The housing section pertains to the quantity of dwelling units, building types, unit types and projected residents of the Mauka Area. Housing support facilities include but are not limited to community centers, preschools, child day care and "senior" centers, elementary schools and playgrounds, health care facilities, libraries, police and fire stations, post offices, churches and neighborhood commercial services.

The Legislature, in establishing the Hawaii Community Development Authority, has determined that "...the district is relatively underdeveloped and has especially in view of its proximity to the urban core where the pressure for all land uses is strong the potential for increased growth and development that can alleviate community needs such as low-income housing, parks and open space, and commercial and industrial facilities...Kakaako has a potential, if properly developed and improved, to become a planned new community in consonance with surrounding urban areas."

In addition, the legislature stated that, "In coordinating community development in the Kakaako District, the authority shall plan a mixed use district whereby industrial, commercial, residential and public uses may coexist compatibly within the same area."

A specific Legislative mandate to the Authority with regard to residential activity in the Mauka Area is stated as follows:

"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."

To address the concerns expressed in public policies, the Authority conducted an inventory of all existing housing and housing support facilities in the Mauka Area. It then analyzed the development potential of the Mauka Area under existing and proposed public policies. Housing and housing support facilities were an integral part of this analysis. The Authority measured the capacity of the Mauka Area and the constraints which affected the attainment of this capacity.

In March, l980, a special study was completed by the Authority. The Residential Standards Study formulated standards for the residential component of the Mauka Area Plan. The study offers standards for both housing units and housing support facilities to facilitate the achievement of the development guidance policies of Chapter 206E. Specific standards were provided for the kinds of housing, prospective occupant types, and the quantity of various kinds of housing, including benchmark or reference construction costs and selling or rental prices, appropriate to the Mauka Area. Standards were also formulated for various types of housing support facilities and services, including those required for different population sizes and service needs, and the physical relation to housing units which will be serviced by these facilities.

The Authority, with knowledge and understanding of the Mauka Area's many resources and their capacities as well as constraints for improvement and development, embarked upon a detailed examination of a wide range of feasible solutions to identified problems which prevented or precluded the attainment of housing and related social goals and objectives for the Mauka Area.

Various solutions were quantified through the creation of design and process prototypes or models. This provided the opportunity for testing and simulating land use combinations including housing and housing support facilities. Feasible solutions were then included as integral parts of twelve plan variations for analytical and evaluative purposes. This analyses subsequently led to the formulation of proposed solutions for the Mauka Area Plan.

This component was prepared in concert with the land use, open space, recreation, urban design, utilities, transportation and public facilities components of this plan. All components were developed so as to be consistent with each other and to facilitate the formulation of a housing and housing support facilities component that addresses community concerns and needs. The plan recognizes that the demand for housing units which are available within the financial means of the majority of households, whether for rent or purchase, is one of the most urgent needs of the residents of this State. The plan therefore seeks to help meet that demand.

There exists a wide spectrum of households on Oahu in need of housing. By income categories these households include the very low income group; the low and low-moderate income group; the "Hula Mae" group; the Unserviced group; and the Unassisted group.

Households in the very low, low, low-moderate and Hula Mae income groups qualify for some form of existing government assistance, determined in part by family income adjusted by size of household. Households in the very low income group have annual incomes that are less than one half of the median income in the State (50 percent of $24,582 for a family of four as of l98l, or $l2,29l). The income of households in the low and low-moderate income group is 20 to 50 percent less than the median income ($l2,29l to $l9,666). The Hula Mae group's income ranges from 20 percent less to 20 percent more than the median income ($l9,666 to $29,498).

High interest rates and increasing development costs have created the Unserviced households group. These households earn incomes greater than the maximum limits for the Hula Mae assistance but insufficient to buy a new home in the open market without government assistance. The number of Unserviced and Unassisted households (the latter being those whose incomes are such that they do not need government assistance) fluctuates with changes in the prevailing mortgage interest rates and/or terms.

Of the total Oahu households in need of housing, l2 percent are very low income households, 26 percent are low and low-moderate income, 7 percent are in the Hula Mae category, 30 percent are Unserviced and 25 percent are in the Unassisted group. It is a fundamental intent of this plan to provide a community with a proportion of households that helps meet the needs of all these groups. In order to achieve this objective, significant public investment and assistance will be required since presently 75 percent of these households cannot afford todays housing costs without some form of assistance.

Based on the planned allocations and densities of the mixed-use zones, the maximum total floor area for housing development is approximately 17,100,000 square feet. New and existing housing would therefore comprise about 47 percent of the total floor area. The total number of housing units and their location results from the total amount of space (floor area) allocated for residential purposes in the various land use zones. Housing is permitted in Mixed-Use Zone-Commercial (MUZ-C), Mixed-Use Zone-Residential (MUZ-R), Mixed-Use Zone-Residential-A (MUZ-RA). The majority of housing units would be located above the 45-foot (above ground) level as part of mixed-use projects.

Development size, height limits and other development regulations will determine the location and siting of building types and the density of development. Since all mixed-use zones require mixing of uses, residential use would occupy different proportions of developable floor area according to the size of development and the designated mixed-use zone.

The Department of Housing and Urban Development's minimum property standards were used as a benchmark for minimum size of various types of housing units. Prototype studies were used to determine the appropriate amount of space needed for common areas such as building corridors, fire stairs, and mechanical rooms.

In addition, the ideal mix of dwelling unit types for the Mauka Area was derived from the standards recommended in the Residential Standards Study. The mixture was based on a projected profile of future Mauka Area residents comprised of four target groups; l) urban core area residents, 2) existing Mauka Area residents, 3) elderly on Oahu and 4) those in need of housing on Oahu. Based on the characteristics of projected resident groups as well as the capacity of different building and housing types, a recommended mixture of housing units was formulated. This consisted of l3 percent studio, 32 percent one-bedroom, 30 percent two-bedrooms, l6 percent three-bedrooms and 9 percent four-bedroom units. This distribution of units can be accommodated in building types which range from "low rise to high rise".

Based on the average minimum dwelling unit size of 883 square feet (gross area) (see Figure 20), there will be approximately 19,000 dwelling units in the Mauka Area. The number of units projected for each income group is as follows: the very low income group - 2,280 units (l2 percent), the low and low-moderate income group - 4,940 (26 percent), the Hula Mae group - l,330 units (7 percent), the Unserviced group - 5,700 units (30 percent), and the Unassisted group - 4,750 units (25 percent). These housing units will provide housing for approximately 47,500 people (Figure 2l).

The plan will attempt to achieve a range of housing opportunities for households of varying incomes, sizes, and characteristics, but not necessarily replicate the same proportions identified in the Residential Standards Study. Differences in characteristics between the Mauka Area and the areas within central urban core are present, such as land values, intensity of use, types of land uses, and urban design standards. These differences will affect or influence the proportion of household types especially during the beginning or "formative years" of the housing inventory when most of the housing units are new, and priced accordingly. Thirty years from now, the average age of the housing inventory in the Mauka Area will be about fifteen years old and the pricing of "available" units at that time will reflect a broader level of quality, thus providing a range of prices and rentals, to meet the needs of a corresponding range of household types.

The l9,000 housing units are contemplated to be delivered in the 25 to 30 year time period. This represents an increase in the housing inventory, averaging about 630 to 760 units per year.

If the current trends of housing costs and prices continue, it is likely that only 25 percent of the ideal mix of households will be able to purchase or rent at market conditions; that is, without governmental subsidy or assistance. The remaining 75 percent of the Mauka Area's future households will require not only a continuation or expansion of existing governmental housing programs and housing projects, but also the initiation of new programs to meet the housing needs of the elderly and the unserviced or "gap" group.

This plan sets forth in general terms the methods by which the projected number of housing units can be delivered. Three categories of "housing developers" are identified: private, public, and quasi-public or nonprofit housing developers. Each developer type will deliver housing units relative to the submarket each respective developer type seeks to capture.

The "private" developer will attempt to maximize his return in terms of the highest quality and/or price commensurate with his merchandising requirements. This will tend toward meeting the needs of the upper quartile of households as measured in terms of income and equity holdings.

Conversely, public housing agencies are designed primarily to meet the needs of the lowest quartile of households relative to income and equity. The bulk of these housing needs are evidenced by public housing projects.

The Authority recognizes that existing City, State and Federal housing programs can most effectively meet the needs of the lowest income groups. To achieve the ideal population mix, including these groups for the Mauka Area will require substantial State and County commitments, especially in light of reduced Federal funding. In l980 dollars the cost of providing public housing units for the 25 percent of households with the lowest incomes is estimated to be approximately $430,000,000. To achieve only a small proportion of this number would therefore still be a substantial cost. The Authority can assist existing government housing agencies in providing these units. The Authority's role will be to provide the platforms on which these types of housing units can be constructed as well as to assist agencies in obtaining the required public funding.

In addition to private and public agency developers are the quasi-public or nonprofit housing companies. They and the private developer category will produce rental as well as owner-occupant housing with the assistance of HUD programs for the moderate-income or lower-middle income quartile of households.

The remaining upper middle-income quartile of households by and large, are not eligible for the lower middle-income housing programs. Moreover, they do not qualify in terms of income or to meet mortgage payments at current terms for market priced housing units.

The thrust of the Authority's efforts at providing housing within the Mauka Area will be directed at the lower middle- and upper middle-income groups. The Authority will assist the existing governmental and nonprofit housing agencies in utilizing their programs in the Mauka Area. These programs are presently targeted to the lower middle-income groups.

In addition, the Authority will attempt to make housing units available to the remaining middle income households. The most effective method open to the Authority is to provide below market rate housing financing. This can be done by modifying or expanding the Hula Mae concept of utilizing revenue bond funds to provide below market rate financing. Through the use of revenue bonds, the financing rate for home mortgages can be reduced a number of percentage points.

The Authority will also explore use of modified financing programs such as "Graduated" and "Shared Appreciation" mortgages. Regardless of the program or financing method, assisting in the provision of housing units will necessitate the allocation of a significant amount of public funds. The Implementation program therefore identifies the needs for public funds for housing programs.

The plan further requires that all private developments of 20,000 square feet or larger utilizing the Planned Development procedures make available 20 percent of the proposed housing units to help meet the needs of those residents within the income range of 80 percent to 175 percent of the median income for Honolulu. The rules detail the mechanics of this requirement, but generally each development must provide housing to help meet these needs in order to obtain the increases in floor area and height available under the Planned Development process.

To ensure that the Mauka Area of the future will have an adequate amount of housing to meet the needs of a range of household types, the Authority has formulated a residential land use and space allocation method in conjunction with the development of practically all parcels in the area.

This process is described in the land use and planned development portions of the plan. As indicated in this discussion, the desired mix of housing units will require the efforts of all housing developer types.

Because of the mixed use nature of the Mauka Area, the Authority will provide development rights to housing agencies and nonprofit housing corporations in order that they can construct housing units on the 45-foot deck space. These units should help meet the needs of households who currently qualify for existing governmental housing assistance programs. Market-type housing will be developed by the private sector, subject to meeting the urban design, public facilities, recreation open space and other provisions of the plan.

In order to facilitate the development of housing on a coordinated basis, the Authority will integrate the construction of housing units commensurate with the capacity of programmed construction of infrastructure.

The development of various housing support facilities to accommodate resident needs is recommended by this plan.

Figure 22 lists standards for desirable service population and service radius for various housing support facilities. Standards for these facilities have been determined by government agencies or by private studies.

With the projected increase in the number of families with children or elderly, child care and senior centers would be required in close proximity to housing. These activities are permitted in mixed-use areas with housing or within the public park facilities. Day care and elderly facilities are proposed to be developed in conjunction with the neighborhood and community parks in the Mauka Area. Day care facilities of between 3,000 and 6,000 square feet each are proposed to be located at the six largest parks in the area. These facilities along with the parks community centers will help provide the desired neighborhood focal point at each of these parks.

Major health care facilities such as Queen's, Kuakini and Kaiser Medical Centers, Straub Clinic and Hospital, and Kapiolani Children's Medical Center are available within a three-mile radius of the Mauka Area. Other health facilities such as doctor and dental offices, health information offices, and minor diagnostic centers will likely be located close to housing complexes.

The provision of elementary school facilities convenient to high-density residential development merits attention. The population generated by 19,000 new housing units would require a maximum of five (5) elementary schools within the Mauka Area. However, an analysis of the unused capacity of elementary schools surrounding the Mauka Area and the percentage of school age population attending public schools indicate that two is a more realistic estimate. These schools are to be located adjacent to major public parks. The location of these two elementary school sites is discussed more fully in the public facilities section.

Community meeting rooms will also be provided. Community centers would provide facilities for community meetings, social events and special occasions. Elementary school facilities could serve a dual function by providing space during nonschool hours, for community center activities, thus supplementing the proposed centers. The neighborhood parks (proposed in the Open Space and Recreation Plan) could include a senior citizen and recreation building that could also serve community social functions.

A range of commercial businesses will be conveniently accessible to residents because of the mixed-use development approach. These include drug stores, supermarkets, banks, restaurants, bakeries and retail stores.

Other housing support facilities are available to residents within a reasonable service radius. These include a regional library, police station, fire station and post office. Existing facilities are deemed adequate to support the amount of housing proposed. Churches, which are more regionally oriented facilities shared by several neighborhoods, are permitted but are not proposed for any specific location.

Of primary importance in this housing and housing support facilities component is the concept of neighborhoods. Each neighborhood is expected to have its own character, and may contain gathering spaces, focal points, convenience stores, day care centers, and other facilities to meet the particular needs of the residents. These facilities will likely be located within walking distance or along circulation corridors, and permit easy access by residents. The neighborhoods are further defined and enhanced by appropriately designed open spaces and circulation corridors which connect neighborhood housing support facilities and various activity centers with housing. It is the policy of this plan that the Mauka Area's neighborhoods should vary in size, shape and character to accommodate compatible activities and provide a wide range of housing development, within or separate from other compatible and/or complementary land uses.

In order to achieve the objectives of the Housing and Housing Support Facilities Plan for the Mauka Area, rules and regulations shall be promulgated and implemented by the Authority.

With regard to housing, land use district regulations control the location, amount and mix of new housing in the Mauka Area. Other development regulations such as varying height limits and maximum floor area ratios help to ensure a mixture of densities, building types and configurations. So that the Mauka Area's neighborhood environment will be exciting and aesthetically appealing, appropriate urban design regulations are formulated.

To carry out the policy of integrating residents of varying incomes, ages and family sizes, both vertically and horizontally, housing programs shall be formulated.

The provision of housing units for the very low, and much of the low, low-moderate income groups requires direct governmental assistance, not only in development, but annual subsidies as well. The provision of these units will therefore require the direct involvement of the Federal, State or County government. The Authority will cooperate with existing governmental housing agencies to provide the Mauka Area's proportionate share of Oahu's housing units.

For the Hula Mae and Unserviced groups, the Authority shall conduct an aggressive program to assure units for these groups. This includes influencing private developers to enter this field of development. The Authority also expects to develop units for these groups while anticipating that the private sector will continue to accommodate the needs of the Unassisted group.

To assist private developers who provide affordable housing units, zoning incentives shall be provided. Such incentives may include, but are not limited to, increased densities of land use, increased height of buildings, increased commercial office space, reduction or relaxation of certain zoning restrictions, or any combination of these. The rules shall contain provisions restricting speculation by first buyers of government assisted housing units.

There will be a range of housing unit types from studios to 4 bedrooms to meet the varying needs of the Mauka Area's residents. The mix of unit types as well as the mixture of densities, building types and configurations provides a basis for the integration of residents of varying ages and family groups. Necessary rules and regulations to ensure such integration are also formulated.

With regard to housing support facilities, the design, quantity, sizes, location and accessibility of each facility is controlled through plan design review and dedication requirements.

To ensure the timely provision of day care and community centers, appropriate rules and regulations shall be adopted. Some of the costs of these centers shall be covered by revenues collected by the Authority from dedication requirements.

The provision of health care and commercial facilities are the responsibility of the private sector. These activities are allowed in mixed-use districts and are therefore within walking distance for residents.

It is the intent of this plan that appropriate housing support facilities shall be encouraged, and access to such facilities provided in all residential areas. These facilities which provide goods, services, education and relaxation in close proximity to the Mauka Area residents would be designed and integrated within or adjacent to housing areas to help form cohesive and desirable neighborhoods.