TMK 7-4-010-001, 002 & 018 - KVDC Design - McCowatt for Kona Brewery improvements

Home

TMK: 74010002 PLAN APPROVAL APPLICATION Document 02 BACKGROUND The Lessee-owner of the subject site, TMK Parcel 2 (TMK 7-4-010:002), is also the lessee- owner of adjacent TMK Parcel 1 (TMK 7-4-010:001) TMK Parcel 18 (7-4-010:018) across the street (Pawai Place cul-de-sac). Thus, the Lessee-owner holds three contiguous parcels, all in the same MG-1a zoning district, and as shown on the attached site plan page C1. The Owner/Lessee wishes to improve the existing building on the subject site to accommodate boutique manufacturing that includes accessory/subordinate retail, as well as dining and beverage experiences in order to continue the gentrification trend for the area that already established on the Owner-Lessee's two contiguous parcels (TMK Parcels 1 and 18). To provide the necessary additional parking spaces for these uses, a Shared Parking Agreement, utilizing parking spaces on these adjacent Parcels 1 and 18, is proposed as an element of the requested Plan Approval. Subdivision Plat; Establishment of County sewer line easement, Beautification Strip. The subject property has public road frontage on both Kuakini Highway and Pawai Place and was improved with a large, monolithic industrial use building in 1971, primarily comprising warehouse and associated office uses, and prior to adoption of landscaping . The one acre parcel is subject to a fifty food wide "Beautification Strip" along the entirety of its Kuakini Highway frontage, established as such on the 1969 Subdivision No. 2714 Plat Map which created this parcel within the first Increment of what is today commonly call "the old industrial area" in Kailua-Kona. The parcel is also subject to a County sewer line easement which lays within the wider bounds of the Beautification Strip, as noted on the Subdivision and TMK Plat Maps, and on the Site Plan submitted with this Plan Approval application. Landscaping. The subdivision file documents the County's intent that the Beautification Strip along the Kuakini Highway frontage of this and other subdivision lots serve the regulatory purpose of prohibiting access from Kuakini Highway to this and other double-frontage parcels in this subdivision. It also documents that the subdivider and still current property owner, Lili`uokalani Trust Estate, retains responsibility for determining appropriate uses within the demarcated Beautification Strip. The presence of the County sewer line within the subject property's highway frontage limits the type and size of trees as an element of front yard landscaping pursuant to Planning Department Rule 17, due to the need to avoid root systems of mature trees extending to and entangling the sewer lines in the long term. Hence, the property lessee-owner, with the approval of the fee owner, has planted thick hedges and moderate to low height palms, thereby keeping roots systems from impacting the sewer system while establishing substantial screening and beautification along the highway frontage. The subject property was permitted (1971) and developed with paved parking along the property's "zero setback" side boundary walls with no intervening landscaping, prior to the current requirements of Rule 17 for parking lot landscaping. Landscaping previously established along the west (Kuakini Hwy. side) of the subject building was eliminated for establishment of an eighteen (18) car parking lot along that end of the building pursuant to Plan Approval dated June 17, 1987. Thus, landscaping is limited to the front yards of its double frontages. However, the substantial depth (width) the Beautification Strip along Kuakini