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 12 May 1, 2015 A. Minimum Street Frontage. (HCC §25-4-30). The request is to allow the street frontage of a lot to be less than the required 50% of building site average width for lots. This exception will allow other than flag lots and lots at the end of a cul-de-sac to be designed without having to meet this requirement. In reviewing the exhibits of the lot layout, we find that sufficient street frontages are provided. B. Minimum Building Site Area: Minimum Building Site Average Width. (HCC §25-4-31). The project's unique street and lot layout is designed to create a rural character and to mitigate traffic speed. This exception applies to the net lot areas less the access utility landscape easement, This is not technically required and we find it inapplicable. C. Reduction of Building Site Below Minimum Area. (HCC §25-4-32). The project's unique street and lot layout is designed to create a rural character and to mitigate traffic speed. While each proposed lot will maintain a minimum lot size area of 7,500 square feet, ranging in size from 10,015 to16,262 sq. ft., it will not be exclusive of the land area to be encumbered by the road easement servicing each of the proposed lots. We have no objection to the granting of this exception from current department policy that requires minimum lot sizes exclusive of the land area within any roadway easement serving three (3) or more lots. D. General Requirements for Yards and Open Spaces. (HCC §25-4-40). The project's unique street and lot layout is designed to create a rural character and to mitigate traffic speed. Through the use of the yard designations as specified in the exhibits (attached), an intimate and human scaled environment, conducive to pedestrian activities is created. We approve the yard/setbacks as requested as they are inter -development in nature and do not infringe on surrounding properties. E. Corner Building Sites. (HCC §25-4-42). The project's unique street and lot layout is designed to create a rural character and to mitigate traffic speed, Through the use of the yard designations as specified in the exhibits (attached), an intimate and human scaled environment, conducive to pedestrian activities is created. We approve the yard/setbacks as requested as they are inter- development in nature and do not infringe on surrounding properties. F. Fences and Accessory Structures. (HCC §25-4-43). The request is to allow for retaining walls that exceed 6 feet in height when used to retain the grade be permitted to be on the boundary line and without any front, side, or rear yard requirements. Due to the prevalent slopes on the Island of Hawai'i, retaining walls are often required at the property line to manipulate the grade to provide buildable lot pads. This portion of the request is inapplicable as retaining walls of any height are allowed up to the property line with no setback required.