2014-07-22 Kailua Village Design Commission Minutes

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was seconded by Commissioner Burns, and unanimously carried by a voice vote of all Commissioners present. A roll call vote was then taken for the main motion as amended, and the motion carried with six ayes (Hetherington, Burns, Akina, Au Hoy, Broderson and Kitchens) and two absent and excused (Andreae and Stanbro). 3. Design review of a proposed three-story commercial-residential building. Applicant: Nicholson LLC. Landowner: Ohia Lani, LLC. TMK: 7-5-018:097. Address: 75-5915 Walua Road. Fronting both Kuakini Highway and Walua Road, approximately 900 feet north of the intersection of Lunapule and Walua Roads. Mr. Childs oriented the Commissioners of the subject and surrounding properties with the Tax Map Key map, as well as some aerial and street-view photographs. He described the proposed three-story mixed-use building, and noted that he was not able to identify any architectural elements that were consistent with the Design Guidelines of the Master Plan for Kailua-Kona (“Design Guidelines”). He also handed out copies of a revised site plan to the Commissioners. Chair Bleck asked the applicant’s representative, Winton Nicholson of Nicholson LLC, as to what elements of the architecture would represent “The Kona Way of Life” as set forth in the Master Plan; Mr. Nicholson said that the open gable roofline, similar to the Moku‘aikaua Church architecture, was representative of the Hawaiian style, and that the general design concept was inspired by the former World Square Theater in the Kailua Town. He also explained that the flat roofline of the three-story portion of the building was due to the zoning height restrictions and the narrow shape of the lot, and that the reason for the moderate use of windows was to alleviate traffic noise from Kuakini Highway. In response to Commissioner Kitchens’ question, he answered that he had reviewed the Design Guidelines. The Commissioners were in agreement that the proposed architecture was not in keeping with the Master Plan, including the following areas:  The roofline needs to be improved. In Chair Bleck’s and Commissioner Hetherington’s experience, even a three-story building on this parcel can have a roofline that is consistent with the Design Guidelines. All other buildings in the immediate neighborhood have a hip roof. Commissioner Broderson pointed out the roofline of the Kaloko Honokōhau National Historical Park Visitor Center as an example of what could be done to create a historical feel.  The monotonous façade planes need more opening and articulation. Commissioner Kitchens observed that besides the design aspect, blank walls on commercial buildings seem to end up being used for unpermitted signs and banners, which is always the Commission’s concern.  The boxy appearance of the southern portion of the building does not meet the Design Guidelines; the architecture itself is actually interesting and may fit well in a big city but not in the Kailua Village.  The site plan lacks pedestrian-friendly elements. Mr. Nicholson asked if he could add a ridge all the way around to make the building acceptable, rather than redesign the entire building. He reiterated that he was working with certain limitations, such as the square footage and shape of the parcel. Commissioner Kitchens said that the concept of combining two different styles was not the problem, but that the architectural features still had to be consistent with the Design Guidelines. Commissioner Hetherington also responded that those factors 3