By Kiersten Faulkner
Star
Advertiser, September 22, 2013
Over the past few months, the
Hawaii Community Development Authority (HCDA) has given development approval
for at least nine new high-rises in the Kakaako district, and more are
undoubtedly on the way.
The face
of the district is changing rapidly, growing denser with housing units mixing
with retail, industrial, office and services.
Despite
established zoning regulations, most of the developments seek to maximize
height, minimize setbacks, and squeeze as much parking and as little
landscaping as can be approved.
Notable
exceptions are Kamehameha Schools' SALT project, Howard Hughes Corp.'s remodel
of the IBM Building, and HCDA's own commitment to utilize the Royal Brewery.
Otherwise,
small-scale buildings and open spaces are being sacrificed to this sky city of
the future.
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Livable
cities around the world found that preserving human scale and historic value
provide for a rich urban environment. The vibrant mix resulting from retaining
historic districts and structures while adding contemporary, well-designed
buildings is evident in Chicago, Boston and San Francisco.
The
downside of poorly planned development was demonstrated by the "urban
renewal" movement of the 1960s, when turn-of-the-century buildings were
demolished and replaced by towering skyscrapers and sterile parking lots.
This
discredited approach to urban planning is once again evident in the piecemeal
approvals happening throughout Kakaako. As the state agency responsible for the
district, HCDA has the opportunity to put a stop to this short-sighted way of
doing business.
We
envision a vibrant and renewed Kakaako in which historic buildings are
preserved, rehabilitated and used for a variety of community services.
We
envision a future in which there is a livable mix of buildings of different
scales in a walkable community, and where residents of all income levels have
access to well-built structures and lively gathering spaces punctuating the
neighborhood.
We would
like to see a community that is still recognizable as Kakaako.
This
vision supports a district that is economically robust, environmentally
sustainable, and affordable to working families.
It sees
historic properties as an amenity for those families and to all who live, work,
play, worship, learn and shop in the area.
To
achieve this vision, HCDA must take action:
» To
reject over-reaching development proposals that would destroy or diminish
historically-significant properties.
»
Require urban design principles for appropriate streetscapes, scale and
setbacks.
» Ensure
that every new development provides the best possible design solution for each
and every parcel.
The
possibilities for Kakaako will be tested as HCDA reviews the proposal for
redeveloping the historic News Building. The 1929-era News Building is an
outstanding example of the Beaux-Art Revival style, the work of master architects
Emory & Webb.
A
pending proposal would demolish a sizable part of the historic structure for a
10-story parking structure, to join the 11-story garage being built at the back
of the lot, and two 400-foot tall towers.
The
proposed lowest-common denominator design for the News Building underscores all
the fears of an urban jungle in which proven best practices are abandoned.
There
are alternatives that can preserve the building and maintain a human scale for
the neighborhood and still allow for sensible development and affordability for
working families.
Cities
around the world have integrated smart housing solutions with good urban
design, including preserving the past while providing for affordable and
mixed-income housing. Honolulu should do the same.
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