2011-07-12 Kailua Village Design Commission Minutes

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NEW BUSINESS 1.Design Review of a proposed outdoor dining and served seating area addition to an existing enclosed restaurant fronting Kamakahonu Bay at King Kamehameha’s Kona Beach Hotel. Applicant: King Kamehameha’s Kona Beach Hotel. TMKs: 7-5-006: 020 and 032. Address: 75-5660 Palani Road. Hotel is located at the junction of Palani Road, Ka‘ahumanu Place and Ali‘i Drive, above Kailua Pier. Proposed addition to be located mauka (inland) of existing paved beachwalk above Kamakahonu beach. Mr. Childs oriented the Commissioners regarding the subject and surrounding properties on the location map, and described the proposed project. He pointed out that the proposed project was on a parcel of land that was on the State and National Registers of Historic Sites, and that while the project contained desirable attributes such as creation of open activity areas attractive to and supportive of pedestrian use, the provision of umbrellas or similar shade covers could easily be imagined, which could have visual impacts on the historic character of the area. The applicant’s representatives, Jak Hu and Daniel Hyde, were present. Mr. Hyde presented further information, which included that there would be no additional lighting for the subject area, that no umbrellas would be necessary since the proposed dining area was intended for breakfast and dinner business, and that the proposed low rock wall, which would demarcate the dining area from the lawn area, would be similar to existing lava rock walls throughout the hotel property. Commissioner Dunlap observed that the proposed rock wall was too high for its purpose, and suggested that it be reduced in height, possibly designed with an undulating wall height above grade. The representatives agreed to this modification. In response to the Chair’s question, Mr. Hyde said that if the rock wall base were to require more room than what the plan indicated, they would reduce the seating area rather than expanding the total area. Mr. Hu added that the number of seating was not critical to the hotel since the purpose of this project was to create the outdoor ambience, and that an 18-inch wall height would be acceptable. Commissioner Herbert also suggested that the gate from the surrounding lawn area be placed perpendicularly between two overlapped walls, rather than flush with the walls as shown on the plan. The representatives agreed to this modification as well. In response to Commissioner Dunlap’s inquiry, the staff reiterated that their concern would be the visual impacts of potential umbrellas on the historical site. Mr. Hu said that if they were to put up umbrellas, they would choose the same type as what already existed at the poolside for uniformity. Commissioner Au Hoy pointed out that some local community organizations might still see this development as desecration due to its proximity to the Ahu‘ena heiau, and advised the applicant to be sensitive to local people’s feelings. Commissioner Stanbro asked about the State and National Registers of Historic Sites designation of the area, which the hotel property appeared to be encroaching on, as to what value the designation had. Mr. Childs gave some background information on the designation, and said that the regulation of a registered historic site was not within the jurisdiction of the County. Mr. Mark added that the duty of the Commission in this case was to make a recommendation to the Planning Director regarding the architectural design of the proposed project with respect to the Master Plan for Kailua-Kona. 3