HomeMy WebLinkAboutCOM 0642.000 2018-2020 1
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Harry Kim + ;+ David Yamamoto,P.E.
Mayor Director
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Wit Okabe Allan G.Simeon,P.E.
Managing Director Depxrty Director
County of Hawaii
DEPARTMENT OF PUBLIC WORKS 3
Aupuni Center
101 Pauahi Street,Suite 7-Hilo,Hawaii 96720-4224 -
(808)961-8321 - Fax(808)961-8630
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November 19, 2019
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HONORABLE CHAIRMAN AARON CHUNG
AND MEMBERS OF THE HAWAII COUNTY COUNCIL
HAWAII COUNTY COUNCIL
H I LO, HAWAII 96720
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SUBJECT: A RESOLUTION GRANTING A VARIANCES FROM CHAPTER 3, SECTIONS 3- 1
5(a), 3-6(b)(3), 3-58(a)(2)(B), 3-58(a)(5)(B), 3-58(c), 3-59(x)(4), and 3-60(a),
HAWAII COUNTY CODE 1983 (2016 EDITION, AS AMENDED), TO ALLOW
CONSTRUCTION OF CERTAIN GROUND AND WALL SIGNS AT THE
NIUMALU MARKETPLACE, PROPERTY LOCATED AT 75-971 HENRY
STREET, KAILUA-KONA, HAWAII, 96740, TAX MAP KEY NO.: (3) 7-5-004:007.
Pursuant to Hawaii County Code (HCC) Chapter 3, Section 3-22(a), I am forwarding the
proposed Signage Master Plan for the Niumalu Marketplace. The Owner of the
property is Kona Owner, LLC, who's Agent and Applicant is Linda Schatz, and whose
phone number is (808) 428-8717. The Applicant is requesting variances from Hawaii
County Code, Chapter 3, Sections 3-5(a), 3 6(b)(3), 3 58(a)(2)(B), 3-58(a)(5)(B), 3-
58(c), 3-59(x)(4), and 3-60(a) relating to the subject property referenced above. j
Please find attached: A copy of the draft Signage Resolution; the Signage Master Plan
for the Niumalu Marketplace dated 08-01-2019, showing the proposed signs under
consideration for variance approval, as further described in the draft Signage
Resolution- a Variance narrative dated 08-01-2019, to accompany the Signage Master
Plan and provide specific details on the variance requests; and finally letters from the
Kailua Village Design Commission dated 01-09-2019 and 03-06-2019 confirming their
recommendation that the County accept the requested variances based on the Signage
Master Plan dated 08-01-2019.
Just to provide a brief background, Kona Owner is developing the new Niumalu
Marketplace commercial complex on a 19.547-acre site to the southeast of the Lanihau
Center, and makai of the Queen Ka'ahumanu Highway and Henry Street intersection.
Phase 1 of the Niumalu Marketplace currently consists of approximately 175,270 sq. ft.
of commercial space. The County has approved Building Permits for Buildings 1
through 6, and Buildings 10, 14, and 15, and trellis work on Buildings 2 through 6, and
construction activities on the project site are currently underway.
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County of Hawaii is an Equal Opportunity Provider and Employer. Ref. Date NOV Lr 1 201
Since the Niumalu Marketplace is a large commercial center, Signage Master Plan was
intended to provide the KVDC and County Council an opportunity to evaluate the sign
variances needed for the entire project as a whole, rather than presenting individual
variance requests for consideration piecemeal over the course of the development,
which would take up valuable County resources and time. The Signage Master Plan
attempts to address all the foreseeable signage presently needed within the Project,
while also establishing signage guidelines for future tenants.
The Applicant believes that there are unique circumstances that would justify the
granting of the requested variances, such as the existing physical condition of the
property. For example, the finish grade of the Property is approximately 32 feet below
the finish grade at Queen Ka'ahumanu Highway, and the rooflines of all buildings will be
about 8 feet below the finish grade at Queen Ka'ahumanu Highway. With the exception
of the Building 4 (Safeway) tower, the visibility of the project appears to be severely
limited due to the finished topography. The Applicant believes that larger and additional
signage would better identify the Niumalu Marketplace project to the general public.
The Applicant also believes that the granting of the requested variances will not
adversely affect the rights of the adjacent property owners or tenants, because the
Applicant is proposing extensive landscaping to buffer views from the adjoining
properties. The Applicant indicated that the project landscaping will include numerous
large canopy trees located along the Queen Ka'ahumanu Highway and Henry Street
frontages (as required and recommended for approval by KVDC) to minimize the visual
impacts of the Niumalu Marketplace on its neighbors and their businesses.
The Applicant also believes that the requested variances will not unreasonably violate
the interest, safety, convenience or general welfare of the public, as the Applicant
indicated that they paid great care to develop signs that would be minimally intrusive
and compliment the surrounding area. The Applicant also informed that they carefully
evaluated the proposed sign locations to help to minimize impacts upon those driving
through the area.
The Applicant believes that the strict application of Chapter 3 of the Hawaii County Sign
Code would create an unnecessary hardship, as it would deprive them of the ability to
effectively market the Niumalu Marketplace due to the existing site constraints.
According to the Applicant, the strict application of the Chapter 3 could also create
potential traffic and public safety situations, as drivers could get distracted due to the
limited visibility of smaller signs as required by the Sign Code. The Applicant believes
that additional and larger signs will allow drivers to view signs from a greater distance to
initiate lane change and turns in a safe manner.
APPR VED
David Yamamoto Harry Kim
Director of Public Works Mayor
cc: BLD
Public Works and Mass Transit Committee Chair (w/attach)
County of Ha\waii is an Equal Opportunit.v Provider and Employer.
The Marco Polo
2333 Kapiolani Blvd.
Honolulu,Hawaii 96826
Ph: (808)941-5021
Fax: (808)949-0481
email: cld@clarencelee.com
August 1, 2019
To: Mr.David Yamamoto
Director
Department of Public Works
County of Hawai'i
101 Pauahi Street, Suite 7
Hilo, Hawaii 96720
Attn: Neal Tanaka/Kelly Wilson
Fr: Richard Vierra
Clarence Lee Design&Associates, LLC
Re: Sign Master Plan
Project: Niumalu Marketplace
Applicant: Kona Owner, LLC
TMK: (3) 7-5-004:007 (the "Property")
We have been retained by Kona Owner,LLC to assist with the preparation and processing of a Sign Master
Plan for the Niumalu Marketplace project located at TMK: (3) 7-5-004:007. The following will provide a
detailed description of the Niumalu Marketplace project, along with descriptions of the proposed signs and
the requested variances from the Sign Code sought by the enclosed Sign Master Plan. The types of signs and
variances described in the following sections below were initially discussed with the Kailua Village Design
Commission("KVDC") on January 9,2019,which resulted in a revised Sign Master Plan submittal that the
KVDC ultimately recommended for approval on March 6,2019. See attached "Exhibit A".
I) Project Description:
Niumalu Marketplace is a new shopping complex planned for an 19.547-acre parcel located at the corner of
Queen Ka`ahumanu Highway and Henry Street within the Kailua-Kona urban core. The Niumalu
Marketplace is also neighbor to Lanihau Center-Phase 1,which is directly adjacent to its northwestern
border.
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The Niumalu Marketplace presently consists of approximately 182,770 sq. ft. of commercial space comprised
of nine(9)strictures currently under Building Permit plan review,with an additional four(4) free standing
building pads consisting 10,500 sq.ft to allow for future commercial space. The Niumalu Marketplace will
include the following elements:
• A 63,102 sq. ft. Safeway store that will serve as the primary anchor tenant for the Niumalu complex.
• Four(4)major commercial tenants,with building sizes ranging between 6,000 sq. ft. to 23,144 sq. ft.
• Two (2), 2-story mixed use buildings comprised of office and retail spaces.
• Various in-line tenants.
• Landscaped gathering place with keiki play area.
• 710 parking stalls(only 609 parking stalls are required by Hawaii County Code).
• 720 sq. ft.public restroom facility.
• Future gas station and convenience store.
• Three(3)future quick serve restaurants.
II) Physical Characteristics:
Niumalu Marketplace is located adjacent to Queen Ka'ahumanu Hwy. along its northeastern border and
Henry St. along its southeastern border. Lanihau Center-Phase 1, is fronting the northwestern border of the
Property,while the southwestern border of the Property is fronting the 85-unit Kalanikai condominium
project and the 95-unit Kailua Bay Resort condominium project. 15-foot wide front yard setbacks are required
along Henry St. and Queen Ka'ahumanu Hwy, and there are no required side yard setbacks along the other 2
adjoining property lines.
The Niumalu Marketplace will be approximately 32 feet below Queen Ka'ahumanu Hwy. at build out, and
due to this severe grade separation, visibility of the project along Queen Ka'ahumanu Hwy will be restricted.
The Applicant is planning to install large canopy trees located along the Queen Ka'ahumanu Hwy. frontage
(as required and recommended for approval by KVDC), to further limit visibility of the Niumalu Marketplace
from pedestrians and vehicles traveling along this thoroughfare.
There are two vehicle entrances to the Niumalu Marketplace,both of which are located along Henry St. The
upper(mauka) entrance is designated as the main entrance to the Niumalu Marketplace. A new traffic signal
will be installed at this intersection with Henry St. The lower(makai)entrance will serve as a secondary entry
point to the Niumalu project, and will also continue to serve as thoroughfare to the adjacent Lanihau Phase 1
property. The lower end of the Property is raised above Henry St. by approximately 10 to 15 feet.
III) Hawai'i County Code Excerpt 1
The following will provide a summary of the applicable Hawaii County Code requirements and criteria
for any Sign Variance Application.
A) CHAPTER 3: SIGNS
Article 1. Signs.
Division 6. Variances.
Section 3-22. Variances (Excerpts).
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(a) In unique cases where strict enforcement of this chapter would result in unnecessary hardship or
practical difficulty, and where desirable relief may be granted without detriment to the public
interest,convenience or welfare, the Hawaii County council may grant,by resolution, a request for
a variance from any provision of this chapter.
(b) Variance applications shall be submitted upon a form designated by the director and shall include at
a minimum,the following information and attachments:
(7) An explanation of any unique circumstances, in particular, those arising from peculiar physical
conditions not ordinarily found in most districts, peculiarity of the business or other special
event or circumstance;
(8) An explanation of whygranting the variance will not adversel affect the rights of adjacent
property owners or tenants, including an explanation of alternative measures if any, that the
applicant is proposing to take in lieu of compliance with the applicable code section;
(10) An explanation of why the variance will not unreasonably violate the interest, safety,
convenience, or general welfare of the public;
(11) An.explanation of why a strict application of the terms of this chapter would work an
unnecessary hardship and practical difficulty upon the applicant or the community;
(13) If applicable,the Kailua Village design commission's and/or any advisory commission's
written recommendation;
B) Justification for Granting a Sign Variance Application.
The following will provide the Applicant's justifications to address the four(4)criteria utilized for
evaluating the merits for granting a Sign Variance Application in the Hawaii County.
1) There are unique circumstances due to the existing physical condition of the land that would justify
the granting of the requested variances, as the finish grade is approximately 32 feet below the finish
grade at Queen Ka'ahumanu Hwy. and the rooflines of all buildings will be about 8 feet below the
finish grade at Queen Ka'ahumanu Hwy. Except for the Building 4 tower(Safeway), visibility of the
project is severely limited due to the finished topography. Larger and additional identification signage
would allow customers and the general public to better identify the Niumalu Marketplace project.
2) The granting of the requested variances will not adversely affect the rights of the adjacent property
owners or tenants,because the Applicant is proposing extensive landscaping to buffer views from the
adjoining properties. Extensive landscaping, including large canopy trees located along the Queen
Ka'ahumanu Hwy. and Henry St. frontages (as required and recommended for approval by KVDC)
will limit the visibility of the Niumalu Marketplace, and all buildings from adjacent properties and
their businesses, and vehicles and pedestrians traveling along both thoroughfares.
3) The requested variances will not unreasonably violate the interest, safety, convenience or general
welfare of the public, as the Applicant paid great care to develop signs that would be minimally
intrusive and compliment the surrounding area. The Applicant also carefully evaluated the proposed
sign locations to help to minimize impacts upon those driving through the area. Entrances to the
project are along Henry St.,which will help to maintain safety,the free flow of traffic, and integrity
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of Queen Ka'ahumanu Highway. The main entrance to the Niumalu Project is approximately 500 feet
south of the Queen Ka'ahumanu Hwy. and Henry St. intersection. The second, lower entrance is at
the southern(makai) end of the property off of Henry St. Each driveway entrance is approximately
700 feet apart. The approximately 19.5-acre size of the Property and the length of the roadway
frontages along Queen Ka'ahumanu Hwy. (940 feet)and Henry St. (1,250 feet), allow for the
proposed ground signs to be sufficiently spaced apart to minimize the impact of additional and larger
identification/directory signs from adjacent properties, and their businesses and vehicles, and
pedestrians traveling along both thoroughfares.
4) The strict application of the terms of the Hawaii County Sign Code would create an unnecessary
hardship on the Applicant, as it would deprive the Applicant of the ability to effectively market the
property due to the existing site constraints. The strict application of the Sign Code could also create
traffic and public safety situations,as drivers may get distracted due to the limited visibility of smaller
signs allowed by the Sign Code. Additional and larger signs will allow drivers to view signs from a
greater distance to initiate lane change and turns in a safe manner.
IV) Sign Variance Requests
A) Sign Type GR-ID-lA and GR-ID-IB: Niumalu ID/Directory(See Sheets G-3 thru G-5)
Sign Variance Request No.Al
Hawaii County Code Requirements:
Hawaii County Code Section 3-5 -Multi-faced signs.
(a) The sign area/size for a sign with more than one face shall be computed by adding together the
area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that
both faces cannot be viewed from any point at the same time, and when such sign faces are part of the
same sign structure and are not more than twelve inches apart, the sign area/size shall be computed by
the measurement of one of the faces.
Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory) is a 2-sided ground sign located at the Queen Ka'ahumanu
Highway/Henry St. intersection with identical sign faces placed back-to-back. There is a 24-inch
separation between sign faces. GR-ID-1 exceeds the twelve(12)inch maximum separation for 2-sided
ground signs allowed under HCC Section 3-5(a)by twelve(12) inches.
Niumalu requests a variance to HCC Section 3-5(a) to permit the installation of a 2-sided ground sign
with twenty-four(24)inch separation between identical sign faces placed back-to-back.
KVDC Recommendation:
At the 1/8/19 KVDC meeting, the Commission recommended relocating GR-ID-1 to Henry Street,
reducing the overall size to 50 square feet and reducing the overall height to five (5)feet.
The Owner submitted revised documents, maintaining GRID-1 location at the intersection of Queen
Ka'ahumanu Hwy. and Henry St.but set back approximately five(5) feet further from the Queen
Ka'ahumanu Hwy. property line and mounted on top of the rock retaining wall. The overall size has been
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reduced to fifty(50)square feet&the sign area to 39 square feet and the overall height of the rock wall
has been reduced to five(5)feet.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
Sign Variance Request No.A2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58. Sign area/size and lettering size.
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park,other public place or pedestrian way shall be:
(2) Ground sign.
(B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two
square feet for any building or portion of a building under separate management or control
and not exceed eleven feet in elevation from the ground.
Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory)sign area is thirty-nine (39) square feet. GR-ID-1 exceeds the
twenty-two(22) square foot maximum sign area for ground signs allowed under HCC Section
3-58(a)(2)(B)by seventeen(17) square feet.
Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground
sign having a sign area of thirty-nine(39) square feet.
KVDC Recommendation:
At the 1/8/19 KVDC meeting, the Commission recommended reducing the overall size of GR-ID-I from
sixty-three(63) square feet to fifty(50)square feet and the sign area from forty-four(44) square feet to
thirty-nine(39)square feet.
The Owner submitted revised documents,reducing the overall size of GR-ID-1 to fifty(50) square feet
and the sign area to thirty-nine (39) square feet.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
Sign Variance Request No.A3
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
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Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory)main ID lettering is twelve(12) inches. Lettering exceeds the
nine(9) inch maximum letter height allowed under HCC Section 3-58(c)by three(3)inches.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of letter height at twelve
(12)inches.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting, the Commission recommended approval.
Justification for Variance Request Nos.Al to A3 for Sign Type GR-ID-1:
The Property and all buildings within the property are well below Queen Ka'ahumanu Hwy. (approx 32
feet below),which severely restricts visibility for vehicles traveling along Queen Ka'ahumanu Hwy.
Large canopy trees will be located along the Queen Ka'ahumanu frontage (and required and
recommended for approval by the KVDC)and will further limit visibility of the Niumalu project.
Limited visibility of the buildings and signs within the Niumalu project will reduce the impact to
vehicles travelling along Queen Ka'ahumanu Hwy. and increase the need for a larger ground sign to
identify the project.
The 940-foot length of Property frontage along Queen Ka'ahumanu Hwy. reduces the overall visual
impact of a larger ground sign and seems to be proportional and reasonable in relation to the overall
size of the Property.
The larger lettering allows viewing from a greater distance,thus allowing vehicles to reduce speed and
initiate turn signal in a safe manner.
B) Sign Type GR-ID-3A and GR-ID-3B: Gas Station Price Sign, 2-Sided
(See Sheets G-6, G-8& G-10)
Sign Variance Request No.B1
Hawaii County Code Requirements:
Hawaii County Code Section 3-5 -Multi-faced signs.
(a) The sign area/size for a sign with more than one face shall be computed by adding together the
area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that
both faces cannot be viewed from any point at the same time, and when such sign faces are part of the
same sign structure and are not more than twelve inches apart, the sign area/size shall be computed by
the measurement of one of the faces.
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Variance Request:
GR-ID-3 (Gas Station Price Sign)is a 2-sided ground sign located along Henry St. with identical sign
faces placed back-to-back. There is a twenty-four(24)inch separation between sign faces. GR-ID-1
exceeds the twelve(12) inch maximum separation for 2-sided ground signs allowed under HCC Section
3-5(a)by twelve(12)inches.
Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign
with twenty-four(24) inch separation between identical sign faces placed back-to-back.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended relocating GR-ID-3 to the interior of the
project,adjacent to the Gas Station.
The Owner submitted revised documents,maintaining GR.ID-1 location along Henry St. The overall sign
height was reduced from eight(8)foot, four(4)inches to the maximum code allowance of six(6)feet.
The overall sign area was reduced from 55 square feet to 32.50 square feet. The ground sign design was
also modified to match the lava rock finish, similar to GR-ID-1.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
Sign Variance Request No. B2
Hawaii County Code Requirements:
Hawaii County Code Section 3-6 -Type, number,and size of signs permissible.
(b) Sign type,number, and size restrictions shall be applied per lot or, if the lot is occupied by multiple
businesses,per business establishment,or if a business occupies multiple adjacent lots,per business
establishment. These restrictions shall be subject to the following provisions:
(3) Only one ground sign shall be permitted per lot, even if the lot is occupied by multiple
businesses.
Variance Request:
GR-ID-3 (Gas Station Price Sign) is a second ground sign,which exceeds the maximum number of
ground sign per lot HCC Section 3-6(b)(3) by one.
Niumalu requests a variance to HCC Section 3-6(b)(3)to permit the installation of a second ground sign
for this lot.
KVDC Recommendation:
KVDC 1/8/19 recommendation was to allow two Niumalu ID/Tenant Directory signs (GR-ID-1)at the
Road A and Road B entrances from Henry St.
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The Owner submitted revised documents, showing a 2-sided Gas Station Price ground sign,located
between access Roads A and B.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
Sign Variance Request No.B3
Hawaii County Code Requirements:
Hawaii County Code Section 3-58. Sign area/size and lettering size.
(a) Unless otherwise provided, the maximum permitted surface area/size of any sign oriented to any
public street,park, other public place or pedestrian way shall be:
(2) Ground sign.
(B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two
square feet for any building or portion of a building under separate management or control
and not exceed eleven feet in elevation from the ground.
Variance Request:
GR-ID-3 (Gas Station Price Sign) sign area is 32.50 square feet. GR-ID-3 exceeds the twenty-two (22)
square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by ten and
one-half(10.50) square feet.
Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground
sign having a sign area of 32.50 square feet.
KVDC Recommendation:
At the 1/8/19 KVDC meeting,the Commission recommended reducing the overall size of GR-ID-3 from
fifty-five(55) square feet to fifty(50)square feet.
The Owner submitted revised documents, reducing the overall size of GR-ID-3 from fifty-five(55)square
feet to 32.50 square feet.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
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Sign Variance Request No.B4
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
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Variance Request:
GR-ID-3 (Gas Station Price Sign) Safeway symbol is eighteen(18)inches high. The symbol exceeds the
nine(9)inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by nine(9) inches.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of
eighteen(18) inches.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
Justification for Variance Request Nos.B1 to B4 for Sign Type GR-ID-3:
The future gas service station.is set back approximately 90 feet from the Property line along Henry St.
and will be significantly obstructed by large trees. The location of a free-standing ground sign along
Henry St. will allow for adequate(but not excessive)visibility of gas pricing displays.
The Property frontage along Henry St. is approximately 1,300 feet. The length of the frontage will
minimize the impact of the gas price ground sign for drivers travelling along Henry St.
The Niumalu Marketplace project will depend primarily on vehicular traffic for access. Visibility of
buildings within the project area will be obstructed due to the final grade being raised above Henry St.,
in addition to the extensive landscaping proposed for installation fronting Henry St.
The larger symbol height allows viewing from a greater distance,thus allowing vehicles to reduce speed
and initiate turn signal in a safe manner.
C) Sign Type SFWY-ID-1: Safeway Tower ID Sign(See Sheets G-12 thru G-14)
Sign Variance Request No. C1
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
Variance Request:
SFWY-ID-1 (Safeway Tower ID Sign) Safeway symbol is thirty-eight(3 8) inches high. The symbol
exceeds the nine(9) inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by
twenty-nine(29) inches.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of
thirty-eight(38) inches.
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Justification for Variance Request No. Cl for Sign Type SFWY-ID-1:
The 940 foot length of the Property frontage along Queen Ka'ahumanu Hwy. reduces the visual impact
of a larger wall sign for vehicles travelling along Queen Ka'ahumanu Hwy.
The Property and all buildings within the Niumalu project are well below Queen Ka'ahumanu Hwy.
(approx. 32 feet below), severely restricting visibility for vehicles traveling along Queen Ka'ahumanu
Hwy. Only the portion of the Safeway building tower(and the attached wall sign)will be visible from
Queen Ka'ahumanu Hwy.
Large canopy trees located along the Queen Ka'ahumanu frontage (and required and recommended for
approval by the KVDC)will further limit the visual impact of the larger sign for vehicles travelling
along Queen Ka'ahumanu Hwy roadway corridor.
KVDC Recommendation:
At the 1/7/19 KVDC meeting, the Commission recommended reducing the diameter of the SFWY-ID-1
Tower ID symbol to three(3)foot six(6) inch diameter(3.50 feet).
The Owner submitted revised documents,reducing the diameter of the SFWY-ID-1 Tower ID symbol
from 8 feet 8 inch diameter to three(3)foot six(6) inch diameter(3.50 feet). The overall sign area was
reduced from seventy(70) square feet to ten(10)square feet.
At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.C2
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
SFWY-ID-1 (Safeway Tower ID Sign)wall sign is mounted thirty-two(32) feet above the finished grade
directly in front of the wall, exceeding the nine(9) foot maximum height for wall signs HCC Section
3-59(a)(4)by twenty-three(23)feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit the installation of a wall sign at thirty-
two (32)feet above the finished grade.
Justification for Variance Request No. C2 for Sign Type SFWY-ID-1:
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Although the height from the finished floor level at the building face to the top edge of this sign is
32.00 feet,the visual height from finished grade along the nearest public right-of-way, Queen
Ka'ahumanu Hwy., will be at the maximum code allowance of 9 feet.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting, the Commission recommended approval.
D) Sign 102, 103, 105 & 106-Building 4 (Safeway)Wall ID Signs (See Sheets G-15 thru G-17)
Sign Variance Request No.D1
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(a) Unless otherwise provided, the maximum permitted surface area/size of any sign oriented to any
public street,park, other public place or pedestrian way shall be:
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed, or twenty-two square feet,whichever is less.A sign on the face of the building
for each business conducted on the premises shall not exceed fifteen percent of the area of
the face of the building actually occupied by the business or twenty-two square feet,
whichever is less.
Variance Request:
Sign 102 is thirty-three (33) square feet, Sign 103 is thirty-one(3 1)square feet and Sign 105 is seventy-
seven (77) square feet, each exceeding the maximum of twenty-two(22)square feet/fifteen percent
(15%)of exposed wall area HCC Section 3-58(a)(5)(B).
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 at thirty-three
(33) square feet, Sign 103 at thirty-one(31) square feet and Sign 105 at seventy-seven (77) square feet.
Justification for Variance Request No.D1 for Signs 102, 103, and 105:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of
the (4)proposed signs is 151 sf or about 2% of the total wall area,which is significantly less that the
11
15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along
the entire 328 foot Building 4(Safeway)frontage.
The signs are positioned on the frontage to be proportional and compatible with the building architecture.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105,
Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign),
with the lettering being proportional. The Commission also recommended reducing the diameter of Sign
106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet)
The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet
(4.00 feet) in diameter,with the lettering being proportional. This resulted in sign area reduction for Sign
105 from one-hundred-twenty-five (125) square feet to seventy-seven(77) square feet. The revised
documents also reduced the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet).
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
Sign Variance Request No.D2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height.
Variance Request:
Sign 102 letter height is twenty-four(24) inches, Sign 103 letter height is thirty-four(34)inches, Sign 105
logo height is forty-four(44) inches and Sign 106 logo height is forty-two (42) inches,each exceeding the
maximum nine (9) inch height of any lettering or symbol under HCC Section 3-58(c).
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 lettering height
at twenty-four(24)inches, Sign 103 lettering height at thirty-four(34)inches, Sign 105 logo height at
forty-four(44)inches and Sign 106 logo height at forty-two (42) inches.
Justification for Variance Request No.D2 for Sign 102, 103, 105, and 106:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of
the (4)proposed signs is 151 sf or about 2%of the total wall area,which is significantly less that the
15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along
the entire 328 foot Building 4(Safeway) frontage.
12
The signs are positioned on the frontage to be proportional and compatible with the building architecture.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105,
Safeway symbol to 3 foot 6 inch diameter(3.50 feet), to match SFWY-ID-1 (Safeway Tower ID Sign),
with the lettering being proportional. The Commission also recommended reducing the diameter of Sign
106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet)
The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet
(4.00 feet) in diameter,with the lettering being proportional. The revised documents also reduced the
diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). The Commission had no
specific recommendation on the Variance exceptions for signs 102 and 103.
At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents.
�I
Sign Variance Request No.D3
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
Sign 102 wall sign mounting height at twenty-one (2 1)feet, Sign 103 wall sign mounting height at
twenty-one and one-half(21.5) feet, Sign 105 wall sign mounting height at twenty-three(23)feet and
Sign 106 wall sign mounting height at twenty-two (22) feet, each exceeding the maximum wall sign
mounting height of nine(9) feet height under HCC Section 3-59(a)(4).
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 102 wall sign mounting height at
twenty-one(2 1)feet, Sign 103 wall sign mounting height at twenty-one and one-half(21.5)feet, Sign
105 wall sign mounting height at twenty-three(23)feet and Sign 106 wall sign mounting height at
twenty-two (22)feet.
Justification for Variance Request No. D3 for Signs 102, 103, 105 and 106:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
KVDC Recommendation:
13
At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting, the Commission recommended approval.
Sign Variance Request No. D4
Hawaii County Code Requirements:
Hawaii County Code Section 3-60 -Number of signs.
(a) Only one sign for any business or one sign for any street or vehicular access on which a building
has frontage shall be permitted.
Variance Request:
There are a total of three(3)business signs on Building 4 storefront(Signs 103, 105 & 106), exceeding
the one(1) sign maximum per street front,under HCC Section 3-60(a)by two(2) signs.
Niumalu requests a variance to HCC Section 3-60(a)to permit a total of three(3)business on a single
building 4 frontage.
Justification for Variance Request No.D4 for Signs 103, 105 and 106:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
Henry St., thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
The signs are positioned on the frontage to be proportional and compatible with the building architecture.
KVDC Recommendation:
At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
E) Sign 120, Safeway C-Store ID and Sign 123 Safeway Gas Canopy ID Sign
(See Sheets G-7 thru G-10)
Sin Variance Request No.E1
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
14
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park,other public place or pedestrian way shall be:
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed, or twenty-two square feet, whichever is less. A sign on the face of the building
for each business conducted on the premises shall not exceed fifteen percent of the area of
the face of the building actually occupied by the business or twenty-two square feet,
whichever is less.
Variance Request:
Sign 120 at twenty-six and one-quarter(26.25) square feet exceeds the maximum of twenty-two(22)
square feet/fifteen percent(15%)of exposed wall area HCC Section 3-58(a)(5)(B)by four and
one-quarter(4.25) square feet.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 at twenty-six
and one-quarter(26.25)square feet.
Justification for Variance Request No.E1 for Sign 120:
The gas service station is set back approximately 90 feet from the Property line along Henry St. and
will be significantly obstructed by large trees. The proposed landscaping will limit the visibility of the
Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St.
The increased size and placement of each sign is proportional to and visually balanced with the building
facade of the side of the building where it is located.
KVDC Recommendation:
At the 3/5/19 KVDC meeting, the Commission recommended approval of Sign 120 symbol height at
eighteen(18) inches and letter height at twelve(12) inches,resulting in a maximum sign area of twenty-
six and one-quarter(26.25)square feet.
Sign Variance Request No. E2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height.
Variance Request:
Sign 120 and Sign 123 symbol height at eighteen(18) inches and letter height at twelve (12)inches,each
exceeding the maximum nine(9) inch height of any lettering or symbol under HCC Section 3-58(c)by
nine(9)inches and three(3)inches, respectively.
15
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 and Sign 123
with symbol height at eighteen(18)inches and letter height at twelve (12) inches.
Justification for Variance Request No.E2 for Signs 120 and 123:
The gas service station is set back approximately 90 feet from the Property line along Henry St. and
will be significantly obstructed by large trees. The proposed landscaping will limit the visibility of the
Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St.
The increased size and placement of each sign is proportional to and visually balanced with the building
facade of the side of the building where it is located.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended reducing the size of Sign 120 and Sign 123
to match the twelve (12)inch height allowance under the approved Variance for the adjacent Lanihau
Center property.
The Owner submitted revised documents,reducing Sign 120 and Sign 123 symbol height to twenty-four
(24) inches and the letter height to nine(9) inches.
At the 3/5/19 KVDC meeting, the Commission recommended approval of Sign 120 and Sign 123 symbol
height at eighteen (18) inches and letter height at twelve(12) inches.
Sign Variance Request No.E3
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located, whichever is less.
Variance Request:
Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet, exceeding the maximum wall
sign mounting height of nine(9) feet height under HCC Section 3-59(a)(4)by twelve and one-half(21.50)
feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 123 wall sign mounting height at
twenty-one and one-half(21.50)feet.
Justification for Variance Request No.E3 for Sign 123:
The increased mounting height of the Gas Canopy ID sign is needed due to the nature of the canopy
structure. The canopy roof fascia is the only available surface to mount sign to allow maintenance
of adequate height clearances for large trucks.
16
,I
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
F) Signs 201a,202a, 203a, 204a & 205a (Tenants 201, 202,203, 204 & 205,Building 2), Signs
6101a, 6101b, 6201a& 6201b (Tenant 6101 & 6201, Bld'g. 6), Signs 1200a & 1200b (Tenant
1200,Bld'g. 12) and Signs 1300a& 1300b (Tenant 1300,Bld'g. 13). See Sheets G-19,G-22
and G-23)
Sign Variance Request No.F1
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
Signs 201a,202a,203a, 204a, 205a, 6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b have typical
wall sign mounting heights at eleven(11.00) feet, exceeding the maximum wall sign mounting height of
nine(9) feet height under HCC Section 3-59(a)(4)by two(2.00) feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Signs 201 a,202a, 203a,204a, 205a,
6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b a typical wall sign mounting height at eleven
(11.00) feet. The typical wall sign mounting height of eleven(11.00) feet will be measured from finished
floor of ground floor and second floor Tenant spaces.
Justification for Variance Request No. F1 for Signs 201a,202a,203a,204a,205a, 6101a,6101b,
6201b, 1200a, 1200b, 1300a and 1300b:
The increased mounting height would allow signs to be mounted above Tenant entrances,windows and
trellises, fronting the Tenant spaces. These heights would be consistent w/established sign locations for
any successful commercial enterprise, including properties that are adjacent to this project.
V) Typical Tenant ID Signs (See Sheets G-18)
The following will summarize the applicable requirements for Tenant ID Signs installed within the
Niumalu Marketplace. The typical Tenant ID Signs will conform to all Hawaii County Code
Requirements pursuant to Chapter 3-Signs,with the exception of Hawaii County Code Section 3-59-
Sign elevation,(a), (4).
17
The typical Tenant ID signs were provided to the KDVC for review and were ultimately recommended
for approval. The intention of this KDVC review was to set specific parameters for these type of signs
to allow the Department to process individual Sign Permit Applications (as applicable)when submitted
by the tenants,without requiring an additional round of KVDC review.
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park,other public place or pedestrian way shall be:
(3) Marquee sign.
(A)A sign attached to the underside of a marquee (hanging sign)for each business conducted on
the premises shall not exceed nine square feet in area,and the lower edges must be at least
seven and one-half feet above the ground.
(B) A sign attached to or otherwise displayed upon the face of the marquee shall not exceed a
total sign area of twenty-two square feet or fifteen percent of the marquee area on which it is
displayed,whichever is less.
(4) Projecting sign.
(A)A projecting sign for each business conducted on the premises, stating the name and the
nature of the business,may only occur on an exterior wall without an overhang and shall not
exceed sixteen square feet.(2) Ground sign.
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed,or twenty-two square feet, whichever is less. A sign on the face of the building for
each business conducted on the premises shall not exceed fifteen percent of the area of the
face of the building actually occupied by the business or twenty-two square feet,whichever is
less.
a
(c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height.
Section 3-59. Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign,
shall be as follows:
(3) Projecting sign. A projecting sign may be placed no less than nine feet above ground, and
may extend into no more than one-third of the width of any public area or pedestrian way, or
four feet, whichever is less.
(c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height.
KVDC Recommendation:
18
At the 1/7/19 KVDC meeting,the Commission recommended that all Tenant signs be limited to a menu
of typical fonts and a standard color palette.
The Owner submitted revised documents that would allow custom Tenants fonts,logos and colors. All
Tenant signs shall conform to the Hawaii County Code. All Tenant signs shall be mounted to a standard
sign background with kapa end cap motifs.
At the 3/5/19 KVDC meeting, the Commission recommended approval of custom Tenants fonts, logos
and colors. The standard sign background shall be limited to eighteen(18) inches high. The Commission
also stipulated that any Tenant requesting deviation from the Sign Master Plan shall be subject to review
and approval by KVDC.
VI) Conclusion
Based on the size of the Property,the finished topography, building configuration and the required
landscaping buffers, we feel that the variances to the Hawaii County Sign Code, as sought by this Sign Master
Plan are reasonable and justified under the regulations set forth for by the Kailua Village Special Design
District.
The proposed Project ID, Directory and Tenant ID signs will complement the building architecture, enhance
the overall Project and,by extension,enhance the surrounding properties.
The colors,materials and lighting of all signs shall adhere to the guidelines set forth for the Kailua Village
Special Design District. The requested variances to the Sign Code adjustments are mostly to allow for
increases in the number and the size of certain signs. These requested increases will allow the general public
to identify the Niumalu Marketplace Project and will allow all users to effectively access and navigate to the
Project in a safe manner.
We appreciate the opportunity to submit this Sign Master Plan,which details the specific request for
variances needed from the Hawai'i County Sign Code. We look forward to working with your Department
and the County Council on the further processing and acceptance of the proposed Niumalu Marketplace Sign
Master Plan.
To help facilitate this review,we have enclosed the following for processing and review:
1)Revised Sign Permit Application;
2) Sign Master Plan as recommended for approval by the KDVC on March 6, 2019;
3) Draft County of Hawaii Sign Resolution for processing with the County Council.
Thank you for the guidance and continued support on our efforts to implement the Niumalu Marketplace Sign
Master Plan. Should you have any questions or if additional infornation is required,please do not hesitate to
contact me at 808.383.8770 or via e-mail at rtvdesignsChawaii.rr.com.
19
Sincerely,
Richard Vierra
Clarence Lee Design&Associates,LLC
(Authorized Agent for
Kona Owner LLC)
20
JMty or y�
.�rf'oi•wi•�
County of Hawaii
KAILUA VILLAGE DESIGN COMMISSION
Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo.Hawaii 96720
Phone(808)961-8288 . Fax(808)961-8742
January 9. 2019
Mr. Merrick H. Nishimoto, Deputy Director of Public Works
County of Hawaii, Public Works Department
Aupum Center, 101 Pauahi Street, Suite 7
Hilo, HI 96720
Dear Mr, Nishirrioto,
SUBJECT: Kailua Village Design Commission Meeting of January 8, 2019
Applicant: Linda Schatz
Land Owner: Kona Owner, LLC
Request: Niumalu Marketplace Master Sign Plan with Variances
TMK: (3) 7-5-004: 007
The Kailua Village Design Commission, at its January 8, 2019 meeting, voted to reconunend
deferral, to the Director of Public Works, for the above-referenced proposed project with the
following recommendation: defer action on the submittal until the applicant can resubmit plans to
address the following continents and issues:
• Regarding the four (4) Ground Signs -- concerns were raised regarding the number of
sign and the design of the signs. Suggestions/recommendations include that the number
of signs be reduced to two (2); that the two (2) signs be located at the comers of
proposed Road A and proposed Road B; the design of the signs be based on the
proposed sign on Sheet G-2, allowed to be 2-sided but reduced to maximum 50 square
feet and a rnax height of 5 feet.
• Regarding the signs on the Anchor Building (Building , ) -- concerns were raised
regarding the overall size of the certain signs and the size of the iconsymbol.
Suggestions/reconunendations include: That the Tower sign be reduced in size to be ten
(10) square feet with the icon/symbol approximately 3,5 feet in diameter; The Safeway
sign on the building wall have the same icon/syrnbol be reduced in size to be ten (10)
square feet with the icon/syrnbol approximately 3.5 feet in diameter and the rest of the
sign will need to be proportionally reduced; the applicant witl need to provide a
nighttime visualization of the sign; the applicant will also need to provide renderings of
the signs with the background approved during the plan approval design review of the
building (which should be a slat like background for the signs); the sign lighting
changed to a warmer LED and the applicant should provide a sample or rendering; and
the white of the signs be modified to a cream or like color.
Hawaii County is on Equal Upporttutiry Provider and Emptoter
Merrick H. Nishimoto, Deputy Director of Public Works
January 9, 2019
Page 2
• Regarding the Gas Station & Canopy signs — concerns were raised to the overall size of
the sign and the size of the font and icons. Suggestions/recommendations are that the
overall size of the signs be reduced to no longer require a variance but that the font and
icon size be allowed a variance that is to match the variance allowance established by
the Lanihau Center Development.
• Regarding the Tenant Signs — concerns were raised that the application did not provide
any details with regard to font type or color scheme. Suggestions/recommendations are
that the applicant provide font type and a color palette that future tenants are to use for
the signs.
By copy of this letter, the applicant and owners are advised that the recommendation by the Design
Commission is advisory only to the Director of Public Works.
Should you have any questions, please contact Deanne Bugado of the Planning Department's West
Hawaii office at 323-4770.
Sincerely,
--
Shaun Roth, Chair
Kailua Village Design Conunission
DEB/deb
ccohN IVKVDCl20 t9 Cor espondence,75004007 Niurnalu Market Place Master Sign Plan-Deferal,docenceDefetial 75022096 Sundquist.doc
cc: Nvls. Linda Schatz
114 Olomana Lane
Honolulu, 1-1I 96813
Ila—ii County is an Equal Opporrzmioy Provider and Employer
Y`OF
County of Hawaii
KAILGA VILLAGE DESIGN CO MISSION
Aupuni Center • 101 NUN Street,Suite 3 . Hiro.Hauai; 9672G
Phone(303)461-3288 . Fa,x(803)461-3742
March 6, 2019
Mr. David Yamamoto, Director of Public Works
County of Hawaii, Public Works Department
Aup1111i Center, 101 Pauahi Street, Suite 7
Hilo, Ill 96720
Dear Mr. Yamamoto,
SUBJECl': Kailua Village Design Commission Meeting of March 5, 2019
Applicant: Linda Schatz
Land Owner: Kona Owner, LLC
Request: Niumalu MarketPlace Master Sign Platt with Variances
'FN IK: (3) 7-5-004: 007
The Kailua Village Design Commission, at its March 5, 2019 meeting, voted to recommend
approval, to the. Director of Public Works, for the above-referenced proposed project with the
following recommended revisions:
• Regarding the Gas Station Ground Sign — the ground sign design utilize the new option
presented during the meeting, identified as Option A Rock
• Regarding the Gas Station & Canopy signs--the font size can be increased to 12 inches
but the icon.`logo size be reduced to 1 S inches.
• Re.(arding the"1-enant Signs— the proposed back-round design space inust be limited or
fixed in height to 1 foot and 6 inchos with the font and Iot„o of each tenant controlled by
the inanagement per proposed master sign plan, �a-ith the understanding that should any
sign require a variance those Nvill meed to come before the commission for
re�conanaendation.
• The proposed red and white colors identified as the color.'material samples on Sheet T-2
be limited to Safeway signs and logos and for tenant signs and logos if those colors are
consistently used in their logo and brand name.
By copy of this letter, the applicant is advised that thc recommendation by the Design Con7mission
is advisory only to the Director of Public Works.
i
IL),aii Countv is ars Equa!Opporttbnity Pre vides and Em:'lowr
David Yamamoto, Director of Public Works
March 6, 2019
Page 2
Shouldyou have any questions, please contact Deanne Bugado of the Planning Department's West
1-Iawai`i office at 323-4770.
Sincerely,
Shaun Roth, Chair
Kailua Village Design Conunission
DEB/deb
'•'mh14lv`XVDC' 0l9 CaIrespondence,75004007 Nmawlu Market Ptace iVlastzr Sign Plan-Recommendation
cc: Ms. Linda Schatz
114 Olomana Lane
Honolulu, HI 96813
Ha'.ta i Co.'mN is as Efp:ta'OPpornmi:Y Proi ider avid Emp o er
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DEPARTMENT OF PUBLIC WORKS
BUR DING DIVISION
SIGN CODE VARIANCE APPLICATION
(1) Sign Owner/Applicant
Linda Schatz
Name _
1. 4_G,lom ana Lane,Honolutu, 1U 96813
(808)428-8717 __ (808)428-8717
Phone Number(.Business) Phone Number(Residence)
(2) Property Owner;
Kona towner LLC
Name-if different from sign owner/applicant
18031 Von!Carman Ave., Suite 510,Irvine,CA 92612-
Maiting Address
_(949) 542-4419 (949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
Address-_- Site,comer of Queen Ka'ahumanu Hwy. &Henry St. (GR-ID-M
Tax Map Key 7®5-004:007 ^
(4) Zoning General Commercial (CG-20)
(5) Hawaii County Code Sectlan(s)From Which A Variance Is Being Requested.
HCC * 3.5(a),HCC § 3-58(a)(2)(B)and HCC 3-58(c)
(6) Attachments required to be filed with this application:
(a) A:complete copy of any sign perffiit application or rejection of the sign permit,if any;
(b) A photo or drawing of the relevani sign(a),
(c) A Map showing the location of the sign(s)and showing all strects adjacent to the building
or lot where the sign is located;
(d) A list of the names,addresses,and tax map keys of all property owners located within
300 feet of the perimeter boundary of the affected property.
(7) Filings Fees:This application must be accompanied by a fec of S 100 for each sign or an amount
equal to 10%of the total value of the sign(s),excluding installation costs,whichever is greater,
payable to the County Director of Finance.
(8) Applicant must provide written explanations for the following(please attach sheets):
(s) Granting the variance is necessitated by the peculiar physical condition;not ordinarily
found in most districts,because of the peculiarity of a business,or as a remit of a.special
event or circumstance;
(b) Granting the variance will not adversely affect the rights of adjacent property owners or
tenants;
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DEPARTMENT OF PUBLIC WORKS
BUILDING DIVISION
SIGN CODE VARIANCE APPLICATION
{1) Sign Owner/Applicant
Linda Schatz _
Name
1.14 Olomana Lane Honolulu H1 96813
Mailing Address
(808)428-8717 (808)428-8717
Phone Number(Business) Phone Number(Residence) _
(2) Property Owner:
Kona Owner LLC
Name-ifdifferent from sign owner/awlicant
18031 Von Karman Ave., Suite 510,Irvine, CA 92612
Mailing Address
949 5424419 (949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
Address Site,Henry St. (GRAD-3A)
Tax Map Keyjaj-5-004:007
(4) Zoning General Commercial (CG-20)
(5) Hawaii County Code Sections)From Vvrblch A Variance Is Being Requested:
HCC§ 3-5(a), HCC § 3-6(b)(3),HCC § 3-58(a)(2)(13)and HCC § 3-58(c)
() Attachwento required to be tiled with this application.
(a) A complete copy of any sign permit application or rejection of the signs permit,if any,
(b) A photo or drawing of the relevant sip(s);
(c) A map Ahowing the location of the sign(s)and showing all streets adjacent to the building
or lot wham the sign is lcoated;
(d) A list of the names,addresses,and tax map keys of all property owners located within
300 feet of the perimeter boundary of the a€eted property.
(7) Filings Rees:This application,must be accompanied by s fee of$100 for each sign or an amount
equal to 10%of the total value of the sip(s� excluding installation costs,whichever is greater,
payable to the County Director of Finance.
(8) Applicant must provide written explanations for the following(please attach s eets):
(a) Granting,the variance is necessitated by the peculiar physical conditions not ordinarily
found in moat districts,because of tilt peculiarity of a business,or as a result of a special
event or circumstance;
(b) Granting the variance will not adversely affect the rights of adjacent property owners or
tenants;
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DEPARTNtENT OR PUBLIC WORKS
BUILDING DIVISION
SIGN CODE VARIANCE APPLICATION
(i} Sign Owner/Applicant
Linda Schatz
Name
114 Olomana Lane,.Honolulu, Ill 96813
Masiing.Address
__ X808)428-8717 (808)428-8717
Phone Number(Business) Phone Number(Residence)
(2) Property Owner:
Kona Owner LLC
Name-if different from sign owaer/applicant
18031 Von Kamran Ave., Suite 514,Irvine,CA 92512
Mailing Address
949 542-4419 (949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
Address Site HeM St. GR-ID-3I3
Tax leap KeyS3}7-5-004:007
(4) .Coning General Commercial (CCI-201
(5) Hawal`1 County Code Section(s)From Which A Variance Is Being Requested:
HCC', § 3-5(a), HCC§3-5(b)(3), HCC § 3-58(a)(2)(B)and HCC:§ 3-58(c)
(b) Attachments required to be filed with this application:
(a) A.complete copy of any signs permit application or rejection of the sign permit,if any,
(b) A photo or drawing of the relevant sign(s);
(c) A map showing the location of the sign(s)and showing all streets adjacent to the building
or lot where the sign is located;
(d) A list of the names,addresaes,and tax map keys of all property owners located within
300 feat of the perimeter boundary of the affected property.
(7) Filings Feu:This application trust be accompanied by a fee of S 100 for each saga or an amount
equal to 100 of the total value of the sign(s),excluding installation costs,whichever is greater,
payable to the County Director of Fiinarne.
(E) Applicant must provide written explanations for the following(please attach sheets).
(a) Granting the variance is necessitated by the peculiar physical conditions not ordinarily
found in most districts,because of the peculiarity of a business,or as a result of a special
event or circumstance;
(b) Granting the variance will not adv ly affect the rights of adjacent property owners or
tenants;
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DEPARTMENT OF PUBLIC WORKS
BU LDING DIVISION
SIGN CODE VARIANCE.APPLICATION
(i) Sign Owner/Applicant
Linda Schatz
Name
114 Olomana Lane,Honolulu I-II 96813
Mailing Address
(808)428-8717
Phone Number(Business) Phone Number(Residence)
(2) Property Owner.
Dona Owner LLC
Name-if different from signavvuear/applicant
18031 Von Karman Ave., Suite 510, 1�'i^e, CA 926'
Mailing Address
(949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
„75-97I Hems St.,Building 4(SFWY-ID-1)
F: lui,at� . .y(3 7-5-004:007
(a neral C tsminercial ''CG-10)
(5) Rawai`i Caunty Crede Sacdon(s)From Whfch A"urian ,., ,s Baiug Requestad:
HCC $ 3-58(c)and FICC
(6) Attachments rewired to be filed with this application.
(a) A complete copy of any sign pemxit application or rejectiva of die sigu permit,ii any;
(b) A photo or drawing of the relevant sign(s);
(c) A map showing the location of the sign(s)and showing all streets a�j e cteir to flee hu"iii,
or lot where tic sign is located;
(d) A.list of the names,addresses,and tact mag keys of all property ow-nevi,lucatt d wn&=i:.
300 feet of the perimeter b oirads •cif C-x affee-;:!D mpee,x ty,
Map Fees:This application s gust u« by a fix olf S 00 for each,sign or an.arnoun,
r.u:aal to 10%of a1c mtel-value(-,f the sig fe),e"'Oud.irar inmost°:atio7;cats,whs isevmr is'poaitr
,'r
tea Gra:tiLi thz'.a ancl. . .t ins ex by IL pac l.ia ph)sic4i not crrd :tit
found in most distrtc' -C.ar�,of 111„ ,",X"'.:fIS€; 't'J of a'lmgiT vzz nr na rc",alt of P,"r,r.„a..
event or circumstanct..
(b) Granting fife variance will not adv - ly aftect the rig1a sJ Aacez property o x a
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DEPARTAWgT OF PUBLIC WORKS
BUILDING DIVISION
SIGN CODE VARIANCE APPLICATION
(1) Sign Owner/Applicant
Linda Schatz
Name _114 Olotnana Lane,Honolulu.,HI 96813
Mailing Address
(808)428-8717
Phone Number(Business) Phone Number(Residence)
(2) Property Owner:
Kona Owner LLC
Name-if different from sign owner/applicant
18031 Von Darman Ave., Suite 510,Irvine, CA 92612
Mailing Address
(949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
Address 75-971 Hen St. Building 4(Sigps 102, 103, 105& 106
Tax Map Key(3)7-5-004;007
(4) Zoning General Commercial(CG-20
(5) Hawaii County Code Seetion(s)From Which A Variance ra Being Requested:
HCC § 3-58(a)(5)(B),HCC § 3-58(c),HCC § 3-59(a)(4)and HCC §"3-60(a)
(6) Attachments required to be filed with this application.
(a) A complete copy of any sign permit application or rejection of the sign per-mit,if any;
(b) A photo or drawing of the relevant sign(a);
(c) A map showing the location of the sign(s)and showing all streets adjacent to the btulding
or lot where the sign is located;
(d) A last of the names,'addresses,and tax map keys of all property owners located within
300 feet of the perimeter boundary of the affected property.
(7) Filings Fees:This application must be accompanied by a fee sof$140 for each sign or an amount
equal to 10%of the total value of the sign(s),excluding installatioa coats,whichever is greater,
payable to the County Dine r of Finance.
(8) Applicant must provide written explanations for the following(please attach sheets);
(a) Granting the variance is necessitated by the peculiar physical conditions not ordinarily
found is most districts,because of the peculiarity of a business,or as a result of a special
evcot or circumstance;
(b) Granting the variance will not adversely affect the rights of adjacent property owners or
tenants;
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DEPARTH104T OF PUBLIC WORKS
BUILDING DIVISION
SIGN CODE VARIANCE APPLICATION
{l} Sign Owner/Applicant
Linda Schatz
Name
1.14 Olomana Lane Honolulu H1 96813
Mailing Address
(808)428-8717
Phone.Number(Business) Phan Number(Residence)
(2) Property Owner.,
Kona Owner LLC
Name-if different from sign ow=l iicant
18031 Von Karman Ave. uite 514 Irvine,CA 92612
Mailing Addzess
(949) 542-4419
Phone Number(Business) Phone Number(Residence)
(3) Location of Sign
Address No address, Budding 7&Gas Canopy(Suns 120& 123)
Tax Map Ivey(3}7-5-044:047
(4) Zoning General Commercial CG-24
(5) Hawaii County Code Section(@)From Which A Variance Is Being Requested:
HCC § 3-58(a)(5)(B),HCC§ 3-58(c) and HCC § 3-59(a)(4)
(6) Attachments required to be tiled with this applications
(a) A compete copy of any sign permit application or rejection of the sign permit,if any,
(b) A photo or drawing of the relevant signs);
(c) A map showing the location of the sign(s)and showing all sti eetx adjacent to the building
or lot where the sign is located;
(d) A list of the names,addrewes,and tax map keys of all property owners located within
340 feet of the perimeter boundary of the affected property.
(I) Pilings Fees,This application mast be accompanied by a fee of$100 for each sign or an amount
equal to 10%of the total value of the sign(s),excluding installation costs,whichever is greater,
payable to the County Director of Pinanaa.
(8) Applicant must provide written explanations for the following(please attach sheets):
(a) Granting the variance is nwessitatcd by the peculiar physical conditions not ordinarily
found in most districts,because of the peculiarity of abusiness,or as a resrult of special
event or circumstance;
(b) Granting the variance will not adversely affect the rights of adjacent property owl or
tenants,
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County of Hawaii Valuation$
Department of Public Works Fee$
BUILDING DIVISION
SIGN PERMIT APPLICATION
18031 Von Karman Ave.,Ste. 510 Tel.
Legal Owner Kona Owner LLC Address Irvine,CA 92612 No (949)542-44.19
114 Olomano Ln. Tel.
Sign Owner Linda Schatz Address Honolulu,HI 98613 No (808)428-8717
2333 Kapiolani Blvd.,Ste. C3 Tel
Designer Clarence Lee Design Address Honolulu,HI 96826 No. (808) 941-5421
733 Bishop St.,Ste. 1717 Tel
Sign Installer Unlimited Construction Services, Inc. Address Honolulu, HI 98613 No (808) 521-4141
Sign Location No Available Street Address / TMK (3) 7-5-004.:007 Zane
(Street) (District)
TYPE OF SIGN MATERIAL AREA
AREA ILLUMINATED HT.CLEARANCE
1. Ground(Side A) alum,nR�D 1A Wk,
,vinyl anywhile L lights.rock,painted 39.44 sq. ft. Y(Direct)
Ground(Side B Sign GRID-1 B Niumalu 2D directcry):lava rock,painted 39.40 5 ft. Y(Direct)
2. ( ) aluminum,acrylic,vin and white LED lights. q ( )
Sign GR ID 3A{Safeway ID/gas price):lava rock,painted 32.50 5 ft. Y Direct
3, (Side A) aluminum,ac ic,vin and IED li hts. q (Direct)
Sign GR-ID-3B(Safeway ID/gas rice):lava rock painted 32.50 s ft. Y Direct
4, Ground(Side B) aluminum,acrylic,vinyl and LED lights. q ( )
wall Sign SFWY-ID-14Sofeway):Painted aluminum,acrylic, 10.40 s . ft. Y Direct
5. vinyl and white D li hts. q (Direct)
Sign 120(Safeway C-store ID):Painted aluminum
6. Wall acrylic,vinyl and white LED lights. 26.25 sq. ft. Y(Direct)
Wall Sign 123(Safeway Qas canopy ID):Pointed aluminum, 15.00 s ft. Y Direct
7, acrylic,vinyl and white LED lig ts. q ( )
Remarks: This 2-page Sign Permit Application requests approval of variances from the County's Sign Code for 15 signs
at the Niumalu Market Place located at TMK: (3) 7-5-004:007. We have enclosed a narrative that describes the type of sign,
variances requested,and a discussion on the KVDC's favorable recommendation for each sign type. The KVDC approval
letters are also attached to this narrative as exhibits.
THE SIGN SHALL COMPLY WITH THE HAWAII COUNTY CODE AND STATE LAWS REGULATING SIGNS. SEPARATE
ECTRICAL PERMIT REGI FOR ELECTRICAL WORK RELATING TO THIS PERMIT.
APILICTNT jV 19afe-
APPROVED:
ENGINEERING DIVISION DATE FLOOD ZONE
APPLICATION #: S
PLANNING DEPT, DATE
PERMIT NO.
REVIEWED BY: �DIVISION
VISION
Z ......S _PL PA.. _.......
R LOT
ELECTRICAL DATE
BUILDING DIVISION DATE
1/12 County of Hawai'i is an Equal Opportunity Provider and Employer Page 1 of 2
County of Hawai°i Valuation$
Department of Public Works Fee$
BUILDING DIVISION
SIGN PERMIT APPLICATION
18031 Von Karman Ave.,Ste. 510 Tel.
Legal Owner Kona Owner LLC Address_Irvine,CA 92612 No. (949) 542-4419
114 Olomana Ln. Tel.
Sign Owner Linda Schatz Address Honolulu, HI 98613 No (808)428-8717
2333 Kapiolani Blvd., Ste. C3 Tel.
Designer Clarence Lee Design Address Honolulu, HI 96826 No. (808) 941-5021
733 Bishop�St.,Ste. 1717 Tel.
Sign Installer Unlimited Construction Services, Inc. Address Honolulu, HI 98613 No {808) 521-4141
Sign Location No Available Street Address / TMK (3) 7-5-004:007 Zone
(Street) (District)
TYPE OF SIGN MATERIAL AREA ILLUMINATED HT.CLEARANCE
Wll Sign 105(Safeway}:Painted aluminum,acrylic,vinyl
1• aand white LED li hts. 77.00 sq. ft. Y(Direct)
Wall Sign 103(Pharmacy):Painted aluminum,acrylic 31.0(}s . ft. Y Direct
2. and white LED lights. q (Direct)
Wall Sign 102(Bank):Painted aluminum,acrylic,vinyl 33.fl0 s ft. Y Direct
3. and white LED li hts. q (Direct)
Wall Sign 106(Starbucks):Painted aluminum,acrylic,vinyl 10.00 s ft, Y Direct
4. and white LED lights. q (Direct)
wilding 'z-pGin'kd 011 Mi( Vrn,gcrYlnG, -
5. W0111 S
vinyl Gn whi LtD U 22.I,t�. sq4+
CDinea)
3tAiidirtq (D-poinit-d alurninyrrt,Ckcrncc, CDinect
6. VVC�II vih 1 wNip LU-D Ii hIS. 22 a0 sq,
W�11 gnnil{jit\q 12.- Pain-ted GlutninUtvl;gCri 11 C', 22.00 s . �f
7. vinYl an W11iej (gyp 11 h+S. 9 �{ ((�IteCI
6- ill Pttk�din AcPai�n{k aluminum QcsYn�G vhr~Yt a, 22. oti SC(. f-1-• Y ( yea I
Remarks: This 2-page Sign errant, pp ncation requests approval of variances from the ounty's Sign ode for 1,5 signs
at the Niumalu Market Place located at TMK: (3) 7-5-004:007. We have enclosed a narrative that describes the type of sign,
variances requested,and a discussion on the KVDC's favorable recommendation for each sign type. The KVDC approval
letters are also attached to this narrative as exhibits.
THE SIGN SHALL COMPLY WITH THE HAWAII COUNTY CODE AND STATE LAWS REGULATING SIGNS. SEPARATE
ALECTRICAL PERMIT REQUIRED FOR ELECTRICAL WORK RELATING TO THIS PERMIT.
—WM fto
woff AP I NT e7 Date
APPROVED:
ENGINEERING DIVISION DATE FLOOD ZONE ���j l� ,•" Gam,t t G�"�7�-'
APPLICATION #: S Yt
PLANNING DEPT. DATE
PERMIT NO.
REVIEWED BY: 3"'DIVISION _
Z _S.. ... PL ... PAR LOT
ELECTRICAL DATE
BUILDING DIVISION DATE
1/12 County of Hawaii is an Equal Opportunity Provider and Employer Page 2 of 2
I
l
I
The Marco Polo
2333 Kapiolani Blvd.
Honolulu,Hawaii 96826
Ph: (808)941-5021
Fax: (808)949-0481
email: cld@clarencelee.com
August 1,2019
To: Mr. David Yamamoto
Director
Department of Public Works
County of Hawai'i
101 Pauahi Street, Suite 7
Hilo,Hawaii 96720
Attn: Neal Tanaka/Kelly Wilson
I
i
Fr: Richard Vierra
Clarence Lee Design&Associates, LLC
Re: Sign Master Plan
Project: Niumalu Marketplace
Applicant: Kona Owner,LLC
TMK: (3)7-5-004:007 (the "Property")
We have been retained by Kona Owner, LLC to assist with the preparation and processing of a Sign Master
Plan for the Niumalu Marketplace project located at TMK: (3)7-5-004:007. The following will provide a
detailed description of the Niumalu Marketplace project,along with descriptions of the proposed signs and
the requested variances from the Sign Code sought by the enclosed Sign Master Plan. The types of signs and
variances described in the following sections below were initially discussed with the Kailua Village Design
Commission("KVDC")on January 9,2019,which resulted in a revised Sign Master Plan submittal that the
KVDC ultimately recommended for approval on March 6, 2019. See attached "Exhibit A".
1) Project Description:
Niumalu Marketplace is a new shopping complex planned for an 19.547-acre parcel located at the corner of
Queen Ka`ahumanu Highway and Henry Street within the Kailua-Kona urban core. The Niumalu
Marketplace is also neighbor to Lanihau Center- Phase 1,which is directly adjacent to its northwestern
border.
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The Niumalu Marketplace presently consists of approximately 182,770 sq, ft. of commercial space comprised
of nine(9) structures currently under Building Permit plan review,with an additional four(4)free standing
building pads consisting 10,500 sq.ft to allow for future commercial space. The Niumalu Marketplace will
include the following elements:
• A 63,102 sq. ft. Safeway store that will serve as the primary anchor tenant for the Niumalu complex.
• Four(4)major commercial tenants,with building sizes ranging between 6,000 sq. ft.to 23,144 sq.ft.
• Two(2), 2-story mixed use buildings comprised of office and retail spaces.
• Various in-line tenants.
• Landscaped gathering place with keiki play area.
• 710 parking stalls(only 609 parking stalls are required by Hawaii County Code).
• 720 sq. ft.public restroom facility.
• Future gas station and convenience store.
• Three (3)future quick serve restaurants.
II) Physical Characteristics:
Niumalu Marketplace is located adjacent to Queen Ka'ahumanu Hwy. along its northeastern border and
Henry St. along its southeastern border. Lanihau Center-Phase 1, is fronting the northwestern border of the
Property,while the southwestern border of the Property is fronting the 85-unit Kalanikai condominium
project and the 95-unit Kailua Bay Resort condominium project. 15-foot wide front yard setbacks are required
along Henry St. and Queen Ka'ahumanu Hwy, and there are no required side yard setbacks along the other 2
adjoining property lines.
The Niumalu Marketplace will be approximately 32 feet below Queen Ka'ahumanu Hwy. at build out, and
due to this severe grade separation,visibility of the project along Queen Ka'ahumanu Hwy will be restricted.
The Applicant is planning to install large canopy trees located along the Queen Ka'ahumanu Hwy. frontage
(as required and recommended for approval by KVDC),to further limit visibility of the Niumalu Marketplace
from pedestrians and vehicles traveling along this thoroughfare.
There are two vehicle entrances to the Niumalu Marketplace,both of which are located along Henry St. The
upper(mauka)entrance is designated as the main entrance to the Niumalu Marketplace. A new traffic signal
will be installed at this intersection with Henry St. The lower(makai)entrance will serve as a secondary entry
point to the Niumalu project, and will also continue to serve as thoroughfare to the adjacent Lanihau Phase 1
property.The lower end of the Property is raised above Henry St. by approximately 10 to 15 feet.
III) Hawai'i County Code Excerpt 1
The following will provide a summary of the applicable Hawaii County Code requirements and criteria
for any Sign Variance Application.
A) CHAPTER 3: SIGNS
Article 1. Signs.
Division 6. Variances.
Section 3-22. Variances(Excerpts).
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(a) In unique cases where strict enforcement of this chapter would result in unnecessary hardship or
practical difficulty, and where desirable relief may be granted without detriment to the public
interest,convenience or welfare,the Hawaii County council may grant,by resolution, a request for
a variance from any provision of this chapter.
(b) Variance applications shall be submitted upon a form designated by the director and shall include at
a minimum,the following information and attachments:
(7) An explanation of any unique circumstances in particular, those arising from peculiar physical
conditions not ordinarily found in most districts peculiarity of the business or other special
event or circumstance;
(8) An explanation of why granting the variance will not adversely affect the rights of adjacent
property owners or tenants including an explanation of alternative measures if any, that the
applicant is proposing to take in lieu of compliance with the applicable code section;
(10) An explanation of why the variance will not unreasonably violate the interest, safety,
convenience or general welfare of the public;
(11) An explanation of why a strict application of the terms of this chapter would work an
unnecessary hardship and practical difficulty upon the applicant or the community;
(13) If applicable,the Kailua Village design commission's and/or any advisory commission's
written recommendation;
B) Justification for Granting a Sign Variance Application.
The following will provide the Applicant's justifications to address the four(4) criteria utilized for
evaluating the merits for granting a Sign Variance Application in the Hawaii County.
1) There are unique circumstances due to the existing physical condition of the land that would justify
the granting of the requested variances, as the finish grade is approximately 32 feet below the finish
grade at Queen Ka'ahumanu Hwy. and the rooflines of all buildings will be about 8 feet below the
finish grade at Queen Ka'ahumanu Hwy. Except for the Building 4 tower(Safeway),visibility of the
project is severely limited due to the finished topography. Larger and additional identification signage
would allow customers and the general public to better identify the Niumalu Marketplace project.
2) The granting of the requested variances will not adversely affect the rights of the adjacent property
owners or tenants, because the Applicant is proposing extensive landscaping to buffer views from the
adjoining properties. Extensive landscaping, including large canopy trees located along the Queen
Ka'ahumanu Hwy. and Henry St. frontages(as required and recommended for approval by KVDC)
will limit the visibility of the Niumalu Marketplace,and all buildings from adjacent properties and
their businesses, and vehicles and pedestrians traveling along both thoroughfares.
3) The requested variances will not unreasonably violate the interest, safety,convenience or general
welfare of the public,as the Applicant paid great care to develop signs that would be minimally
intrusive and compliment the surrounding area.The Applicant also carefully evaluated the proposed
sign locations to help to minimize impacts upon those driving through the area. Entrances to the
project are along Henry St., which will help to maintain safety,the free flow of traffic, and integrity
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of Queen Ka'ahumanu Highway. The main entrance to the Niumalu Project is approximately 500 feet
south of the Queen Ka'ahumanu Hwy. and Henry St. intersection. The second, lower entrance is at
the southern (makai)end of the property off of Henry St. Each driveway entrance is approximately
700 feet apart. The approximately 19.5-acre size of the Property and the length of the roadway
frontages along Queen Ka'ahumanu Hwy. (940 feet) and Henry St. (1,250 feet), allow for the
proposed ground signs to be sufficiently spaced apart to minimize the impact of additional and larger
identification/directory signs from adjacent properties, and their businesses and vehicles, and
pedestrians traveling along both thoroughfares.
4) The strict application of the terms of the Hawaii County Sign Code would create an unnecessary
hardship on the Applicant, as it would deprive the Applicant of the ability to effectively market the
property due to the existing site constraints.The strict application of the Sign Code could also create
traffic and public safety situations, as drivers may get distracted due to the limited visibility of smaller
signs allowed by the Sign Code. Additional and larger signs will allow drivers to view signs from a
greater distance to initiate lane change and turns in a safe manner.
IV) Sign Variance Requests
A) Sign Type GR-ID-1A and GR-ID-1B: Niumalu ID 1 Directory See Sheets G-3 thru G-5)
Sign Variance Request No.Al
Hawaii County Code Requirements:
Hawaii County Code Section 3-5 - Multi-faced signs.
(a) The sign area/size for a sign with more than one face shall be computed by adding together the
area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that
both faces cannot be viewed from any point at the same time, and when such sign faces are part of the
same sign structure and are not more than twelve inches apart,the sign area/size shall be computed by
the measurement of one of the faces.
Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory) is a 2-sided ground sign located at the Queen Ka'ahumanu
Highway/Henry St. intersection with identical sign faces placed back-to-back.There is a 24-inch
separation between sign faces. GR-ID-I exceeds the twelve(12) inch maximum separation for 2-sided
ground signs allowed under HCC Section 3-5(a)by twelve (12) inches.
Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign
with twenty-four(24) inch separation between identical sign faces placed back-to-back.
KVDC Recommendation:
At the 1/8/19 KVDC meeting,the Commission recommended relocating GR-ID-1 to Henry Street,
reducing the overall size to 50 square feet and reducing the overall height to five(5) feet.
The Owner submitted revised documents,maintaining GR.ID-I location at the intersection of Queen
Ka'ahumanu Hwy. and Henry St.but set back approximately five (5) feet further from the Queen
Ka'ahumanu Hwy. property line and mounted on top of the rock retaining wall.The overall size has been
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reduced to fifty(50) square feet&the sign area to 39 square feet and the overall height of the rock wall
has been reduced to five(5)feet.
At the 315/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sian Variance Request No.A2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58. Sign area/size and lettering size.
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park, other public place or pedestrian way shall be:
(2) Ground sign.
(B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two
square feet for any building or portion of a building under separate management or control
and not exceed eleven feet in elevation from the ground.
Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory) sign area is thirty-nine(39)square feet. GR-ID-1 exceeds the
twenty-two(22)square foot maximum sign area for ground signs allowed under HCC Section
3-58(a)(2)(B)by seventeen(17) square feet.
Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground
sign having a sign area of thirty-nine(39) square feet.
KVDC Recommendation:
At the 118/19 KVDC meeting, the Commission recommended reducing the overall size of GR-ID-I from
sixty-three(63) square feet to fifty (50)square feet and the sign area from forty-four(44) square feet to
thirty-nine (39) square feet.
The Owner submitted revised documents, reducing the overall size of GR-ID-1 to fifty(50) square feet
and the sign area to thirty-nine(39) square feet.
At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.A3
Hawaii County Code Requirements:
Hawaii County Code Section 3-58- Sign area/size and lettering size.
(e) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height.
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Variance Request:
GR-ID-1 (Niumalu ID/Tenant Directory)main ID lettering is twelve (12)inches. Lettering exceeds the
nine(9)inch maximum letter height allowed under HCC Section 3-58(c)by three(3)inches.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of letter height at twelve
(12) inches.
KVDC Recommendation:
At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
Justification for Variance Request Nos.Al to A3 for Sign Type GR-ID-1:
The Property and all buildings within the property are well below Queen Ka'ahumanu Hwy. (approx 32
feet below),which severely restricts visibility for vehicles traveling along Queen Ka'ahumanu Hwy.
Large canopy trees will be located along the Queen Ka'ahumanu frontage(and required and
recommended for approval by the KVDC) and will further limit visibility of the Niumalu project.
Limited visibility of the buildings and signs within the Niumalu project will reduce the impact to
vehicles travelling along Queen Ka'ahumanu Hwy. and increase the need for a larger ground sign to
identify the project.
The 940-foot length of Property frontage along Queen Ka'ahumanu Hwy. reduces the overall visual
impact of a larger ground sign and seems to be proportional and reasonable in relation to the overall
size of the Property.
The larger lettering allows viewing from a greater distance,thus allowing vehicles to reduce speed and
initiate turn signal in a safe manner.
B) Sign Type GR-ID-3A and GR-ID-3B: Gas Station Price Sign, 2-Sided
See Sheets G-6,G-8 & G-10)
Sign Variance Request No. B1
Hawaii County Code Requirements:
Hawaii County Code Section 3-5 -Multi-faced signs.
(a) The sign area/size for a sign with more than one face shall be computed by adding together the
area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that
both faces cannot be viewed from any point at the same time, and when such sign faces are part of the
same sign structure and are not more than twelve inches apart,the sign area/size shall be computed by
the measurement of one of the faces.
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Variance Request:
GR-ID-3 (Gas Station Price Sign) is a 2-sided ground sign located along Henry St. with identical sign
faces placed back-to-back. There is a twenty-four(24) inch separation between sign faces. GR-ID-1
exceeds the twelve(12)inch maximum separation for 2-sided ground signs allowed under HCC Section
3-5(a)by twelve(12) inches.
Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign
with twenty-four(24)inch separation between identical sign faces placed back-to-back.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended relocating GR-ID-3 to the interior of the
project, adjacent to the Gas Station.
The Owner submitted revised documents, maintaining GRID-1 location along Henry St. The overall sign
height was reduced from eight(8)foot, four(4) inches to the maximum code allowance of six(6) feet.
The overall sign area was reduced from 55 square feet to 32.50 square feet.The ground sign design was
also modified to match the lava rock finish, similar to GR-ID-1.
At the 315119 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.B2
Hawaii County Code Requirements:
Hawaii County Code Section 3-6 -Type,number,and size of signs permissible.
(b) Sign type,number, and size restrictions shall be applied per lot or, if the lot is occupied by multiple
businesses,per business establishment,or if a business occupies multiple adjacent lots,per business
establishment. These restrictions shall be subject to the following provisions:
(3) Only one ground sign shall be permitted per lot, even if the lot is occupied by multiple
businesses.
Variance Request:
GR-ID-3 (Gas Station Price Sign) is a second ground sign,which exceeds the maximum number of
ground sign per lot HCC Section 3-6(b)(3)by one.
Niumalu requests a variance to HCC Section 3-6(b)(3)to permit the installation of a second ground sign
for this lot.
KVDC Recommendation:
KVDC 118/19 recommendation was to allow two Niumalu ID/Tenant Directory signs(GR-ID-1)at the
Road A and Road B entrances from Henry St.
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The Owner submitted revised documents,showing a 2-sided Gas Station Price ground sign,located
between access Roads A and B.
At the 315119 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.B3
Hawaii County Code Requirements:
Hawaii County Code Section 3-58. Sign area/size and lettering size.
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park, other public place or pedestrian way shall be:
(2) Ground sign.
(B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two
square feet for any building or portion of a building under separate management or control
and not exceed eleven feet in elevation from the ground.
Variance Request:
GR-ID-3 (Gas Station Price Sign)sign area is 32.50 square feet. GR-ID-3 exceeds the twenty-two(22)
square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by ten and
one-half(10.50) square feet.
Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground
sign having a sign area of 32.50 square feet.
KVDC Recommendation:
At the 118/19 KVDC meeting,the Commission recommended reducing the overall size of GR-ID-3 from
fifty-five(55) square feet to fifty (50) square feet.
The Owner submitted revised documents,reducing the overall size of GR-ID-3 from fifty-five(55)square
feet to 32.50 square feet.
At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sian Variance Request No.B4
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
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Variance Request:
GR-ID-3 (Gas Station Price Sign) Safeway symbol is eighteen(18)inches high.The symbol exceeds the
nine(9)inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by nine(9)inches.
Niumalu requests a variance to HCC Section 3-58(e)to permit the installation of a symbol height of
eighteen(18) inches.
KVDC Recommendation:
At the 117/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
Justification for Variance Request Nos. B1 to B4 for Sign Type GR-ID-3:
The fixture gas service station is set back approximately 90 feet from the Property line along Henry St.
and will be significantly obstructed by large trees. The location of a free-standing ground sign along
Henry St. will allow for adequate(but not excessive)visibility of gas pricing displays.
The Property frontage along Henry St. is approximately 1,300 feet.The length of the frontage will
minimize the impact of the gas price ground sign for drivers travelling along Henry St.
The Niumalu Marketplace project will depend primarily on vehicular traffic for access. Visibility of
buildings within the project area will be obstructed due to the final grade being raised above Henry St.,
in addition to the extensive landscaping proposed for installation fronting Henry St.
The larger symbol height allows viewing from a greater distance,thus allowing vehicles to reduce speed
and initiate turn signal in a safe manner.
C) Sign Type SFWY-ID-l: Safeway Tower ID Sign (See Sheets G-12 thru G-14)
Sign Variance Request No.C1
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
Variance Request:
SFWY-ID-1 (Safeway Tower ID Sign) Safeway symbol is thirty-eight(3 8)inches high. The symbol
exceeds the nine (9) inch maximum lettering or symbol height allowed under HCC Section 3-58(e)by
twenty-nine(29)inches.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of
thirty-eight(38) inches.
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Justification for Variance Request No. C1 for Sign Type SFWY-ID-1:
The 940 foot length of the Property frontage along Queen Ka'ahumanu Hwy. reduces the visual impact
of a larger wall sign for vehicles travelling along Queen Ka'ahumanu Hwy.
The Property and all buildings within the Niumalu project are well below Queen Ka'ahumanu Hwy.
(approx. 32 feet below), severely restricting visibility for vehicles traveling along Queen Ka'ahumanu
Hwy. Only the portion of the Safeway building tower(and the attached wall sign)will be visible from
Queen Ka'ahumanu Hwy.
Large canopy trees located along the Queen Ka'ahumanu frontage(and required and recommended for
approval by the KVDC)will further limit the visual impact of the larger sign for vehicles travelling
along Queen Ka'ahumanu Hwy roadway corridor.
KVDC Recommendation:
At the 117119 KVDC meeting,the Commission recommended reducing the diameter of the SFWY-ID-1
Tower ID symbol to three (3)foot six(6) inch diameter(3.50 feet).
The Owner submitted revised documents,reducing the diameter of the SFWY-ID-1 Tower ID symbol
from 8 feet 8 inch diameter to three(3)foot six(6) inch diameter(3.50 feet).The overall sign area was
reduced from seventy(70) square feet to ten(10)square feet.
At the 315119 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.C2
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign.The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
SFWY-ID-1 (Safeway Tower ID Sign)wail sign is mounted thirty-two (32)feet above the finished grade
directly in front of the wall, exceeding the nine(9)foot maximum height for wall signs HCC Section
3-59(a)(4)by twenty-three(23)feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit the installation of a wall sign at thirty-
two(32) feet above the finished grade.
Justification for Variance Request No.C2 for Sign Type SFWY-ID-1:
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Although the height from the finished floor level at the building face to the top edge of this sign is
32.00 feet,the visual height from finished grade along the nearest public right-of-way, Queen
Ka'ahumanu Hwy.,will be at the maximum code allowance of 9 feet.
KVDC Recommendation:
At the 1/7119 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 3/5/19 KVDC meeting,the Commission recommended approval.
D) Sign 102, 103, 105 & 106-Building 4 (Safeway)Wali ID Signs See Sheets G-15 thru G-17)
Sian Variance Request No. D1
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 -Sign area/size and lettering size.
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street, park,other public place or pedestrian way shall be:
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed, or twenty-two square feet,whichever is less.A sign on the face of the building
for each business conducted on the premises shall not exceed fifteen percent of the area of
the face of the building actually occupied by the business or twenty-two square feet,
whichever is less.
Variance Request:
Sign 102 is thirty-three(33) square feet, Sign 103 is thirty-one (3 1)square feet and Sign 105 is seventy-
seven(77)square feet,each exceeding the maximum of twenty-two(22) square feet/fifteen percent
(15%)of exposed wall area HCC Section 3-58(a)(5)(B).
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 at thirty-three
(33)square feet, Sign 103 at thirty-one(3 1)square feet and Sign 105 at seventy-seven(77)square feet.
Justification for Variance Request No.D1 for Signs 102, 103,and 105:
Identification signs along Building 4 (Safeway) frontage are setback from 363 feet to 510 feet from
Henry St., thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf.The combined sign area of
the(4)proposed signs is 151 sf or about 2% of the total wall area,which is significantly less that the
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15% maximum wall area allowed by the code. This shall further reduce the impact of these signs along
the entire 328 foot Building 4(Safeway)frontage.
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proportional and compatible with the building architecture.
The signs are positioned on the frontage to be
KVDC Recommendation:
At the 1/7119 KVDC meeting,the Commission recommended reducing the diameter of Sign 105,
Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign),
with the lettering being proportional.The Commission also recommended reducing the diameter of Sign
106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet)
The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet
(4.00 feet)in diameter,with the lettering being proportional.This resulted in sign area reduction for Sign
105 from one-hundred-twenty-five(125) square feet to seventy-seven(77)square feet.The revised
documents also reduced the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet).
At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No. D2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height.
Variance Request:
Sign 102 letter height is twenty-four(24) inches, Sign 103 letter height is thirty-four(34)inches, Sign 105
logo height is forty-four(44) inches and Sign 106 logo height is forty-two(42)inches, each exceeding the
maximum nine (9)inch height of any lettering or symbol under HCC Section 3-58(c).
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 lettering height
at twenty-four(24)inches, Sign 103 lettering height at thirty-four(34) inches, Sign 105 logo height at
forty-four(44) inches and Sign 106 logo height at forty-two (42) inches.
Justification for Variance Request No.D2 for Sign 102, 103, 105,and 106:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public
right-of-way.
The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of
the(4)proposed signs is 151 sfor about 2% of the total wall area,which is significantly less that the
15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along
the entire 328 foot Building 4(Safeway)frontage.
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The signs are positioned on the frontage to be proportional and compatible with the building architecture.
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105,
Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign),
with the lettering being proportional. The Commission also recommended reducing the diameter of Sign
106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet)
The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet
(4.00 feet)in diameter,with the lettering being proportional. The revised documents also reduced the
diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). The Commission had no
specific recommendation on the Variance exceptions for signs 102 and 103.
At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents.
Sign Variance Request No.D3
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign.The top edge of a wall sign shall not exceed nine feet above the grade or finished
ght of the wall on which it is located,whichever is less.
floor level or one-half the hei
Variance Request:
Sign 102 wall sign mounting height at twenty-one (2 1)feet, Sign 103 wall sign mounting height at
twenty-one and one-half(21.5) feet, Sign 105 wall sign mounting height at twenty-three(23)feet and
Sign 106 wall sign mounting height at twenty-two(22)feet,each exceeding the maximum wall sign
mounting height of nine(9)feet height under HCC Section 3-59(a)(4).
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 102 wall sign mounting height at
twenty-one(21)feet, Sign 103 wall sign mounting height at twenty-one and one-half(21.5) feet, Sign
105 wall sign mounting height at twenty-three(23)feet and Sign 106 wall sign mounting height at
twenty-two(22)feet.
Justification for Variance Request No.D3 for Signs 102, 103, 105 and 106:
Identification signs along Building 4(Safeway) frontage are setback from 363 feet to 510 feet from
Henry St.,thus minimizing the impact of these signs from a public right-of--way.The building facade on
or
l to the
which these signs will band eefromlocatHenry St.,further ed is not directlyreduc ng the visual property
al impactfrom he nearestpublic
viewed at a sev
right-of-way.
KVDC Recommendation:
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At the 117119 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 315119 KVDC meeting,the Commission recommended approval.
Sign Variance Request No. D4
Hawaii County Code Requirements:
Hawaii County Code Section 3-60 -Number of signs.
(a) Only one sign for any business or one sign for any street or vehicular access on which a building
has frontage shall be permitted.
Variance Request:
There are a total of three(3)business signs on Building 4 storefront(Signs 103, 105 & 106),exceeding
the one(1) sign maximum per street front,under HCC Section 3-60(a)by two(2)signs.
Niumalu requests a variance to HCC Section 3-60(a)to permit a total of three (3)business on a single
building 4 frontage.
Justification for Variance Request No. D4 for Signs 103, 105 and 106:
Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from
ese signs from a public right-of-way.The building facade on
Henry St.,thus minimizing the impact of th
which these signs will be located is not directly adjacent or parallel to the property line and will be
viewed at a severe angle from Henry St.,further reducing the visual impact from the nearest public
right-of-way.
The signs are positioned on the frontage to be proportional and compatible with the building architecture.
KVDC Recommendation:
At the 117119 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 315119 KVDC meeting,the Commission recommended approval.
E) Sign 120, Safeway C-Store ID and Sign 123 Safeway Gas Canopy ID Sign
See Sheets G-7 thru G-10)
Sign Variance Request No.El
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
14
(a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park, other public place or pedestrian way shall be:
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet,a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed, or twenty-two square feet,whichever is less. A sign on the face of the building
for each business conducted on the premises shall not exceed fifteen percent of the area of
the face of the building actually occupied by the business or twenty-two square feet,
whichever is less.
Variance Request:
Sign 120 at twenty-six and one-quarter(26.25)square feet exceeds the maximum of twenty-two four and (22)
square feet 1 fifteen percent(15%)of exposed wall area HCC Section 3-58(a)(5)(B)by
one-quarter(4.25)square feet.
Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 at twenty-six
and one-quarter(26.25)square feet.
Justification for Variance Request No.E1 for Sign 120:
The gas service station is set back approximately 90 feet from the Property line along Henry St. and
will be significantly obstructed by large trees.The proposed landscaping will limit the visibility of the
Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St.
The increased size and placement of each sign is proportional to and visually balanced with the building
facade of the side of the building where it is located.
KVDC Recommendation:
At the 315119 KVDC meeting,the Commission recommended approval of Sign 120 symbol height at
eighteen(18) inches and letter height at twelve(12)inches,resulting in a maximum sign area of twenty-
six and one-quarter(26.25)square feet.
Sign Variance Request No.E2
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
(c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height.
Variance Request:
Sign 120 and Sign 123 symbol huneighteen
of any8lettering or and
symbalheight
under HCC Sect on 3 5 (c)by each
exceeding the maximum nine (9) ch height
nine(9)inches and three(3) inches,respectively.
15
3-58(c)to permit the installation of Sign 120 and Sign 123
Niumalu requests a variance to HCC Section
with symbol height at eighteen(18) inches and letter height at twelve(12)inches.
Justification for Variance Request No. E2 for Signs 120 and 123:
The gas service station is set back approximately 90 feet from the Property line along Henry St. and
will be significantly obstructed by large trees. The proposed landscaping will limit the visibility . the
Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St.
The increased size and placement of each sign is proportional to and visually balanced with the building
facade of the side of the building where it is located.
KVDC Recommendation:
At the 117119 KVDC meeting,the Commission recommended reducing the size of Sign 120 and Sign 123
to match the twelve(12)inch height allowance under the approved Variance for the adjacent Lanihau
Center property.
The Owner submitted revised documents,reducing Sign 120 and Sign 123 symbol height to twenty-four
(24) inches and the letter height to nine(9) inches.
,the Commission recommended approval of Sign 120 and Sign 123 symbol
At the 315/19 KVDC meeting
height at eighteen (18)inches and letter height at twelve(12) inches.
Sign Variance Request No.E3
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet,exceeding the maximum wall
sign mounting height of nine(9)feet height under HCC Section 3-59(a)(4)by twelve and one-half(21.50)
feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 123 wall sign mounting height at
twenty-one and one-half(21.50)feet.
Justification for Variance Request No.E3 for Sign 123:
The increased mounting height of the Gas Canopy ID sign is needed due to the nature of the canopy
ly available surface to mount sign to allow maintenance
structure. The canopy roof fascia is the on
of adequate height clearances for large trucks.
16
i
1
KVDC Recommendation:
At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance
exception.
At the 315119 KVDC meeting,the Commission recommended approval.
F) Signs 201a,202x,203a,204a & 205a (Tenants 201,202, 203, 204 & 205,Building 2), Signs
6101a,6101b, 6201a & 6201b (Tenant 6101 & 6201,Bld'g. 6), Signs 1200a & 1200b (Tenant
1200, Bld'g. 12) and Signs 1300a & 1300b (Tenant 1300,Bld'g. 13). See Sheets G-19,G-22
and G-23)
Sign Variance Request No.F1
Hawaii County Code Requirements:
Hawaii County Code Section 3-59 - Sign elevation.
(a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall
be as follows:
(4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished
floor level or one-half the height of the wall on which it is located,whichever is less.
Variance Request:
Signs 201a, 202a, 203a,204a,205a,6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b have typical
wall sign mounting heights at eleven(11.00)feet, exceeding the maximum wall sign mounting height of
nine(9)feet height under HCC Section 3-59(a)(4)by two(2.00)feet.
Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Signs 201a,202a,203a,204a, 205a,
6101x, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b a typical wall sign mounting height at eleven
(11.00) feet. The typical wall sign mounting height of eleven(11.00) feet will be measured from finished
floor of ground floor and second floor Tenant spaces.
Justification for Variance Request No. F1 for Signs 201 a,202a,203x,204x,205a,6101 a,6101b,
6201b, 1200a, 1200b, 1300a and 1300b:
The increased mounting height would allow signs to be mounted above Tenant entrances,windows and
trellises,fronting the Tenant spaces. These heights would be consistent wl established sign locations far
any successful commercial enterprise,including properties that are adjacent to this project.
V) Typical Tenant ID Signs See Sheets G-18)
The following will summarize the applicable requirements for Tenant ID Signs installed within the
Niumalu Marketplace. The typical Tenant ID Signs will conform to all Hawaii County Code
Requirements pursuant to Chapter 3-Signs,with the exception of Hawaii County Code Section 3-59 -
Sign elevation,(a),(4).
17
The typical Tenant ID signs wereprovided to the KDVC for review and were ultimatel recommended
is KDVC review
forapproval. The intention of therm t Applications gas aer theses for
lcablewhen submitted
to allow the Department to process individual Sign
by the tenants without requiring an additional round of KVDC review.
Hawaii County Code Requirements:
Hawaii County Code Section 3-58 - Sign area/size and lettering size.
a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any
public street,park,other public place or pedestrian way shall be:
(3) Marquee sign.
(A)A sign attached to the all not exceed nine square feet in area, and thefor
bower edges mut be at leastn
the premises s
seven and one-half feet above the ground.
(B) A sign attached to or otherwise displayed upon the face of the marquee shall not exceed a
total sign area of twenty-two square feet or fifteen percent of the marquee area on which it is
displayed,whichever is less.
(4) Projecting sign.
e name and the
(A)A projectibonly occuusiness r on an deon the xter or premises, h
all without an overhang and shall not
nature of the business,may
exceed sixteen square feet.(2)Ground sign.
(5) Wall sign.
(B) If lot frontage is greater than thirty lineal feet,a wall sign shall not exceed fifteen percent of
the total exposed area of the wall, associated with the business for which the sign is
displayed, or twenty-two square feet,whichever is less. A sign on the face of the building for
each business conducted on the premises shall not exceed fifteen percent of the area of the
face of the building actually occupied by the business or twenty-two square feet,whichever is
less.
(c) Any lettering or symbol,including freestanding letters, shall not exceed nine inches in height.
Section 3-59. Sign elevation.
(a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign,
shall be as follows:
(3) Projecting sign.A projecting sign may be placed no less than nine feet above ground, and
may extend into no more than one.-third of the width of any public area or pedestrian way,or
four feet,whichever is less.
(c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height.
KVDC Recommendation:
18
I
At the 117119 KVDC meeting,the Commission recommended that all Tenant signs be limited to a menu
of typical fonts and a standard color palette.
The Owner submitted revised documents that would allow custom Tenants fonts, logos and colors. All
Tenant signs shall conform to the Hawaii County Code. All Tenant signs shall be mounted to a standard
sign background with kapa end cap motifs.
At the 3/5/19 KVDC meeting,the Commission recommended approval of custom Tenants fonts, logos
and colors.The standard sign background shall be limited to eighteen (18) inches high.The Commission
also stipulated that any Tenant requesting deviation from the Sign Master Plan shall be subject to review
and approval by KVDC.
VI) Conclusion
Based on the size of the Property,the finished topography,building configuration and the required
landscaping buffers,we feel that the variances to the Hawaii County Sign Code, as sought by this Sign Master
Plan are reasonable and justified under the regulations set forth for by the Kailua Village Special Design
District.
The proposed Project ID, Directory and Tenant ID signs will complement the building architecture, enhance
the overall Project and,by extension,enhance the surrounding properties.
The colors,materials and lighting of all signs shall adhere to the guidelines set forth for the Kailua Village
Special Design District.The requested variances to the Sign Code adjustments are mostly to allow for
increases in the number and the size of certain signs.These requested increases will allow the general public
to identify the Niumalu Marketplace Project and will allow all users to effectively access and navigate to the
Project in a safe manner.
We appreciate the opportunity to submit this Sign Master Plan,which details the specific request for
variances needed from the Hawaii County Sign Code. We look forward to working with your Department
and the County Council on the further processing and acceptance of the proposed Niumalu Marketplace Sign
Master Plan.
To help facilitate this review,we have enclosed the following for processing and review:
1)Revised Sign Permit Application;
2) Sign Master Plan as recommended for approval by the KDVC on March 6,2019;
3)Draft County of Hawaii Sign Resolution for processing with the County Council.
Thank you for the guidance and continued support on our efforts to implement the Niumalu Marketplace Sign
Master Plan. Should you have any questions or if additional information is required,please do not hesitate to
contact me at 808.383.8770 or via e-mail at rtdcsign�cr,ha �d�i.rr.c am.
19
i
Sincerely,
Richard Vierra
Clarence Lee Design& Associates, LLC
(Authorized Agent for
Kona Owner LLC)
20
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