BIL 195 Draft 06 1998-2000 - Laserfiche WebLink

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right-of--way to buildings. All proposed development within the 32+-acre project area shall comply with those design guidelines. G. An overall landscaping master plan for the project area shall be prepared and submitted to the Planning Director for review and approval prior to the issuance of Final Plan Approval for any portion of the proposed development. The goals of the landscaping master plan shall be to: visually filter parking areas from adjacent roadways and properties; ensure that buildings are framed in settings that include trees; shade the parking areas, and moderate the overall appearance of parking areas; create a landscaped area along the Volcano Highway and roads adjoining the project area; and visually filter the view of Parcel C from the Volcano Highway, where topography provides extensive views into the project area from Hilo-bound motorists on the Volcano Highway. To achieve these goals, the landscaping master plan, at a minimum, shall (1) provide for the retention of the existing grade differential between the Volcano Highway right-of--way and the top of bank to the extent practicable and require landscaping of these slopes from the Volcano Highway right-of--way up to the parking areas, (2) screen parking areas from the Volcano Highway using hedges, berms, or other visual buffers, except where slopes create an effective visual barrier, and (3) make extensive use of trees. The standards of Planning Department Rule 17 shall apply as the minimum standards for the landscaping plan. The overall landscaping master plan shall be developed in substantial compliance with the representations made by the applicant. H. All roadway(s) within the proposed development shall be constructed to County dedicable standards, with curbs, gutter and sidewalk improvements, meeting with the approval of the Department of Public Works. -4-