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50% within 3 years of the effective date of this ordinance; 75% within 4 years; and up to <br />100% within 5 years. <br />K. The following design standards shall apply: <br />Landscaping for the development shall comply with the Planning Department's <br />Rule No. 17, Landscaping Requirements. <br />2. The maximum allowable height limit for all multiple -family residential, office <br />and retail commercial, and hotel developments shall be two stories, to a <br />maximum of 40 feet as represented in the applicant's county environmental <br />report, and the ground surface shall not be elevated or altered in a way that <br />substantially increases the visibility of the project site from the analysis <br />contained in Figure 13 of that report. <br />The minimum yards (setback) shall be as follows: <br />a. Multiple -Family Residential Development <br />(1) Front and rear yards, twenty feet; and <br />(2) Side yards, eight feet for a one-story building, plus an additional <br />two feet for each additional story. <br />b. Office and Retail Commercial Development <br />(1) Front and rear yards, fifteen feet; and <br />(2) Side yards, none, except where the adjoining building site is a <br />multiple -family residential or hotel development site. Where <br />the side yard adjoins the side yard of a multiple -family <br />residential or hotel development site, there shall be a minimum <br />side yard of eight feet for a one-story building, plus an additional <br />two feet for each additional story. <br />C. Hotel Development <br />(1) Front and rear yards, twenty feet; and <br />(2) Side yards, eight feet for one story, and an additional two <br />feet for each additional story. <br />4. A minimum of 35% of the total project area shall be open space. The "open <br />space" shall include the 150 -foot highway buffer, Mamalahoa Trail buffer, and <br />other open areas outside of the building footprints, but parking areas, except for <br />landscaping, shall not be counted as open space. <br />