Hilton is giving Hawaii a great big hug that some think will squeeze the life out of Paradise. Like most things this is more complicated than it looks, yet that instinctive concern is not unwarranted.
The hotel chain's plans for two more high-rise timeshare towers on an already congested campus put a spotlight on two development issues that exist here and everywhere: the conflict between collective land use issues and individual land use cases, and the matter of using development in one place to relieve development pressure in another.
Hilton Hawaiian Village is the largest capacity Hilton campus in the world, with almost 3,000 hotel and timeshare lodgings. The chain does not merely brand and manage it but actually owns it outright. There are seven towers, two of which have been built in recent years. Both are timeshare towers and Hilton said Wednesday that 2009 was its best timeshare year ever.
Now the company wants to build two more timeshare towers. It wants to start construction this year on a 250-unit tower where the Rainbow Bazaar is today. Those are the little shops on the right side of the main drive as you drive into the campus. Two years from now, Hilton wants to start construction on a 300-unit tower on the Hale Koa side of the campus where the buses congregate now.
Hilton is preparing to bet tens of millions of dollars that its Waikiki business, which was mostly resilient even during the recession, will remain so. If it gets to do everything it wants to go, it will be able to employ hundreds more people, and these are jobs that can't be outsourced to India.
On the other hand, Hilton is putting a colossal amount of new stress on Waikiki roads and sewers, without acknowledging it or paying for it. Kalia Rd. is regularly gridlocked now, in an economic slump. Hilton has traffic jams whenever it hosts... well, anything... and that's with 1,800 parking spaces. The 10-year plan would add fewer than 200 new spaces. But I'm arguing both sides here: maybe more spaces will create more traffic. We can discuss this more when we break up into smaller groups.
The problem, which is not of Hilton's making, is that we have broad development issues relating to traffic, water and sewer infrastructure, and aesthetics, but each individual development is considered as a discrete event. Ten different Waikiki developers can each argue that their own project will not appreciably add to traffic, then we find out later that the ten projects collectively lowered the speed limit to 5 mph.
The zoning already exists to develop Waikiki to the point where it would tumble into the ocean of its own weight. You wouldn't believe how many low-rise apartments sit on land that can be developed to the clouds. But there isn't any functional mechanism for factoring in the collective effect of this when reviewing one specific proposal. It's like this everywhere, too: on Molokai, for example, I learned during the flap over La'au Pt. that there was already enough zoning for individual lot development on the wet side of the island to use up what was left of the water supply and then some.
The aesthetic factor? If you buy a place with great views, you have an absolute right to have those views blocked by future development. My aerie at the venerable Waipuna in Wild West Waikiki has lost part of its mauka view to the Allure Waikiki, and I'm pretty sure the new Hilton towers will mask out some of my makai views as well. My Diamond Head view depends on Ft. DeRussy staying as it is. Hilton, ironically, is also dependent on the military, since much of the green view its new units would offer would be over Hale Koa and Ft. DeRussy.
But you might as well know now that city officials will probably let Hilton do this, or at least some of it, and this brings me to the other issue. Lacking any effective means of using a broad land use plan to limit individual development projects, city officials adopted a policy several years ago of permitting lots of dense development in areas that are already blighted with dense development, to take development pressure off of Oahu's still rural areas, especially the North Shore and Upper Windward Coast.
Waikiki is already urbanized. People who want the kind of sleepy vacation Waikiki offered in the early 1900s have to go to other parts of the state. But it's not too late to keep Sandy Beach and points east undeveloped, to save some empty space at the end of the road on the Leeward Coast, and to limit North Shore development to a point where it never needs an extension of the H-2. This is one of the best reasons to support rail, which will draw development to its corridor, wherever that turns out to be, taking pressure off the rest of the island.
If all of this sounds like a pact with the devil, then it's time to think strategically. Waikiki is what it is, although I do think that as it becomes more residential and less transient there will be more political pressure to forbid development by people who haven't done it already. The question is, what can be done today to limit development in parts of the state that are still unblighted? Before someone with lots of money buys the land and offers to create jobs? Instead of barking like a dog at Hilton, we should move decisively to narrow where development can occur in central Oahu, and along the Kona coast, and on the road to Lahaina.
We should acquire transportation corridors today for rail that will be built tomorrow on neighbor islands, which will bring speculators to those corridors but lessen pressure everywhere else. Everybody should stare at a map of their favorite part of the islands and figure out what can be done now to control the future before there is a powerful interest in the opposite corner staring at the same map with visions of timeshares dancing in their heads.
Posts
Recent Comments