(a) Any development that is proposed to exceed a height limit of 350 feet shall comply with the following.
(1) Minimum project size. The minimum project size shall be 35,000 square feet.
(2) Site plan. The request for additional height shall include a proposed site plan, that shall include the location and height of building towers, and shall take into consideration adjacent uses and structures. Specifically, the following principles shall be reflected in the site plan, and the applicant shall demonstrate how these principles are being met:
(A) Building towers shall not significantly obstruct or intrude on adopted public views;
(B) Proposed open spaces shall complement and relate to adjacent open spaces;
(C) Ground level parking lots and structures should not front streets. Where this is not possible, canopy and vertical form trees, hedges, and other landscaping elements shall be provided to visually screen them; and
(D) The additional tower height shall not unreasonably block the provision of light and air to other buildings and public open spaces, nor obliterate direct exposure to the sun in any given 24-hour period.
(3) Public open space. A minimum of 35 percent of the lot area shall be devoted to public open space in accordance with Table 21-3.4.
(4) Public views. The additional tower height shall not significantly intrude on any adopted public views, including the view of the central business district from the Punchbowl lookouts.
(5) Pedestrian orientation. Project design at the ground level shall reflect a strong pedestrian orientation, especially fronting streets. Contributing elements include but are not limited to:
(A) Arcades, with at least one-half of the arcade perimeter open or devoted to entrances and show windows;
(B) Public open spaces, with provisions for shade, seating areas, landscaping, water features, and outdoor sculptures;
(C) Outdoor dining areas;
(D) Interesting paving design and finishes; and
(E) Building materials, finishes, and details that are human-scaled, nonglaring, and not harsh.
(6) Wind analysis. The request for additional height shall include a wind study of the effects of towers over 350 feet, particularly anticipated impacts at the ground level. Where adverse impacts are anticipated, mitigative measures shall be included in the proposal.
(7) Historic resources. Any development that includes sites or structures on or eligible for inclusion on the national or State register of historic places, or on the Oahu register of historic places shall be evaluated as to the feasibility and appropriateness of retaining the site or structure. For every square foot of building area of a site or structure on or eligible for inclusion on the national or State register of historic places, or on the Oahu register of historic places, 10 square feet of additional floor area may be permitted above 350 feet of building height. This bonus shall be available even if the minimum open space requirements for subdivision (3) are not met.
(8) FAA clearance. The request for additional height shall include a statement from the Federal Aviation Administration that the proposed building heights will not interfere with the operation of the Honolulu International Airport.
(9) Maximum density. The maximum density as set forth in Table 21-3.4 shall not be exceeded.
(10) For purposes of this section, an “adopted public view” is a view that has been recognized as significant or otherwise worthy of protection by an adopted ordinance, including Article 9.
(b) Applications to exceed a height limit of 350 feet shall be processed pursuant to the requirements for major permits (special district), as set forth in § 21-2.40-2.
(1990 Code, Ch. 21, Art. 3, § 21-3.120-1) (Added by Ord. 99-12)