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Home My WebLink AboutCOM 0642.000 2018-2020 - Niumalu Sign Master Plan Submission for Council Approval1 J 4YfOi Harry Kim David Yamamoto,P.E. Mayor Director tTE•OF•NIDAWitOkabe Allan G.Simeon,P.E. Managing Director Depxrty Director County of Hawaii DEPARTMENT OF PUBLIC WORKS 3 Aupuni Center 101 Pauahi Street,Suite 7-Hilo,Hawaii 96720-4224 808)961-8321 - Fax(808)961-8630 public works a hawaiicountY.Bov November 19, 2019 ru HONORABLE CHAIRMAN AARON CHUNG AND MEMBERS OF THE HAWAII COUNTY COUNCIL HAWAII COUNTY COUNCIL H I LO, HAWAII 96720 I3 SUBJECT: A RESOLUTION GRANTING A VARIANCES FROM CHAPTER 3, SECTIONS 3- 1 5(a), 3-6(b)(3), 3-58(a)(2)(B), 3-58(a)(5)(B), 3-58(c), 3-59(x)(4), and 3-60(a), HAWAII COUNTY CODE 1983 (2016 EDITION, AS AMENDED), TO ALLOW CONSTRUCTION OF CERTAIN GROUND AND WALL SIGNS AT THE NIUMALU MARKETPLACE, PROPERTY LOCATED AT 75-971 HENRY STREET, KAILUA-KONA, HAWAII, 96740, TAX MAP KEY NO.: (3) 7-5-004:007. Pursuant to Hawaii County Code (HCC) Chapter 3, Section 3-22(a), I am forwarding the proposed Signage Master Plan for the Niumalu Marketplace. The Owner of the property is Kona Owner, LLC, who's Agent and Applicant is Linda Schatz, and whose phone number is (808) 428-8717. The Applicant is requesting variances from Hawaii County Code, Chapter 3, Sections 3-5(a), 3 6(b)(3), 3 58(a)(2)(B), 3-58(a)(5)(B), 3- 58(c), 3-59(x)(4), and 3-60(a) relating to the subject property referenced above.j Please find attached: A copy of the draft Signage Resolution; the Signage Master Plan for the Niumalu Marketplace dated 08-01-2019, showing the proposed signs under consideration for variance approval, as further described in the draft Signage Resolution- a Variance narrative dated 08-01-2019, to accompany the Signage Master Plan and provide specific details on the variance requests; and finally letters from the Kailua Village Design Commission dated 01-09-2019 and 03-06-2019 confirming their recommendation that the County accept the requested variances based on the Signage Master Plan dated 08-01-2019. Just to provide a brief background, Kona Owner is developing the new Niumalu Marketplace commercial complex on a 19.547-acre site to the southeast of the Lanihau Center, and makai of the Queen Ka'ahumanu Highway and Henry Street intersection. Phase 1 of the Niumalu Marketplace currently consists of approximately 175,270 sq. ft. of commercial space. The County has approved Building Permits for Buildings 1 through 6, and Buildings 10, 14, and 15, and trellis work on Buildings 2 through 6, and construction activities on the project site are currently underway. Comm. X w —` fs. Lk County of Hawaii is an Equal Opportunity Provider and Employer. Ref. Date NOV Lr 1 201 Since the Niumalu Marketplace is a large commercial center, Signage Master Plan was intended to provide the KVDC and County Council an opportunity to evaluate the sign variances needed for the entire project as a whole, rather than presenting individual variance requests for consideration piecemeal over the course of the development, which would take up valuable County resources and time. The Signage Master Plan attempts to address all the foreseeable signage presently needed within the Project, while also establishing signage guidelines for future tenants. The Applicant believes that there are unique circumstances that would justify the granting of the requested variances, such as the existing physical condition of the property. For example, the finish grade of the Property is approximately 32 feet below the finish grade at Queen Ka'ahumanu Highway, and the rooflines of all buildings will be about 8 feet below the finish grade at Queen Ka'ahumanu Highway. With the exception of the Building 4 (Safeway) tower, the visibility of the project appears to be severely limited due to the finished topography. The Applicant believes that larger and additional signage would better identify the Niumalu Marketplace project to the general public. The Applicant also believes that the granting of the requested variances will not adversely affect the rights of the adjacent property owners or tenants, because the Applicant is proposing extensive landscaping to buffer views from the adjoining properties. The Applicant indicated that the project landscaping will include numerous large canopy trees located along the Queen Ka'ahumanu Highway and Henry Street frontages (as required and recommended for approval by KVDC) to minimize the visual impacts of the Niumalu Marketplace on its neighbors and their businesses. The Applicant also believes that the requested variances will not unreasonably violate the interest, safety, convenience or general welfare of the public, as the Applicant indicated that they paid great care to develop signs that would be minimally intrusive and compliment the surrounding area. The Applicant also informed that they carefully evaluated the proposed sign locations to help to minimize impacts upon those driving through the area. The Applicant believes that the strict application of Chapter 3 of the Hawaii County Sign Code would create an unnecessary hardship, as it would deprive them of the ability to effectively market the Niumalu Marketplace due to the existing site constraints. According to the Applicant, the strict application of the Chapter 3 could also create potential traffic and public safety situations, as drivers could get distracted due to the limited visibility of smaller signs as required by the Sign Code. The Applicant believes that additional and larger signs will allow drivers to view signs from a greater distance to initiate lane change and turns in a safe manner. APPR VED David Yamamoto Harry Kim Director of Public Works Mayor cc: BLD Public Works and Mass Transit Committee Chair (w/attach) County of Ha\waii is an Equal Opportunit.v Provider and Employer. The Marco Polo 2333 Kapiolani Blvd. Honolulu,Hawaii 96826 Ph: (808)941-5021 Fax: (808)949-0481 email: cld@clarencelee.com August 1, 2019 To: Mr.David Yamamoto Director Department of Public Works County of Hawai'i 101 Pauahi Street, Suite 7 Hilo, Hawaii 96720 Attn: Neal Tanaka/Kelly Wilson Fr: Richard Vierra Clarence Lee Design&Associates, LLC Re: Sign Master Plan Project: Niumalu Marketplace Applicant: Kona Owner, LLC TMK: (3) 7-5-004:007 (the "Property") We have been retained by Kona Owner,LLC to assist with the preparation and processing ofa Sign Master Plan for the Niumalu Marketplace project located at TMK: (3) 7-5-004:007. The following will provide a detailed description of the Niumalu Marketplace project, along with descriptions of the proposed signs and the requested variances from the Sign Code sought by the enclosed Sign Master Plan. The types of signs and variances described in the following sections below were initially discussed with the Kailua Village Design Commission("KVDC") on January 9,2019,which resulted in a revised Sign Master Plan submittal that the KVDC ultimately recommended for approval on March 6,2019. See attached "Exhibit A". I) Project Description: Niumalu Marketplace is a new shopping complex planned for an 19.547-acre parcel located at the corner of Queen Ka`ahumanu Highway and Henry Street within the Kailua-Kona urban core. The Niumalu Marketplace is also neighbor to Lanihau Center-Phase 1,which is directly adjacent to its northwestern border. 1 The Niumalu Marketplace presently consists of approximately 182,770 sq. ft. of commercial space comprised of nine(9)strictures currently under Building Permit plan review,with an additional four(4) free standing building pads consisting 10,500 sq.ft to allow for future commercial space. The Niumalu Marketplace will include the following elements: A 63,102 sq. ft. Safeway store that will serve as the primary anchor tenant for the Niumalu complex. Four(4)major commercial tenants,with building sizes ranging between 6,000 sq. ft. to 23,144 sq. ft. Two (2), 2-story mixed use buildings comprised of office and retail spaces. Various in-line tenants. Landscaped gathering place with keiki play area. 710 parking stalls(only 609 parking stalls are required by Hawaii County Code). 720 sq. ft.public restroom facility. Future gas station and convenience store. Three(3)future quick serve restaurants. II) Physical Characteristics: Niumalu Marketplace is located adjacent to Queen Ka'ahumanu Hwy. along its northeastern border and Henry St. along its southeastern border. Lanihau Center-Phase 1, is fronting the northwestern border of the Property,while the southwestern border of the Property is fronting the 85-unit Kalanikai condominium project and the 95-unit Kailua Bay Resort condominium project. 15-foot wide front yard setbacks are required along Henry St. and Queen Ka'ahumanu Hwy, and there are no required side yard setbacks along the other 2 adjoining property lines. The Niumalu Marketplace will be approximately 32 feet below Queen Ka'ahumanu Hwy. at build out, and due to this severe grade separation, visibility of the project along Queen Ka'ahumanu Hwy will be restricted. The Applicant is planning to install large canopy trees located along the Queen Ka'ahumanu Hwy. frontage as required and recommended for approval by KVDC), to further limit visibility of the Niumalu Marketplace from pedestrians and vehicles traveling along this thoroughfare. There are two vehicle entrances to the Niumalu Marketplace,both of which are located along Henry St. The upper(mauka) entrance is designated as the main entrance to the Niumalu Marketplace. A new traffic signal will be installed at this intersection with Henry St. The lower(makai)entrance will serve as a secondary entry point to the Niumalu project, and will also continue to serve as thoroughfare to the adjacent Lanihau Phase 1 property. The lower end of the Property is raised above Henry St. by approximately 10 to 15 feet. III) Hawai'i County Code Excerpt 1 The following will provide a summary of the applicable Hawaii County Code requirements and criteria for any Sign Variance Application. A) CHAPTER 3: SIGNS Article 1. Signs. Division 6. Variances. Section 3-22. Variances (Excerpts). 2 z i a) In unique cases where strict enforcement of this chapter would result in unnecessary hardship or practical difficulty, and where desirable relief may be granted without detriment to the public interest,convenience or welfare, the Hawaii County council may grant,by resolution, a request for a variance from any provision of this chapter. b) Variance applications shall be submitted upon a form designated by the director and shall include at a minimum,the following information and attachments: 7) An explanation ofany unique circumstances, in particular, those arising from peculiar physical conditions not ordinarily found in most districts, peculiarity ofthe business or other special event or circumstance; 8) An explanation of whygranting the variance will not adversel affect the rights of adjacent property owners or tenants, including an explanation ofalternative measures if any, that the applicant is proposing to take in lieu ofcompliance with the applicable code section; 10) An explanation ofwhy the variance will not unreasonably violate the interest, safety, convenience, or general welfare ofthe public; 11) An.explanation ofwhy a strict application ofthe terms of this chapter would work an unnecessary hardship and practical difficulty upon the applicant or the community; 13) If applicable,the Kailua Village design commission's and/or any advisory commission's written recommendation; B) Justification for Granting a Sign Variance Application. The following will provide the Applicant's justifications to address the four(4)criteria utilized for evaluating the merits for granting a Sign Variance Application in the Hawaii County. 1) There are unique circumstances due to the existing physical condition of the land that would justify the granting of the requested variances, as the finish grade is approximately 32 feet below the finish grade at Queen Ka'ahumanu Hwy. and the rooflines of all buildings will be about 8 feet below the finish grade at Queen Ka'ahumanu Hwy. Except for the Building 4 tower(Safeway), visibility of the project is severely limited due to the finished topography. Larger and additional identification signage would allow customers and the general public to better identify the Niumalu Marketplace project. 2) The granting of the requested variances will not adversely affect the rights of the adjacent property owners or tenants,because the Applicant is proposing extensive landscaping to buffer views from the adjoining properties. Extensive landscaping, including large canopy trees located along the Queen Ka'ahumanu Hwy. and Henry St. frontages (as required and recommended for approval by KVDC) will limit the visibility of the Niumalu Marketplace, and all buildings from adjacent properties and their businesses, and vehicles and pedestrians traveling along both thoroughfares. 3) The requested variances will not unreasonably violate the interest, safety, convenience or general welfare of the public, as the Applicant paid great care to develop signs that would be minimally intrusive and compliment the surrounding area. The Applicant also carefully evaluated the proposed sign locations to help to minimize impacts upon those driving through the area. Entrances to the project are along Henry St.,which will help to maintain safety,the free flow of traffic, and integrity 3 of Queen Ka'ahumanu Highway. The main entrance to the Niumalu Project is approximately 500 feet south of the Queen Ka'ahumanu Hwy. and Henry St. intersection. The second, lower entrance is at the southern(makai) end of the property off ofHenry St. Each driveway entrance is approximately 700 feet apart. The approximately 19.5-acre size of the Property and the length of the roadway frontages along Queen Ka'ahumanu Hwy. (940 feet)and Henry St. (1,250 feet), allow for the proposed ground signs to be sufficiently spaced apart to minimize the impact of additional and larger identification/directory signs from adjacent properties, and their businesses and vehicles, and pedestrians traveling along both thoroughfares. 4) The strict application of the terms of the Hawaii County Sign Code would create an unnecessary hardship on the Applicant, as it would deprive the Applicant of the ability to effectively market the property due to the existing site constraints. The strict application of the Sign Code could also create traffic and public safety situations,as drivers may get distracted due to the limited visibility of smaller signs allowed by the Sign Code. Additional and larger signs will allow drivers to view signs from a greater distance to initiate lane change and turns in a safe manner. IV) Sign Variance Requests A) Sign Type GR-ID-lA and GR-ID-IB: Niumalu ID/Directory(See Sheets G-3 thru G-5) Sign Variance Request No.Al Hawaii County Code Requirements: Hawaii County Code Section 3-5 -Multi-faced signs. a) The sign area/size for a sign with more than one face shall be computed by adding together the area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that both faces cannot be viewed from any point at the same time, and when such sign faces are part of the same sign structure and are not more than twelve inches apart, the sign area/size shall be computed by the measurement of one ofthe faces. Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory) is a 2-sided ground sign located at the Queen Ka'ahumanu Highway/Henry St. intersection with identical sign faces placed back-to-back. There is a 24-inch separation between sign faces. GR-ID-1 exceeds the twelve(12)inch maximum separation for 2-sided ground signs allowed under HCC Section 3-5(a)by twelve(12) inches. Niumalu requests a variance to HCC Section 3-5(a) to permit the installation of a 2-sided ground sign with twenty-four(24)inch separation between identical sign faces placed back-to-back. KVDC Recommendation: At the 1/8/19 KVDC meeting, the Commission recommended relocating GR-ID-1 to Henry Street, reducing the overall size to 50 square feet and reducing the overall height to five (5)feet. The Owner submitted revised documents, maintaining GRID-1 location at the intersection of Queen Ka'ahumanu Hwy. and Henry St.but set back approximately five(5) feet further from the Queen Ka'ahumanu Hwy. property line and mounted on top of the rock retaining wall. The overall size has been 4 reduced to fifty(50)square feet&the sign area to 39 square feet and the overall height of the rock wall has been reduced to five(5)feet. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. Sign Variance Request No.A2 Hawaii County Code Requirements: Hawaii County Code Section 3-58. Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park,other public place or pedestrian way shall be: 2) Ground sign. B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two square feet for any building or portion of a building under separate management or control and not exceed eleven feet in elevation from the ground. Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory)sign area is thirty-nine (39) square feet. GR-ID-1 exceeds the twenty-two(22) square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by seventeen(17) square feet. Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground sign having a sign area of thirty-nine(39) square feet. KVDC Recommendation: At the 1/8/19 KVDC meeting, the Commission recommended reducing the overall size of GR-ID-I from sixty-three(63) square feet to fifty(50)square feet and the sign area from forty-four(44) square feet to thirty-nine(39)square feet. The Owner submitted revised documents,reducing the overall size of GR-ID-1 to fifty(50) square feet and the sign area to thirty-nine (39) square feet. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. Sign Variance Request No.A3 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. 5 Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory)main ID lettering is twelve(12) inches. Lettering exceeds the nine(9) inch maximum letter height allowed under HCC Section 3-58(c)by three(3)inches. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of letter height at twelve 12)inches. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting, the Commission recommended approval. Justification for Variance Request Nos.Al to A3 for Sign Type GR-ID-1: The Property and all buildings within the property are well below Queen Ka'ahumanu Hwy. (approx 32 feet below),which severely restricts visibility for vehicles traveling along Queen Ka'ahumanu Hwy. Large canopy trees will be located along the Queen Ka'ahumanu frontage (and required and recommended for approval by the KVDC)and will further limit visibility of the Niumalu project. Limited visibility of the buildings and signs within the Niumalu project will reduce the impact to vehicles travelling along Queen Ka'ahumanu Hwy. and increase the need for a larger ground sign to identify the project. The 940-foot length of Property frontage along Queen Ka'ahumanu Hwy. reduces the overall visual impact of a larger ground sign and seems to be proportional and reasonable in relation to the overall size of the Property. The larger lettering allows viewing from a greater distance,thus allowing vehicles to reduce speed and initiate turn signal in a safe manner. B) Sign Type GR-ID-3A and GR-ID-3B: Gas Station Price Sign, 2-Sided See Sheets G-6, G-8& G-10) Sign Variance Request No.B1 Hawaii County Code Requirements: Hawaii County Code Section 3-5 -Multi-faced signs. a) The sign area/size for a sign with more than one face shall be computed by adding together the area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that both faces cannot be viewed from any point at the same time, and when such sign faces are part of the same sign structure and are not more than twelve inches apart, the sign area/size shall be computed by the measurement of one of the faces. i 6 Variance Request: GR-ID-3 (Gas Station Price Sign)is a 2-sided ground sign located along Henry St. with identical sign faces placed back-to-back. There is a twenty-four(24)inch separation between sign faces. GR-ID-1 exceeds the twelve(12) inch maximum separation for 2-sided ground signs allowed under HCC Section 3-5(a)by twelve(12)inches. Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign with twenty-four(24) inch separation between identical sign faces placed back-to-back. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended relocating GR-ID-3 to the interior ofthe project,adjacent to the Gas Station. The Owner submitted revised documents,maintaining GR.ID-1 location along Henry St. The overall sign height was reduced from eight(8)foot, four(4)inches to the maximum code allowance of six(6)feet. The overall sign area was reduced from 55 square feet to 32.50 square feet. The ground sign design was also modified to match the lava rock finish, similar to GR-ID-1. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. Sign Variance Request No. B2 Hawaii County Code Requirements: Hawaii County Code Section 3-6 -Type, number,and size of signs permissible. b) Sign type,number, and size restrictions shall be applied per lot or, if the lot is occupied by multiple businesses,per business establishment,or if a business occupies multiple adjacent lots,per business establishment. These restrictions shall be subject to the following provisions: 3) Only one ground sign shall be permitted per lot, even if the lot is occupied by multiple businesses. Variance Request: GR-ID-3 (Gas Station Price Sign) is a second ground sign,which exceeds the maximum number of ground sign per lot HCC Section 3-6(b)(3) by one. Niumalu requests a variance to HCC Section 3-6(b)(3)to permit the installation of a second ground sign for this lot. KVDC Recommendation: KVDC 1/8/19 recommendation was to allow two Niumalu ID/Tenant Directory signs (GR-ID-1)at the Road A and Road B entrances from Henry St.I i 7 The Owner submitted revised documents, showing a 2-sided Gas Station Price ground sign,located between access Roads A and B. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. Sign Variance Request No.B3 Hawaii County Code Requirements: Hawaii County Code Section 3-58. Sign area/size and lettering size. a) Unless otherwise provided, the maximum permitted surface area/size of any sign oriented to any public street,park, other public place or pedestrian way shall be: 2) Ground sign. B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two square feet for any building or portion of a building under separate management or control and not exceed eleven feet in elevation from the ground. Variance Request: GR-ID-3 (Gas Station Price Sign) sign area is 32.50 square feet. GR-ID-3 exceeds the twenty-two (22) square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by ten and one-half(10.50) square feet. Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground sign having a sign area of 32.50 square feet. KVDC Recommendation: At the 1/8/19 KVDC meeting,the Commission recommended reducing the overall size of GR-ID-3 from fifty-five(55) square feet to fifty(50)square feet. The Owner submitted revised documents, reducing the overall size of GR-ID-3 from fifty-five(55)square feet to 32.50 square feet. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. a Sign Variance Request No.B4 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. 8 i Variance Request: GR-ID-3 (Gas Station Price Sign) Safeway symbol is eighteen(18)inches high. The symbol exceeds the nine(9)inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by nine(9) inches. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of eighteen(18) inches. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. Justification for Variance Request Nos.B1 to B4 for Sign Type GR-ID-3: The future gas service station.is set back approximately 90 feet from the Property line along Henry St. and will be significantly obstructed by large trees. The location of a free-standing ground sign along Henry St. will allow for adequate(but not excessive)visibility of gas pricing displays. The Property frontage along Henry St. is approximately 1,300 feet. The length of the frontage will minimize the impact of the gas price ground sign for drivers travelling along Henry St. The Niumalu Marketplace project will depend primarily on vehicular traffic for access. Visibility of buildings within the project area will be obstructed due to the final grade being raised above Henry St., in addition to the extensive landscaping proposed for installation fronting Henry St. The larger symbol height allows viewing from a greater distance,thus allowing vehicles to reduce speed and initiate turn signal in a safe manner. C) Sign Type SFWY-ID-1: Safeway Tower ID Sign(See Sheets G-12 thru G-14) Sign Variance Request No. C1 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. Variance Request: SFWY-ID-1 (Safeway Tower ID Sign) Safeway symbol is thirty-eight(3 8) inches high. The symbol exceeds the nine(9) inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by twenty-nine(29) inches. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of thirty-eight(38) inches. 9 Justification for Variance Request No. Cl for Sign Type SFWY-ID-1: The 940 foot length of the Property frontage along Queen Ka'ahumanu Hwy. reduces the visual impact of a larger wall sign for vehicles travelling along Queen Ka'ahumanu Hwy. The Property and all buildings within the Niumalu project are well below Queen Ka'ahumanu Hwy. approx. 32 feet below), severely restricting visibility for vehicles traveling along Queen Ka'ahumanu Hwy. Only the portion of the Safeway building tower(and the attached wall sign)will be visible from Queen Ka'ahumanu Hwy. Large canopy trees located along the Queen Ka'ahumanu frontage (and required and recommended for approval by the KVDC)will further limit the visual impact of the larger sign for vehicles travelling along Queen Ka'ahumanu Hwy roadway corridor. KVDC Recommendation: At the 1/7/19 KVDC meeting, the Commission recommended reducing the diameter of the SFWY-ID-1 Tower ID symbol to three(3)foot six(6) inch diameter(3.50 feet). The Owner submitted revised documents,reducing the diameter of the SFWY-ID-1 Tower ID symbol from 8 feet 8 inch diameter to three(3)foot six(6) inch diameter(3.50 feet). The overall sign area was reduced from seventy(70) square feet to ten(10)square feet. At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.C2 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished floor level or one-half the height of the wall on which it is located,whichever is less. Variance Request: SFWY-ID-1 (Safeway Tower ID Sign)wall sign is mounted thirty-two(32) feet above the finished grade directly in front of the wall, exceeding the nine(9) foot maximum height for wall signs HCC Section 3-59(a)(4)by twenty-three(23)feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit the installation of a wall sign at thirty- two (32)feet above the finished grade. Justification for Variance Request No. C2 for Sign Type SFWY-ID-1: 10 Although the height from the finished floor level at the building face to the top edge of this sign is 32.00 feet,the visual height from finished grade along the nearest public right-of-way, Queen Ka'ahumanu Hwy., will be at the maximum code allowance of 9 feet. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting, the Commission recommended approval. D) Sign 102, 103, 105 & 106-Building 4 (Safeway)Wall ID Signs (See Sheets G-15 thru G-17) Sign Variance Request No.D1 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. a) Unless otherwise provided, the maximum permitted surface area/size of any sign oriented to any public street,park, other public place or pedestrian way shall be: 5) Wall sign. B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of the total exposed area of the wall, associated with the business for which the sign is displayed, or twenty-two square feet,whichever is less.A sign on the face of the building for each business conducted on the premises shall not exceed fifteen percent of the area of the face of the building actually occupied by the business or twenty-two square feet, whichever is less. Variance Request: Sign 102 is thirty-three (33) square feet, Sign 103 is thirty-one(3 1)square feet and Sign 105 is seventy- seven (77) square feet, each exceeding the maximum of twenty-two(22)square feet/fifteen percent 15%)ofexposed wall area HCC Section 3-58(a)(5)(B). Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 at thirty-three 33) square feet, Sign 103 at thirty-one(31) square feet and Sign 105 at seventy-seven (77) square feet. Justification for Variance Request No.D1 for Signs 102, 103, and 105: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on which these signs will be located is not directly adjacent or parallel to the property line and will be viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of the (4)proposed signs is 151 sf or about 2% of the total wall area,which is significantly less that the 11 15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along the entire 328 foot Building 4(Safeway)frontage. The signs are positioned on the frontage to be proportional and compatible with the building architecture. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105, Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign), with the lettering being proportional. The Commission also recommended reducing the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet) The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet 4.00 feet) in diameter,with the lettering being proportional. This resulted in sign area reduction for Sign 105 from one-hundred-twenty-five (125) square feet to seventy-seven(77) square feet. The revised documents also reduced the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. Sign Variance Request No.D2 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height. Variance Request: Sign 102 letter height is twenty-four(24) inches, Sign 103 letter height is thirty-four(34)inches, Sign 105 logo height is forty-four(44) inches and Sign 106 logo height is forty-two (42) inches,each exceeding the maximum nine (9) inch height of any lettering or symbol under HCC Section 3-58(c). Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 lettering height at twenty-four(24)inches, Sign 103 lettering height at thirty-four(34)inches, Sign 105 logo height at forty-four(44)inches and Sign 106 logo height at forty-two (42) inches. Justification for Variance Request No.D2 for Sign 102, 103, 105, and 106: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on which these signs will be located is not directly adjacent or parallel to the property line and will be viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of the (4)proposed signs is 151 sf or about 2%of the total wall area,which is significantly less that the 15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along the entire 328 foot Building 4(Safeway) frontage. 12 The signs are positioned on the frontage to be proportional and compatible with the building architecture. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105, Safeway symbol to 3 foot 6 inch diameter(3.50 feet), to match SFWY-ID-1 (Safeway Tower ID Sign), with the lettering being proportional. The Commission also recommended reducing the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet) The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet 4.00 feet) in diameter,with the lettering being proportional. The revised documents also reduced the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). The Commission had no specific recommendation on the Variance exceptions for signs 102 and 103. At the 3/5/19 KVDC meeting, the Commission recommended approval of the revised documents. I Sign Variance Request No.D3 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished floor level or one-half the height of the wall on which it is located,whichever is less. Variance Request: Sign 102 wall sign mounting height at twenty-one (2 1)feet, Sign 103 wall sign mounting height at twenty-one and one-half(21.5) feet, Sign 105 wall sign mounting height at twenty-three(23)feet and Sign 106 wall sign mounting height at twenty-two (22) feet, each exceeding the maximum wall sign mounting height of nine(9) feet height under HCC Section 3-59(a)(4). Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 102 wall sign mounting height at twenty-one(2 1)feet, Sign 103 wall sign mounting height at twenty-one and one-half(21.5)feet, Sign 105 wall sign mounting height at twenty-three(23)feet and Sign 106 wall sign mounting height at twenty-two (22)feet. Justification for Variance Request No. D3 for Signs 102, 103, 105 and 106: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade on which these signs will be located is not directly adjacent or parallel to the property line and will be viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. KVDC Recommendation: 13 At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting, the Commission recommended approval. Sign Variance Request No. D4 Hawaii County Code Requirements: Hawaii County Code Section 3-60 -Number of signs. a) Only one sign for any business or one sign for any street or vehicular access on which a building has frontage shall be permitted. Variance Request: There are a total of three(3)business signs on Building 4 storefront(Signs 103, 105 & 106), exceeding the one(1) sign maximum per street front,under HCC Section 3-60(a)by two(2) signs. Niumalu requests a variance to HCC Section 3-60(a)to permit a total of three(3)business on a single building 4 frontage. Justification for Variance Request No.D4 for Signs 103, 105 and 106: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from Henry St., thus minimizing the impact of these signs from a public right-of-way. The building facade on which these signs will be located is not directly adjacent or parallel to the property line and will be viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. The signs are positioned on the frontage to be proportional and compatible with the building architecture. KVDC Recommendation: At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. E) Sign 120, Safeway C-Store ID and Sign 123 Safeway Gas Canopy ID Sign See Sheets G-7 thru G-10) Sin Variance Request No.E1 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. 14 a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park,other public place or pedestrian way shall be: 5) Wall sign. B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of the total exposed area of the wall, associated with the business for which the sign is displayed, or twenty-two square feet, whichever is less. A sign on the face of the building for each business conducted on the premises shall not exceed fifteen percent of the area of the face of the building actually occupied by the business or twenty-two square feet, whichever is less. Variance Request: Sign 120 at twenty-six and one-quarter(26.25) square feet exceeds the maximum of twenty-two(22) square feet/fifteen percent(15%)of exposed wall area HCC Section 3-58(a)(5)(B)by four and one-quarter(4.25) square feet. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 at twenty-six and one-quarter(26.25)square feet. Justification for Variance Request No.E1 for Sign 120: The gas service station is set back approximately 90 feet from the Property line along Henry St. and will be significantly obstructed by large trees. The proposed landscaping will limit the visibility of the Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St. The increased size and placement of each sign is proportional to and visually balanced with the building facade of the side of the building where it is located. KVDC Recommendation: At the 3/5/19 KVDC meeting, the Commission recommended approval of Sign 120 symbol height at eighteen(18) inches and letter height at twelve(12) inches,resulting in a maximum sign area of twenty- six and one-quarter(26.25)square feet. Sign Variance Request No. E2 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height. Variance Request: Sign 120 and Sign 123 symbol height at eighteen(18) inches and letter height at twelve (12)inches,each exceeding the maximum nine(9) inch height of any lettering or symbol under HCC Section 3-58(c)by nine(9)inches and three(3)inches, respectively. 15 Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 and Sign 123 with symbol height at eighteen(18)inches and letter height at twelve (12) inches. Justification for Variance Request No.E2 for Signs 120 and 123: The gas service station is set back approximately 90 feet from the Property line along Henry St. and will be significantly obstructed by large trees. The proposed landscaping will limit the visibility of the Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St. The increased size and placement of each sign is proportional to and visually balanced with the building facade of the side of the building where it is located. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended reducing the size of Sign 120 and Sign 123 to match the twelve (12)inch height allowance under the approved Variance for the adjacent Lanihau Center property. The Owner submitted revised documents,reducing Sign 120 and Sign 123 symbol height to twenty-four 24) inches and the letter height to nine(9) inches. At the 3/5/19 KVDC meeting, the Commission recommended approval of Sign 120 and Sign 123 symbol height at eighteen (18) inches and letter height at twelve(12) inches. Sign Variance Request No.E3 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished floor level or one-half the height of the wall on which it is located, whichever is less. Variance Request: Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet, exceeding the maximum wall sign mounting height of nine(9) feet height under HCC Section 3-59(a)(4)by twelve and one-half(21.50) feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet. Justification for Variance Request No.E3 for Sign 123: The increased mounting height of the Gas Canopy ID sign is needed due to the nature of the canopy structure. The canopy roof fascia is the only available surface to mount sign to allow maintenance of adequate height clearances for large trucks. 16 I KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. F) Signs 201a,202a, 203a, 204a & 205a (Tenants 201, 202,203, 204 & 205,Building 2), Signs 6101a, 6101b, 6201a& 6201b (Tenant 6101 & 6201, Bld'g. 6), Signs 1200a & 1200b (Tenant 1200,Bld'g. 12) and Signs 1300a& 1300b (Tenant 1300,Bld'g. 13). See Sheets G-19,G-22 and G-23) Sign Variance Request No.F1 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finished floor level or one-half the height of the wall on which it is located,whichever is less. Variance Request: Signs 201a,202a,203a, 204a, 205a, 6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b have typical wall sign mounting heights at eleven(11.00) feet, exceeding the maximum wall sign mounting height of nine(9) feet height under HCC Section 3-59(a)(4)by two(2.00) feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Signs 201 a,202a, 203a,204a, 205a, 6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b a typical wall sign mounting height at eleven 11.00) feet. The typical wall sign mounting height of eleven(11.00) feet will be measured from finished floor of ground floor and second floor Tenant spaces. Justification for Variance Request No. F1 for Signs 201a,202a,203a,204a,205a, 6101a,6101b, 6201b, 1200a, 1200b, 1300a and 1300b: The increased mounting height would allow signs to be mounted above Tenant entrances,windows and trellises, fronting the Tenant spaces. These heights would be consistent w/established sign locations for any successful commercial enterprise, including properties that are adjacent to this project. V) Typical Tenant ID Signs (See Sheets G-18) The following will summarize the applicable requirements for Tenant ID Signs installed within the Niumalu Marketplace. The typical Tenant ID Signs will conform to all Hawaii County Code Requirements pursuant to Chapter 3-Signs,with the exception of Hawaii County Code Section 3-59- Sign elevation,(a), (4). 17 The typical Tenant ID signs were provided to the KDVC for review and were ultimately recommended for approval. The intention of this KDVC review was to set specific parameters for these type of signs to allow the Department to process individual Sign Permit Applications (as applicable)when submitted by the tenants,without requiring an additional round of KVDC review. Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park,other public place or pedestrian way shall be: 3) Marquee sign. A)A sign attached to the underside of a marquee (hanging sign)for each business conducted on the premises shall not exceed nine square feet in area,and the lower edges must be at least seven and one-half feet above the ground. B) A sign attached to or otherwise displayed upon the face of the marquee shall not exceed a total sign area of twenty-two square feet or fifteen percent of the marquee area on which it is displayed,whichever is less. 4) Projecting sign. A)A projecting sign for each business conducted on the premises, stating the name and the nature of the business,may only occur on an exterior wall without an overhang and shall not exceed sixteen square feet.(2) Ground sign. 5) Wall sign. B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent of the total exposed area of the wall, associated with the business for which the sign is displayed,or twenty-two square feet, whichever is less. A sign on the face of the building for each business conducted on the premises shall not exceed fifteen percent of the area of the face of the building actually occupied by the business or twenty-two square feet,whichever is less. a c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height. Section 3-59. Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 3) Projecting sign. A projecting sign may be placed no less than nine feet above ground, and may extend into no more than one-third of the width of any public area or pedestrian way, or four feet, whichever is less. c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height. KVDC Recommendation: 18 At the 1/7/19 KVDC meeting,the Commission recommended that all Tenant signs be limited to a menu of typical fonts and a standard color palette. The Owner submitted revised documents that would allow custom Tenants fonts,logos and colors. All Tenant signs shall conform to the Hawaii County Code. All Tenant signs shall be mounted to a standard sign background with kapa end cap motifs. At the 3/5/19 KVDC meeting, the Commission recommended approval of custom Tenants fonts, logos and colors. The standard sign background shall be limited to eighteen(18) inches high. The Commission also stipulated that any Tenant requesting deviation from the Sign Master Plan shall be subject to review and approval by KVDC. VI) Conclusion Based on the size of the Property,the finished topography, building configuration and the required landscaping buffers, we feel that the variances to the Hawaii County Sign Code, as sought by this Sign Master Plan are reasonable and justified under the regulations set forth for by the Kailua Village Special Design District. The proposed Project ID, Directory and Tenant ID signs will complement the building architecture, enhance the overall Project and,by extension,enhance the surrounding properties. The colors,materials and lighting of all signs shall adhere to the guidelines set forth for the Kailua Village Special Design District. The requested variances to the Sign Code adjustments are mostly to allow for increases in the number and the size of certain signs. These requested increases will allow the general public to identify the Niumalu Marketplace Project and will allow all users to effectively access and navigate to the Project in a safe manner. We appreciate the opportunity to submit this Sign Master Plan,which details the specific request for variances needed from the Hawai'i County Sign Code. We look forward to working with your Department and the County Council on the further processing and acceptance of the proposed Niumalu Marketplace Sign Master Plan. To help facilitate this review,we have enclosed the following for processing and review: 1)Revised Sign Permit Application; 2) Sign Master Plan as recommended for approval by the KDVC on March 6, 2019; 3) Draft County ofHawaii Sign Resolution for processing with the County Council. Thank you for the guidance and continued support on our efforts to implement the Niumalu Marketplace Sign Master Plan. Should you have any questions or ifadditional infornation is required,please do not hesitate to contact me at 808.383.8770 or via e-mail at rtvdesignsChawaii.rr.com. 19 Sincerely, Richard Vierra Clarence Lee Design&Associates,LLC Authorized Agent for Kona Owner LLC) 20 JMty ory rf'oi•wi• County of Hawaii KAILUA VILLAGE DESIGN COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo.Hawaii 96720 Phone(808)961-8288 . Fax(808)961-8742 January 9. 2019 Mr. Merrick H. Nishimoto, Deputy Director of Public Works County of Hawaii, Public Works Department Aupum Center, 101 Pauahi Street, Suite 7 Hilo, HI 96720 Dear Mr, Nishirrioto, SUBJECT: Kailua Village Design Commission Meeting of January 8, 2019 Applicant: Linda Schatz Land Owner: Kona Owner, LLC Request: Niumalu Marketplace Master Sign Plan with Variances TMK: (3) 7-5-004: 007 The Kailua Village Design Commission, at its January 8, 2019 meeting, voted to reconunend deferral, to the Director of Public Works, for the above-referenced proposed project with the following recommendation: defer action on the submittal until the applicant can resubmit plans to address the following continents and issues: Regarding the four (4) Ground Signs -- concerns were raised regarding the number of sign and the design of the signs. Suggestions/recommendations include that the number of signs be reduced to two (2); that the two (2) signs be located at the comers of proposed Road A and proposed Road B; the design of the signs be based on the proposed sign on Sheet G-2, allowed to be 2-sided but reduced to maximum 50 square feet and a rnax height of 5 feet. Regarding the signs on the Anchor Building (Building , ) -- concerns were raised regarding the overall size of the certain signs and the size of the iconsymbol. Suggestions/reconunendations include: That the Tower sign be reduced in size to be ten 10) square feet with the icon/symbol approximately 3,5 feet in diameter; The Safeway sign on the building wall have the same icon/syrnbol be reduced in size to be ten (10) square feet with the icon/syrnbol approximately 3.5 feet in diameter and the rest of the sign will need to be proportionally reduced; the applicant witl need to provide a nighttime visualization of the sign; the applicant will also need to provide renderings of the signs with the background approved during the plan approval design review of the building (which should be a slat like background for the signs); the sign lighting changed to a warmer LED and the applicant should provide a sample or rendering; and the white of the signs be modified to a cream or like color. Hawaii County is on Equal Upporttutiry Provider and Emptoter Merrick H. Nishimoto, Deputy Director of Public Works January 9, 2019 Page 2 Regarding the Gas Station & Canopy signs — concerns were raised to the overall size of the sign and the size of the font and icons. Suggestions/recommendations are that the overall size of the signs be reduced to no longer require a variance but that the font and icon size be allowed a variance that is to match the variance allowance established by the Lanihau Center Development. Regarding the Tenant Signs — concerns were raised that the application did not provide any details with regard to font type or color scheme. Suggestions/recommendations are that the applicant provide font type and a color palette that future tenants are to use for the signs. By copy of this letter, the applicant and owners are advised that the recommendation by the Design Commission is advisory only to the Director of Public Works. Should you have any questions, please contact Deanne Bugado of the Planning Department's West Hawaii office at 323-4770. Sincerely, Shaun Roth, Chair Kailua Village Design Conunission DEB/deb ccohN IVKVDCl20 t9 Cor espondence,75004007 Niurnalu Market Place Master Sign Plan-Deferal,docenceDefetial 75022096 Sundquist.doc cc: Nvls. Linda Schatz 114 Olomana Lane Honolulu, 1-1I 96813 Ila—ii County is an Equal Opporrzmioy Provider and Employer Y`OF County of Hawaii KAILGA VILLAGE DESIGN COMISSION Aupuni Center • 101 NUN Street,Suite 3 . Hiro.Hauai; 9672G Phone(303)461-3288 . Fa,x(803)461-3742 March 6, 2019 Mr. David Yamamoto, Director of Public Works County of Hawaii, Public Works Department Aup1111i Center, 101 Pauahi Street, Suite 7 Hilo, Ill 96720 Dear Mr. Yamamoto, SUBJECl': Kailua Village Design Commission Meeting of March 5, 2019 Applicant: Linda Schatz Land Owner: Kona Owner, LLC Request: Niumalu MarketPlace Master Sign Platt with Variances FN IK: 3) 7-5-004: 007 The Kailua Village Design Commission, at its March 5, 2019 meeting, voted to recommend approval, to the. Director of Public Works, for the above-referenced proposed project with the following recommended revisions: Regarding the Gas Station Ground Sign — the ground sign design utilize the new option presented during the meeting, identified as Option A Rock Regarding the Gas Station & Canopy signs--the font size can be increased to 12 inches but the icon.`logo size be reduced to 1 S inches. Re.(arding the"1-enant Signs— the proposed back-round design space inust be limited or fixed in height to 1 foot and 6 inchos with the font and Iot„o of each tenant controlled by the inanagement per proposed master sign plan, a-ith the understanding that should any sign require a variance those Nvill meed to come before the commission for reconanaendation. The proposed red and white colors identified as the color.'material samples on Sheet T-2 be limited to Safeway signs and logos and for tenant signs and logos if those colors are consistently used in their logo and brand name. By copy of this letter, the applicant is advised that thc recommendation by the Design Con7mission is advisory only to the Director of Public Works. i IL),aii Countv is ars Equa!Opporttbnity Prevides and Em:'lowr David Yamamoto, Director of Public Works March 6, 2019 Page 2 Shouldyou have any questions, please contact Deanne Bugado of the Planning Department's West1-Iawai`i office at 323-4770. Sincerely, Shaun Roth, Chair Kailua Village Design Conunission DEB/deb mh14lv`XVDC' 0l9 CaIrespondence,75004007 Nmawlu Market Ptace iVlastzr Sign Plan-Recommendation cc: Ms. Linda Schatz 114 Olomana Lane Honolulu, HI 96813 Ha'.ta i Co.'mN is as Efp:ta'OPpornmi:Y Proi ider avid Emp o er a DITARTWNT OF PTJBLJC WORKS UMDING D. SIO RGA CODE VARIANCE APPIACATION Linda Schatz 1-i E l aa ; , I:d rt nl :1l,. 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HCC * 3.5(a),HCC § 3-58(a)(2)(B)and HCC 3-58(c) 6) Attachments required to be filed with this application: a) A:complete copy of any sign perffiit application or rejection of the sign permit,if any; b) A photo or drawing of the relevani sign(a), c) A Map showing the location ofthe sign(s)and showing all strects adjacent to the building or lot where the sign is located; d) A list of the names,addresses,and tax map keys ofall property owners located within 300 feet of the perimeter boundary ofthe affected property. 7) Filings Fees:This application must be accompanied by a fec of S100 for each sign or an amount equal to 10%ofthe total value ofthe sign(s),excluding installation costs,whichever is greater, payable to the County Director of Finance. 8) Applicant must provide written explanations for the following(please attach sheets): s) Granting the variance is necessitated by the peculiar physical condition;not ordinarily found in most districts,because of the peculiarity of a business,or as a remit ofa.special event or circumstance; b) Granting the variance will not adverselyaffect the rights of adjacent property ownersor tenants; t 5^ q r>•t Y rr~fr s,„. N'i*,.'% 1. a' `+:'" p.>w p e°^.^,_wn tr a an r f v 1 ria. ran'v1 AsY."Y{ •t hR'.Pb.^e' I Y b At hRi"' W,ri als, now t,,o r r:. it aP 9d f J ppx _.... i .," a M1 r i a x a P:,L t j`r•'.•x .«i't,.`.,,.i+x P`. ..,., a,_ $ rr?3'J..: .„;JA n: S..fi sa ;,ti, y . r tdt:a . , s a s rY,,,,,i, lev, s S aye,^° r i DEPARTMENT OF PUBLIC WORKS BUILDING DIVISION SIGN CODE VARIANCE APPLICATION 1) Sign Owner/Applicant Linda Schatz Name 1.14 Olomana Lane Honolulu H1 96813 Mailing Address 808)428-8717 808)428-8717 Phone Number(Business) Phone Number(Residence) 2) Property Owner: Kona Owner LLC Name-ifdifferent from sign owner/awlicant 18031 Von Karman Ave., Suite 510,Irvine, CA 92612 Mailing Address 949 5424419 949) 542-4419 Phone Number(Business) Phone Number(Residence) 3) Location of Sign Address Site,Henry St. (GRAD-3A) Tax Map Keyjaj-5-004:007 4) Zoning General Commercial (CG-20) 5) Hawaii County Code Sections)From Vvrblch A Variance Is Being Requested: HCC§ 3-5(a), HCC § 3-6(b)(3),HCC § 3-58(a)(2)(13)and HCC § 3-58(c) Attachwento required to be tiled with this application. a) A complete copyof anysign permit application or rejection ofthe signs permit,ifany, b) A photo or drawing ofthe relevant sip(s); c) A map Ahowing the location of the sign(s)and showing all streets adjacent to the building or lot wham the sign is lcoated; d) A list of the names,addresses,and tax map keys ofall property owners located within 300 feet ofthe perimeter boundary ofthe a€eted property. 7) Filings Rees:This application,must be accompanied by s fee of$100 for each sign or an amount equal to 10%of the total value ofthe sip(s excluding installation costs,whichever is greater, payable to the County Director ofFinance. 8) Applicant must provide written explanations for the following(please attach s eets): a) Granting,the variance is necessitated by the peculiar physical conditions notordinarily found in moat districts,because of tilt peculiarity ofa business,or as a result of a special event or circumstance; b) Granting the variance will not adversely affect the rights of adjacent property owners or tenants; xa`;a 1 a 3nw <.1., add t ', ' .. E -. . b s ypR r s,r s ar ,C. i s ,r" l,r r r ,, e ei.a ,.: .. C• r, ,;' o r a,, . , ;, ,,t. ,,,,x, m z- 9.P' . a a DEPARTNtENT OR PUBLIC WORKS BUILDING DIVISION SIGN CODE VARIANCE APPLICATION i} Sign Owner/Applicant Linda Schatz Name 114 Olomana Lane,.Honolulu, Ill 96813 Masiing.Address X808)428-8717 808)428-8717 Phone Number(Business) Phone Number(Residence) 2) Property Owner: Kona Owner LLC Name-ifdifferent from sign owaer/applicant 18031 Von Kamran Ave., Suite 514,Irvine,CA 92512 Mailing Address 949 542-4419 949) 542-4419 Phone Number(Business) Phone Number(Residence) 3) Location of Sign Address Site HeM St. GR-ID-3I3 Tax leap KeyS3}7-5-004:007 4) .Coning General Commercial (CCI-201 5) Hawal`1 County Code Section(s)From Which A Variance Is Being Requested: HCC', § 3-5(a), HCC§3-5(b)(3), HCC § 3-58(a)(2)(B)and HCC:§ 3-58(c) b) Attachments required to be filed with this application: a) A.complete copy ofany signs permit application or rejection of the sign permit,ifany, b) A photo or drawing of the relevant sign(s); c) A map showing the location ofthe sign(s)and showing all streets adjacent to the building or lot where the sign is located; d) A list ofthe names,addresaes,and tax map keys of all property owners located within 300 feat of the perimeter boundary ofthe affected property. 7) Filings Feu:This application trust be accompanied by a fee ofS 100 for each sagaor an amount equal to 100 ofthe total value of the sign(s),excluding installation costs,whichever is greater, payable to the County Director of Fiinarne. E) Applicant must provide written explanations for the following(please attach sheets). a) Granting the variance is necessitated bythe peculiar physical conditions not ordinarily found in most districts,because ofthe peculiarity of a business,or as a result of a special event or circumstance; b) Granting the variance will not adv ly affect therights ofadjacentproperty owners or tenants; t r Y, FS ..i„ t. ;1- 9f:'ri r :..r e ".-!. .',m, ., x ;. ` ,) qqof-Ap r r3F .. _. .IYt t i'. rv.,° r .4. • ,( i I i i tt r DEPARTMENT OF PUBLIC WORKS BU LDING DIVISION SIGN CODE VARIANCE.APPLICATION i) Sign Owner/Applicant Linda Schatz Name 114 Olomana Lane,Honolulu I-II 96813 Mailing Address 808)428-8717 Phone Number(Business) Phone Number(Residence) 2) Property Owner. Dona Owner LLC Name-ifdifferent from signavvuear/applicant 18031 Von Karman Ave., Suite 510, 1'i^e, CA 926' Mailing Address 949) 542-4419 Phone Number(Business) Phone Number(Residence) 3) Location of Sign 75-97I Hems St.,Building 4(SFWY-ID-1) F: lui,at . .y(3 7-5-004:007 a neral C tsminercial ''CG-10) 5) Rawai`i Caunty Crede Sacdon(s)From Whfch A"urian ,., ,s Baiug Requestad: HCC $ 3-58(c)and FICC 6) Attachments rewired to be filed with this application. a) A complete copy of any sign pemxit application or rejectiva of die sigu permit,ii any; b) Aphoto or drawing of the relevant sign(s); c) A map showing the location ofthe sign(s)and showing all streets a jecteir to flee hu"iii, or lot where tic sign is located; d) A.list of the names,addresses,and tact mag keys ofall property ow-nevi,lucatt d wn&=i:. 300 feet ofthe perimeter boirads •cifC-x affee-;:!Dmpee,xty, Map Fees:This application s gust u« by a fix olfS 00 for each,sign or an.arnoun, r.u:aal to 10%of a1c mtel-value(-,f the sig fe),e"'Oud.irar inmost°:atio7;cats,whs isevmr is'poaitr r tea Gra:tiLi thz'.a ancl. . .t ins ex by IL pac l.ia ph)sic4i not crrd :tit found in most distrtc' -C.ar,of 111„ ,",X"'.:fIS€; 't'J ofa'lmgiT vzz nr na rc",alt of P,"r,r.„a.. event or circumstanct.. b) Granting fife variance will not adv - ly aftect the rig1a sJ Aacez property o x a tr^:a lt*_ r to e j i o- x .,. 4 i, 1. F 4 v 4 r y n DEPARTAWgT OF PUBLIC WORKS BUILDING DIVISION SIGN CODE VARIANCE APPLICATION 1) Sign Owner/Applicant Linda Schatz Name 114 Olotnana Lane,Honolulu.,HI 96813 Mailing Address 808)428-8717 Phone Number(Business) PhoneNumber(Residence) 2) Property Owner: Kona Owner LLC Name-if different from sign owner/applicant 18031 Von Darman Ave., Suite 510,Irvine, CA 92612 Mailing Address 949) 542-4419 Phone Number(Business) Phone Number(Residence) 3) Location of Sign Address 75-971 Hen St. Building 4(Sigps 102, 103, 105& 106 Tax Map Key(3)7-5-004;007 4) Zoning General Commercial(CG-20 5) Hawaii County Code Seetion(s)From Which A Variance ra Being Requested: HCC § 3-58(a)(5)(B),HCC § 3-58(c),HCC § 3-59(a)(4)and HCC §"3-60(a) 6) Attachments required to be filed with this application. a) A complete copy of any sign permit application or rejectionof the sign per-mit,if any; b) Aphoto or drawing of the relevant sign(a); c) A map showing the location of the sign(s)and showing all streets adjacentto the btulding or lot where the sign is located; d) A last ofthe names,'addresses,and tax map keys ofall property owners located within 300 feet ofthe perimeter boundary of the affected property. 7) Filings Fees:This application must be accompanied by a fee sof$140 for each sign or an amount equal to 10%of the total value of the sign(s),excluding installatioa coats,whicheveris greater, payable to the County Dine r ofFinance. 8) Applicant must provide written explanations for the following(please attach sheets); a) Granting the variance is necessitated by the peculiar physical conditions not ordinarily found is most districts,because of the peculiarity ofa business,or as a result ofa special evcot or circumstance; b) Granting the variance will not adverselyaffect the rights ofadjacent property owners or tenants; f r d a a a p d„ 9Y6• ,1£;.g. 4.az.•, .,;. ,a $C i5i1"6i N1'..°Y,,,°. a Pit DEPARTH104T OF PUBLICWORKS BUILDING DIVISION SIGN CODE VARIANCE APPLICATION l} Sign Owner/Applicant Linda Schatz Name 1.14 Olomana Lane Honolulu H1 96813 Mailing Address 808)428-8717 Phone.Number(Business) Phan Number(Residence) 2) Property Owner., Kona Owner LLC Name-if different from sign ow=l iicant 18031 Von Karman Ave. uite 514 Irvine,CA 92612 Mailing Addzess 949) 542-4419 Phone Number(Business) Phone Number(Residence) 3) Location of Sign Address No address, Budding 7&Gas Canopy(Suns 120& 123) Tax Map Ivey(3}7-5-044:047 4) Zoning General Commercial CG-24 5) Hawaii County Code Section(@)FromWhich A Variance Is Being Requested: HCC § 3-58(a)(5)(B),HCC§ 3-58(c) and HCC § 3-59(a)(4) 6) Attachments required to be tiled with this applications a) A compete copy of any sign permit application or rejection of the sign permit,if any, b) A photo or drawing ofthe relevant signs); c) A map showing the location of the sign(s)and showing all sti eetx adjacent to the building or lotwhere the sign is located; d) A list of the names,addrewes,and tax map keys of all property owners located within 340 feet of the perimeter boundary of the affected property. I) Pilings Fees,This application mast be accompanied by a fee of$100 for each sign or an amount equal to 10%ofthe total value of the sign(s),excluding installation costs,whichever is greater, payable to the County Director of Pinanaa. 8) Applicant must provide written explanations for the following(please attach sheets): a) Granting the variance is nwessitatcd by the peculiar physical conditions not ordinarily found in most districts,because of the peculiarity of abusiness,or as a resrult of special event or circumstance; b) Granting the variance will not adversely affect the rights of adjacentproperty owl or tenants, t r' ,r r iYieu r p Yex a4aa? ,.. ri•.a `s:S q 9t t t! 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CN_ ° OaJw F-LL Gaoc o ^ Xw c Ww > sa rm zobJ rLJ G z F o_ aMCnZ NJ zMao o -_cormop0 g O09DOOaNJ dwJLL I co cozZ d r rrr LJL'JLtJL ' JL CL IIIm I 1= cr r —1FT-Ir r r i1-----I JYSJLJ+ LJLJd ILLo tCN LL 0 o4 0 - a L00:1700-S-L:>IWJ EoIIDMDH'DUO)I-Dn)ID>lM aelpisEL '8ZLs6uiplin8) 1JVld.L]xi1VWN osuoiIBA91311rIVI/11III o — ° gbuipiln8 oao ITI Itl 0 I I e t I ItOIItIfO mm ZIII \ \ Z cDaOz O itO } J QH c3o WwwoQoJ3w owzzIw C4LUwok$ wufL \`,. 2aQ I lJ ` w z11 z zI- oo zo c z JI'LL, IOQ II CAV) zw LL C z Np NOISAO (NOISAOc dOiOldOlOlM 1H 'XVW) 1HXewlcc Jcc 0 ,l II „ 0 ,IL oO w o mal0c nza w Z w M (nF- JOSa0 Lu JINNmXWWmi UZMJ Z ° 2 1N (j o0 — zrZ aZUZ_ AND zDQO ct m NOwOQ O ~ OLLN ITIlirila O000 zinLLa IIa It TII t fill Ia zrz7 lN IN z2J 0 OJ .__..OJ 3wLLJ3I- 33oz NVQW - i 1LL, 1 1111cz C7O 1EF, ; 1E- 0 0O m Jt Ncn— Ni County of Hawaii Valuation$ Department of Public Works Fee$ BUILDING DIVISION SIGN PERMIT APPLICATION 18031 Von Karman Ave.,Ste. 510 Tel. Legal Owner Kona Owner LLC Address Irvine,CA 92612 No (949)542-44.19 114 Olomano Ln. Tel. Sign Owner Linda Schatz Address Honolulu,HI 98613 No (808)428-8717 2333 Kapiolani Blvd.,Ste. C3 Tel Designer Clarence Lee Design Address Honolulu,HI 96826 No. (808) 941-5421 733 Bishop St.,Ste. 1717 Tel Sign Installer Unlimited Construction Services, Inc. Address Honolulu, HI 98613 No (808) 521-4141 Sign Location No Available Street Address / TMK (3) 7-5-004.:007 Zane Street) District) TYPE OF SIGN MATERIAL AREAAREA ILLUMINATED HT.CLEARANCE 1. Ground(Side A) alum,nR D 1AWk,vinyl anywhile L lights. rock,painted 39.44 sq. ft. Y(Direct) Ground(Side B Sign GRID-1 B Niumalu 2D directcry):lava rock,painted 39.40 5 ft.Y(Direct)2. aluminum,acrylic,vin and white LED lights. q Sign GR ID 3A{Safeway ID/gasprice):lava rock,painted 32.50 5 ft. Y Direct3, SideA) aluminum,ac ic,vin and IED li hts.q Direct) Sign GR-ID-3B(Safeway ID/gas rice):lava rock painted 32.50 s ft. Y Direct4, Ground(Side B) aluminum,acrylic,vinyl and LED lights.q wall Sign SFWY-ID-14Sofeway):Painted aluminum,acrylic, 10.40 s . ft. Y Direct5.vinyl and white D li hts. q Direct) Sign 120(Safeway C-store ID):Painted aluminum 6. Wall acrylic,vinyl and white LED lights. 26.25 sq. ft. Y(Direct) Wall Sign 123(Safeway Qas canopy ID):Pointed aluminum, 15.00 s ft. Y Direct7,acrylic,vinyl and white LED lig ts. q Remarks: This 2-page Sign Permit Application requests approval of variances from the County's Sign Code for 15 signs at the Niumalu Market Place located at TMK: (3) 7-5-004:007. We have enclosed a narrative that describes the type of sign, variances requested,and a discussion on the KVDC's favorable recommendation for each sign type. The KVDC approval letters are also attached to this narrative as exhibits. THE SIGN SHALL COMPLY WITH THE HAWAII COUNTY CODE AND STATE LAWS REGULATING SIGNS. SEPARATE ECTRICAL PERMIT REGI FOR ELECTRICAL WORK RELATING TO THIS PERMIT. APILICTNT jV 19afe- APPROVED: ENGINEERING DIVISION DATE FLOOD ZONE APPLICATION #: S PLANNING DEPT, DATE PERMIT NO. REVIEWED BY: DIVISIONVISION Z ......S _PL PA.. _.......R LOT ELECTRICAL DATE BUILDING DIVISION DATE 1/12 County of Hawai'i is an Equal Opportunity Provider and Employer Page 1 of2 County of Hawai°i Valuation$ Department of Public Works Fee$ BUILDING DIVISION SIGN PERMIT APPLICATION 18031 Von Karman Ave.,Ste. 510 Tel.Legal Owner Kona Owner LLC Address_Irvine,CA 92612 No. (949) 542-4419 114 Olomana Ln. Tel.Sign Owner Linda Schatz Address Honolulu, HI 98613 No (808)428-8717 2333 Kapiolani Blvd., Ste. C3 Tel.Designer Clarence Lee Design Address Honolulu, HI 96826 No. (808) 941-5021 733 Bishop St.,Ste. 1717 Tel.Sign Installer Unlimited Construction Services, Inc. Address Honolulu, HI 98613 No {808) 521-4141 Sign Location No Available Street Address / TMK (3) 7-5-004:007 Zone Street) District) TYPE OF SIGN MATERIAL AREA ILLUMINATED HT.CLEARANCE Wll Sign 105(Safeway}:Painted aluminum,acrylic,vinyl1• aand white LED li hts. 77.00 sq. ft. Y(Direct) Wall Sign 103(Pharmacy):Painted aluminum,acrylic 31.0(}s . ft. Y Direct2.and white LED lights. q Direct) Wall Sign 102(Bank):Painted aluminum,acrylic,vinyl 33.fl0 s ft. Y Direct3.and white LED li hts. q Direct) Wall Sign 106(Starbucks):Painted aluminum,acrylic,vinyl 10.00 s ft, Y Direct4.and white LED lights. q Direct) wilding 'z-pGin'kd 011 Mi( Vrn,gcrYlnG, 5. W0111 SvinylGnwhiLtDU22.I,t. sq4+CDinea) 3tAiidirtq (D-poinit-d alurninyrrt,Ckcrncc, CDinect6. VVC II vih 1 wNip LU-D Ii hIS. 22 a0 sq, W 11 gnnil{jit\q 12.- Pain-ted GlutninUtvl;gCri 11 C', 22.00 s . f7. vinYl an W11iej (gyp 11 h+S. 9 IteCI 6- ill Pttkdin AcPai n{k aluminum QcsYn G vhr~Yt a, 22. oti SC(. f-1-• Y ( yea I Remarks: This 2-page Sign errant, pp ncation requests approval of variances from the ounty's Sign ode for 1,5 signs at the Niumalu Market Place located at TMK: (3) 7-5-004:007. We have enclosed a narrative that describes the type of sign, variances requested,and a discussion on the KVDC's favorable recommendation for each sign type. The KVDC approval letters are also attached to this narrative as exhibits. THE SIGN SHALL COMPLY WITH THE HAWAII COUNTY CODE AND STATE LAWS REGULATING SIGNS. SEPARATE ALECTRICAL PERMIT REQUIRED FOR ELECTRICAL WORK RELATING TO THIS PERMIT. WM fto woff AP I NT e7 Date APPROVED: ENGINEERING DIVISION DATE FLOOD ZONE j l ,•" Gam,t t G"7-' APPLICATION #: S Yt PLANNING DEPT. DATE PERMIT NO. REVIEWED BY: 3"'DIVISION Z _S.. ... PL ... PAR LOT ELECTRICAL DATE BUILDING DIVISION DATE 1/12 County of Hawaii is an Equal Opportunity Provider and Employer Page 2 of 2 I l I The Marco Polo 2333 Kapiolani Blvd. Honolulu,Hawaii 96826 Ph: (808)941-5021 Fax: (808)949-0481 email: cld@clarencelee.com August 1,2019 To: Mr. David Yamamoto Director Department of Public Works County of Hawai'i 101 Pauahi Street, Suite 7 Hilo,Hawaii 96720 Attn: Neal Tanaka/Kelly Wilson I i Fr: Richard Vierra Clarence Lee Design&Associates, LLC Re: Sign Master Plan Project: Niumalu Marketplace Applicant: Kona Owner,LLC TMK: (3)7-5-004:007 (the "Property") We have been retained by Kona Owner, LLC to assist with the preparation and processing of a Sign Master Plan for the Niumalu Marketplace project located at TMK: (3)7-5-004:007. The following will provide a detailed description ofthe Niumalu Marketplace project,along with descriptions of the proposed signs and the requested variances from the Sign Code sought by the enclosed Sign Master Plan. The types of signs and variances described in the following sections below were initially discussed with the Kailua Village Design Commission("KVDC")on January 9,2019,which resulted in a revised Sign Master Plan submittal that the KVDC ultimately recommended for approval on March 6, 2019. See attached "Exhibit A". 1) Project Description: Niumalu Marketplace is a new shopping complex planned for an 19.547-acre parcel located at the corner of Queen Ka`ahumanu Highway and Henry Street within the Kailua-Kona urban core. The Niumalu Marketplace is also neighbor to Lanihau Center- Phase 1,which is directly adjacent to its northwestern border. 1 The Niumalu Marketplace presently consists of approximately 182,770 sq, ft. of commercial space comprised of nine(9) structures currently under Building Permit plan review,with an additional four(4)free standing building pads consisting 10,500 sq.ft to allow for future commercial space. The Niumalu Marketplace will include the following elements: A 63,102 sq. ft. Safeway store that will serve as the primary anchor tenant for the Niumalu complex. Four(4)major commercial tenants,with building sizes ranging between 6,000 sq. ft.to 23,144 sq.ft. Two(2), 2-story mixed use buildings comprised of office and retail spaces. Various in-line tenants. Landscaped gathering place with keiki play area. 710 parking stalls(only 609 parking stalls are required by Hawaii County Code). 720 sq. ft.public restroom facility. Future gas station and convenience store. Three (3)future quick serve restaurants. II) Physical Characteristics: Niumalu Marketplace is located adjacent to Queen Ka'ahumanu Hwy. along its northeastern border and Henry St. along its southeastern border. Lanihau Center-Phase 1, is fronting the northwestern border of the Property,while the southwestern border ofthe Property is fronting the 85-unit Kalanikai condominium project and the 95-unit Kailua Bay Resort condominium project. 15-foot wide front yard setbacks are required along Henry St. and Queen Ka'ahumanu Hwy, and there are no required side yard setbacks along the other 2 adjoining property lines. The Niumalu Marketplace will be approximately 32 feet below Queen Ka'ahumanu Hwy. at build out, and due to this severe grade separation,visibility of the project along Queen Ka'ahumanu Hwy will be restricted. The Applicant is planning to install large canopy trees located along the Queen Ka'ahumanu Hwy. frontage as required and recommended for approval by KVDC),to further limit visibility of the Niumalu Marketplace from pedestrians and vehicles traveling along this thoroughfare. There are two vehicle entrances to the Niumalu Marketplace,both of which are located along Henry St. The upper(mauka)entrance is designated as the main entrance to the Niumalu Marketplace. A new traffic signal will be installed at this intersection with Henry St. The lower(makai)entrance will serve as a secondary entry point to the Niumalu project, and will also continue to serve as thoroughfare to the adjacent Lanihau Phase 1 property.The lower end ofthe Property is raised above Henry St. by approximately 10 to 15 feet. III) Hawai'i County Code Excerpt 1 The following will provide a summary of the applicable Hawaii County Code requirements and criteria for any Sign Variance Application. A) CHAPTER 3: SIGNS Article 1. Signs. Division 6. Variances. Section 3-22. Variances(Excerpts). 2 a) In unique cases where strict enforcement of this chapter would result in unnecessary hardship or practical difficulty, and where desirable relief may be granted without detriment to the public interest,convenience or welfare,the Hawaii County council may grant,by resolution, a request for a variance from any provision of this chapter. b) Variance applications shall be submitted upon a form designated by the director and shall include at a minimum,the following information and attachments: 7) An explanation ofany unique circumstances in particular, those arising from peculiar physical conditions not ordinarily found in most districts peculiarity ofthe business or other special event or circumstance; 8) An explanation ofwhy granting the variance will not adversely affect the rights ofadjacent property owners or tenants including an explanation ofalternative measures ifany, that the applicant is proposing to take in lieu of compliance with the applicable code section; 10) An explanation ofwhy the variance will not unreasonably violate the interest, safety, convenience or general welfare of the public; 11) An explanation ofwhy a strict application ofthe terms of this chapter would work an unnecessary hardship and practical difficulty upon the applicant or the community; 13) If applicable,the Kailua Village design commission's and/or any advisory commission's written recommendation; B) Justification for Granting a Sign Variance Application. The following will provide the Applicant's justifications to address the four(4) criteria utilized for evaluating the merits for granting a Sign Variance Application in the Hawaii County. 1) There are unique circumstances due to the existing physical condition of the land that would justify the granting of the requested variances, as the finish grade is approximately 32 feet below the finish grade at Queen Ka'ahumanu Hwy. and the rooflines of all buildings will be about 8 feet below the finish grade at Queen Ka'ahumanu Hwy. Except for the Building 4 tower(Safeway),visibility of the project is severely limited due to the finished topography. Larger and additional identification signage would allow customers and the general public to better identify the Niumalu Marketplace project. 2) The granting of the requested variances will not adversely affect the rights of the adjacent property owners or tenants, because the Applicant is proposing extensive landscaping to buffer views from the adjoining properties. Extensive landscaping, including large canopy trees located along the Queen Ka'ahumanu Hwy. and Henry St. frontages(as required and recommended for approval by KVDC) will limit the visibility of the Niumalu Marketplace,and all buildings from adjacent properties and their businesses, and vehicles and pedestrians traveling along both thoroughfares. 3) The requested variances will not unreasonably violate the interest, safety,convenience or general welfare of the public,as the Applicant paid great care to develop signs that would be minimally intrusive and compliment the surrounding area.The Applicant also carefully evaluated the proposed sign locations to help to minimize impacts upon those driving through the area. Entrances to the project are along Henry St., which will help to maintain safety,the free flow of traffic, and integrity 3 of Queen Ka'ahumanu Highway. The main entrance to the Niumalu Project is approximately 500 feet south of the Queen Ka'ahumanu Hwy. and Henry St. intersection. The second, lower entrance is at the southern (makai)end ofthe property off of Henry St. Each driveway entrance is approximately 700 feet apart. The approximately 19.5-acre size of the Property and the length of the roadway frontages along Queen Ka'ahumanu Hwy. (940 feet) and Henry St. (1,250 feet), allow for the proposed ground signs to be sufficiently spaced apart to minimize the impact of additional and larger identification/directory signs from adjacent properties, and their businesses and vehicles, and pedestrians traveling along both thoroughfares. 4) The strict application of the terms of the Hawaii County Sign Code would create an unnecessary hardship on the Applicant, as it would deprive the Applicant of the ability to effectively market the property due to the existing site constraints.The strict application of the Sign Code could also create traffic and public safety situations, as drivers may get distracted due to the limited visibility of smaller signs allowed by the Sign Code. Additional and larger signs will allow drivers to view signs from a greater distance to initiate lane change and turns in a safe manner. IV) Sign Variance Requests A) Sign Type GR-ID-1A and GR-ID-1B: Niumalu ID 1 Directory See Sheets G-3 thru G-5) Sign Variance Request No.Al Hawaii County Code Requirements: Hawaii County Code Section 3-5 - Multi-faced signs. a) The sign area/size for a sign with more than one face shall be computed by adding together the area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that both faces cannot be viewed from any point at the same time, and when such sign faces are part of the same sign structure and are not more than twelve inches apart,the sign area/size shall be computed by the measurement of one of the faces. Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory) is a 2-sided ground sign located at the Queen Ka'ahumanu Highway/Henry St. intersection with identical sign faces placed back-to-back.There is a 24-inch separation between sign faces. GR-ID-I exceeds the twelve(12) inch maximum separation for 2-sided ground signs allowed under HCC Section 3-5(a)by twelve (12) inches. Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign with twenty-four(24) inch separation between identical sign faces placed back-to-back. KVDC Recommendation: At the 1/8/19 KVDC meeting,the Commission recommended relocating GR-ID-1 to Henry Street, reducing the overall size to 50 square feet and reducing the overall height to five(5) feet. The Owner submitted revised documents,maintaining GR.ID-I location at the intersection of Queen Ka'ahumanu Hwy. and Henry St.but set back approximately five (5) feet further from the Queen Ka'ahumanu Hwy. property line and mounted on top of the rock retaining wall.The overall size has been 4 4ii reduced to fifty(50) square feet&the sign area to 39 square feet and the overall height of the rock wall has been reduced to five(5)feet. At the 315/19 KVDC meeting,the Commission recommended approval of the revised documents. Sian Variance Request No.A2 Hawaii County Code Requirements: Hawaii County Code Section 3-58. Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park, other public place or pedestrian way shall be: 2) Ground sign. B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two square feet for any building or portion of a building under separate management or control and not exceed eleven feet in elevation from the ground. Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory) sign area is thirty-nine(39)square feet. GR-ID-1 exceeds the twenty-two(22)square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by seventeen(17) square feet. Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground sign having a sign area of thirty-nine(39) square feet. KVDC Recommendation: At the 118/19 KVDC meeting, the Commission recommended reducing the overall size of GR-ID-I from sixty-three(63) square feet to fifty (50)square feet and the sign area from forty-four(44) square feet to thirty-nine (39) square feet. The Owner submitted revised documents, reducing the overall size of GR-ID-1 to fifty(50) square feet and the sign area to thirty-nine(39) square feet. At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.A3 Hawaii County Code Requirements: Hawaii County Code Section 3-58- Sign area/size and lettering size. e) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height. 5 I Variance Request: GR-ID-1 (Niumalu ID/Tenant Directory)main ID lettering is twelve (12)inches. Lettering exceeds the nine(9)inch maximum letter height allowed under HCC Section 3-58(c)by three(3)inches. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of letter height at twelve 12) inches. KVDC Recommendation: At the 1/7/19 KVDC meeting, the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. Justification for Variance Request Nos.Al to A3 for Sign Type GR-ID-1: The Property and all buildings within the property are well below Queen Ka'ahumanu Hwy. (approx 32feetbelow),which severely restricts visibility for vehicles traveling along Queen Ka'ahumanu Hwy. Large canopy trees will be located along the Queen Ka'ahumanu frontage(and required and recommended for approval by the KVDC) and will further limit visibility of the Niumalu project. Limited visibility of the buildings and signs within the Niumalu project will reduce the impact to vehicles travelling along Queen Ka'ahumanu Hwy. and increase the need for a larger ground sign to identify the project. The 940-foot length of Property frontage along Queen Ka'ahumanu Hwy. reduces the overall visual impact of a larger ground sign and seems to be proportional and reasonable in relation to the overall size of the Property. The larger lettering allows viewing from a greater distance,thus allowing vehicles to reduce speed and initiate turn signal in a safe manner. B) Sign Type GR-ID-3A and GR-ID-3B: Gas Station Price Sign, 2-Sided See Sheets G-6,G-8 & G-10) Sign Variance Request No. B1 Hawaii County Code Requirements: Hawaii County Code Section 3-5 -Multi-faced signs. a) The sign area/size for a sign with more than one face shall be computed by adding together the area/sizes of all sign faces, except that when two identical sign faces are placed back to back, so that both faces cannot be viewed from any point at the same time, and when such sign faces are part of the same sign structure and are not more than twelve inches apart,the sign area/size shall be computed by the measurement of one of the faces. 6 Variance Request: GR-ID-3 (Gas Station Price Sign) is a 2-sided ground sign located along Henry St. with identical signfacesplacedback-to-back. There is a twenty-four(24) inch separation between sign faces. GR-ID-1exceedsthetwelve(12)inch maximum separation for 2-sided ground signs allowed under HCC Section 3-5(a)by twelve(12) inches. Niumalu requests a variance to HCC Section 3-5(a)to permit the installation of a 2-sided ground sign with twenty-four(24)inch separation between identical sign faces placed back-to-back. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended relocating GR-ID-3 to the interior of the project, adjacent to the Gas Station. The Owner submitted revised documents, maintaining GRID-1 location along Henry St. The overall signheightwasreducedfromeight(8)foot, four(4) inches to the maximum code allowance of six(6) feet. The overall sign area was reduced from 55 square feet to 32.50 square feet.The ground sign design was also modified to match the lava rock finish, similar to GR-ID-1. At the 315119 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.B2 Hawaii County Code Requirements: Hawaii County Code Section 3-6 -Type,number,and size of signs permissible. b) Sign type,number, and size restrictions shall be applied per lot or, if the lot is occupied by multiplebusinesses,per business establishment,or if a business occupies multiple adjacent lots,per business establishment. These restrictions shall be subject to the following provisions: 3) Only one ground sign shall be permitted per lot, even if the lot is occupied by multiple businesses. Variance Request: GR-ID-3 (Gas Station Price Sign) is a second ground sign,which exceeds the maximum number of ground sign per lot HCC Section 3-6(b)(3)by one. Niumalu requests a variance to HCC Section 3-6(b)(3)to permit the installation of a second ground sign for this lot. KVDC Recommendation: KVDC 118/19 recommendation was to allow two Niumalu ID/Tenant Directory signs(GR-ID-1)at the Road A and Road B entrances from Henry St. 7 4 The Owner submitted revised documents,showing a 2-sided Gas Station Price ground sign,located between access Roads A and B. At the 315119 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.B3 Hawaii County Code Requirements: Hawaii County Code Section 3-58. Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park, other public place or pedestrian way shall be: 2) Ground sign. B) If lot frontage is greater than thirty lineal feet, a ground sign shall not exceed twenty-two square feet for any building or portion of a building under separate management or control and not exceed eleven feet in elevation from the ground. Variance Request: GR-ID-3 (Gas Station Price Sign)sign area is 32.50 square feet. GR-ID-3 exceeds the twenty-two(22)square foot maximum sign area for ground signs allowed under HCC Section 3-58(a)(2)(B)by ten and one-half(10.50) square feet. Niumalu requests a variance to HCC Section 3-58(a)(2)(B)to permit the installation of a 2-sided ground sign having a sign area of 32.50 square feet. KVDC Recommendation: At the 118/19 KVDC meeting,the Commission recommended reducing the overall size of GR-ID-3 from fifty-five(55) square feet to fifty (50) square feet. The Owner submitted revised documents,reducing the overall size of GR-ID-3 from fifty-five(55)square feet to 32.50 square feet. At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents. Sian Variance Request No.B4 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. 8 i Variance Request: GR-ID-3 (Gas Station Price Sign) Safeway symbol is eighteen(18)inches high.The symbol exceeds thenine(9)inch maximum lettering or symbol height allowed under HCC Section 3-58(c)by nine(9)inches. Niumalu requests a variance to HCC Section 3-58(e)to permit the installation of a symbol height of eighteen(18) inches. KVDC Recommendation: At the 117/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. Justification for Variance Request Nos. B1 to B4 for Sign Type GR-ID-3: The fixture gas service station is set back approximately 90 feet from the Property line along Henry St.and will be significantly obstructed by large trees. The location of a free-standing ground sign alongHenrySt. will allow for adequate(but not excessive)visibility of gas pricing displays. The Property frontage along Henry St. is approximately 1,300 feet.The length of the frontage willminimizetheimpactofthegaspricegroundsignfordriverstravellingalongHenrySt. The Niumalu Marketplace project will depend primarily on vehicular traffic for access. Visibility ofbuildingswithintheprojectareawillbeobstructedduetothefinalgradebeingraisedaboveHenrySt.,in addition to the extensive landscaping proposed for installation fronting Henry St. The larger symbol height allows viewing from a greater distance,thus allowing vehicles to reduce speed and initiate turn signal in a safe manner. C) Sign Type SFWY-ID-l: Safeway Tower ID Sign (See Sheets G-12 thru G-14) Sign Variance Request No.C1 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. Variance Request: SFWY-ID-1 (Safeway Tower ID Sign) Safeway symbol is thirty-eight(3 8)inches high. The symbolexceedsthenine (9) inch maximum lettering or symbol height allowed under HCC Section 3-58(e)by twenty-nine(29)inches. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of a symbol height of thirty-eight(38) inches. 9 Justification for Variance Request No. C1 for Sign Type SFWY-ID-1: The 940 foot length of the Property frontage along Queen Ka'ahumanu Hwy. reduces the visual impactofalargerwallsignforvehiclestravellingalongQueenKa'ahumanu Hwy. The Property and all buildings within the Niumalu project are well below Queen Ka'ahumanu Hwy.approx. 32 feet below), severely restricting visibility for vehicles traveling along Queen Ka'ahumanuHwy. Only the portion of the Safeway building tower(and the attached wall sign)will be visible from Queen Ka'ahumanu Hwy. Large canopy trees located along the Queen Ka'ahumanu frontage(and required and recommended forapprovalbytheKVDC)will further limit the visual impact of the larger sign for vehicles travelling along Queen Ka'ahumanu Hwy roadway corridor. KVDC Recommendation: At the 117119 KVDC meeting,the Commission recommended reducing the diameter of the SFWY-ID-1 Tower ID symbol to three (3)foot six(6) inch diameter(3.50 feet). The Owner submitted revised documents,reducing the diameter of the SFWY-ID-1 Tower ID symbolfrom8feet8inchdiametertothree(3)foot six(6) inch diameter(3.50 feet).The overall sign area was reduced from seventy(70) square feet to ten(10)square feet. At the 315119 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.C2 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign.The top edge of a wall sign shall not exceed nine feet above the grade or finishedfloorlevelorone-half the height of the wall on which it is located,whichever is less. Variance Request: SFWY-ID-1 (Safeway Tower ID Sign)wail sign is mounted thirty-two (32)feet above the finished gradedirectlyinfrontofthewall, exceeding the nine(9)foot maximum height for wall signs HCC Section 3-59(a)(4)by twenty-three(23)feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit the installation of a wall sign at thirty- two(32) feet above the finished grade. Justification for Variance Request No.C2 for Sign Type SFWY-ID-1: 10 it Although the height from the finished floor level at the building face to the top edge of this sign is 32.00 feet,the visual height from finished grade along the nearest public right-of-way, Queen Ka'ahumanu Hwy.,will be at the maximum code allowance of 9 feet. KVDC Recommendation: At the 1/7119 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 3/5/19 KVDC meeting,the Commission recommended approval. D) Sign 102, 103, 105 & 106-Building 4 (Safeway)Wali ID Signs See Sheets G-15 thru G-17) Sian Variance Request No. D1 Hawaii County Code Requirements: Hawaii County Code Section 3-58 -Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street, park,other public place or pedestrian way shall be: 5) Wall sign. B) If lot frontage is greater than thirty lineal feet, a wall sign shall not exceed fifteen percent ofthetotalexposedareaofthewall, associated with the business for which the sign is displayed, or twenty-two square feet,whichever is less.A sign on the face of the building for each business conducted on the premises shall not exceed fifteen percent of the area ofthefaceofthebuildingactuallyoccupiedbythebusinessortwenty-two square feet, whichever is less. Variance Request: Sign 102 is thirty-three(33) square feet, Sign 103 is thirty-one (3 1)square feet and Sign 105 is seventy-seven(77)square feet,each exceeding the maximum of twenty-two(22) square feet/fifteen percent 15%)of exposed wall area HCC Section 3-58(a)(5)(B). Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 at thirty-three33)square feet, Sign 103 at thirty-one(3 1)square feet and Sign 105 at seventy-seven(77)square feet. Justification for Variance Request No.D1 for Signs 102, 103,and 105: Identification signs along Building 4 (Safeway) frontage are setback from 363 feet to 510 feet fromHenrySt., thus minimizing the impact of these signs from a public right-of-way. The building facade onwhichthesesignswillbelocatedisnotdirectlyadjacentorparalleltothepropertylineandwillbe viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf.The combined sign area of the(4)proposed signs is 151 sf or about 2% of the total wall area,which is significantly less that the 11 i 15% maximum wall area allowed by the code. This shall further reduce the impact of these signs along the entire 328 foot Building 4(Safeway)frontage. i proportional and compatible with the building architecture.The signs are positioned on the frontage to be KVDC Recommendation: At the 1/7119 KVDC meeting,the Commission recommended reducing the diameter of Sign 105, Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign),with the lettering being proportional.The Commission also recommended reducing the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet) The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet 4.00 feet)in diameter,with the lettering being proportional.This resulted in sign area reduction for Sign 105 from one-hundred-twenty-five(125) square feet to seventy-seven(77)square feet.The reviseddocumentsalsoreducedthediameterofSign106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No. D2 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol, including free-standing letters, shall not exceed nine inches in height. Variance Request: Sign 102 letter height is twenty-four(24) inches, Sign 103 letter height is thirty-four(34)inches, Sign 105 logo height is forty-four(44) inches and Sign 106 logo height is forty-two(42)inches, each exceeding the maximum nine (9)inch height of any lettering or symbol under HCC Section 3-58(c). Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 102 lettering height at twenty-four(24)inches, Sign 103 lettering height at thirty-four(34) inches, Sign 105 logo height at forty-four(44) inches and Sign 106 logo height at forty-two (42) inches. Justification for Variance Request No.D2 for Sign 102, 103, 105,and 106: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet from Henry St.,thus minimizing the impact of these signs from a public right-of-way. The building facade onwhichthesesignswillbelocatedisnotdirectlyadjacentorparalleltothepropertylineandwillbe viewed at a severe angle from Henry St., further reducing the visual impact from the nearest public right-of-way. The overall wall area of Building 4(Safeway) frontage is approx. 8,000 sf. The combined sign area of the(4)proposed signs is 151 sfor about 2% of the total wall area,which is significantly less that the 15%maximum wall area allowed by the code. This shall further reduce the impact of these signs along the entire 328 foot Building 4(Safeway)frontage. 12 The signs are positioned on the frontage to be proportional and compatible with the building architecture. KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission recommended reducing the diameter of Sign 105,Safeway symbol to 3 foot 6 inch diameter(3.50 feet),to match SFWY-ID-1 (Safeway Tower ID Sign),with the lettering being proportional. The Commission also recommended reducing the diameter of Sign 106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet) The Owner submitted revised documents,reducing the diameter of Sign 105, Safeway symbol to four feet4.00 feet)in diameter,with the lettering being proportional. The revised documents also reduced thediameterofSign106, Starbucks symbol to 3 foot 6 inch diameter(3.50 feet). The Commission had nospecificrecommendationontheVarianceexceptionsforsigns102and103. At the 3/5/19 KVDC meeting,the Commission recommended approval of the revised documents. Sign Variance Request No.D3 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign.The top edge of a wall sign shall not exceed nine feet above the grade or finishedghtofthewallonwhichitislocated,whichever is less.floor level or one-half the hei Variance Request: Sign 102 wall sign mounting height at twenty-one (2 1)feet, Sign 103 wall sign mounting height attwenty-one and one-half(21.5) feet, Sign 105 wall sign mounting height at twenty-three(23)feet andSign106wallsignmountingheightattwenty-two(22)feet,each exceeding the maximum wall signmountingheightofnine(9)feet height under HCC Section 3-59(a)(4). Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 102 wall sign mounting height attwenty-one(21)feet, Sign 103 wall sign mounting height at twenty-one and one-half(21.5) feet, Sign105wallsignmountingheightattwenty-three(23)feet and Sign 106 wall sign mounting height at twenty-two(22)feet. Justification for Variance Request No.D3 for Signs 102, 103, 105 and 106: Identification signs along Building 4(Safeway) frontage are setback from 363 feet to 510 feet fromHenrySt.,thus minimizing the impact of these signs from a public right-of--way.The building facade onorltothe which these signs will bandeefromlocatHenrySt.,further ed is not directlyreducngthe visual property al impactfrom he nearestpublic viewed at a sev right-of-way. KVDC Recommendation: 13 a I At the 117119 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 315119 KVDC meeting,the Commission recommended approval. Sign Variance Request No. D4 Hawaii County Code Requirements: Hawaii County Code Section 3-60 -Number of signs. a) Only one sign for any business or one sign for any street or vehicular access on which a building has frontage shall be permitted. Variance Request: There are a total of three(3)business signs on Building 4 storefront(Signs 103, 105 & 106),exceeding the one(1) sign maximum per street front,under HCC Section 3-60(a)by two(2)signs. Niumalu requests a variance to HCC Section 3-60(a)to permit a total of three (3)business on a single building 4 frontage. Justification for Variance Request No. D4 for Signs 103, 105 and 106: Identification signs along Building 4(Safeway)frontage are setback from 363 feet to 510 feet fromesesignsfromapublicright-of-way.The building facade onHenrySt.,thus minimizing the impact of thwhichthesesignswillbelocatedisnotdirectly adjacent or parallel to the property line and will beviewedatasevereanglefromHenrySt.,further reducing the visual impact from the nearest public right-of-way. The signs are positioned on the frontage to be proportional and compatible with the building architecture. KVDC Recommendation: At the 117119 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 315119 KVDC meeting,the Commission recommended approval. E) Sign 120, Safeway C-Store ID and Sign 123 Safeway Gas Canopy ID Sign See Sheets G-7 thru G-10) Sign Variance Request No.El Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. 14 a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to anypublicstreet,park, other public place or pedestrian way shall be: 5) Wall sign. B) If lot frontage is greater than thirty lineal feet,a wall sign shall not exceed fifteen percent ofthetotalexposedareaofthewall, associated with the business for which the sign isdisplayed, or twenty-two square feet,whichever is less. A sign on the face of the buildingforeachbusinessconductedonthepremisesshallnotexceedfifteenpercentoftheareaofthefaceofthebuildingactuallyoccupiedbythebusinessortwenty-two square feet, whichever is less. Variance Request: Sign 120 at twenty-six and one-quarter(26.25)square feet exceeds the maximum of twenty-two four and ( 22) square feet 1 fifteen percent(15%)of exposed wall area HCC Section 3-58(a)(5)(B)by one-quarter(4.25)square feet. Niumalu requests a variance to HCC Section 3-58(c)to permit the installation of Sign 120 at twenty-six and one-quarter(26.25)square feet. Justification for Variance Request No.E1 for Sign 120: The gas service station is set back approximately 90 feet from the Property line along Henry St. andwillbesignificantlyobstructedbylargetrees.The proposed landscaping will limit the visibility of theGasCanopysignfromHenrySt. and reduce visual impacts upon vehicular traffic along Henry St. The increased size and placement of each sign is proportional to and visually balanced with the building facade of the side of the building where it is located. KVDC Recommendation: At the 315119 KVDC meeting,the Commission recommended approval of Sign 120 symbol height ateighteen(18) inches and letter height at twelve(12)inches,resulting in a maximum sign area of twenty- six and one-quarter(26.25)square feet. Sign Variance Request No.E2 Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. c) Any lettering or symbol,including free-standing letters, shall not exceed nine inches in height. Variance Request: Sign 120 and Sign 123 symbol huneighteen of any8lettering or and symbalheight under HCCSecton35 (c)by each exceeding the maximum nine (9) ch height nine(9)inches and three(3) inches,respectively. 15 3-58(c)to permit the installation of Sign 120 and Sign 123NiumalurequestsavariancetoHCCSectionwithsymbolheightateighteen(18) inches and letter height at twelve(12)inches. Justification for Variance Request No. E2 for Signs 120 and 123: The gas service station is set back approximately 90 feet from the Property line along Henry St. and will be significantly obstructed by large trees. The proposed landscaping will limit the visibility . the Gas Canopy sign from Henry St. and reduce visual impacts upon vehicular traffic along Henry St. The increased size and placement of each sign is proportional to and visually balanced with the building facade of the side of the building where it is located. KVDC Recommendation: At the 117119 KVDC meeting,the Commission recommended reducing the size of Sign 120 and Sign 123tomatchthetwelve(12)inch height allowance under the approved Variance for the adjacent Lanihau Center property. The Owner submitted revised documents,reducing Sign 120 and Sign 123 symbol height to twenty-four 24) inches and the letter height to nine(9) inches. the Commission recommended approval of Sign 120 and Sign 123 symbolAtthe315/19 KVDC meetingheightateighteen (18)inches and letter height at twelve(12) inches. Sign Variance Request No.E3 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finishedfloorlevelorone-half the height of the wall on which it is located,whichever is less. Variance Request: Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet,exceeding the maximum wallsignmountingheightofnine(9)feet height under HCC Section 3-59(a)(4)by twelve and one-half(21.50) feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Sign 123 wall sign mounting height at twenty-one and one-half(21.50)feet. Justification for Variance Request No.E3 for Sign 123: The increased mounting height of the Gas Canopy ID sign is needed due to the nature of the canopylyavailablesurfacetomountsigntoallowmaintenancestructure. The canopy roof fascia is the on of adequate height clearances for large trucks.16 i 1 KVDC Recommendation: At the 1/7/19 KVDC meeting,the Commission had no specific recommendation on this Variance exception. At the 315119 KVDC meeting,the Commission recommended approval. F) Signs 201a,202x,203a,204a & 205a (Tenants 201,202, 203, 204 & 205,Building 2), Signs 6101a,6101b, 6201a & 6201b (Tenant 6101 & 6201,Bld'g. 6), Signs 1200a & 1200b (Tenant 1200, Bld'g. 12) and Signs 1300a & 1300b (Tenant 1300,Bld'g. 13). See Sheets G-19,G-22 and G-23) Sign Variance Request No.F1 Hawaii County Code Requirements: Hawaii County Code Section 3-59 - Sign elevation. a) Maximum sign elevation, measured from the finished ground elevation to the top of the sign, shall be as follows: 4) Wall sign. The top edge of a wall sign shall not exceed nine feet above the grade or finishedfloorlevelorone-half the height of the wall on which it is located,whichever is less. Variance Request: Signs 201a, 202a, 203a,204a,205a,6101a, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b have typicalwallsignmountingheightsateleven(11.00)feet, exceeding the maximum wall sign mounting height of nine(9)feet height under HCC Section 3-59(a)(4)by two(2.00)feet. Niumalu requests a variance to HCC Section 3-59(a)(4)to permit Signs 201a,202a,203a,204a, 205a,6101x, 6101b, 6201b, 1200a, 1200b, 1300a and 1300b a typical wall sign mounting height at eleven11.00) feet. The typical wall sign mounting height of eleven(11.00) feet will be measured from finished floor of ground floor and second floor Tenant spaces. Justification for Variance Request No. F1 for Signs 201 a,202a,203x,204x,205a,6101a,6101b, 6201b, 1200a, 1200b, 1300a and 1300b: The increased mounting height would allow signs to be mounted above Tenant entrances,windows andtrellises,fronting the Tenant spaces. These heights would be consistent wl established sign locations faranysuccessfulcommercialenterprise,including properties that are adjacent to this project. V) Typical Tenant ID Signs See Sheets G-18) The following will summarize the applicable requirements for Tenant ID Signs installed within theNiumaluMarketplace. The typical Tenant ID Signs will conform to all Hawaii County Code Requirements pursuant to Chapter 3-Signs,with the exception of Hawaii County Code Section 3-59 - Sign elevation,(a),(4). 17 The typical Tenant ID signs wereprovided to the KDVC for review and were ultimatel recommended is KDVC reviewforapproval. The intention of therm t Applications gas aer thesesfor lcablewhen submitted to allow the Department to process individual Signbythetenantswithoutrequiringanadditionalround of KVDC review. Hawaii County Code Requirements: Hawaii County Code Section 3-58 - Sign area/size and lettering size. a) Unless otherwise provided,the maximum permitted surface area/size of any sign oriented to any public street,park,other public place or pedestrian way shall be: 3) Marquee sign. A)A sign attached to the all not exceed nine square feet in area, and thefor bower edges mut be at leastn the premises s seven and one-half feet above the ground. B) A sign attached to or otherwise displayed upon the face of the marquee shall not exceed atotalsignareaoftwenty-two square feet or fifteen percent of the marquee area on which it is displayed,whichever is less. 4) Projecting sign. e name and the A)A projectibonly occuusiness r on an deon the xteror premises, h allwithoutanoverhangandshallnot nature of the business,may exceed sixteen square feet.(2)Ground sign. 5) Wall sign. B) If lot frontage is greater than thirty lineal feet,a wall sign shall not exceed fifteen percent ofthetotalexposedareaofthewall, associated with the business for which the sign isdisplayed, or twenty-two square feet,whichever is less. A sign on the face of the building foreachbusinessconductedonthepremisesshallnotexceedfifteenpercentoftheareaofthefaceofthebuildingactuallyoccupiedbythebusinessortwenty-two square feet,whichever is less. c) Any lettering or symbol,including freestanding letters, shall not exceed nine inches in height. Section 3-59. Sign elevation. a) Maximum sign elevation,measured from the finished ground elevation to the top of the sign, shall be as follows: 3) Projecting sign.A projecting sign may be placed no less than nine feet above ground, andmayextendintonomorethanone.-third of the width of any public area or pedestrian way,or four feet,whichever is less. c) Any lettering or symbol, including freestanding letters, shall not exceed nine inches in height. KVDC Recommendation:18 I At the 117119 KVDC meeting,the Commission recommended that all Tenant signs be limited to a menu of typical fonts and a standard color palette. The Owner submitted revised documents that would allow custom Tenants fonts, logos and colors. AllTenantsignsshallconformtotheHawaiiCountyCode. All Tenant signs shall be mounted to a standard sign background with kapa end cap motifs. At the 3/5/19 KVDC meeting,the Commission recommended approval of custom Tenants fonts, logosandcolors.The standard sign background shall be limited to eighteen (18) inches high.The CommissionalsostipulatedthatanyTenantrequestingdeviationfromtheSignMasterPlanshallbesubjecttoreview and approval by KVDC. VI) Conclusion Based on the size of the Property,the finished topography,building configuration and the requiredlandscapingbuffers,we feel that the variances to the Hawaii County Sign Code, as sought by this Sign MasterPlanarereasonableandjustifiedundertheregulationssetforthforbytheKailuaVillageSpecialDesign District. The proposed Project ID, Directory and Tenant ID signs will complement the building architecture, enhance the overall Project and,by extension,enhance the surrounding properties. The colors,materials and lighting of all signs shall adhere to the guidelines set forth for the Kailua VillageSpecialDesignDistrict.The requested variances to the Sign Code adjustments are mostly to allow forincreasesinthenumberandthesizeofcertainsigns.These requested increases will allow the general publictoidentifytheNiumaluMarketplaceProjectandwillallowalluserstoeffectivelyaccessandnavigatetothe Project in a safe manner. We appreciate the opportunity to submit this Sign Master Plan,which details the specific request forvariancesneededfromtheHawaiiCountySignCode. We look forward to working with your DepartmentandtheCountyCouncilonthefurtherprocessingandacceptanceoftheproposedNiumaluMarketplaceSign Master Plan. To help facilitate this review,we have enclosed the following for processing and review: 1)Revised Sign Permit Application; 2) Sign Master Plan as recommended for approval by the KDVC on March 6,2019; 3)Draft County of Hawaii Sign Resolution for processing with the County Council. Thank you for the guidance and continued support on our efforts to implement the Niumalu Marketplace SignMasterPlan. Should you have any questions or if additional information is required,please do not hesitate to contact me at 808.383.8770 or via e-mail at rtdcsign cr,ha d i.rr.c am. 19 i Sincerely, Richard Vierra Clarence Lee Design& Associates, LLC Authorized Agent for Kona Owner LLC) 20 L001700-9-L )IWJ EOmOH'DUO)l-c)nl!r))N flq Kiv7TaTla7IaI^v'wTo EY1' L111 SXBPUI 'GIM W Z) Z aw F-JQ LU _jLUJco QmZoWzWSprZcorn NF- ZY QY0 O (na = zaoU) H -1C) - rU) z JV) JZC7 QUA = F- ZnZU) UpUz pJ O mJQQU SWQO vWWZ pw0ZzaZQC7U) Z_F- LL ^ M0z ~Q Z UOU) Z cnO WZ) mmX ~ Z QNH0 > UwZw oaaz 7zaOLUz OCwzoOwU) J WO— J a — au) zzU WZOE a LUZQ = wc7WwwJ0S }U) WLu < = Q vU—) crU)U) wCnCLF- U) 0WO J } rn WYJz00 CL C 00 -- 1= TrvCoTCb0) mOQwu) oC7C7C7C7C7C7C7 C7UN = JF- WZv QQo IM 0OW H OJ Cn0 w OLU00coOw VU0Cl)z JNCcoC? 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