HALAWA AREA Transit-Oriented Development (TOD) Plan
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HALAWA AREA Transit-Oriented Development (TOD) Plan EXISTING CONDITIONS REPORT ii HALAWA AREA Transit-Oriented Development (TOD) Plan EXISTING CONDITIONS REPORT Prepared for the City & County of Honolulu by: RTKL Associates, Inc. Los Angeles - Planning and Urban Design Studio In collaboration with: Belt Collins Hawaii Fehr & Peers Keyser Marston Associates iii TABLE OF CONTENTS 1. INTRODUCTION 1.1 Purpose & Intent 1 1.1.1 Overview 1 1.1.2 Transit-Oriented Development (TOD) 2 1.1.3 Public Outreach 2 1.1.4 Existing Conditions Report 3 1.1.5 Next Steps 3 1.2 Station Location & Planning Area 4 1.2.1 Island Setting 4 1.2.2 Halawa Area Context 5 1.2.3 The Halawa Area 6 1.2.4 Neighborhoods & Employment Centers 8 1.3 Existing Plans & Policies 10 1.3.1 The Three-Tier System 10 1.3.2 Oahu General Plan: Objectives & Policies 10 1.3.3 Primary Urban Center (PUC)Development Plan 12 1.3.4 Land Use Ordinance (LUO) 12 1.3.5 TOD Ordinance 09-4 14 1.3.6 Aiea Town Center Master Plan 16 1.3.7 Joint Base Pearl Harbor-Hickam Master Plan 18 1.3.8 Aiea-Pearl City Livable Communities Plan 18 1.3.9 Oahu Bike Plan: A Bicycle Master Plan 18 1.3.10 Transit Oriented Development (TOD) Economic & Financial Study - Value Capture Opportunity Analysis 19 1.3.11 Pearl Harbor Historic Trail Master Plan 19 2. COMMUNITY CONTEXT 2.1 Demographic Summary 21 2.2 Land Use 24 2.2.1 Land Use Classifications 24 2.2.2 Building Typologies 26 2.2.3 Building Heights 26 2.2.4 Community Facilities & Establishments 28 2.2.5 Parks & Open Space 30 2.3 Community Character 32 2.3.1 Community Structure 32 2.3.2 Major Attractions 34 2.3.3 Historic & Cultural Sites 36 iv TABLE OF CONTENTS 2.4 Circulation 38 2.4.1 Vehicular Circulation 38 2.4.2 Transit Network 40 2.4.3 Bicycle Network 42 2.5 Station Area 44 2.5.1 Key Characteristics 44 2.5.2 Property Ownership 46 2.5.3 Block Structure / Sidewalk 48 2.5.4 Tree Canopy 50 2.5.5 Topography 52 3. STAKEHOLDER INTERVIEWS 3.1 Introduction 55 3.1.1 Process 55 3.1.2 Participants 55 3.2 Major Themes & Discussion 57 3.2.1 Community Characteristics 57 3.2.2 Housing Mix & Affordable Housing 57 3.2.3 Station Impacts & Operation 57 3.2.4 Multi-Modal Connections 57 3.2.5 Pedestrian & Bicycle Mobility 58 3.2.6 Infrastructure & Streetscape Improvements 58 3.2.7 Transit-Oriented Development (TOD) 60 3.2.8 Aloha Stadium Presence 60 3.2.9 Schools 60 3.2.10 Safety & Security 60 3.2.11 Locals Versus Tourists 61 3.2.12 Joint Base Pearl Harbor-Hickham 61 3.2.13 Parks & Open Spaces 61 3.2.14 Longer-Term improvements 61 4. OPPORTUNITIES & CONSTRAINTS 4.1 Market Assumptions 63 4.2 Analysis 64 4.2.1 Opportunities & Constraints 64 4.2.2 Linkage Opportunities 66 HALAWA AREA Transit-Oriented Development (TOD) Plan v 4.2.3 Hard / Soft Analysis 68 4.2.4 Revitalization Priority Sites 70 4.3 Development Potential 72 5. APPENDICES 5.1 Existing Transportation Conditions Supplement 74 5.1.1 Bus Transit 74 5.1.2 Vehicle Traffic Volumes 74 5.1.3 Bicycle Network 76 5.1.4 Pedestrian Network 77 5.2 Existing Infrastructure Conditions Supplement 80 5.2.1 Flooding 80 5.2.2 Drainage System 80 5.2.3 Water System 82 5.2.4 Wastewater System 82 5.2.5 Other Utilities 84 5.3 Market Opportunities Study 86 5.3.1 Introduction 86 5.3.2 Development Concept – Aloha Stadium Site 88 5.3.3 Analysis of Potential Project Elements – Stadium Site 90 5.3.4 Other Development Opportunities 94 LIST OF FIGURES 1. INTRODUCTION Figure 1-1: Location within Oahu 4 Figure 1-2: Honolulu Context 5 Figure 1-3: Planning Area 7 Figure 1-4: Districts 9 Figure 1-5: PUC Development Plan - Land Uses & Town Centers 13 Figure 1-6: Zoning Designations 15 Figure 1-7: Zoning Height Limits 17 Existing Conditions Report vi LIST OF FIGURES 2. COMMUNITY CONTEXT Figure 2-1: Pertinent Census Tracts 23 Figure 2-2: Existing Land Use 25 Figure 2-3: Existing Building Heights 27 Figure 2-4: Community Facilities 29 Figure 2-5: Parks & Open Space 31 Figure 2-6: Community Structure 33 Figure 2-7: Major Attractions 35 Figure 2-8: Historic / Cultural Sites 37 Figure 2-9: Vehicular Circulation 39 Figure 2-10: Transit Network 41 Figure 2-11: Existing Bicycle Circulation 43 Figure 2-12: Station Area Characteristics 45 Figure 2-13: Property Ownership (Public/Private) 47 Figure 2-14: Existing Sidewalks 49 Figure 2-15: Tree Canopy 51 Figure 2-16: Topography Section A 52 Figure 2-17: Topography Section B 52 Figure 2-18: Topography Section C 52 Figure 2-19: Contour Map 53 Figure 2-20: Flood Zones 55 Figure 2-21: Drainage System 57 Figure 2-22: Wastewater System 59 3. STAKEHOLDER INTERVIEWS 4. OPPORTUNITIES & CONSTRAINTS Figure 4-1: Opportunities & Constraints 71 Figure 4-2: Linkage Opportunities 73 Figure 4-3: Hard / Soft Analysis 75 Figure 4-4: Revitalization Priority Sites 77 5. APPENDICES Figure 5-1: Existing Bus Routes and Stops 81 Figure 5-2: Insufficient Pedestrian Infrastructure 85 Figure 5-3: Other Development Opportunities 93 HALAWA AREA Transit-Oriented Development (TOD) Plan vii LIST OF TABLES 1. INTRODUCTION TABLE 1–1: Key General Plan Policies 11 TABLE 1–2: Key Primary Urban Center Development Plan Policies 11 TABLE 1–3: TOD Development Regulations – Minimum Requirements 11 2. COMMUNITY CONTEXT TABLE 2–1: Demographics of the Halawa Area 22 3. STAKEHOLDER INTERVIEWS TABLE 3–1: List of Stakeholders 62 4. OPPORTUNITIES & CONSTRAINTS TABLE 4–1: Revitalization Priority Sites 76 TABLE 4–2: Halawa Area Acreage Assumptions 78 TABLE 4–3: Stadium Site Land Use Assumptions 78 5. APPENDICES TABLE 5–1: TheBus Routes in the Halawa Area 80 TABLE 5–2: Site Acreage Assumptions 89 TABLE 5–3: Demographic Trends and Projections 95 TABLE 5–4: Retail Market Trends by Retail Type, City and County of Honolulu 96 TABLE 5–5: Household Spending Patterns and Opportunity Gap Analysis 97 TABLE 5–6: Residential Building Permits 1980-2014 - City and County of Honolulu 98 TABLE 5–7: Residential For-Sale Market Trends - City and County of Honolulu 99 TABLE 5–8: Honolulu Median House Prices 100 TABLE 5–9: Projected Honolulu Housing Unit Growth 101 TABLE 5–10: Employment (Jobs) Trends and Projections - City and County of Honolulu 101 TABLE 5–11: Employment (Jobs) Trends and Projections by Industry - Primary Urban Center 102 TABLE 5–12: Class A Office Market Snapshot - Central Business District - Q4 2014 103 TABLE 5–13: Office Market Trends - City and County of Honolulu 104 TABLE 5–14: Project Area Potential Space Demand 105 TABLE 5–15: Tourism Industry Trends - City and County of Honolulu 106 Existing Conditions Report 1 1. INTRODUCTION This chapter explains the reasons for creating a transit-oriented development (TOD) plan in the Halawa area, summarizes the principles of TOD, and lays out the future planning process for the Halawa Area TOD Plan. Additionally, the chapter introduces to the reader the Halawa area, and reviews existing plans and policies that may affect the future of TOD in the Halawa area. 1.1 PURPOSE & INTENT Ordinance's (LUO) provisions for TOD special districts, adopted by the Honolulu City Council in 2009, authorizes preparation of neighborhood TOD plans. These plans The City and County of Honolulu has a long history of will serve as the basis for creation or amendment of a public transit; streetcars served the City as early as the turn TOD Precinct, along with accompanying development of the century, and the current bus system is one of the most regulations. The LUO specifies that each neighborhood successful in the nation. As rail transit is reintroduced, the TOD plan shall address the following: City has engaged in neighborhood planning surrounding the system's rail stations, including Aloha Stadium Station, which • General objectives supporting economic revitalization is to serve the Halawa area. The intent is to make the most and reinforcing neighborhood character, including the of the system for the benefit of the community, emphasizing desired mix of land uses, land use intensities, circula- the promotion of transit-oriented development that will tion strategies, urban design forms, and cultural and support transit ridership, improve pedestrian access, and fund historic resources. neighborhood improvements. • Recommended boundaries for the TOD zone based on 1.1.1 OVERVIEW natural topographic barriers, redevelopment poten- tial, and relation to the transit station and potential The City and County of Honolulu (the City), in ridership, normally including properties within 2000 partnership with the U.S. Department of Transportation feet of the station. Federal Transit Administration, is currently constructing • Recommended zoning controls, including architectural the Honolulu Rail Transit (HRT) project that will bring rail and community design principles, open space require- transit service to the south shore of Oahu. The anticipated ments, parking standards, and other modifications to full completion date of the HRT project is 2020. This existing zoning. rail corridor is designed to connect employment and • A strategy for preservation and creation of affordable residential centers, throughout southern Oahu, starting housing. ewa at East Kapolei and extending twenty miles diamond • A general program for implementation, covering phas- head to Ala Moana Center. An elevated fixed guideway ing, as well as approximate cost and potential financ- system operating in an exclusive right-of-way will ensure ing mechanisms.