The Mauka Area is composed of an area of real estate with all its attendant attributes and features. Although a community is composed of residents, business establishments, workers, and visitors, most if not all activities of people are conducted in areas of space, of which land is the major part. Land is the base upon which buildings are constructed, streets and roads located, utility lines and systems embedded, parks and open space created, regulations imposed, taxes extracted, and capital invested, etc.

Land use deals primarily with the quantity or amount of space (measured by square footage of land and by square footage of building floor area), and the location and allocation of land area and/or building floor area for various defined categories of land use activities.

The Mauka Area presently contains 450 acres of land, 11.2 million square feet of privately owned developable land, 9.6 million square feet of floor space distributed among many different types of buildings, miles of streets, roadways and utility lines, public facilities, parks, schools, and other public property.

The State Legislature enacted development guidance policies to direct the Authority with respect to Mauka Area lands and their use. Pursuant to those policies, the Authority inventoried in detail all land parcels in the Mauka Area and abutting areas. This inventory enabled the Authority to define the present extent of land use mixing or lack thereof, the amount and distribution of existing industrial, commercial and residential uses, the nature and characteristics of existing transportation facilities, types of view planes and corridors, and other environmental and natural resources in the Mauka Area. It also studied the land uses within and regulations applicable to the Hawaii Capital District and other surrounding areas, the historic sites and culturally significant sites and facilities, the characteristics and amount of existing and needed housing units, and the relationship of each type of land use to community facilities such as open space, parks, etc.

The Authority further studied the Mauka Area's physical, economic, and human resources to determine their full development potential and capacity to meet the objectives of Chapter 206E, HRS. This was done pursuant to the Legislature's desire that urban areas in the State which are substantially underdeveloped or blighted, or are potential economic or social liabilities because of present or impending dilapidation, deterioration and age be renewed to achieve a greater degree of productivity and address urgent public needs.

Based on such information and understanding the Authority defined and then examined a comprehensive range of feasible land development solutions which could address the objectives of the Legislature. Problems in which land or land use appeared to be a primary factor were addressed separately and collectively, and feasible solutions were formulated and described. These solutions were quantified in the form of development design and process prototypes or models, which allowed their testing individually, and in simulated combinations.

The solutions were then assembled into twelve land use plan variations for analytical and evaluation purposes. Six plan variations portrayed various district-wide end-state proposals possible under existing land use policies of the City and County of Honolulu. The remaining six variations portrayed different end-state proposals possible under the policies of Chapter 206E, HRS. Subsequently, these twelve plan variations were systematically reduced to four, then to two. Prior to each reduction, considerable analyses and evaluation occurred. The final combination of solutions was derived from the remaining two plan variations. This combination forms the substance of the land use plan described herein.

The quantity of floor area space needed for the projected district-wide business and housing development was determined by examining and evaluating total floor area in each plan variation. The total floor areas ranged from 14.3 to 44.2 million square feet. Cost-benefit and cost-effective analyses were used to evaluate the costs and benefits of maximum development under each total floor area alternative. The analyses showed that infrastructure costs do not decrease substantially for those plan variations with total floor areas between l4.3 and 28.4 million square feet. For plan variations with total floor areas ranging between 39.8 and 44.2 million square feet, the analyses showed that infrastructure costs per square foot decreased somewhat but the aggregate economic return to the Mauka Area properties did not increase proportionally with the increases in total floor area. This was due primarily to the increased total floor area being put into residential use which in turn necessitated additional supporting public and community facilities.

Furthermore, plan variations with the greater range of total floor areas were characterized by excessive building bulk and a less desirable amount of open space. Therefore, a maximum total floor area of 35.4 million square feet was selected for this land use plan.

Land Use Proposal
The Land Use Plan for the Mauka Area was prepared in concert with its utility and transportation systems as well as the network of open spaces and public facilities. These systems and networks have been interrelated to be consistent with each other and to facilitate the development of a land use pattern that meets community needs and is efficient and economical.

A fundamental purpose of the Land Use Plan is the allocation of the 36.1 million square feet of floor area among the Mauka Area's three principal future land uses -- industrial, commercial and residential. This allocation was based on demand projected for different types of land uses within the Mauka Area and Central Oahu including the Honolulu District.

The need for commercial and industrial space in the Mauka Area was studied by John Child & Company, Inc. in l980, in reference to State population and employment projections, and documented in their "Market Analyses for Commercial, Industrial and Service Activities" report to the Authority. The study compared the Mauka Area to other areas with respect to factors such as location, accessibility, and available development space. The areas compared included Makiki, Sheridan Tract, Downtown, Chinatown-Palama, Iwilei-Sand Island-Waiakamilo, Mokauea-Kalihi-Kai, and Aliamanu-Airport. They presently contain the majority of Oahu's light and service industrial, commercial office, and commercial retail space.

The study found that the Mauka Area has locational advantages unmatched by the other areas except possibly by the Downtown business district. This is due to the Mauka Area's central location with respect to major residential concentrations, retail markets, principal transportation systems including the Honolulu Harbor and Airport facilities, and major vehicular arterials serving urban Honolulu. These advantages also stem from the Mauka Area's closeness to Honolulu's business and financial hub, the Capital District, and Oahu's two largest retail areas (Ala Moana Center and Waikiki). The advantages relate to industrial activities, and to retail commercial and service commercial activities which have a significant growth potential in the Mauka Area.

The Mauka Area's locational advantage cannot be maximized primarily because of the existing physical conditions within the area and the types of uses currently permitted. Inadequate roads, drainage, parking, and lack of vacant space deter businesses from locating within the Mauka Area.

In addition, the Child study examined the island's requirements for commercial, industrial, and service space over the next 25 years. It found that the Mauka Area historically captured l2 percent of Oahu's total demand for commercial, light industrial, and service space. However, it was concluded that the Mauka Area's share of the future Oahu market demand can exceed l2 percent substantially because this plan's proposed infrastructure improvements and increases in community amenities would support such an increase.

There is also a strong demand for housing development in the Mauka Area. State of Hawaii projections indicate that Oahu's resident population may increase by more than l50,000 people between l985 and 2000. More than 50,000 housing units will be needed to accommodate this population increase and expected changes in household sizes. The 50,000 units are in addition to the present housing shortage on Oahu. The Mauka Area's central Honolulu location makes it a prime candidate for additional housing units conveniently located near employment, especially in view of spiraling transportation and energy costs.

The following table presents an allocation of land uses as they could be in 25 to 30 years as compared to the existing floor area use.

FLOOR AREA
Land Use		Existing		Plan
		Msf *		Msf *	Percent
Commercial		2.8		13.7	38
Industrial		4.6		5.3	15
Residential		1.1		17.1	47
TOTAL		8.5		36.1	100

* Million Square Feet

The projected commercial and industrial floor area is much more than the Mauka Area's historic l2 percent share of Oahu's total floor area requirement. As discussed above, this is not unreasonable given the Mauka Area's locational advantages and proposed infrastructure improvements over the next 25 to 30 years.

The allocated 17.1 million square feet of residential floor area represents approximately 19,000 housing units. To provide l9,000 housing units outside of the Mauka Area at single-family densities would require approximately 4,500 acres of land, much of which may presently be in agriculture. Providing the 19,000 units or any portion thereof in the Mauka Area has obvious Statewide benefits of directing needed growth into an underutilized urban area. Employees living in the Mauka Area would be closer to jobs, thereby conserving energy, and capitalizing upon public services, such as police and fire protection already in place.

The Mauka Area can accommodate approximately 19,000 housing units without sacrificing space needed for other uses and community amenities. The physical amenities contemplated for the Mauka Area and the creation of well serviced and designed neighborhoods within an urban setting will make the Mauka Area an especially desirable environment in which to live, work, and play.

In addition to the 47,500 residents living in the l9,000 housing units, the 19 million square feet of floor area that could be allocated for commercial and industrial uses would generate approximately 70,000 jobs. The result is a Mauka Area with a significantly larger population than today.

Planned commercial, industrial, and residential uses in the Mauka Area will occupy about 258 acres. Approximately l92 acres are allocated to other uses, of which 83 acres are for public roadways, and l09 acres for public parks, schools, and cultural facilities. Together, these uses cover the 450 acres.

In distributing mixed land uses throughout the Mauka Area, the Authority considered the locational requirements of industrial, commercial, and residential uses. The primary industrial locational concerns were access to major transportation corridors and ground locations to facilitate movement of bulk items. Commercial uses required high visibility locations along major transportation corridors with easy access for large populations. Residential uses did not need direct access to major transportation corridors, but required convenient and safe access to community facilities such as parks and open spaces.

These locational requirements coupled with the identified total floor area allocations indicate that a satisfactory mixing of uses can be accomplished, but that it must occur vertically as well as horizontally if the projected floor area allocated to each use is to be accommodated.

The Phase III studies of the land use compatibility and building prototypes found that mixed uses within a given parcel in certain commercial, industrial, and residential use combinations, can be compatible and functional if they are "stacked" upon each other or physically separated either vertically or horizontally. This compatibility analysis relied upon existing performance standards regarding noise, odor, and smoke and other environmental factors so that compatibility among mixed uses could be quantified. The analysis and subsequent design work produced solutions which allow the vertical and horizontal mixing of residential, commercial, and industrial activities.

The horizontal mixing of uses may be observed in contemporary land development patterns where street and lot lines separate uses, and entire sections of a community are allocated to respective single uses. The vertical mixing of uses is uncommon today, but is not a new concept. Mixes such as residences above shops were common in early American cities. This plan proposes a return to that form of community development.

The typical vertical mix in the Mauka Area would have light and service industrial, commercial, and parking on the first floor of a building; commercial and parking on the next 2 to 4 floors; and residential and office commercial on the upper floors. The industrial uses would have the ground floor location they need and several floors of parking and commercial uses would separate them from residential uses. This vertical separation shields residents from any potential adverse effects of the industrial uses and has the advantage of allowing residents to live, work, and shop within the same building complex. All of the necessary support facilities, whether they be parking space or parks, would be considered within the site or nearby. Thus, a complete community would be created.

Commercial uses requiring easy access to automotive traffic could also locate at grade. However, the majority of the commercial uses would occur above grade as is the case with most office developments today. Residential uses would be located above these developments.

The actual mix of land uses within any development will vary throughout the Mauka Area. The Land Use Plan indicates how the emphasis of different mixed uses are to be distributed. Developments in some areas would contain more residential uses, others more commercial or industrial. However, industrial use at the ground level would be commonplace throughout the Mauka Area, except most of the area bounded by King, Piikoi, Kamaile, and Pensacola Streets where industrial uses will not be allowed. The land use mixture for that area is prescribed to retain the existing pattern of multi-family residential uses without creating problems of having to separate industrial uses from existing residences. This residential area is similar to the residential areas immediately across Piikoi Street and was an added reason for excluding industrial uses.

Large-scale developments or superblocks are proposed to make the mixed-use concept work most efficiently. Presently, in some areas, the Mauka Area has an excessive amount of land allocated to streets in relation to developable land area as a result of a proliferation of small lots and blocks. Street closures and land consolidations are practical solutions in many such areas, though not immediately possible in all of them. Where possible, street closures are proposed to facilitate land consolidation and thus make available more land of a size capable to support larger and more cost-efficient developments.

Where streets are closed, superblocks can be created. A superblock is larger than the typical block in the area, is easier to develop, and lends itself to mixed-use development. Superblocks are more efficient to develop since utility and other development costs are reduced through economies of scale. The development of superblocks allows public infrastructure services to be located in one or a few locations on the site rather than the many locations necessitated by contiguous small lot developments. The large size of the superblocks makes it easier to mix uses and provide the amenities necessary to create an attractive environment.

Most developments in the Mauka Area will be encouraged to have common urban design features for the purpose of creating a desirable and functional community. These features are tastefully designed platforms, decks, and towers (Figure 2). Platforms are those parts of mixed-use developments limited to 45 feet in height. The platforms contain extensive parking areas as well as commercial and industrial uses. Decks are the roofs of platforms. Towers are tall building forms which are situated abutting or above the platforms and seem to rise from the decks. Large developments on lots of one-half acre to the scale of a superblock of several acres shall incorporate these elements. The platform will be a natural result of locating the required parking and loading space for any large-scale development. While not required, these platforms provide for the most efficient use of developable land.

Residential uses, industrial uses, commercial uses, and parking and loading space may be located within the respective floors that comprise the platforms. The platforms must conform to building setback, open space, landscaping, and other design requirements to ensure that the developments are compatible with uses within adjacent areas. The decks would function as community activity areas with open spaces and recreation spaces linked by a grade-separated system of pedestrianways. In effect, the decks will add considerable new "land surface" to the Mauka Area. The upper-level pedestrianways will join neighborhoods, link residential areas with off-site employment areas, and provide access to public facilities throughout the community. This upper-level system will allow people to move throughout the Mauka Area without going to the street level with its accompanying automobiles.

Access to the decks and uses below and above will be easy with elevators located in all parking structures (public or private) and within the building towers. Connections between grade-level and the upper-level pedestrianways will also be provided in every block. Ramps, escalators, and stairway connections will make all levels within a platform fully accessible. A series of bridges or skyways will be built across the public streets to create a system of continuous pedestrianways.

The most exciting aspect of the decks, however, is the activities that can occur on them. This new grade level will contain appropriate retail shops, restaurants and public facilities properly sited and integrated with the surrounding open spaces. Deck-level activities coupled with the mixing of residential and commercial uses below and above will combine to create an atmosphere of activity and vitality. It is this atmosphere that will attract people to reside in the Mauka Area and to participate in its activities.

Tower structures will be permitted for planned developments and may be located on or abutting decks and would contain office and residential uses. A single structure up to l00 feet in height will be allowed on a development lot of 20,000 square feet but less than 40,000 square feet. Only one structure up to 200 feet in height will be allowed on a development lot of 40,000 square feet but less than 80,000 square feet.

For a development lot of 80,000 square feet, one structure not to exceed 400 feet in height, will be allowed. No structures shall be allowed above the 45-foot level on parcels which are less than 20,000 square feet. The height, bulk, and siting of the structures on decks shall be regulated to create ample open space on the decks and between structures.

The development of public parks at the 45-foot level on the roofs of public parking garages will also contribute to this atmosphere and maximize the use of already limited land resources. The vertical stacking of public uses reduces the amount of land removed from the tax rolls while still providing all of the necessary amenities and services needed to create the desired neighborhood atmosphere. These elevated park areas are also prime locations for community and day care centers and those other public services which will make the Mauka Area attractive and desirable. Such efficient use of space for public facilities is designed to further promote surrounding development, thereby maximizing lands available for economic use while enabling parks, public parking, and other necessary supporting facilities to be close by.

The mixing of land uses was not only looked at as it pertains to allowing a variety of uses in the area but also as a way of providing a community-oriented living and working experience. Creating an area in which the same people will live and work should also minimize the amount of traffic entering and leaving the area. This should help control the increase in traffic along major access streets at the edges of the Mauka Area.

The subsequent sections of the plan will provide more detail on the various systems and facilities that will make the Mauka Area an attractive and desirable community. Complementary adjacent uses such as the proposed Waterfront Park will also be examined in more detail.

Land Use Plan Provisions
In order to achieve the objectives of the Land Use Plan, the Authority's rules will control the development and use of land in the Mauka Area, and will be augmented by Authority review and approval of all proposed developments, public and private.

In order to encourage mixed-use development yet retain the individual character of different types of neighborhoods, the Authority has designated mixed-use zones. These mixed-use zones provide for a dominance or emphasis of residential or commercial activities in different parts of the Mauka Area. Further, to ensure that light and service industrial activities will occur within the Mauka Area pursuant to Chapter 206E, HRS, most of the mixed-use zones require the development of some industrial space in order for a mixed-use development to take place.

Three land use zones are created: two emphasizing residential, and one emphasizing commercial activities. Conformance to performance standards will be required to ensure compatibility among the different uses.

The three mixed-use zones are described as follows:

MIXED-USE ZONE - COMMERCIAL (MUZ-C) permits residential, commercial, light industrial, and service industrial land uses, but emphasizes commercial. The permitted uses in MUZ-C shall be listed in the rules.

The purpose of the MUZ-C is to provide for (a) community-wide retail services and office commercial activities in easily accessible and highly visible areas along major and secondary streets; (b) compatible mixing, at grade, of light and service industrial activities with commercial activities; and (c) residential activities close yet separated from commercial and industrial activities. The designated MUZ-C areas are located in the Hawaii Capital District area, along Kapiolani Boulevard, mauka of Queen Street, and along portions of Ala Moana Boulevard.

To ensure that space will be provided for light and service industrial activities in this zone, each development shall include light and service industrial floor space at no less than 0.3 floor area ratio. "Floor area ratio: (FAR) is a number which reflects the relationship of the total floor area of a building to the size of the property on which the building is situated.

In the Capital District, industrial space and housing units shall not be required. The requirements of the Capital District Ordinance shall apply in relation to open space and urban design except that only 25 percent of the lot area needs to be in open space, all of which must be at grade. On-site parking will not be permitted in the required open space area. The required yard setback area shall be included in calculating the open space. Other requirements of the mixed-use zone shall apply in addition to those of the Capital District Ordinance. The uses permitted in the MUZ-C zone shall, however, apply as well as any dedication and assessment requirements.

MIXED-USE ZONE - RESIDENTIAL (MUZ-R) permits residential, commercial, light industrial, and service industrial uses, but emphasizes residential. The permitted uses in the MUZ-R shall be listed in the rules.

The purpose of the MUZ-R is to provide a mixture of light industrial, service industrial, and neighborhood type commercial, activities in areas which are primarily allocated to residential activities. The designated MUZ-R areas are located in the interior of the Mauka Area away from most of the major streets which run through the Mauka Area.

To ensure that space will be provided for light and service industrial activities in this zone, each development must include light and service industrial floor space at no less than 0.3 floor area ratio.

MIXED-USE ZONE - RESIDENTIAL-A (MUZ-RA) permits residential and commercial uses. Industrial uses are prohibited. The permitted uses in MUZ-RA shall be listed in the rules.

The purpose of MUZ-RA is to allow a limited mixture of neighborhood commercial activities in areas primarily designated for residential activities. The MUZ-RA areas are located in the area bounded by King, Piikoi, Kamaile, and Pensacola Streets.

To ensure that the residential emphasis of this zone is maintained, commercial activities are limited to a maximum 0.3 floor area ratio.

The Land Use Plan map (Figure 3) shows the mixed-use zone designations in the Mauka Area, and also areas designated as PUBLIC or PARK areas. Areas designated "PUBLIC" are lands which are currently publicly owned. Areas designated "PARK" are intended for use as public parks, parking garages, and/or educational facilities. Most are intended for future public sector acquisition. Those areas used for neighborhood public parks will have parks at the 45-foot level. The lower floors will be utilized for public parking space, recreational facilities, or other uses compatible with the immediate neighborhood, particularly with respect to ground level activities.

Within the mixed-use zones, certain other specific uses such as utility substations, schools, recreation, and other public facilities are permitted. The permitted uses are listed in the rules.

Property within the Mauka Area in any mixed-use zone may be developed to a maximum height of 45 feet and a maximum floor area ratio of l.5 (Figure 4).

Developments beyond these maximums may be permitted under the planned development provisions described later in this chapter.

Building heights up to 65 feet will be allowed in the area bounded by Punchbowl Street, King Street, South Street, and Ala Moana Boulevard, provided planned development requirements are met. This exception is made to conform to the Hawaii Capital District Ordinance height limits.

Buildings shall be set back fifteen (l5) feet from the property line along all public roadways, or from the proposed roadway setback line. Side and rear yards are not required except for structures containing windows or openings adjoining side or rear property lines in which case the minimum side and rear yards shall be ten (l0) feet.

Buildings along streets designated as "View Corridor" streets in this plan shall be set back at a 1:1 slope from the 20-foot level at the building setback line up to the 45-foot level.

It is recognized that developments constructed or completed prior to the adoption of this plan and the rules may not conform thereto. Therefore, provisions shall be made in the rules for nonconforming uses of land, and nonconforming structures.

As previously stated, in keeping with the mandate of the Hawaii State Legislature, two major objectives of this plan are (a) to increase the amount of building floor space to realize increased utility of the land, and (b) to mix residential, commercial, and light and service industrial uses within the total floor space. The target or proposed amount of total building floor space has been identified as being 36.1 million square feet. The appropriate mixtures of residential, commercial, and light and service industrial uses are provided for in the mixed-use zones and the Land Use Plan.

Given the 36.1 million square feet of building floor space and the vertical and horizontal mixture of uses, the urban forms of buildings were studied in detail. The Phase III activities found that several different urban forms were possible which would accommodate the total building floor space.

One urban form would preserve the panoramic view from Punchbowl lookout to the ocean by having a maximum building height of 200 feet in the Mauka Area with the maximum height reduced in increments down to 50 feet at the makai side of the Kakaako District. Another is to maintain the same graduated building heights, but allow 200-foot buildings in two or three locations at the makai side of the District, thereby penetrating the view plane in specific locations. Other urban forms would incorporate buildings up to 350 feet in height in certain locations or establish uniform district-wide maximum building heights of l50 feet.

Although these various urban forms increased total building floor space in the Mauka Area thereby achieving more economic utility of the land, they had other impacts which were not environmentally or socially desirable. These urban forms resulted in more building mass which in turn resulted in less open space, restriction of views from within the Mauka Area or potential development of "walls" of buildings up to 350-foot heights. Also many of the urban forms would result in the inequitable distribution of building height or floor space among the properties in the Mauka Area.

Further study and refinement of urban form alternatives resulted in the formulation of an urban form for the Mauka Area which meets the major plan objectives and minimizes the undesirable impacts mentioned above.

The impact of building height and bulk in the Mauka Area is mitigated by allowing buildings to exceed a 45-foot height only when land has been assembled into development units or lots of 20,000 square feet or more, by limiting the number of building structures and their heights, and by limiting the bulk of these structures. With the exception of the narrow building towers, decks at the 45-foot level will appear as landscaped open space with some low-rise structures. These open space areas will be linked to adjacent open space areas across streets by means of pedestrianways. Thus, a new level of open space is created on a deck, with wide vistas interrupted only by the narrow building towers. The views at this level will be far superior to the limited views normally occurring at the street level of most urban communities.

In effect, two separate levels of activities are created within the Mauka Area with pedestrian-oriented residential, commercial, social, and recreational activities at the 45-foot level and vehicular oriented, industrial and commercial business traffic at the ground level.

The ground level appearance will be more pleasing than it is today. Streets will be improved and buildings will be set back from the sidewalks. Along view corridor streets above the 20-foot level, each floor would be set back farther than the floor below it, thereby providing more open area and allowing wider views along the streets. The sides of the streets will be extensively landscaped and have appropriate street furniture, as described in the Urban Design section. Commercial activities will occur along well-traveled streets, and light and service industrial activities will be situated so that they have street access but do not conflict with the commercial activities.

An artist's conception of the urban form envisioned for the Mauka Area is illustrated in Figure 5.

Planned Development Permits
The Authority shall use the method of design review and granting of Planned Development permits to achieve the objectives of this plan and the urban form previously described. Accordingly, any proposed development above 45 feet in building height or having a floor area ratio greater than l.5 shall have a minimum development lot size of 10,000 square feet and will require a Planned Development permit.

In order to obtain a Planned Development permit, a proposed development project must meet certain conditions of development which the Authority may impose. Such conditions will be established by the Authority according to guidelines in the rules. Such guidelines and the conditions imposed by the Authority must be in conformance with meeting the objectives of this plan for such public needs as housing, recreation, open space, and other community facilities.

For a development lot of 20,000 square feet, the maximum building height shall not exceed 100 feet from grade and the floor area ratio shall not exceed 2.0. The footprint of the tower shall not exceed 8,000 square feet. For a development lot of 40,000 square feet, the maximum building height shall not exceed 200 feet from grade and the floor area ratio shall not exceed 2.5. The footprint of the tower shall not exceed 14,000 square feet. For a development lot of 60,000 square feet, the maximum building height shall not exceed 300 feet from grade and the floor area ratio shall not exceed 3.0. The footprint of the tower shall not exceed 15,000 square feet. For a development lot of at least 80,000 square feet, the maximum structure height shall not exceed 400 feet from grade and the floor area ratio shall not exceed 3.5. The footprint of the tower shall not exceed 16,000 square feet.

For development lots of 10,000 to 19,999 square feet, the maximum structure height shall not exceed 65 feet. The floor area ratio may be increased proportionately from 1.8 to 1.99 while the maximum tower footprint may also be increased proportionately from 5,000 to 7,999 square feet.

For a development lot between 20,000, 40,000, 60,000 and 80,000 square feet, the maximum building height, floor area ratio and tower footprint are proportional to the parameters of the lots enumerated above.

In Planned Developments of lots 20,000 square feet or more in size within MUZ-C, no more than sixty percent of the total floor area will be allowed for commercial use. For lots less than 20,000 square feet in size, no more than 1.2 FAR will be allowed for commercial use.

Furthermore, to ensure that the residential emphasis is maintained in all Planned Developments within MUZ-R, up to 1.2 FAR will be allowed for commercial use.

As far as any Planned Development projects in MUZ-RA are concerned, no more than .3 FAR of commercial use is allowed with the remaining floor area in residential use."

Within the above-stated maximums, the Authority shall, during the design review process and according to guidelines in the rules, set building heights and floor area ratios for Planned Developments based on the size of the development lot, and the inclusion of housing, community facilities, and other improvements which meet the objectives of this plan.

The deck of the platform should be developed and landscaped as open space, except in those areas which are approved for other uses.

For Planned Development projects, buildings shall be set back, along any property line which fronts on view corridor streets, at a 1:1 slope from the 20-foot level at the 15' building setback line up to the 45-foot height level (Figures 6 and 7). Above the 45-foot height level, building setback from the property lines which fronts non-view corridor streets will be subject to the Authority's design review process, and will be based upon the urban design and open space objectives of this plan.

To provide an incentive for the formation of superblocks, certain existing streets may be closed and others will not be included as part of the Mauka Area's roadway network. The closure of such streets is intended to allow such streets to be used as private streets or pedestrianways within the superblock and over which development may take place. Another alternative is to convert such streets into developable land. In any of these alternative uses, the economic utility of the land within the superblock will be greatly enhanced. Other information on areas which are intended for the formation of superblocks may be found in the transportation section and the Land Use Plan Map (Figure 3).