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HomeMy WebLinkAbout2022-12-13 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAI`I MINUTES Meeting Date: December 13, 2022 Time: 2:30 p.m. Location: Live-stream online meeting, with the West Hawaii Civic Center, Planning Department Conference Room, Building E, 2nd Floor, 74-5044 Ane Keohokalole Highway, Kailua-Kona, Hawaii, as the in-person meeting site CALL TO ORDER Commissioners Present: Shaun Roth, Jasmine Crusat, Palani Greenwell, Alayna Kilkuskie, and Arne Werchick Absent and Excused: Ann Kern Office of the Corporation Counsel: Suzanna Tiapula, Esq. (Attorney for the Commission) Planning Department: Deanne Bugado (Planner), Rosalind Newlon (Planner), and Noriko Sauer(Commission Secretary) Applicants/Representatives: Almodina Lopez (Items 1 and 2); and Kevin Wilde, Corey Daniels, Russell Hansen, Abram Nielsen, and David Tibbitts (Item 3) A quorum was present. Chairman Roth called the meeting to order at 2:30 p.m. Chairman Roth reminded the Commissioners to keep their cameras on. Commissioner Greenwell made a disclosure that his draftsman was nearby [but not participating in the meeting]. Chairman Roth introduced the Commissioners and explained the Commission's duties and meeting procedure. APPROVAL OF MINUTES Minutes of the Meeting of October 25, 2022. At 2:33 p.m. 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 At 2:34 p.m. Chairman Roth confirmed with Ms. Newlon that there were no statements from the public. 1 NEW BUSINESS 1. PL-KVD-2022-000024: The applicant, Almodina Lopez of Tinguely Development,is requesting design review for a new awning for Foster's Kitchen, at the Coconut Grove Marketplace, located at TMK 7-5-009:028. The project includes installing a new awning over existing stairs that lead to the second story restaurant. The new awning and stairs would be in a portion of the south side yard of the restaurant, overlooking the adjacent volleyball court. The materials used include fiber cement bead board painted white, corrugated metal roof painted tan to match the building,with the stairs, trim and railings painted white, and handrails painted dark green to match existing handrail. Applicant: Almodina Lopez of Tinguely Development Landowner: Coconut Grove Retail XIII LLC TMK: (3) 7-5-009:028 Location: 75-5805 AIN Drive, Kailua-Kona, HI 96740 The Commission took up this item at 2:34 p.m. Ms. Newlon gave a PowerPoint presentation on the application. She said that the proposed awning would not go beyond the edge of the stairway that is projecting 5 feet into the 10-foot side yard setback, which is allowable. She noted that the corrugated metal material and tan color of the awning would match the existing building. She also said that the Coconut Grove Marketplace provides 257 parking spaces in total, which is 54 more than the required 203 spaces, and that no additional parking is required for this proposed project. There being no questions of staff from the Commissioners, Chairman Roth called upon the applicant. Ms. Lopez introduced herself and said that she had nothing to add to Ms. Newlon's presentation. There were no questions from the Commissioners. Chairman Roth opened the floor for comments. He said that the main reason for the project appeared to be the safety and protection of the stairs, and that to him it had a ship gangplank sort of look that seemed in keeping with the building. He also commented that though small, it was a roof rather than an awning in his opinion, which was fine by him. Commissioner Werchick said it would be an improvement in that it would give the building a more finished look and enhance the view looking across the volleyball court. Chairman Roth added that the roof would probably weather better than a fabric awning over time. It was moved by Commissioner Werchick and seconded by Commissioner Crusat that the Commission approve the application as submitted. There being no discussion on the motion, a roll call vote was taken, and the motion carried with five ayes (Werchick, Crusat, Greenwell, Kilkuskie, and Roth), and one absent and excused (Kern). 2. PL-KVD-2022-000025: The applicant, Almodina Lopez of Tinguely Development,is requesting design review for a new awning at Humpy's Ale House, located on the first floor at the Coconut Grove Marketplace, at TMK 7-5-009:025, off Alii Drive. The 2 Kailua Village Design Commission December 13,2022,Meeting Minutes proposed awning would cover an existing dining lanai on the first floor of Humpy's Ale House. The new awning would be approximately six to ten feet wide, and would include skylights, lighting, ceiling fans, new fire sprinklers, and relocation of the existing sign. The awning roof materials would match the existing building with red metal roof, tan awning fascia,wood slats to match existing ceiling and brown paint on the railings. Applicant: Almodina Lopez of Tinguely Development Landowner: Coconut Grove Retail XIII LLC TMK: (3) 7-5-009:025 Location: 75-5801 Ali`i Drive, Kailua-Kona, HI 96740 The Commission took up this item at 2:49 p.m. Ms. Newlon gave a PowerPoint presentation on the application. She pointed out that the existing dining lanai to be covered by the proposed awning is projecting into the side yard setback; she said that this is permitted under Planned Unit Development No. 60, which allows the Coconut Grove Marketplace parcels to work together as one project with certain variances from the Zoning Code. She noted that the material and color of the awning would match the roof of the existing building. She reiterated that the Coconut Grove Marketplace has more parking spaces than required. She also mentioned that the applicant's landscape calculations showed that over 22 percent of the total land area is landscaped while the minimum requirement is 20 percent. She displayed a letter dated July 8, 2019, from the Planning Department to Tinguely Development regarding determinations of Special Management Area Use Permit Assessment for various modifications and improvements within the Coconut Grove Marketplace complex; she quoted the description of this particular project stating, "Install a new, metal frame awning over Humpy's lanai. The new awning would replace existing umbrellas and is intended to create a more cohesive appearance to entire facility. There will be no change to the existing building footprint." There being no questions of staff from the Commissioners, Chairman Roth called upon the applicant. Ms. Lopez said that she had nothing to add to Ms. Newlon's presentation. In response to Chairman Roth's question, Ms. Lopez confirmed that the new awning would not have a gutter and rainwater would just fall off the edge. There were no other questions of the applicant from the Commissioners. Chairman Roth opened the floor for comments. He said that he was fine with the idea of protecting the lanai and providing the shade; however, he wished the chunky edge of the awning had some detailing to match the existing roof, which has a gutter and a fascia that steps back and gives the appearance of thinner edge. Commissioner Greenwell expressed his concern about lack of gutters on the street side in particular because of pedestrians. Commissioner Kilkuskie commented that providing a little overhang could achieve the thinner edge design that Chairman Roth had mentioned and would also protect the lanai. Commissioner Greenwell questioned, however, if that would extend more into the setback. Chairman Roth agreed and said that there might not be enough room for an overhang but might be for a gutter. Commissioner Werchick pointed out that currently the lanai has no roof, and any rainwater falls on the lanai and onto the walking path; he questioned if such change to awning design would alter the burden on the front 3 Kailua Village Design Commission December 13,2022,Meeting Minutes passage. Commissioner Greenwell said in response that a roof without a gutter would make rainwater shoot out onto the sidewalk above people whereas rainwater coming off the lanai flows low onto the lawn. Chairman Roth noted that although it was hard to tell from the drawings in the application, there appeared to be a little landscape buffer between the lanai and the walkway. He said that he was inclined to approve the application, with a comment, but not as a condition, to include finer detail in the roof edge, potentially a gutter, if possible. Commissioner Greenwell concurred with Chairman Roth. Commissioner Kilkuskie said in clarification that her suggestion for providing the overhang was more in response to Chairman Roth's earlier comment and from a viewpoint of protecting the lanai, and that she had no problem with the overhang. Commissioner Werchick said that he would not recommend extending the overhang further since the lanai itself is already projecting into the setback. In response to Chairman Roth's question whether there is any room, Ms. Newlon confirmed based on the applicant's site plan that the majority of the lanai on the north side would go right up to the property line, and that if a gutter were to be added there, the awning would have to be cut back. Chairman Roth pointed out that that would not work because the posts had to be in line with the lanai railing and the awning edge. Commissioner Greenwell also pointed out that since the north side fronts the volleyball court that is a detention basin, the bigger concern was the street side; however, there seems to be plenty of room as a buffer. Chairman Roth agreed and added that there is a lot of grass in that space. It was moved by Commissioner Werchick and seconded by Commissioner Kilkuskie that the Commission approve the application as submitted. There being no discussion on the motion, a roll call vote was taken, and the motion carried with five ayes (Werchick, Kilkuskie, Crusat, Greenwell, and Roth), and one absent and excused (Kern). 3. PL-KVD-2022-000027: The applicant, Kevin Wilde, architect of FFKR Architects,is requesting design review for renovation and expansion of the existing Kona Temple for the Church of Jesus Christ of Latter-day Saints located at TMK 7-5-003:022. The project includes expansion of the Temple from 9,128 square feet to 12,325 square feet, exterior and interior renovations, and a request to increase the allowed height of 73 feet for the steeple, in lieu of the maximum height limit of 55 feet for the steeple,per Variance No. 959, to a proposed height of the steeple of 87 feet 8 inches, requiring a new variance application from Zoning Code. Applicant: Kevin Wilde of FFKR Architects Landowner: The Church of Jesus Christ of Latter-day Saints TMK: (3) 7-5-003:022 Location: 75-230 Kalani Street, Kailua-Kona, HI 96740 The Commission took up this item at 3:11 p.m. Ms. Newlon gave a PowerPoint presentation on the application. She showed a drawing of the existing temple and noted that the current height is 71 feet. She explained that the land is zoned Agricultural-5 Acres, which has a height limit of 45 feet with an additional 10-foot allowance for a steeple; Variance No. 959 approved in 1998 for this property raised the maximum height limit to 73 feet. She said that the current proposal is to further increase the height to 87 feet 8 inches 4 Kailua Village Design Commission December 13,2022,Meeting Minutes and expand the building footprint by approximately 3,000 square feet to 12,325 square feet. She described the design of the new tower and said that the angel statue would be similar to the existing one, and that the element below the statue would have decorative glass to be backlit. She said that this whole tower section of the building would be part of the new variance that is required for this project. She noted that the new monument sign shown on the illustration would require a sign permit application to be reviewed at a later date. Commissioner Greenwell asked if the proposal was to replace the existing statue with another one that was going to be several feet higher. Ms. Newlon responded that her understanding from the application was that the section with decorative glass below the statue is the new addition that would increase the overall height by about 16 feet. There being no further questions of staff from the Commissioners, Chairman Roth called upon the applicant. Mr. Corey Daniels from The Church of Jesus Christ of Latter-day Saints introduced himself and explained the height increase; he said that as part of this major renovation project, they are replacing all the mechanical and electrical systems, and that the additional space in the base of the spire is to house an air handling unit so that it will not be sitting on the rooftop. He further said that they are also trying to keep the height in proportion with the increased square footage of the building. The applicant, Kevin Wilde, concurred with Mr. Daniels' explanation and said he did not have any other items to present. Chairman Roth asked where the existing statue would be on the proposed elevation drawings. Mr. Wilde said in clarification that the existing tower would be demolished completely and not be reused. He then said in response that the new angel statue would start at 79 feet as shown on the elevations; therefore, the existing height of 71 feet, including the statue, would occur within the cupola element below the new statue. Chairman Roth also asked about height change of the main building. Mr. Wilde responded that there would be a slight increase from 20 feet 4 inches to 21 feet. Chairman Roth then asked for an explanation as to why the spire needs to be so much taller while the building itself is not going to be taller. Mr. Wilde responded with three reasons: that some mechanical is added to the base of the spire; that the building is expanded in length, so they try to maintain the proportion of the length versus the height; and that the tower element is modeled after the Honolulu Tabernacle, a Church of Jesus Christ of Latter-day Saints meeting building. In response to Chairman Roth's further question about the backlit element, Mr. Wilde said that it would be like a beacon or a lighthouse,which would fit in the area in their opinion and also fit some of the religious aspects and ideals of the temple. He added that the light would be a gentle backlit technique and would not be emanating from the spire. There being no other questions, Chairman Roth opened the floor for comments and said that he was fine with the proposed expansion of the building to the makai direction, which would not be noticeable from the highway and seems more balanced, and that he was also fine with the monument sign as illustrated, although sign was not part of the Commission review at this time. He said, however, that the added height and the backlit elements gave him pause, and that he was not sure about having the light inside of the spire as opposed to the existing indirect light that just makes the spire glow. Commissioner Werchick shared Chairman Roth's opinion that the horizontal expansion was not troublesome and would be unnoticeable from any distance; however, he would take strong exception to the increased elevation particularly if it was to be 5 Kailua Village Design Commission December 13,2022,Meeting Minutes illuminated in any way. He expressed his opposition and said that in his opinion it was an intrusion into the skyline, and that the building could be made attractive at its existing height, which is already substantial and quite visible from the surroundings. Commissioner Crusat agreed and said that she was not one for approving variances, for which the applicant might want to expand even more and ask again once the Commission approved this. Chairman Roth noted that the 73-foot height was already a variance, and that the applicant was asking for an additional 16 feet. Commissioner Werchick commented that had he been on the Commission when the variance to allow 73 feet was requested, he would have been opposed. He also said that he would not make a motion to approve with a condition to modify the tower because the Commission would be dictating a very significant change in design, which should be up to the architect in his opinion. He said further that he was inclined to disapprove. Chairman Roth said that he would like to see what the elevation would look like with a spire that meets the existing variance limit, as everything below the height limit was acceptable to him. He added that the spire is the most prominent thing from the roadway as is. Commissioner Werchick reiterated his agreement with Chairman Roth on the question about the backlit window and how essential that was. He also commented that when the sight of the neighborhood is dominated by a building like this, it tends to be viewed as the symbol and characteristic of the community regardless of the residents' religious faith. Chairman Roth pointed out that there are other churches in town with steeples, but that none of them appears to exceed the height limit as much. Commissioner Greenwell commented that he would be curious to know the steeple heights of Moku`aikaua Church and St. Michael's Church in comparison. Chairman Roth said that if they exceeded the limit even more, there might be an argument, but that he was not seeing that argument for this proposed extra height. Commissioner Werchick said that the steeples on the other churches are also more integral to the building structures themselves. Commissioner Greenwell said that the steeple was essentially a decorative element for which an auto dealer or restaurant would not have gotten their first variance approved. He further said that he did not have an issue with anything else because the building expansion would not be visible from any public places, but that it would be unfair in his opinion to allow a second excessive variance when there is a clear height restriction. There being no further comments from the Commissioners, Chairman Roth spoke to the options that the Commissioners could consider. He said that their role was to make a recommendation to either approve or disapprove; the Commission could also defer its decision to allow the applicant to make a resubmittal. He said in clarification that if the Commission voted to recommend disapproval, that would give the applicant the opportunity to go ahead and move forward with the negative recommendation. It was moved by Commissioner Werchick and seconded by Commissioner Crusat that the Commission recommend disapproval of the application. There were no discussions on the motion. A roll call vote was taken, and the motion carried with five ayes (Werchick, Crusat, Greenwell, Kilkuskie, and Roth), and one absent and excused (Kern). 6 Kailua Village Design Commission December 13,2022,Meeting Minutes ELECTION OF OFFICERS The Commissioners will conduct the election of Chairperson and Vice Chairperson for 2023. At 3:44 p.m. Chairman Roth opened the floor for nomination for chairperson. Commissioner Werchick nominated Chairman Roth to continue in his role. There were no other nominations for chairperson. Chairman Roth opened the floor for nomination for vice chairperson and nominated Commissioner Crusat. Commissioner Crusat pointed out that both she and Chairman Roth are holdover members. Chairman Roth agreed to have one of the positions filled by a new member and nominated Commissioner Kilkuskie. There were no other nominations for vice chairperson. It was moved by Commissioner Werchick and seconded by Commissioner Crusat that the Commission accept the slate by unanimous consent. There being no discussion on the motion, a voice vote was taken, and the motion carried unanimously. ANNOUNCEMENTS Next meeting is tentatively scheduled for January 10, 2023. Chairman Roth introduced this agenda item at 3:49 p.m. Ms. Newlon said that the application deadline for the January 10, 2023, meeting is December 19, 2022; therefore, staff would notify the Commissioners at a later date. Chairman Roth thanked the Commissioners for attending and getting the business done. He asked the Commissioners to think about recommending candidates for the three vacant seats on the Commission. ADJOURNMENT There being no further business, Chairman Roth adjourned the meeting at 3:51 p.m. Respectfully submitted, Noriko Sauer, Secretary ATTEST: Shaun Roth, Chairman Kailua Village Design Commission 7 Kailua Village Design Commission December 13,2022,Meeting Minutes