2017-06-01 Windward Planning Commission Minutes Exhibits 1-3 (Admin Matters)

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Michael J. Riehm, AIA, NCARB Riehm Owensby Planners Architects Page 11 May 1, 2015 residential environment that is in harmony with the inherent natural beauty of the area, promotes social interaction, encourages walkability, and is open space oriented. The project will consist of a total of 10 residential units with landscaping designed to respect the surrounding area. As stated by the applicant, their objective is to create a low density residential neighborhood that conveys an open space feeling. The approval of this PUD will allow deviations from the standard code requirements in order to sensitively design the 10 single family lots in harmony with the inherent natural beauty and to maximize the open space for the home sites. The exceptions allow for deviations from the Zoning and Subdivision Code requirements and include: minimum street frontage; building site area and average width; yards and open space; lot side lines; intersection angles and corner radius; cul-de-sacs; grades and curves; minimum right-of-way and pavement widths; street lights, and street name and traffic signage and right of way improvements, among others as detailed earlier in this letter. The granting of this PUD will allow for greater flexibility by implementing design guidelines established to enhance lot design and maximize the property's features to be complementary to existing surrounding land uses. The property is located in Zone 'W', which is an area determined by FEMA to be located outside of the 500 -year floodplain. Alternative roadway design standards will be implemented to encourage lower traffic speeds. Roadway design exceptions that incorporate landscaped shoulders and swales would help to reduce surface water and sediment runoff. Drainage would also be controlled through swales, drywells, and natural drainage ways that promote infiltration over runoff. The retention of the natural drainage features through the Property that will reduce grading of the site and should alleviate impacts to the existing surrounding development. The approval of this PUD request will allow the lots to be developed in keeping with the applicant's objectives for a low density rural residential character utilizing the project's CC&R's that will be structured to maintain the quality of the original design intent and insure the investment of the homeowners will be protected, while they enjoy appreciation for their investment and will not be materially detrimental to the public's welfare nor cause substantial adverse impact to the area's character. Further, there were no substantial comments or objections by reviewing agencies. Approval of the above exceptions is different from what is normally applicable under the district regulation, however, they will assist the developer in achieving a design standard harmonious with the surrounding developed areas. APPROVED EXCEPTIONS Based on the above findings, the following exceptions to the County of Hawaii Chapter 25 (Zoning) and Chapter 23 (Subdivisions) for La'au, LLC, Ipu Place (PUD -15.000029) are hereby approved: 1. Exceptions Granted from HCC, Chapter 25 (Zoning):