HomeMy WebLinkAbout2013-34 PRTCP SC - AC Draft Ord & DGCommunication No. 2013 -34
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July I, 2013
Ms. Patti Pinto, Chair
and Members of the Puna Community Development Plan Action Committee
Subject: Pahoa Town Center Design Guidelines
Resolution to Adopt Pahoa Town Design Guidelines
County Ordinance to Establish Pahoa Town District
Dear Ms, Pinto and Members of the Committee,
On July I, 2013 the Pahoa Regional Town Center Steering Committee voted to
approve the
attached Guidelines, Resolution and Ordinance. We request your approval of these documents
and that the Action Committee forward them on to the Planning Director for adoption.
These documents represent over 18 months of surveying the communi ty� researchin g
and
compiling the results of community su, Pehoa pro perty owners and input from the Planning
rveys p
DePartmeut. We will be hosting our fourth community event later this month where, we
will
gather final input from the community then request that the County Council ado them in
pt to
Ordinance.
RespectfiillY Submitted,
/U&L /r44�
Mark Hinshaw, Chair, on behalf of
Pahoa Regional Town Center Steering Committee
Gilbert Aguinaldo
Charles Maas
Raleo Francisco
Jon Olson
Madie Greene
Oshi Simseria n
Mark Hinshaw
Rme Siracusa
Russell Jones
Dan Taylor
MtY OF H
COUNTY OF HAWAII STATE OF HAWAII
. .
,rE•OF•H'•M
BILL NO.
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 25 (ZONING CODE), OF THE HAWAI `I
COUNTY CODE 1983 (2005 EDITION, AS AMENDED), RELATING TO THE
ESTABLISHMENT OF A PAHOA VILLAGE DISTRICT UNDER ARTICLE 7, AND TO
PLAN APPROVAL REQUIREMENTS UNDER ARTICLE 2, DIVISION 7 PARTICULAR TO
SPECIAL DISTRICTS PROVIDING FOR DESIGN GUIDELINES, AND OFF - STREET
PARKING AND LOADING UNDER ARTICLE 4, DIVISION 5 PARTICULAR TO THE
PAHOA VILLAGE DISTRICT, AND CHAPTER 3 (SIGN CODE) OF THE HAWAII
COUNTY CODE 1983 (2005 EDITION, AS AMENDED), RELATING TO THE
ESTABLISHMENT OF A NEW PAHOA VILLAGE SIGNS ARTICLE.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAI `I :
SECTION 1. Purpose and Findings. The Council finds that Pahoa Village is identified
in the Puna Community Development Plan (PCDP) 2008, as amended, as one of three regional
town centers intended to provide a wide range of services for the Puna district. The PCDP
further identifies Pahoa as one of two towns in Puna with the greatest potential for designation as
a Special Design District and that land uses, design themes and architectural and site design
standards for each village /town center will be determined through the preparation of each
regional town center or village center plan through an inclusive community based process that
involves major stakeholders, including landowners, community representatives, and public
agencies.
In October 2011 a Pahoa Regional Town Center Plan Steering Committee (PRTCPSC)
consisting of community leaders and interested stakeholders in the Pahoa community began
meeting with the idea of developing a growth management plan and design guidelines for Pahoa
Village and became recognized as a subcommittee of the Puna CDP Action Committee on
February 14, 2012. Starting with its first community wide public meeting on March 24, 2012,
the PRTCPSC has conducted an extensive public outreach and survey campaign to engage a
broad cross section of the community in the planning process and to identify community values
and visions. Citizen volunteer working groups were formed with the task of tabulating and
interpreting the results of the more than 600 survey responses received into a statement of about
what the people in Pahoa and the surrounding communities dependent upon Pahoa for access to
goods and services treasure about their town and how they would like to see it grow and develop.
The purpose of these amendments is to establish the Pahoa Village (PV) district and
provide special requirements for Plan Approval and Off - Street Parking and Loading for
properties in the PV district. The current Zoning Code does not adequately provide for growth
and development within Pahoa Village that is consistent with the values and vision of the
residents and businesses within the Pahoa Regional Town Center service area. Building design
and signage standards and a process for implementing those standards along with a unique set of
land uses particular to the Pahoa environment are necessary to not only ensure that the sense of
place that residents and visitors alike identify with Pahoa is retained, but to promote an identity
that will be conducive to a healthy and sustainable community.
SECTION 2. Chapter 25, article 2, division 7, section 25 -2 -73 of the Hawaii County
Code 1983 (2005 Edition, as amended), is amended to read as follows:
"Section 25 -2 -73. Plan approval application requirements for special districts
with design suidelines.
In addition to the application requirements for plan approval contained in section 25 -2 -72,
an application for plan approval for the construction or installation of any new structure or
development or any addition to an existing structure or development that includes the alteration
of the exterior appearance of an existing structure or development in any special district under
article 7 of this chapter, and except for the construction of one single- family dwelling and any
accessory buildings per lot, shall include the written comments and stamped plans of the duly
appointed design review committee for each special district having adopted design guidelines."
0)
SECTION 3. Chapter 25, article 3, section 25 -3 -2 of the Hawaii County Code 1983
(2005 Edition, as amended), is amended to read as follows:
"Section 25 -3 -2. Designation of special districts.
The special zoning districts of the County shall consist of the following:
(1) Kailua Village design commission (article 7, division 1).
(2) CDH, Downtown Hilo commercial district (article 7, division 2).
(3) LTNV, University district (article 7, division 3).
(4) PD, Project districts (article 6, division 4).
(5) APD, Agricultural project districts (article 6, division 5).
(6) PV, Pahoa Village district (article 7, division
SECTION 4. Chapter 25, article 4, division 5, section 25 -4 -59.2 of the Hawaii County
Code 1983 (2005 Edition, as amended), is amended to read as follows:
"Section 25 -4 -59.2. Exceptions to the off - street parking and loading requirements.
The off - street parking and loading requirements of this chapter shall not apply to the
following:
(a) That area in the City of Hilo, bounded by Kino `ole Street, Ponahawai Street, an
imaginary straight line extension of Ponahawai Street into Hilo Bay and Wailuku
River[...];
(b) That area immediately fronting either side of that portion of the Hawai `i Belt Highway
which runs from the real property designated as tax map key no: 7- 9 -7 -66 to the real
property designated as tax map key no: 7 -9 -9:22, in Kainaliu, North Kona[..]; and
(c) Those lots in the Pahoa Villaize district that have frontaize on Pahoa Village Road
between the parcel designated as tax map key no: 1- 5- 114:022 and Post Office Road,
excluding the parcel designated as tax map key no: 1 -5- 6:001."
SECTION 5. Chapter 25, article 7 of the Hawaii County Code 1983 (2005 Edition), is
amended by adding a new division to be appropriately designated and to read as follows:
"Division . PV, Pahoa Village District.
Section 25 -7- . Purpose; applicability; boundaries; intent.
(a) The PV (Pahoa Village) district is established to reinforce and bromote Pahoa's role as a
reuional town center. Its purpose is to serve as a compact medium density area for retail
shopping, administrative and professional activities, cultural and artistic activities, other
supportive business activities, and sinule and multi - family housing. Further, the PV district
seeks to preserve the historical architectural theme that has come to symbolize Pahoa's
unique sense of Mace and identity. through the imblementation of design aluidelines within
the PV district.
(b) The zoning and design requirements are applicable to all building sites within the PV
district.
(c) The PV district as used in this chapter means the area delineated on the map identified as
Exhibit "1" and attached to this Ordinance and further described as:
(1) All parcels having frontage on Pahoa Village Road from the Pahoa Village Road and
Kea` au -Pahoa Road intersection and the Pahoa Village Road and Pahoa- Kalapana
Road intersection;
(2) All parcels having frontage on Post Office Road between Pahoa Bypass Road and
Pahoa Village Road;
(3) All parcels having frontage with the west side of Kea`au -Pahoa Road between and
inclusive of tax map key numbers: 1 -5- 07:012 and 1 -5- 07:068;
(4) Parcels identified by tax map key numbers: 1 -5- 06:037, 1 -5- 06:015, 1-5-03:046; and
(5) All parcels any part of which is designated medium density urban in Exhibit A of
Ordinance No. 12 -89 amending the general plan land use pattern allocation guide
(LUPAG) map, with the following exclusions:
(A) That portion of tax map key no: 1 -5- 02:020 that is not designated medium
density urban in Exhibit A of Ordinance 12 -89; and
(B) All of tax map key numbers: 1 -5- 01:003 and 1 -5- 08:001.
(d) The intent of the architectural guidelines provided in the Pahoa Town Center Design
Guidelines ( "design guidelines ") is to articulate primary architectural features and building
design characteristics that have historically been identified as the Hawaii plantation
architectural style or theme. While no specific minimum number of the architectural
features or building design standards in the design guidelines shall be required for any
proposed project, all buildings and structures within the PV district should be designed to be
consistent with the Hawai `i plantation architectural theme and to be complementary with the
existing structures within the immediate vicinity.
Section 25 -7- Pahoa design review committee membership; appointment; term.
(a) The purpose of the Pahoa design review committee ( "committee ") is to provide an
architectural and design review of plans for all new buildings and structures as well as
alterations to existing buildings and structures that include any changes to the exterior of
said building or structure within the PV district. The committee shall also review
applications for signage within the PV district, as provided in chapter 3, article of this
Code.
(b) The committee shall consist of five members who shall be appointed by the mayor with the
approval of the council, and may be removed upon recommendation of the mayor and the
approval of the council.
(c) Membership should reflect a broad cross section of the Pahoa community and to the extent
reasonably possible shall include representation from the construction industry, business,
architecture, and design professionals.
(d) Members shall be residents of the Pahoa regional town center service area, having a
minimum two years of residency prior to appointment. The Pahoa regional town center
service area is comprised of the current 96778 postal zip code area.
(e) Members shall serve stag,,ered terms of five years, provided that of the first members
appointed, one shall be appointed for a term of one year, one for a term of two years, one for
a term of three years, one for a term of four years, and one for a term of five years.
(f) No member shall be eligible for a second appointment prior to the expiration of two years,
however, any member appointed for a term of two years or less shall be eligible to succeed
themselves for an additional full term.
(g) When the term of a member expires, that member may continue to serve until a successor is
appointed.
(h) Except as provided in this section, the committee shall be governed by section 13 -4 of the
Hawaii County Charter.
Section 25 -7- . Rules of procedure.
(a) The committee shall prepare and adopt rules of practice and procedure in accordance with
Chapter 91, Hawai `i Revised Statutes.
(b) Upon adoption of rules as provided in this section, the director shall not accept anY
application for a building permit or plan approval for a project within the PV district without
receipt of the written findings and stamped approved plans of the committee.
Section 25 -7- . Powers and duties of the Committee.
(a) The committee shall provide an architectural and design review of all projects requiring plan
approval or a building permit for any structure within the PV district to ensure the proposed
project is consistent with the design guidelines. Architectural and design review and
findings for each project shall be guided by design guidelines, as adopted by resolution of
the council, and amended from time to time.
(c) The committee shall complete its review of a complete project design review application
and issue its written findings to the project applicant within thirty calendar days of receipt.
Approved plans shall be stamped indicating the date of such approval.
(d) In the event that committee is not yet seated or a quorum of its members cannot be
assembled within twenty calendar days from the date an application for project design
review is submitted to either the committee or the director, the director shall provide an
architectural and design review utilizing the design guidelines.
(e) The committee shall provide an architectural and design review of all planned public
improvements such as street widening, street lights, and any other similar public
improvement that will alter the physical appearance of Pahoa Villa e. The
recommendations of the committee shall be forwarded to the director.
(f) The committee shall be authorized to prepare and submit recommendations for amendments
to the design guidelines and PV district boundaries as may be necessary. A comprehensive
review with recommendations for amendment to the design guidelines and PV district
boundaries shall be submitted to the director within ten years following adoption of the
guidelines and approval of the committee rules of practice and procedure, and every ten
years thereafter.
(g) The committee shall review all applications for signage, as provided in chapter 3, article
of this Code.
(h) The committee shall review any application for a planned unit development in the PV
district for consistency with the design guidelines and report its recommendations to the
director prior to approval of the planned unit development.
(i) Recommendations and approvals to the director shall be consistent with the provisions of
the County Charter, general plan, Puna community development plan, Pahoa town center
design guidelines, zoning and other related ordinances and any publicly funded master plan
developed for the PV district.
Section 25 -7- . Permitted uses; zoning district change restrictions.
(a) Permitted uses in the PV district shall be as permitted under existing zoning . as of the
effective date of this ordinance or as may be subsequently approved for change pursuant to
the provisions of this chapter, provided that the following uses under the CV district shall
not be permitted within the PV district:
(1) Automobile sales and rentals lots;
(2) Cemeteries and mausoleums;
(3) Crematoriums, funeral homes, funeral services, and mortuaries; and
(4) Repair establishments, major.
(b) Changes of zoning within the PV district shall be limited to the RS, RD, RM, RCX, FA, CV
and O districts.
Section 25 -7- . Height limit.
The height limit in the PV district shall be thirty five feet. The building height in the PV
district shall be measured from the highest projection of the building roof to a datum represented
by the average finish grade surrounding the building along the building's exterior walls or edge
of roof, whichever results in the largest total area.
Section 25 -7- . Minimum building site area.
The minimum building site area in the PV district shall be seven thousand five hundred
square feet.
Section 25 -7- . Minimum building site width.
Each building site in the PV district shall have a minimum building site average width of
sixth
Section 25 -7- .Minimum yards..
The minimum yards in the PV district shall be as follows:
(1) Front and rear yards, none, except as required by plan approval;
(2) Side yards, none, except where the adjoining building site is in an RS, RD, RM, or
RCX district. Where the side yard adjoins the side yard of a building site in an RS,
RD, RM, or RCX district, there shall be a side yard which conforms to the side
requirements for dwelling use of the adjoining district; and
(3) For single- family dwellings, front yards may be none, rear and side yards shall be the
same as the yard requirements for the RS district.
Section 25 -7- . Other resulations.
(a) Plan approval shall be required for all new structures and additions to existing structures in
the PV district, except for construction of one single- family dwelling and any accessory
buildings per lot.
(b) Exceptions to the regulations for the PV district re a.� rdinv� heights, building site areas,
building site average width and yards, may be approved by the director within a PUD
provided the intent of this division is observed.
(c) The written findings accompanied by the approved stamped plans of the committee shall
accompany any building permit application submitted for approval by the planning
department for any new single- family residential structure or the renovation/remodeling of
an existing single- family residential structure that includes alterations to the building
exterior."
SECTION 6. Chapter 3 of the Hawaii County Code 1983 (2005 Edition, as amended),
is amended by adding a new article to be appropriately designated and to read as follows:
"Article . Pahoa Village Signs.
Division 1. General Provisions.
Section 3- . Purpose; applicability.
Pahoa is recognized as a special design district of the County. Unquestionably, signs have a
legitimate place in Pahoa if they are thoughtfully designed and appropriate to their surroundings.
Many elements of good sign design adapt well to the theme which is the unique, unhurried
atmosphere and the foundation of Pahoa's charm. The primary purpose of a sign is to promote
the identity, goods and services, or activities on the property through visual communication.
While laws can regulate the size, placement, number, design, and aesthetics of signs, it is
recognized that reasonable minds may differ as to how sign control can best be accomplished.
The Pahoa Village design committee ( "committee "), through the planning department, has a
shared responsibility for sign review within the Pahoa Village district. The provisions of this
article shall be utilized by the committee and cooperating agencies in evaluatin all sign permit
requests within the Pahoa Village district.
Unless otherwise provided for in this article, all sections of article 1 apply to the Pahoa
Village district. However, certain other aspects of signage are applied specifically to this district
in addition to those in article 1.
Section 3- . Boundaries.
This article shall apply to the Pahoa Village district. For purposes of this article, the
boundaries of this district shall be as delineated in chapter 25, article 7, division 4, section 25-7 -
of this Code.
Section 3- . Permit required.
Except as otherwise provided in this chapter, no person, firm, or av=cy may display, install,
construct, erect, alter, relocate, reconstruct, or cause to be displayed, installed, constructed,
erected, altered, relocated, or reconstructed any sign within the Pahoa Village district without
first having obtained a sign permit in accordance with this chapter and article.
Section 3- . Permit application; contents.
(a) To obtain a sign permit, the applicant shall file an application on forms furnished by the
director.
(b) The application shall include information required by section 3-16 and, in addition:
(1) A graphic, colored illustration of the proposed sign, drawn to scale and reflecting all
letters and the style and size of lettering;
(2) A description or sample of any ype of material to be used for the sign and its
background, and a description of the method of any lighting;
(3) A plot plan illustrating the location of the building or site and the location of the
proposed sign; and
(4) Any other information the director or design commission may require.
Section 3- . Design Committee review; failure to review.
(a) Each completed permit or variance application, together with all accompanying information
shall be forwarded promptlyby the director through the County planning director to the
committee for its review and action.
(b) Within thirty calendar days after receipt of the completed application from the director, the
committee shall provide its written recommendation(s) to the director. If a recommendation
is not received within the allotted period, the director shall act on the request in accordance
with section 3 -18 or 3 -23, as the case may be. An extension may be granted by the director
only upon the written consent of the applicant.
Section 3- . Guidelines for review.
The design committee and the director, when reviewing an application under this article,
shall consider the following_ guidelines, as well as those found in the Pahoa Town Center Design
Guidelines ( "design guidelines "). In the event a conflict exists between any requirement of this
chapter and the design guidelines, the more restrictive or specific requirement shall prevail:
(1) Fitting each sign to its surroundings shall be a prime consideration. A sign shall
complement the building it identifies and contribute to Pahoa's historical architectural
character as described in the design ,guidelines. Signs shall be a planned feature,
reflecting the architectural scale, design, and color of the building or structure. It
should be graphically simple and present an appropriate level of detail without
appearing cluttered.
(2) Commercial establishments should have no more than two signs per street frontage of
a buildin : a hangin /.o i ecting sign and a wall /window sign.
(3) The shape of the sign shall seek to aesthetically and functionally emphasize the
message and not compete with the architecture of the building_
(4) Subtleness, proportion, and design shall be emphasized in sign copy and lettering_
(5) When an illuminated sign is used, the li,ht intensity, color illumination, and the
careful screening of the li,ht source shall be considered.
(6) A freestanding sign should offer an opportunity for landscaping treatment at its base.
(7) The use of any material which is compatible to the village atmosphere of Pahoa shall
be encouraged. Primary consideration should be liven to wood or non - reflective
metal, on which a design can be carved, sand blasted, or painted.
(8) The use of any natural or earth tone color that is not .gaudy or clashing shall be
encoura.ed.
Section 3- . Action on permit application.
(a) The director shall consider the committee's recommendation(s) when processinu� a sign
permit application.
(b) If the director, after considering the committee's recommendation(s), finds that the proposed
sign is in compliance with this article and chapter and any other applicable county, state or
federal law or regulation, a sign permit shall be issued by the department.
Section 3- . Variances.
A variance may be granted in accordance with article 1, division 6 of this chapter.
Section 3- . Design Committee review of variances.
Prior to final decision - making on a variance application, the director shall transmit a copy of
the variance application through the County planning director to the committee for its review and
recommendation.
Division 2. Permissible Sins.
Section 3- 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:
(1) Directory sign.
(A) If the lot frontage is up to thirty lineal feet, a directory sign may not exceed
twelve square feet, except that no wall directory sign may exceed the lesser of
twelve square feet or fifteen percent of the wall area on which it is located.
(B) If the lot frontage is greater than thirty lineal feet, a directory sign may not
exceed twenty -two square feet, except that no wall directory sign may exceed the
lesser of twenty -two square feet or fifteen percent of the wall area on which it is
located.
(C) A directory sgn, either wall or ground sign, shall not exceed sixteen square feet
in the Pahoa Village district.
(2) Ground sign.
(A) If lot frontage is U to thirty lineal feet, a yround siun shall not exceed twelve
square feet for any building or portion of a building under separate mana ement
or control and not exceed six feet in elevation from the round.
(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.
(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) Proi ecting sign.
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.
(5) Wall sign.
(A) If lot frontage is up to thirty lineal feet, a wall sign shall not exceed fifteen
percent of the total exposed area of the wall, associated with the business on
which the sign is displayed, or twelve 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 twelve square feet, whichever is less.
(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) The total area of any wall covered by signage shall not exceed fifteen percent of
the total area of the wall on which it is located, whether used by single or
multiple businesses.
(6) Window signs and painted window signs.
For any business, one window sign fronting any street is allowed and shall cover
no more than five percent of the total combined area of windows on the respective
street frontage or ten square feet, whichever is less.
(b) In any case, the total area allowed shall not exceed twelve square feet for any sign not
fronting a public street or vehicular access or for any sign located within the Pahoa Village
district.
Section 3- . Sign elevation.
Maximum sign elevation, measured from the finished ground elevation to the top of the
siun, shall be as follows:
(1) A directory wall sign shall not exceed nine feet in elevation.
(2) The elevation of a ground sign shall be computed as the distance from the base of the
sign at normal grade to the top of the highest attached component of the sign. Normal
grade shall be construed to be the lower of either the existing grade prior to
construction or the newly established grade after construction, exclusive of any filling,
berming, mounding, or excavating solely for the purpose of locating the sign. .
ground sign shall not exceed six feet in elevation. The lettering or symbols shall not
be higher than five and one -half feet from the finished elevation.
(3) A projecting sign may be placed no less than seven 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.
(4) The top edge of a wall sign shall not exceed the top of the roof line of the building on
which the siun is attached.
(5) A window sign shall not exceed five and one -half feet in height.
Section 3- . Number of sins.
(a) Only two sins for any commercial business for any street or vehicular access on which a
building has its primary entrance shall be permitted.
(b) In a multi - building complex, a directory sign for the complex may be allowed which shall
not count as the one sign allowed for the buildin frontage.
10
Section 3- . Prohibited suns.
In addition to the signs prohibited in section 3-7, the following types of signs are also
prohibited in the Pahoa Village district:
(1) Any sign or display which is constructed primarily of materials with a shiny, slick, or
reflective surface such as fiberglass or acrylic plastic;
(2) Any sign which is displayed on any roof or mansard roof, or when attached to a
building extends above the lowest edge of any portion of the roof or mansard roof;
(3) Any sign which has a vertical clearance of less than nine feet or projects, extends, or is
otherwise displayed over or above any public street, park, other public places or
pedestrian way, except as may be permitted by section 3-76 or chapter 22;
(4) Any sign for product advertising when visible to the general public. A sign containing
only the name of a business is not a sign for product advertising;
(5) Any mechanical sign, graphic design or decorative element that functions through
animation, revolvement, up, down, sidewards or any other similar movement,
including but not limited to, any spinning device, light bulb border, flashing or mobile
illumination; and
(6) Any sign which is flashing, blinking, rotating or inflatable.
Section 3- . Exempt suns (suns allowed without permits).
In addition to the exembt suns allowed in section 3 -8. the following suns are exembt in the
Pahoa Village district, with the restrictions stated in section 3-8:
(1) One temporary informational sign or poster for a temporary event, no larger than eight
square feet, and posted for a period no longer than thirty days in a calendar year; and
(2) Reasonable application upon the glass surface of a door or window of lettering or
decals i.� ving the address, hours of operation, entrance or exit information,
professional or security affiliations or memberships, credit cards which are accepted,
or other similar information."
SECTION 7. Material to be repealed is bracketed and stricken. Material to be added is
underscored. In printing this ordinance, the brackets, bracketed and stricken material, and
underscoring need not be included.
SECTION 8. Severability. If any provision of this ordinance or the application thereof
to any person or circumstance is held invalid, such invalidity does not affect other provisions or
applications of the ordinance which can be given effect without the invalid provision or
application, and to this end, the provisions of this ordinance are to be severable.
SECTION 9. This ordinance shall take effect upon its approval.
11
, Hawai`i
Date of Introduction:
Date of 1 st Reading:
Date of 2nd Reading:
Effective Date:
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
12
Pahoa Village District
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Exhibit 1
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COUNTY OF H STATE OF H
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RESOLUTION NO.
RESOLUTION TO ADOPT THE PAHOA TOWN CENTER DESIGN GUIDELINES DATED
JULY 2013.
WHEREAS, the Hawaii State Constitution, Article IX, Section 6, Management of
Population Growth, states: "The State and its political subdivisions, as provided by general law,
shall plan and manage the growth of the population to protect and preserve the public health and
welfare; except that each political subdivision, as provided by general law, may plan and manage
the growth of its population in a more restrictive manner than the State "; and
WHEREAS, the Hawai `i County Charter, section 3-15, from which the General Plan
emerged as a major policy document, states, in part: "The County Council shall adopt by
ordinance a General Plan which shall set forth the council's policy for long -range comprehensive
physical development of the county. It shall contain a statement of development objectives,
standards and principles with respect to the most desirable use of land within the county for
residential, recreational, agricultural, commercial, industrial and other purposes ... and such other
matters as may, in the council's judgment, be beneficial to the social, economic, and
governmental conditions and trends and shall be designed to assure the coordinated development
of the county and to promote the general welfare and prosperity of its people... No public
improvement or project, or subdivision or zoning ordinance, shall be initiated or adopted unless
the same conforms to and implements the General Plan "; and
WHEREAS, the Hawaii County General Plan, Section 15.1. Community Development
Plans, states, in part: "The Community Development Plans are intended to be the forum for
community input into managing growth and coordinating the delivery of government services to
the community. The Community Development Plans will translate the broad General Plan
statements to specific actions as they apply to specific geographical areas "; and
WHEREAS, pursuant to the provisions of the General Plan to ensure responsible growth
and preserve the public health and welfare, the Puna Community Development Plan, as
amended, was adopted by Ordinance No. 08 -116 on September 10, 2008; and
WHEREAS, the Puna Community Development Plan identifies Pahoa as a Regional
Town Center with historic development patterns that define a unique "sense of place" and as a
strong candidate for Special Design District designation; and
WHEREAS, the Puna Community Development Plan calls for the preparation of a
Regional Town Center plan through an inclusive community based process that involves major
stakeholders, including landowners, community representatives, and public agencies; and
WHEREAS, Pahoa, being geographically situated near the center of the most rapidly
growing portion of the Puna District, is the principle point of access to goods and services for
local residents and visitors alike; and
WHEREAS, Pahoa has experienced extensive and persistent commercial development
and redevelopment activity as well as multiple applications for up- zoning over the past 10 years
with little or no ability to address inadequate infrastructure needs or to preserve its unique "sense
of place "; and
WHEREAS, Resolution No. 313 -13 called for a delay on new up- zonings in the Pahoa
Regional Town Center planning area until a Pahoa Regional Town Center Plan is adopted or
June 30, 2013, whichever shall occur first, was approved by the Council to allow the community,
through a legitimate, deliberate and inclusive community based planning process, to define how
best to solve existing problems, to allocate space for new growth and to preserve its historical
heritage; and
WHEREAS, a Pahoa Regional Town Center Plan Steering Committee consisting of
community leaders and interested stakeholders formed in October 2011 to begin a process for
developing a growth management plan with design guidelines for Pahoa Village; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee has initiated an
effective outreach program to gather public input through facilitated community meetings and an
extensive public survey in order to define a community vision and to determine a methodology
for well - planned future growth and community direction in Pahoa; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee and the Puna
Community Development Plan Action Committee, in collaboration with the Planning
Department has prepared and submitted legislation for amendment to Chapters 3 (Sign Code)
and 25 (Zoning Code), HCC, to establish a Pahoa Village district; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee has, in
collaboration with the Planning Department, prepared architectural design guidelines that
identify the underlying design principles that define Pahoa's unique history and architectural
character, and to establish architectural design guidelines to preserve and enhance the "sense of
place " that residents and visitors alike identify with Pahoa; and
WHEREAS, the Mayor, the Planning Department, the County Council, and the Pahoa
community are committed to the Regional Town Center Plan process as a guiding principle for
responsible smart- growth planning and community direction in Pahoa; now, therefore,
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII, that
the Pahoa Town Center Design Guidelines, attached herein as Exhibit 1, as prepared by the
Pahoa Regional Town Center Plan Steering Committee in collaboration with the Planning
Department dated June 2013, be adopted as a document to guide the architectural design and
siting of buildings and structures within the Pahoa Village district; and
-2-
BE IT FINALLY RESOLVED, that the County Clerk shall forward copies of this
Resolution to: The Honorable William P. Kenoi, Mayor of the County of Hawaii; the directors
of the departments of Planning, Parks and Recreation, Public Works, Environmental
Management; Lincoln Ashida, Corporation Counsel for the County of Hawaii; Margaret
Masunaga, Deputy Corporation Counsel for the Windward Planning Commission; William
Brilhante, Deputy Corporation Council for the, Planning Department and Puna CDP Action
Committee; the Pahoa Regional Town Center Steering Committee; and the Puna Community
Development Plan Action Committee.
Dated at , Hawai`i, this day of
COUNTY COUNCIL
County of Hawaii
Hilo, Hawaii
I hereby certify that the foregoing RESOLUTION was by
the vote indicated to the right hereof adopted by the COUNCIL of the
County of Hawaii on
ATTEST:
INTRODUCED BY:
, 2013.
COUNCIL MEMBER, COUNTY OF HAWAII
ROLL CALL VOTE
Reference:
COUNTY CLERK CHAIRPERSON & PRESIDING OFFICER RESOLUTION NO.
-3-
AYES
NOES
ABS
EX
EOFF
FORD
ILAGAN
KANUHA
KERN
ONISHI
POINDEXTER
WILLIE
YOSHIMOTO
Reference:
COUNTY CLERK CHAIRPERSON & PRESIDING OFFICER RESOLUTION NO.
-3-
Piihoa Town Center Design Guidelines
July 2013
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"Place is more than just a location on a map. A sense of place is
a unique collection of qualities and characteristics — visual,
cultural, social, and environmental —that provide meaning to a
location. Sense of place is what makes one city or town different
from another, but sense of place is also what makes our physical
surroundings worth caring about. "1
Exhibit 1
PAhoa Town Center Design Guidelines
Prepared for the County of Hawaii
Planning Department
July 2013
These design guidelines were prepared by the citizen volunteers of the Pahoa
Regional Town Center Plan Steering Committee under the direction and
guidance of the Puna Community Development Plan Action Committee and
the Hawai `i County Planning Department.
Pahoa Regional Town Center Puna Community Development Plan
Steering Committee Action Committee
Gilbert Aguinaldo
Kaleo Francisco
Madie Greene
Mark Hinshaw, Chair
Russell Jones
Charlie Maas, Principle Author
Jon Olson
Oshi Simsarian
June Conant
Sharon Daun
Farris Etterlee
Madie Greene
Keikialoha Kekipi
Patti Pinto, Chair
Oshi Simsarian
Rene Siracusa
Rene Siracusa Dan Taylor, Vice -chair
Dan Taylor
Former Steering Committee Members and Contributing Volunteers
Cynthia Albers Robin Stetson
Joanna Norton David Wright
Hawaii County Planning Department
Bobby Jean Leithead Todd, Director
Duane Kanuha, Director
Larry Brown, Planner
2 1 P a g e
Table of Contents
Table of Contents
Summary of Purpose
History of Pahoa
What you need to know
How to get design approval
Existing Character
Character defining features of plantation -style commercial architecture:
Character defining features of plantation -style residential architecture:
Design Guideline Goals
General Design Recommendations
Features to Enhance
Pahoa Village District
Architectural Guidelines- Commercial
Scale
Setback
Roofs
Facades
Canopies
Walls and Wall Finish
Architectural Details
The decorative details of shape, color and texture
Doors
Color
Signs
Landscape Planting
Walls and Fences
Parking
Architectural Guidelines — Residential
Setbacks
Building Form, Height and Scale
Roofs
Windows
Doors
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Summary of Purpose
The Pahoa Regional Town Center Steering Committee and Design Working Group have
attempted to embrace this proposition of "Place" in part by utilizing the unique
characteristics of Pahoa and present this collection of guidelines to create a positive
village design environment for daily life and commerce. These guidelines attempt to
identify the underlying design principles that define Pahoa's unique historic and
architectural character. The design standards are intended to help preserve Pahoa's
historic character, allow for new development that compliments and is comparable to
Pahoa's historical character and improve the streetscape to make Pahoa a more pedestrian
friendly environment.
History of Pahoa
It is believed that the general area of Pahoa was first developed around the mid 1880's.
Prior to that, it was a lush tropical lowland rainforest. This tropical rain forest and its by-
products provided an environment that facilitated the first wave of immigration. The
immigrants required housing and services, and this catalyst was the beginning of
development of the town of Pahoa.
The first Sugar Plantation in the area was started in 1900 as the Puna Sugar Company and
later became the Ola' a Sugar Company, which outlasted all others, ending its operations
in 1984. In what is now the center of Pahoa Town the first lumber mill was erected in
1907 and was named the Mahogany Lumber Company, which stayed in business until
1918. The company supplied all the timber for the town's construction needs as well as
exporting over millions of railroad ties for the construction of the various railroads in the
Southwestern United States and the Sugar Plantation railroads in Hawaii.
The majority of the early residents were Japanese immigrants who came to Hawaii on a 3
year worker's contract. Those few who decided to stay after their 3 year contract expired
and had managed to save enough money, built simple wood houses on stilts with wide
lanais, gabled style, metal clad roofs and redwood catchment systems located at the back
of the lot. The rest of the immigrants lived in 6 Camps provided by the lumber mill.
Virtually all the buildings along the main town road in the early 1900's housed some type
of business offering from shoe repair to hotel lodging.
There was very little private land ownership in the early years as the majority of the land
was owned by the Roman Catholic Mission, the lumber mill and the Territory of Hawai `i,
so most of the land being utilized for private residential and commercial purposes was
leased. When land ownership finally became available in the late 1930's the lots were
very small to several acres and haphazardly laid out as there was no such thing as land
planning. Electrical power did not come to Pahoa until 1938 and domestic water in
1962.11
4 1 P a g e
What you need to know
The Pahoa Design Guidelines apply to all renovations and new developments within the
Pahoa Village (PV) district (see Figure 1) for which a building permit is required. Pahoa
features a diversity of architectural styles from various periods of history. These
guidelines focus on the dominant plantation architectural style or theme that has come to
define Pahoa in the eyes of its residents and those in the surrounding subdivisions. The
long term goals are to maintain Pahoa's architectural heritage while allowing for new
development that is compatible to our goal of preserving and enhancing the Pahoa sense
of Place. To meet these goals, the guidelines propose:
• Renovation of buildings should perpetuate Pahoa's architectural heritage.
• The design of new buildings should incorporate a sufficient number of the
design elements discussed in these guidelines to contribute to the desired
architectural theme and to blend comfortably with the existing structures within
the immediate vicinity.
A reasonable degree of interpretation of traditional building styles that provides
for both aesthetic and functional goals.
The exact replication of historic buildings is not encouraged or appropriate.
How to get design approval
The Pahoa Design Guidelines are not intended to be prohibitively restrictive, but instead
to provide architects, developers and owners with ideas that encourage creative,
functional and economically advantageous design options for existing and new buildings
within the Pahoa Design District.
For any project within the PV district requiring Plan Approval under the Hawaii County
Zoning Code or a building permit for any building or structure for which Plan Approval
is not required, the applicant shall submit project plans to the Planning Department for
review and comment by the Pahoa Design Review Committee (PDRC) prior to
submitting an application to the Planning Department for Plan Approval or a building
permit for any building or structure for which Plan Approval is not required. The project
plans submitted for review by the PDRC shall include the following:
1. A site plan, drawn to scale, showing all existing and proposed improvements,
parking, and landscaping;
2. Exterior elevation drawings;
3. Description of exterior siding, roofing and finish materials;
4. Exterior door and window specifications; and
5. Description and renderings for any exterior signage.
5 1Page
Existing Character
Most of Pahoa's older commercial and residential buildings are characterized as
"plantation style" and are typical of buildings commonly seen in small towns and villages
throughout Hawai `i. Vernacular plantation -style building features vary, but generally
share the following characteristics:
• Building height: usually two stories in height, or some one -story structures with
false- fronts nearly as high as two -story buildings.
• Setback: no setback from property lines and the sidewalk.
• Roof form: gable, shed, or flat roof, often behind a false front.
• Roof materials: typically corrugated metal, sometimes tarpaper; later composition
shingles were used.
• Walls: single -wall construction primarily of vertical tongue- and - groove board,
board and batten or horizontal boards.
• Storefront: Small, irregular and varied.
• Entries: Often flush with the front wall, occasionally recessed to provide shade
and shelter for pedestrians.
• Doors: Wood and wood - with -glass doors featuring multiple panels, raised panels,
or glazing and panels.
• Windows: Multiple -light and wood framed, with wood sashes and mullions,
double -hung windows double hung windows featuring transoms.
Character defining features of plantation -style commercial architecture:
False front facade: Hawai `i's plantation -style commercial architecture typically featured
a false front because building materials were quite expensive in relation to the labor
costs. Architectural ornamentation was often limited to the building's facade and resulted
in numerous variations of the false front.
Canopy: Canopies across the main facade are a character - defining feature in plantation
style commercial structures. Most canopies were shed roofs covered with corrugated
metal. A few of Pahoa's canopies were hipped with shingles. Most canopies were
supported by brackets underneath and /or rods above; posts were sometimes used to
support canopies in turn -of -the- century structures. Historically, some of Pahoa's two -
story edifices had wood - framed balconies, which also functioned as canopies. Canopies
and balconies provide the shade and weather protection important in a pedestrian- friendly
environment. Unfortunately, many canopies have been removed from Pahoa's historic
buildings due to deterioration 1 or the requirements of modern building codes.
Cornice: Often used in plantation -style commercial architecture, cornices were
sometimes ornamented with rather elaborate brackets, while others were quite simple in
6 1 P a g e
detail. Cornices and brackets were an easy way to decorate a building during an age
when craftsmen were easy to find, but building materials were not.
Attic Vent: Louvered attic vents were a prominent, distinctive feature of plantation
architecture, often appearing in a variety of geometric shapes, including round, square,
rectangular, semi - circular, and rectangular with a gable- shaped peak.
Kick plate: Older plantation -style buildings often included an architectural feature known
as a "kick plate." Kick plates are wood panels located beneath the windows and
approximately 18" above the foundation. Many of Pahoa's plantation -style buildings
have been inappropriately remodeled with large plate -glass windows that replaced both
the historic windows and kick plates.
Character defining features of plantation -style residential architecture:
Most of Pahoa's older residential buildings are characterized as "plantation style" and are
typical of older houses throughout Hawai `i. "Plantation- style" features vary, but
generally share the following elements:
• Building height: Usually one story.
• Foundation: Post and pier
• Roof form: Gable, hipped, and gable over hip.
• Roof materials: Corrugated metal, wood shakes; in recent decades, many were
reroofed with composition shingles.
• Walls: Single -wall, vertical -board construction. A prominent feature on
plantation style houses is a girt, a horizontal band that wraps around a vertical
board house, in essence serving as a girdle that holds the boards together.
• Eaves: Open, overhanging eaves with exposed rafters.
• Doors: Wood with glass doors or French doors with sidelights.
• Windows: Wood - framed, double -hung windows, sliding sash windows, casement
windows or more elaborate windows, with diamond or rectangular - patterned
panes.
• Attic Vent: Louvered attic vents in a variety of geometric shapes, including round,
square, rectangular, semi - circular, and rectangular with a gable- shaped peak.
• Lanais: Covered with a shed or gable roof often highlighting the entrance; some
ran the full width of the house. A simple or decorative balustrade added to the
lanai.
Design Guideline Goals
• Pahoa Village is primarily a high density urban core with small scale building
design of historic character.
7 1 P a g e
• The Pahoa streetscape reflects a pedestrian oriented environment with automobile
traffic and related amenities being accommodated as a secondary albeit necessary
feature.
• Commercial activity is seamlessly integrated with residential uses.
• Commercial operations are at street level with residential or low volume
commercial and office spaces on upper floors.
• Where applicable, passageways and courtyards link nearby streets and parking
areas.
• Street trees, planter boxes and other appropriate landscaping is common
throughout Pahoa Village District further enhancing its sense of place.
General Design Recommendations
To the extent reasonably feasible the following features should be incorporated into each
new construction and building renovation project within the PV district.
Features to Enhance
• Traditional downtown small scale, being predominantly low -rise and pedestrian -
friendly.
• Automobiles and associated amenities should be accommodated as secondary to
overall aesthetic appeal and pedestrian oriented priorities.
• Contribute to the variety of small storefront architectural styles from various eras
in Pahoa's history. Details on historic buildings should be replicated or preserved,
including traditional canopies, false -front parapets, attic vents, cornices, windows,
doors, and other architectural elements.
• Pockets of landscaping and greenery, especially in the commercial blocks.
• Passageways and courtyards between buildings, which link nearby streets to
parking areas.
• The mass and scale of new buildings should complement, not overwhelm, Pahoa's
traditional, small -scale architecture.
• Canopies are highly recommended as means to keep Pahoa pedestrian friendly.
Canopies should be replaced and /or restored on Pahoa's historic structures.
• Landscape all parking lots that have street frontage. Plantings should be of size
and caliber to screen automobiles from pedestrian sight lines upon completion.
Efforts should be made to include Native Hawaiian Flora whenever possible.
• Improve and /or maintain neglected and vacant lots.
• Plant street trees where feasible.
• Improve sidewalks to adequate ADA compliant widths; build new sidewalks
where necessary, especially in areas where sidewalks are not continuous.
• Utility lines should be located underground from the border of the lot line to the
connection of the building.
8 1 P a g e
Pdhoa Village District
Figure 1: Pahoa Village District
Malama Market Place
M
2
Pahoa Village District
9 1 P a g e
E Pahoa High School
The Pahoa Village district is the area shown in Figure 1 and described as:
(1) All parcels having frontage on Pahoa Village Road from the Pahoa Village
Road and Kea`au -Pahoa Road intersection and the Pahoa Village Road and
Pahoa- Kalapana Road intersection;
(2) All parcels having frontage on Post Office Road between Pahoa Bypass Road
and Pahoa Village Road;
(3) All parcels having frontage with the west side of Kea`au -Pahoa Road between
and inclusive of tax map key numbers 1- 5- 07:012 and 1- 5- 07:068;
(4) Parcels identified by tax map key numbers 1- 5- 06:037, 1- 5- 06:015, 1- 5- 03:046;
and
(5) All parcels any part of which is designated medium density urban in Exhibit A
of Ordinance 12 -89 amending the General Plan Land Use Pattern Allocation
Guide map with the following exclusions:
(A) That portion of TMK 1- 5- 02:020 that is not designated medium density
urban in Exhibit A of Ordinance 12 -89;
(B) All of TMKs 1- 5- 01:003 and 1- 5- 08:001.
The Pahoa Design Guideline and PV district boundaries shall be subject to
comprehensive review within not more than ten (10) years from adoption of the
ordinance establishing the Pahoa Village district under Article 7 — Special Districts,
Chapter 25 (Zoning Code), HCC, and every ten (10) years thereafter, in accordance with
the rules to be established for the Pahoa Design Review Committee. The PDRC may
submit interim recommendations for amendment to the Pahoa Design Guidelines and PV
district boundaries to the Planning Director as the PDRC deems necessary to more fully
fulfill the purpose and intent the PV district.
Architectural Guidelines - Commercial
Scale
Definition: A structure's height is the vertical distance from the average grade along its
roof edge around the building to the uppermost portion of the building. Mass is the
building's physical size and bulk. Scale is the size of a structure as it appears to the
pedestrian. The height, mass, and scale of the buildings substantially define the character
of an area and are key considerations in making a structure compatible with its
surroundings.
Height, mass, and scale should reflect Pahoa's traditional architecture. Building height
should conform to the limits defined for the Pahoa Village District in Article 7. - Special
Districts Chapter 25 (Zoning Code), HCC. New construction as well as additions to
existing buildings should be similar in mass and scale to existing historic structures.
When a new building is sited adjacent to an existing building(s) or structure(s), the new
building facade should be no more than one story higher than the adjacent building(s) or
structure(s).
101
Building should appear similar
in height to tradtional
existing structures
• The scale of a neighborhood takes precedence over the scale of an individual
structure.
• The prevalent pedestrian scale of Pahoa should be maintained.
• Canopies are strongly recommended to reduce a structure's vertical emphasis and
encourage a pedestrian environment.
• The contextual scale of large, new buildings should be reduced by using vertical
divisions and stepped roof lines or other architectural features that provide a more
compatible appearance.
• Windows, doors, and other architectural details should be used to reduce the
apparent mass of larger structures.
• The mass and facades of large new buildings should be divided into several,
smaller "storefront" to reduce the building's apparent scale
Setback
Definition: The distance between the building and a reference line, usually a sidewalk or
property - line is the setback.
The lack of a setback is a character - defining feature of Pahoa's traditional streetscape. It
creates a solid architectural edge that defines and unifies the street. Pahoa's architectural
character is compromised when vacant lots and parking areas interrupt the continuous
wall of buildings.
Yes
11 I Page
ti
Setbacks
No
Except for single - family dwellings, building fronts should abut the sidewalk on any street
frontage. Canopies, awnings and balconies should not be used in establishing setbacks
for reference points.
Canopies, awnings, balconies, eaves, signage and other similar elements may project to
within 12 inches of the roadway edge of the public sidewalk. Building frontages maybe
setback from the front sidewalk where the setback area is to allow for business patron
oriented uses such as outdoor dining patios or pedestrian public rest areas. Buildings
shall not be setback from front sidewalks to accommodate parking or other automobile
related amenities.
While a streetscape with a continuous building frontage is generally preferred, buildings
may be sited not more than a total of 20 feet from the side property line(s) to
accommodate driveway access and egress to parking at the rear of the building,
pedestrian passageways to rear parking lots or for mid -block throughways, outdoor patio
dining areas, or other appropriate outdoor commercial activities by the existing
commercial enterprise.
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rear parking access.
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Roofs
variation of side }yard
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In addition to protection from the elements, a roof and its form influence a structure's
architectural character. The predominant roof forms in Pahoa's older buildings are a shed
or gable roof behind a false front.
When renovating existing buildings, the functional and decorative features of the
original roof, including the shape, material, color and pattern should be preserved.
New developments should utilize roof shapes, materials and colors that are
compatible with Pahoa's traditional architectural character.
Avoid changing the historic configuration of a roof by adding new features such
as dormers, vents or skylights that would be visible from the street or sidewalk.
121
Flat or shed roofs should have a false front that is appropriately scaled for the
building. Wood frame or stucco finishes should be used for textural details.
When using formed metal for roofing panels, corrugated metal shapes (rather than
standing seam metal) should be installed.
Mechanical equipment should be shielded from view. Solar collectors, skylights,
and other non - historical hardware should not be visible from the street or
sidewalk.
Facades
Definition: A facade is the principle exterior face of a building, the architectural front,
which is usually distinguished from other faces by elaboration of architectural details.
False front Gable
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false Front
Shed
• Facade design should be compatible with the traditional architectural character of
Pahoa and other buildings in the immediate vicinity.
• New buildings with end gable roof forms and false fronts are encouraged.
• Canopies and or balconies should extend across the entire building front wherever
possible and appropriate.
• Historical architectural elements such as attic /roof vents, paneled kick pates and
window transoms are highly recommended for new structures.
• Recessed store fronts are encouraged.
• The bottom of glass windows should be at least 18" above the sidewalk level.
• Symmetrical storefront designs are encouraged.
• Architectural details should be incorporated to add interest to and break down the
scale of monolithic walls.
• New buildings with a facade over 50 feet wide should use vertical divisions in the
facades to create appearances of separate store fronts.
• Utility and mechanical structure should be located away from public view.
Canopies
Definition: a canopy is a roof structure that projects from a building to protect
pedestrians, doors, windows and other openings from the elements. Canopies and
Balconies are a defining characteristic in Pahoa's plantation -style architecture. Canopies
131Page
enhance the streetscape, help identify store fronts and protect pedestrians from the sun
and rain.
r
• Original canopies on historic structure should not be removed.
• Canopies and balconies are strongly encouraged along street frontage for all new
developments, redevelopments and renovation projects.
• Canopy or balcony design should respect the scale of the surrounding
environment.
• Canopies may be pitched or flat.
• Canopies should be supported by metal rods or chains above and wood brackets
beneath. Canopies should not be supported by posts within public walkways.
• Canopies should be permanent in nature.
• A second story balcony may function as a canopy
• All balconies should have open balustrades.
Walls and Wall Finish
Wall finish materials not only serve a functional purpose, but can be also used to enhance
a building's design. Traditional walls were tongue and grove boards and to a lesser extent
board and batten. The following guidelines are primarily directed at street facing exterior
walls and need not necessarily be applied to rear and side facing walls not visible from a
street or sidewalk.
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Vertical
141Page
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• Original wall materials should be repaired or restored in kind.
• Original historical building materials should not be covered with other finish
materials, including, but not limited to: aluminum, vinyl, plastic, asphalt sheets or
shingles, brick veneers or plywood unless such materials reasonably replicate the
original historical look of the building.
• Wall finishes should be compatible with the existing character of the buildings in
Pahoa.
• Walls of buildings should have a consistent finish.
• Wood siding should be consistent in a horizontal or vertical direction
• Walls of exposed concrete block or plywood siding (T 1 -11) should not be used
• Plywood may be used on new construction only if battens are used to create board
and batten look.
• Composite siding like Hardy plank and board may be used as long as it has a
distinctive wood grain look.
Architectural Details
The decorative details of shape, color and texture
Traditional plantation style architecture reflects an era when building materials were
expensive and labor costs were low. Because of this architectural ornamentation and
details were limited to the buildings main facade.
• Architectural details should be simple and not overly ornate.
• Original architectural details should be preserved on any buildings being
rehabilitated.
• Ornamentation from the Plantation era should be incorporated into new
construction, including vents, canopies, false fronts, cornices, brackets, transoms,
kick plates, doors and windows.
• Details should be well integrated with the design and not appear as "add ons" or
after thoughts.
• Design motifs should reflect meaningful symbols or forms from the surrounding
environment.
• Trim and pattern relief should be used to break up the monotony on large long
structures.
• New construction should not be overly cluttered with ornamentation detail.
z
151
Doors
%40�:
Doors are often one of the first items to be replaced when a building is modernized. Flush
mounted wood doors or aluminum framed glass are typical of modernization.
• The use of wood doors and frames is preferred. Doors should have featured
multiple panels or panels and glazing.
• Whenever possible maintain original door styles and hardware in its original
opening wherever possible, especially on the primary facade.
• Door frames of aluminum and vinyl must simulate natural grain materials or be
trimmed so as to minimize their non - traditional appearance.
• For new construction and renovation of existing buildings, doors should be
compatible with the existing traditional styles.
• Glazing in storefront doors should be proportionate to store front windows.
• Glass panels should not be painted.
• Large size delivery doors, barred metal doors and aluminum doors should not be
visible from the street.
161
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Doors are often one of the first items to be replaced when a building is modernized. Flush
mounted wood doors or aluminum framed glass are typical of modernization.
• The use of wood doors and frames is preferred. Doors should have featured
multiple panels or panels and glazing.
• Whenever possible maintain original door styles and hardware in its original
opening wherever possible, especially on the primary facade.
• Door frames of aluminum and vinyl must simulate natural grain materials or be
trimmed so as to minimize their non - traditional appearance.
• For new construction and renovation of existing buildings, doors should be
compatible with the existing traditional styles.
• Glazing in storefront doors should be proportionate to store front windows.
• Glass panels should not be painted.
• Large size delivery doors, barred metal doors and aluminum doors should not be
visible from the street.
161
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Color
Exterior color is one of the most important aspects of a building. Color is also one of the
simplest architectural details to change and can be an excellent method to quickly
enhance a building's appearance and streetscape.
Dark green, brownish red, white, beige, gray is typical of plantation style
coloration.
Contrasting complimentary colors should be used for accents, trims and
architectural details that comprise relative minor portions of the building's facade.
Side and rear walls should be painted in the same colors as the building's main
facade.
While bright and vibrant color schemes have long been a feature in Pahoa's
architectural history and continue to be acceptable, fluorescent colors should not
be used on any structure.
Signs
Signs are an important element of the Pahoa Village district, providing information and
identifying businesses, but also adding interest and a visual variety to the streetscape.
While sign diversity is encouraged, individual signs must be compatible with the overall
character of Pahoa and the adjacent structures. All signs must conform to Chapter 3
(Sign Code), HCC.
Landscape Planting
• All landscaping for buildings requiring Plan Approval shall conform to Rule 17,
Planning Department Rules of Practice and Procedure.
• Landscaping should be used to enhance and compliment the architecture of
adjacent buildings, but should not hide a building.
• Landscaping should be used to encourage pedestrian circulation by providing
visual variety, color and shade.
• Parking lots should screened by hedges, walls or fences from public view at
ground level. Parking areas should have landscaping between parking isles to
reduce the visual impact of a "sea of cars" or empty parking surface.
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Walls and Fences
Walls and Fences provide enclosure, definition and privacy, but can also serve to
compliment a structures architectural feature.
• Fence and wall materials should be compatible with a building's architecture and
the overall character of the area.
• Walls and fences along a public right -of -way and /or front yard should have a
maximum height of 3 feet. Corners and intermediate posts and pillars may be six
inches taller.
• Chain link fences are not permitted along lot frontage, adjacent to public open
space, or in any area readily visible to the public unless landscaping is provided to
screen 100% of the chain link fence from public view from the street or sidewalk.
• Side and rear yard walls and /or fences that are readily visible to the public should
utilize landscaping to screen any portion visible to the public.
Parking
• On -site parking should be located at the rear of a building in order to minimize
negative visual impacts.
• Avoid parking areas at the sides of buildings that separate building facades on the
adjacent lots.
• Parking areas should be screened from the street with landscaping, walls, and /or
fences.
• Parking entrances should be designed to minimize interruptions in street tree
patterns and the number of curb cuts.
• Rooftop parking should be screened from public view by architectural features
such as false fronts.
Architectural Guidelines — Residential
Setbacks
Historically, residential buildings were set back from the sidewalk or street and featured a
front yard. In addition to a main house, some lots also included second (ohana) dwellings
as well as smaller secondary structures such as cottages, garages, carports and storage
sheds.
Building Form, Height and Scale
New homes should respect and maintain the building mass and form of Pahoa's
traditionally small forms. Typical houses were one story and featured a simple
rectangular geometric shape.
• No structure should sharply contrast with the overall scale of the neighborhood.
• The height of all new or enlarged dwellings shall be consistent with the Hawai `i
County code.
Roofs
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New homes should utilize roof shapes, materials and colors that are compatible with the
existing traditional architecture of Pahoa Town.
• Gable, hipped and gable -on hip roofs were traditional forms. Hawaiian hipped
roofs with flared eaves are also evident in Pahoa and are considered appropriate
for new residential construction.
• Many plantation -style homes had toe tongued corrugated roofs. Traditional roof
materials also include wood shakes and asphalt.
• Roof colors should be of earth tones. Reflective surfaces and shiny or bright
colors should be avoided.
• Mechanical equipment, including, but not limited to, solar panels, satellite dish
antennas and their supporting hardware should be installed so as not to be visible
from the street or sidewalk.
Walls
Wall finishes should be compatible with the traditional character of existing buildings in
the Design District.
Builders and homeowners are encouraged to construct houses with traditional
materials including vertical board, board and batten or horizontal board. Imitation
wood materials such as "Hardy Plank or board" or its equivalent that substantially
mimic traditional wood materials are acceptable.
Girts, a horizontal band encircling a house at mid -wall, were a common feature
and can be used as a distinctive plantation -style detail.
To preserve the integrity of Pahoa's historic homes, as defined by Chapter 6E -2,
HRS, original building materials should not be covered with finish materials such
as aluminum, vinyl, plastic, asphalt sheets or shingles, brick veneers, plywood
sheets. Imitation wood materials such as "Hardy Plank or board" or its equivalent
are acceptable.
Windows
The windows in the traditional plantation style homes served a functional purpose, and
have become a character - defining feature.
• The predominant window style was wood framed, double hung windows, often
with multiple - lights.
• Wood framed, multiple panes, sliding sash windows were also quite common.
• Wood framed casement windows were also used.
• Homes of more upscale design had more elaborate windows with diamond or
rectangular - patterned lights.
• Aluminum is not only inappropriate, but impractical in a humid tropical climate.
If synthetic materials are used they must have some type of simulated wood grain
pattern or be trimmed so as to minimize their non - traditional appearance.
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Doors
w - #
Doors, like windows, were often a key element in the design aesthetic of plantation -style
homes.
• Solid core wood doors or wood doors with simple windows are appropriate.
• True divided multiple -light French doors with or without true divided multiple -
light sidelights are appropriate.
• Simple outside screen doors are appropriate.
• Simple vinyl or aluminum doors are not appropriate, however; if these materials
are used they must have some type of simulated wood grain pattern or trimmed so
as to minimize their non - traditional appearance.
1 Urban Land Institute — Ed McMahon
ii Historical reference - Pahoa Yesterday -Hiroo Sato, 2002
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