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Home My WebLink AboutORD 1976-217 (1976-1980) PRELIMINARY DRAFT - Kailua Village Urban Design Study , : . GPI Ailea4-1"14d'4.-'1 ,........" 1 ‘,..,.......:...,'.,:oz! PRELIMINARY DRAFT le gi , o'. il.orn 9 !iri ii '4 r i r ,f rz,i1c.- vevi.1 =' '' . 13 fl : irL tw . „, t, ,, rin ., , " P"'''''‘:1 tk 1 , al IVY , - 0 %go Li --zrk i ii ii 1 v ...IPrepared for the County of Hawaii The preparation of this report was financed in part through a Comprehensive Planning Grant from the Department of Housing and Urban Development. Doned Wolbrink i -, associates, Inc. Planners Engineers Landscape Architects , . w • Preliminary Draft KAILUA VILLAGE URBAN DESIGN STUDY Prepared for the County of Hawaii • The preparation of theueport was financed in part through a Coriprehensive Planning Grant from the Department of Housing and Urban Development. By Donald Wolbrink & Associates, Inc. Planners, Engineers, Landscape Architects • r • TABLE OF CONTENTS Page THEME 1 • The Kona Way of Life 1 Earlier Design Plans 2 State Encouragement of Urban Design 2 Urban Design Issues in Kailua 3 Urban Design Goals and Objectives for Kailua Village 4 Will More Growth Hurt the Quiet Village of Kailua`? 5 LAND USE 7 Study Boundaries 7 Land Use 7 Zoning - Land Uses 7 Zoning - Height 8 Zoning - Minimum Yard Requirements 9 Zoning - Off-Street Parking and Loading 9 CIRCULATION - 10 Traffic 10 Parking 11 Pedestrian/Bikeways 12 PUBLIC FACILITIES 14 Existing Public Facilities 14 Public Facilities Proposals 14 . HISTORIC SITES IN KAILUA 17 Historic Preservation Proposals 18 r i • Page LANDSCAPE FEATURES AND STREET FURNITURE 19 Landscape and Street Furniture Proposals . . . 19 SIGN REQUIREMENTS 25 Primary Sign Considerations 25 Primary Sign Considerations for Kailua 25 Present Sign Ordinance. 26 Proposed Sign Regulations for Kailua 28 County and State Street and Direction Signs . . 30 BUILDING MATERIALS AND COLOR 31 Proposed Materials 31 Proposed Colors 32 URBAN DESIGN IMPLEMENTATION 33 a Elements of Plan Alternatives and Phasing . . . 34 Parking Proposal Implementation 38 Park and Library/Meeting Hall Implementation. 38 Building Material and Color Guide Implementation 39 Sign Ordinance Implementation 40 Landscape Proposal Implementation 40 Other Capital Improvements 41 APPENDIX I 42 Citizen Participation Program for the Kailua Village Urban Design Plan 42 Elements in the Plan Process 42 Methods of Community Participation 43 APPENDIX II 44 Historic Preservation Considerations 44 Environmental Considerations 44 r ii LIST OF PLATES Plate 1 Land Use and Circulation Plate 2 Circulation Plate 3 Historic Katlua Plate 4 :Future-Tree and Light Map Plate 5 Cross Section of Future Kuakini Plate 6 ' Future Alii Drive (Phase III) Plate 7 Phase I and II - Alii Drive Plate 8 Proposed Street Light Plate 9 Phase I - Pedestrian Path and Landscape Improvements • • iii • THEME The Kona Way of Life One of the greatest contributions of the 1960 "Plan for Kona" was the phrase "Kona Way of Life" The words used most frequently to describe the Kona Way of Life were: "slow, peaceful, relaxed, quiet, natural, casual, unhurried, and uncrowded" . The major elements attributed to this atmosphere were: 1 . "A very favorable climate. In contrast to the rest of the State, the temperature is cooler in the summer than in the winter. 2 . "Urban development characterized by small unpretentious villages which have developed slowly and naturally as independent units on the vast, massive lava coast. 3 . "A pattern of quiet, relaxed, uncrowded living. 4. "Friendly, sincere residents with a strong reputation for individual freedom and independence of action. " Fourteen years later, it is some of these same descriptions that the Kona residents desire for Kailua. As one participant in an early Community Developmen: Plan meeting stated, "The fact that people come to visit Hawaii to see the natural beauty of the land - not air conditioned concrete hotels - requ_res that efforts should be made to give the tourists the real natural experience. " The newly created Kailua Village Special District and Urban Design Review Commission adopted much of the wording of the "Kona Way of Life" to symbolize the "theme" they wanted to follow in making future decisions . Much of the impetus for the creation of the Kailua District Committee and the Kailua Urban Design Plan came from a feeling that recent development in and near Kailua has not been in keeping with the Kona Way of Life elements and that corrective action is necessary. -1- Earlier Design Plans There is always a great temptation in any new planning effort to suggest something that is entirely new rather than repeat a still valid suggestion that was made earlier. This may be because of the fear of copying or the belief that the idea being considered is inappropriate because it was never carried out. This dilemma exists with planning for Kailua. The 1960 Plan for Kona made a series of urban design suggestions that are still valid for Kailua. This is apparent from both the public discussions with Kona residents and the early work of the Kailua Village Special District and Urban Design Review Commission. (The very idea of a design review committee was suggested in the 1960 Plan.) Therefore, some of the ideas suggested in that Plan will be re-suggested in this design plan. State Encouragement of Urban Design The 1973 State Legislature passed a bill that encouraged all counties to undertake urban design plans . Included in the design plans were the general consideration of land use, pedestrian and vehicular circulation, public and private community facilities, historic sites, significant natural land and water features and views and vistas, and basic concepts of environmental character including: _ a . height limitations related to natural land features and views such that buildings would not compete with natural land forms or block views; b. density controls to prevent excessive concentrations of peops.e in a manner that would alter the character of the area; c. maximum land and building coverage ratios to help avoid "concrete jungles"; • d. building encroachment on the shoreline; e. basic building materials and color reflecting the historical, cultural, and natural setting of the area; and f. signs that blended in with the natural setting. -2- • • This special attention at the State level emphasized the importance of proper and sensitive design that complements the natural beauty of Hawaii. Many of these required elements are already considered in the County of Hawaii General Plan, Zoning Ordinance, or Planning Commission. Rules of Practice. Urban Design Issues in Kailua Many villages which have adopted special urban design controls did so to protect or re-create a particular architectural theme. Lahaina, Maui, for example, has a historic whaling village theme. However, the present man-made design features in Kailua have developed in a very random and individual manner. They do not represent any particular architectural style nor did one ever appear to have been clearly established in an earlier part of Kailua's history. The only underlying design trend is that which has taken place over the past ten years of catering more and more to the needs of the car. The following are conditions in Kailua that are planning issues: 1 . Inconsistent building design, heights, shapes , materials, and colors. 2. Heavy visual appearance of the car -the makai corner of Queen Kaahumanu Highway and Palani Road will be parking lots. -the corner of Palani Road and Kuakini Highway has two gas stations and two parking lots. -gas stations, drive-in restaurant, drive-in grocery store, u-drive rentals and car sales dominate Kuakini Highway. -raised white bumps at various locations cn-Kuakini Highway, to restrict parking in the right-of-way, give a highway appearance. -large paved area on Alii Drive surroundinc trees and potential seating seating areas. 3. Little attention to pedestrian needs -few seating areas. -lack of uniform sidewalks on Alii Drive. -no sidewalks on Kuakini Highway. -no visitor orientation signs. 4. Small parcels with differing ownership make it difficult to develop a unified shopping or parking development. The present parcel con- figuration leds itself to parking in front of the store on Kuakini Highway thereby continuing the visual dominance of the car. -3- Urban Design Goals and Objectives for Kailua Village Urban Design Goals • To maintain and improve the Kailua Village atmosphere as a "slow- moving, natural, casual, relaxed, low-rise" village. • To continue the traditional role of Kailua Village being the major tourist destination and retail shopping center of Kona. Urban Design Objectives • The maximum design emphasis shall be placed on highlighting the natural features of Kona - the shoreline, the bay, the plants and trees. • Man-made structures shall complement rather than compete for visual attention with the natural features through the neutralizing and blending of building materials, signs, lighting and paving. • The slower movement of people shall be facilitated by a network of pedestrian and bicycle paths and there shall be efforts made to minimize the impact of cars. • Design efforts shall avoid creating a similarity of building appearance as inappropriate except to the extent that common building material and colors are used. (Kailua does not have a dominant historic-architectural style. Efforts to create such a style would appear blatantly fabricated thereby hindering the social independence and natural beauty of the village.) • Design features such as planting, paving, or lighting shall provide for a sense of pedestrian orientation and direction. Important Kailua landmarks shall be highlighted. The "Kona Way of Life", the Kailua Village design theme, should be re-captured. It is visually symbolized by its large monkeypod and banyan trees; its bay and-shoreline setting; its oasis-like location adjacent to lava flows, and its many low-rise buildings. It is socially directed by its heritage of independent people. • -4- Some of the present development trends have resulted in Kailua beginning to look like any other town that has had fast growth pressures. The use of standard signs and franchise building forms that can be seen in any urban or suburban setting; the presence of a number of prominent buildings which visually read as minimum investment ventures; and the beginning of a land pattern along the major entrance roads to Kailua that appear to be rubber- stamped copies of strip developments anywhere in the United States need to be discouraged as inappropriate to the Kailua Village theme. A basic attitude needs to be promoted which says, "The Kailua Village Theme will dominate and neutralize any other theme. " New enterprises to Kailua, and some of those that presently exist, should understand that their corporate marketing theme - be it a particular building design, sign shape, or color pattern - should be subordinate to the Kailua theme for its own benefit as well as that of the Kailua Village. The beneficial aspect to the various enterprises is that they will be located in a unique location which will attract both residents and visitors because of the visual independence. It will not look "just like home". An overriding understanding is that Kailua does not require a highly complex set of plans or laws. It simply needs a firm sense of direction that high- lights the beauty and contrast brought about by its natural elements. These elements have, in the past, been translated into human activities that have become social and economic assets. Every effort needs to be made to emphasize the natural beauty of Kailua rather than to compete or depreciate it. Will More Growth Hurt the Quiet Village Image of Kailua? In addition to the design principles, a basic strategy has been used through- out the Kailua Village Urban Design Pla:i to direct public land or expenditures in a manner that stimulates private investment that can be guided by the plan. For example, the proposed park behind Mokuaikaua Church will have the effect of stimulating development on vacant properties bordering the park. • This strategy, plus the Kona Community Development Plan basic principle of consolidating growth in Kailua and Keauhou, has •caused some concern as to whether the growth that the private investment would bring will ruin the peaceful atmosphere of Kailua Village. • -5- This could be the case if there were none of the suggested design controls, those governing height, density, and appearance. On the contrary, private investment that is carefully guided can bring out sensitively designed buildings that are more in keeping with the village atmosphere than some of the present buildings and can also provide improved cultural, entertainment, and shopping services previously not available in Kailua. Discouraging investment in Kailua could have the related effect of making it harder for the existing buildings to financially justify needed rehabilitation or landscape planting activities on their properties because the overall village economic situation did not permit it. • • -6-- • • LAND USE Study Boundaries The study boundaries, for purposes of any future ordinance or Rules of Procedure from the urban design plan, are those that coincide with the area described for review by the Kailua Village Special District and Urban Design Review Commission. There will be, however, a number of suggestions for areas outside the defined boundaries, particularly the industrial park. Lend Use The County of Hawaii General Plan Land Use Allocation Map permits Medium Density, Resort, Industrial, and Open Area land uses in Kailua Village. Zoning within the area includes varying densities of Resort-Hotel, Village Commercial, Multiple Family Residential, Double Family Residential, Single-Family Residential, Open District, and Agriculture One-Acre. Bordering the District boundary on the north is some Limited Industrial zoning. Zoning - Land Uses The Zoning Ordinance, General Plan policies and standards , and Planning Commission Rules of Administrative Procedures provide great flexibility in adjusting to suitable uses, density, and building size considerations . There are a number of instances , however, where the ordinances are not sufficiently in keeping with the Kailua Theme and which do not afford the flexibility for individual site consideration and thereby needs to be changed. Some heavily car-oriented activities are permitted by the Village Commercial zoning. They should be excluded from the Village area. They include: a) automobile service stations, tire changing or pickup stations; b) drive-in facilities for retail sales and services; c) automobile service, repair and upkeep uses; and d) used car lots. There are presently four service stations in the Village with another one planned for construction. These will provide ample service for the present and future needs of Kailua residents and visitors. The other above-mentioned land uses are permitted within the industrial park and should be encouraged to locate there. • -7- Another zoning consideration related to permitted uses is that the substantial amount of Resort-Hotel zoned land in Kailua might better serve as commercial property including retail and entertainment. These uses are permitted within the Resort-Hotel zone at the discretion of the Planning Director or based on certain conditions related to their proximity to a hotel or main resort building. A re-zoning to Village Commercial would have the effect of excluding the properties use for resort activities which are also appropriate for the sites. Therefore, it is not advisable to re-zone them but to recommend that retail and entertainment be considered appropriate uses for the Resort-Hotel zone and permitted as "necessary to the proper functioning of the resort area" . Other zone changes for Kailua as earlier suggested in the Kona Community Development Plan include: 1. Re-zone the Limited Industrial behind the King Kamehameha Hotel to Village Commercial. 2 . Permit re-zoning to Resort 1 . 5 or RM 2. 0 when either adjacent to Kuakini Highway or commercial development bordering Kuakini, from Palani Road to Oni Oni Street, in those sections presently zoned Agriculture - One Acre. 3. Parcels adjoining the makai side of the proposed Queen Kaahumanu extension should be permitted a maximum zoning of RM-3 and an overall density of no greater than eight units per acre. 4. Re-zone the area adjacent to the proposed old airport park to Resort conditional on land parcel re-arrangement such that no part of the resort zoning lie between the park and the ocean. Zoning - Height The height limit permitted under the zoning ordinance for Single-Family Residential and Double Family Residential is two and one half stories of 35 feet. The Village Commercial district has a two-story or thirty-foot limitation. The Multiple-Family Residential and Resort/Hotel zoning has • a three-stories and no higher than forty-five foot height except as a "variance" to a height limit of four stories or sixty feet. -8- However, under the existing view plane regulations of the Planning Com- mission, a commercial, apartment, or hotel can attain a six-stories or 75-foot height if it is located on a site of at least ten acres, satisfies various criteria relating building heights to topography, and is developed as a Planned Unit Development. This situation has occurred twice in Kona. The new King Kamehameha Hotel and the proposed Kailua-Kona Regional Shopping Center have used the Planned Unit Development approach with the view plane criteria. There are very few other sites that have the necessary criteria to gain the six stories maximum height situation. The site at Kukailimoku Point on the north side of Kailua Bay could be ten acres but its elevation change is very slight thereby not satisfying the required backdrop necessary for the additional height. The other areas of vacant land exceeding ten acres would be mauka of Kuakini Highway between Hualalai Road and the Hillcrest Subdivision and mauka of Kuakini between Palani Road and the Lono Kona Subdivision. These areas are generally the location of single-family homes or low- rise apartments. Six-story buildings in those locations would be out of scale with adjoining buildings. Therefore, the maximum height limits permitted by the zoning ordinance should be applied without the additional height permitted by the view plane regulation. Zoning - Minimum Yard Requirements A desired design feature for all commercial establishments bordering sidewalks is the provision of direct access from pathways to their establishment with no parking directly in front of the buildings . This will also provide greater traffic safety by avoiding the present practice of backing onto the highway. Therefore, the front yari provision of the zoning ordinance should be applied as part of the "Plan Approval" process to the provision of sidewalks or the facilitating of planting but not as part of the parking requirement. Zoning - Off-Street Parking and Loading Off-street parking requirements for commercial buildings should be waived when the properties participate in an improvement district which combines the parking space requirements in a common public parking area. (A later section will explain the parking proposals .) Those properties which are not immediately adjoining the parking lot will have to provide loading space. -9- • CIRCULATION • Traffic The present traffic volume on Kuakini Highway is estimated at between- . 7,000 to 8,000 vehicles per day. There are an estimated 4,000 to 5,000 cars daily on the one-way section of Alii Drive. The only problem that exists, other than during road construction periods , occurs during the peak hour of 3:30 p.m. to 4:30 p.m. It is comparatively minor. However, these patterns will be changing and they will have new effects on Kailua. First, Alii Drive in the Village will again become two-way with on-street parking reduced to only two small sites. Secondly, the new Kona Shopping Center and the proposed Kailua-Kona Regional Shopping Center will generate major new traffic at the intersection of Palani and Queen Kaahumanu. This will also have an effect on the Kuakini-Palani intersection. (There will be more right-hand turns going up Palani and • fewer movements across Palani Road.) Thirdly, the proposed Queen Kaahumanu Highway extension mauka of Kailua will re-direct some people from Kailua. The two-way traffic situation on Alii Drive will most likely bring a greater number of cars along Alii Drive, particularly people coming north on Alii Drive who will continue through the Village rather than divert up on earlier roads. This increased traffic on Alii will be partially off-set by people who head directly to the various parking lots off Kuakini Highway or Hualalai Road instead of present pattern of circling the block hoping to find a parking place on Alii Drive. Proposed Traffic Circulation The future traffic circulation pattern of Kailua should undergo some con- siderable change (Plate 1) . The Queen Kaahumanu Highway extension should be created, Kuakini Highway should be altered to include four traffic lanes and pedestrian sidewalks, and Alii Drive should ultimately be closed to all but limited or restricted traffic. Improvements are also required within the blocks to permit the linking of parking lots and easier flow of traffic when it becomes appropriate to change Alii Drive to a mall. The proposed new circulation pattern is aimed at 1) diverting that traffic from Kailua Village (on the Queen Kaahumanu extension) which does not intend to stop in Kailua and 2) providing greater capacity on Kuakini Highway to compensate for any loss with the eventual closing of Alii Drive. The Kuakini Highway improvements would also permit greater ease in traveling to the parking lots that border the various Kailua shops or hotels. -10- • F • The detailed recommendations are: 1 . Support the Queen Kaahumanu Highway extension. 2. Widen Kuakini Highway to include sidewalks on both sides, four lanes of traffic, and a medial planted strip so designed to permit canopy trees and their root growth necessary to attain a wide cir- cumference (see section) . The speed limit on Kuakini between Oni Oni Street and Palani Road should be 25 miles per hour. Some slight vertical realignment of the present roadway is recommended as a means means of accommodating pedestrian accessibility to the properties. It will be necessary to establish this section of the State-owned road as either a County road or one which is improved under a joint agreement. 3. Alii Drive should be closed to a pedestrian mall when Kuakini High- way improvements are complete and the parking lots are created. It should be closed in front of the Kona Gallery with the parking behind those shops remaining open. The Mall would extend to Hualalai Road. Delivery vehicles to those shops requiring front delivery, tour buses making passenger delivery, and residents or employees whose off-street parking requires access from Alii Drive would be the only vehicles permitted. 4. Sarona Road should be widened mauka of the World Square parking to permit two-way traffic plus pedestrian ways. 5. A two-lane connector road should be developed between Sarona Road and Hanama Place. 6. No through collector road should be permitted between the Queen Kaahumanu Highway extension and Kuakini Highway between Hualalai _ Road and Palani Road. This area should become a residential area with no easy through traffic disrupting the area. 7. Alii Drive near Oneo Bay should be moved mauka to accommodate the proposed beach area. Pagkipq There are approximately 470 off-street parking stalls in the main block (bordered by Palani, Alii, Hualalai, and Kuakini) with another 100 on-street stalls. Approximately 120 of the off-street stalls are owned by the County. All but about ten of the on-street stalls will be removed when two-way traffic is restored. This main block is the most important for parking considerations • -11- because 1) it is best suited for support to an eventual mall, 2) it is well- located for commercial activities which have higher parking needs, and 3) the small parcels in the block would create a traffic nightmare if each site developed its own parking. Some of the commercial and hotel activities in this main block were developed prior to the zoning ordinance and therefore did not provide off- street parking. It is therefore necessary to provide more parking to make up for the earlier development. This would require about 130 additional off-street spaces. (This figure is determined after making adjustments for the existing County parking lot and some re-stripping of existing parking lots to gain greater parking capacities .) It is also necessary to direct the off-street parking requirements of future development to consolidated locations that provide close proximity to the buildings as well as aid in smooth traffic flow. Proposed Parking • Plate 2 gives the location of parking in Kailua. It is grouped in the middle of the main block in order to provide for optimum commercial space on Kuakini or direct links to the major pedestrian routes . The parking areas would provide for an additional 412 to 468 spaces depending on how they are designed. The lot adjacent to the proposed park and library/meeting hall location would provide between seventy to eighty spaces. The parking should come about as part of an improvement district whereby the parking requirement would be satisfied as part of the improvement district payment. The landscape requirements for parking lots as suggested in the Natural Beauty section of the Kona Community Development Plan would be applied to all of these areas to ensure mai_itenance of the Kailua theme. Off-street parking is also required on the mauka side of Kuakini and should take place either in sites behind the future commercial or resort developments . Pedestrian/Bikeways One of the main elements of the Kailua theme is pedestrian bicycle move- ment. The present paths or lanes in Kailua create a sense of curiosity for the visitor who wants to find out what activities they can find off the main • street. This should be repeated in new pedestrian lanes and encouraged in new commercial developments. -12- New pedestrian lanes should also encourage people to walk from the mauka areas above Kuakini Highway down into the Village as well as laterally across to the new shopping centers. Similarly, it should direct them to the old airport park. They should be designed with sufficient similarity in plant material, lighting, and paving to give a sense of direction. • Proposed Pedestrian/Bikeways Plates 1 and 2 identify the pedestrian/bikeways corridors . All corridors on presently undeveloped land should be encouraged to be incorporated as part of new development with similarity in planting and paving as suggested later. Improvements that can take place in the near future include: 1 . Pedestrian path from the County parking lot, along the County right- of-way that is presently covered by brush, to the proposed court yard area; 2 . Sidewalks on either side of Kuakini Highway as indicated earlier; 3. Paved and separated pedestrian bikeway from the corner of Palani Road and Kuakini Highway to the old airport park; 4. Pedestrian path from Kuakini Highway to Alii Drive on the flood channel easement eventually extending to the historic Thurston house ruins; 5. Bicycle stands capable of being locked -located at the wharf, near Emma's, at Hale Halawai and the Kailua park and playground. Bicycle standards should also be provided selectively along Kuakini sidewalks and the Alii Mall when they are developed. Bike stands should also be encouraged in the site planning of future commercial and resort development. -13- PUBLIC FACILITIES _ Existing Public Facilities The following Public Facilities, Recreation Areas, and Transportation Facilities exist in Kailua: • Old Kailua school - presently serves as a Department of Education Administration Building. • State library • Fire station • • Hale Halawai - community recreation and meeting area • Kailua playground - tennis courts and basketball courts • Kailua Community Park (at old airport) - under development • Kailua Wharf - administered by the State of Hawaii Department of Transportation, Harbors Division The Kona Community Development Plan has recommended the adding of a police station in Kailua near the fire station to serve the north Kona area. The Kona Community Development Plan also indicated proposals for recreation areas. The Kailua Wharf is not recommended for any special design treatment including any major structures because none is considered necessary. The increased amount of transportation activity that will take place on the wharf will require flexibility of movement of buses, trucks and pedestrians. Public Facilities Proposals To major facilities are proposed for Kailua. They are a park and library meeting hall complex behind Mokuaikaua Church and a beach for Oneo Bay. -14- Park and Library/Meeting Hall Complex The main block of Kailua would benefit from some prominent open space both as a visual break from the surrounding commercial development and to provide and protect open viewing to the steeple of the Mokuaikaua Church. At the same time, the Village needs a place for public and/or educational and cultural meetings. Hale Halawai provides a beautiful setting for gatherings that are open to the natural elements. Yet, the noise from the ocean and road makes it difficult to have a public presentation that requires quieter conditions . • A library/meeting hall building located within a two-acre park behind the church (See Plate 2) could provide for viewing and open space as well as the need for a library and public meeting place. It is also desirable that the park and library be located in this main block of Kailua to ensure that residents of the community will continue to find social activities in the Village thereby maintaining the present mix of visitors and residents. The park should stress open space and planting with a minimum of recreation with the possible exception of small children play facilities for use when parents bring their children shopping. " Create a Beach at One() Bay One of the early requests of the Urban Design Plan participants was to investigate the feasibility of restoring the beach at Kailua. This ref1:cts a desire on the part of many people to have an improved beach in Kailua which is larger or better than that in front of the King Kamehameha Hctel. This is not a new idea and is one that has frequently been mentioned in planning for Kailua • Many pictures of old Kailua show a beach where the seawall is now located. However, research by the Army Corps of Engineers indicated what has been more generally assumed. The old beach was under what is now Kailua Village including the present buildings facing the seawall, under Alii Drive, and under the seawall. The seawall has been re-constructed several times to - reduce any problems of wave action. The Army Corps of Engineers con- cluded that the beach was lost due to man-made structures rather than by natural forces and it therefore was not in its jurisdiction. -15- Any restoration process would. entail vast and impractical alterations of Kailua to return it to its earlier condition. The possibility of constructing break- waters to reduce the wave action that would affect an artificial beach has also been considered. Such a major engineering work would be extremely expensive, would alter the environment and, based on earlier experiences elsewhere, provides no guarantee of maintaining a beach. Oneo Bay between Reubens Restaurant and Huggo's , on the other hand, was not reviewed by the Corps of Engineers (See Plate 1) . A beach at this location would have the following benefits: 1 . provide a large beach area for Kailua, 2. provide a beach area near a good surfing area, and 3. make the mauka vacant properties more marketable thereby assisting the principle of encouraging hotel growth in Kailua and Keauhou. No documents were found during the course of this study that indicated whether a beach was ever located at this site. However, the topography of the area suggests that the creation of a beach may be a possibility. Also, the lack of intense development adjacent to the area provides a greater potential than other areas. Such a beach would extend inland across the present Alii Drive. The Alii Drive would have to be moved mauka to accommodate the beach. The utilities, including water and sewer lines, would also have to be re-located. A preliminary engineering study is required for the area to determine the feasibility of the beach and the necessary beach configuration. • • -16- HISTORIC SITES IN KAILUA Kailua Village was the location of many of the most important events in Hawaii's history. Unfortunately, many of the historic sites where the events took place have been lost with the re-building of Kailua. Plate 3 provides a historic map of Kailua Village as prepared by Henry E. P. Kekahuna. Very few of the older historic buildings are still present including the Hulihee Palace, the Mokuaikaua Church and St. Michael's Church. There are presently five sites in Kailua which are on the Hawaii Register of Historic Places. They include the following: • Kamakahomu-Kamehameha residence from 1812 to 1819 . The site was also the breaking of the traditional kapu system by Liholiho in 1819 . The site was placed on the National Register for Historic Places in 1966. It is being restored as part of the new King Kamehameha Hotel development. • Hulihee Palace - built in 1838 by Governor Kuakini. This • was the residence of Kalakaua when he stayed in Kailua. The Palace was placed on the National Register for Historic Places on June 28, 1973. The Palace will undergo extensive rehabilitation under the ownership and sponsorship of the Daughters of Hawaii. • Keopu Platform - small habilitation platform which has a Reserve status in the Hawaii Register (See Plate 5-H-28 in Kona Community Development Plan) . • Honuaula Platform' - habitation platform with Reserve status on the Hawaii Register (See Plate 5-H-28 in Kona Community Development Plan) . • Haukeae Platform - habitation area which has a Reser•Le status on the Hawaii Register (See Plate 5-H-28 in the Kona Community Development Plan) . Other historic sites that are located in Kailua but have yet to receive consideration for placement in the Hawaii Register include: . 11— �• Mokuaikaua Church • St. Michael's Church • Kea laoka ma lama lama Church • Remains of the Asa Thurston Home site including a lava tube or cave named "Laniakea ". All such sites should be reviewed in terms of their contribution to the acculturation affect they had within Kona as well as their contribution to the religious history in Kona. All churches should also be viewed in terms of their architectural contribution. Historic Preservation Proposals It is not recommended that a major urban design theme for Kailua be based on any historic theme. Kailua Village lacks the presence of many buildings that can successfully be integrated into a historic theme and any such attempt would appear contrived and not in keeping with the natural beauty suggestions . Instead, it is more important that those historic sites that are listed, with the exception of those in the Reserve status, receive sensitive site control for any new development that may be adjacent to them. Historic preservation that can be undertaken in Kailua include: 1 . Develop books or pamphlets that document the history on Kona and Kailua. A slide show or film should also be prepared from the written material for continuous presentation to Kona residents and community groups, schools , and visitors. 2. As indicated in the previous section, the proposed park in Kailua would open up the view from the mauka side of historic Mokuaikaua Church. Hopefully, the present one-story day care facility at the back of the church could eventually be replaced with another structure that permitted an open view and a pedestrian way through to the church and on to the Hulihee Palace. 3. Develop the suggested pedestrian path along the flood channel from Alii Drive that could extend up to the remains of the old Thurston house and the "Laniakea" cave. -18- • LANDSCAPE FEATURES AND STREET FURNITURE The plants of Kailua are the most significant features of the Village and help give direction to future design. The presence of large canopy trees in some sections of Kailua provide both shade from the sun and reduce the visual appearance of nearby buildings thus maintaining the natural appearance of Kailua. The tunnel-like effect of having trees overhead helps create a feeling of confinement which lends itself to the image of a small village. The intermittent use of flowering trees or shrubs brings bright natural color to the. streetscape. However, there are sections of Kailua , like along Kuakini Highway and the road to the old airport, that do not have the small village image because of limited planting. The lack of visual containment on the old airport road due to no overhead planting makes the adjacent industrial and wholesale buildings more apparent. The cut-and-fill technique of the Kuakini Highway construction and the highway type activities adjacent to the road overpower the limited planting and give an impression of a hurry-up atmosphere rather than the slow pace that is desired as part of the Kailua theme. Street furniture is almost non-existent in Kailua Village. However, items such as the sewer pumping station or garbage containers are too easily visible. Similarly, overhead wiring is not in keeping with the natural appearance. Landscape and Street Furniture Proposals Planting 1 . Large or medium canopy trees should be planted in the medial strip of Kuakini Highway between Palani Road and Hualalai Road. Small flowering shrubs and accent plantings as indicated in the plant list should also be included in the medial strip. African tulips should be planted by the sidewalk on Kuakini. (See Plates 4 and 5) 2. The road to the old airport and future planting in the industrial park. should be done with over-story plants that can reduce the visual appearance of the industrial area (See Plate 5) . These plants must be able to withstand the adverse soil and climate conditions. Hala and False Kamani should be planted in those areas. Water lines are necessary for these trees. -19- f 3. Plate 6 shows the landscape plan for Alii Drive. It indicates the eventual plans for the pedestrian mall with placement of canopy trees, small trees, shrubs, and groundcover or grass. Beginning at the King Kamehameha Hotel end, a full view of the bay is important. Therefore, Coconut trees and medium trees should be used to provide a frame for the bay view. Potted shrubs should be placed around the Banyan- tree in front of the hotel. As one proceeds along Alii Drive, the plant material on the ground should be composed of shrubs massings and vines. The over-story plants should be pre- dominately palm trees, with medium-sized trees interspersed among them to complement views to the bay on one side and shopping areas on the mauka side. The shrubs should include some accent plantings. The planting of the seawall area requires special attention because of the adverse conditions brought on by salt water spray. The solution to this problem is a combination of salt-tolerant plants and a fresh water irrigation system that helps leach out any salt that accumulates during stormy conditions. It is important that with the exception of palm streets, the materials planted along the seawall be of a small scale to allow for early root development and acclimatization to the environ- ment. Plants on the list that are salt-tolerant are Beach Heliotrope, Spider Lily, Sea Grape and Autograph. The sea wall portion of the pedestrian way should be a warm experience relying primarily on the sun and the sea. The sun is broken intermittently by the palms, infrequent under-story plants, with massed colorful shrubs and predominance of green. In the central area around the Kailua Bay Inn, Emma's, and Hulihee Palace, the dominant large canopy trees and grassed areas are the main landscaped features. This area is designed to accommodate a larger number of people and community activities. The rock planters around the trees should have shrubs and vines including splashes of accent colors. As one proceeds further down Alii Drive past the church, the pedestrian way becomes noticeably cooler because of the more abundant large leafed tropical foliage and vines growing closer to the walkway, more numerous coconuts , and over-story trees . Shrubs should be planted adjacent to those sections of the buildings that do not have display windows. -20- • The pathways leading from the parking lots should be planted with large and medium canopy trees with occasional accent and flowering trees to provide variety. This theme should also be carried mauka to Kuakini on designated pedestrian paths. To protect the existing trees in Kailua , removal of any living tree with a canopy exceeding 25 feet (Kiawe - 35 feet) and a trunk circumference of more than 36 inches (measured four feet above the average surface of the ground) and any palm tree in excess of ten feet in height which are located within the Kailua Urban Design District should be prohibited. One of the problems that will occur with further large canopy tree plantings is that any immediately adjacent paving will restrict root growth which can limit the circumference size of the canopy. A rough rule of thumb is that the root spread is equivalent to the canopy spread. However, a large canopy can be attained, where there are pavement restrictions, when the roots are pruned. Therefore, any new develop- • ment that contains canopy trees must indicate how, through either by its layout design or plant maintenance program, a full canopy can be attained and such proposals should become conditions of approval. The plant varieties to be incorporated into the Kailua Village are: Large Canopy Trees Flowering Shrubs Milo Plumeria Banyan Hibiscus Monkeypod Honeysuckles False Kamani Spider Lilies Plumbago Medium Canopy Trees Ginger Schufflera (Bra ssaia) Night Blooming Cereus Albezia Impatiens Royal Poinciana Bird of Paradise Kiawe Heleconia Small Trees Groundcover Plumeria Naupaka • Beach Heliotrope Pothos Bauhinia (pinks and whites) Honeysuckles Ficus Lyrata Sword Ferns Be-still Hemigra phis Sea Grape Synogonium Autograph -21- Flowering Trees Vines Albezia Mexican Creeper Bauhinia (pinks and white) Indian Rubber Vine Be-still Philodendron Thunbergia Large Shrubs Creeping Lantana Sea Grape Syngonium Accent Plantings Coconut Schufflera (Bras saia) Banana Plumeria Monkeypod Royal Poinciana Ficus Lyrata Be-still ° MacArthur Palm • Areca Palm Papaya Ti Honeysuckle Sword Ferns Spider Lilies Crotons Snow Bush Heleconia Jacob's Robe (comb) Cyperus Eranthemum Paving of Pedestrian Area The paving of sidewalks and pedestrian paths should be of materials arid a pattern that makes it recede as a secondary feature. Colored aggregates, pebbles, and stains of reds, whites, greens, or blues' should be discouraged even when on private property. The future pedestrian way on Alii Drive and future sidewalks should be of concrete darkened with lampblack and roughly finished. Pathways to the various parking lots and court areas should also be of concrete but stained a medium dark brown scored or defined with inlaid hadders in a simple modular pattern. -22- A raised boardwalk should be constructed as part of Phase II next to the sea- wall prior to the creation of the pedestrian mall on Alii Drive. It should reach an elevation at the King Kamehameha Hotel end such that or.f. can readily see the bay. The irrigation pipes and gas pipes to service the planted area and tiki torches should be located under the boardwalk (See Plate 7) . The purpose of the boardwalk is to provide easier viewing of the bay and an inexpensive means of hiding irrigation and lighting pipes. This boardwalk could be removed if and when the complete mall plan is begun. When conditions are correct for the Alii Drive Mall, small pathways ascending at gradual grades to near the top of the seawall should be developed with seating areas at the height of the seawall. Simple back rests should be designed as part of the wall feature. Another pathway would be repeated across from the Hukilau Hotel. The main pedestrian way would meander throughout the length of the Alii Drive with slight grade changes adjusting for varied building elevations on the mauka side of the street. The central area would have a large paved court. Walls The use of stone walls to create small entrance courtyards on either side of Kuakini Highway should be encouraged. Stone walls along Alii Drive and the pathways should also be developed to pick-up the straight tangents of nearby buildings in defining circulation movement and court areas . These stone walls, next to the plant material, are the most important landscape features in Kailua Village and should be encouraged wherever possible. Street Furniture Publically-provided seating facilities should be composed of three forms: 1 . Informally placed logs, at a minimum of ten feet length and fifteen inches in diameter, should be placed along the edge of the paved and grass areas or next to the walls , in spine instances, which would serve as back rests. These logs should be soaked with a clear wood preservative. 2 . Stone walls or seats. 3. Wooden seats or back rests set into the stone walls . Trash receptacles should be designed as part of the stone wall and should not be separate features. Newspaper stands should be enclosed in wood cases and placed adjacent to buildings or walls and not in the line of pedestrian movement. All garbage containers should be screened from view of pedestrians . -23- I.ightirlg and Overhead Wiring The type and use of lighting can be an important element of the Kailua Theme. Some of the recent light standards and wattage are similar to that necessary for major roads . Their purpose is to provide sufficient light on the pavement that an on-coming car moving at relatively fast speeds can see well in advance of its arrival to that point. As•such, it emphasizes fast-moving cars which is not in -keeping with the recommended traffic speed limit or the suggested Kailua Theme. The street lights should be of a design and scale similar to the present lights along Alii Drive in front of the Banyan Court (Plate 8 ) . The lights should be 300 watt on 10 to 12-foot high standards . These should be located throughout the main block including Kuakini Highway between Hualalai and Palani. Their exact spacing should be determined by density of nearby plantings and road alignment. All lighting along Alii Drive should be located on the mauka side of the street. Ground level lighting contained within the stone planter boxes should be located at the courtyards. Tiki torches should provide for a mood that reinforces the polynesian land- • scape and not counted on to provide primary illumination. Placement of the torches is critical in that their presence should not be easily discernible during daytime. This is accomplished by placing them into plantings . The torches presently on the seawall should be moved into the suggested plantings beside the boardwalk or eventual sloped areas leading up to the seawall. Their pipes should be placed under the boardwalk and operated by a central control. All overhead wiring on Alii Drive through to the Hilton Hotel, Likana Road, Palani Road, and Hualalai Road should be placed underground (See Plate 4) . All wiring with the exception of the main transmission line should be put underground on Kuakini Highway from Palani to Hualalai Road. -24- • SIGN REQUIREMENTS Primary Sign Considerations The primary considerations for signs are: 1) size, 2) materials used in constructing the signs, 3) colors, 4) lighting,. 5) location, 6) mechanical movement, and 7) number of signs per building or establishment. Many of the elements of good sign design, such as clear legibility, adapt readily to the theme features of Kailua . Legibility of signs requires a number of simple features. First, it is necessary to determine who and how the sign is to be read - either by a pedestrian or from a moving car. A person walking or sitting has ample time to read a sign and therefore it does not have to be a very large or prominant one. The ease with which a person views a sign from a moving car is largely determined by his speed and the distance to the sign. A large and prominant sign is required • at greater distances or for people moving at faster speeds . Slower speeds and closer viewing permits smaller signs . For example, a study done on signs in Baltimore County determined that a total area of a sign would have to be forty square feet for a driver traveling thirty miles per hour on a four-lane road. At that speed, the driver would have to travel 440 feet before he fully responded to the sign. A person traveling fifteen miles per hour on a two-lane road requires only an eight-square foot sign. Secondly, the number of pieces of information displayed in front of a store . also affects its legibility. Too many words , symbols, shapes, or small signs on a wall or window create more than the eye can quickly take in. Primary Sign Considerations for Kailua Sign controls for Kailua must highlight the key features of Kailua that have been identified in its theme. It is therefore important to remember that the Kailua theme must dominate over themes of the various shop or corporate themes or symbols when the two are in conflict. Kailua presently has five types of areas that relate to signs: 1) shopping centers, 2) shopping arcades (Kona Inn, World Square, Banyan Court, Kona Galley) , 3) individual stores (Kailua Bay Inn, Ocean View, Sandal Shop, Emma's Bank of Hawaii) , 4) car-oriented uses - gas stations, McDonald's, car sales , U-drive, laundry, and 5) hotels . While the type of signs by these different areas is rather mixed, it generally falls into -25- two categoiies: 1) smaller and more numerous signs (generally on Alii, shopping arcades, individual stores, and hotels) , and 2) larger and higher signs (generally on Palani and Kuakini, shopping centers , and car-oriented uses) . The bigger signs are designed to assist the driver moving at higher driving speeds. Yet, when the driver enters Kailua, it is important that the "leisure pace" theme takes over with a visual change. The signs also need to make a visual change in line with other design features such as the sidewalks starting at Queen Kaahumanu and Palani. A more leisurely driving pace - less than 25 - mph - means that smaller or lower signs are in order and still easily visible to both the pedestrian and the driver. Present Sign Ordinance The County of Hawaii Sign Ordinance presently sets standards for different sign types based on their location in the various planning zones. The Stan- ' dards were created to satisfy sign control needs of the entire island and • thus are not always able to exactly fit an individual community's design situation. The problems with the present regulations in Kailua are: 1 . The mixture of commercial, individual, resort apartment zoning within close proximity in Kailua means that there is a great mixture of sign requirements because the present ordinance is administered according to land use zones . 2. The requirements for a type of sign in one zone is not the same for the same type of sign in another zone. For example, a wall sign in a commercial zone can be 400 square feet while 32 square feet in a resort zone. In Kailua, commercial and resort zones are often side- by-side, thereby permitting different sign types, sizes, and locations on adjacent properties. 3 . A business can legally have as many as five signs. 4. There are no controls on signs placed inside the building such as on the window. 5. No regulations on color, type of materials, or construction other than for safety, or lighting. The present regulations are: -26- SIGN CONTROL FOR THE KAILUA URBAN DESIGN AREA Hotel and Business Apartment Industrial Residential Zone Fronting Fronting Fronting Small section location Kuakini and Alii, Queen of Kuakini and in Palani Kuakini Kaahumanu and Alii past Hilton• Kailua road to old airport Present Bigger-oriented Smaller-more Oriented to None sign to car numerous- car design oriented to pedestrian Sign Types Wall 1 per each 1 per each 1 per each 1 per each business-20% business- business-no business- of surface or 32 sq.ft. more than 25% 6 sq.ft. 400 sq.ft. of building face Ground 1 per 1 per 1 per 1 per businesses business- businesses- business- 32 sq.ft. 8 sq.ft. 75 sq.ft. 6 sq.ft. Marquee 1 per each 1 per business- 1 per each -- business- no more than business- 9 sq.ft. 40% of 9 sq.ft. perimeter Roof 1 per business -- 1 per business- -- 32 sq.ft. max. 400 sq.ft. Project- 1 per each -- 1 per each business- business- no size given no size given • -27- Proposed Sign Regulations for Kailua The following changes are suggested only for Kailua . The existing County sign ordinance could be amended to make that clear. Major overall changes to the entire County sign approach is considered unwise at this time in terms of Kailua's situation because of the potential delays it could take in developing the new methods. The basic approach is to treat all of the Kailua design area the same and not based on the different land use zones. The Kailua theme is one that is applied to the whole area and so should be the sign regulations. Those regulations that have asterisks (*) are new regulations while those without asterisks are amendments to the existing requirements . Size Wall Signs- 32 square feet with individual lettering not exceeding nine inches. Ground 32 square feet with individual lettering not exceeding nine • Signs- inches. Marquee- 8 square feet. Roof Sign- 16 square feet. Projecting Signs- 8 square feet. • *Window not occupy more than 25% of the total area of the window Signs- in which they are displayed nor exceed 20 square feet. *Materials Signs constructed of material with a shiny or slick surface such as plastic or reflective metal are not permitted. Signs made of natural wood, stone, canvas, or non-reflective metal are permitted. *Colors The use of gaudy or clashing color shades including iridescent is not permitted. •-28- • Lighting *Signs shall be lighted by indirect light. Direct or internal illumination will not be permitted. *Flashing, intermittent, or moving lights will not be permitted. Location The present location requirements set on in the sign ordinance should be retained with the following exception: I , Roof signs shall not project above the roof ridge. 2. The definition of a "sign" should be changed to permit the regulation of interior signs that can be seen by the general public from outside. The present ordinance does not permit this control and yet permanent window signs are just as important as other types of signs . Mechanical Movement Signs that move mechanically through such means as animation, revolving, movement up, down, or sideways or any other similar movement will not be permitted. Number of Signs - The number of permitted signs shall be as follows: 1 . Any two per business. 2. When the building has more than one occupant, one wall sign or ground sign. Removal of Present Signs The proposed sign regulations only cover signs that have not yet been constructed. It does not control signs that are presently in existence. Yet, steps could be initiated that will bring about a change in the existing signs. They should be fair in order that the property owner can be able to realize his initial investment while recognizing that his sign should eventually be changed to bring it in conformance with other signs in Kailua . -29- • Non-conforming signs at the time of the change to the existing sign ordinance should be given a fixed time or amortization schedule in which to change or alter their signs as provided in the following schedule. Original Cost of Sign Amortization Period Less than $500 •6 months $500 to $1 ,000 12 months $1 ,000 to $3 ,000 24 months $3, 000 to $6, 000 48 months More than $6, 000 60 months County and State Street and Direction Signs Street signs should be made of a wood painted brown with inset yellow letters . Directional and mileage signs should also be constructed similarly. Simple colored maps showing key locations within Kailua and Kona should be located in prominent locations in all parking lots. The signs should be placed on a natural wood background. Such a sign should also be located on the wharf near the point departure of the hydrofoil. -30- BUILDING MATERIALS AND COLOR Buildings in Kailua should readily blend with the plant material and not offer overbearing visual competition. The use of natural materials including stone is highly desirable. Colors that are considered "earth colors" should be used. The building materials suggested below are by-and-large those that are presently being used in Kailua . They are being recommended as part of a regulation in order to insure that no new or conflicting materials are introduced to Kailua that would be inappropriate to its natural surrounding. Since the materials are those that are being presently used, it is not anticipated that such a regulation would result in any additional cost to prospective builders. Conversely, it is anticipated the design elements will add greater value to the buildings. Proposed Materials The materials which should be used on exterior exposed surface of any building or structure which is in view from any public right-of-way include: 1 . tile 2. split concrete block with roughed texture 3. lava rock or other local stone 4. poured concrete with roughed texture 5. rubble masonry particularly lava rock or coral 6. precast concrete with roughed texture 7. wood construction that is stained 8. wood construction painted with "earth colors" 9. lauhala or other woven material framed for exterior finish • 10. wood with natural or heavy grained surface -31- 11. other rough textured surface materials which have light absorptive qualities and meet the color standards, but excluding the following materials: a. transparent or translucent sheets or blocks of plastic including those made to appear like wood; b. sheet metal; c. corrugated metal except as painted non-reflective roof; d. steel and glass; e. chain link fence; and f. metallic panels or surfaces of any type. Proposed Colors Color to be used on exterior surfaces of buildings or structures should be limited to natural wood finish or color stains which shall retain the surface quality of the materials or earth colors including but not limited to dark green, olive green, raw umber, terra cotta, sienna brown, sepia, slate gray when applied to wood surfaces. The painted surfaces should be light absorbing and high gloss finishes should be prohibited. Other colors can be used for framing provided they do not exceed five percent of the exposed surface. Mosaics, sculpture, and murals should be exempt from the color regulations upon review. • -32- URBAN DESIGN IMPLEMENTATION The means of carrying out the Kailua Urban Design Plan vary from changes in existing County laws to differing forms of private and public investment. The greatest factor in how quickly the proposal will be put into effect is public and governmental acceptance. Kailua has had numerous ideas and plans developed for it by many groups and individuals. Yet, there has become almost a tradition of rejecting anything that is suggested. The rea- sons behind this situation are also numerous . They range from fear of changing Kailua's charm (a perspective that often fails to recognize Kailua is changing and has lost some of that charm without a design plan) to concern on cost implications to personality conflicts of the people involved. Therefore, the implementation of the design proposals are suggested based on two conditions: 1 . Flexibility to the extent that the whole plan does not ride on a single element, the rejection of which would sink everything else, and 2. A phasing program which permits certain design elements to be initially developed as a demonstration to the community in order to gain acceptance or rejection of later phases. Therefore, the Urban Design Plan has been prepared in such a manner that • there are a variety of alternatives available to the community. One de- tailed alternative need not be selected for complete and unconditional adoption. Rather, the general overall approach should be accepted including all of the various features but conditioned on: 1 . Plan flexibility to the extent that the entire plan does not ride on a single element, the rejection of which would sink everything else, and 2. A phasing or alternative plan program which permits certain design elements to be initially developed as a demonstration to the com- munity for review prior to moving on to later phases . In this manner, a wide variety of plan alternatives are available at the beginning that can be more sharply focused as the community sees the success or failure of initial steps. • -33- • For example, one plan alternative that wus presented halfway through the Urban Design planning program was a mall on Alii Drive. There was mixed reaction to the re-suggestion of a mall. Those disagreeing with the idea were concerned on a variety of matters ranging from the mall's impact on parking, its effect on traffic circulation, or the possibility that its benches or seating areas would attract undesired transients who would disturb prospective customers. Through the suggested phasing of the various features in the plan, it will be possible to assess how additional parking, improved roadways, or limited additional seating areas affect the well-being of Kailua . If these improvements help alleviate some of the earlier anticipated problems, other features of the overall plan could be carried out. If they do not achieve the anticipated results , the features such as closing Alii Drive off as a mall could be deleted or altered. Elements of Plan Alternatives and Phasing Many of the proposals can be implemented almost immediately. For example, the various forms of land use and building appearance guidelines can be enacted as either ordinances or Administrative Procedures as soon as they receive proper attention and comment by the public and County officials . The proposals that require capital expenditure need longer scheduling because of their financial impact and the need for certain elements to proceed others in facilitating easy transition. The length of time in any particular phase will depend on available money and the amount of effort on the part of the community to work with government. The money to be allocated by the County of Hawaii for the suggested improvements should come from the traditional sources of the Capital Improvement Program including General Revenue Sharing Assistance as well as from the Com- munity Development Block Grants provided by the Federal Department of Housing and Urban Development. It is recommended that the items in Phase One become items in the County Capital Improvement Program. Elements in Phase Two and Phase Three should be shared between the County and property owners through an assessment district. In this manner, the property owner is able to see the benefits derived from the earlier County investment and can thereby feel more justified in participating in the assessment district. The following time periods are given to the proposed phasing program: • -34- Phase One - to start upon submission of adopted plan if not earlier. Finished within one to two years. Phase Two - completed two to five years after Plan adoption. Phase Three - completed four to six years after Plan adoption. Certain improvements should be developed with and, at times , contingent upon private investment. For example, if the Oneo Bay Beach is engi- neeringly and financially feasible, the financial means of creating the beach and beach facilities should be determined on an equitable arrange- ment between the County, State, and private land owners of affected properties at the time that those private properties are developed. Other improvements on private property such as bike stands, light standards , or planting should be coordinated under the "Plan Approval" process as necessary conditions to the granting of permits . The recommended changes to the sign ordinance should be adopted by the Council as a special amendment to the Sign Ordinance to be used within the Kailua Village Special District. -35- KAILUA VILLAGE URBAN DESIGN PLAN PHASING At time of Phase I Phase II Phase III private (one to (two to (four to development two years) five years) • six years) projects Ordinances or Planning Procedures Zoning Changes x x Sign Ordinance x Building Materials x Building Color x Capital Expenditures Circulation . Queen Kaahumanu Extension x x . Kuakini Improvements x ▪ Alii Drive Mall x . Sarona-Hanama Changes x x x . Parking x x Pedestrian Ways . County Parking Lot past Emma's x . Sidewalks on Kuakini x - . Bikeway to old Airport x x . Flood Channel pedestrian way x . Bicycle Stands x x Public Facilities . Park and Library/ Meeting Hall Complex x x . Oneo Bay Beach x Historic . Published Materials x x -36- At time of Phase I Phase II Phase III private (one to (two to (four to development two years) five years) six years) projects Landscape and Street Furniture . Kuakini Improvements x . Alii Mall x . Seawall Boardwalk and Planting x x . Old Airport Road Planting x x . Other Pathways x . Street Furniture x x x x . Lighting x x x x . Underground Wiring x x . New Street Signs and Directory x Cost per Phase (in June 1975 dollars) Phase One . Pedestrian way from County parking lot to E_nma's $ 9 ,500 . Street furniture and planting in front of Kailua Bay Inn and Emma's (Plate 8) 36,500 . Bikeway and planting to Old Airport Park 145,600 . Lighting 61 ,000 $ 253,200 Phase Two Sea wall boardwalk and planting $ 42,800 Kuakini Improvement 1 , 163,000 $1,205,800 Phase Three Underground wiring $ 78,000 Alii Mall 1 ,097 ,000 $1 , 175,000 TOTAL $2,634,000 • -37- Parking Proposal Implementation The parking proposals suggest the number and location of further parking on the block bordered by Palani Road, Alii Drive, Hualalai Road, and Kuakini Highway. These proposals are contingent on coordination of future development plans whereby the small parcels would have their parking space requirement fulfilled in part or in total by the newly created off-street parking. To facilitate this coordination and to permit County ownership, control, and maintenance of off-street parking, a "special improvement district" should be created involving the vacant properties in the main block. The parking lots , with the exception of the lot created at the proposed library, should be created with the funds from the improvement district. The properties in the improvement district would then be credited with a fixed number of parking stalls based on their parcel size to be used to offset the parking required on their property by the zoning ordinance. Any development which creates a parking demand in excess of its credited number of stalls could either integrate additional stalls into the proposed off-street parking lots where feasible or locate them mauka of Kuakini in new lots. Park and Library/Meetinq Hall Implementation The land for the proposed park and library/meeting hall facilities behind the Mokuaikaua Church should be obtained through a land exchange between the State and private property owners for the old-Kailua School property. The land exchange could be relatively uncomplicated because the State Department of Education, which administers the State library system, would be involved in both sites and the privately-held land behind the church has only three owners. -38- • Building Material and Color Guide Implementation There are basically two approaches by which the building materials and color guidelines may be officially enacted and administered. The first method is for an individual ordinance to be drafted specifically for Kailua Village which listed the permitted building materials in colors. Such an ordinance would be developed for the approval of the Hawaii County Council. This would require that the County Council become involved in the specifics of the suggested colors and materials. As such, it would not be in keeping with the intent of the "Plan Approval" process in the Zoning Ordinance which was provided to give discretionary control to the Planning Department over the details of individual development plans . The second method is for the Kailua Village Special District and Urban Design Review Commission to adopt the proposed or amended building colors and material list as part of their "Rules of Procedures" , which they use in reviewing the applications for "Plan Approval" . As such, the rules would form the basis for the Commission's "architectural and design review of applications requiring Plan Approval, as submitted to them by the Planning Department" , as mandated in the Kailua Village • ordinance. The "Plan Approval" section of the Zoning Ordinance (Ordinance 63 , Section 32) permits the Planning Director to require information be pro- vided on the individual building or development proposals. The Law further permits him to "require any conditions or changes in the proposal which in his opinion are necessary to carry out and further purposes of the ordinance" . It is not explicitly clear that the Plan Approval process gives the Planning Director the power to require the use of certain materials and colors . Therefore, Section 32, D, (1) would need to be modified to include wording that would permit the conditioning of applica- tions for building colors and materials. The benefit of the second approach is that it provides for greater dis- cretionary control where such flexibility is needed. Such flexibility is an essential part of the proposed materials and colors list. The suggestion also permits a more active involvement by the Kailua Urban Design Corn- . mission in setting review criteria for their decisions. The major drawback with this approach is that the Kailua Village Commission has only advisory status on "Plan Approvals" and a,s such the Planning Director is not bound by its advice. This presents a potential conflict between the Kailua Village Urban Design Commission and the Planning • Department leading to related confusion for any building applicant. Such a conflict could be resolved if necessary by the Kailua Urban Design Commission submitting the "Rule of Procedure" for official adoption to the Mayor and County Council. Sign Ordinance Implementation The proposed amendments to the existing sign ordinance could be imple- mented by simply amending the existing sign ordinance in line with the proposals and specifying that they are to apply specifically and solely to Kailua. In addition, since the sign proposals would add an addition of further aesthetics considerations to the existing sign ordinance, it is recommended that the review procedure be amended to include a mandatory review and comment to the Chief Engineer on all signs in Kailua Village by both the Planning Department and the Kailua Urban Design Commission. Landscape Proposal Implementation All land presently zoned for resort or multi-family structures require a • percentage of the site area be left in open space. Commercial districts, on the other hand, do not have any landscape requirements. It is therefore necessary to provide a legal tool within Kailua Village for the assurance of landscape activities on private commercial property. This should also come in the form of an addendum to the Kailua Urban Design Commission "Rules of Procedures" and should be officially adopted by the County Council and Mayor. This approach would permit its use solely and specifically for Kailua and therefore would not affect other sections of the County. The new "Rule of Procedure" should require the following: 1 . No less than 5% of the building sites shall be devoted to landscaped areas. 2. The submission of a landscape plan or architectural drawings • showing the locations and varieties of plant materials. 3 . All building sites within the commercial districts should be required to provide open space and landscape treatment based on the square foot area of the building site. All landscaped areas required as a condition of approval of any "Plan Approval" should be planted with -40- • suitable living plant materials and replaced as necessary. All landscape areas should be required to be maintained in a healthy and attractive state and be watered, weeded, and generally maintained. The Planning Department, as a condition of approval of any landscape requirement, may require the execution of a contract for the maintenance of any or all landscaping on a building site. Other Capital Improvements The implementation strategy on the remaining capital improvements including various pedestrian pathways, the Kuakini Highway improvements , seawall boardwalk, planting schemes, Alii Mall, and underground wiring should be one of government investment first to demonstrate to the private property owners the benefits from such improvements. All those items indicated in Phase One should be included as part of the normal County Capital Improvement Program. Based on their success, some of the Kuakini Highway improvements and the Alii Mall and under- ` ground wiring should be paid for as part of "special improvement district" with participation by the affected properties . -41- ■ • APPENDIX I Citizen Participation Program for the Kailua Village Urban Design Plan The citizen participation program for the Kailua Village Urban Design program had a two-pronged approach. First, a series of meetings were held with the general public in -order to carry out a sequential series of steps that would lead to the presentation of a final plan. Secondly, continuous consultation and cooperation was undertaken with the Kailua Village Urban Design Commission in order that the Urban Design Plan would be sensitive to their desires and that elements of the Plan pre- paration could facilitate the Commission in their week-to-week decision- making. Elements in the Plan Process Community participation was encouraged in the five stages of plan development. The five stages were: 1 . Discussion on planning constraints and Kailua theme possibilities . 2. Identification of design problems in Kailua and potential solutions. _ 3. Preliminary concept plan. 4. Development of potential design controls. 5. Development of final plan. Each of these steps was conducted in such a manner that the citizen comment gave direction to subsequent steps . For example, the reaction to the preliminary concept plans gave guidance to the plan alternatives and phasing that has been suggested in the final plan. -42- • • Methods of Community Participation The methods of community participation included: 1 . A Kona Community Development Plan and Urban Design Plan Newsletter prepared by the County of Hawaii Planning Department. 2. Slide presentations on urban design problems and potentials in Kailua. 3. Public workshop.meetings for the various stages of the planning process. 4. Continuous meetings with the Kailua Village Urban Design Commission. 5. Talks to Kailua special interest groups. 6. Direct written and verbal contact with all property owners in the major block of Kailua. Special graphic presentations were made at all meetings including those discussing the problems, preliminary concepts, and possible design controls including sign ordinances. Newspaper coverage of all meetings by the local newspapers also provided a wide coverage of the plan proposals for community information and discussion. -43- APPENDIX II Historic Preservation Considerations The historic sites in Kailua have been listed in the Kailua Urban Design Plan and the Kona Community Development Plan including those sites or buildings on the National Register of Historic Places and the Hawaii Register of Historic Places. The two sites on the National Register of Historic Places are presently undergoing rehabilitation and restoration efforts. The Kailua Urban Design Plan will not have a negative direct impact on those properties . It is anticipated that the Plan will have a positive indirect impact on that properties in that it would provide for design controls for nearby properties that will complement the restoration efforts at the two sites. The development of a mall in front of Hulihee Palace would have the effect of providing a stronger landscape entrance to highlight the historic significance of that building. The Kailua Urban Design Plan makes no direct proposals for the three • sites listed in Reserve status on the Hawaii Register as mentioned earlier in the section on Historic Sites. All three of the sites are of minor significance. The Kailua Urban Design Plan lists four other historic sites which are not on the Hawaii Register. The Design Plan makes no.recommendations specifically for any of the four sites with the exception of the provision of a pedestrian trail to the remains of the Asa Thurston House. The plan does recommend the purchase or trade for land immediately adjacent to the Mokuaikaua Church as part of a proposed park/library complex. The anticipated impact of such, a park adjacent to the church is one of providing greater visual access to this church thereby highlighting its importance. Environmental Considerations Water Pollution The Kona Community Development Plan indicates a series of water pollution considerations in both the section on Environmental Quality and Public Utilities-Sewer. The Kailua Urban Design Plan impact on the water quality of Kailua Bay could be impacted by possible filtration of -44- irrigation water for the landscape materials that carried unremoved particles from the soil, fertilizer, or possible insecticides. To date, it has been impossible to determine if the existing plant material has had such an impact on the "Class B" coastal waters of Kailua Bay. It is also anticipated that the emphasis placed on landscape materials will have an effect of reducing some of the polluted storm water runoff into the Bay by reducing the amount of impervious surface within Kailua Village. More detailed analysis will be necessary at the time that individual landscape work is undertaken to determine the potential of water pollution to Kailua Bay due to new planting and mitigating measures to avoid such problems . Air Pollution The Kona Community Development Plan pointed out that no air quality tests have been conducted in Kona. However, air quality appears to be high with the exception of periods following volcanic eruptions . The only anticipated unavoidable adverse effect on Kailua would be the result of increased traffic generated by new stores or resorts. The Kailua Urban Design Plan aims to reduce the traffic movement by placing heavy emphasis on pedestrian and bicycle ways within the Village. As such, it is not anticipated that the air quality level will be substantially reduced or impacted as a result of the adoption of the Urban Design Plan. -45- KUAKINI HIGHWAY RECONSTRUCTION COST • January 15, 1975 Clear and Grub 2, 500' x 80'/43, 560 = 4.6 acres @ 2,000 9,200 Roadway Excavation 8, 800 c.y. @ 14.00 123,200 Base Course (6") 2,500' x 52'/g = 14,444 s .y. @ 4.00 57, 200 A. C . Pavement (2") 2,500' x 48'/9 = 13 ,333 s.y @ 4.50 60,000 Concrete Curb 2,500' x 4 = 10,000 1.f. @ 4. 50 45,000 Concrete Gutter, two sides 2 ,500' x 2' x 2/9 = 1 , 111 s.y. @ 15.00 16,700 Median, Topsoil 2 ,500' x 10' x 4"/12 x 1/27 = 308 c.y. @ 15.00 4,700 Median Planting and Irrigation 2,500' x10' = 25 ,000 s .f. @ 1 .00 25,000 Total Roadway Only $341 ,000 Drainage 2 , 500' @ 60.00 150,000 Electrical (o.h.) 2,500' @ 15.00 38,000 Sewer 2 , 500' @ 80.00 200,000 - Water 2,500' @ 70.00 175,000 Total Utilities $563,000 Cost does not include: retaining walls, off-site work, driveways, shoulder treatments, etc. , and engineering. -46- . a . . , , • . i , ..,,- /--., • •- ' I-7 -- ,i- --••s:-,_—i ,-y.',4.-,' .P.' ..',.1-, '";:.(----:F:•.■Y-2-r is•s-,1-K- - - ' , -'"''.. , ic:- /, ,' ■.., -,-,-_- ,-, ,, .,;. : ,\.:„.,, , ,,,k..,-.- ----_,Q_.;_, -,1,,k., ., \ 1, ,/--; -----. 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WO FEET ' ''e..I \,‘1, ..•' (1'.''ii.i.:_e.p.''• EE-06:-:•:••• !I ‘._ ,:.. --.--i•L'e',,4,•. ,__. ,' '\,..,., , i 1 I IMEMME■-••-- . . • ,-..1-15; 6'•-,'',,,,, , 2-..- , `t-7 '';‘---71_•••:4;'4,4---).--•1 •,,--._,.•.','_, - - i • .1.1 •: ',' - 4 \—N'. _,, ±..-,i, .,, N (. i\,.‘•, . AA.:,\_--:---.---,-.' :.--- 1 i OCELELD WOUDEMIE I EISOCEETEIE ING 1 i ...........1 I ..................... ........ ..... ..... .... 4 ....— •-•-• .......... , ..-....- .......,....-................. .. ....... —.......-...--, - . ,.. . . • ---i— - ; --- i- I ( z__ __ _,... 0:7 / II ifiloc' c' 1 \ 0 i.-- V ,■_-- --I Z ' - '4.1---4C--, ■ 1\.___ic- % :1 16 ,/,-- - 4 / , ( , ) I 0 I 1 t I CV r:J1 I / ____I _ 1 ---1----------1 \ . ' ' .-Lon • _...„ •••••••111111- •• /1/ \ \ 1 „iii-,•• _ • VII MI.IIII IIP,:::,,..‘,,,.,,, .2.1 (f 0-— . r • • . \ , *4.4° 0 , - • / , ■ MI • ■■• 1 4 LE==:1/ /E*5-6- I Kiiilus nd 3 . •......, \ ° . • : . LI ,, •.4,4:51:::::.: , \.. , 0' . : . . II • . 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L...'--I; 1111 Hale Halawal * historical/cultural facility 00 Alii pedestrian mall 41101 pedestrian ways pedestrian ways/bike lanes ------- 00) - 1)- ••l'101 7, -4.• Ic ' 0 . '---'- _.,:' EZ3,1 existing off-street parking lots ,„„, SZ:31 proposed off-street parking lots w • qr._ ..../a 1 r, • •,.. proposed park 0 proposed library/meeting hall I , 0 41* .- ". traffic flow - 1 - circulation . r I f-----:' - - - --1 .. . ,.. SW VA flEfT 4 N 2 I.......1 L_ _I — , OONALO VOIXIIMOSI II MIMOC4•14.WC. .. • P.n.Orent.•.lum.one of Hew.*0..C...... .4........, 7 .1 , i . .. .——. ...' • "... q• •• 4 r 1 1 r-----7.-- • e Pt4sent Kona ARfattRaady 1 1 1 _ • 'Arld �--PREStnt GoYERnmEn! S= 1 �\ 'i1 .� �1 1 \ O UROnif in 9uqq tt//ly �, 6y f hydRO Re�1SeR of b1R — — — 1 \ Fain9 Sh�U ewit. 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I 6, gu-noi-•-Kan I 1 \ \\,. �� 'f p�p , �F 1(111 Chong Foa'r Stoats Il a'li �r 0 \ '\INSSi 1 , i I .. % / ,I i, © '� t, y r�L ocoton a/C' — �L— �� _/ I ' \` ��\ �� 11_ ( _ �s r i yrlau o PR4r.J Road To lifAthOela• _j/ 1� II, '-1r , H,i-o.{o. • Go✓ERnmtnt Btorh Road to ,(0„0 1` i, h' ( Inn \1 Ko lids 71i-Rra;lo ` k Enid) _ y 1is SO \\ o/so known as • ' L✓i/Sn'raw are�itd� . CRo e/Statehouse, e lI 1, T I Las O A/lu-`u/e •:.;,------- +y--I. 1 _ _- f /��/. �, II II - it 11 �uC/aRa w.Y.L L✓d[4.wO \ I .` r Enna erlih eRe. 11 y H - - K ! • N,iu-maIa..-� ,, fl , :III 1 I st 4 ,__P/ ma✓I/r Roc% of N✓woii. 1. w_o. _-�_.f•�, I I ;; I I i (Aotrl y,/,1201 ,`'i` ��-- -Akena. ;�r.,4 fu.c ,( II I I 0 11 �\\�\ 1 n if 0.,_Puh r Spiny. 1 @ AOCirnt Kai-l✓a._�. e\�\\\ ; i 11<--PRESEnt PIER. • -��,�_ __t_ , r(a-ma.-hone Co r'E I�, ' 0 11 •��••, Lone r t■aa Adz Pam!/ima. e IN/ II '''4 ,��II 0 to II �� v.__.ti _ I II nu/-Ate Palace ...r.'' • ° r -.:; O v h d /'/oA�u-of-ko✓a Ch utrl{. .., 1� iii• % I II Fh ® ' III . (PtatEltant EbwaA, �� ,E 5 CoRnrR SYonf/old TRan,lt ✓fnus f-• •� ,,,1 © G'.1.usu 4j of o r(m-w0Ao-a-ko-0. .i�, .N } ,4 J'onreR',1,1J IE. ~ -:$,:q. 1♦��ss�I1�~jt��,,"^'- ,' /('-61 Poo! `"v...- :+- ice----i, '/ L•.rvrrr_ar-a- ...............0. rS- 4.17142(��•I!.- - '" -''l f~�`^`• Hoa/ulu Coq � I _LanE_(O/d Rooms .- �,,.- KAI-A-hi-Ake.) NOW krVONN AS KAI-IUA BAS/ r�l ti n-1 !Pt'. Q/re, feu o Abu-`cno. / ,, ®Kano-Ko,=/ua NoTtl. ° „({.jJ! L�/ yr f No a0 0 y ' r .14i h r, .,..k.' BRIEF DESCRIPTIVE NOTES. Miriam oKnki-y✓; � '' '±++ 1 4 t �l / i.t�. '1 , RE✓fiRtEmaf Brsho`J he Ot/[R Ay t.tit.. lYRf the aReh(D/O- Ate d As E.// .Y011a In n,now Ocrub/rf)r �� ' /1�, 1, RESSdf ncE--1,131 / A /,`. It♦ Y.' kyRd Ofss,lbna ores 7"1tr/t ,rt-Nm-/ehia[ .5 kaCA By *is enn," ORfa/ Ely ® 4, ,1 • "S?fee.;I`fendo,ep.ad hi,tetira/ elosuatf,swirls[.wnn Ka-Tema,of(4.-I 1/,N/tonm-�1 / rW t Pell-/701111f,in aftJ-t[w -down in i,. rkrtsd,l i.✓. r / N ”ey'E;H kEkalruno- .` /, 1� r� C.dc...00d hi combs.•[ ewe ,Ttto. I.-/(O-,orna,oAds peRnrenrnt R,,,drnel--3401.1,known e. H%Eno/all CO✓E ®® (, n•Gory Oat ,slut[to Ruenfi as corer/ as erase Its land a- Ea. NOnO/ulu-T H. -->- .° � \ Road T yol✓o/o a. F R-RU'- P , _ \ is ° K-meka-han✓ en 01;I; rnviRORI d�' `Aft/ t;af o K K e,w,Ailed Cleo Rmmuni- fTu/ lo,/59. ' - --- - — C7N f of s.-7Ft/tqart 4.ule,n Ka-woks-{ y Ito �'• hucrlr. ned.wrG.I,erew,�w�ti rkrT.dn enddisrt,`ten,pelt ton house• PRrsfnt Count NausE 1t c /(viva•SeAeel. t 4./(y.r1 f/•RtRr. ■ J--Nou,rl of azi K•o-k,ng/hR knee/.es GOVfRn.R Adewy 1 , loo(Au /..[ AL fen/`d:RI,,n e.d.t le f ciltott ORrfnl tron, w,rt two mantas in!Rent o ASE` , ft t , 1 ,.J/r✓aniotons r •A[ a / .11)01 he.sr. o u)anJ a rR ',rkl s.(lO'-[, e'w.r,j:dff , its//t1 scare of/AE most prow,neat business houses, y,-7.g steno we//r me/o,inp£Ind f.li-a,ko-A u- 7-S'cboon,R u„S R n,tucton Neon L,Aar a r1 /.Y..„.. ,.Ter end o/liso rats.., lua et/ir //ies[ teats A / r • ` q .,[ f �K�- hare/any GfCn REnrOYfd to m>kf h/Ore rH (•Olnb natan T Rf Ao u,E and waRkrh op- 11 /t/Sra ✓y,men lit 4Cr'f.n of i'Ar ranoRETC Ifs-well modern imbRO,[m/rnt,. ! r.- Fo.,d,,Gun o,/Ae ynsn-hut,n rrh,ch Pt,nre,n M' ' , In /ac( f nf,,4 r govt in/,cahi Aft snueat send-Ala.-4. s-Be1ha o/,J ca ratted : nn one. y f {. • R1d4 k:-•rh-ke-lo,/tree',and c id,fa /s,a43. 1 FDRt nittli I hoe.ores able Ai obtain many cl Xe old b.-Poo/In rvh,:h/nn Red 0hR,nl/s(e,aC'chant i,/a) 9-L,/,/,her(Ro-mE/ro,neho RJ)/l-,eRmonen't _Was-ku610 {/ace-n.mrs and lout! n✓irrnir, e,,,t ef.ncsc t I RUt w1nc R.,srd G TKO-rnfham2/lal cos host 4 o f/u, 4E S,,1111E-- %eu sEr known"OS Nonua-'.,/o. .t'” Karl✓a C!hold Chutco / / f ,f° ) Rico .(Lr 11,11 y SL ' y St,yfhat/the Rerhon9[!.tote. 3 Historic Kailua • The preparation of this map was financed in part through a Comprehensive Planning Grant from the Department of Housing and Urban Development. . . ‘ . ,- - 1--IA--,_. `—c___,j - .1, `it ' (,,,-•••!) / „.' ; ly,, 7-_,:".."•-;; 1,, _ rs,),.:--/_;;',V,1 )C,-cA__,..._\ ,.. \--:.,.. ..,(1_1\\,,,\ N., , .._ , ) v ,,u7:: -\,<,'.L-_,---' s-■• (i 1 j;) ,s..- A,11.' 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'''.- ,,,,.,iw-c,■.30-0, / ),,s1'„,6 '00,00. -' , N l'.)\ ( ( ,11/I r:',24>_!!‘ .*fkallitle••'''' 'I-. 11.• T•- --,•:1 ''' ' '-,\ 0 SOT IC=FEET •‘vi ' i,'9•23,- Ttct 4.,,,,D4,‘•*-Q•(.0°.,Vr -ill.: „_" .:.•••-•:-'., -',1 .• ' ''•'N' ' I , 4 1.......1.---4 . ,. . OOTTAt.0 WOO:MINK• ASSOCIATES.MC • ' . • I ..1_...... ' . - • , -- . • — - - .1" • •• • . • f W V I. . t M African tulip Monkeypod Aflcan tulip / / '- .‘lk i ( i )1 \i I I ,■4' Ps-oposed R■gh crf Wa _�-4.,:... i a �� 80' Resent Rs91 rt of aj'" — 1 Ze-Li.1 l di Seib_ 1 \ i 8' ii' 24' i. ' • ♦ l o- 0 24 i��/, o 1•11 i sidewalk plarrstina pavement media I pavement pls+tirin sidewalk bikQa benches beaches bikes 5 cross section of future Kuakini (Palani Road to Hualalai Road) The preparation of this map was financed in part through a Comprehensive Planning Grant from the Department of Housing and Urban Development. • • • .. _ . • - . . — . . i , ,i1 ("--- --- .41 .1, - ,-* tut' ,._ lit * _Ad' D*J.- -.114 V/ 0 „ wol sq . ' eiji IA ''%gpikusiveua ii D III \ ,A10 11r,t • if-,.-p-0,116,wei.---'ef.=-4 izilit --■ -1,4 • v q .•q.q is .# 4- 44 3•.4 OA,,.I i 6 , ; . , .!'f- • . ,:: .4-... . . •- ,-;,---k.; .,•-".. .--'''''','14,* - -7-,,4 ,: At-A:7**k ,. • , - ..erih. -1.'' '"I. -or: •..., . --.-iiv. '. ' , ti-iv: ,,, ._ ...-;_:. ••••.#4,. .\-wiTt ' .401°_,miii . 4fts, --. -- -''""x'' 'W.:1/4'".... N14, IVO Court with tree canopy for commu A., ...' _640 . ''.- , • - 2'.." wr— .,7-i...sfr- ao.......' ••loll.• drift- -- -17 ' — '= 1' •'. . I ' ' ' -11''',''-'-‘- '-}-,...--7----Cifir#441017144i°11k-'4.40'...•••":1Nii_ut''.1.44-''' 111r7-424 .40-71.1107: Nile'- leir • "...,;4,ik......„,ather/7, ,,i_, ..w.,,,tmitt,, .yo 1....• -w , ■!**-,,t 7, ii 'A' . .., wi.,04.7• • ji, ' ‘,r. -.....- Kona Inn ,,,,.- 1,„ '!."' ,.:'"...,? !rj;. * •,,,, 2, . * 40 , f; '' 4-Y,y ..,;T,.. . .k.• '11.- 'f'2,L3k4, .*- Zr, ' / )'.,,:il *6./ . 7\.' e,1:T 21C' ------' ---" 00004, At. tUnn."1" ....--..,..._.....,1=1",,,,. N. .„ 4r N , .4'..,•;/a, 4, ' ' -7 F r --;.4.:.7. ...' .Pri .. way 6,_„ ,,,,,tt.A;. 4%' ..k. eleve.t, led view \\ /' a , 1 4.17'. and 0 Fri.:. sealing' area / .6 ..a ge 4 . • tenGe With big Nati/ tr•es and shrubs 4111 canopy trees 0 small and flowering trees• '44t.-',<' • _fil 1 ' 40 Ir ary a6 shrubs —..---' ---.., :*-4, -... cil.., i c% c• - \ , . . cf4,11, :* * palms 1 • oF e• '!. elpra ground cover and vines • - - I ,' Of . ..., i og • ca....... rock walls ..411 4,•.`''''' '..;'.'i Ar -.•1 qt.% _% V if 4 ;7,' CI . . '- grass -I iit _-..-,.. ,- .. •!%„..-.4,11)",, • VIM 4 0 Ott' Lt.7". 41 - - ' '0',.5.. '-...: imit..."5• ,' future Alii Drive/phaselll 'dr ND - w •.: elevated view . ---. o so am .,_..... k, * .. 6 1.--J---1 ..., ivf; ....c. • 'A.1 ' I. DONALD 11•31.1101MIK l ASSOCIATES.UM King . Kamoharneisa ( Hotel (9 ____,-------------_,..„ —I-- ..._ .— a ., 6 , I l'f sidewalk • - planting boardwalk seawall 1).0 V 4 jJo to j L gas -irrigation • • 24 feet 12 feet • • t / 1 phase I and II cross section of Alii Drive 7 The preparation of this map was financed in part through a Compre- hensive Planning Grant from the Department of Housing and Urban Development. b r le--IT.a I I I1 I! 1 4 • I 11 IMP • • • proposed street light 8 The preparation of this map was financed In part through a ComPrit- henalve Planning Grant from the Department of Housing and l)rhan Development. • •0 M a: d+ r i • I :'A;;_ '/ll� ilokualkaua Church .` • co 10. .\irpl - • .• , • .. , liii- ( irr.... 1 1.:111VPA.. .A, ■ _ ,gatt,....0 ..„.., ••'44,1,..„;,,,,I.....1...r7.1••,•-••-•44- .....>:1;::::41"^:144.....,4:.tg.‘'',i' • ' E- .te // � 4 4 r ...^. r��i5 - ` -- i pedestrian : %it. •• , r11 S Prer 10"•`-i, w. • 3 ` ' .• r. -..:y� '`may `- ∎',� ;,, � %L .. 16.r�- t •,' * ' t - ' �I f i m/may 4\ _ t�� 1i !x.. '�•• _itsw,.. . - a,e- , -',,,if th, 4 1. .1" ..... 0 MIE Li kanat _. ) .: . Lane r • k_*!i `�/9• • . Kallua Bay Inn I. t i f / ; ,^•4&,..i:' k i Hullhee pala� M � ; j • • I- = ; • . � ` .` ! , -•,..'-- ,.....A,R, , - .:„Areagi, . .e.-- _ ,, ' ,_0, We • s \ , phase I .. *•,--- - •-•.io • •r r __ _ pedestrian path and landscape improvements 1. O q 20 b FEET 11 ■ g1u �� ? I I DONALD 241301011,•11lEOGNTEE.IMO i • . ..._ w.. . . rte