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HomeMy WebLinkAbout2009-08-11 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAIÒI MINUTES MEETING DATE: August 11, 2009 TIME: 5:00 p.m. PLACE: The MayorÓs Office Conference Room, Suite 103 Hanama Place Office Building in Kailua Village ROLL CALL 1.Members Present: Fanny Au Hoy , Paul Bleck, Cindy Coats, Fritz Harris-Glade, Stephen Herbert, Ann Kern, Sally Marone, Gregory Ogin, and David Ross, J 2.Applicants: Danette Mettler and John L. Hetherington. 3.Office of the Mayor: Wally Lau, Deputy Managing Director 4.Planning Department: Bennett Mark, Rosalind Newlon and Linh Lee 5.Public: None Chair Coats welcomed those in attendance, and the Commissioners STATEMENTS FROM THE PUBLIC ON AGENDA ITEMS None. UNFINISHED BUSINESS None. NEW BUSINESS 1.Update by Wally Lau, Deputy Managing Director, on the recruitmen KVDC Commissioners. Wally Lau thanked the Commissioners for serving on the Commissio today to provide a report on the status of the recruitments and regards to appointments, they are in the process of sending a no to Mayor Billy Kenoi for approval, to serve on the Commission. recruitment, they are evaluating other applications for other se when Greg OginÓs term expires, and that there are two other indi cultural and contractor/engineer slots. He has also talked to Corporation Counsel to initiate discussions with the Mayor to look at reviewing the membership c legislation to open up the requirements for recruitment. He sai come back to the Commission to seek input. Discussion 1 Commissioner Cindy Coats asked if they could refer people to Wal Mark. Wally Lau responded yes that they could refer people to b Commissioner Ann Kern inquired whether the Commissioners could p people that are on the recruitment list. Wally Lau suggested th Mark on that. Commissioner Sally Marone suggested that they try to fast track Wally Lau said that he will do the best that he can, and that he with the Mayor. Commissioner Greg Ogin said we have the Kailua Village Improveme paid entity, and we have the KVDC, and now there are two more gr Leeward Planning Commission and the Kona Community Development P Committee). He added that we are a population of about 40,000 t one million square feet of retail and office, etc. He said it s and would like to see less overlap between the Kailua Village Im KVDC and that he thinks there is a redundancy between what the g to see a folding in and meshing of what the groups are responsib the two groups are even at odds of each other, and suggested the discussions with the other organizations. Wally Lau thanked Commissioner Ogin and the rest of the Commissi comments. Bennett Mark suggested that the Commissioners ask the Department for the next meeting a discussion for the proposed change to the membership requirements to the Commission. 2.Design review of a proposed telecommunication facility located o building located in the Crossroads Shopping Center. Applicant: Partnership dba Verizon Wireless. Land Owner: A.R.B.P. LLC; Bo TR; Rapoza, Clarence S. TR; Viloria, Julie Ann TRST. TMK: 7-5-0 1000 Henry Street, Kailua-Kona, HI, at the intersection of Henry KaÒahumanu Highway. Staff Presentation Ms. Newlon oriented the Commissioners regarding the subject parc properties on the location map. She noted that the subject prop Commercial, minimum land area of 20,000 sq. ft. required for eac is located on approximately 64,837 sq.ft. 2 Ms. Newlon explained the proposed project is to locate a telecom rooftop of the Borders building at the intersection of Henry Str Hwy. She said that the height limit in CG -20 is 45 feet for bu exemption from height limitation for antennas of not to exceed t height limit, therefore the height of the antennas can be up to height of the Borders building is 40 feet measured to the midhip telecommunications facility is 9 feet tall, for an overall heigh the depth of the walls of the mansard roof is 7 feet, so the acc be partially enclosed within the rooftop area and that the box enclosure will house the 12 Î 8Ó tall antennas and that the 6-cabinets which will be secured to t will sit on top of the roof. She added that there will be a fib wall to conceal the panel antennas and that the screen walls hav the existing building. Ms. Newlon emphasized that this building is at a very visible in intake they did express concern to the applicant about the boxy suggested that some type architectural addition be added to the such as eaves along the top to blend in with the existing roof l said that tonight before the meeting, Ms. Mettler said that the rooftop telecommunication facility is at 98 per cent capacity, according to their engineer any more weight. Ms. Newlon said in closing that the flat roof telecommunication facility is inconsistent with the architectura for Kailua-Kona. Discussion: Commissioner Ogin asked if the eaves around the top of the enclo something lightweight to make it look like another false roof. they had also asked the applicant to consider other options such the applicant can report on the details of what she asked her en Commissioner Coats asked if the material already used was fiberg confirmed that the enclosure is made out of fiberglass. Commissioner Herbert opined that he did not like the look of the facility and other Commissioners agreed, and it was suggested th considered. Ms. Newlon also agreed, and thought that another bu visible location would be better. Commissioner Herbert suggeste building on the same rooftop would be better. Ms. Newlon respon the layout of the air conditioning equipment on the rooftop and applicant. Applicant Presentation Danette Mettler, consultant for Verizon Wireless, showed the partial site plan of the rooftop to explain where the existing air conditioning condensers are an available locate the telecommunication facility were in two loca 3 she chose was the better of the two. She said the enclosure was elevator parapet. She showed photographs of various rooftops in out a hotel that had a similar roof and with a parapet on top. examples of buildings that didnÓt have sloping roofs according t Kona, and then showed a building along Waterfront Row which had rooftop with clearstory windows. Ms. Mettler said she responded to Ms. NewlonÓs request for a sim fiberglass enclosure by going back to the architect with some su use of matching roof tiles were ruled out due to their weight, s 98 percent, and that the use of fiberglass for eaves would incre the antennas cannot be blocked in any way, which would result in noted that they already have to reinforce the rooftop to handle telecommunication facility, so they cannot make it heavier. Ms. other locations, such as LoweÓs, Safeway, the office building ab building, and Walmart, and said she either received negative responses, no responses, or that there was no room on their roof tops. She said that is the exte Discussion Commissioner Harris-Glade commented that they recently looked at a tower at the last meeting by Verizon Wireless and wondered how many more towers th be reviewing. Ms. Mettler responded that she did not know becau frequency (RF) engineer, but as far she knows, this is the last her for awhile. She explained that they do have capacity issues growing, which why they requested the recently proposed cell towlai Road. She said they also have one at Lunapule Road, and one in the Old Commissioner Harris-Glade added that he received notice of a newlai Road, near Huihui Ranch. Ms. Mettler responded that that was outside of the Village. Commissioner Harris-Glade responded that we are seeing a proliferation of towers and no one is giving them a master plan of where they are going to be l seeing applications for them one at a time. He said that he wou until legislation gets approved on how future towers are going t Commissioner Coats said that would be a good recommendation to f Department. She also commented that when it presented to the Co only place it can be located, that it should not just be mechani locations have first been looked at as options. Ms. Mettler responded that she did look at other options, that t asked what she can do to prove that is the case. Chair Coats re see more discussion on the other options. 4 Commissioner Ogin said that he would like to hear more from the more ways to create a hip roof or create something that ties in that there are pads available up around Walmart and that if this then maybe they buy a pad and put up a Verizon store and install also would like Verizon to explore some other options. Ms. Mettler responded that there were some other options to make reducing the antenna size, but the RF engineer said they could n to make a recommendation that you would not approve it with a rooftop facility, then he would be forced to not provide that. The other option was to consider moving the batteries off the rooftop to reduce the load, however, there is very littl Borders building, and since they need a 3 foot clear space, they the landscaping. However, by reducing the antenna size and movi open up some other design options. Commissioners Harris-Glade and Herbert asked if there was room t cell tower designed to look like a palm tree) at Borders. Ms. M room, and that you need enough room for foundation and footing. Commissioner Ross said that he asked if a master plan was develo proactive and provide one. Ms. Mettler said that when they come application they are asked to show a schematic of the current lo show how the cell sites connect to each other, but that there is Ross responded that that shows that there is an engineer that is to put the next one. He said there should be a plan somewhere, one of our meetings and inform the Commissioners about the locat Ms. Mettler said that she thinks it is proprietary information f take back their recommendation to Verizon and see if they will v schematic plan. She said they know what they have coming up as issued, and there are already holes in it. She went on to say, five, or every 10 miles, however, however, it is different for denser areas like Kailua Village. Commissioner Ogin responded that Verizon is just one vendor, and 5 other vendors out there and that this is a needed service for being master planned and where is it being allowed in West Hawai that with four commissions on this side of the island that we sh process. The Commissioners asked the applicant if she had worked as dilig LoweÓs or one of the other building owners to use their roof for telecommunication facility. Ms. Mettler said she has an email f with their General Manager of LoweÓs who took it to her superior not interested, as was the same response with the other building 5 Commissioner Au Hoy asked what would be her options if the Commi Mettler said she would go back and ask everyone again, then go back to Verizon and say that the Commission denied it in this area, and say she could not fin criteria, and they would probably issue it to another consultant Commissioner Coats said what if there wasnÓt any room on that ro have gone. Ms. Mettler said they had 3 other buildings and this Verizon Wireless needs 5 cabinets. She went on to say she has a that they have been very cooperative. She said she is willing to go back and try and make it look nicer, but doesnÓt know if she can go back and try to find already exhausted those options. Commissioner Harris-Glade asked what drove the decision to put t around the antennas. Ms. Mettler said that she thought it would community plus it is part of the CC & RÓs for the commercial sub Commissioner Ross asked Bennett Mark if the cell tower that look built in the setback. The response was that a tower has a setba every 5 foot of height. Commissioner Ross asked about the three vacant lots nearby and w possible site for a tower. Ms. Mettler responded that it harder because the owner doesnÓt want to box themselves in for the litt this facility, if they already know what they area going to do o to fit it in. Commissioner Ogin asked if she would work with the owner if they it, would they tear down the telecommunication facility. Ms. Me telecommunication facilities cost over $100,000 to build and the to cover the cost of relocation, and no landlord would agree to Bennett Mark suggested that the Commission decide to approve the rather denying the project, because it makes it hard for the Pla the Plan Approval if they deny it. **Commissioner Ogin at this time made a motion to send a favorable recommendation to the Planning Director the approval of the proposed project as submitted with the following recommendation: Request that the applicant come back with a revised design for a facility to match the architectural design and color of the exis 6 The motion failed with no second. Discussion There was discussion among the Commissioners whether the re-subm should come back before the Commission or be reviewed by the Pla determine if the re-submittal meets the criteria of the recommen discussion whether to defer the motion or approve the project wi Ms. Mettler requested that the Commissioners provide clear instr Commissioners would like to see in the revisions to the telecomm she could take that request to her architect. The Commissioners decided that they wanted the revised design to design of the roof using either roof tiles that matched the exis some other aesthetically pleasing alternative. After further discussion, the Commissioners decided that due to alternatives that could arise with different roof pitch, or use of tile material alternatives for the rooftop telecommunication facility, that they would want the for their review. Ms. Mettler commented that if that they canÓt structurally make with the exact pitch, that they may need to go with a fiberglass roof, then the Commission would want to see the revised design. Commissioner Coats agreed and said that the Commissioners would design, no matter what materials they used. Commissioner Bleck noted that there may be other solutions other maybe the antennas be lowered, or use some other treatment, othe Ms. Mettler responded to the comment and suggested that maybe th modified to look like a lighthouse tower, or some other feature. Action The Commissioners decided to modify the original motion and inst motion: It was moved by Commissioner Ogin, and seconded by Commissioner on the proposed project as submitted. Request that the applicant return to the Commission with a revis telecommunication facility to match the architectural design and to come back with other aesthetically pleasing design alternativ 7 A roll call vote was taken and the motion carried with seven aye Bleck, Kern, Ross and Ogin) and one nay (Harris-Glade). 3.Design review of proposed awnings to cover an outside eating area on the second floor of LuluÓs Restaurant. Applicant: John L. Hetherington of HawaiÒi Owners: Gregory Tr.,Eugene K; Anekona LLC; LRG Real Estate LP. TMK(s): 7-5-009:025 and 027. Located at 75-5819 AliÒi Drive, Kailua-Kona, HI, at th Marketplace. Ms. Newlon explained that the request is to install two awnings that on the second floor of LuluÓs restaurant. She noted that t designated Resort-Hotel 7.5, with a required land area of 7,500 sq. ft. required for each dwelling unit (V-7.5) and is located on combined area of approxi explained that this action also requires an amendment to their P (PUD) Permit and a Special Management Area Assessment. Ms. Newl PUD allowed the bridge to connect the two buildings that crosses allowed seating in that area, but did not permit the area to be Ms. Newlon explained that the applicant is proposing two awnings 25Ó by 34Ó or 850 sq. ft and the second one, Awning ÐBÑ, measuri sq.ft. She added that the awnings have been designed to match a building with eaves around the edges of the awning, giving it mo just a regular awning, and that the steel frame will be painted building, and the awning will wrap itself around the frame so mu from the street. She said the color selected for the vinyl cove buildings, is fire retardant according to the manufacturerÓs spe warranty of 8 years when attached to a fixed frame. Ms. Newlon said she asked the applicant during intake if they wo permanent awning with matching roofing materials, and the applic were interested in this option only at this time, due to the tim they are working in and that it is an economic choice. Ms. Newl mentioned that they are trying to provide an outdoor seating are possible so that when it rains; they can continue to use this ar Ms. Newlon stated that the architectural guidelines of the Maste identify the use of natural materials, which are preferred to in in this case vinyls. She said another question to ask is the scale of the awnings compared to the rest of the roof areas. She added that the largest of the t which encompasses a large area and will be visible from nearly a from AliÒi Drive and the mauka elevation. Ms. Newlon also noted that according to the Master Plan for Kail of outdoor spaces that invite pedestrians to linger and enjoy th existing architectural design elements that characterize Kailua- galleries, arcades, patios, providing broad overhangs, creating 8 along with the other guidelines which specify the use of natural work or railing accents, and keeping buildings low rise and simp Ms. Newlon said that that there were awnings in place in LuluÓs been removed since they were not permitted by the PUD. She show Commissioners an idea of what the proposed awnings may look like different design and color. Ms. Newlon said that the Commissioners previously approved an aw vinly material made by the same manufacturer for Outback Steakho Marketplace to cover their outdoor seating area, and that Outbac match their roof. Discussion Commissioner Herbert asked if there were any code violations at Newlon responded that there are pending violations at Bongo BenÓ first floor, but none for LuluÓs, however; LuluÓs does have to g amending their PUD permit and Special Management Area applicatio Commissioner Bleck asked if there was adequate parking for the a seating. Ms. Newlon said according to their parking analysis th the parking for the outdoor seating was already taken into accou area was first added. Applicant Presentation John Hetherington of HawaiÒi Design Group, representing LuluÓs R involved in this project initially because of occupancy issues r Commission and the Fire Department. He said there were also building code issues since the combined area with the building crossing over two parcels is now He said anything over 5,000 square feet has to be installed with they also have to install fire alarms, at a cost of about $160,0 that owner did put the blue awning up because he thought he had Hetherington did mention that he spoke to the owner about instal but the cost would be about $150,000 or more for a permanent str for the awning. He said they did look at colors to try and blen the steel frame will be painted white to blend in with the trim. Discussion Commissioner Ogin asked him to discuss the parking calculations. that when the Plan Approval in 1989 or 1990 was done for the bri buildings, which was done after the PUD permit, the parking calc for the outdoor seating. 9 Mr. Hetherington went on to say with the awning up people were a forth between the two buildings when it rained. Commissioner Ogin said when Coconut Grove Marketplace was design was originally 1 stall per 200 square feet, and that since that 300 square feet, that it has resulted in an excess amount of req Commissioner Coats asked if having an awning over the seating ar occupancy for the restaurant. Mr. Hetherington responded that t restaurant assumes that area is part of the restaurant. He said approval that once the awning is up the sprinklers will have to Commissioner Ogin said that once the bridge was installed that L square foot restaurant to a 9,000 square foot restaurant, which requirements, such as the fire sprinkler system. Commissioner Coats asked if the awing will also have a fire sprinkler system installed. Mr. Hetherington said it will be installed in the steel framework of Action It was moved by Commissioner Kern, and seconded by Commissioner recommend to the Planning Director the approval of the proposed A roll call vote was taken and the motion carried with seven aye Bleck, Kern, and Ross), one nay (Harris-Glade), and one abstain 4.Discuss how future telecommunication towers and antennas will be Village Special District and make recommendations to the Plannin up with a consolidated plan for existing and proposed telecommun antennas. Discussion Commissioner Ogin asked which of the four Commissions on the wes should address this issue. Commissioner Harris-Glade opined that he thought the Planning De lead. Commissioner Ross said there is a need for legislative amendment telecommunication tower infrastructure. He also said that maybe Development Plan having a design group that they could assist, h the Planning Department needs to take the lead. 10 Commissioner Ogin said that HawaiÒi Electric Company had to put location of their poles, so similarly, the cell tower companies thing. Commissioner Ross asked Bennett Mark if there were any programs cell towers. Bennett Mark said it was similar to the County of required in Agricultural Districts. He stated that we also require Plan Approvals in commercial districts, and Use Permits are required in residentia master plan. Commissioner Coats said that when a vendor wants to install a to Planning Department and the KVDC. Bennett Mark said that is the but outside of the KVSD they go through the Planning Department from the FAA and FCC. He said there is no requirement to colloc new cell tower. Commissioner Coats inquired if the Planning Department could ask plans are for the next 5 years for installing cell towers in Kai Rosalind Newlon noted that plan approvals require mitigation for odor and noise and suggested that the zoning code be amended to require that plan a visual impacts. She said if applicants were required to mitigat installing cell towers, that if they are near palm trees, the ce a palm tree, or monopalms as they are called, or if they are nea to look like pine trees. Commissioner Ross suggested that the Commission make a recommend Director based on the recommendation from staff, to amend the zo approvals mitigate for visual impacts and to also ask cell tower companies to provide plans for the future installations. Rosalind Newlon also suggested that the telecommunications section of the zoning code could also be amended to require more steps that an applicant ta cell tower, such as considering co-location, and determining the exceed 100 feet in height, etc. Commissioner Coats commented that maybe if our criteria was stricter, and they (Verizon) would have to back to the building owners for alternative locati Commissioner Herbert said they should be treated just like the u sewer and power, which all have master plans. He further stated with telecommunication facilities could write a master plan for Bennett Mark suggested that the Commissioners decide whether the recommendation for the Village area only or island wide. Commissioner Ross asked if there was a similar commission in Hil that this is the only commission that looks at design, but there Commission. 11 Commissioner Ross asked staff if they thought the Commissioners telecommunication facilities should be limited to the KVSD or island-wide. Rosalind Newlon suggested that requesting that the zoning code be amended impacts would help with all applications for cell phone towers. Bennett Mark agreed and said that a lot of time is spent over th trying to address visual impacts. He said if the zoning code wa help with the siting of cell towers, whether they can co-locate, lot of concerns will have already been addressed before it comes Commissioner Herbert suggested we write letters to each of the t vendors and ask what there plans are for the next 10 years, then review their request and determine if it is feasible. Commissioner Ross suggested that staff prepare a draft recommend Commissioners should forward to the Planning Director. Commissioner Marone requested that we add in the requirement for towers, for referred to the one located in Old Industrial that i unsightly. She said she would not like to see any more of those Commissioner Ross asked if we needed a motion to request that th letter sent to the telecommunication facilities requesting infor no, that that is a letter that can be sent by the Planning Direc the next meeting when we have something drafted on the other rec 5.KVDC - Open discussion of the Commissioners to consider revision - Kailua Village Signs, to forward to the Department of Public W Discussion Commissioner Marone expressed her concern that this was a rather discuss and thought we were going to have a sign committee to ad sign code. Commissioner Harris-Glade said that Chris Domino from the Building Division is getting ready to issue the revised Sign Code. Commissioner Coats responded that Chris Domino was not going to Commissioner Harris-Glade asked if he could take a look at the revised Sign Code, and he said it is still being written. 12 Bennett Mark said that the Planning Department had a brief time he asked the Public Works Information Officer whether they shoul what they had to the Design Commission, they said this was to be first, and at that point, that is what he decided to do. Bennet Commissioner Harris-Glade has just said, it appears that is not Action The Commissioners decided it would be best to defer action on th additional information is obtained about the revisions to the Si ADMINISTRATIVE MATTERS 1.Minutes of the Meeting of June 23, 2009 It was moved by Commissioner Ogin and seconded by Commissioner R of the June 23, 2009 meeting be approved as circulated. Motion a voice vote of all Commissioners in attendance. ANNOUNCEMENTS Bennett Mark announced hat for the upcoming HCPO, HawaiÒi Congre due to funding problems, we will not be able to send a Commissio Commissioner Harris-Glade asked if they could go on their own an Commissioners or would they be going as a private citizen. Benn themselves as Commissioners. Bennett Mark said that the conference will be held at Sheraton i combined with the group that handles GIS information, and also T projects will be discussed. ADJOURNMENT There being no further business, at 6:55 p.m., it was moved by C Commissioner Marone that the meeting be adjourned. Motion was u vote of all Commissioners in attendance. Respectfully submitted, Rosalind Newlon, Planner A T T E S T: Cindy Coats, Chair Kailua Village Design Commission 13