The mention of Kakaako brings to mind a number of striking images. It is a center of employment for over l8,500 people, and home for over 2,200 people. Centrally located in Honolulu's urban corridor, it is surrounded by focal points of tourism, recreation and retail trades; the downtown business and government center; the high density residential area; and the waterfront area. Despite its prime location, today it is a relatively underutilized and underdeveloped area as a result of low-scale transition from residential to industrial to commercial uses during the past 50 years.

In recent years there has been much study and debate about Kakaako's relative underdevelopment; its future; and its potential to become a blighted and deteriorated area if not redeveloped or renewed. Yet, despite the high degree of interest in and concern for Kakaako and the myriad of ideas as to how it could best be developed, a community consensus for the area was never achieved.

In l976 the Legislature recognized the lack of timely revitalization of underutilized urban communities in the State, and determined that a new concept of urban planning and redevelopment was needed to supplement traditional methods of community redevelopment. Therefore, by authority of Chapter 206E, Hawaii Revised Statutes, the Legislature created the Hawaii Community Development Authority, an innovative agency which would "join the strengths of private enterprise, public development and regulation into a new form capable of long-range planning and implementation of improved community development..."

The Authority's responsibility is to plan and implement community development programs for areas designated as by the Legislature. In 1976, the Legislature designated the Kakaako area as the first community development district. The original Kakaako Community Development District is the area bounded by Piikoi Street, Ala Moana Boulevard, Punchbowl Street and King Street (Figure 1). This area, hereinafter referred to as the "Mauka Area" (toward the mountains), is subject to the"Kakaako Community Development District Plan, Mauka Area." In 1982 and 1987, the Legislature amended the Kakaako Community Development District to include land makai (toward the sea) of Ala Moana Boulevard between Ala Moana Park and the Aloha Tower. This area, referred to as the "Makai Area", includes Kewalo Basin, the entire Kakaako Peninsula and the waterfront areas between Fort Armstrong and the Aloha Tower. The Makai Area is subject to the "Kakaako Community Development District Plan, Makai Area". The combined areas of the Mauka Area and Makai Area comprise the Kakaako Community Development District, hereinafter referred to as the "Kakaako District" or "District".

The Legislature found in the Mauka Area "the potential for increased growth and development that can alleviate community needs such as housing, parks and open space, and commercial and industrial facilities".

Development guidance policies were established by the Legislature to govern the Authority's planning and development activities for the Mauka Area. These policies are found in Section 206E-33, HRS, and are expressed as follows:

1. Development shall result in a community which permits an appropriate land mixture of residential, commercial, industrial and other uses. In view of the innovative nature of the mixed-use approach, urban design policies should be established to provide guidelines for the public and private sectors in the proper development of this District; while the Authority's development responsibilities apply only to the area within the District, the Authority may engage in any studies or coordinative activities permitted in this chapter which affect areas lying outside the District, where the Authority in its discretion decides that such activities are necessary to implement the intent of this chapter. Such studies or coordinative activities shall be limited to facility systems, resident and industrial relocation, and other activities with the counties and appropriate state agencies. The Authority shall not engage in any construction activities outside of the District;
2. Existing and future industrial uses shall be permitted and encouraged in appropriate locations within the District. No plan or implementation strategy shall prevent continued activity or redevelopment of industrial and commercial uses which meet reasonable performance standards;
3. Activities shall be located so as to provide primary reliance on public transportation and pedestrian facilities for internal circulation within the District or designated subareas;
4. Major view planes, view corridors, and other environmental elements such as natural light and prevailing winds, shall be preserved through necessary regulation and design review;
5. Redevelopment of the District shall be compatible with plans and special districts established for the Hawaii Capital District, and other areas surrounding the District;
6. Historic sites and culturally significant facilities, settings, or locations shall be preserved;
7. Land use activities within the District, where compatible, shall to the greatest possible extent be mixed horizontally, that is, within blocks or other land areas, and vertically, as integral units of multi-purpose structures;
8. Residential development shall ensure a mixture of densities, building types, and configurations in accordance with appropriate urban design guidelines; integration both vertically and horizontally of residents of varying incomes, ages, and family groups; and an increased supply of housing for residents of low- or moderate-income shall be required as a condition of redevelopment in residential use. Residential development shall provide necessary community facilities, such as open space, parks, community meeting places, child care centers, and other services within and adjacent to residential development;
9. Public facilities within the District shall be planned, located, and developed so as to support the redevelopment policies for the District established by this chapter and plans and rules adopted pursuant to it.

These policies established the Legislature's vision and sense of direction as to how the future development of the Mauka Area can best serve the needs of Hawaii's people. The Legislature's underlying objective was to create in the Mauka Area a truly high quality community that is both a credit and benefit to our State.

Primary guidelines for the area's future development are provided by Chapter 206E, HRS. Additional guidance was also provided by the policies stated in the State plan, City and County General Plan, Honolulu City Council Resolution 77-504, City and County of Honolulu Comprehensive Zoning Code, Hawaii Capital District Ordinance No. 77-60, Thomas Square/Academy of Arts District Ordinance No. 78-l8, and the House Concurrent Resolution No. 118 of the State Legislature.

This document is the end product of the Authority's action carrying out the specific legislative mandates to prepare a development plan for the Kakaako Community Development District.

The Mauka Area project entailed the preparation of a plan for the 450-acre area, practically all of which is in need of improvements. The plan would include sufficient detail to proceed into design and construction of specific development projects or infrastructure improvements after the plan is approved for implementation. To accomplish this task the Authority undertook a detailed, comprehensive and methodical planning program in July, l977.

Phase I (Data Collection and Inventory) involved the inventory and documentation of the existing systems and resources in the Mauka Area. The data collected in Phase I have served as an important information base for use throughout the time frame of the project.

In Phase II (Capacity and Constraint Analyses), the Mauka Area's existing systems and resources were analyzed to determine their potential to accommodate or limit development as implied by current and proposed City and County policies, plans and ordinances.

Phase III (Formulation of Alternatives) involved the formulation of a wide range of options for the future development of the Mauka Area. These options or methods were combined and thoroughly tested through the use of prototypes for physical and economic feasibility and social acceptability. During this phase, the Authority solicited community concerns through a variety of ways including public meetings, dissemination of technical reports and newsletters, and personal interviews with individuals and groups.

In Phase IV (Finalization of the Mauka Area Plan), the Authority analyzed the alternative plans developed in Phase III and formulated a single draft plan. Public informational meetings and formal public hearings were conducted to solicit citizen input on the draft plan. After consideration of the comments received, the draft plan was further refined and finalized as the Mauka Area Plan.

The Mauka Area Plan carries out the Legislature's vision of the future and provides the direction necessary to achieve Mauka Area's potential to become a new mixed-use community in Honolulu's central urban core. The Mauka Area Plan provides a framework for district-wide community development and improvements over the next thirty years, or until the year 20l2, and serves as a decision-making tool to guide both public and private sector actions in the revitalization of the Mauka Area.

Intrinsic to the framework of the Mauka Area Plan is the emphasis on both "means" and "ends" aspects of the Mauka Area redevelopment; both goal- and market-oriented perspectives; both short- and long-range time frames; and both localized and areawide courses of action. The Mauka Area Plan integrates long-range planning and improvement with short-term implementation, and gives careful consideration to both public and private sector land development processes and actions.

Public and private sector cooperation is essential to the success of achieving the Mauka Area Plan objectives. With the dedication of the Authority and the complete and continued support of the Mauka Area community - its landowners, tenants, businessmen, employees, residents and visitors - the Mauka Area Plan and implementation program can be brought to fruition, resulting in the kind of community and urban environment that would alleviate the concerns expressed by the Legislature.

The Mauka Area Plan consists of three major parts. The first part describes all of the essential categories of concern or parts of the Mauka Area community which affect or would be affected by the redevelopment of the Mauka Area. More particularly, these categories include the following: Land Use; Transportation; Open Space; Urban Design; Housing and Housing Support Facilities; Utilities; Historic and Cultural Resources; Social and Safety Concerns; and Relocation. Each area of concern was studied individually as well as relative to each other so that collectively they address all aspects of community development and improvement. Each category is described in terms of related public concerns as expressed by Chapter 206E, HRS. These public concerns provide an indication of what the Legislature had in mind for the future Mauka Area community.

The second major part of the Mauka Area Plan is the Authority's District-Wide Improvement Program which deals with the implementation of necessary district-wide public facilities, such as roadways, utility systems, housing, parking garages, pedestrianways, and bikeways. Among the factors addressed are the costs of providing necessary public facilities, methods of financing those facilities, and the location and sequencing of public facility improvements.

The final major part of the Mauka Area Plan is the Authority's Community Development Rules which provide specifications and procedures on health, safety, building, planning, zoning, and land use. These rules will govern the implementation of all public and private sector actions in furtherance of the development guidance policies and the objectives of the Mauka Area Plan. These rules will supersede all other inconsistent ordinances and rules relating to the use, zoning, planning, and development of land within the Mauka Area.

All parts of the Mauka Area Plan are mutually consistent and supportive. Moreover, they provide for the realization of improved community development in fulfillment of the directives of the Legislature, thereby ensuring a future Mauka Area community that serves the highest needs and aspirations of Hawaii's people.