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HomeMy WebLinkAbout2019-09-17 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAII MINUTES Meeting Date: September 17, 2019 Time: 5:15 p.m. Place: West Hawaii Civic Center Planning Department Conference Room—Building E, 2nd Floor 74-5044 Ane Keohokalole Highway Kailua-Kona, Hawaii, 96740 CALL TO ORDER Commissioners Present: Shaun Roth, Bryant Ching, John Hetherington, Michaela Ikeuchi, Ann Kern, Zon Sullenberger and Arne Werchick Absent and Excused: Jasmine Crusat and Riley Smith Planning Department: Deanne Bugado (Planner) and Noriko Sauer(Commission Secretary) Applicants/Representatives: Linda Schatz, Toby Yamashiro, Matt Conte, Jason Knable and Randall Monaghan via phone (New Business Item No. 1) Public: None A quorum was present. Chairman Roth called the meeting to order and the Commissioners introduced themselves. APPROVAL OF MINUTES Minutes of the Meetings of September 3, 2019 Chairman Roth asked if there were any corrections to the minutes. No corrections were offered, and the minutes were approved as circulated. STATEMENTS FROM THE PUBLIC ON AGENDA ITEMS None. OLD BUSINESS 1. The applicant, Linda Schatz, has resubmitted a revised proposal for a revision to Niumalu MarketPlace, which was previously reviewed by the KVDC at its November 21, 2017, March 6, 2018, March 5, 2019, May 7, 2019 and July 9, 2019 meetings. This submission is proposing changes to the Safeway Fuel Center and the Fuel Center Convenience Store. Landowner: Kona Owner, LLC TMK: (3) 7-5-004:007 1 Location: No Street Address Assigned Yet, parcel located the corner of Queen Ka`ahumanu Highway and Henry Street Ms. Bugado presented the applicant's revised proposal. [The Commission had voted to defer action on the previously submitted proposal at its July 9, 2019, meeting.] She noted that the roofs were reverted to the originally approved pitch; however, the applicant was still proposing a height increase for the convenience store roof in order to conceal rooftop equipment. She displayed the applicant's renderings, which better depicted the proposed coloration and landscaping, as the Commission had requested at the previous meeting. She also noted that the landscape plans were slightly changed but still showing shade trees and buffer areas. There were no questions from the Commissioners. Chairman Roth called upon the applicant. Ms. Linda Schatz introduced herself as the owner's representative. She also introduced Mr. Matt Conte, the architect for this application; Messrs. Toby Yamashiro and Jason Knable, representing Safeway; and Mr. Randall Monaghan, the landscape architect, who participated over the phone. Mr. Yamashiro provided a PowerPoint presentation (Exhibit A). He stated that they tried to address concerns that had been raised at the previous meeting, by incorporating the following changes: • Returning both roofs to the original 5/12 pitch; • Reducing the requested height increase for the convenience store from 2 feet 5 inches to 11 inches; and, • Adding plumeria trees to the landscaping at the Henry Street entrance. Mr. Yamashiro stated that everything else that had been presented in the previous submittal would remain the same. He also stated that one addition in this submittal was a propane tank proposed to be installed along the northeast elevation of the convenience store. He said that the tank would be screened from the public view with white hibiscus bushes, which would be about two feet taller than the tank. He added that the propane tank was necessary for store operations. Chairman Roth pointed out that the 50-foot kamani trees proposed to be planted between the convenience store and Henry Street appeared to conflict with the store building. Mr. Monaghan stated in response that there should not be a conflict, as the kamani trees would create a canopy above the building. Chairman Roth asked whether their intent was then to plant tall mature trees from the beginning. Mr. Monaghan responded that the intent was to plant small trees, which would have to be pruned regularly, and that once a canopy was formed, kamani was not a problematic tree and would provide shade to the area. Ms. Schatz noted that there would be kamani trees throughout the site, and that having them in the subject location would tie the whole project together. Mr. Monaghan said that such would be the case with the newly added plumeria, which was also used in other areas of the site. In response to Chairman Roth's further question, Mr. Monaghan stated that the plumeria trees as planted would be a 15-gallon size at a height of six to eight feet with a spread of four to six feet, and that they would probably double the height in five years, which would be the appropriate height to maintain. Commissioner Ikeuchi, acknowledging the reduction of requested height increase for the convenience store building, asked the applicant to clarify the reason for the proposed eleven-inch increase. Mr. Conte responded that in designing the building they had verified the equipment sizes to make sure that the parapet was high enough to hide it well. He stated that even with the 2 additional eleven inches the revised design of the lowered parapet and the mansard roof would make the whole building appear shorter. Commissioner Ikeuchi further asked if the rooftop equipment would be noticeable without the eleven-inch increase. Mr. Conte responded that some of it would be visible, and that also because of the clearance necessary for interior features, it could not be lowered any more. Commissioner Hetherington commented that as an architect, he understood that trying to make everything fit in a limited space was challenging, especially in commercial buildings, and that he would not mind the eleven-inch increase considering the fact that they had made the orchestrating effort to drop the mansard. Chairman Roth commented that he had been a little disappointed at the degree of height reduction, but that the addition of plumeria trees made him change his mind. He explained that one of his concerns had been that according to the original landscape plan, the trees along the building would not screen the street facing elevation, which he did not find appealing, for a long time, but that the eight-foot high plumeria trees would screen it even before the kamani trees grew tall. He also commented that he saw no problem with the proposed propane tank, which was small and would be completely hidden behind vegetation. Ms. Bugado reminded the Commission, however, that the location of the tank would still have to go through Plan Approval analysis to make sure that it met code requirements. It was moved by Commissioner Hetherington and seconded by Commissioner Kern that the Commission forward to the Planning Director a recommendation for approval of the proposal as presented. There being no discussion on the motion, a roll call vote was taken and the motion carried with six ayes (Hetherington, Kern, Ching, Ikeuchi, Sullenberger and Werchick), no noes and two absent and excused (Crusat and Smith). NEW BUSINESS 2. The applicant, Shani Armbruster, is proposing exterior improvements to the Coconut Grove Marketplace Bongo Ben Restaurant, specifically replacement of the awning with a metal roof along Alii Drive. Landowner: Eugene K Gregory Trust TMK: (3) 7-5-009:027 Location: 75-5819 Alii Drive In her PowerPoint presentation, Ms. Bugado clarified that the proposal was to remove existing metal-framed awning and canvas awning and install a permanent wood-framed metal awning to match the existing metal roof. She noted that there was a variance allowing the open space encroachment at the present awning location, as well as a like-for-like replacement of the awning. She said that while the location of the new awning appeared to comply with the variance, whether the variance had to be amended or a new variance was required for the use of different material would have to be determined during the Plan Approval process. Asked by Commissioner Hetherington about the drawing attached to the variance, Ms. Bugado explained that what had triggered the variance had been the then-applicant's building permit application to replace already-existed canvas awnings, thus the notation, "EXISTING FIXED CANVAS AWNINGS TO BE REMOVED," and that the variance had allowed a like-for-like replacement of those awnings. Also in response to Commissioner Hetherington's question, she 3 further clarified that the metal roof portion was also extending into the setback area and was covered by the variance. Chairman Roth referred everyone to Sheet A2-G.2, which indicated that the "steel framed awning"portion was "approved by Variance 12.17.2001." Ms. Bugado pointed out, however, that while the variance had approved that portion of the awning in that particular location, whether replacing the entire awning with a solid roof was allowed or not was a question. Asked by Commissioner Werchick, she confirmed that the variance had been granted as-built. Commissioner Werchick commented that it looked as though the original design had been a sidewalk cafe type of appearance, with only a half of the area covered by the awning, and that they were now proposing to roof and virtually internalize the whole outdoor area. Asked by Commissioner Ikeuchi, Ms. Bugado clarified that both metal and canvas portions were approved by Variance No. 1243. Commissioner Ikeuchi commented that her concern was that canvas awnings could easily be removed whereas a metal roof would be more permanent. Neither the applicant nor her representative was present. Chairman Roth opened discussion by saying that he had just driven by the restaurant to see the existing condition, which looked so horrible that if they had come in now for a variance, he would strongly encourage the Commission to disapprove. He also mentioned that the nearby Lava Java restaurant and a couple of others were using umbrellas in their storefronts, which in his opinion was more in keeping with the architecture because the building was intact,the temporary umbrellas let light in and the public could see into the building through them. He said that the subject property currently looked like a dark cave, and that the proposed roof was no better because it looked cheap and did not fit with the building architecturally. He further said that their argument about people upstairs dropping things on their patrons did not seem sincere because there was already a metal roof where things might drop, and that the restaurant seemed to be trying to firmly establish their encroachment onto the street. Commissioner Hetherington commented that he had been involved in this particular building in the past, and that at that time it had truly been a problem that people upstairs would drop things, such as cigarette butts, which no longer seemed to be a concern because they were different owners now. He further commented that he also found the place ugly, and that the only thing that could improve the proposed roof might be a bunch of skylights so that it would look lit underneath. Commissioner Ikeuchi agreed with Chairman Roth that the place looked like a cave, and that the reason provided in the application, stating that it would "prevent dangerous objects falling from upper seating deck,"was a lame justification. She said that while she was excited about the owner's desire to make a change, she was not excited about their proposal, which would also make the place hot with the metal roof and restricted airflow. Commissioner Werchick commented that the change seemed to be going in the wrong direction, and that he would be in favor of the open-air idea as opposed to creating a cave. He said that while the owner's current motivation might be to have something more permanent than a canvas awning because it would have to be replaced periodically, they could propose a front door and walls next and eventually take over the sidewalk. Chairman Roth pointed out that a sidewalk cafe typically did not own the sidewalk but brought out and put away its furniture daily. Commissioner Werchick agreed that it would be a license to use the sidewalk, which could be revoked. Commissioner Kern commented that the property did not contribute to the consistency of design in the area, and that it looked as though over the years pieces of materials had been slapped onto the outdoor dining area, which had been more open before. The consensus among the Commissioners was to deny the application. Chairman Roth suggested that the applicant be advised that the Commission would not consider anything permanent that would extend more than five feet from the building, and that the storefront 4 appearance had to be improved. Commissioner Sullenberger pointed out that the applicant was operating under the approved variance, and that if denied, the place might end up remaining the status quo or with just a like-for-like replacement of the awning. Commissioner Werchick said that Commission's denial, however, might inspire the applicant to put some thought into a new design. Chairman Roth said that it was also important to let the Planning Department know that the Commission was not in favor of the application. It was moved by Commissioner Werchick and seconded by Commissioner Ching that the Commission forward to the Planning Director a recommendation for denial of the proposed project as submitted, with a suggestion that, should the applicant choose to revise their submittal, anything designed as a permanent covering be not exceed five feet from the building. Commissioner Hetherington said that during his involvement with the property there had been a talk about removing the entire metal roof and awning and instead installing a new awning system with some interesting sculptural designs, and so there were other ways in which the applicant could improve the design. Chairman Roth said that he would like the applicant to also look down the street to get ideas from other businesses. There being no further discussion on the motion, a roll call vote was taken and the motion carried with six ayes (Werchick, Ching, Hetherington, Ikeuchi, Kern and Sullenberger), no noes and two absent and excused (Crusat and Smith). ADMINISTRATIVE MATTERS None. ANNOUNCEMENTS Next meeting tentatively scheduled for October 8, 2019. Ms. Bugado said that the next regularly-scheduled meeting was on October 8, 2019, but that she was not aware of any applications to be placed on the agenda at this time. Commissioner Ching announced that the new signs for Planet Fitness have been installed. The Commissioners briefly exchanged their acknowledgment of Planet Fitness's compliance. ADJOURNMENT There being no further business, Chairman Roth adjourned the meeting at 6:01 p.m. Respectfully submitted, Noriko Sauer, Secretary ATTEST: Shaun Roth, Chairman Kailua Village Design Commission 5