HomeMy WebLinkAboutCOM 1027.000 2012-2014 .4SY•O7
��" ,,'. Walter K.M.Lau
" i' Managing Director
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William P.Kenoi *:R�� ,„v4))"- ' •*
Mayor ;_
Randall M.Kurohara
4••,T� `+°.�'�`�.' Deputy Managing Director
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County of Hawaii
Office of the Mayor
25 Aupuni Street,Suite 2603 • Hilo,Hawaii 96720 • (808)961-8211 • Fax(808)961-6553
KONA: 74-5044 Ane Keohokalole Hwy.,Bldg.C • Kailua-Kona,Hawai`i 96740
(808)323-4444 • Fax(808)323-4440
August 28, 2014 y C)
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J Yoshimoto, Council Chair _-
and Members of the County Council
County of Hawai`i =�
25 Aupuni Street --
Hilo, HI 96720
Dear Chairman Yoshimoto and Members:
SUBJECT: Planning Director Initiated
Amendment to Chapter 25 (Zoning Code), Article 3, Section 25-3-2
(Designation of Special Districts); Article 4, Division 5, Section 25-4-59.2
(Exceptions to Off-Street Parking& Loading Requirements); Article 7
(Special District Regulations) of the Hawai`i County Code 1983 (2005
Edition, as Amended)
As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter, transmitted herewith for the
County Council's consideration and action are the Windward Planning Commission's letter and
enclosures regarding the above-referenced request.
Sincerely,
William P. Kenoi
Mayor
Enclosures
cc: Planning Department
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Comm. No. 0
Ref.To:
County of Hawaii is an Equal Opportunity Provider and Employer. Ref. Date I 114
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County of Hawaii
WINDWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawai`i 96720
JUL 2 2 2014 Phone(808)961-8288 • Fax(808)961-8742
J Yoshimoto, Council Chair
and Members of the County Council
County of Hawai`i
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Yoshimoto and Council Members:
Planning Director Initiated
Amendment to Chapter 25 (Zoning Code),Article 3, Section 25-3-2 (Designation of
Special Districts); Article 4,Division 5, Section 25-4-59.2(Exceptions to Off-Street
Parking&Loading Requirements);Article 7(Special District Regulations)of the Hawai`i
County Code 1983 (2005 Edition, as Amended)
The Windward Planning Commission, at its duly held public hearing on July 3, 2014 considered the
above-referenced request by the Planning Director for amendments to Chapter 25,Articles 3,4 and 7 of
the Hawai`i County Code 1983 (2005 Edition, as amended), relating to the establishment of a special
district to be known as the Palma Village Design("PVD)District that includes a process for community
review of project applications and plans, and to provide distinct requirements for Off-Street Parking and
Loading in the PVD District.
The Commission voted to forward a favorable recommendation to the County Council on the
request.
The draft bill is attached for your favorable consideration. We have also enclosed a copy of the Planning
Director's Background and Recommendation,Powerpoint presentation and transcript of the hearing for
your information.
Sincerely,
1 „
Myles Miyasato, Chairman
Windward Planning Commission
Lpdinitiatedchapter25pahoavillagedesign(pvd)wpc
Enclosures
cc: Planning Department-Kona
Hawai`i County is an Equal Opportunity Provider and Employer
\PBRPDInitChap25PahoaDesDist52214.doc-6/20/2014
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND AND RECOMMENDATION
INITIATOR: PLANNING DIRECTOR
AMENDMENTS TO CHAPTER 25, OF THE HAWAII COUNTY CODE 1983 (2005
EDITION,AS AMENDED),RELATING TO THE ESTABLISHMENT OF A SPECIAL
DISTRICT TO BE KNOWN AS THE PAHOA SPECIAL DESIGN DISTRICT
The Planning Director has initiated the following amendments to Chapter 25 (Zoning Code),
Article 3, Section 25-3-2 (Designation of Special Districts); Article 4, Division 5, Section 25-4-
59.2 (Exceptions to Off-Street Parking & Loading Requirements); and Article 7 (Special District
Regulations) of the Hawai`i County Code 1983 (2005 Edition, as amended), relating to the
establishment of a special district to be known as the Pahoa Village Design("PVD") District that
includes a process for community review of project applications and plans, and to provide
distinct requirements for Off-Street Parking and Loading in the PVD district.
BACKGROUND
1974—Kailua Village Special District and Urban Design Review Commission: The Kailua
Village Special District and Urban Design Review Commission were established by Ordinance
No. 628 in 1974. This advisory commission was created to assist the planning department in the
development and preparation of the Kailua Village Design Plan and to define the Kailua Village
Special District. This fourteen member commission was appointed by the Mayor and approved
by the Council.
1976—Kailua Village Design Plan: Ordinance No. 217 was adopted in June 1976 and was
intended to provide further clarification of the General Plan policies as they pertained to the
Kailua Village area and to establish a more detailed program for implementation of the General
Plan.
1987—Kailua Village Design Commission: By Ordinance No. 87-18, adopted February 1987,
amended Chapter 25, Article 24, HCC changing the Kailua Village Special District and Urban
Design Commission to the Kailua Village Design Commission. The commission membership
was reduced from fourteen to nine,but still being appointed by the Mayor and approved by the
Council. Section 25-7-4(b), HCC, states that "(t)he design commission shall provide an
architectural and design review if applications requiring plan approval by the director. The
1 Re: Comm. 1027 (Bill 282)
•
design review commission's review and recommendations to the director shall be completed
within thirty days from the date of the design commission's receipt of the plans requiring plan
approval. " However, no allowances were made within Division 7—Plan Approval for
adjustment to the requirement under Section 25-2-76(d)that "(t)he director shall render a
decision to either approve or deny a plan approval application, other than for an agricultural
tourism facility, within thirty days after acceptance of the application. If the director fails to
render a decision within the thirty-day period, the application shall be considered approved
without further certification by the director."
1986—Waimea Design Plan: The Waimea Design Plan was adopted by Resolution No. 214-86
in October 1986 and provides recommendations and guidelines to:
1. Insure the preservation of Waimea's ranch and agricultural heritage in the face of
growth and change;
2. Reinforce the traditional roll of Waimea town as the regional support and service center
for ranching and intensive agricultural activities;
3. Encourage the present trend towards the establishment of Waimea as the home base for
various educational, cultural, medical, and scientific organizations.
Implementation of the Waimea Design Plan included the "(o)ngoing review by the County and
community of projects proposed by either the public or private sector, which are affected by the
plan. " Since the adoption of the Waimea Design Plan an informal process for requesting and
accepting community review of projects affected by the plan has been carried out on a generally
consistent and mutually satisfactory basis. However, emerging local community plans where
design guidelines and/or standards are an important element there exists a strong desire for more
secure assurances that an opportunity for local review of projects will be provided.
2005—County of Hawaii General Plan: Establishing a means through which local
communities are able to participate in permit application review process and to provide
comments and recommendations to the approving authorities serves to help fulfill the following
in the General Plan:
1) Sec. 1.1 Purpose of the General Plan
• Identify the visions, values, and priorities important to the people of the County;
• Improve the physical environment of the County as a setting for human activities; to
make it more functional, beautiful, healthful, interesting, and efficient;
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• Facilitate the democratic determination of community policies concerning the
utilization of its natural, man-made and human resources; and
• Effect political and technical coordination in community improvement and
development.
2) Sec. 2.2 Economic Goals
(a) Provide residents with opportunities to improve their quality of life through
economic development that enhances the County's natural and social environments.
3) Sec. 2.3 Economic Policies
(a) Encourage the development of the visitor industry that is in harmony with the
social,physical, and economic goals of the residents of the County.
(o) Promote a distinctive identity for the island of Hawaii to enable government,
business and travel industries to promote the County of Hawaii as an entity unique
within the State of Hawaii.
4) Sec. 14.3.3 Land Use Policies
(a) Urban renewal, rehabilitation, and/or redevelopment programs shall be undertaken
in cooperation with communities, businesses and government agencies.
(fi The development of commercial facilities should be designed to fit into the locale
with minimal intrusion while providing the desired services. Appropriate
infrastructure and design concerns shall be incorporated into the review of such
developments.
2008—Puna Community Development Plan: In September 2008, the Puna Community
Development Plan (PCDP)was adopted by Ordinance No. 08-116 and subsequently amended in
November 2010 (Ord. 10-104), June 2011 (Ord. 11-51, 11-52 & 11-53) and December 2011
(Ord. 11-117 & 11-118). Sections 2.1.3a.2) and 5.2.3, PCDP, identify Pahoa Town as one of
four Puna communities to be designated as a Special Design District with detailed planning,
design standards and review procedures. Within the growth management chapter of the PCDP,
Section 3.1.3b.1) Pahoa is also identified as one of three locations for designation as a Regional
Town Center. Section 5.2.1 —Zoning Designations, PCDP, states: "The regional town center
plan should be prepared through an inclusive community based process that involves major
stakeholders, including landowners, community representatives, and public agencies. "
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2011-2014: Commencing in November 2011, a grass roots effort began to emerge in Pahoa for
the purpose of creating a growth management master plan that residents hoped could establish
controls on how and where growth within the village should occur and to ensure that any new
development or redevelopment would be consistent with the character and sense of place that
residents and visitors alike had come to identify with being unique to Pahoa. With minimal
support from the county a Pahoa Plan Steering Committee was organized and secured
recognition from the Puna CDP Action Committee as a formal subcommittee tasked with
creating a regional town center master plan for Pahoa that would include design guidelines for all
development within an identified design district. The Pahoa Village Design Guidelines being
submitted to the Hawai`i County Council for adoption by resolution, the two bills proposing
amendments to Chapter 25 (Zoning Code) and one bill proposing to amend Chapter 3 (Sign
Code)having been drafted primarily through the efforts of the Pahoa Plan Steering Committee
and extensively vetted within the Pahoa community, Planning Department and the Department of
Public Works constitute the first phase in the development of a comprehensive master plan for
Pahoa.
PROPOSED AMENDMENTS
The proposed amendments will establish a new special district under Article 7 of the Zoning
Code to be known as the Pahoa Village Design(PVD)district and provide special exemptions to
the off-street parking requirements for specific properties with the old Pahoa Village core. The
following amendments are proposed(material to be added is underscored with material to be
deleted bracketed and struck out):
Relating to the list of special districts:
Section 25-3-2. Designation of special districts.
The special zoning districts of the County shall consist of the following:
(1) Kailua Village design commission(article 7, division 1).
(2) CDH, Downtown Hilo commercial district(article 7, division 2).
(3) [Geothermal subzone districts] UNV,University district (article 7, division 3).
(4) PD, Project districts (article 6, division 4).
(5) APD, Agricultural project districts (article 6, division 5).
(6) PVD, Pahoa Village Design district(article 7, division j.
-4-
Reason for change: The amendment to part(3)is to correct an administrative oversight when
Ordinance 07-104 was adopted creating the University District(UNV) and no amendment was
included to list the UNV district in section 25-3-2 of the Zoning Code.
Relating to off-street parking exemptions for Pahoa Village:
Section 25-4-59.2. Exceptions to the off-street parking and loading requirements.
The off-street parking and loading requirements of this chapter shall not apply to the
following:
(d) Those lots in the PVD district having a total area of less than seven thousand five
hundred square feet and that have frontage on Pahoa Village Road between Post
Office Road and the eastern intersection of Akeakamai Loop and Pahoa Village
Road; provided that any lot created through parcel consolidation does not result in a
lot having a total area of seven thousand five hundred square feet or more,or a parcel
consolidation and resubdivision that results in the creation of additional building sites
after this ordinance takes effect, shall provide off-streetparking in accordance with
the requirements of this chapter.
Reason for changes: The off-street parking requirement exceptions provided in part(d)are
necessary to accommodate the existing exceptionally small properties in the old Pahoa Village
core that do not currently have off-street parking and cannot include off-street parking in any
development or redevelopment plans without significantly compromising the desired impact the
Pahoa Village Design Guidelines are intended to have in preserving and perpetuating the small
rural village feel that residents identify with Pahoa.
Relating to PVD,Pahoa Village Design District:
Section 25-7- . Purpose and applicability; boundaries.
(a) The PVD (Pahoa Village Design) district is established to reinforce and promote Pahoa's
role as a regional town center while retaining its rural village feel and identity. The purpose
of the regional town center is to serve as a compact medium density area for retail shopping,
administrative and professional activities, cultural and artistic activities, other supportive
business activities, and a mix of residential uses capable of serving both village residents
and the ever more populous surrounding subdivisions. Further, the PVD district seeks to
preserve the historical architectural theme that has come to symbolize Pahoa's unique sense
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of place and identity,through the implementation of design guidelines within the PVD
district.
(b) The PVD district, as used in this chapter,means the area delineated on the map as provided
in the Pahoa Village Design Guidelines (hereinafter"design guidelines") and further
described as:
(1) All parcels having frontage on Pahoa Village Road from the Pahoa Village Road and
Kea❑au-Pahoa Road intersection and the Pahoa Village Road and Pahoa-Kalapana
Road intersection;
(2) All parcels having frontage on Post Office Road between Pahoa Bypass Road and
Pahoa Village Road;
(3) All parcels having frontage on the west side of Kea❑au-Pahoa Road between and
inclusive of tax map key numbers: 1-5-07:012 and 1-5-07:080;
(4) All parcels having frontage on Kahakai Boulevard, including any extensions of
Kahakai Boulevard up to the parcel identified by tax map key number 1-5-008:001,
west of Pahoa Bypass Road;
(4) Parcels identified by tax map key numbers: 1-5-005:024, 1-5-06:037, 1-5-06:015, 1-5-
003:037 and 1-5-03:046; and
(5) All parcels any part of which are designated medium density urban in Exhibit A of
Ordinance No. 12-89 amending the general plan land use pattern allocation guide
(LUPAG)map, with the following exclusions:
(A) That portion of tax map key no: 1-5-02:020 that is not designated medium
density urban in Exhibit A of Ordinance 12-89; and
(B) Parcels identified by tax map key numbers: 1-5-01:003 and 1-5-08:001.
Reason for changes:
States the purpose for establishing the Pahoa Village Design(PVD)district as a special district
provides a description of the area of Pahoa Village that comprises the design district subject to
any adopted design guidelines.
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Relating to the Design Guidelines:
Section 25-7- . Design guidelines; intent; adoption; applicability.
(a) The intent of the Pahoa Village Design Guidelines (hereinafter"design guidelines") is to
articulate primary architectural features and building design characteristics that have
historically been identified as the HawaiDi plantation architectural style or theme.
(b) Design guidelines may be adopted by resolution or as standards by ordinance and shall be
administered by the director after giving due consideration to the recommendations of the
Pahoa design review committee having been established in accordance with section 25-2-
72 of this chapter.
(c) While no specific minimum number of the architectural features in the design guidelines
shall be required for any proposed project, all buildings and structures within the PVD
district, except as otherwise specified in section 25-7-_(d)below, shall be designed to be
consistent with the design guidelines and to be complementary with the existing structures.
Reason for changes:
These amendments speak to the intent of the Pahoa Village Design Guidelines and the means by
which they may be adopted for applicability under Chapter 25. Part(c)provides guidance as to
the application of the design guidelines to projects being reviewed.
Relating to the Pahoa Design Review Committee:
Section 25-7- . Pahoa design review committee; purpose; procedures.
(a) The purpose of the Pahoa design review committee(hereinafter"committee") is to provide
an opportunity for local review and comment, for consistency with the design guidelines, on
plans for all new buildings and structures as well as alterations to the exterior of existing
buildings and structures within the PVD district.
(b) Upon request from the director, the Puna Community Development Plan Action Committee
(PCDP AC) shall identify and recommend one or more appropriate Pahoa based community
organizations that will be responsible for establishing the committee and providing any
necessary administrative support that may be required. Committee membership should
reflect a broad cross section of the Pahoa regional town center service area and, to the extent
reasonably possible, shall include representation from the construction industry, local
businesses, and architecture and design professionals.
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(c) The director shall provide the committee with an opportunity to conduct an architectural and
design review, for consistency with the design guidelines, of all applications for plan
approval, P.U.D. or sign permit, except as provided for in subsection(d)below.
(1) The committee shall complete its review of any application for plan approval and
submit its written recommendations along with the reviewed plans stamped
"Reviewed by"with the date and signature of the committee chair to the director
within twenty-five calendar days of receipt of such application from the director.
(2) The committee shall complete its review of any application for a P.U.D. and submit
its written recommendations along with the reviewed plans stamped"Reviewed by"
with the date and signature of the committee chair to the director within twenty-five
calendar days of receipt of any plans for partial or final full approval from the
director.
(3) The committee shall review and submit its written recommendations on applications
for sign permits as provided in chapter 3, article_of this Code.
(4) Committee recommendations to the director shall be consistent with the provisions of
the County Charter, general plan.Puna community development plan,Pahoa Village
Design Guidelines, zoning and other related ordinances and any master plan adopted
for the PVD district.
(d) The director may waive the requirement for architectural and design review by the
committee when the proposed improvements will clearly have little or no visual impact on
the preservation or promotion of the Hawai❑i plantation architectural theme, including,but
not limited to:
(1) The construction or installation of accessory buildings or structures or minor
alterations to the exterior of any existing building or structure that is not visible from
any street frontage of the building site;
(2) The addition or replacement of accessory features such as flag poles, roof gutters and
downspouts, railings and fencing of similar size, style and material or that more
closely conforms to the design guidelines;
(3) Painting or repainting of the exterior of any building, structure or accessory feature
that is consistent with the design guidelines; or
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(4) The replacement of existing doors and windows where the size of the replacement
door or window is within ten percent of the size of the original door or window.
(e) In order to assist applicants with designing projects that satisfactorily conform to the design
guidelines, the committee shall also develop a process for and be available to provide
preliminary review of conceptual plans prior to formal submittal of detailed plans and an
application for a building permit,plan approval,P.U.D or sign permit.
(f) The committee shall conduct a comprehensive review of the design guidelines and PVD
district boundaries and submit its recommendations for amendments to the design guidelines
and PVD district boundaries to the PCDP AC within ten years following adoption of the
design guidelines, and every ten years thereafter. The committee may prepare and submit to
the PCDP AC recommendations for interim amendments to the design guidelines and PVD
district boundaries as it deems necessary.
Reason for changes:
Parts (a) and (b) of these amendments identify the purpose of the Pahoa Design Review
Committee, describe how the committee is to be established and provides some guidance on its
make up to ensure diverse perspectives are represented. Part(c)describes the respective
responsibilities of the director and the committee that are necessary to allow for local review and
comment on applications for Plan Approval, a P.U.D. permit or a sign permit within a reasonable
time frame. Part(d)identifies specific activities likely to have little or no visual impact that the
director may determine to be exempt from the need for design review. Part (e)is provided to
ensure the committee establishes a process that allows for pre-design consultation with project
developers in order to minimize significant and expensive alterations to project layout and design
elements. Part(f)not only makes the committee responsible for conducting a comprehensive
review if the adopted design guidelines and PVD district boundaries every ten years,but allows
the committee to recommend interim amendments as may become necessary.
COMMENTS FROM THE GENERAL PUBLIC
Public meetings were held in Pahoa on March 5, 2013 and August 21, 2013 during which the
draft Pahoa Village Design Guidelines and proposed amendments to Chapter 25 creating the
Pahoa Village district and providing for the review of projects within the Pahoa Village district
against the design guidelines were explained. A separate special meeting of the Pahoa Regional
Town Center Plan Subcommittee("Subcommittee")was held on June 12, 2013 to which all
-9-
Pahoa merchants were personally invited to participate in a discussion on proposed design
guidelines and code changes and to respond to any questions or concerns. While no written
comments or suggestions were received from the general public during or after these sessions,
some of the input received was helpful in tweaking of the draft documents. Community reaction
to the proposed design guidelines and implementing ordinances has been overwhelmingly
positive, including the voluntary compliance with the design guidelines by the developers of two
new commercial projects within the designated Pahoa Village Design district area. Drafts of the
design guidelines and proposed amendments to Chapters 3 (Sign Code) and 25 (Zoning Code)
were sent to DPW Director, Warren Lee and Planning Department Program Managers in Hilo
and Kona for review and comment on the original drafts in July 2013. Some adjustments were
made based on the comments received and revised drafts were approved by the Subcommittee
and the Puna CDP Action Committee in November 2013. Final adjustments based on input from
Deputy Corporation Counsel and the Planning Director addressed several technical
inconsistencies and issues with establishing and recognizing local design review committees
without making any substantive changes to the functional provisions or intent of the
amendments. The Subcommittee was briefed on and approved the final technical adjustments at
their meeting on May 19, 2014.
RECOMMENDATION
In light of the above,the Planning Director recommends that the Windward Planning
Commission send a favorable recommendation to the County Council for the proposed
amendments to Chapter 25 of the County of Hawaii Code relating to the establishment of
a new special district to be known as the Pahoa Village Design district as provided by the
attached bill.
-10-
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:k
WINDWARD PLANNING COMMISSION
COUNTY OF HAWAI`I
HEARING TRANSCRIPT
JULY 3, 2014
A regularly advertised hearing on the (1) Planning Director Initiated Amendment to
Chapter 25 of the Hawaii County Code 1983 (2005 Edition,As Amended) (Review of
Development Projects Within a Special District) and (2) Planning Director Initiated
Amendment to Chapter 25,of the Hawaii County Code 1983(2005 Edition,As Amended)
(Pahoa Village Design District) was called to order at 12:38 p.m. in the County of Hawai`i,
Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai`i with Chairman Myles
Miyasato presiding.
COMMISSIONERS PRESENT: Myles Miyasato, Charles Heaukulani, Gregory Henkel, Raylene
Moses, and Stephen Ono.
ALSO PRESENT: Duane Kanuha(Planning Director), Margaret Masunaga(Deputy
Corporation Counsel for the Windward Planning Commission), Daryn Arai (Planning Program
Manager), Jeff Darrow(Staff Planner), Maija Cottle(Staff Planner), Larry Brown (Staff Planner-
Long Range Division), Sarah Hata-Finley(Secretary), Kim Tanaka(Secretary), and Melissa
Dacayanan(Planning Commission Support Technician).
And approximately 2 people from the public in attendance.
Note: The Commission heard Item Nos. 7 and 8 together.
INITIATOR: PLANNING DIRECTOR
An ordinance amending Chapter 25 (Zoning Code),Article 2, Division 7, Section 25-2-71
(Applicability-Plan Approval required), Section 25-2-73 (Reserved), Section 25-2-76 (Action of
Plan Approval application), Section 25-2-77 (Review Criteria and conditions of approval); and
Article 6, Division 1, Section 25-6-3 (Application for P.U.D. permit requirements), Section 25-6-
7 (Reserved), and Section 25-6-10 (Criteria for granting a P.U.D.permit) of the Hawaii County
Code 1983 (2005 Edition, as amended). These amendments would create a process within the
Zoning Code that requires the Planning Director to review and consult with a local design review
committee for certain land use permit applications situated within a special district to promote
consistency with applicable adopted design guidelines and/or standards. (Item No. 7.)
INITIATOR: PLANNING DIRECTOR
An ordinance amending Chapter 25 (Zoning Code), Article 3, Section 25-3-2 (Designation of
Special Districts); Article 4, Division 5, Section 25-4-59.2 (Exceptions to Off-Street Parking &
Loading Requirements); and Article 7 (Special District Regulations) of the Hawai`i County Code
1983 (2005 Edition, as amended), relating to the establishment of a special district to be known
as the Pahoa Village Design("PVD") District that includes a process for community review of
project applications and plans, and to provide distinct requirements for Off-Street Parking and
Loading in the PVD district. (Item No. 8.)
1 Re: Comm. 1027 (Bill 282)
BROWN: Good afternoon.
MIYASATO: Item No. 7 on the agenda, Planning Director ordinance amending Chapter 25. Go
ahead.
BROWN: Good afternoon, Commissioner Miyasato and Commissioners. My name is Larry
Brown. I'm a planner in the Long Range Division of the Planning Department, and I'm here to
present to you the two pieces of legislation being introduced to provide a process for community
review of design guidelines for special districts that have design guidelines that have been or
standards that have been adopted by the County Council either by resolution or by ordinance.
You have two agenda items here that I'm going to be talking about within this one presentation
cause they're directly tied to each other, and that's Item 7 and 8 or your agenda. The two pieces
of legislation before you today are number one and number two in red, the design district plan
review ordinance and the Pahoa Village Design District ordinance, and they're part of an overall
package that includes two other pieces that will not be coming before the Planning Commission.
And the number three is the Pahoa Village Design Guidelines which are being introduced to the
Council for adoption by resolution, and we'll talk a little bit more about those in a minute.
The Pahoa Village signs ordinance which is an amendment to Chapter 3, the Sign Code, is going
to be introduced concurrent with these ordinances to the Council once they pass out of the
Commission. The Windward Commission hears both items one and two. The Leeward
Commission will only hear item no. 1 as it may have impacts island-wide.
It worked--cool. So, the first one is the design review ordinance. I've just highlighted some of
the features—the primary features—of this ordinance indicating that it will require review of
development projects within any special district where adopted design guidelines or standards
have been adopted by the County Council. It also amends application requirements for Plan
Approval and for Planned Unit Development projects that will provide the additional information
necessary to do design review because normal plans that are submitted don't necessarily include
the kinds of architectural drawings or color or building material type information that would
typically be required under those Plan Approval or PUD permit applications.
It also amends a process for requirements for Plan Approval and PUD applications that provide
for a means of local community review and comment on proposed projects. And this is
something that's really important to the local communities where new development is occurring.
They want to make sure that it fits in to their community, and so this is a means to give them a
voice in that whole process. And, it also, well that's actually going in to explain what number—
the last bullet item was all about.
Now, we do have, we found a glitch in the amend—in the proposed ordinance, and if you go to
Section 25-2-71(h) which is a new section being proposed for this section of the Zoning Code,
the intent was to not impact any existing special districts. There are only three others. One is the
Kailua Village District, Special District; the Downtown Hilo Special District, and the third one is
the University Special District. So, the Pahoa would be the fourth one.
2
Kailua-Kona does have design guidelines that were adopted within the context of a master plan
that was adopted by resolution in 1996. And, they have a design commission, that's actually a
County-appointed and service commission that we did not want to impact,have any effect on the
process being proposed for Pahoa, and other communities that might follow later on, would not
provide for a County-appointed and serviced, if you will, or managed commission. So, we had
to add the language in red to make it clear that this does not have any impact on any existing
special districts with adopted design guidelines that were in existence prior to the adoption of
this subsection so that we're proposing as an amendment to the overall ordinance package being
presented to you.
The second ordinance has to do with the Pahoa Village Design District ordinance which is to
create Pahoa Design District under Article 7 of Chapter 25. Right now, it's being proposed as
strictly a design district, and that it would provide, it does provide for some exemptions to off-
street parking requirements for specific properties within Pahoa, the existing Pahoa old town
village area where the lots are so small, and most of them are already built out, that there's just
no way to put parking there. We have contingency plans in our overall Pahoa master planning
effort to provide for public parking, so that, that amendment was put in there for that. That
would allow them to get through the Plan Approval process if they will want to redevelop or one
of the vacant lots wanted to get developed.
It also acknowledges adoption and applicability of architectural design guidelines for the Pahoa
Village Design District, which as I mentioned earlier, have already been submitted to the
Council, and as a matter of fact, were unanimously approved with a favorable recommendation
by the Planning Committee on Tuesday, so it's going to the full Council, probably for their next
hearing in Kailua-Kona.
And, lastly, it provides for recognition of community based local review of development projects
in the PVD. The, as I mentioned earlier, so this is where the process is defined on how these
community review committees might be formed and recognized by the Planning Director and
then how they will be, interact with the Planning Department in the design review process.
This is a map of Pahoa, and with a little—yep, oh there, well I saw a red light someplace—I lost
it. If you can see the red line surrounding the greater areas labeled the Pahoa planned area, that's
the area that our master plan is proposed to provide a master, well a master plan, a strategic
master plan for that area, and that's not really what we're here about today. It's the—what are
you pushing—oh, okay—it doesn't like me—hey, there it is, okay! I love technology. Ask my
boss if I text—no. Forget this. The purple line, the purple line is actually the, is the design
district that this ordinance adopts, and it's described in the ordinance in text, and these are the
properties where, that would be impacted by the design guidelines. This is a, to give you a—
why am I seeing that text on there—oh, this is the design guidelines, I'm sorry, that the
background picture is supposed to be more washed out and so you can actually read the text—it
looked good on my computer. That's fine. Oh, anyway, I can't even read that.
The architectural design guidelines—they not only provide standard, not even standards, but they
provide some guidance as to what kind of architectural features are being recommended for
3
developers to incorporate in their projects. No specific minimum number of the architectural
features are required. It's just that they need to end up with a final product that fits in its
environment. It does also include some guidelines for project layout on the site. In other words,
they'd like to see the parking not between the street in the building wherever possible,but to
have it behind or off to the side so in all, a lot of this has to do with the need to be flexible with
the project that's being proposed, the site that they have to work with that to end up with a
finished product that doesn't result in a streetscape where you're walking down the sidewalk and
to get to the building, you have to walk through a sea of parking stalls to get there.
Again, my background, okay. The sign ordinance is, like I said, to be submitted concurrent with
these two ordinances proposing amendments to Chapter 25. They're some specific signage
restrictions that the community would like to see imposed in Pahoa that are not covered under
the current Sign Code, and they're relatively minor, but if you don't have them there, then
they're not enforceable.
This is to give you an idea of what Pahoa's responsibility is as a regional town center. You can
see, you can probably see where Pahoa is, they're pretty much in the middle foreground just
above the yellow text, and the surrounding subdivisions that don't have any goods, services,
commercial activity, at least not legal, to speak of. About two, roughly 2,300 lots, actually more
than 2,300 lots, the existing population for that service area is already 20,000 people. With
23,000 lots, we're talking in excess of 60,000 people at buildout. And that's just from the
existing lots. So, the 9,600 lots in the bottom left, for example, is kind of pointing towards half
of Hawaiian Paradise Park, Ainaloa, a portion of Orchidland. If you look at the 910 lots and the
1,225 lots on the side, right side of the screen pointing down towards Kalapana Seaview Estates,
Black Sands Subdivision, Kalapana area, the 2,200 lots is Leilani; 4,300 lots is Nanawale; 510 is
Kapoho Vacationland; 3,900 lots is Hawaiian Beaches, Parks & Shores; 180 lots in Waa Waa;
and the 68 is State Ag Lots just outside Pahoa Town. And that doesn't count the three hundred
and fifty some odd lots within Pahoa itself.
This is the kind of architecture. This is the place that the people in Pahoa want to preserve.
Akebono Theatre--as I understand it,this building's more than a hundred years old. This is, if
you haven't been to Downtown Pahoa, you need to come out and try a restaurant. They're really
good. But, this is the kind of feel,the small town feel, that the people want to preserve.
This, more examples—it's not in the best of condition, so there's gonna be a move to renovate
and upgrade buildings that to make sure that it's done in a way that the feel and the character of
the Village are retained. Something like having the design guidelines in a review process that
ensures this, this history, this place is preserved as necessary.
More examples—and this is something that we're very proud of in Pahoa. Not too long ago, this
Commission and the County Council approved a rezoning request for the Bryson Kuwahara
commercial project, and Mr. Kuwahara and his agents have worked with our Pahoa Steering
Committee to alter their initial plans to conform to these design guidelines voluntarily. And this
is some conceptual drawings that were just made available to us about a month or so ago
showing how they've redesigned them, and you can see that this is, yeah, it's a shopping center,
4
but it doesn't look like the typical shopping center. Those buildings don't all look like they were
built out of the same mold.
This, another example of what he's proposing, and so this will be setting the example for other
developments in Pahoa. We already have another applicant who is applying for rezoning that
has agreed to comply with the design guidelines voluntarily. Another developer that has already
gotten his, well he's still in the process of getting his Building Permits to do a medical center just
on the edge of town. He's voluntarily altered his plans already--his, his architectural plans to
comply with the design guidelines.
And that's all I have.
MIYASATO: Okay, Commissioners, any questions? If not, we have Jon Olson. Could you
please raise your right hand? Do you swear and affirm to tell the truth on this matter now before
the Hawai`i County Planning Commission?
OLSON: I do.
MIYASATO: Please state your name and residence.
OLSON: Jon Olson, 13-631 Leilani Avenue, Pahoa 96778. This is close to home. I'm finally
here, only took 22 years. This started, and I'm speaking to the design district issues, with the
formation of Pahoa Mainstreet that was created out of a Federal grant. We took the community
input, we did the surveys. The one thing that everyone who commented on, on the process had
to say was, preserve the Village. Mainstreet did another survey in 2000. The population had
nearly doubled. Everybody said preserve the Village. We started again in 2010, did the surveys.
The one thing that everybody agreed was however big the town became, preserve the Village.
That covers it, doesn't it? That's what this does finally and it creates it as a function that
government recognizes. Thank you.
MIYASATO: Any questions, Commissioners? Commissioner Henkel.
HENKEL: I'd like to disclose that I've known Jon for quite some time and that I recognize-
OLSON: --That's risky, that's risky—I give you deniability-
HENKEL: That it's his, it's his hard work and mana`o that has you know kept the lower Puna
from you know becoming like a giant strip mall, and preserving what we have, and I think he
does deserve a great deal of recognition and then thanks.
OLSON: The secret is you keep saying it till they think it's their idea.
MIYASATO: Thank you.
ONO: Question.
5
MIYASATO: Commissioner Ono.
ONO: You know when you want to maintain this kind of environment there, who pays for the
maintenance, the upkeep? Is that the community at large or is the owner of the building?
OLSON (from audience): The owners.
ONO: The owners? Okay, and can the owners do interior wise or exterior wise do any
changes—let's say, for example, those buildings there, as an example?
OLSON: Yeah.
ONO: They, if I, if I own that building but I wanted jalousies, I cannot put in the jalousie as a
window replacement?
OLSON: No.
ONO: No.
OLSON: But what happens behind the façade, that's up to you.
ONO: Okay, so
OLSON: I mean, we're not going to try to tell you what kind of a business or—
ONO: Oh, no, no, no—I guess, I have a situation on Kauai which is a relative of mine, and a
building that's, it's considered a historical whatever
OLSON: Yeah.
ONO: He cannot even insert outlets of jacks for the sockets for the whatever-
OLSON: Oh, yeah, yeah,but this is all different then—you see,we didn't go for historic
preservation.
ONO: Now, so my question is, when you want to modify something that you're residing in or
you're utilizing, do you need permission from somebody else to do that?
OLSON: Other than the, other than the normal permitting process?
ONO: Yes.
OLSON: We will in terms of the visuals from the street looking in—
ONO: --Okay, there is-
6
OLSON: --there is, there's gonna be a committee.
ONO: Interior wise, you have no problem.
OLSON: Interior wise, we didn't even look to try to do that—
ONO: --I see-
OLSON: That, that's something entirely different.
ONO: Okay, well I guess for Pahoa I have a certain affinity to it because I taught there 30 years
ago, and it's already changing-
OLSON: --yeah—
ONO: --from what I see and I guess as we, as I get older, I suppose, I do want to be nostalgic,
but I'm just wondering in terms of the younger generation if the nostalgia is as deep as us old
timers.
OLSON: Well, having been there long enough to be into the, I guess, pretty close to the fourth
generation, we surveyed the kids. We asked the kids at the high school. They like it just the way
it is just like their parents and their grandparents so—
ONO: Thank you.
OLSON: Yeah.
MIYASATO: Commissioners, any further discussion. We do have letters of support that were
distributed. No further discussion now, I'll take a motion.
HENKEL: I'd like to move that the Planning Commission submit a positive recommendation to
the Council of ordinance amending Chapter 25, Article 2, Division 7, Section 25-2-71,
Section 25-2-73, Section 25-2-76, Section 25-2-77 and Article 6, Division 1, Section 25-6-3,
Section 25-6-7, Section 25-6-10 of the Hawai`i County Code 1983 (2005 Edition, as amended).
MOSES: Second.
MIYASATO: Moved by Commissioner Henkel and seconded by Commissioner Moses. Any
discussion?
ARAI: And I just want to confirm Commissioner Henkel and Commissioner Moses that the
motion also includes the amended language to the draft bill as recommended by the Director?
HENKEL: Correct.
ARAI: Commissioner Moses?
7
MOSES: Yes.
ARAI: Thank you very much. With that, I will call the roll. Commissioner Henkel?
HENKEL: Aye.
ARAI: Commissioner Moses?
MOSES: Aye.
ARAI: Commissioner Heaukulani?
HEAUKULANI: Aye.
ARAI: Commissioner Ono?
ONO: Aye.
ARAI: And Chairman Miyasato.
MIYASATO: Aye.
ARAI: Mr. Chairman, motion carries with five aye votes.
The discussion on Item No. 7 ended at 1:01 p.m.
MIYASATO: Item 8, Initiator Planning Director, an ordinance amendment Chapter 25. The
previous presentation covered-
ARAI: Yes.
MIYASATO: It's okay.
ARAI: Yes.
MIYASATO: Commissioners, any discussion? If not, I'll take a motion.
HENKEL: I'd like to move to submit a positive recommendation to the County Council of the
ordinance amendment Chapter 25, Article 3, Section 25-3-2, Article 4, Division 5, Section 25-4-
59.2, and Article 7 of the Hawai`i County Code, 1983 (2005 Edition, as amended) to the—I
guess that's it.
MOSES: Second.
8
MIYASATO: Moved by Commissioner Henkel, seconded by Commissioner Moses. Any
discussion?
ARAI: Okay, I'll be calling the roll. Commissioner Henkel?
HENKEL: Aye.
ARAI: Commissioner Moses?
MOSES: Aye.
ARAI: Commissioner Heaukulani?
HEAUKULANI: Aye.
ARAI: Commissioner Ono?
ONO: Aye.
ARAI: And Mr. Chairman.
MIYASATO: Aye.
ARAI: Mr. Chairman, motion carries with five aye votes.
The discussion on Item No. 8 ended at 1:03 p.m.
Respectfully submitted,
Sarah Y. Hata-Finley, Secretary
Windward Planning Commission
9