an episode of “Leave It To Beaver,” he sees a family whose idea of discipline is a father and son discussion without “head cracks” or “cuss words.” In the episode, Eddie Haskell and Wally Cleaver talk about the Beaver’s highjinks, and Landon’s friend says, “just like your brudda . .

Community

In a poetry class I teach at Windward Community College, a student recently did a presentation on coming-out poems and presented her own. One of her peers asked a thoughtful question: “If you are a gay, are you automatically part of the gay community?” It’s a question I’ve had about being Asian American–and a poet.

Cruelty

In Wing Tek Lum’s poem “The Red Circle,” a sergeant teaches his soldiers how to use a bayonet during Japan’s infamous occupation of Nanjing, China in 1937: “With a nub of red chalk / our sergeant marks off / a crude circle in the center / of the chest.” The men are instructed to stab everywhere, except the heart. A quick death would be too kind–too merciful.

Wit

“We are selves in a world because we have words,” writes the late poet Tony Quagliano in the preface of his book, Language Matters. In this masterful collection, every line absorbs the reader into the writer’s world, revealing his intimate thoughts on politics, writing, Hawaii and life.

The Romance of Sunset

A sort of team anthology, Sunset Inn: Tales from the North Shore is a collection of fiction, poetry and a play published by the Aloha Romance Writers, who admittedly chose–over margaritas and Mexican food–the conceit of a colonial-style seaside inn, described in Patrice Wilson’s poem “This Haven” as “white as salt” and “bleached coral in the sea,” as a central setting for their book. Like the landscape and the building, the collection holds stories of love found, lost and always remembered, some of which are based in Hawaii history and some from a contemporary eye, but all adhering to the familiar elements of the romance genre and the romantic.

Love Lore

In Huna Magic: The Hawaiian Odyssey, Dawn Star puts on a modern spin on Hawaiian mythology and folklore. Set in ancient Hawaii, the book starts off with the classic forbidden love story between a young woman, Kuulei ke Anuenue and a handsome man, Kai, who happens to be the chiefess’s love slave.

Reassembling

The reader weary of cutesy novels with multiple story lines that are obviously going to be inextricably tied together, somehow, might not want to venture too far into Darien Gee’s The Avalon Ladies Scrapbooking Society. But if it’s comfort food for the brain you’re after, you’d be missing out.

Green Noir

Set in Hawaii, Saving Paradise, Mike Bond’s sixth detective novel, tells a passable if unevenly written story featuring one Pono Hawkins, a Special Forces vet (Afghanistan), celebrated international surfer and correspondent for ocean magazines. He also insinuates himself into the woes of others, in this case a beautiful young thing whose lifeless body bumps into Hawkins as he goes surfing at dawn.

Decolonizing Our Future

Confucius said, “If your plan is for one year, plant rice; if your plan is for 10 years, plant trees; if your plan is for 100 years, educate children.” The philosopher’s sagacious message seems to align with the alternative approach to education seen in Hawaii’s charter school system. Noelani Goodyear-Kaopua’s The Seeds We Planted is an ethnography articulating the establishment, growth, and success of Halau Ku Mana, one of the few Hawaiian culture-based charter schools in Honolulu.

Navigating Selves

Leilani Holmes’s richly chronicled journey toward a reconnection with her Kanaka Maoli culture opens with the epigraph: “For those who came before us. In hopes that we act on behalf of your bones.” Ancestry of Experience is a thoroughly researched and deeply genealogical journey.

Think Pink

There’s something foreboding about the cover of Pink Globalization. It’s a dark, monochromatic picture of an enormous grey Hello Kitty gazing ominously into the night in front of a corporate-looking building. The picture is certainly intriguing and symbolic–Hello Kitty is taking over the world.

Hardships, Loneliness, Triumphs

A deeply researched and careful weaving of previously unheard voices can be found in Mai Lepera, adding another layer about leprosy patients exiled to settlements at Makanalua peninsula in the 19th century. Keri A.

Transcending Prejudice

If resiliency spoke of a group of people, the Japanese population of the then-Territory of Hawaii during World War II claims the description. With one specific attack on December 7, 1941, an island-wide prejudice against all immigrant Japanese was born, painting a picture of angry nationals who plotted Hawaii’s demise.

Mano

An ambitious, immensely rewarding product of nearly five decades’ research and teaching (beginning when the author was l3 years old), Patrick Vinton Kirch’s A Shark Going Inland is my Chief bids fair to be a definitive, almost exhaustive look at “the island civilization of ancient Hawaii.” Divided into three major parts, Shark starts with Cook’s arrival when Hawaii was four major kingdoms in the midst of creating stratified societies.Kirch deals with religion, evolving social structures and belief systems to make ancient Hawaii come alive. Especially noteworthy are beautiful descriptions of the making of canoes, particularly the vaka moana, capable of transporting families.

Charts for the Band

Music stores abound with compilations of “50 Favorite Songs” for everything from jazz to the Beatles to Bach. Now it’s time for the mid-20th century music of Hawaii.

Racism of Record

Compiled by Christopher LaVoie, Annexation! presents the imperialist agendas of the U.S.

Charting Our Ancestral Past

Hawaiki Rising by Sam Low tells the epic saga of voyaging on the Hokulea, which, as every Island schoolchild should know, is a traditionally constructed Hawaiian sailing vessel that is steered by observing natural elements, without instruments or maps. Low, a part-Hawaiian anthropologist who participated in three voyages, follows the Hokulea through conception, construction, and navigation.

From the Outside

The feeling of being an outsider in one’s beloved homeland is the theme underpinning Pamela Frierson’s fluid and honest nature writing. In her books, The Last Atoll: Exploring Hawaii’s Endangered Ecosystems and The Burning Island: Myth and History in Volcano Country, Hawaii, Frierson explores Hawaii’s unique ecosystems, while also searching for personal relevance where she grew up very aware of being merely a “second-generation colonist.” The shadows of a world unknown drive the writer, teacher and homesteader to attach to the landscape, pursuing a deeper understanding of Hawaii’s natural order, and, through those experiences, a sense of belonging.

Bearded beauties

Donald Hodel’s Loulu: The Hawaiian Palm is winner of this year’s Ka Palapala Award for Excellence in Natural Science. Loulu the Hawaiian Palm Donald R.

Missed Connections

Charlotte A. Tomaino, neuropsychologist and former nun, started with the intriguing concept of explaining how grace and spirituality can “awaken” the brain to a fuller potential through expanded consciousness.

The Naked Truth

Sharon Hicks’ How Do You Grab a Naked Lady recounts the relationship between Hicks, her mentally ill mother and idealist father. We meet Hicks at age 16 as she witnesses her mother parading around a mall in the buff, yelling and cursing–one of many manic episodes we’ll see during the book.

Last Train to Ho’opili?

One paradox of TheLast Train to Zona Verde, Paul Theroux’s 46th book and his latest about Africa, is that it’s also one of the best meditations on Hawaii you’ll ever read. But first, why Africa?

Every Reader for Himself

Confirming rumors, Barnes & Noble’s (B&N) Kahala Mall bookstore will close when its lease expires in January 2014. There are no current reports concerning B&N’s Ala Moana location, but it’s probably a matter of when, not if, management installs a T-shirt store.

Island Girl

Last weekend, Susanna Moore was in town to read from her new novel, The Life of Objects. A striking beauty–high cheekbones, fine features, long white hair with an inky streak that matches her brilliant black eyes–she wore a sleeveless blouse, full cotton skirt and rubber slippers.

A Traveling Light

We were out at Tongg’s surf break when the world’s best-traveled writer paddled past in a kayak. I said, “Paul Theroux?” Mindy nodded.

CIVIX

KAKAAKO MEETINGS The HCDA will host a series of meetings to discuss the Kakaako redevelopment plan and how rail will fit in with those plans. The meetings are open to the public.

Make Our Day

On May 13, Common Cause Hawaii assembled a panel, titled “The Good, the Bad and the Ugly,” to deconstruct lessons from the recently ended 2013 Legislative Session. Commentators included Rep.

Homeless Plan

Mayor Caldwell is winding down his public town-hall meetings campaign. The meetings are designed to update the public on the progress of the Mayor’s major first-year initiatives: repaving the roads, getting TheBus routes restored, making the city’s parks beautiful, fixing Honolulu’s sewer infrastructure, building rail better and, most recently, solving homelessness.

Pacific Pivot

During a 2011 speech to the Australian Parliament, President Obama declared: “The United States will play a larger and long term role in shaping [the Pacific] region and its future.” On May 10, the Center for Strategic and International Studies (CSIS) Pacific Forum hosted a panel discussion that sought to determine what a U.S. “pivot” toward the region would look like and what the reaction to increased U.S.

The homeless experience

I picked up your May 15 issue with great anticipation because on the cover was a photo of a person experiencing homelessness who I have had numerous interactions with (“Derelict Downtown,” May 15). He is someone I have always found to be articulate and friendly–an ideal person to talk to if one wishes to learn about experiencing homelessness.

Hawaiian rights

The puppetmasters controlling the creation of the Hawaiian Nation have manipulated Hawaiians who have signed up for any Hawaiian registry to become captive members of Kanaiolowalu, the Native Hawaiian Roll Commission. Those bills were heard this session and were passed by the Senate in the Tourism and Hawaiian Affairs Committee chaired by Brickwood Galuteria and the Judiciary and Labor Committe chaired by Clayton Hee, although the forced enrollment is unconstitutional.

Money over land

The Land Use Commission, the Honolulu Planning Commission, the Zoning Variance Commissions and all the other BS commissions are hijacked by big business (“Hoopili Miss,” May 15). Judge Rhonda Nishimura’s head is buried in the sand if she doesn’t recognize the votes were bought.

Cinema for all

I try to not miss a Redford film, and, of course, I can relate to events of the ’60s (“Last Round-Up,” May 8). It is disappointing that The Company You Keep is being shown only at Kahala Theatre.

Tea time

Aloha, I am Elyse. Please let me know if you have any questions, I would love to answer them (“Just Our Cup of Tea,” May 15).

Corrections

In last week’s “Derelict Downtown” (May 15), we mistakenly listed Kirk Caldwell’s campaign phone number. To contact the Mayor, please call 768-4141.