TOD SPECIAL DISTRICT
The TOD Special District modifies underlying zoning to regulate site design and layout, while allowing for bonus/additional density and height in certain areas. The intent of this district is to improve the pedestrian experience around the rail stations, particularly along designated “key streets,” which are expected to handle the largest numbers of pedestrians and business activity.
The TOD Special District boundary for a given rail station area is primarily based on that neighborhood’s TOD plan. The adopted TOD Special District boundaries by rail station area are provided below. The expansion of the TOD Special District, along with new zoning, in the remaining rail station areas under City jurisdiction is submitted to the City Council following adoption of that particular neighborhood’s TOD plan (TOD plans consist of one to three rail station areas).
For larger projects and those seeking maximum flexibility from development standards, as allowed through the TOD Special District, applicants may request a Planned Development–Transit permit. In areas where the TOD Special District has not yet been adopted, applicants may seek an Interim Planned Development–Transit permit, which also allows for flexibility from development standards. Qualifying projects must provide significant community benefits and serve as catalysts for implementing their neighborhood’s TOD Plan.
See the Development Resources page for additional project application information. Project applications under review are available on the Development Projects page.
TOD SPECIAL DISTRICT OBJECTIVES:
- Promote an appropriate mixture and density of activity around the rail transit stations in order to maximize the potential for transit ridership and promote alternative modes of transportation
- Allow for more intense and efficient use of land for the mutual reinforcement of public investments and private development
- Support transit by ensuring connectivity and convenient access, while limiting conflict between vehicles, pedestrians, bicycles, and transit operations
- Provide quality urban design that attracts and encourages pedestrian activity
- Provide a high level of streetscape amenities that create a comfortable environment for pedestrians, bicyclists, and other uses, such as walkways, street furniture, street trees, and human-scale architectural features
- Promote an appropriate mix of housing types, including affordable and/or rental housing
- Promote high quality, publicly accessible and usable spaces and gathering places
- Contribute positively to the economic enhancement of the affected area and the city, particularly with regard to providing a broad mix of uses, diverse housing, and diverse employment opportunities
TOD SPECIAL DISTRICT MAPS
Hō‘ae‘ae (West Loch) Station Area
Hālaulani (Leeward Community College) Station Area
Kalauao (Pearlridge) Station Area
Pouhala (Waipahu Transit Center) Station Area
Waiawa (Pearl Highlands) Station Area
Hālawa (Aloha Stadium) Station Area
FREQUENTLY ASKED QUESTIONS
A: See the Permits, Application Instructions, and Related Material page for further information.
A: TOD development projects and planning initiatives are listed on the Projects page. A list of the proposed and approved development projects, as well as project material, is available on the Development Projects page. See the individual pages for opportunities to provide public feedback.
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A: The timeline and requirements vary by TOD permit type. A minor permit, for example, takes up to 45 days, while a major permit can take three to six months, or more, depending on complexity. See the Permits, Application Instructions, and Related Material page for further information.
A: Community benefits may include the provision of public open space, affordable housing, and streetscape improvements. However, other types of community benefits may be proposed. The TOD plans also recommend certain items that may qualify as community benefits and are strongly encouraged to be incorporated into development projects to the extent possible. According to the Land Use Ordinance, community benefits must be proposed in the TOD Special District permit application to justify height and density bonuses, or to mitigate the impacts related to the modification of TOD Special District development standards.
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