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HomeMy WebLinkAboutAgenda Item 1 - Aaron Spielman (PL-KVD-2022-000028) APPLICATION FOR DESIGN REVIEW KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT'S SIGNATURE: DATE: yEFc- a 207.2. ADDRESS. 0. ?K �7 ?�P1 KAn4ve A t 1I 4c 7 TELEPHONE NUMBER: '' - — ` -6' APPLICANT'S INTEREST, if not recorded owner. e 7­56--r t + RECORDED OWNER: 4P / M OWNER'S SIGNATURE: DATE: :11111117r ADDRESS: Ii zy W665T pywmk S l 6- 5AN V IF&0 6,k 101 TELEPHONE NUMBER: f PROPOSED USE., 140 1- EX157A)c `VIEL COMELEX - TAX MAID KEY -N) _ -1-007 : 00 • 0000 LAND AReX 2.0567 Ar 5 STREET ACTRESS OF PROPERTY 75-5-7 7 AL-11 P PV6 IF121 e� Is, F STATE LAND USE DISTRICT )'iMA1 COUNTY ZONING: V -. This application must be accompanied by one set of presentation size (recommended 24"x 36") and eleven sets of reduced size(recommended either 11'x 17"or 8-112`x t 1') of the site plan drawings(same information a required for Plan Approval application. see attached) For presentation to the Kailus Village Design Commission, the applicants should make certain that the following are also clearly depicted in the submitted drawings.- (1) Site plan showing TMK parcel boundaries, and showing existing and proposed building locations; (2) Suiidintg elevations showing the architectural design of the building exteriors,depicting or describing proposed exterior colors and materials. flotation of ground elevation with contour lines or selected spot elevations is recommended. Earth tone colors are recommended, Color samples should be provided_ if reasonable and appropriate, samples of exterior building materials may be provided: and (3) Location, design, and colors of proposed sign(s), if any. All submitted drawings and samples of colors/materials will not be returned. t4coh33�planningtpubrickForms&ReferenceskE-Forrns%2010 updated Forms\ V C Design.Review App doc Rev 12114'11 NANEA studios inc. PO Box 437301 Kamuela, HI 96743 2 January 2023 County of Hawaii Planning Department Attn: Rosalind Newlon, Planner 74-5044 Ane Keohokalole Hwy, Bldg E, 2ad Flr Kailua-Kona, HI 96740 Re: Plan Approval Application for Proposed Alterations to the Existing Kona Bay Hotel in Kailua-Kona at TMK: (3)-7-5-007: 004-0000. Aloha Rosalind: This letter is submitted along with the attached materials to accompany the Plan Approval application for the proposed alterations at the existing Kona Bay Hotel located at the following Subject Parcel. TMK: (3)-7-5-007: 004-0000 Location: 75-5747 Alii Drive (previously 75-5739 Alii Drive) Land Area: 2.0567 acres (+/- 89,588 s.f.) Owner: 12TH & "A" HOTEL PARTNERS LP Mailing: 402 W. Broadway, Suite 1050 San Diego, CA 92101-8507 Please see attached documents for the Plan Approval application, including Planning Department Special Management Area Determination, DPW Approved Drainage Report, Real Property Tax Clearance, and Drawings with Specifications. Note that the Location Address has been changed with the Real Property Tax Office to 75-5747 Alii Drive (previously 75-5739 Alii Drive). Project Background. The Subject Parcel is zoned Resort-Hotel (V-0.75) by the County and designated Urban by the State Land Use Commission (LUC). The subject parcel is designated as Resort Node (ren) by the Hawaii County General Plan Land Use Pattern Allocation Guide (LUPAG) map. The subject parcel is within the Special Management Area (SMA), however it is not considered a shoreline parcel as defined by Section 205A-41, Hawaii Revised Statutes (HRS), since the project site is mauka of Alii Drive. As described in the attached letter (SMA Letter) from the Planning Department, dated May 12, 2022, the subject parcel is not located within a shoreline area, and the Planning Director has determined that the proposed work considered is exempt from the definition of Development and will not have a cumulative impact, or significant adverse environmental or ecological effect on the Special Management Area. The Planning Director has imposed certain conditions as described in the attached SMA Letter,including, but not limited to, that the Applicant shall secure all necessary approvals and permits from other affected federal, state, and county agencies as necessary to comply with all applicable laws and regulations. The original Hotel was constructed in 1963,with additional structures added in 1966 and 1979. The existing 89,558 sq.ft. hotel complex consists of(123) Keyrooms within existing two-story and four-story structures, and an existing single-story Guest Services and Support Building with Lobby,Limited Service Restaurant&Bar, Limited Kitchen (no exhaust hood), Fitness Area, and Dining Area. Existing Accessory Improvements on the Subject Parcel include two Pools and deck area, Elevators, Guest Laundry, Off-Street Parking, Landscaping,lava rock site walls, and air-conditioning chillers. Project Brief. The Owner is proposing to upgrade and repair/maintain and restore the hotel complex and rebrand the hotel as a Hampton Inn by Hilton to meet current market demands. The proposed project will not increase the current number of hotel units/Keyrooms. The following lists the proposed activities to be considered for Plan Approval and as described in the attached supporting documents. Please note that certain activities identified in the attached SMA Letter are intentionally excluded here, as those are not in consideration at this time. As described by the attached Survey (A001), the existing buildings vary in distance to property lines. The distances from the existing buildings to the property page 2 of 9 lines will be preserved. There are no proposed additions to Major Areas of the existing building footprints. There is one proposed relocated Exit Stair (New Stair A) at the mauka side of the exterior Hotel walkway that services the Keyrooms. This has a roof, but open-air at the sides to match existing Exit Stairs. The proposed Exit Stair is approximately 60-ft from the nearest property line at the north. There are two existing Air-Conditioning Chillers in the north-east corner of the subject parcel, originally installed by Others, that are partially encroaching the nearest northern and eastern property lines. The proposed solution is to shift the locations of the two existing Air-Conditioning Chillers, such that they are both located entirely within the subject parcel. There will be no discernible visual change to the relocated Air-Conditioning Chillers. The existing Hotel Complex contains (123) Keyrooms. There is no proposed increase to the number of Keyrooms. The existing Hotel Complex consists of single-story public area and a 2-story to 4-story Keyrooms building. There are no proposed increases to the heights of the existing buildings as measured from the existing finished grades. There is one proposed additional elevator with penthouse equipment enclosure at the roof level as required by Hilton, roughly 10-ft higher than the roof plane of the 4-story portion of the Hotel building that will occupy the original location of the Exit Stair A being relocated to accommodate the elevator. Please reference Sheet A601. This element is accessory to the primary use and does not substantially change the look of the existing structures. Project Details. 1. Site Work. a. Reposition two existing Air-Conditioning Chillers within the same general area at the north-east corner of the site,with both Chillers to be located entirely within the subject parcel. b. Reconfigure off-street parking layout, add (3) parking stalls (including an additional accessible parking space and aisle) next to the Lobby to accommodate check-ins. c. Add Trash Enclosure in parking area with roof and sanitary drain connected to Sewer as required by Hilton. d. Eliminate the existing small Pool to make space for guest lounge chairs. e. Reduce depth of existing large Pool from 7-ft to 4-ft, add a fountain, and refinish the Pool plaster and coping. Upgrade handrails,plumbing, and electrical at Pool. 2. Buildings. a. Replace existing exterior sliding glass doors at Keyrooms (private balcony side) with similar new that are code compliant. page 3 of 9 b. Replace existing exterior swing doors at Keyrooms (guest walkway side) with similar new that are code compliant. c. Upgrade existing front desk and adjacent public spaces with finishes, fixtures, and furnishings. d. Remove and replace existing Commercial Kitchen and provide Breakfast Pantry for use by Guests. e. Upgrade existing lighting fixtures and lamping with LED lighting throughout. f. Install new railings at entry walkway and around Pool. g. Install/modify existing guardrails with decorative panels at the guest side of the Keyroom walkways for code compliance. h. Upgrade the roofs throughout the hotel complex. i. Upgrade the Pool and public spaces. f. Upgrade existing deck area at outdoor dining spaces with lighting, landscaping, and safety fencing. 3. Parking Improvements. a. The Parking Analysis is provided here,with the locations and sizes of stalls and identified on attached Drawing (Sheet A100) with an addition of several parking stalls to allow temporary parking for guest use while loading and unloading luggage. Required and Existing Parking. ■ Hotels and lodges: • A) For hotel guest units without a kitchen, one for every three units. • B) For hotel guest units with a kitchen, one and one quarter for each unit. ■ The Hotel is (123) units without kitchens. There are no existing or proposed kitchens at the Hotel units. (123/3 = 41). • (41) parking stalls required for Hotel use. ■ Commercial uses,including retail and office uses in RS, RD, RM, RCX, CN, CG, CV, MCX,V, RA, FA,A, and IA districts; one for each three hundred square feet of gross floor area. ■ The Guest& Support Building (various commercial uses) is 2,364 s.£ and broken down as follows. • Office: 475 s.f. • Bar: 384 s.f. • Kitchen: 481 s.f. • Dining: 1,024 s.f. page 4 of 9 • Total Size: 2,364 s.£ Total Parking: 2,364 s.f. / 300 s.£ = 7.88. • (8) parking stalls required for Commercial uses. ■ Total Required Parking:49) parking stalls. ■ The Total Required Parking was modified by 1978 Agreement with the County of Hawaii. • Total Required Parking: .parking stalls. • Total Existing Parking: (58.parking stalls. Provided Parking (proposed). ■ Total Provided Parking: (62) parking stalls, consisting of: • (20) Compact Stalls. o T-6"wide by 16'-0" long minimum. • (42) Standard Stalls. o 8'-6"wide by 18'-0" long minimum. ■ Provided (10) Bicycle Lockers. • Equivalent to (2) Parking Stalls. ■ Total Provided Stalls/Equivalent: (64) stalls. ■ Required and Provided ADA Accessible Parking. • (3) Accessible Stalls and Loading Aisles. o One of the Accessible Stalls is Van Accessible. ■ Of the total Off-Street Parking provided, there are (5) temporary parking stalls proposed along the existing one- way driveway. Two of these parking stalls are for Loading/Unloading by Guests, and three of these parking stalls are for Check-In purposes at the Lobby area. Loading Zone. ■ The existing Loading Zone within the one-way driveway will remain. No additional Loading Zone areas are proposed. 4. Landscaping, ■ The existing Plantings and Trees at the subject parcel will remain, but are planned to be pruned and cleaned of branches for maintenance and health of the vegetation. There are no substantial proposed landscape changes. page 5 of 9 5. Utilities. ■ All existing utilities serving the buildings will remain, including electrical power, data/phone, domestic water, and municipal sewer connection. At this time, there are no proposed improvements to existing utility services. 6. Site Access. ■ The subject parcel has three existing points of vehicular connection that will continue to be maintained for access to the subject parcel, 1) from Hualalai Road to the off-street parking area; 2) entry only from Alii Drive to the one-way driveway; and 3) exit only to Alii Drive from the one-way driveway. The access point to the parking area from Hualalai Road will be controlled by a vehicular gate system. 7. Site & Exterior Building Lighting, ■ The existing power poles in the parking area are not mounted with overhead lighting fixtures. The parking area is illuminated by existing overhead lighting fixtures that are mounted to the roof of the existing Hotel structures. The existing lamping in these overhead lighting fixtures will be replaced with low-wattage LED type lamps. There are no proposed additional overhead lighting fixtures for the parking area. ■ The existing site lighting will be removed and replaced with approximately (260) simulated Tiki Torch low-voltage light fixtures. ■ The proposed site lighting is a modification of the tiki-torch traditionally used in Hawaii, replacing Liquid Propane Fuel (LPG) and an open, exposed flame with a decorative LED lamp and integral protective device that present the appearance of a tiki-torch with a flickering flame of low- level/amber-colored light source. ■ The existing exterior building lighting will be removed and replaced with low-wattage LED type lighting fixtures. ■ All site and exterior building lighting shall comply with the Hawaii County Outdoor Lighting Ordinance Article 9. Please see attached Drawings for the proposed light fixture locations. page 6 of 9 8. Colors and Materials. a. The following list notes the Colors and Materials of major existing and proposed exterior building elements. In general, the color palette selected for exterior materials reflects earth tones in the gray and brown range. o Roofing. ■ Flat Roofs at Hotel Buildings. • Remove and replace existing roofing membrane with similar for low-slope applications. o Roofing Color: White. o Roofing Material: TPO or similar membrane roofing. o Not typically visible from public areas. ■ Existing Pitched Roofs at Support Buildings to remain with composite shingles (mixed brown/beige palette). o Siding,Type I at Hotel Buildings. ■ Clean existing Lava Rock masonry&grout to remain. o Siding,Type II at Hotel Buildings. ■ Proposed stucco finish over existing Concrete Masonry Units (CMU) facing Alii Drive. • Texture: Sand finish. • Color: Morning Fog by Omega. o Siding,Type III at Hotel Buildings. ■ Paint existing Concrete Mason Units (CMU) for all walls not to receive stucco siding. • Field, Proposed Paint Color/Manufacturer: o Sherwin-Williams, Ibis White #7000. • Border, Proposed Paint Color/Manufacturer: o Sherwin-Williams, Gauntlet Gray #7019. o Vertical Aluminum Screen Detail at Hotel Buildings. ■ Approximate Paint Color/Manufacturer: • Sherwin-Williams, Passive #7064. o Wood Canopies, Panels at Railings,Wood &Metal Railings. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams,Argos #7000. page 7 of 9 o Wood Detail at Railings. ■ Proposed Stain Color/Manufacturer: • Sherwin-Williams,Minwax,Amber Pine MW433. o Wood Trim, painted. • Remove and replace with similar, painted. • Proposed Paint Color/Manufacturer: o Sherwin-Williams, Dovetail #7018. o Doors, Room Entry at Hotel Buildings. ■ Remove and replace existing Wood doors with similar,painted/pre-finished. • Proposed Paint Color/Manufacturer: o Sherwin-Williams, Pennywise #6349. o Doors, Sliding at Guest Rooms, Hotel Buildings. ■ Dark anodized bronze by manufacturer. o Windows &Louvers at Hotel Buildings. ■ Dark anodized bronze by manufacturer. o Exterior Doors at Pavilion Buildings. ■ Remove and replace existing Wood doors with similar,painted/pre-finished. • Proposed Paint Color/Manufacturer: o Sherwin-Williams—Manor House #7505. o Elevator &Lobby Doors at Hotel Buildings. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams, Dorian Gray #7017. o Doors and Frames at Pavilion Buildings. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams, Dovetail #7018. o Trellis Beams at Pavilion Buildings. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams, Manor House #7505. o Metal at Pavilion Buildings. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams, Iron Ore #7069. page 8 of 9 o Decking at Pavilion Buildings. ■ Proposed Trex (synthetic decking) in Rocky Harbor. o Pool Fence/Barrier. ■ Decorative bamboo applied to pre-manufactured metal pool barrier system in pre-finished black powder coating 100% covered in treated natural colored bamboo, 4'-0" high. o Trash Enclosure. ■ 6'-0" high maximum enclosure with four sides and service access gates. Proposed roof. ■ Proposed Paint Color/Manufacturer: • Sherwin-Williams— Gauntlet Gray #7019. 9. Signage. a. At this time, signage and/or branding will not be included for review. When available, the signage and/or branding will be presented for review under separate cover to meet Hilton's Hampton Inn's brand standard signage. Please contact my office with any questions or comments regarding this letter, or if any additional information can be provided to support this application. Mahalo, Aaron J. Spielman,AM,NCARB,NFPA Registered Architect (AR-16214) Att. 1. Planning Department SMA Determination. 2. DPW Approved Drainage Report. 3. Real Property Tax Clearance. 4. Drawings (17 Sheets). 5. Exterior Building Material Board (M100). 6. Exterior Paint Reference West Elevation (Level 3). 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Aloha Rosalind: This letter is submitted to provide agent authorization for communications, correspondence, and/or actions at the Planning Department regarding the following project. Project: Kona Bay Hotel TMK: (3)-7-5-007: 004-0000 Location: 75-5739 Alii Drive Owner: 12TH & "A" HOTEL PARTNERS LP Owner Contact: Sandor Shapery, Managing member Shapery Enterprises Address: 402 West Broadway, Suite 1050 San Diego, CA 92101 It is hereby authorized that, Nanea Studios Inc., represented by Architect Aaron J. Spielman,will serve as Agent for relative communications, correspondence, and/or actions with the County of Hawaii Planning Department, on behalf of Mr. Sandor Shapery, the Managing member for the Owner, 12T1-I & "A" HOTEL PARTNERS LP, and for work related to the proposed Alterations at the existing Kona Bay Hotel. Please contact my office with any questions or comments regarding this letter. Mahalo, Jr. Sandor Shapery, ana g member Date 12TH& "A" HOTEL PARTNERS LP FEE OWNER'S LETTER OF AUTHORIZATION Tax Map Key No.: (3) 7-5-007:004 Kona Bay Hotel Kailua-Kona, District of North Kona, Hawaii The undersigned are the Fee Owner of the real property above-identified, and hereby authorize its attorney,CARLSMITH BALL LLP to communicate with, apply for, execute and process any and all County, State and federal governmental permit applications, and to participate in proceedings related to said real property. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original. Date: Kailua-Kona, Hawaii, March�,2022. 12th& "A" Hotel Partners, L.P., a California limited partnership By 12th & "A" Hotel Partners, LLC, a California limited liability company Its General Partners By San or papelt- Its Manager zQ O � � o � o Q � III I Jillj I I I I l MRS.fl d f 1im rig fill I 4 fl. r.11i�inll o� G i611�j11�l�jl{tlllli�II�II�nI�E�°ci�jti[ ales9m �M■ -- C� � h�I,II I II I II�iEihaF�i ' � sE i. ®® "• m Xm mob 111� a VAN 1 a l ,a f } z o � � o o � z z Oro- it / U f f fry %C 4%•^ i • Z i �; J � U - U 53