FAQS December 4, 2024

Summary of Public Comments and Responses

The discussion below summarizes the public outreach conducted to date by our team. We began engagement with the community on Kamoʻiliʻili Apartments in the Manoa/Makiki/McCully area in February 2024. A member of our team attended the February neighborhood board meetings for Manoa (District #7), Mōʻiliʻili/McCully (District #8), and Makiki/Tantalus (District #10) to announce a Town Hall presentation on the project held the following month. Our team also mailed invitations to the surrounding residents within 400 feet of the project’s vicinity for the Town Hall. Over 100 people attended this Town Hall at the Central Union Church on March 4th at 6 PM. Our team representatives delivered a presentation of the project’s details and was followed by questions, comments and concerns from the attendees. On March 7th, a presentation on Kamoʻiliʻili Apartments was provided during the McCully/Mōʻiliʻili Neighborhood Board meeting and was followed by questions, comments and concerns from in-person and online attendees. These presentations and community discussions were held outside of any formal public review period. Our team addressed these comments at these meetings, however if comments/questions could not be addressed during the meetings, the responses are also provided herein.

On March 22nd, Senator Fukunaga sent us a letter requesting that we hold a 10-day comment period to hear from neighboring residents. We happily accommodated the request and announced a 10-day comment period between April 5th and April 15th at the neighborhood board meeting on April 4th. Written questions, comments and concerns were collected from the community for our review. On April 15th, Senator Fukunaga sent us a written summary of the comments and concerns from the community who followed our Town Hall and March Neighborhood Board presentations. A formal response to Senator Fukunaga’s request for additional feedback on the comments and questions was provided on April 30th. This additional feedback was shared in Senator Fukunaga’s monthly report to the McCully/Mōʻiliʻili Neighborhood Board in May 2024. We have since met with Councilmember Say and his staff in the later part of June to discuss the project and share project updates. We also met with the Healthcare Association of Hawaii, who shared support for the project as it would provide affordable housing opportunities for its healthcare workers.

Kamoʻiliʻili Apartments – 1234 Alexander Street

1. Large capacity infrastructure does not exist in the Alexander Street neighborhood. Are you updating the infrastructure to meet high density requirements?

We have thoroughly assessed the current infrastructure and its ability to support the new building. Our findings indicate that the existing systems are more than capable of accommodating the additional load. Our evaluations considered various factors, including water supply, sewage systems, road networks, and public services, all of which were found to be sufficient for the new building.

2. There is little to no setback. What percent of the lot are you planning to build out? What will the setback be?

We are anticipating including a request for an exemption to the required setbacks in our 201H application, which will be available to the public upon submittal to the City Council.

3. The proximity of the building to neighboring properties’ bedroom windows is a concern. How will we mitigate noise and pollution from cars?

We understand the importance of maintaining a peaceful and healthy living environment. To address these concerns, we have taken several measures in the planning and design of the new building:

Noise Mitigation: The building will incorporate advanced soundproofing materials and technologies to minimize noise. Additionally, we plan to implement landscaping and buffer zones to further reduce sound transmission to neighboring properties.

Light Pollution: Our design team is committed to using lighting solutions that minimize light spillage. We will use shielded fixtures and strategic placement to ensure that exterior lighting does not intrude into the living spaces of nearby buildings.

Car Pollution: To mitigate car pollution, we are incorporating green building practices that include promoting the use of electric vehicles by providing charging stations, encouraging carpooling/carsharing, and providing convenient access to alternative modes of transportation. Additionally, we are ensuring adequate green spaces and vegetation around the building to help absorb pollutants and improve air quality.

4. How will we protect kupuna, keiki, and the rest of the neighborhood from noise and pollution from demolition and construction? How will we minimize disruption to skilled nursing facilities next door?

We understand the importance of ensuring a safe and comfortable environment for all community members, especially our most vulnerable populations. To address these concerns, we have taken several proactive measures to minimize any negative impact on these vital institutions:

Noise and Dust Control: We are committed to using advanced noise-reducing construction techniques and equipment. Additionally, we will employ dust control measures such as water spraying and temporary barriers to ensure that dust and debris are contained within the construction site.

Safety Protocols: Safety is our top priority. We will establish clear safety zones around the construction site and ensure that all workers adhere to strict safety protocols to prevent any hazards from affecting the surrounding area.

Communication: We will maintain open lines of communication with the management of the nursing care facilities and the preschool. Regular updates will be provided to keep them informed about the construction progress and any potential disruptions, allowing them to plan accordingly.

Mitigation Strategies: We are exploring additional mitigation strategies, such as temporary sound barriers and enhanced green spaces, to further reduce any potential impact on the neighboring facilities.

5. The size of the building is too large and should be reduced significantly because of the increased number of cars on the road resulting from the development. Something smaller should be considered.

We want to provide some context and rationale for the proposed scale of the new building. There is consistency with the surrounding area. The proposed building is designed to be in harmony with the existing high-rise residential towers in the surrounding area. Our aim is to create a cohesive urban landscape that complements the current architectural style and maintains the overall aesthetic of the neighborhood. In addition, reducing the size of the building would significantly impact the financial viability of the project. The current scale is necessary to ensure that the development can be completed successfully and provide the amenities and quality that we envision for our community. The new building will offer numerous benefits to the community, as it is much needed affordable housing in a highly sought-after neighborhood. Urban planning principles often support higher density developments in certain areas to make efficient use of available land and resources. This approach can help reduce urban sprawl, promote sustainable living, and improve access to public transportation and services. We are committed to taking all necessary steps to minimize any potential negative impacts of the new development. This includes addressing concerns related to traffic, noise, and infrastructure, as well as ensuring that the construction process is managed responsibly.

6. The exemptions from the LUO are steep and drastic. You should build within the existing rules.

We understand the importance of adhering to established guidelines whenever possible, however, these exemptions are critical for building affordable housing. The primary objective of this project is to provide much-needed affordable housing to our community. The 201H exemptions allow us to achieve this goal by reducing costs and streamlining the development process. Staying within the existing Land Use Ordinance rules would significantly increase expenses and potentially make the project financially unfeasible. While we have requested exemptions, we are committed to maintaining a balanced approach that respects the character and needs of the surrounding area. We have carefully considered the impact of these exemptions and believe they are essential for meeting the community's housing needs without compromising on quality or safety. Even with the 201H exemptions, the project will comply with all other relevant regulations and standards to ensure that it is safe, sustainable, and beneficial to the community. We are working closely with city planners and other stakeholders to ensure that the project aligns with broader urban planning goals.

7. Address the additional traffic congestion and plans for mitigating traffic issues.

We greatly value your input and understand the importance of maintaining smooth traffic flow and safety in our community. We want to assure you that we are taking proactive steps to address traffic-related issues and minimize any impact on the surrounding area:

Transportation Assessment: Prior to commencing the project, a Traffic Assessment was conducted by our professional traffic engineer. This study assessed current traffic patterns, projected the vehicle trip generation from the new building, multimodal access, parking, and on-site circulation. The project is forecasted to generate a total of 321 net new daily vehicular trips, including 25 net new trips during the AM peak hour and 34 net new trips during the PM peak hour. These estimates would result in the addition of roughly one (1) new vehicular trip every two (2) minutes in each peak hour. Given the negligible effect on traffic, no roadway improvements are recommended. The results have guided our planning to ensure that the existing infrastructure can accommodate the changes.

Promoting Alternative Transportation: To reduce reliance on personal vehicles, we are encouraging the use of alternative transportation methods. This includes enhancing public transportation access, car sharing onsite, creating pedestrian-friendly pathways, and providing facilities for cyclists.

8. By not providing enough parking stalls onsite, the development could potentially increase congestion in the area. Where will the delivery, contractor, visitor, and other service providers park?

We recognize the need to strike a careful balance between providing adequate parking for our residents and aligning with broader city goals and project constraints. Here are some key considerations guiding our approach:

Resident Needs: Our priority is to ensure that the new building is attractive and convenient for residents. Adequate parking is an important part of this, and we are committed to providing enough spaces to meet the needs of our residents and prevent overflow onto surrounding streets.

City and County Goals: The City and County of Honolulu have set ambitious goals for reducing reliance on vehicles and promoting alternative transportation methods. By not overbuilding parking facilities, we are supporting these sustainability goals and encouraging the use of public transportation, cycling, and walking.

Financial Viability: Including too many parking stalls significantly increases construction costs, which can impact the financial viability of the project. We need to balance the cost of providing parking with the need to keep housing affordable and ensure the project can be successfully completed.

Mitigation Measures: To further alleviate potential congestion, we are implementing measures such as providing car share onsite, providing secure bicycle storage, and designing pedestrian-friendly pathways. These efforts are aimed at reducing the overall need for parking spaces and promoting more sustainable transportation options. In the instance that a resident does not need a parking space, available spaces will be offered to the residents in need of an extra parking space.

9. Create a website for transparency and information.

We appreciate this suggestion and will be creating a web page for this project for viewing on our website at www.ikenakea.com.

10. The future sale of condos in neighboring properties will be difficult because of the construction next door.

We understand that this is an important issue for property owners and prospective buyers, and we appreciate the opportunity to address it. We recognize that construction can be a source of inconvenience, and we are taking several steps to minimize its impact on the surrounding community and to ensure that property values remain strong:

Clear Communication: We will keep all neighboring property owners and residents informed about the construction schedule and progress. Regular updates will help manage expectations and allow for better planning and coordination.

Mitigation Measures: We are committed to implementing measures that reduce noise, dust, and visual impact. This includes using state-of-the-art equipment and techniques to minimize disruptions, as well as temporary barriers and landscaping to improve the aesthetics of the construction site.

Quality Assurance: Our project is designed to be a high-quality addition to the neighborhood, which we believe will ultimately enhance the attractiveness and desirability of the area. The new building is expected to bring a revitalized environment that can be a selling point for neighboring properties.

Support for Property Owners: We are here to support property owners during the construction period. If you have any specific concerns or suggestions on how we can better assist, please do not hesitate to reach out. We are committed to working together to ensure that the development process is as smooth and beneficial as possible for everyone involved. We are dedicated to maintaining the appeal and value of our community.

11. Confirm that excavation and pile driving for the support pillars will not cause the ground to shift and damage the foundation/structure of the neighboring properties. Was a soil study done in addition to checking for underground water issues? How will you address the deterioration of existing surfaces (roads) from heavy trucks and the demolition during construction?

We can confirm that our construction plans have been designed to ensure that there will be no negative impact on the foundations or structures of neighboring properties. Our engineers and architects have studied the site and the potential impacts, and we have taken comprehensive measures to mitigate any risks. All excavation and construction activities will be confined to the project site. We are not conducting any work beyond the boundaries of our property, ensuring that adjacent properties are not affected. The excavation required for our project is expected to be minimal and will be carried out solely within the project site. This approach reduces the potential for ground shifting and disturbance. To minimize vibrations, we will use auger cast in place piles, which are installed by drilling rather than pounding into the ground. This method significantly reduces vibration levels compared to traditional pile driving techniques. We will install seismic monitors on adjacent buildings to capture ground and infrastructure vibration data throughout the construction process. This monitoring will allow us to ensure that no long-term damage occurs and to take immediate action if any issues arise. We are committed to maintaining the safety and integrity of all surrounding properties and will take every precaution to ensure that our construction activities do not cause any harm.

An assessment of the expected soil conditions and underground water system was conducted by our professional design and engineering consultants. Several members of our team have built projects in the surrounding area, therefore a lot of information is known about these conditions.

Our team will ensure that Best Management Practices (BMPs) will be established to mitigate any deterioration of existing surfaces like roads during construction. When a new development is constructed, the surfaces surrounding the project are left in an improved condition.

12. You should plan and expect to address unstable ground issues, as well as underground stream and water issues. These geologic and underground water issues could lead to widespread flooding and damage affecting other areas/buildings.

We greatly value your input and understand the importance of proactively addressing these environmental factors to ensure the safety and stability of the project. We want to assure you that we are taking comprehensive measures to anticipate and manage these potential issues. Before starting the project, we analyzed the structural foundation system of the project with our professional architects and project engineers. To the best of our knowledge, our team does not anticipate issues with designing a building on unstable ground or above underground water. We also do not anticipate any negative impacts resulting from these concerns.

We understand the gravity of these concerns and want to assure you that comprehensive measures are being taken to mitigate any potential risks associated with the new development:

Advanced Engineering Solutions: Our engineering team is implementing advanced drainage systems and waterproofing techniques to manage and redirect water flow effectively. These systems are designed to prevent any increase in flooding risk and to protect both the new building and the surrounding properties.

Regular Monitoring: Throughout the construction process, we will continuously monitor any change in ground water patterns. This will enable us to detect any changes early and take prompt action to address potential issues.

Collaboration with Experts: We are working closely with geotechnical and environmental experts to ensure that all construction activities adhere to best practices and regulatory standards. Their expertise helps us minimize any adverse impacts on the local environment.

Community Engagement: We are committed to maintaining open communication with the community. If you have specific concerns or suggestions, we encourage you to share them with us. Your input is invaluable in helping us safeguard our neighborhood.

We are dedicated to ensuring that the new development enhances our community without compromising safety or environmental integrity.

13. There are ample parcels within the area that have apartment zoning consistent with the project. Consider relocating the project to those properties and/or properties close to the rail.

While it is true that there are properties with suitable zoning, our goal of providing affordable housing comes with unique challenges. One of the primary challenges is finding property owners who are willing to sell and who understand the extended timelines involved in developing affordable housing.

Here are a few key points to consider:

Willing Sellers: Not all property owners are willing to sell their properties, even if they are zoned appropriately for our development. Identifying willing sellers is a significant part of the process, and it can limit the available options.

Patience for Development Timeline: Developing affordable housing takes time due to the complexities involved in planning, securing financing, obtaining approvals, and constructing the project. Many sellers are not willing to wait through this extended timeline, which further narrows our choices.

Location Suitability: Beyond zoning, we also need to consider the suitability of a location in terms of access to public transportation, amenities, and community services that are essential for residents of affordable housing. This can make some properties more viable than others.

Finding the right property that meets all these criteria is challenging, but we remain committed to our mission of providing affordable housing. If you have specific properties in mind or further suggestions, we would welcome the opportunity to explore them.

14. Are these affordable units or just consistent with the existing market?

These are affordable units that are restricted by HUD for a period of at least 61 years, whereas an existing market-rate unit is not restricted and is susceptible to any level of increase at any time. Our units must also be rented to those who qualify under specific income levels aimed at making housing affordable so that those tenants never pay more than 30% of their median income. Market-rate units can be rented to anyone of any income, therefore restricting the ability of lower-income families to secure housing.

15. How will you handle the displacement of the current tenants?

To all current tenants residing on this property - We understand the importance of your homes and the uncertainty that news of this nature can bring. We want to assure you that we are still in the early stages of the development process, and any impact on current tenants is anticipated to be over 18 months away. These projects undergo a long process that depends entirely on securing the necessary approvals and financing to move forward. This timeline gives us a window to work closely with you, ensuring that the transition is as smooth and supportive as possible. Additionally, we are committed to providing personalized assistance to help you find a new home that meets your needs, with support from our team to explore suitable options. In recognizing the financial challenges of relocating, we are coordinating with the property owners to provide a relocation allowance to make the transition as seamless as possible for you. We also believe in keeping our community together. Subject to applicable income qualifications, you will have priority access to the new, affordable units once the redevelopment is complete, providing you the option to return to what we hope will be an improved living environment. Lastly, our dedication to you includes maintaining open lines of communication. We are here to address any concerns, provide assistance, and keep you informed throughout every step of the process.

16. Will the building be constructed to withstand Hawaii earthquakes and hurricanes?

We confirm that this project will be built to withstand earthquakes and hurricanes per the required construction standards.

17. Angling for multiple options feels like a veiled bait-and-switch: LIHTC is unlikely because the financing is a competitive process. For the Second Option, the affordable rents are essentially market-rate, so it would be replacing truly affordable existing rentals with market rate rentals. Will affordable units be added?

The Low-Income Housing Tax Credit (LIHTC) financing approach is a truly competitive process, but we believe in our ability to secure the necessary funding to provide affordable housing as we have been successful in securing this financing type for seven (7) developments in the last six (6) years. We also have an extensive track record of these types of projects in prior years. However, we do agree that we should allow ourselves the flexibility to provide workforce housing, which is a need currently being unmet, through the Rental Housing Revolving Fund Tier II program if we are unable to obtain LIHTC. These units are restricted affordable units and differ significantly from market-rate units as exemplified in the response to comment #14. Therefore, all units in the project in each scenario will be a true addition to the affordable housing market.

18. Option 3 is essentially a market-rate condo offering and is not what Honolulu wants or needs.

We do believe Honolulu needs affordable and market for-sale housing at this time. However, the for-sale option has been removed from our project proposals to be sensitive to the community’s concerns noted above regarding our integrity and transparency.

19. Applying for an EA exemption robs the public awareness of potential impacts.

Based on a careful analysis, The Hawaii Housing Finance and Development Corporation (HHFDC) has considered primary, secondary, and cumulative impacts of the Project and has determined the Project is not anticipated to have significant impacts on the environment. HHFDC conducts a rigorous review process that goes beyond merely providing an exemption to the environmental assessment (EA). This ensures that all relevant environmental factors are thoroughly evaluated and addressed. The project information and associated studies were circulated to various reviewing agencies. These agencies provided their input and comments to identify and mitigate any potential concerns. This process ensures that multiple expert opinions are considered. When we submit our application for entitlements to the State and City and County, all relevant project information and studies will be made public. This will allow community members to review the details and understand the potential impacts of the project. Lastly, we are committed to keeping the process open and transparent. We will continue to engage with the community, provide updates, and address any concerns that arise. Your input is invaluable in helping us create a development that benefits everyone.

20. Local families would rather have more square footage and bedrooms.

We appreciate the concern about the unit sizes and preference of local families for larger units with more bedrooms. We value the feedback and understand the importance of catering to the needs of our community. Our decision to provide studios, one- and two-bedroom units was made after careful consideration of a couple factors. We conducted an assessment of the housing needs in the community. The results indicated a strong demand for smaller, more affordable units, particularly among young professionals, singles, and small families. By offering studios, one- and two-bedroom units, we aim to address this demand and provide housing options that are accessible to a wider range of residents. Additionally, the units are on the larger side when compared to the newer affordable units available for rent.

The project’s viability is also a key consideration. Offering a mix of unit sixes allows us to balance costs and ensure the project’s success. Larger units with more bedrooms on this site would increase construction and operational costs, which could make it challenging to create any affordable housing at all.

21. How long will it be before affordable units can be sold at market prices, used as vacation rentals for tourists? Who will be responsible for enforcing selling and rental restrictions?

Affordable units cannot be sold at market prices or used as vacation rentals for tourists. The affordable housing deed restriction will be imposed on the property for at least 61 years. The State of Hawaii Housing Finance and Development Corporation would be responsible for regulating these restrictions.