Honolulu land use ordinance amendment

Authorization 6tory.- -. Prifel DEPARTMENT OF PLANNING AND PERMITTING

Advertisement 5ert. g4 Z-06 GI Y AND COUNTY OF HONOLULU Public Hearing 60,30)1015 50 SOUTH KING STREET, 7TH FLOOR HONOLULU, HAWAII 96813

PHONE: (808) 768-8000 FAX: (808) 768-6041 DEPT. WEB SITE: www.honoluludpp.orq CITY WEB SITE: www.honolulu.qov

September 14, 2015

MEMORANDUM

TO: Dean I. Hazama, Chair and Members of the fanning Commission

FROM: George I. Atta, FAICP, Director Department of Planning and Permitting

KIRK CALDWELL MAYOR

GEORGE I. ATTA, FAICP DIRECTOR

ARTHUR D. CHALLACOMBE DEPUTY DIRECTOR

CD

Q0 Q rrt

-

-I

(--)

CD -13

,

O C15

r-- r\D

SUBJECT: Transit-Oriented Development Proposed Special District Regulations

In accordance with enabling Ordinance 09-4 relating to Transit-Oriented Development (TOD), the Department of Planning and Permitting (DPP) is pleased to present the Commission with proposed amendments to the following Zoning Maps and Revised Ordinances of Honolulu (ROH) 1990, as amended.

Chapter 21 Land Use Ordinance (LUO), Sections 21-2, 21-3, 21-5, and 21-9 o Zone Change Proposal for Waipahu and West Loch Station Areas, approximately

282 acres

The subject of this memorandum is an individual proposal. However, the proposed amendments listed above are integrally related to each other so the DPP is submitting them at the same time and recommends they be processed concurrently.

While the proposed bills are accompanied by staff reports and recommendations, the purpose of this memorandum is to frame the amendments within the larger context of the City's TOD efforts. Ordinance 09-4 states, in part, that "... a general land use scheme must be created that provides for a deliberate, inclusive process to plan for TOD so that well-defined, meaningful, and appropriate regulatory and incentive programs can be adopted for each area around a transit station or type of station." The DPP has followed such a process to develop the Neighborhood TOD Plans and is recommending approval of the proposed zone changes and land use ordinance.

Land Use Planning: The Neighborhood TOD Plans identify opportunities for new development, orderly growth, and improved accessibility around the rail stations. Each Plan covers one to three station areas, and addresses land use, circulation, urban design, housing, community facilities, parking, pedestrian amenities, historic and cultural enhancements, and infrastructure. The Neighborhood TOD Plans are aligned with the General Plan and other development plans.

Dean I. Hazama, Chair and Members of the Planning Commission

September 14, 2015 Page 2

The Waipahu and Aiea-Pearl City TOD Plans have been adopted by the City Council, another three are in draft form subject to public review, and another two are in the process of being prepared. The Aiea-Pearl City zoning maps are in development and other zoning maps will be amended after subsequent TOD Plans are adopted by the City Council.

Regulatory Programs: The proposed LUO amendments and zone changes will help direct and manage growth around the rail stations. As explained in the staff reports, one of the most important changes involves rezoning from single uses to mixed uses within 1/4- to 1/2-mile of the rail stations. The City-initiated zone changes will expand the types of allowable uses, and are intended to stimulate development activity around the transit stations. The zoning maps also include revised height limits, with the potential for additional height and density in return for community benefits. The proposed zone changes cover approximately 282 acres for both station areas.

In addition to mixed-use zoning, properties in the TOD areas will be regulated by a new TOD Special District, as described in a separate report. The TOD Special District will apply to each rail station area as the zoning is adopted around each station (except for the two stations in Kakaako under the Hawaii Community and Development Authority jurisdiction). The proposed Ordinance is designed to supplement or modify the underlying zoning district regulations around rail stations to promote TOD, while providing opportunities for review and comment on major projects. It also specifies site layout and ground-floor building design requirements to promote walkable, active streetscapes, and usable public space. These development standards are intended to improve the pedestrian experience around the rail stations, particularly along designated "key streets," which are expected to handle the most pedestrian and business activity.

There are other ways to ensure that station areas are equitable, walkable, and vibrant. For example, as the Commission is aware, the City is proposing a variety of ways to create and/or preserve affordable housing in accordance with the draft Affordable Housing Strategy, introduced to the City Council in September 2014. The LUO amendments will rely, in part, upon the Housing Strategy for guidance regarding the implementation of certain community benefits.

The DPP will also be proposing amendments to existing regulations governing sidewalk areas in Chapter 14 of the Revised Ordinance of Honolulu, as amended. The intent is to provide opportunities for property owners to pave their private front yards as extensions of the public sidewalk or relocate public sidewalks closer to storefronts; create opportunities for canopies and awnings to extend over pedestrian zones; and provide incentives for improving sidewalk areas in the TOD Special District with consolidated permitting and reduced fees. These amendments will also be coordinated with the Complete Streets Design Manual being developed by the Department of Transportation Services.

Incentive Programs: Various incentives will help ease the burden of implementation. The construction of the rail system is already a major incentive, as is the City-initiated zoning. Other design and financial incentives are being planned. Besides reducing parking requirements and allowing for more extensive and varied use of private property, the TOD Special District will allow for increased height and density, commensurate with community benefits. For larger

Dean I. Hazama, Chair and Members of the Planning Commission

September 14, 2015 Page 3

projects that seek more flexibility than a TOD Special District permit can provide, we are proposing a Planned Development Transit permit, which will function similarly to the existing Interim Planned Development Transit permit, i.e., it allows modified development standards for projects that provide additional community benefits. A series of financial incentives for the construction of affordable rental housing and infrastructure improvements are also being developed by the Administration.

Participatory Process: The Neighborhood TOD Plans were conceived and prepared with extensive community engagement, including public workshops, advisory committee meetings, community needs surveys, and business outreach. All drafts, data, and final reports are available online. A similar process was followed for the LUO and zoning maps, i.e., impacted property owners were notified and a community meeting was held in Waipahu on November 13, 2014. The Housing Strategy has also been subject to extensive review by stakeholders. The Waipahu Neighborhood Board did not take a position on the zone change proposal.

A similar process involving community meetings and submission of zone change bills will follow the adoption of future Neighborhood TOD Plans. Chapter 21 of the LUO will also need minor revisions as other station areas are added incrementally to the TOD Special District.

The DPP has found the proposed TOD Special District regulations and zone change proposal to be consistent with State and City land use plans and policies. Therefore, the DPP recommends approval. Please review the reports and recommendations and then forward them, together with your findings and recommendation through the Mayor, to the City Council. Thank you for your continued support of these efforts.

Enclosures

cc: Mayor Kirk Caldwell Roy K. Amemiya, Jr., Managing Director City Council

LUO AMENDMENT 2015 RELATING TO THE ESTABLISHMENT OF ATRANSIT-ORIENTED DEVELOPMENT SPECIAL DISTRICT

I. Introduction

The proposed draft bill will establish a Transit-Oriented Development (TOD) SpecialDistrict along with related Land Use Ordinance (LUO) amendments to facilitate transit-enhancedneighborhoods around the future rail stations. The proposed development standards, which aredesigned to create active streetscapes, are straightforward, understandable, and will be easy toadminister. They relate primarily to building placement and ground floor design, so that buildingfacades are oriented toward the street, with parking lots behind buildings. The street level willhave active uses with large expanses of windows and doors with views into the establishmentsand seamless transitions between the public and private sidewalks. Street furniture, shadetrees, awnings, outdoor dining, and outdoor merchandise displays will all be encouraged.Bicycle racks and pedestrian walkways will be provided to create comfortable and safe ways forpeople to get around. Mixed use zoning districts will allow multiple uses on a single zoning lot,so the daily needs of residents near the rail stations are available without requiring a vehicle.These basic regulations will stimulate an environment in which large and diverse populationscan become active users of the numerous amenities provided in the TOD Special District.

Enabling Ordinance: The TOD enabling ordinance (Ordinance No. 09-4) was signedinto law on March 25, 2009. The ordinance amended the LUO by establishing rules anddirectives for the development of neighborhood TOD plans, regulations, and a TOD SpecialDistrict. The City Council recognized the impact the new rail system will have on communitiesand sought to ensure that the City would have the tools to properly direct and manage newdevelopment. Pursuant to LUO Section 21-9.100-4, the City Council required that the TODregulations minimally include the following provisions:

Allowances for a mix of land uses, both vertically and horizontally, including affordablehousing.

Density and building height limits that may be tied to the provision of communityamenities, such as public open space, affordable housing, and community meetingspace.

Elimination or reduction of the number of required off-street parking spaces, includingexpanded allowances for joint use of parking spaces.

Design provisions that encourage use of rapid transit, buses, bicycling, walking, andother non-automobile forms of transport that are safe and convenient.

Guidelines on building orientation and parking location, including bicycle parking. Identification of important neighborhood historic, scenic, and cultural landmarks, and

controls to protect and enhance these resources. Design controls that require human-scale architectural elements at the ground and lower

levels of buildings. Landscaping requirements that enhance the pedestrian experience, support station

identity, and complement adjacent structures. Incentives and accompanying procedures, which may include minimum standards and

financial incentives, to encourage appropriate and necessary TOD.

2

Waipahu Neighborhood TOD Plan: The City Council approved the WaipahuNeighborhood TOD Plan via Resolution No. 14-47, CD 1, on April 16, 2014. Now theDepartment of Planning and Permitting (DPP) is introducing a draft bill to establish the TODSpecial District. The draft bill includes amendments to Article 2 (Administration andEnforcement), Article 3 (Establishment of Zoning Districts and Zoning District Regulations),Article 5 (Specific Use Development Standards), Article 6 (Off-street Parking and Loading), andArticle 9 (Special District Regulations) of the LUO. This draft bill will establish the first twostation areas of the TOD Special District: The Waipahu Transit Center and West Loch stationareas. In the future, additional station areas will be added to the Special District as subsequentneighborhood TOD plans are approved. A separate bill will be transmitted to the City Councilvia the Planning Commission with zoning map amendments that will establish mixed-use zoningdistricts and height limits in the Special District.

Public Meetings: On November 13, 2014, the DPP presented the LUO and zoning mapamendments during a community meeting at the Waipahu Intermediate School. Propertyowners impacted by the proposed changes and those within 300 feet of the proposed zonechanges were notified of the meeting by mail. The DPP did not receive any written commentsrelated to the proposed LUO amendments, but several community members contacted the DPPby phone requesting additional details regarding the proposed regulations. The main concernsraised by the public include the proposed treatment of nonconformities, the possibility that thezone changes will result in higher property tax incidence, and an increase of on-street parking inneighborhoods close to the stations.

Public Agency Comments: The DPP routed the draft regulations to the appropriateCity and State agencies. Comment letters were received from the Department of FacilityMaintenance, Police Department, Fire Department, Department of Parks and Recreation, Boardof Water Supply, and State of Hawaii Department of Education. These comment letters havebeen addressed in the staff report for the proposed zoning map amendments.

The New TOD Special District: There will be a single TOD Special District that willspan the rail alignment. Therefore, the development regulations of the TOD Special District willapply to all station areas. Station area means the parcels of land around a rail transit stationthat are subject to the TOD Special District regulations. The station areas will generally consistof zoning lots that are within the Business, Business Mixed Use, Apartment, Apartment MixedUse, Industrial, and Industrial Mixed Use Districts within a five to ten minute walk of the railstation. The station areas and the boundaries of the TOD Special District will be identified onthe exhibits in Article 9 of the LUO. Each station area will have designated key streets, whichwill be shown on the exhibits. These streets are vital for facilitating a walkable, vibrant,economically active neighborhood in the direct vicinity of the rail station. As there are gatewaysinto the neighborhoods around the rail stations, these streets are expected to handle the largestnumbers of pedestrians and business activities. Certain development standards will apply onlyto zoning lots fronting designated key streets.

3

The new TOD Special District will be very unique as compared to the Citys existingSpecial Districts. Some of the existing Special Districts are designed to protect a natural landformation, such as the Punchbowl and Diamond Head Special Districts. Other districts aredesigned to promote a certain urban design, cultural, or historic resource, such as theChinatown and Haleiwa Special Districts. In the case of the TOD Special District, the purpose isto promote active, mixed-use developments near rail stations that will also promote theincreased use of multi-modal transportation. As such, the Special District standards arefocused primarily on pulling buildings toward the street and requiring the ground floor uses to beactive, with well-designed areas between the building and sidewalk to create a vibrantstreetscape. The following list is a basic summary of the proposed development standards:

Buildings will be placed close to the street and street corners, and will be parallel to thestreet.

Building entrances will face the street or public open spaces. Buildings will have facades with transparent windows and doors at the ground level. Active uses, such as retail shops, restaurants, services, and galleries, will occupy

ground floors. Front yards will be improved with pedestrian-friendly amenities to create seamless

connections to public sidewalks. Parking areas will be set back at least 40 feet from all street-facing property lines in

order to encourage the construction of buildings close to the sidewalk. Pedestrian walkways will connect buildings, sidewalks, and parking areas. Bicycle parking will be required whenever new floor area is proposed.

We are also proposing to reduce several development standards in the Special Districtto encourage compact development that increases transit ridership and decreases the need touse automobiles. These are benefits that will allow property owners to utilize their land moreefficiently. They include:

Reduced or eliminated parking regulations; Opportunities to seek greater heights and densities; Changes to existing height setbacks that currently limit development; Reduced required yards and greater lot coverage in some districts; Increased flexibility for required yard treatments; and, Increased flexibility for nonconforming structures and uses.

4

In the next sections, we will delineate and explain specific amendments to each article ofthe LUO.

II. Article 2 Administration and Enforcement

Article 2 of the LUO sets forth the way the DPP administers permits. It must be modifiedto add a new permit type: the Planned DevelopmentTransit (PD-T) permit. The PD-T permitoption will be available for sites over an acre in size in the TOD Special District. It will follow thebasic processing guidelines of the Planned Development Resort (PD-R), PlannedDevelopment-Apartment (PD-A), and Interim PD-T permits, which already exist. The purpose ofthe planned development process is to provide opportunities for creative redevelopment notpossible under a strict adherence to the development standards of the LUO. The PD-T permitwill be discussed in greater detail under the changes proposed in Article 9.

III. Article 3 Establishment of Zoning Districts and Zoning District Regulations

Any changes to Article 3 apply to all zoning lots on Oahu, not just the Special District.We are proposing a handful of changes that are appropriate for all areas of the island becausethey will enhance development in general.

Street Setbacks: Currently, building height and height setbacks in the B-2 CommunityBusiness, BMX-3 Business Mixed Use, and IMX-3 Industrial Commercial Mixed Use Districtsare limited by the width of the street and the distance between the street centerline and therequired yard. This standard has had the effect of pushing buildings farther from the street and,in some cases, limiting the overall maximum height well below the regulatory height limit. Forthis reason, we propose that the street centerline height setback be eliminated and replacedwith the height setbacks currently utilized in the Apartment Districts, which requires that any partof a structure above 40 feet in height be set back one foot for every ten feet in additional height.

Mixed-Use Buildings: Structures with integrated commercial and dwelling uses arerequired to have independent pedestrian access for the residential and commercial uses in thebuilding. We are proposing language to clarify that the independent access may be createdmechanically, physically, or through the use of technology. This will explicitly allow landownersto use technological advances and innovative security options to effectively shield various usersthat may otherwise be incompatible.

IV. Article 5 Off-Site Bicycle Parking

Article 5 deals with development standards for specific uses. Changes to Article 5 alsoapply to all zoning lots on Oahu, not just the Special District. The proposed bicycle parkingstandards will apply island-wide, so the existing conditional use permit for off-site vehicleparking should be expanded to include bicycle parking. Through this requirement off-sitebicycle parking can be accommodated off site as long as the location of the bicycle parking iswithin 200 feet of the primary entrance of the establishment.

V. Article 6 Off-street Parking and Loading

Bicycle usage enhances the goals of multi-modal transportation and neighborhoodvitality. In consultation with the Department of Transportation Services, we are proposing newisland-wide bicycle parking requirements. These regulations will apply in the Apartment,

5

Apartment Mixed Use, Business, and Business Mixed Use Districts across the island whenlandowners initiate new development or add new floor area to existing buildings.

The required bicycle parking will have minimum standards to ensure that it is safe, easilyaccessible, secure, and the appropriate size. Both short- and long-term bicycle parking will berequired. Short-term bicycle parking is designed for customers and visitors of an establishmentand should be convenient, accessible, and located as close as possible to a buildings mainentrances. Long-term bicycle parking is secure, weather protected bicycle parking intended foremployees, residents, commuters and other visitors who generally stay at a site for severalhours, or over night. The bicycle parking requirements are summarized in the following table:

Short-Term Bicycle Parking Long-Term Bicycle Parking

Non-ResidentialUses

1 space per 2,000 square feetof floor area, or1 space per 10 vehicle spaces,whichever is greater

1 space per 12,000 square feet offloor area, or1 space per 30 vehicle spaces,whichever is greater

Residential Uses1 space for every 10 unitsor 10 spaces,whichever is greater

1 space for every 2 dwellings orlodging units

VI. Article 9 Special District Regulations

Minor Changes to Existing TOD Language: The TOD enabling ordinance constitutesSections 21-9.100 through 21-9.100-4 of the LUO. We are proposing some changes to thesesections to clarify the text, add definitions, and remove portions that have expired or are nolonger applicable. For example, references to the TOD zone are replaced with the term TODSpecial District. Also, Section 21-9.100-1, Creation of TOD development regulations wascompletely removed and replaced with TOD Special District Findings. Previously, this sectiondirected the DPP to develop TOD regulations, a directive that is repeated in Section 21-9.100-3.It also provided the City Council with an option to develop TOD regulations after January 1, 2010,even if no TOD neighborhood plan had been produced by the DPP. This option is no longerapplicable or necessary. Section 21-9.100-3(a), which imposed the 120-day deadline fortransmittal of the proposed ordinance establishing the TOD Special District, as well asSection 21-9.100-3(b), which referred back to Section 21-9.100-1 (which will be revoked),have been removed. These changes do not substantially alter the TOD Special District, thedevelopment of the neighborhood TOD plans, or the proposed regulations.

TOD Special District Findings and Objectives: The purpose of the TOD SpecialDistrict is to create vibrant, mixed-use neighborhoods around future rail stations which willsupport the use of multi-modal transportation and will direct a large portion of Oahus futurepopulation growth to the rail corridor, which will in turn reduce pressures to develop in ruralagricultural lands, open spaces, and suburban residential areas. Throughout the formation ofthe standards, our goal was to keep the standards simple, straightforward, and purposeful. Assuch, we created a system to reward development that follows all of the TOD Special Districtdevelopment standards with a quick, ministerial processing timeline. At the same time,modifications of the development standards can be achieved with a Special District permit sothat landowners and developers may continue to enhance existing developments and createopportunities for infill development.

6

Use Regulations: The uses allowed in the Special District will be based on theunderlying zoning district, as they are throughout the island, except that in certain areas activeuses and activities will be required on the ground floor. Active ground floor activities willencourage pedestrian movement and activate the street level of buildings. They include retailestablishments, restaurants, personal service establishments, lobbies for hotels or multi-familydwelling uses, galleries, theaters, and other similar uses and activities. In the IMX-1Commercial Industrial Mixed Use District, up to ten dwelling units may be permitted per zoninglot. Currently, only caretaker dwellings are permitted in the industrial districts.

Density: The maximum permitted density determines how much floor area may bedeveloped on the lot. Density limits are based on the zoning district and the size of the lot.Density is expressed as floor area ratio (FAR), which is a factor that determines the maximumpermitted floor area. The FAR may be established as a standard (as in the B-2 and BMX-3Districts), or derived from a formula based on the lot area (as in the Apartment, ApartmentMixed Use, Industrial, and Industrial Mixed Use Districts). The existing and proposed FARpotential is summarized as follows:

BMX-3and B-2Districts

Apartment andApartmentMixed UseDistricts

Industrial andIndustrialMixed UseDistricts

Base FAR 2.5Refer to LUOTable 21-3.3

Refer to LUOTable 21-3.5

Maximum FAR withSpecial DistrictPermit

3.5 1.2 x Base FAR 1.2 x Base FAR

Maximum FAR withPD-T Permit

7.0 2.0 x Base FAR 2.0 x Base FAR

Height: The Waipahu Neighborhood TOD Plan recommended height limits for eachstation area. The proposed zoning map amendments generally reflect these proposed heights.In the Waipahu Transit Center and West Loch station areas, most areas will remain unchangedat 60 feet. Some areas farther from the rail stations will be 45 feet. The areas closest to thefuture West Loch station will have the option to increase the height limit to 90 feet (the bonusheight limit) through a Special District permit. The zoning map amendments will show a baseheight and a parenthetical bonus height to reflect the two proposed height limits. A developercan seek the bonus height limit through a Special District permit or PD-T permit. The increasedheight limit will need to be justified through the provision of community benefits, which areelements of a development project that will mitigate the impacts of the greater height or density.Examples of community benefits include affordable housing, open space, parks, right-of-wayimprovements, and facilities that enhance the pedestrian experience and improve multi-modaltransportation.

Projects seeking Special District permit approval for height or density bonuses should:

Improve transit ridership and the use of multi-modal transportation; Contribute to open spaces and parks; Provide a mix of housing and unit types, including affordable housing, and a

range in the number of bedrooms provided; and Have a long-term positive, robust economic impact.

7

In order to approve a Special District permit, the Director of the DPP will need to makethe following conclusions:

Community benefits have been incorporated into the project plan; The level of community benefits provided is reasonably proportional to the

additional height and/or density; The additional FAR and/or height will not be detrimental to the quality of the

neighborhood character or urban design, and will not negatively impact anyadopted public views; and

The project will further the goals and objectives of the TOD Special District andthe applicable neighborhood TOD plan.

Yards and Setbacks: In the TOD Special District, the minimum front yard will be fivefeet for all zoning lots in the Waipahu and West Loch station areas. In addition to the front yard,certain lots will also have a maximum setback. For purposes of the TOD Special District, thesetback means the distance from the property line to the front facade of a building. Buildingswill need to be placed between the minimum yard and the maximum setback. In the Businessand Business Mixed Use Districts, the maximum setback on all streets will be 10 feet. In theApartment and Apartment Mixed Use Districts, the maximum setback on key streets will be 15feet. In the Industrial and Industrial Mixed Use Districts, the maximum set back on key streetswill be 10 feet. There will be no maximum setback on non-key streets for the Apartment,Apartment Mixed Use, Industrial, or Industrial Mixed Use Districts.

Buildings will be allowed to encroach into the minimum yard without a Special Districtpermit if there is an eight-foot-wide public sidewalk fronting the property or if there are otherbuildings on the same street that are set back less than five feet from the property line. This willallow new buildings to align with existing buildings to create a continual street frontage.

The setback area will be improved with a combination of hard surface, decorativelandscaping, and pedestrian amenities, such as benches and publicly accessible seating, shadetrees, portable planters, trash and recycling receptacles, facilities for recharging electronicdevices, Wi-Fi service, bicycle facilities, merchandising displays, and outdoor dining. Front yardlandscaping, while encouraged for decorative purposes, will no longer be required, other than

8

for ground floor residential uses. Also, for lots in the Apartment and Apartment Mixed UseDistricts, walls and fences within the maximum setback will be limited to three feet in height.

Street Facade and Building Placement: On corner lots, buildings will be required tobe within 30 feet of the corner. This will help contribute to an activated street and sidewalk areaand prevent "dead" space at the corner. Also, buildings will have to be placed within themaximum setback for 65 percent of the linear street frontage on lots with more than 100 feet ofstreet frontage, and for 75 percent on lots with 100 feet of street frontage or less. In otherwords, most of any given building will have to be close to the front property line. Thesestandards are graphically illustrated as follows:

Building Orientation and Entrances: Buildings will have to be parallel to the streetand primary building entrances will have to be oriented toward the street or adjacent public openspaces. If multiple businesses are located along the ground floor of a single building facing astreet, each business will have its own entrance, and there will be at least one entrance forevery 50 feet of the building facade facing a public street or pedestrian plaza. All of thesestandards work toward shifting the orientation of a building away from the parking lot and towardpedestrians.

Required Openings for Ground Floor Facades: Another key for achieving the goal ofactive streetscapes is to require transparent windows and doors along the ground floor of

9

buildings. At least 60 percent of the building facade area between 2.5 and 7 feet above gradewill have to contain windows, doors, or other transparent openings. Further, blank walls cannotextend for more than 25 feet without an opening. The transparent areas must provide viewsinto work, display, sale areas, lobbies, or other active spaces; they cannot be covered,obscured, darkened, or reflective. Structures with dwelling units or industrial uses on theground floor may be exempt from these standards.

Pedestrian Walkways: Pedestrian walkways will be required to create internalconnections between a building and parking areas, pedestrian amenities, public sidewalks,other buildings, and, where possible, neighboring properties. These walkways will have to beclearly identified through the use of different paving materials or other visual markings. This willcreate a safe and effective means for pedestrians to navigate sites, so they do not have totraverse expansive parking areas to enter a building from the sidewalk.

Affordable Housing Standards: New residential developments will have to be incompliance with any affordable housing policy adopted by the City Council. Any landowner ordeveloper using affordable housing as a community benefit will have to provide affordablehousing above and beyond the minimum requirements of the adopted affordable housing policy.The requirements for affordable housing contributions will reflect those proposed in HousingOahu: Affordable Housing Strategic Plan, introduced to the City Council on September 12,2014. The housing requirements are designed to prevent gentrification by requiring largerdevelopments to contribute to the creation and sustainability of an affordable housing stock.

8

10

Vehicle Parking: We propose to remove minimum parking requirements for commercialuses. Rather than providing parking as required by the LUO, developers will be able to evaluatethe parking needs of their project and the market, thereby determining the appropriate amount ofparking through their own analysis. One of the hallmarks of neighborhoods surrounding railstations is that transit, bus, bicycle, and foot traffic is so convenient that personal automobilesbecome less necessary. We are not suggesting that people will suddenly stop driving and owningautomobiles, but it may be the case that people who live and/or work near rail stations will wantfewer cars per family. Also, removing the parking requirement for commercial uses empowersemployers to provide other incentives for people to choose alternate modes of transportation, liketransit passes or bicycle sharing memberships. Finally, the financial and spatial commitment tocars and parking can be converted into the exciting revitalization we are seeking in these areas.

For residential uses, we recommend the parking requirement be reduced as follows:

Off-Street Parking Requirements forDwelling or Lodging Units

Floor Area of Unit Requirement

300 sq. ft. or less 0

301 600 sq. ft. 0.5

601 800 sq. ft. 0.75

Over 800 sq. ft. 1

In addition to lowering or eliminating parking requirements, the location of parking areaswill be prescribed. Parking lots will have to be set back at least 40 feet from front property lines.This requirement, in combination with all of the standards relating to building placement near thestreet and corner, will effectively locate parking to the side of and behind buildings so parkingareas will not interrupt the active streetscape or pedestrian and bicycle routes around the railtransit stations. To further enhance the sidewalks, parking garages will be required to designthe ground floor for active uses and set back parking 40 feet.

Nonconformities: We are proposing to relax nonconformity standards within theSpecial District because of the difficulty landowners may encounter when existing developmentsbecome nonconforming after the adoption of the Special District standards and zoning mapamendments. Relaxed nonconformity standards will also allow creative infill development andthe enhancement of nonconforming structures. In most cases we do not anticipate anyproblems because the development standards are becoming more flexible. For example, a mixof uses will be allowed, so existing nonconforming apartment buildings will become conforminguses. Similarly, buildings located less than five feet from the property line will not be considerednonconforming. On the other hand, buildings located behind the maximum setback and parkinglocated within the first 40 feet of the property line will be considered nonconforming sitedevelopment. Nonconforming site development means a zoning lot with structures and usesthat comply with underlying zoning district standards, but are not in conformance with all of thestandards of the Special District, including, but not limited to, building location, yard and setbackrequirements, street facades, building orientation and entrances, parking lot design andlocation, and bicycle parking. We have generated a method by which these newnonconformities can be dealt with and resolved:

11

Structures and uses that are nonconforming prior to the adoption of the TODSpecial District and that do not conform to the TOD Special District standards aresubject to the standard nonconformity provisions of the LUO.

Nonconforming uses can be expanded to other parts of an existing structure orstructures on a lot, but new floor area cannot be developed for a nonconforminguse. New development (floor area) shall be occupied by conforming uses.

Nonconforming structures may be repaired and modified where there is noproposed increase in floor area, but if the structure is destroyed by any means toan extent of more than 90 percent of its replacement cost at the time ofdestruction, then any reconstruction will have to meet the Special District permitstandards (the prevailing threshold is 50 percent of the replacement cost).

A nonconforming structure may be expanded if the expansion complies with theSpecial District development standards and does not increase nonconformity.

Existing structures on lots with nonconforming site development can be repairedand modified without value limits. Where the work involves new floor area orreconfiguration of the site, the new work shall comply with the standards of theSpecial District.

TOD Special District Permits: A project that is compliant with all of the developmentstandards of the Special District on a lot less than an acre in size will not require a SpecialDistrict permit. In such a case, the project can proceed directly to the ministerial building permitprocess. On the other hand, when an Applicant seeks additional height or density, or requeststo modify one or more Special District development standards, a TOD Special District permitprocess is available. As discussed in the sections on height and density, where an Applicantseeks height or density bonuses, the application will have to demonstrate how the project isproviding community benefits to offset or mitigate the additional height or density. Developerswho believe they cannot meet all of the new Special District standards may request to modifythe standards when they can show their proposed development is consistent with the goals andobjectives of the TOD Special District, and when they show how they will mitigate the impactsassociated with the modification. For example, if a landowner cannot locate the building within10 feet of the front property line because the topography of the site prevents such a location ofthe structure, the landowner can seek to adjust the maximum setback standard through aSpecial District permit. Through the permit, the DPP can review the project and seek ways tomitigate the additional setback. For example, a clear pedestrian path to the building will mitigatethe additional setback and provide an inviting path from the sidewalk to the building.

Certain projects or sites will require a Special District permit even if no modifications inheight, density, or development standards are required. Projects involving development onsites one acre or more in size, residential developments in the IMX-1 Industrial CommercialMixed Use District, streetscape improvements in the right-of-way, and certain infrastructureimprovements will require Special District permits.

Ultimately, we are proposing a system in which a developer who meets all of thedevelopment standards along key streets in the Special District can avoid discretionary reviewsand proceed directly to a building permit. Only those Applicants seeking modification of thestandards and/or height/density bonuses will face a discretionary review process. This will helpstreamline the review process and will reward those who comply with the Special Districtstandards with faster processing times. Applicants who have difficulty meeting the proposed

12

standards or who wish to be more creative may apply for a Special District permit to allow someflexibility without a variance.

PD-T Permit: The purpose of the PD-T permit is to provide opportunities for creative,innovative redevelopment projects that would not be possible under a strict adherence to thedevelopment standards of the LUO. This permit will function similarly to the PD-R and InterimPD-T permits and will be approved by the City Council via resolution. In order to qualify for thePD-T permit, zoning lots must be at least one acre in size. Through a PD-T permit process, anApplicant can request to double the allowable density and attain the bonus height limit shown onthe zoning maps. Other development standards, like parking and yard requirements, may alsobe modified. Through this process the City Council can assess the requested modifications andproject scale in order to determine the level of public benefits that would mitigate any impactsrelated to those modifications. Community benefits like affordable housing, dedicated publicgathering places, or a new bicycle lane will be required to mitigate the impacts of granting thehigher density and height. Other community benefits proposed by the Applicant may also beconsidered.

VII. Recommendation

In summary, the proposed TOD Special District and related development standards areconsistent with the goals and objectives of the TOD enabling ordinance and will provide anenvironment within the rail transit station areas that facilitates safe, effective, qualitydevelopment resulting in fabulous transit-enhanced neighborhoods. The DPP recommendsapproval of the attached draft bill to establish a TOD Special District.

CITY COUNCILCITY AND COUNTY OF HONOLULU

HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________

A BILL FOR AN ORDINANCE

1

TO AMEND CHAPTER 21, REVISED ORDINANCES OF HONOLULU 1990, ASAMENDED (THE LAND USE ORDINANCE), RELATING TO THE TRANSIT-ORIENTEDDEVELOPMENT SPECIAL DISTRICT.

BE IT ORDAINED by the People of the City and County of Honolulu:

SECTION 1. Purpose and intent. The purpose of this ordinance is to establish aspecial district with appropriate land use standards and guidelines for those areasaround the Honolulu Rail Transit Project stations. Transit-oriented development (TOD)in this special district should be designed to have a positive, robust economic impact,improve transit ridership and the use of multimodal transportation, contribute to openspaces and parks, and provide a broad range of housing units.

SECTION 2. Figure 21-2.1 (Permit Application Processing Time), RevisedOrdinances of Honolulu 1990, as amended, is repealed and replaced as follows:

DPPTODSD.B15


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


2

[Figure 21-2.1 Permit Application Processing Time


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


3


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


4

]


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


5

Figure 21-1 Permit Application Processing TimeNo. of Days: 0 15 30 45 60 75 90

Minor Permits1

1. Zoning Adjustment

2. Waiver

3. Existing Use Permit

4. Conditional Use Permit (minor)2

5. Special District Permit (minor)

A Director's Review

A Director's Review

A Director's Review

A Director's Review

A Director's Review

No. of Days: 0 45 90 120 150 180 210 240 270Major Permits

1. a. Zone Changeb. Establishment or

Amendment toSpecial Districts

2. Plan Review Use

3. a. Conditional Use Permit(Major)

b. Planning Development-Housing

4. a. Special District Permit(Major)

b. Downtown Heights inExcess of 350 feet

A

Informalreview and

NeighborhoodBoard

Agencies'comments/Director's

review

A

Informalreview and

NeighborhoodBoard


review

A

Informalreview and

NeighborhoodBoard


review

A

Informalreview and

NeighborhoodBoard

Agencies'comments/

DesignAdvisory

commentsDirector's

review

PC

PlanningCommmission

reviewCity Council review

H

H H

City Council review

H

H

H

Legend

A

Open date

Acceptance of completed application

Public hearing occurring in this period

Deadline for action by the Director

H

Deadline for action by City Council

Variable time period

Deadline for action by Planning Commission(30 days from close of public hearing)

PC

Note: The processing time suggested for each different permit listed on this exhibit is for illustration purposes only and may vary according toindividual circumstances. Applicants should refer to the appropriate section of Article 2 for precise time requirements.1 Before submitting an application for a minor permit for the following uses, the applicant must request an opportunity to present to theappropriate neighborhood board; (a) transmitting antenna mounted on a building or rooftop in a country, residential, A-1 or AMX-1 District or afreestanding antenna structure; (b) meeting facility; (c) day-care facility; or (d) school (elementary, intermediate and high). See Sec. 21-2.40-1.2 Deadline for Director's action may be extended for permits concerning meeting facilities, day-care facilities and schools (elementary,intermediate and high). See Sec 21-2.40-1.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


6

Figure 21-1 (continued)No. of Days: 0 21 60 80 140 185

Major Permits

1. Cluster Housing,Agricultural andCountry Cluster

2. PD-R/PD-A/PD-T/IPD-T

A

21 dayconceptual

review


review

ANeighborhood

Board

Agencies'comments/ Director's

review

CityCouncilreview

H

Legend

Open date

Public hearing occuring in this period

Deadline for action by City Council

H

Deadline for action by the Director

Variable time period

Acceptance of completed applicationA

Note: The processing time suggested for each different permit listed on this exhibit is for illustration purposes only and may vary according toindividual circumstances. Applicants should refer to the appropriate section of Article 2 for precise time requirements.1 Presentation to the Design Advisory Committee is not required for PD-T and IPD-T projects. See Sec.21-2.110-2(d) and (g).

Review ofdetailedplan byDesign

AdvisoryCommittee

and Director1

SECTION 3. Section 21-2.110-2, Revised Ordinances of Honolulu (ROH) 1990,as amended (Planned development-resort, planned development-apartment, andinterim planned development projects), is amended to read as follows:

Section 21-2.110-2 Planned development-resort, planned development-apartment, planned development-transit, and interim planneddevelopment-transit projects.

(a) Applications for approval of planned development-resort (PD-R) and planneddevelopment-apartment (PD-A) projects in the Waikiki special district,applications for approval of planned development-transit (PD-T) in the TODspecial district, and interim planned development-transit (IPD-T) projects shall beprocessed in accordance with the following subsections.

(b) Preapplication Procedures. Before the submission of an application, theapplicant shall:


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


7

(1) For PD-T and IPD-T projects, attend a pre-application meeting with thedepartment to conduct an informal review of the project, unless thedepartment determines that such a meeting is unnecessary. Theapplicant shall be prepared to discuss how the project can accomplish thegoals and objectives of Section 21-9.100-4 and:

(A) The approved neighborhood TOD plan for the affected area; or

(B) If the neighborhood TOD plan has not yet been approved, the draftneighborhood TOD plan. As used in this section, "draftneighborhood TOD plan" means the most current version of theplan then under consideration by the department or the council,commencing with the first public review draft released by thedirector to the community for review and comment; and

(2) For all planned-development projects, [Present] present the proposal tothe neighborhood board in whose district the project is to be located.Notice of the presentation, or the applicant's good faith efforts to makesuch a presentation, shall be given to all owners of properties adjoiningthe proposed project.

(c) For all planned-development projects, [Upon] upon acceptance of the completedapplication by the director, the director shall notify the council of the acceptance,providing the council with the date of the director's acceptance of the applicationand a brief description of the proposal contained in the application. The directorshall hold a public hearing concerning the conceptual plan for the project at adate set no less than 21 nor more than 60 calendar days after the date on whichthe completed application is accepted, unless the 60-day period is waived by theapplicant. This hearing may be held jointly and concurrently with any otherhearing required for the same project. The director shall give written notice of thepublic hearing to the neighborhood board in whose district the project is to belocated no less than 15 days prior to the public hearing.

For PD-T and IPD-T projects, a complete application shall demonstrate how theproject achieves consistency with:

(1) The approved neighborhood TOD plan for the affected area; or

(2) If the neighborhood TOD plan has not yet been approved, the draftneighborhood TOD plan.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


8

(d) [Except for applications for IPD-T projects] For PD-R and PD-A projects only, theconceptual plan for the project shall also be presented to the design advisorycommittee for its appropriate recommendations prior to transmittal of theapplication to the council for a conceptual plan review and approval.

(e) Upon conclusion of the public hearing and (except for PD-T and IPD-T projects)design advisory committee review, and not more than 80 days after acceptanceof the application, unless the applicant waives the 80-day period, the directorshall submit a report and recommendations to the council.

(f) The council shall approve the conceptual plan for the project, in whole or in part,with or without conditions or modifications, by resolution, or shall disapprove theconceptual plan. The council may disapprove the conceptual plan by resolution,but if the council does not take final action within 60 days after its receipt of theapplication, the application shall be deemed denied. The applicant may request,and the council may approve, an extension of time if it is made in writing, prior tothe requested effective date of the extension. An application for council approvalof a conceptual plan for a PD-R, PD-A, PD-T, or IPD-T project may be processedconcurrently with development plan amendments under Chapter 24, specialmanagement area use permits under Chapter 25, and zoning district changes.

(g) If the council approves the conceptual plan for the project, the application, asapproved in concept by the council, shall continue to be processed for furtherdetailed review and final action by the director.

(1) The director shall present the detailed plan for the project to the designadvisory committee for its recommendation, except in the case of PD-Tand IPD-T projects.

(2) Within 45 days of council approval, the director shall approve theapplication in whole or in part, with or without conditions or modifications,or deny the application, with reasons for final action set in writing to theapplicant.

(3) The applicant may request in writing to the director an extension of time asmay be necessary for good cause.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


9

SECTION 4. Section 21-3.90-1(c), ROH 1990, as amended, (Apartment mixeduse district uses and development standards) is amended to read as follows:

(c) Additional Development Standards.(1) Except for necessary access drives and walkways, all yards shall be

landscaped.

(2) Optional Yard Siting. In the AMX-2 and AMX 3 districts, parking lots andgarages may extend to side and rear property lines, provided the followingrequirements are met:

(A) An area or areas of open space equivalent to the area to be usedfor parking or accessory use structures are provided elsewhere onthe zoning lot. This open space shall be maintained in landscaping,except for drives or walkways necessary for access to adjacentstreets. Parking may overhang the open space up to three feet ifwheel stops are installed. A minimum of 50 percent of the openspace shall be contiguous to the street frontage abutting the zoninglot;

(B) Any parking floor in the 10 feet adjacent to the property line shallnot be more than four feet above existing grade; and

(C) Landscaping required under Section 21-4.70 is provided andmaintained.

(3) Height Setbacks. In the AMX-2 and AMX-3 districts, for any portion of astructure over 40 feet in height, additional side and rear setbacks shall beprovided; for each 10 feet of additional height or portion thereof, anadditional one-foot setback shall be provided. The additional setback shallbe a continuous plane from the top of the structure to the height of 40 feetabove grade (see Figure 21-3.3).

(4) Commercial Use Density and Location.

(A) The floor area of any use marked with a superscript-1 under Table21-3, either occurring as a single use on a zoning lot or incombination with other uses, shall not exceed an FAR asenumerated in Table 21-3.3, and such floor area shall be countedas part of the total FAR allowed.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


10

(B) Where these commercial uses are integrated with dwelling uses,pedestrian access to the dwellings shall be physically,mechanically, or technologically independent from other uses andshall be designed to enhance privacy for residents and their guests.No floor above the ground floor shall be used for both dwelling andcommercial purposes.

SECTION 5. Section 21-3.110-1, Chapter 21, ROH 1990, as amended,(Business district uses and development standards) is amended by amendingsubsection (c) to read as follows:

(c) Additional Development Standards.

(1) Except for necessary access drives and walkways, all yards shall belandscaped.

(2) B-1 District Transitional Height Setback. Where a zoning lot adjoins azoning lot in a residential district, the residential district height setbacksshall be applicable at the buildable area boundary line of the adjoiningside of the B-1 zoning lot (see Figure 21-3.5).

(3) B-2 District Height Setbacks. Within the B-2 district, any portion of astructure over 40 feet in height shall have additional height setbacks; foreach 10 feet of additional height or portion thereof, an additional one-footsetback shall be provided. The additional setback shall be a continuousplane from the top of the structure to the height of 40 feet above grade(see Figure 21-3.3).

(4) B-2 District Transitional Height Setback.

(A) Where a zoning lot adjoins a zoning lot in a residential, A-1 orAMX-1 district, the residential district height setback shall beapplicable at the buildable area boundary line of the adjoining sideof the B-2 zoning lot (see Figure 21-3.5).

(B) Where a zoning lot adjoins a zoning lot in an A-2, A-3, AMX-2,AMX-3 or resort district, no portion of a structure shall exceed40 feet in height along the buildable area boundary line on theadjoining side of the B-2 zoning lot, provided that additional height


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


11

shall be permitted if the additional height is set back one foot fromthe buildable area boundary line for each 10 feet in height orfraction thereof. This setback shall be a continuous plane from thetop of the structure to the beginning of the additional height (seeFigure 21-3.5).

[(4) Street Setbacks. Within the B-2 district, no portion of a structure shallexceed a height equal to twice the distance from the structure to thevertical projection of the center line of any street (see Figure 21-3.7).]

(5) Open Space Bonus. Within the B-2 district:

(A) For each square foot of public open space provided, five squarefeet of floor area may be added, exclusive of required yards;

(B) For each square foot of arcade area provided, three square feet offloor area may be added, exclusive of required yards; and

(C) Maximum density with open space bonuses shall not exceed anFAR as provided under Table 21-3.4.

SECTION 6. Section 21-3.120-2, Chapter 21, ROH 1990, as amended,(Business mixed use district uses and development standards) is amended byamending subsection (c) to read as follows:


(1) Except for necessary access drives and walkways, all yards shall belandscaped.

(2) BMX-3 District Height Setbacks. Within the BMX-3 district, any portion ofa structure over 40 feet in height shall have additional height setbacks; foreach 10 feet of additional height or portion thereof, an additional one-footsetback shall be provided. The additional setback shall be a continuousplane from the top of the structure to the height of 40 feet above grade(see Figure 21-3.3).

(3) BMX-3 District Transitional Height Setbacks.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


12

(A) Where a zoning lot adjoins a zoning lot in a residential, A-1 orAMX-1 district, the residential district height setback shall beapplicable at the buildable area boundary line of the adjoining sideof the BMX-3 zoning lot (see Figure 21-3.5).

(B) Where a zoning lot adjoins a zoning lot in an A-2, A-3, AMX-2,AMX-3 or resort district, no portion of a structure shall exceed 40feet in height along the buildable area boundary line on theadjoining side of the BMX-3 zoning lot, provided that additionalheight shall be permitted if the additional height is set back one footfrom the buildable area boundary line for each 10 feet in height orfraction thereof. This setback shall be a continuous plane from thetop of the structure to the beginning of the additional height (seeFigure 21-3.5).

[(3)] (4) BMX-4 District Transitional Height Setback. Where a zoning lot adjoins azoning lot in a residential, apartment, apartment mixed use or resortdistrict, the height setback of the adjoining district shall be applicable atthe buildable area boundary line of the adjoining side of the BMX-4 lot(see Figure 21-3.5).

[(4)] (5) BMX-4 District Height Setback. For a minimum of 50 percent of anycontiguous street frontage, no portion of a structure located on a lotadjacent to a street shall exceed a height which is intersected by a planeover the buildable area which makes an angle of 65 degrees with thehorizontal at ground elevation at the center line of the street (see Figure21-3.9).

[(5) Street Setbacks and] (6) Street Trees.

[(A) Within the BMX-3 district, no portion of a structure shall exceed aheight equal to twice the distance from the structure to the verticalprojection of the center line of any street (see Figure 21-3.7)

(B)] If a street tree plan exists for the street which fronts the project, theapplicant shall install a street tree or trees, as required by thedirector.

(6) BMX-3 District Open Space Bonus.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


13

(A) For each square foot of public open space provided, five squarefeet of floor area may be added, exclusive of required yards;

(B) For each square foot of arcade area provided, three square feet offloor area may be added, exclusive of required yards; and

(C) Maximum density with open space bonuses shall not exceed anFAR as provided under Table 21-3.4.

(7) BMX-4 District Open Space Bonus.

(A) For each square foot of public open space provided, 10 square feetof floor area may be added. If provided, front yards may beincluded as public open space;

(B) For each square foot of arcade area provided, five square feet offloor area may be added;

(C) Maximum density with open space bonuses shall not exceed anFAR as provided under Table 21-3.4; and

(D) For developments which exceed a height of 350 feet, for eachsquare foot of public open space provided, 10 square feet of floorarea may be added below 350 feet of building height or sevensquare feet of floor area may be added above 350 feet of buildingheight. If provided, front yards may be included as public openspace.

(8) BMX-4 District Heights Above 350 Feet. For developments which exceeda height of 350 feet, but are permitted higher heights on the zoning maps,refer to Section 21-3.120-1.

(9) Historic Resources Bonus. For developments in the BMX-4 district whichexceed a height of 350 feet, refer to Section 21-3.120-1 for provisionsrelating to additional floor area permitted for preservation of historicresources.

SECTION 7. Section 21-3.140-1, Revised Ordinances of Honolulu 1990, asamended, (Industrial-commercial mixed use district uses and development standards),is amended by amending subsection (c) to read as follows:


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


14


(1) Density. For purposes of this subdivision, uses marked by a superscript 2

in Table 21-3 shall be considered "commercial uses." The maximum FARfor a zoning lot shall be as follows:

Maximum FAR Provided the following minimumFAR, in aggregate, of the total floorarea on the zoning lot is devoted topermitted "noncommercial" principaluses

1.5 0.002.0 0.52.5 0.75

Except a maximum 2.5 FAR with no limit for floor area devoted tocommercial uses shall be applicable to zoning lots of 10,000 square feetor less in areas that were of record on June 14, 1993, or to zoning lotswithin any technology park so designated in Chapter 24 for which therehas been recorded a unilateral agreement pursuant to Section 21-2.70,which includes limitations on the permitted uses in the technology park.

(2) Transitional Height Setbacks.

(A) Where a zoning lot adjoins a zoning lot in a residential, A-1 orAMX-1 district, the residential district height setback shall beapplicable at the buildable area boundary line of the adjoining sideof the IMX-1 zoning lot (see Figure 21-3.5).

(B) Where a zoning lot adjoins a zoning lot in an A-2, A-3, AMX-2,AMX-3, or resort district, no portion of a structure shall exceed 40feet in height along the buildable area boundary line on theadjoining side of the IMX-1 zoning lot, provided that additionalheight shall be permitted if the additional height is set back one footfrom the buildable area boundary line for each 10 feet in height orfraction thereof. This setback shall be a continuous plane from thetop of the structure to the beginning of the additional height (seeFigure 21-3.5).

(3) [Street Setbacks. On zoning lots adjacent to a street, no portion ofa structure shall exceed a height equal to twice the distance from


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


15

the structure to the vertical projection of the center line of the street(see Figure 21-3.7).] Height Setbacks. Any portion of a structureover 40 feet in height shall have additional height setbacks; foreach 10 feet of additional height or portion thereof, an additionalone-foot setback shall be provided. The additional setback shall bea continuous plane from the top of the structure to the height of 40feet above grade (see Figure 21-3.3).

SECTION 8. Figure 21-3.3, Revised Ordinances of Honolulu 1990, as amended,is amended as follows:

Figure 21-3.3A-2, A-3, AMX-2, AMX-3, B-2, BMX-3, AND IMX-1

DISTRICT HEIGHT SETBACK


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


16

SECTION 9. Figure 21-3.7, Revised Ordinances of Honolulu 1990, as amended,is amended as follows:

Figure 21-3.7STREET SETBACKS ([B-2, BMX-3,] I-2,

AND 1-3 [AND IMX] DISTRICTS)

SECTION 10. Section 21-5.210, Revised Ordinances of Honolulu 1990, asamended, (Dwellings, multifamily) is amended to read as follows:

Sec. 21-5.210 Dwellings, Multifamily.

In the BMX-3 zoning district, where multifamily dwellings are integrated with otheruses, pedestrian access to the dwellings shall be physically, mechanically, ortechnologically independent from other uses and shall be designed to enhance privacyfor residents and their guests.

SECTION 11. Section 21-5.490, Revised Ordinances of Honolulu 1990, asamended, (Off-site parking facilities) is amended by amending subsections (a) and (b)to read as follows:


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


17

Sec. 21-5.490 Off-site vehicular and bicycle parking facilities.

(a) The distance of the entrance to the vehicular parking facility from the nearestprincipal entrance of the establishment or establishments involved shall notexceed 400 feet by customary pedestrian routes. The distance of the entrance tothe bicycle parking facility from the nearest principal entrance of theestablishment or establishments involved shall not exceed 200 feet by customarypedestrian routes.

(b) When the off-site vehicular or bicycle parking is necessary to meet minimumparking requirements, then a written agreement assuring continued availability ofthe number of spaces indicated shall be drawn and executed, with a certifiedcopy to be filed with the director. The agreement shall stipulate that if such spaceis not maintained, or space acceptable to the director substituted, the use, orsuch portion of the use as is deficient in number of parking spaces, shall bediscontinued. The agreement shall be subject to the approval of the corporationcounsel.

SECTION 12. Section 21-6.140, Revised Ordinances of Honolulu 1990, asamended, (Exceptions to off-street parking and loading requirements) is amended byamending subsection (b) to read as follows:

Sec. 21-6.140 Exceptions to off-street parking and loading requirements.

(b) All buildings and uses, except multifamily dwellings and hotels, which are locatedwithin the boundaries of any improvement district for public off-street vehicular orbicycle parking and which have been assessed their share of the cost of theimprovement district, shall be exempt from off-street parking and/or bicycleparking requirements of this chapter.

SECTION 13. Chapter 21, Article 6, Revised Ordinances of Honolulu 1990, asamended, is amended by adding a new Section 21-6.150 to read as follows:

Section 21-6.150 Bicycle Parking

(a) Short- and long-term bicycle parking.

(1) For the purposes of this chapter, short-term bicycle parking shall meanbicycle parking for customers and visitors of an establishment inconvenient, accessible, and visible areas. Short-term bicycle parking


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


18

should be located as close as possible to the entrances of the principaluses on a lot so that it is highly visible and easily identifiable.

(2) For the purposes of this chapter, long-term bicycle parking shall meansecure, weather protected bicycle parking intended for employees,residents, commuters, and other visitors who generally stay at a site forseveral hours, or overnight.

(b) In the apartment, apartment mixed use, business, and business mixed usedistricts, bicycle parking shall be provided as required below:

Short-Term Bicycle Parking Long-Term Bicycle Parking

Non-ResidentialUses

1 space per 2,000 square feetof floor area

or1 space per 10 vehicle spaces,

whichever is greater

1 space per 12,000 square feetof floor area

or1 space per 30 vehicle spaces,

whichever is greaterResidential Uses

1 space for every 10 unitsor

10 spaces,whichever is greater

1 space for every 2 dwellings orlodging units

(c) Both short- and long-term bicycle parking shall be provided whenever new floorarea, a new dwelling unit, or a new parking structure is proposed.

(d) Anchoring and Security. For each bicycle parking space required, a bicycle rackshall be provided to which a bicycle frame and one wheel can be secured with ahigh-security U-shaped lock if both wheels are left on the bicycle. If a bicycle canbe locked to each side of the rack without conflict, each side may be countedtoward a required space.

(e) Size and Accessibility. Each bicycle parking space shall be a minimum of twofeet in width and six feet in length and shall be accessible without movinganother bicycle. Bicycle parking spaces shall be clear of walls, poles,landscaping (other than ground cover), street furniture, drive aisles, pedestrianways, and vehicle parking spaces for at least five feet.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


19

SECTION 14. Section 21-9.20-2, Revised Ordinances of Honolulu 1990, asamended, (Major, minor, and exempt projects) is amended to read as follows:

Sec. 21-9.20-2 Major, minor, and exempt projects.

All development in any special district shall be classified into one of threecategories: major, minor, or exempt. Major and minor projects shall require a specialdistrict permit and shall be processed under Sections 21-2.40-2 and 21-2.40-1,respectively. Tables 21-9.1 through [21-9.7] 21-9.8 shall be used as a guide todetermine the category of a particular project within each special district.

(a) Major Permits. These permits are intended for projects that may significantlychange the intended character of the special district. All major permits, other thanTOD special district permits, shall be reviewed by the design advisory committeeas specified in Section 21-2.40-2.

(b) Minor Permits. Minor permits are intended for projects which will have limitedimpact and are considered minor in nature. The director shall have the right toreview and modify such projects.

(c) Exempt Projects. Exempt projects will have negligible or no impact and thereforedo not require review. They include projects which require emergency repairs,interior work and do not change the exterior appearance of a structure. Withinthe TOD special district, projects that do not require discretionary review becausethey meet the development standards found in Section 21-9.100-8, shall also beexempt projects.

SECTION 15. Section 21-9.100, Revised Ordinances of Honolulu 1990, asamended, (Transit-oriented development (TOD) special district) is amended to read asfollows:

Sec. 21-9.100 Transit-oriented development (TOD) special district.

(a) The purpose of this section is to establish [a procedure for the establishment of]a TOD special [districts] district [known as TOD zones] around rapid transitstations to encourage appropriate transit-oriented development.

(b) The regulations applicable [to a] in the TOD [zone] special district shall be inaddition to underlying zoning district and, if applicable, special district,regulations, and may supplement and modify the underlying regulations. [Where


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


20

a transit station is located within or adjacent to an existing special district, theTOD zone provisions may be incorporated in the existing special districtprovisions.] If any regulation pertaining to [a] the TOD [zone] special districtconflicts with any underlying zoning district [or special district regulation], theregulation applicable to the TOD [zone] special district shall take precedence. Ifany regulation pertaining to the TOD special district conflicts with another specialdistrict regulation, the regulation applicable to the other special district shall takeprecedence.

(c) As used in this section:

Active ground floor activities mean those uses and activities that willencourage pedestrian movement and activate the ground floor of buildings,including retail establishments, restaurants, personal service establishments,lobbies for hotels or multifamily dwelling uses, galleries, theaters, and othersimilar uses and activities.

Bike-walk greenway means shared-use paths or trails for pedestrians,cyclists, and other users of nonmotorized transportation modes within or adjacentto the TOD special district. Certain development standards will apply only tothose zoning lots that abut the bike-walk greenway. Bike-walk greenways areidentified on the exhibits set out at the end of this section.

Community benefits means those project elements which will mitigateimpacts of greater heights or greater density or modifications to special districtdevelopment standards. Examples of community benefits include affordablehousing, open space, parks, right-of-way improvements, financial contributions toexisting community amenities or public uses, and facilities that enhance thepedestrian experience and/or improve multimodal transportation.

Key streets means streets within the TOD special district which are mostvital to facilitating a walkable, vibrant, economically active neighborhood in thedirect vicinity of the rail station. Certain development standards will apply only tothose lots fronting a designated key street. The key streets are identified on theexhibits set out at the end of this section.

Nonconforming site development means a zoning lot with structuresand/or uses that comply with underlying zoning district standards, but are not inconformance with all of the standards of the special district, including, but notlimited to, building location, yard and setback requirements, street facades,building orientation and entrances, parking lot design and location, and bicycleparking.

Setback means the distance from the property line to the front facade ofa building.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


21

Street Tree Plan means a Street Tree Planting Plan approved inaccordance with the Standards and Procedures for the Planting of Street Trees.

TOD means transit-oriented development.TOD development regulations means the regulations establishing the

permitted uses and structures and development standards within a TOD zone,which shall be established by the council by ordinance, pursuant to theprovisions of this section. TOD development regulations [shall be specific toeach TOD zone and] may include [both zone and subzone specific] provisionsspecific to certain station areas.

TOD special district means that area surrounding existing and future railtransit stations along the rail alignment identified on the exhibits set out at theend of this section. Land within the TOD special district shall be subject to TODdevelopment regulations.

TOD [zone] station area means the parcels of land around a [rapid] railtransit station subject to the TOD development regulations. Generally, the [TODzone shall include the parcels of land where any portion of each parcel is within2,000 feet of a transit station, provided that for any such parcel, the entire parcelmust be within one mile of the transit station; provided further that the council, byordinance, may include or exclude any parcel from the TOD zone either upon itsown initiation or upon written request of the director.] station area will consist ofthat land within approximately one-quarter to one-half mile of the related transitstation, which is roughly the distance of a 5- to 10- minute walk from the station,as identified on the exhibits set out at the end of this section.

SECTION 16. Section 21-9.100-1, Revised Ordinances of Honolulu 1990, asamended, (Creation of TOD development regulations) is repealed and replaced toread as follows:

Sec. 21-9.100-1 [Creation of TOD development regulations.] TOD specialdistrict findings.

[For each TOD zone, a set of TOD development regulations shall be created tofoster and encourage transit-oriented development and redevelopment of such TODzone. The TOD development regulations shall include the minimum requirements inSection 21-9.100-4, and may include any other provisions, incentives and restrictions.

Prior to January 1, 2010, the TOD development regulations for each TOD zonemay be based on a neighborhood plan that addresses transit-oriented development(neighborhood TOD plan). The plans may include more than one station, and mayaddress other community concerns and opportunities. On or after January 1, 2010, the


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


22

council may initiate proposed ordinances establishing a TOD zone and TODdevelopment regulations applicable thereto where no neighborhood TOD plan has beenadopted; provided, however, that there shall be a recognition that the use ofneighborhood TOD plans shall be the preferred way to create TOD developmentregulations for each TOD zone and amendments to the development regulations shouldbe considered upon the completion of a neighborhood TOD plan.]

(a) The City and County of Honolulus rail transit system represents a significantinvestment by the community to improve mobility and re-shape the urban form.Transit-oriented development regulations will support the use of multimodaltransportation with the creation of vibrant, mixed use developments and qualitycommunity gathering places around transit stations.

(b) Development along the transit corridor that contains a cohesive and rich mix ofuses and a variety of housing types can support the public investment in railtransit and direct a large portion of Oahus future population growth to the railcorridor, reducing pressures to develop in rural agricultural lands, open spaces,and suburban residential areas.

(c) Therefore, it is necessary to establish special controls and allowances thatrespond to the unique characteristics of TOD and shape development aroundtransit stations to foster more livable communities, respond to local conditions,take full advantage of transit, and support the publics investment.

SECTION 17. Section 21-9.100-2, Revised Ordinances of Honolulu 1990, asamended, (Neighborhood TOD plans) is amended to read as follows:

Sec. 21-9.100-2 Neighborhood TOD plans.

(a) For each TOD [zone] station area or combination of station areas, thedepartment shall prepare a neighborhood TOD plan which serves as the basisfor the creation or amendment of a TOD [zone] special district and the TODdevelopment regulations applicable thereto. Each neighborhood TOD plan shalladdress, at minimum, the following:

(1) The general objectives for the particular TOD [zone] station area in termsof overall economic revitalization, neighborhood character, and uniquecommunity historic and other design themes. Objectives shall summarizethe desired neighborhood mix of land uses, general land use intensities,


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


23

circulation strategies, general urban design forms, and cultural and historicresources that form the context for TOD.

(2) Recommend parcels to be included in the TOD [zone] special district,taking into account natural topographic barriers, extent of market interestin redevelopment, and the benefits of transit including the potential toincrease transit ridership.

(3) Recommended zoning controls, including architectural and communitydesign principles, open space requirements, parking standards, and othermodifications to existing zoning requirements, or the establishment of newzoning precincts, as appropriate, including density incentives. Prohibitionof specific uses shall be considered. Form-based zoning may beconsidered.

(4) Preservation of existing affordable housing and potential opportunities fornew affordable housing, and as appropriate, with supportive services.

(5) Avoid gentrification of the community.

(6) General direction on implementation of the recommendations, includingthe phasing, timing and approximate cost of each recommendation, asappropriate, and new financing opportunities that should be pursued.

(b) The process of creating neighborhood TOD plans shall be inclusive, open toresidents, businesses, landowners, community organizations, governmentagencies, and others.

(c) The process shall consider population, economic, and market analyses andinfrastructure analyses, including capacities of water, wastewater, and roadwaysystems. Where appropriate, public-private partnership opportunities shall beinvestigated.

(d) The neighborhood TOD plan shall be consistent with the applicable regionaldevelopment plan.

(e) To the extent practical, the neighborhood TOD plan shall be consistent with anyapplicable special area plan or community master plan, or makerecommendations for revisions to these plans.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


24

(f) The neighborhood TOD plan shall be submitted to the council and approval ofthe plan shall be by council resolution, with or without amendments.

(g) Waipahu Neighborhood TOD Plan.

(1) The Waipahu Neighborhood TOD Plan was adopted by the City Councilvia Resolution No. 14-47, CD 1, on April 16, 2014. It includes the WestLoch and Waipahu Transit Center station areas.

(2) The Waipahu Transit Center station area reflects Waipahus heritage as aformer sugar plantation town. The area is generally low-rise in characterand contains a wide range of uses. The plan envisions the retention of thehistoric low-rise character while providing new retail, office, and residentialopportunities in a walkable, mixed use setting in the areas along WaipahuDepot Road and Farrington Highway.

(3) Development in the West Loch station area will be concentrated in thearea adjacent to the transit station along Farrington Highway and LeooleStreet. The plan envisions a higher density commercial center with mixeduse buildings along Farrington Highway, while Leoole and Leoku Streetsserve as pedestrian-oriented streets with active ground floor activities andpedestrian access to the Pearl Harbor Historic Trail.

SECTION 18. Sections 21-9.100-3, Revised Ordinances of Honolulu 1990, asamended, (Processing of proposed ordinances establishing TOD zones and the TODdevelopment) is amended to read as follows:

Sec. 21-9.100-3 Processing of proposed ordinances establishing the TOD[zones] special district and [the TOD] development regulations applicable thereto.

[(a)] If the council approves a neighborhood TOD plan, with or without amendments,the director shall [, within 120 days after the approval,] submit to the planningcommission a proposed ordinance establishing [a TOD zone for] the TOD specialdistrict or expanding the existing special district to include the applicable[neighborhood] station area(s) and the TOD development regulations applicablethereto.

[(b) If the council, pursuant to Section 21-9.100-1, initiates a proposed ordinanceestablishing a TOD zone and the TOD development regulations applicablethereto where no neighborhood TOD plan has been adopted, the director shall,


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


25

within 120 days after adoption of the resolution initiating the ordinance, submit tothe planning commission a report accompanied by the proposed ordinance andany alternative ordinance proposed by the director. The provisions of Chapter 2,Article 24, relating to council proposals to amend the zoning ordinances and theprocessing thereof by the department, shall not apply to council proposals toestablish a TOD zone and the TOD development regulations applicable thereto.The director may request, and the council may approve, a 60-day extension ofthe deadline to submit a report and proposed ordinance to the planningcommission under the following procedure:

(1) Within the existing deadline, the director shall submit to the council arequest for an extension of the deadline and an interim report describingthe status of the directors processing of the council proposal and thereasons that additional time is needed for processing.

(2) The council may approve or deny the proposed extension by adoption of acommittee report. If the council fails to take final action on the proposedextension within 45 days after receipt of the directors request, or theexisting deadline, whichever occurs first, the extension shall be deemeddenied.

(3) If an extension of the deadline is approved by the council, the director maythereafter request subsequent extensions of the deadline in accordancewith the procedure described above.]

SECTION 19. Sections 21-9.100-4, Revised Ordinances of Honolulu 1990, asamended, (TOD development regulations minimum requirements) is amended to readas follows:

Sec. 21-9.100-4 TOD development regulations minimum requirements.

The TOD development regulations for [each] the TOD [zone] special district shallinclude, but not be limited to, the following provisions:

(a) Allowances for a mix of land uses, both vertically and horizontally, includingaffordable housing.

(b) Density and building height limits that may be tied to the provision of communityamenities, such as public open space, affordable housing, and communitymeeting space.


HONOLULU, HAWAII

ORDINANCE ______________

BILL _____________________


26

(c) Elimination or reduction of the number of required off-street parking spaces,including expanded allowances for joint use of parking spaces.

(d) Design provisions that encourage use of rapid transit, buses, bicycling, walking,and other non-automobile forms of transport that are safe and convenient.

(e) Guidelines on building orientation and parking location, including bicycle parking.

(f) Identification of important neighborhood historic, scenic, and cultural landmarks,and controls to protect and enhance these resources.

(g) Design controls that require human-scale architectural elements at the groundand lower levels of build

Date post:	13-Apr-2017
Category:	News & Politics
Author:	honolulu-civil-beat
View:	3,931 times
Download:	0 times

Honolulu land use ordinance amendment

News & Politics

Poisons and Narcotic Drugs (Amendment) Ordinance 1988

Mandatory Provident Fund Schemes (Amendment) Ordinance 2012 Contents

EMPLOYEES COMPENSATION ASSISTANCE (AMENDMENT) ORDINANCE 2002legco.gov.hk/yr01-02/english/ord/ord016-02-e.pdf · · 2007-08-23(AMENDMENT) ORDINANCE 2002 CONTENTS ... relation to

Police Order 2002 With Amendment Ordinance 2006

THE COMPANIES AMENDMENT (ORDINANCE), …...THE COMPANIES AMENDMENT (ORDINANCE), 2019 & THE RECENT AMENDMENTS IN THE COMPANIES ACT - By Makarand Joshi Amendments – Companies Act,

West Bengal University Laws (Amendment) Ordinance, 2011

Amendment to the Income Tax Ordinance - ROSAK …...Amendment to the Income Tax Ordinance imposes additional reporting duties on beneficiaries of trusts and foundations A recent amendment

ZONING ORDINANCE AMENDMENT - Dripping Springs, Texas · 2017-10-10 · ZONING ORDINANCE AMENDMENT ORDINANCE NO. 1220.140 ... Dripping Springs Planning and Zoning Commission on March

Planning Commission Land Use Ordinance Amendment

CHAPTER XX AMENDMENT TO THE ORDINANCE - …hamptontownship.org/Portals/56/township ordinances/hampton zoning...xx - 1 chapter xx amendment to the ordinance amendment 36a-11 eff: 9-14-06

The Punjab Local Government Amendment Ordinance 2005

TAX LAWS (SECOND AMENDMENT) ORDINANCE 2019 MUHAMMAD AWAIS · 2020. 2. 3. · Page 4 Through 2nd Amendment Ordinance, following tax concessions are provided to individual traders having

CITY COUNCIL ORDINANCE - Honolulutraffic.com · 2017-07-24 · city council ordinance ----- city and county of honolulu honolulu, hawaii bill 65 (2012), cd1 a bill for an ordinance

LEGISLATIVE COUNCIL BRIEF · LEGISLATIVE COUNCIL BRIEF . Minimum Wage Ordinance (Chapter 608) Employment Ordinance (Chapter 57) MINIMUM WAGE ORDINANCE (AMENDMENT OF SCHEDULE 3) NOTICE

MATRIMONIAL PROCEEDINGS AND PROPERTY ... PROCEEDINGS AND PROPERTY Ord. No. 20 of 2010 (AMENDMENT) ORDINANCE A953 MATRIMONIAL PROCEEDINGS AND PROPERTY (AMENDMENT) ORDINANCE 2010 CONTENTS

Ordinance 11820 C.M.S 2004 City Fees Amendment

AIA Honolulu Land Use Ordinance Task Force...Honolulu, Hawaii 96813 12:00 PM on Friday, January 12, 2018 The City of Honolulu is looking to update its zoning ordinance (Chapter 21

Magistrates Court (Amendment) Ordinance (No. 3) … Court (Amendment) Ordinance (No. 3) 1986 No. 74 of 1986 TABLE OF PROVISIONS Section 1. Short title PART II—AMENDMENT OF THE MAGISTRATES