HomeMy WebLinkAboutLanihau Sign Variance No 635 - 87-2CERTIFIED MAIL
April 30,1987
Mr.Philip Russell
345 Queen Street,Suite 400
Honolulu,Hawaii 96813
Dear Mr.Russell:
Sign Variance Applications
Applicant:Lanihau Center venture
Tax Map Key:7-5-04:10
The Planning Commission at its duly held public hearing on
April 28,1987,voted to approve your applications,Variance Permit
No.635,which are for the signage program developed for the Lanihau
Shopping Center in Kailua Village,North Kona,Hawaii.
Approval of the requests are based on the following:
There are special or unusual circumstances applying to this
particular shopping center project which do not generally apply
to surrounding property,buildings ()r signs in the same
district.The subject parcel is situated in the area adjacent
to the mauka boundary of the Kailua Village Special District.
This area has been developed with two major urban type shopping
centers,a post office,bowling alley and bank with a different
building character than what has been established in the core
area.The subject development is heavily dependent upon the
visibility to vehicular traffic traveling upon the Queen
Kaahumanu Highway and Palani Road which serves as the gateway to
Kailua Village.The property is situated within the County's
General Commercial (CG)zone district,which is the highest
Commercial zone district sanctioned by the County of Hawaii
General Plan Land Use Pattern Allocation Guide Map.The
proposed sign variance requests deviate from the maximum sign
dimension standards stipulated by the Kailua Village Sign Code.
APR :3 0 j9S7
Mr.Philip Russell
April 30,1987
Page 2
The proposed Lanihau Center development and some of the adjacent
existing development was subdivided and developed subsequent to
construction of the Queen Kaahumanu Highway and adoption of the
Kailua Village Design Plan.Under this circumstance and with
the creation of different land and building patterns in this
particular area,the physical location of the proposed mall is
dependent upon exposure to vehicular traffic as well as
pedestrian traffic within the new shopping center mall.
Therefore,the primary dependence upon vehicular traffic for
this shopping center in deference to the more distinctive
Village atmosphere along Alii Drive has to be recognized and
evaluated.We have determined that there is a distinct
difference between the scale and size of the shopping center
development and the existing development of the makai area of
the Kailua Village Special District.In recognition of this
difference,the special circumstances relating to the variance
requests revolve around the varying signage needs of both areas;
the petitioner's development of an integrated and organized
signage program for the shopping center;and the inclusion of
elements of the Kailua Village Sign Code related to design,
material and color criteria within the petitioner's signage
program document.
The primary objective of the Kailua Village Sign Code is to
encourage and foster good sign design in harmony with the Kailua
village Design Plan theme and related elements of building
design,scale,proportion,and image.Attractive harmonious
integrated signs have been found to promote and enhance business
identification within shopping malls.In consideration of the
foregoing,there is a need to give special thought to the
relationship of signage ~o building design that is sensitive and
reasonable.To implement these objectives,the Kailua Village
Sign Code initially identified a core area within the Village
boundaries which receive special consideration with respect to
sizes of signs.In this core area,described as that area
bounded by Alii Drive,Palani Road,Kuakini Highway and Hualalai
Road,the maximum area that a sign can have is 12 square feet.
For the rest of the properties and structures within the Kailua
village Special District,the maximum sign size is 22 square
feet.The rationale for the smaller sign size within the Kailua
Village Core was due to the visitor/pedestrian oriented nature
of the Village.
The proposed sign variance requests are determined to be
reasonable given the following physical factors:the proposed
sign design in relationship to the proposed building design and
Mr.Philip Russell
April 30,1987
Page 3
unified theme of the development,the location of the subject
development mauka and outside of Kailua Village's defined
central core,and the petitioner's intent to foster a quality
and organized signage program for phase one of the center's
development.
The petitioner states unusual circumstances that exists to
a degree which interferes with the best use of signage for this
particular development.The buildings in phase one of the
proposed shopping center are oriented primarily towards the
interior parking lot of the development rather than towards
Palani Road.Therefore,the requested sign size,letter
dimensions and integrated compatible sign design sensitive to
building themes purported by the Kailua Village Sign Code should
not pose a negative visual impact from Palani Road and the Queen
Kaahumanu Highway.We have determined the proposed signs
exhibit good sign design,utilize appropriate sign materials and
color themes recommended by the Kailua Village Sign Code.
Due to the project's location of the subject property,the
foregoing circumstances cited above,an overall integrated
harmonious sign program,the granting of this variance would not
constitute a grant of personal or special privilege inconsistent
with limitations upon other properties under identical rules and
regulations.
The granting of the sign variances does not violate the
intent and purpose of either the Kailua Village Design Plan or
the Kailua Village Sign Code.The need to consider and,when
appropriate,allow signs that demonstrate good and sensitive
design have been articulated in the petitioner's signage program
for phase one of the subject development.In addition,the
proposed sign designs and visibility from existing
infrastructure have been adequately addressed without
compromising the intent of the Kailua Village Sign Code.
Accordingly,the proposed sign variance requests would not
militate against these purposes,nor would it materially affect
or be injurious to the public welfare,improvements,or property
rights in the near vicinity.
Approval of the variance requests are subject to the following
conditions:
1.The petitioner,successors or assigns/tenants,shall be
responsible for complying with all stated conditions of
approval.
Mr.Philip Russell
April 30,1987
Page 4
2.The approval of the sign variance requests shall be only
for what was requested and shall not preclude the
compliance with all other requirements of the Kailua
Village Sign Code.
3.The approval of the requested sign variances shall be for
the overall Lanihau Center development.However,should
any changes be made to the signage program for the
subsequent phases of the development that do not conform
with the approved variances and the Kailua Village Sign
Code,respective sign variances shall have to be applied
for and be secured from the County Planning Commission.
The submittal of any sign variance shall not be construed
to mean an automatic approval of that request.
4.The petitioner shall apply for and secure sign permits for
all proposed signs for the first phase of the Lanihau
Center development unless otherwise,exempted by the Kailua
Village Sign Code.
5.All other applicable rules,regulations and requirements
shall be complied with.
6.Should any of the conditions not be met or substantially
complied with in a timely fashion,the Director shall
initiate procedures to nUllify the variance permit.
Please feel free to contact the Planning Department if there are
any questions on this matter.
Sincerely,
9£~
Thomas A.
Chairman,
cc:Kona Outdoor Circle
Department of Public Works
Department of Water Supply
County Real Property Tax Division
Hawaii County Services,Deputy Managing Director's Office
bcc:Plan Approval Section