HomeMy WebLinkAbout2012-06-27 Kailua Village Design GuidelinesAttachmentB
VillageDesignGuidelines
ARTICLE 1.GENERAL .............................................................................................................. 2
1.1.AUTHORITY ................................................................................................................... 2
1.2.INTERPRETATION ......................................................................................................... 2
1.3.INTENT ........................................................................................................................... 2
1.4.SCOPE ............................................................................................................................ 4
1.5.PROCESS ....................................................................................................................... 4
1.6.WARRANTS AND VARIANCES ...................................................................................... 5
1.7.INCENTIVES ................................................................................................................... 6
ARTICLE 2.PROCESS .............................................................................................................. 6
2.1.APPLICABILITY .............................................................................................................. 6
2.2.APPLICATIONS .............................................................................................................. 7
2.3.ORGANIZATION OFTHECODE .................................................................................... 7
ARTICLE 3.VILLAGE SCALE PLANS—NEW VILLAGES ..................................................... 10
3.1.INSTRUCTIONS ........................................................................................................... 10
3.2.SEQUENCE OF COMMUNITY DESIGN ...................................................................... 10
3.3.VILLAGE UNIT TYPES ................................................................................................. 11
3.4.TRANSECT ZONES ...................................................................................................... 11
3.5.CIVIC ZONES............................................................................................................... 12
3.6.SPECIAL DISTRICTS ................................................................................................... 13
3.7.THOROUGHFARESTANDARDS ................................................................................. 13
3.8.DENSITY CALCULATIONS .......................................................................................... 14
3.9.SPECIAL REQUIREMENTS ......................................................................................... 15
ARTICLE 4.VILLAGE SCALE PLANS-- INFILL ..................................................................... 15
4.1.MINIMUM AREA REQUIREMENTS .............................................................................. 15
4.2.VILLAGE UNIT TYPES ................................................................................................. 16
4.3.TRANSECT ZONES ...................................................................................................... 17
4.4.CIVIC ZONES............................................................................................................... 17
4.5.SPECIAL DISTRICTS ................................................................................................... 17
4.6.PRE-EXISTING CONDITIONS...................................................................................... 17
4.7.SPECIAL REQUIREMENTS ......................................................................................... 18
ARTICLE 5.BUILDING SCALE PLANS .................................................................................. 18
5.1.INSTRUCTIONS ........................................................................................................... 18
5.2.PRE-EXISTING CONDITIONS...................................................................................... 19
5.3.SPECIAL REQUIREMENTS ......................................................................................... 19
5.4.CIVIC ZONES............................................................................................................... 20
5.5.BUILDING DISPOSITION ............................................................................................. 20
5.6.BUILDING CONFIGURATION ...................................................................................... 20
5.7.BUILDING FUNCTION .................................................................................................. 21
5.8.PARKING AND DENSITY CALCULATIONS ................................................................. 22
5.9.PARKING LOCATION STANDARDS ............................................................................ 22
5.10.LANDSCAPE STANDARDS ......................................................................................... 23
5.11.SIGNAGE STANDARDS ............................................................................................... 24
ARTICLE 6.STANDARDS AND TABLES ............................................................................... 26
ARTICLE 7.DEFINITIONS....................................................................................................... 67
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ARTICLE 1.GENERAL
1.1.AUTHORITY
1.1.1.These guidelines govern Village Design Zones permitted under aProject District (PD)
application before thePlanning Director inaccordance with Chapter 23 (Subdivisions) and
Chapter 25 (Zoning) oftheHawaii County Codeand Rule 15ofthe County ofHawaii Planning
Department Rules ofPractice andProcedure.
1.1.2.These guidelines were adopted asoneofthe instruments ofimplementation oftheKona
Community Development Plan (KCDP) toprovide standards ofdevelopment for Traditional
Neighborhood Design (TND) and Transit-Oriented Design (TOD) villages. This isaform-based
code, meaning itenvisions andencourages acertain physical outcome atthe community,
BLOCK, orbuilding level. This form iscompact, walkable, andmixed-use, and ismeant tobe
comfortable, safe, and ecologically sustainable.
1.1.3.Thebasis ofthese guidelines istheSmartCode version 9.0published bytheNew Urban
Publications Inc. Ithasbeen “calibrated” tofitwiththe Kona CDP. TheSmartCode embodies
thestate ofknowledge ofregulating design toresult incompact walkable villages, and theintent
istotake advantage ofthecollective knowledge ofother jurisdictions who use theSmartCode
as wellasfuture updates bytheauthors oftheSmartCode.
1.1.4.ThePlanning Director may amend these guidelines with approval bytheKona Action
Committee toimprove calibration ofthese guidelines tothelocal conditions andupdate with
advances inthestate ofknowledge.
1.2.INTERPRETATION
1.2.1.Provisions ofthis Code areactivated by "shall" when required; "should" when recommended;
and "may" when optional.
1.2.2.Capitalized and underline termsused throughout thisCode aredefined inArticle 7Definitions of
Terms. Those terms not defined inArticle 7shall beaccorded theircommonly accepted
meanings.
1.3.INTENT
The intent and purpose ofthese guidelines aretoenable, encourage, andqualify theimplementation of
the following policies:
1.3.1.THE REGION
a.That theregion retainitsnatural and visual character derived from topography, coastlines,
andother natural features.
b.That growth strategies encourage infilland redevelopment inparity with newcommunities.
c.That development contiguous tourban areas bestructured inthepattern ofinfill Village
DevelopmentTND and beintegrated withtheexisting urban pattern.
d.That development non-contiguous tourban areas beorganized inthepattern ofCluster
Development (CLD), TND orTransit Oriented (TOD) RCD.
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e.ThatAFFORDABLE HOUSING should be distributed throughout theregion tomatch job
opportunities and toavoid concentrations ofpoverty.
f.That transportation corridors beplanned and reserved incoordination with land use.
g.That green corridors be used todefine and connect the urbanized areas.
h.That theregion include aframework oftransit, pedestrian, and bicycle systems thatprovide
alternatives tothe automobile.
1.3.2.THE VILLAGE
a.That Clusters, Villages and TODs REGIONAL CENTERS becompact, pedestrian-oriented
andMIXED USE.
b.That ordinary activities ofdaily livingoccur within walking distance ofmost dwellings,
allowing independence tothose who donot drive.
c.That interconnected networks oftransportation corridors/Thoroughfares be designed to
disperse traffic andreduce thelength ofautomobile trips.
d.That within neighborhoods, arange ofhousing types and price levels beprovided to
accommodate diverse ages and incomes.
e.That appropriate building DENSITIES andland uses beprovided within walking distance of
transit stops.
f.That CIVIC, institutional, and COMMERCIAL activity impart afocused town center and
gathering place.
g.That schools could be sized andlocated toenable children towalk orbicycle tothem.
h.That arange ofOPEN SPACE including parks, squares, and playgrounds should be
distributed within neighborhoods andvillages.
i.That thegrowth ofthevillage stays within adefined edge and thereby helps toestablish a
compact sense ofplace.
1.3.3.THEBLOCK AND THEBUILDING
a.That buildings andlandscaping contribute tothephysical definition oftransportation
corridors/Thoroughfares asCIVICplaces.
b.That development adequately accommodate automobiles while respecting thepedestrian
andthespatial form ofpublic areas.
c.That thedesign ofstreets andbuildings reinforce safe environments, but notattheexpense
ofaccessibility.
d.Thatarchitecture and landscape design grow from localclimate, topography, building
practice and fitwith Kona’shistory andlifestyle.
e.That buildings provide theirinhabitants withaclearsense ofgeography and climate through
energy efficient methods.
f.ThatCIVIC BUILDINGS and public gathering places beprovided aslocations that reinforce
community identity and support self-government.
g.ThatCIVIC BUILDINGS bedistinctive andappropriate toarolemore important than the
other buildings thatconstitute thefabric ofthe village.
h.That the preservation andrenewal ofhistoric buildings befacilitated, toaffirm thecontinuity
andevolution ofsociety.
i.That theharmonious andorderly evolution ofurban areas should besecured through form-
based guidelines orcodes.
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1.3.4.THE TRANSECT
a.That Villages should provide meaningful choices inliving arrangements asmanifested by
distinct physical environments.
b.That theTransect Zone descriptions onTable 1shall constitute the Purpose ofthese Zones
withregard tothe general character ofeach ofthese environments.
1.4.SCOPE
1.4.1.Thefollowing general rules ofconstruction shall apply tothese guidelines:
a.Numerical metrics shall take precedence over graphic metrics.
b.Thediagrams and illustrations within these guidelines areconsidered regulatory innature
and are legally binding
c.Unless defined herein, thedefinition ofaterm inthese guidelines shall take precedence
overthe definition ofthesame term elsewhere inthe Hawaii County Code.
d.Theprovisions ofthese guidelines, when inconflict, shall take precedence over other
provisions intheHawaii County Code.
1.5.PROCESS
1.5.1.Compliance with Chapter 25 (Zoning): These guidelines shall beadministered inaccordance
withthe procedural requirements ofArticle 6, Division 4 (Project Districts) ofChapter 25
Zoning) oftheHawaii County Codeexcept thatSection 25-6-42 (Minimum land area required)
and Section 25-6-43 (Permitted Uses) shallnotbeapplicable toproject district applications
under these guidelines:
1.5.2.Compliance with Chapter 23 (Subdivisions): These guidelines shallbeadministered in
accordance withthe following provisions ofChapter 23 (Subdivisions) ofthe Hawaii County
Code. Thefollowing general rules ofconstruction shall apply tothese guidelines:
a.Division 1 (General Provisions) ofArticle 2 (Adminstration);
b.Division 5 (Utilities) ofArticle 3 (Design Standards);
c.Article 5 (Final Plat) inits entirety;
d.Article 6 (Improvements) initsentirety;
e.Article 7 (Inspection and Certification) initsentirety; and
f.Article 8 (Safety Flood Hazard District Requirements) initsentirety.
Allotherprovisions set forthinChapter 23 (Subdivisions) ofthe Hawaii County Code shall not
beapplicable toproject district applications under these guidelines.
1.5.3.Compliance with Rule 15 (Project Districts): These guidelines shall beadministered in
accordance with theprocedural requirements ofRule 15 (Project Districts) oftheCounty of
Hawaii Planning Department Rules ofPractice and Procedure except that Section 15-3
Minimum landarea required) and Section 15-4 (Permitted Uses) shall not beapplicable to
project district applications under these guidelines.
1.5.4.Ifthereisanyconflict between theprovisions ofChapter 23, Chapter 25, andRule 15, the
provisions ofRule 15shall take precedence inVillage Design Zone applications under these
guidelines.
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1.5.5.Village Design Zone Application Process. Inaddition tocomplying with the Chapter 23,
Chapter 25, and Rule 15provisions assetforth in1.5.1, 1.5.2, 1.5.3above, aproject district
application shall demonstrate compliance withthedesign and planning provisions set forthin
these guidelines. Project district applications underthese guidelines thatdonot require any
Warrants orVariances forthe design andplanning provisions set forthbelow shall bereviewed
administratively bythePlanning Director without further recourse topublic consultation.
1.5.6.The following process shall beused when reviewing applications under thedesign andplanning
provisions setforth inthese guidelines;
a.Anapplicant shallsubmit aCommunity Scale Plan tothePlanning Director demonstrating
compliance withallCommunity Scale Plan requirements setforthbelow.
b.Following approval oftheCommunity ScalePlan, anapplicant shall submit aBuilding scale
plan tothe Planning Director demonstrating compliance with allBuilding Scale Plan
requirements setforth below.
c.Anapplicant may notapply forabuilding permit prior toapproval ofaBuilding Scale Plan
forthe parcel atissue.
1.6.WARRANTS AND VARIANCES
1.6.1.There shall be two types ofdeviation from therequirements ofthese guidelines: Warrants and
Variances. Whether adeviation requires aWARRANT orVARIANCE shallbedetermined by
the Planning Director.
1.6.2.AWARRANT isaruling that would permit apractice that isnotconsistent with aspecific
provision ofthese guidelines butisjustified bythe provisions ofSection 1.3Intent. ThePlanning
Director shall have theauthority toapprove ordisapprove administratively arequest fora
WARRANT.
1.6.3.AVARIANCE isanyruling on adeviation other than aWARRANT.VARIANCES shall be
granted onlyinaccordance with theprocedures forzoning codevariances.
1.6.4.The request for aVARIANCE shallnotsubject the entire application topublic notice, but only
that portion necessary torule onthe specific issue requiring therelief.
1.6.5.The following standards andrequirements shall notbe available forWARRANTS or
VARIANCES because theytend toseriously subvert the desired outcome ofcompact, walkable
anddiverse communities:
a.The maximum dimensions oftraffic lanes. (See Table 2, Thoroughfare Assemblies)
b.The required provision ofREAR ALLEYS and REAR LANES.
c.The minimum BASE RESIDENTIAL DENSITIES. (See Table 12.)
d.The permission tobuild ACCESSORY BUILDINGS.
e.Theminimum requirements forparking. (See Table 9.)
1.6.6.There aretwo types ofpermitted deviations from therequirements ofthese guidelines Warrants
andVariances.
1.6.7.AWarrant permits apractice that isnot consistent with aspecific provision ofthese guidelines
butisjustified bythe provisions ofSection 1.3Intent. AWarrant may be granted fora
dimensional deviation ofless than 10% ofthespecified standard, ifnospecific criterion for
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granting oftheWarrant isspecified. ThePlanning Director shall have theauthority to
administratively approve ordisapprove arequest foraWarrant.
1.6.8.AVariance allows adeviation fromarequirement under these guidelines that exceeds that
permitted byaWarrant. Allrequests forVariances shall beheard inaccordance with Rule6of
the County ofHawaii Planning Department Rules ofPractice andProcedure. Arequest fora
Variance shall not subject the entire project application toapublic hearing, but only thatportion
necessary toruleonthe specific issue requiring theVariance.
1.7.INCENTIVES
Thefollowing incentives shall apply toapplications seeking approval with these guidelines:
1.7.1.Expedited Review. Within ninety (90) days after aproject district application has been
accepted bythe Planning Director, the Director shall forward theapplication tothePlanning
Commission.
1.7.2.Environmental Review Concurrent Processing. ThePlanning Director shall enable and
allow theapplicant toconcurrently process theenvironmental document according tothe
procedures ofHRS Chapter 343 andtheNational Environmental Policy Act (NEPA), asapplies
1.7.3.State Land UseBoundary Amendment Concurrent Processing. IfaState Land Use District
Boundary Amendment isnecessary, The Planning Director may accept the application, review
the application todetermine consistency withthedecision criteria below, suspend the
processing ofthe Project District until adecision ismade bytheState Land Use Commission
and express theCounty’ssupport oftheapplication before theState Land Use Commission as
consistent with theCounty ofHawaii CDP and County ofHawaii General Plan. The Project
District process may then immediately resume upon favorable approval bythe State Land Use
Commission.
1.7.4.Village Design Zones and Rebuttable Presumption. The Planning Director, Planning
Commission andCounty Council shall review aVillage Design Zone Project District application
with arebuttable presumption thattheproject furthers thePurpose ofChapter 25 Zoning Code
and isconsistent with thegoals, objectives, and policies ofthe County General Plan andCounty
ofHawaii CDP, provided thatthe proposed location isgenerally consistent with theOfficial
County ofHawaii Land Use Map andthe master plan consistent with theVillage Design Zone.
ARTICLE 2.PROCESS
2.1.APPLICABILITY
2.1.1.Types of Applications. These guidelines apply tothree levels ofscale: aVILLAGE UNIT
request foraProject District rezoning application; avillage plan foraTND/RCD meeting the
requirements ofArticle 3oranINFILL VILLAGE TND/RCD meeting therequirements ofArticle
4; andasiteplan forasubdivision orbuilding permit approval within anapproved TND/TOD
meeting therequirements ofArticle 5.
2.1.2.Pre-Application. Anapplicant may discuss informally the intent ofthe proposed planwith the
Design Center. No fees shall becollected forPre-Application Conference, itspurpose being to
familiarize the Planning Department withtheproposed Plan andtheapplicant with the
development procedures intheKCDP planning area. The applicant should share sketch plans
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and datashowing existing siteconditions and theproposed layout anddevelopment oftheplan.
Thepurpose andintent ofthe Pre-Application Conference allows both parties toidentify
potential challenges, opportunities and items that need tobeaddressed.
2.1.3.Charette. Where desired orrequired tohave multi-disciplinary input fromvarious agencies
and/orthepublic toformulate thecommunity orbuilding scale site plan, theDesign Center may
assist theapplicant toorganize thismeeting(s).
2.2.APPLICATIONS
2.2.1.Types of Plans. For an applicant preparing arezoning application foraTNDorRCD Project
District, gotosection 2.2.2below. Prior tothefirstsubdivision orplan approval application
within therezoned RCD orTND Project District, thePlanning Director shall haveapproved a
Village Scale Planmeeting therequirements ofArticle 3orArticle 4pursuant totheprocedures
ofHawaii County Code section 25-6-46 (review and approval ofsiteplans). Foranysubdivision
orbuilding permit application covered bytheapproved Village Scale Plan, therequirements and
standards ofArticle 5shallapply.
2.2.2.Project District Rezoning foranRCD orTND. The RCDorTND Project District application
shallinclude aplanand conditions that include thefollowing:
a.Metes andbounds description ofthe RCD orTND that meets therequirements for defining
aPEDESTRIAN SHED;
b.Identify whether thedefined areaisaTOD/RCD (REGIONAL COMMERCIAL CENTER),
TOD/TND (TRADITIONAL NEIGHBORHOOD DEVELOPMENT), oraTND (notassociated
with atransit stop);
c.Incorporation oftheVDGRules byreference, which thereby commits the rezoned areato
the requirements governing therange ofuses, densities, open space, and building forms
setforthintheVDG;
d.Anyinfrastructure requirements forthe project district.
2.2.3.VILLAGE SCALE PLAN. Subsequent toaRCD/TND Project District approval orthrough a
PUD, the Planning Director shall review andapprove theVILLAGE SCALE PLAN, pursuant to
therequirements ofArticle 3or4.
2.2.4.BUILDING SCALE PLAN. Asubdivision application within an areagoverned byaVILLAGE
SCALE PLAN shall include theBUILDING SCALE PLAN requirements ofArticle 5a (Section
5.1.3.a). Asubsequent site plan application shall include theBuilding Scale Plan requirements
ofArticle 5b (Section 5.1.3.b).
2.3.ORGANIZATION OFTHE CODE
2.3.1.Determine Scale ofthePlan. Foranapplicant preparing arezoning application foraProject
District, gotoArticle 3forguidelines toprepare avillage scale plan. Foranapplicant preparing
arezoning application foraProject District of10acres ormore within anexisting TODorTND,
gotoArticle 4for guidelines toprepare aSPECIAL AREA PLAN. Foranapplicant desiring to
build within anapproved TOD orTND Project District, go toArticle 5toprepare abuilding scale
plan tosubmit forsubdivision or siteplan approval.
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2.3.2.Steps toPrepare aVillage Scale Plan. The village scale plan isadopted by ordinance aspart
oftheProject District rezoning, andthereby becomes aRegulating Plan. ThePlanning Director
may administratively approve minor adjustments tothe plan. Major changes must beadopted
legislatively asanamendment tothe rezoning ordinance.
a.Determine theVILLAGE UNIT Types. There aretwo village unittypes: aTND andaRCD.
Either type mayqualify asaTOD. ATOD hasatransit station atitscenter andallows fora
higher density. TheKona CDP Land Use Map determines theVILLAGE UNIT type as
follows:
i.Intended Growth Areas. Future growth isdirected totheTOD villages along themain
and secondary transit routes. TheLand Use Mapidentifies TODs that are intended as
neighborhood villages (TND/TOD) and regional centers (RCD/TOD). For guidelines
relating tothe TODs, gotoArticle 3.
ii.InfillGrowth Areas. MostoftheTODs areNew Communities. However, theLand Use
Mapalso identifies existing communities intended toberedeveloped—theKailua
Village Redevelopment TOD and theRural Towns TODs. Additionally, smaller projects
adjacent toexisting development areencouraged—these types ofNew Communities
arecalled Infill TNDs. For guidelines relating toINFILLRedevelopment orInfillNew
Communities, gotoArticle 4.
iii.Controlled Growth Areas. Areas outside oftheTODs identified ontheLand Use Map
but within the designated Urban Area may also be developed asTNDs. Ifthisarea is
already urban-zoned (RS, RM, RD, CG, CV, CN, MCX), theapplicant follows the PUD
procedure tohave the village scale plan approved. Ifthearea requires rezoning, then
theapplicant follows the procedures for aProject District rezoning assetforth inthe
Kona CDP. Iftheproject qualifies asanINFILL TND, thengotoArticle 4; otherwise, go
toArticle 3.
iv.Open Areas. Village scale plans should identify open spaces when applicable. There
aretwo types ofopen spaces:
1)Preserved Open Space. ThePreserved Open Space consists ofthe Sensitive
Resources identified ontheEnvironmental Resources Map that are tobeprotected
from development inperpetuity.
2)Reserved Open Space. The Reserved Open Space consists oftheGreenbelt area
surrounding TODs and TNDs established bytransferring density (TDR).
b.Allocate Transect Zones. TRANSECT ZONES (T-ZONES) organize thedensity,
complexity, and intensity ofthe land use within theTND orRCD village. Theoperating
principle isthat there isanurban corewith amaincenter focus such asatransit station and
plaza. This urban core area, which isspatially defined based onwalkable distances called
PEDESTRIAN SHEDS, hasthehighest density, complexity, and intensity ofuses. Table 1
describes the TRANSECT ZONES. The TRANSECT ZONES thatcorrespond tothe urban
core, secondary area, andgreenbelt referred tointheKona CDP are asfollows:
i.Urban Core
1)T-5Urban Center
2)T-4General Urban
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ii.Secondary Area: T-3Suburban
iii.Greenbelt:
1)Greenbelt1: GB1 Greenbelt
2)Greenbelt2: GB2 Rural Zone
2.3.3.Steps toPrepare aBuilding Scale Plan. Anapplicant shall submit apreliminary plan, havethat
reviewed, thenafinal plan. Thefinalplan would add landscaping details.
a.Determine theBuilding Disposition (i.e., lotconfiguration andbuilding placement relative to
setbacks). Note thatsetbacks (Table11g andTable 11h) areprovided asranges. In
general, they become shallower asthe TRANSECT ZONES become moreurban. Azero
lot line streetwall isoften desirable inthemost urban conditions, because itstrongly defines
thestreet space. The sidesetbacks inT4andT5areaminimum ofzerotoallow
ROWHOUSES and TOWNHOUSES.
b.Determine theBuilding CONFIGURATION (i.e., building form). The form ofabuilding is
determined by itsheight and typeofPRIVATE FRONTAGE. ThePRIVATE FRONTAGE
occupies thefront setback area orencroaches into theSIDEWALK area within theright-of-
way. The range ofdepth ofaLOT within which certain elements are permitted iscalled a
LAYER (seeTable14). Thedesign principle istobring thebuildings closer tothe streets to
create aninviting streetscape andput “eyes onthe streets” tocreate asafer ambience.
Themaximum height ofbuildings should beproportional tothe street width toavoid an
enclosed “canyon” effect.
c.Determine theBuilding Function. The permitted usesare flexible toencourage amixing of
uses horizontally (among buildings, lots, BLOCKS andvertically (within buildings). The
range ofuses become increasingly flexible from theT-3tothe T-5Zones. Theuses are
grouped into thefollowing categories: RESIDENTIAL,LODGING,OFFICE,RETAIL,
CIVIC, andOther. TheOther category includes certain types ofuses thatarediscouraged
within theTNDs orRCDs, such asautomobile-dependent uses (e.g., automobile service,
drive-through facilities, shopping centers), industrial uses, andagricultural uses.
d.Calculate theParking Requirements and Density Rights. TheBuildable DENSITY is
determined by theactual parking requirements. The parking requirements aredetermined
by theBuilding FUNCTIONS andallows for shared parking among mixed Building
Theprovision forT5that retail spaces under 1500square feetare exemptFUNCTIONS
from parking requirements isincluded asitencourages thekind ofsmaller independent
shops that contribute tourban vitality. Italsohelps keep existing small-lotMainStreet
downtowns legal forrebuilding without theneed forconjoining lots. And itmaintains
commercial sidewalks free ofcurb cutsforoff-street parking. Once theparking
requirements are calculated, then thedensity byBuilding FUNCTION can bedetermined.
TheEFFECTIVE PARKING may beincreased inTODs toeffectively increase the permitted
density.ACCESSORY UNITS arenotincluded inthedensity calculation toencourage this
residential use.
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e.Develop the Landscaping Plan. Thelandscaping standards regulate the extent ofpaving,
lawns, andtrees. Note therequirement thatinT4, trees intheprivate frontage arerequired
tomatch trees inthe public frontage (see Table 5PRIVATE FRONTAGES). While thismay
seem likeanunnecessary effort tocontrol private choice, consider that trees inthe private
frontage areactually amajor partofthe viewshed ofthepublic frontage, and contribute to
theshade ofthe public realm. Many treesinolder neighborhoods that contribute totheir
distinctive character areactually growing ontheprivate frontage. While itmay seem off
thatlawn ispermitted BY RIGHT inT4butnot inT3where lawns have reigned inthepast,
therationale isthat alawnisnotanatural type ofplanting, and isnot considered
environmentally sustainable inlarge areas. (Itrequires fertilizers that runoffintostreams or
the aquifer.) Therefore itisallowed inthemore urban (less natural) Transect Zonewhere
lots are smaller andyards more intensely used, which iswhere lawn outperforms other
species.
ARTICLE 3.VILLAGE SCALE PLANS—NEW VILLAGES
3.1.INSTRUCTIONS
3.1.1.Within theTND TODs andRCD TODs asshown onthe Official Kona Land Use Map, the
provisions ofArticle 3and these Guidelines ingeneral shall beavailable ByRight, upon request
bytheapplicant.
3.1.2.Once theHawaii County Council approves the Project District, thearea shall become aVillage
Planning Area. Within theVillage Planning Area, these Guidelines shall bethe exclusive and
mandatory regulation, anditsprovisions shall beapplied intheir entirety.
3.1.3.New Village Plans maybeprepared byanapplicant orby thePlanning Department.
3.1.4.New Village Plans shall include aRegulating Planconsisting ofone ormore maps showing the
following, incompliance with thestandards described inthis Article:
a.TRANSECT ZONES
b.CIVIC ZONES
c.THOROUGHFARE network
d.SPECIAL DISTRICTS, ifany
e.Number ofWARRANTS orVARIANCES, ifany.
3.1.5.New Village Plans shall include oneset ofpreliminary site plans foreach Transect Zone, as
provided byTable 12andsections 5.1.3.a.
3.2.SEQUENCE OFCOMMUNITY DESIGN
3.2.1.Structure thesiteusing one orseveral PEDESTRIAN SHEDS, which should belocated
according toexisting conditions, such asconnecting Thoroughfares, adjacent developments,
and natural features. The site oranyNew VILLAGE UNIT (TND, RCD/TOD) within itmay be
smaller orlarger than its PEDESTRIAN SHED.
3.2.2.Adjust thePEDESTRIAN SHEDS asnecessary toinclude landfalling between oroutside them.
AnADJUSTED PEDESTRIAN SHED becomes theboundary ofaVILLAGE UNIT.
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3.2.3.Allocate theareas ofTRANSECT ZONES (T-Zones) (Section 3.4) within theboundaries ofeach
VILLAGE UNIT asappropriate toitstype. See Sections 3.3and3.4andTable 12a.
3.2.4.AssignCIVIC ZONES shall according toSection 3.5.
3.2.5.AssignSPECIAL DISTRICTS, ifany, according toSection 3.6.
3.2.6.Layout theTHOROUGHFARE network according toSection 3.7.
3.2.7.CalculateDENSITY and determine thegreenbelt area according toSection 3.8.
3.2.8.Remnants ofthesiteoutside theADJUSTED PEDESTRIAN SHED(s) shall be assigned to
TRANSECT ZONES orCIVIC SPACE orSPECIAL DISTRICT byWARRANT.
3.3.VILLAGE UNIT TYPES
3.3.1.TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)
a.ATRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) shall be permitted within the
TOD neighborhood, existing urban zoned areas, infill areas, orother remaining areas within
theUrban Area.
b.ATND shall bestructured byoneStandard orLINEAR PEDESTRIAN SHED andshall be
nofewer than 14 acres and no more than 160 acres. See Article 4forinfill TND acreage
requirements inoradjacent toexisting development.
c.ATND shall include TRANSECT ZONES asallocated onTable 12a.
d.Larger sites shall bedesigned and developed asmultiple Communities, each subject tothe
individual TRANSECT ZONE requirements foritstype asallocated onTable 12a. The
simultaneous planning ofadjacent parcels isencouraged.
3.3.2.REGIONAL CENTER DEVELOPMENT (RCD)
a.AREGIONAL CENTER DEVELOPMENT (RCD) shall be permitted within the TOD
REGIONAL CENTERS asdesignated bytheOfficial Kona Land Use Map.
b.AnRCD shall bestructured byone LONG PEDESTRIAN SHED orLINEAR PEDESTRIAN
SHEDand shall consist ofnofewer than 14acres andnomorethan 640acres.
Applications forProject District forparcels assmall as14acres may beapproved bythe
Planning Director ifthey are located inareas designated as anRCD ontheKona Official
Land UseMap.
c.AnRCD shall include TRANSECT ZONES asallocated onTable 12a.
d.For larger sites, anRCD may beadjoined without buffer byoneormore TNDs, each
subject tothe individual TRANSECT ZONE requirements for TNDasallocated onTable
12a. The simultaneous planning ofadjacent parcels isencouraged.
3.3.3.TRANSIT ORIENTED DEVELOPMENT (TOD)
a.AnyTND orRCD designated asTOD arepermitted thehigher DENSITYrepresented by
theEFFECTIVE PARKING allowance inSection 5.8.2d.
b.Any TOD may also apply forDENSITY increases upto20% forT4andT5byWARRANT.
3.4.TRANSECT ZONES
3.4.1.TRANSECT ZONES shall beassigned and mapped on each NewVillage Plan according tothe
percentages allocated on Tables 12.
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3.4.2.ATransect Zone may include anyoftheelements indicated for itsT-zone number throughout
this Code, inaccordance with Intent described inTable 1and themetric standards summarized
inTable 12.
3.5.CIVIC ZONES
3.5.1.GENERAL
a.CIVIC ZONES dedicated forpublic use shallberequired foreachVILLAGE UNIT and
designated ontheNew Village PlanasCIVIC SPACE (CS) and CIVIC BUILDING (CB).
b.CIVIC SPACE Zones arepublic sites permanently dedicated toOpen Space.
c.CIVIC BUILDING Zones aresites dedicated for buildings generally operated bynot-for-
profit organizations dedicated toculture, education, religion, government, transit and
municipal parking, orforause approved bythe Planning Director.
d.ACIVIC ZONE may be permitted byWARRANT ifitdoes notoccupy more than 20% ofa
PEDESTRIAN SHED, otherwise itissubject tothecreation ofaSPECIAL DISTRICT. See
Section 3.6.
e.Parking forCIVIC ZONES shallbedetermined byWARRANT.CIVIC parking lots may
remain unpaved ifgraded, compacted andlandscaped.
3.5.2.CIVIC SPACE (CS)
a.EachPEDESTRIAN SHED shall assign atleast 5% ofitsURBANIZED areatoCIVIC
SPACE.
b.CIVIC SPACES shallbedesigned asgenerally described inTable 10, approved by
WARRANT, anddistributed throughout TRANSECT ZONES asdescribed inTable 12e.
c.Those portions oftheGBGreenbelt thatoccur within adevelopment parcel shall bepart of
theCIVIC SPACE allocation andshould conform totheCIVIC SPACE types specified in
Table 11.
d.EachPEDESTRIAN SHED shall contain atleast oneMAIN CIVIC SPACE. TheMAIN
CIVIC SPACE shall bewithin 800feetofthegeographic center ofeach PEDESTRIAN
SHED, unless topographic conditions, pre-existing THOROUGHFARE alignments orother
circumstances prevent suchlocation. AMAIN CIVIC SPACE shall conform toone ofthe
types specified inTable 11b, 11c, or11d.
e.Within 1000 feetofevery LOTinRESIDENTIAL use, aCIVIC SPACE designed and
equipped asaplayground shallbeprovided. Aplayground shall conform toTable 11e.
f.EachCIVIC SPACE should haveaminimum of50% ofitsperimeter enfronting a
THOROUGHFARE, except forplaygrounds.
g.Parks may bepermitted inTRANSECT ZONES T4and T5byWARRANT.
3.5.3.CIVIC BUILDINGS (CB)
a.The applicant shall covenant toconstruct aMEETING HALL or aThird Place inproximity to
theMAIN CIVIC SPACE ofeach PEDESTRIAN SHED. Itscorresponding PUBLIC
FRONTAGE shall beequipped withashelter and bench foratransit stop.
b.OneCIVIC BUILDING LOT shall bereserved foranelementary school. Itshallbereserved
uptofive (5) years fortheconstruction ofaneighborhood school, andthenmaybesold by
the developer ifunused.
The school sitemay bewithin any TRANSECT ZONE.
c.OneCIVIC BUILDING LOT suitable forachildcare building shallbereserved within each
Pedestrian Shed. The owner orahomeowners' association orother community council may
organize, fund and construct anappropriate building as theneed arises. This siteshallbe
reserved uptothree (3) years and then may besold ifunused.
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d.CIVIC BUILDING sitesshallnotoccupy more than 20% ofthe area ofeach PEDESTRIAN
SHED.
e.CIVIC BUILDING sitesshould belocated within oradjacent toaCIVIC SPACE, oratthe
axial termination ofasignificant Thoroughfare.
f.CIVIC BUILDINGS shall notbesubject tothestandards ofArticle 5. The particulars oftheir
design shallbedetermined byWARRANT.
3.6.SPECIAL DISTRICTS
3.6.1.SPECIAL DISTRICT designations shall beassigned toareas that, by their intrinsic size,
FUNCTION, orCONFIGURATION, cannot conform tothe requirements ofany TRANSECT
ZONE orcombination ofzones. Conditions ofdevelopment for new SPECIAL DISTRICTS shall
bedetermined inpublic hearing oftheCounty Council and recorded onTable 14.
3.7.THOROUGHFARE STANDARDS
3.7.1.GENERAL
a.THOROUGHFARES areintended forusebyvehicular andpedestrian traffic and toprovide
access toLOTSandOPEN SPACES.
b.THOROUGHFARES shall generally consist ofvehicular lanes and PUBLIC FRONTAGES.
c.THOROUGHFARESshall bedesigned incontext with the urban form and desired design
speed oftheTRANSECT ZONES through which they pass. The PUBLIC FRONTAGES of
THOROUGHFARES thatpass fromoneTRANSECT ZONE to another shall beadjusted
accordingly or, alternatively, theTRANSECT ZONE may follow thealignment ofthe
THOROUGHFARE tothe depth ofoneLOT, retaining asingle PUBLIC FRONTAGE
throughout itstrajectory.
d.Within the more urban TRANSECT ZONES (T3through T5) pedestrian comfort shallbea
primary consideration oftheTHOROUGHFARE. Design conflict between vehicular and
pedestrian movement generally shallbedecided infavor ofthe pedestrian.
e.TheTHOROUGHFAREnetwork shall be designed todefine BLOCKS not exceeding the
size prescribed inTable 12c. Theperimeter shallbemeasured asthesumofLOT
FRONTAGE LINES.BLOCK perimeter atthe edge ofthedevelopment parcel shall be
subject toapproval byWARRANT.BLOCKperimeter may bereduced by PASSAGES by
WARRANT.
f.AllTHOROUGHFARES shall terminate atother THOROUGHFARES, forming anetwork.
InternalTHOROUGHFARES shall connect wherever possible tothose on adjacent sites.
Cul-de-sacs shall besubject toapproval byWARRANT toaccommodate specific site
conditions only.
g.EachLOT shall ENFRONT avehicular THOROUGHFARE, except that 20% ofthe LOTS
within each TRANSECT ZONE mayENFRONTaPASSAGE.
h.THOROUGHFARES along adesignated B-GRID may beexempted byWARRANT from
one ormore ofthespecified PUBLIC FRONTAGE orPRIVATE FRONTAGE requirements.
See Table 5
i.Standards forPATHSandBICYCLE TRAILS shall beapproved byWARRANT.
3.7.2.VEHICULAR LANES
a.THOROUGHFARES may include vehicular lanes inavariety ofwidths forparked andfor
moving vehicles, including bicycles. Thestandards forvehicular lanes shall beasshown in
Table 2.
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b.Abicycle network consisting ofBICYCLE TRAILS, BICYCLE ROUTES andBICYCLE
LANES should beprovided throughout asdefined inArticle 7Definitions ofTerms and
allocated asspecified inTable 12d. BICYCLE ROUTES should be marked with Sharrows.
Thevillage bicycle network shall beconnected toexisting orproposed regional networks
wherever possible.
3.7.3.PUBLIC FRONTAGES
a.GENERAL TOALL ZONES
i.ThePUBLIC FRONTAGE contributes tothe character oftheTRANSECT ZONE, and
includes the types ofSIDEWALK,CURB, planter, bicycle facilities, andstreet trees.
ii.PUBLIC FRONTAGES shallbeallocated within TRANSECT ZONES asspecified in
Table 12d.
b.SPECIFIC TOZONES T3
i.ThePUBLIC FRONTAGE shall include trees of various species, naturalistically
clustered, as well as understory.
ii.Theintroduced landscape shall consist primarily ofnative species requiring minimal
irrigation, fertilization andmaintenance. Lawn shall bepermitted only byWARRANT.
c.SPECIFIC TOZONES T4, T5
i.Theintroduced landscape shall consist primarily ofdurable species tolerant ofsoil
compaction.
d.SPECIFIC TOZONE T4
i.ThePUBLIC FRONTAGE shall include trees planted inaregularly-spaced ALLEE
pattern ofsingle oralternated species withshade canopies ofaheight that, atmaturity,
clears atleast one STORY.
e.SPECIFIC TOZONE T5
i.ThePUBLIC FRONTAGE shall include trees planted inaregularly-spaced ALLEE
pattern ofsingle species withshade canopies ofaheight that, atmaturity, clears at
least oneSTORY. AtRETAIL FRONTAGES, thespacing ofthetrees may beirregular,
toavoid visually obscuring theshopfronts.
ii.Streets withaRight-of-Waywidth of40feet orlessshall be exempt from the tree
requirement.
3.8.DENSITY CALCULATIONS
3.8.1.Allareas ofthe NewVillage Plan sitethat are not part oftheGB-1Greenbelt shall be
considered cumulatively the NET SITEAREA. The NET SITEAREA shall beallocated tothe
variousTRANSECT ZONES according totheparameters specified inTable 12a.
3.8.2.DENSITY shallbeexpressed interms ofhousing units peracre asspecified for the area of
eachTRANSECT ZONE byTable 12b. Forpurposes ofDENSITYcalculation, theTRANSECT
ZONES include theTHOROUGHFARES butnot land assigned toCIVIC ZONES (CS and CB).
Twenty percent (20%) shall beinthe AFFORDABLE HOUSING range.
3.8.3.TheBASE DENSITY ofthe VILLAGE UNIT maybeincreased bytheTRANSFER OF
DEVELOPMENT RIGHTS (TDR). An increase inhousing units byTDR shall be factored in
when meeting the AFFORDABLE HOUSING requirements. The potential DENSITY ofarea
preserved asGB1 orGB2may betransferred tothe T4orT5portions oftheVillage Plan.
3.8.4.The housing andother FUNCTIONS for each TRANSECT ZONE shall besubject toadjustment
atthebuilding scale aslimited byTable 8, Table 9andSection 5.8.
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3.9.SPECIAL REQUIREMENTS
3.9.1.ANew orCommunity Village Plan may designate anyofthefollowing SPECIAL
REQUIREMENTS:
a.Adifferentiation ofthe THOROUGHFARES asA-GRID andB-GRID. Buildings along theA-
GRID shall beheld tothehighest standard ofthis Code insupport ofpedestrian activity.
Buildings along theB-GRID may bemorereadily considered forWARRANTS allowing
automobile-oriented standards. TheFRONTAGES assigned totheB-GRID shall not
exceed 30% ofthetotallength ofFRONTAGES within aPEDESTRIAN SHED.
b.Designations forMandatory and/orRecommended RETAIL FRONTAGE requiring or
advising thatabuilding provide aSHOPFRONTatSIDEWALK level along theentire length
ofitsPRIVATE FRONTAGE. The SHOPFRONT shall benolessthan70% glazed inclear
glass and shaded byanawning overlapping theSIDEWALK asgenerally illustrated in
Table 5andspecified inArticle 5. The firstfloor should beconfined toRETAIL usethrough
the depth ofthesecond LAYER. (Table 14d)
c.Designations forMandatory and/orRecommended GALLERY FRONTAGE requiring or
advising thatabuilding provide apermanent cover over theSIDEWALK, either cantilevered
orsupported by columns. TheGALLERY FRONTAGE designation may becombined with a
RETAIL FRONTAGE designation.
d.Adesignation forCoordinated FRONTAGE, requiring that thePUBLIC FRONTAGE (Table
2) andPRIVATE FRONTAGE (Table 5) becoordinated asasingle, coherent landscape
and paving design.
e.Designations forMandatory and/orRecommended Terminated Vista locations, requiring or
advising thatthe building beprovided with architectural articulation ofatype andcharacter
that responds visually tothe location, asapproved bytheDesign Center.
f.Adesignation for Cross BLOCK Passages, requiring thataminimum 8-foot-wide pedestrian
access bereserved between buildings.
ARTICLE 4.VILLAGE SCALE PLANS-- INFILL
4.1.MINIMUM AREA REQUIREMENTS
4.1.1.Within theUrban AreaoftheKona Community Development Plan, orother areas designated as
INFILL, ThePlanning Department shall prepare, orhave prepared onitsbehalf, INFILL
REGULATING PLANS toguide further development.INFILL REGULATING PLANS shall be
prepared inaprocess ofpublic consultation subject toapproval bytheCounty Council
4.1.2.INFILL REGULATING PLANS shallconsider, atminimum, anarea the size ofthePedestrian
Shedcommensurate with itsVillage type aslisted inSection 4.2
4.1.3.INFILL REGULATING PLANS shallconsist ofone ormore maps showing the following:
a.The outline(s) ofthe PEDESTRIAN SHED(S) andthe boundaries ofthe VILLAGE UNIT(S).
b.TRANSECT ZONES and CIVIC ZONES within each PEDESTRIAN SHED assigned
according tothe analysis ofexisting conditions and future needs.
c.ATHOROUGHFARE network, existing orplanned (Table 2)
d.SPECIAL DISTRICTS, ifany (Section 4.5)
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e.SPECIAL REQUIREMENTS, ifany (Section 4.7)
f.Arecord ofWARRANTS orVARIANCES.
4.1.4.Within any area subject toanapproved InfillRegulating Plan, these Guidelines become the
exclusive and mandatory regulation. Property owners within theplanareamay submit Building
Scale Plans under Article 5inaccordance with theprovisions ofthisCode. TheDC shall
administratively approve Building Scale Plans requiring noVARIANCES.
4.1.5.The owner ofacontiguous parcel 10acres ormore within an area subject toan InfillRegulating
Plan may apply toprepare aSpecial Area Plan. Inconsultation with thePlanning Department,
aSPECIAL AREA PLAN may assign newTRANSECT ZONES,CIVIC ZONES,
THOROUGHFARES,SPECIAL DISTRICTS (ifany) andSPECIAL REQUIREMENTS (ifany) as
provided inthese Guidelines, withappropriate transitions toabutting areas.
4.1.6.The owner ofacontiguous parcel of14acres ormore, whether inside oroutside anarea
already subject toaninfill Regulating Plan, may initiate thepreparation ofaNewVILLAGE
UNIT plan.VILLAGE UNIT plans fortheUrban Area, orother areas designated as Infillbythe
Planning Department, shallconsider, atminimum, anareathesize ofthe Pedestrian Shed
commensurate with itsVillage type aslistedinSection 4.2, even ifitoverlaps adjacent parcels.
Boththesiteand planarea should connect andblend with surrounding urbanism.
4.2.VILLAGE UNIT TYPES
4.2.1.InfillRegulating Plans shallencompass the Village Unit types below. The allocation
percentages ofTable 12adonotapply.
4.2.2.INFILL TND (Traditional Neighborhood Development)
a.AnINFILL TND should beassigned toneighborhood areas that arepredominantly
residential withoneormore MIXED USECORRIDORS orcenters. AnINFILL TND shall be
mapped asatleastone complete Standard Pedestrian Shed, which maybeadjusted asa
NETWORK PEDESTRIAN SHED, oriented around oneormore existing orplanned
Common Destinations.
b.The edges ofanINFILL TNDshould blend intoadjacent neighborhoods and/oradowntown
without buffers.
4.2.3.INFILL RCD (Regional Center Development)
shallconsist oftheRedevelopment areas identified on the Official Landa.AnINFILL RCD
Use Map—Kailua Village TOD andthe Rural Towns TODs. These areas include significant
OFFICE andRETAIL uses aswell asgovernment and other CIVIC institutions ofregional
importance. These INFILL RCDs should bemapped asatleast one complete LONG or
LINEAR PEDESTRIAN SHED, which maybeadjusted asaNETWORK PEDESTRIAN
SHED, oriented around an important MIXED USE CORRIDOR orcenter.
b.The edges ofthese INFILL RCDs should blend intoadjacent neighborhoods without
buffers.
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c.AsTODs, the higher DENSITY represented bytheEFFECTIVE PARKING allowance in
Section 5.8.2dapply.
d.Any TOD may also apply forDENSITY increases upto20% forT4andT5byWARRANT.
4.3.TRANSECT ZONES
4.3.1.ATRANSECT ZONE shall include elements indicated byArticle 3, Article 5, andArticle 6.
4.4.CIVIC ZONES
4.4.1.GENERAL
a.InfillPlans should designate CIVIC SPACE Zones (CS) andCIVIC BUILDING Zones (CB).
b.ACIVIC ZONE may be permitted byWARRANT ifitdoes notoccupy more than 20% ofa
PEDESTRIAN SHED, otherwise itissubject tothecreation ofaSPECIAL DISTRICT. See
Section 4.5.
c.Parking provisions forCIVIC ZONES shall bedetermined byWARRANT.
4.4.2.CIVIC SPACE ZONES (CS)
a.CIVIC SPACES shallbegenerally designed asdescribed inTable 10, their type determined
by thesurrounding oradjacent TRANSECT ZONE inaprocess ofpublic consultation
subject to theapproval ofthe Design Center.
4.4.3.CIVIC BUILDING ZONES (CB)
a.CIVIC BUILDINGS shall bepermitted byWARRANT inanyTRANSECT ZONE.
b.CIVIC BUILDINGS shall notbesubject tothe Requirements ofArticle 5. Theparticulars of
their design shall be determined by WARRANT.
4.5.SPECIAL DISTRICTS
4.5.1.Areas that, bytheir intrinsic size, FUNCTION, orCONFIGURATION, cannot conform tothe
requirements ofanyTRANSECT ZONE orcombination ofzones shall bedesignated as
SPECIAL DISTRICTS bythePlanning Director intheprocess ofpreparing anInfill Plan.
4.5.2.Conditions ofdevelopment forSPECIAL DISTRICTS shallbe determined bythe Design Center
andrecorded onTable 14.
4.6.PRE-EXISTING CONDITIONS
4.6.1.Existing buildings andappurtenances that donotconform tothe provisions ofthisCode may
continue inthesame useand form untilaSubstantial Modification occurs orisrequested, at
which timethe Design Center shall determine theprovisions ofthis Section that shall apply.
4.6.2.Themodification ofexisting buildings ispermitted ByRight ifsuch changes result ingreater
conformance with thespecifications ofthisCode.
4.6.3.Where buildings exist onadjacent Lots, the DC may require that aproposed building match one
orthe other ofthe adjacent Setbacks andheights rather thanthe provisions ofthisCode.
4.6.4.Therestoration orrehabilitation ofanexisting building shall notrequire theprovision of (a)
parking inaddition tothat existing or (b) on-sitestormwater retention/detention inaddition to
17
that existing. Existing parking requirements that exceed those forthisCode maybereduced as
provided byTables 8and 9.
4.7.SPECIAL REQUIREMENTS
4.7.1.AnInfill Community Plan may designate any ofthe following SPECIAL REQUIREMENTS:
a.Adifferentiation oftheTHOROUGHFARES asA-GRID andB-GRID. Buildings along theA-
GRIDshall beheld tothehighest standard ofthis Code insupport ofpedestrian activity.
Buildings along theB-GRID may bemore readily considered for Warrants allowing
automobile-oriented standards. TheFRONTAGES assigned totheB-GRID shall not
exceed 30% ofthetotallength ofFRONTAGES within aPEDESTRIAN SHED.
b.Designations forMandatory and/orRecommended RETAIL FRONTAGE requiring or
advising thatabuilding provide aSHOPFRONT atSIDEWALK level along theentire length
ofitsPRIVATE FRONTAGE. The SHOPFRONT shall benolessthan70% glazed inclear
glass and shaded byanawning overlapping theSIDEWALK asgenerally illustrated in
Table 4and specified inArticle 5. Thefirstfloor shall beconfined toRetail use through the
depth ofthe second LAYER. (Table 15d.)
c.Designations forMandatory and/orRecommended GALLERY FRONTAGE, requiring or
advising thatabuilding provide apermanent cover over theSIDEWALK, either cantilevered
orsupported by columns. TheGALLERYFRONTAGE designation may becombined with a
RETAIL FRONTAGE designation.
d.Adesignation forCoordinated FRONTAGE, requiring that thePUBLIC FRONTAGE (Table
2) andPRIVATE FRONTAGE (Table 5) becoordinated asasingle, coherent landscape
and paving design.
e.Designations forMandatory and/orRecommended Terminated Vista locations, requiring or
advising thatthe building beprovided with architectural articulation ofatype andcharacter
that responds visually tothe location, asapproved bytheDesign Center.
f.Adesignation for Cross BLOCKPASSAGES, requiring that aminimum 8-foot-wide
pedestrian access bereserved between buildings.
ARTICLE 5.BUILDING SCALE PLANS
5.1.INSTRUCTIONS
5.1.1.LOTSand buildings located within aNew, Redevelopment, orInfillVillage Plan governed by
this Code and previously approved shall besubject totherequirements ofthisArticle.
5.1.2.Building and siteplans submitted under this Article shall show the following, incompliance with
thestandards described inthisArticle:
a.Forpreliminary site and building approval:
Building Disposition
Building CONFIGURATION
Building FUNCTION
Parking Location Standards
b.Forfinal approval, inaddition tothe above:
Landscape Standards
Signage Standards
Special Requirements, ifany
Architectural Standards
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5.1.3.SPECIAL DISTRICTS that do nothave provisions within this Code shall begoverned bythe
standards ofthepre-existing zoning.
5.2.PRE-EXISTING CONDITIONS
5.2.1.Existing buildings andappurtenances that donotconform tothe provisions ofthisCode may
continue inuseasthey areuntil aSubstantial Modification isrequested, atwhich time the DC
shalldetermine theprovisions ofthissection that shall apply.
5.2.2.Themodification ofexisting buildings ispermitted ByRight ifsuch changes result ingreater
conformance with thespecifications ofthisCode.
5.2.3.Where buildings exist onadjacent Lots, the DC may require that aproposed building match one
orthe other ofthe adjacent Setbacks andheights rather thantheprovisions ofthis Code.
5.2.4.Therestoration orrehabilitation ofanexisting building shall notrequire theprovision of (a)
parking inaddition tothat existing or (b) on-sitestormwater retention/detention inaddition to
thatexisting. Existing parking requirements thatexceed those forthisCode may bereduced as
provided byTable 8and Table 9.
5.3.SPECIAL REQUIREMENTS
5.3.1.ANew VILLAGE UNIT Plan oranInfillCommunity Plan may designate any ofthe following
Special Requirements tobeapplied according tothe standards ofthisArticle:
a.Adifferentiation ofthe THOROUGHFARES asA-GRID andB-GRID. Buildings along theA-
GRID shall beheld tothehighest standard ofthis Code insupport ofpedestrian activity.
Buildings along theB-GRID may bemorereadily considered forWARRANTS allowing
automobile-oriented standards. TheFRONTAGESassigned tothe B-GRID shall not
exceed 30% ofthetotallength ofFRONTAGES within aPEDESTRIAN SHED.
b.Designations forMandatory and/orRecommended RETAILFRONTAGE requiring or
advising thatabuilding provide aSHOPFRONT atSIDEWALKlevel along theentire length
ofitsPRIVATEFRONTAGE. TheSHOPFRONT shallbe no less than 70% glazed inclear
glass andshaded byanawning overlapping theSIDEWALK asgenerally illustrated in
Table 4andspecified inArticle 5. Thefirst floor shall beconfined toRETAILusethrough
thedepth ofthesecond Layer (Table 15d.)
c.Designations forMandatory and/orRecommended GALLERYFRONTAGE, requiring or
advising thatabuilding provide apermanent cover over theSIDEWALK, either cantilevered
orsupported by columns. The GALLERYFRONTAGE designation may becombined with
RETAILFRONTAGE designation.
d.Adesignation forCOORDINATEDFRONTAGE, requiring that thePUBLICFRONTAGE
Table 2) and PRIVATEFRONTAGE (Table 5) becoordinated asasingle, coherent
landscape andpaving design.
e.Designations forMandatory and/orRecommended TERMINATEDVISTA locations,
requiring oradvising that thebuilding be provided witharchitectural articulation ofatype
and character thatresponds visually tothelocation, asapproved by the DC.
19
f.Adesignation for Cross BLOCKPASSAGES, requiring that aminimum 8-foot-wide
pedestrian access bereserved between buildings.
5.4.CIVIC ZONES
5.4.1.General
a.CIVIC ZONES aredesignated onINFILL REGULATING PLANS as CIVIC SPACE (CS) or
CIVIC BUILDING (CB).
b.Parking forCIVIC ZONES shallbedetermined byWARRANT.
5.4.2.Civic Space Zones (CS)
a.CIVIC SPACES shall begenerally designed asdescribed inTable 11.
5.4.3.Civic Building Zones (CB)
a.CIVIC BUILDINGS shall notbesubject tothe requirements ofthis Article. The particulars
oftheir design shall bedetermined byWARRANT.
5.5.BUILDING DISPOSITION
5.5.1.Specific toZones GB2, T3, T4, T5
a.Newly platted LOTS shall bedimensioned according toTable 12fand Tables 13.
b.BuildingDISPOSITION types shall beasshown inTable 7andTable 12i.
c.Buildings shall bedisposed inrelation totheboundaries oftheir Lots according toTable
12g, Table 12h, and Tables 13.
d.One Principal Building attheFRONTAGE, andone Outbuilding tothe rearofthePrincipal
Building, may bebuilt oneachLOT asshown inTable 15c.
e.LOT coverage bybuilding shall notexceed that recorded inTable 12fand Tables 13.
f.Facades shall be builtparallel toarectilinear PRINCIPAL FRONTAGE LINE or tothe
tangent ofacurved PRINCIPAL FRONTAGE LINE, and along aminimum percentage of
theFRONTAGE width attheSETBACK, asspecified asonTable 12gand Tables 13.
g.Setbacks forPrincipal Buildings shallbe asshown inTable 12g andTables 13. Inthecase
ofanInfillLOT, Setbacks shall match one oftheexisting adjacent SETBACKS.SETBACKS
may otherwise beadjusted byWARRANT.
h.RearSETBACKS forOutbuildings shall be aminimum of15feet measured from the
centerline oftheREAR ALLEY orREAR LANE easement. Intheabsence ofREAR ALLEY
orREAR LANE, therear SETBACK shall beasshown inTable 12h andTables 13.
i.Toaccommodate slopes over ten percent, relief fromfront Setback requirements is
available byWARRANT.
5.5.2.Specific toZone T5
a.ThePRINCIPLE ENTRANCE shallbeonaFRONTAGE LINE.
5.6.BUILDING CONFIGURATION
5.6.1.General tozones GB2, T3, T4, T5
20
a.ThePRIVATE FRONTAGE ofbuildings shall conform toandbe allocated inaccordance
withTable 5andTable 12j.
b.Buildings oncorner LOTS shall have two PRIVATE FRONTAGES as shown inTable 15.e.
Prescriptions forthe second andthird LAYERS pertain onlytothe PRINCIPAL
FRONTAGE. Prescriptions forthe firstLAYER pertain toboth FRONTAGES.
c.Building Heights, SETBACKS shall conform toTable 6and Table 12j.
d.Stories may notexceed 14feet inheight from finished floor tofinished ceiling, except for a
first floor COMMERCIAL FUNCTION, which shall beaminimum of11 feetand may bea
maximum of25feet. Asingle floor levelexceeding 14feet, or25feetatground level, shall
becounted astwo (2) stories. Mezzanines extending beyond 33% ofthefloor area shall be
counted asanadditional STORY.
e.InaPARKING STRUCTURE orgarage, eachlevelcounts asasingle STORYregardless of
itsrelationship tohabitable Stories.
f.Height limitsdonot apply toATTICS orraised basements, masts, belfries, clock towers,
chimney flues, water tanks, orelevator bulkheads.
5.6.2.Specific tozone T3
a.No portion ofthePRIVATE FRONTAGE mayencroach theSIDEWALK.
b.Open lanais may encroach the firstLAYER 75% ofitsdepth. (Table 15d)
c.Balconies and bay windows mayencroach theFirst LAYER 25% ofitsdepth.
5.6.3.Specific tozone T4
a.Balconies, open lanais and baywindows mayencroach thefirstLAYER 100% of itsdepth.
Table 15d)
b.AWNINGS mayencroach the SIDEWALK towithin two feet oftheCURB butmust clear the
SIDEWALK vertically byat least8feet.
5.6.4.Specific tozones T5
a.Awnings andGALLERIES may encroach theSIDEWALK towithin twofeetofthe CURB but
must clear theSIDEWALK vertically byatleast8feet.
b.STOOPS, LIGHTWELLS, balconies, bay windows, andterraces may encroach thefirst
LAYER 100% ofitsdepth (Table 15d)
c.Intheabsence ofabuilding FACADE along any partofaFRONTAGE LINE, a
STREETSCREEN shall bebuiltco-planar with the Facade.
d.STREETSCREENS should bebetween 3.5and 6feet inheight. TheSTREETSCREEN
may bereplaced byahedge orfencebyWARRANT.STREETSCREENS shall have
openings nolarger thannecessary toallow automobile and pedestrian access.
e.Afirst level RESIDENTIAL orLODGING FUNCTION should beraised aminimum of2feet
from average SIDEWALK grade.
5.7.BUILDING FUNCTION
5.7.1.General tozones GB2, T3, T4, T5
a.Buildings ineachTRANSECT ZONE shallconform totheFUNCTIONS onTable 8and
Table 10and Table 12k. FUNCTIONS that donot conform shall require approval by
Warrant orVariance asspecified onTable 10.
5.7.2.Specific tozone GB2,T3
21
a.AccessoryFUNCTIONS ofRestricted LODGING orRestricted OFFICE shall bepermitted
within anACCESSORY UNIT. See Table 8.
5.7.3.Specific tozones T4, T5
a.AccessoryFUNCTIONS ofLimited LODGING orLimited OFFICE shall be permitted within
anACCESSORY UNIT. SeeTable 8.
5.7.4.Specific tozones T5
a.FirstSTORY COMMERCIAL FUNCTIONS shall bepermitted.
b.ManufacturingFUNCTIONS within the firstStory maybepermitted byWARRANT.
5.8.PARKING AND DENSITY CALCULATIONS
5.8.1.Specific tozone GB2, T3
a.BuildableDENSITY on aLOT shall bedetermined bythe actual parking provided within the
LOT asapplied totheFUNCTIONS permitted inTable 8.
5.8.2.Specific tozones T4, T5
a.BuildableDENSITY on aLOT shallbedetermined bythesum oftheactual parking
calculated as that provided (1) within theLOT (2) along the parking lanecorresponding to
theLOT FRONTAGE, and (3) bypurchase orlease from aCIVIC PARKING RESERVE
within thePEDESTRIAN SHED, ifavailable.
b.The actual parking maybeadjusted upward according tothe SHARED PARKING FACTOR
ofTable 9todetermine the EFFECTIVE PARKING. The SHARED PARKING FACTOR is
available forany two FUNCTIONS within anypairofadjacent BLOCKS.
c.Based ontheEFFECTIVE PARKING available, the DENSITY oftheprojected FUNCTION
maybe determined according toTable 8.
d.Within the overlay area ofaTRANSIT-ORIENTED DEVELOPMENT (TOD) theEFFECTIVE
PARKINGmay befurther adjusted upward by30%.
e.The totalDENSITY within each TRANSECT ZONE shall notexceed that specified byan
approved Regulating Maps based onArticle 3orArticle 4.
f.ACCESSORY UNITSdonotcount toward DENSITY calculations.
g.Liner Buildings lessthan 30feetdeep andnomore than twoSTORIES shall beexempt
from parking requirements.
5.9.PARKING LOCATION STANDARDS
5.9.1.General tozones GB2, T3, T4, T5
a.Parking shall beaccessed byREAR ALLEYS orREAR LANES when such are available on
theREGULATING MAPS.
b.Open parking areas shall bemasked from theFRONTAGE byaBuilding or
STREETSCREEN.
c.For buildings onB-GRIDS, open parking areas may be allowed unmasked onthe
FRONTAGE, except forcorner lotsatintersections withthe A-GRID.
5.9.2.Specific tozones GB2, T3
a.Open parking areas shall be located atthesecond and third LOTLAYERS, except that
DRIVEWAYS, drop-offsandunpaved parking areas maybelocated atthefirst LOT
LAYER. (Table 15d)
22
b.Garages shall belocated atthethird LAYER except that side- orrear-entry types may be
allowed inthefirstorsecond LAYER.
5.9.3.Specific tozones T3, T4
a.DRIVEWAYS atFRONTAGES shall be nowider than 10feetinthefirst LAYER.
5.9.4.Specific tozone T4
a.Allparking areas andgarages shall belocated atthesecond orthird LAYER.
5.9.5.Specific tozones T5
a.Allparking lots, garages, and PARKING STRUCTURES shall belocated atthe second or
thirdLAYER. (Table 15d)
b.Vehicular entrances toparking lots, garages, andPARKING STRUCTURES shall beno
wider than 24feetatthe FRONTAGE.
c.Pedestrian exitsfromallparking lots, garages, and PARKING STRUCTURES should be
directly toaFRONTAGE LINE (i.e., notdirectly into abuilding) except underground levels
which may beexited bypedestrians directly intoabuilding.
d.PARKING STRUCTURES ontheA-GRID shallhaveLINER BUILDINGS lining thefirstand
secondSTORIES.
e.Aminimum ofone bicycle rackplace should beprovided within thePUBLIC orPRIVATE
FRONTAGE forevery tenvehicular parking spaces.
5.10.LANDSCAPE STANDARDS
5.10.1.General tozones GB2, T3, T4, T5
a.Impermeable surface shall beconfined tothe ratioofLOT coverage specified inTable 12f.
5.10.2.Specific tozones GB2, T3, T4
a.The firstLAYER may notbepaved, withthe exception ofDRIVEWAYS asspecified in
Section 5.10.3, Sections 5.10.4and Section 5.10.5. (Table 15d)
b.Theminimum required landscape area shall bethirty (30) percent ofthefirstlayer of
Principal andSecondary Frontages.
c.Preservation ofon-siteexisting trees andvegetation isencouraged andmaybeused to
fulfillthelandscape requirements.
5.10.3.Specific tozone T3
a.One (1) Tree shall beplanted within the firstLayer forevery 800square feet oflandscape
area, orany portion thereof. (Table 15d)
i.Substitutions:
1)One (1) Tree may besubstituted fortwo (2) Understory Trees;
2)One (1) Understory Tree may besubstituted for six (6) Shrubs.
ii.Tree Preservation Credit:
1)One (1) Tree may besubstituted for an existing Tree tobepreserved provided that:
23
Itisfour (4) Inches DBHorgreater;
Possesses a healthy andfullcanopy;
Hasincurred nodamage that would undermine it’slong-termvitality and
quality.
b.Trees shall benaturalistically clustered.
c.Turfgrass lawns shall be permitted byWARRANT.
5.10.4.Specific tozone T4
a.Aminimum ofone (1) Understory Tree orsix (6) Shrubs shall be planted within thefirst
LAYER for every 500 square feet offirstlayer Landscape Area. (Table 15d)
i.Nextdoor Neighbor TreeCredit: Trees orUnderstory Trees planted inanext door
neighbor’sFIRST LAYER may count toward lot’sFIRST LAYER requirement.
b.Trees, ifplanted, should match thespecies ofadjacent Street Trees onthe Public Frontage.
c.Turfgrass lawns shallbepermitted byWARRANT.
d.Porous paving materials areencouraged inorder toincrease storm water infiltration onsite.
5.10.5.Specific tozones T5
a.Trees shallnot berequired inthefirstLAYER.
b.The firstLAYER may be paved tomatch thepavement ofthePUBLIC FRONTAGE.
c.Landscape islands ininterior parking lotsshall only occur atthe endofdrive aisles. Islands
should be theminimum size for healthy growth forthe specific species ofTree.
d.Porous paving materials are encouraged inorder toincrease storm water infiltration onsite.
5.11.SIGNAGE STANDARDS
5.11.1.General tozones GB2, T3, T4, T5
a.There shall benosignage permitted additional tothat specified inthissection.
b.Theaddress number, nomore than 6inches measured vertically, shallbeattached tothe
building inproximity tothe PRINCIPAL ENTRANCE oratamailbox.
5.11.2.Specific tozones GB2, T3
a.SIGNAGE shall not beilluminated.
5.11.3.Specific tozones T4, T5
a.Signage shallbeexternally illuminated, except that signage within theSHOPFRONT
glazing may be neon lit.
5.11.4.Specific tozones GB2, T3, T4
a.One blade signforeach business may be permanently installed perpendicular tothe
FAÇADE within thefirst Layer. Such asign shall notexceed atotal of4square feetand
shall clear8feet above theSIDEWALK.
24
5.11.5.Specific tozones T5
a.Blade signs, nottoexceed 6square feet foreachseparate business entrance, may be
attached toand should beperpendicular totheFAÇADE, andshall clear8feet above the
SIDEWALK.
b.Asingle external permanent sign band may beapplied tothe FAÇADE ofeachbuilding,
providing thatsuch signnot exceed 3feet inheight by anylength.
25
ARTICLE 6.STANDARDS ANDTABLES
TABLE 1. TRANSECT ZONE DESCRIPTIONS
26
TABLE 2. THOROUGHFARE ASSEMBLIES
27
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
28
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
29
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
30
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
31
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
32
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
33
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
34
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
35
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
36
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
37
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
38
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
39
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
40
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
41
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
42
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
43
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
44
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
45
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
46
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
47
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
48
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
49
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
50
TABLE 2. THOROUGHFARE ASSEMBLIES cont.
51
TABLE 3. PUBLIC LIGHTING
52
TABLE 4. PUBLIC PLANTING
53
TABLE 5. PRIVATE FRONTAGES
54
TABLE 6. BUILDING CONFIGURATION
55
TABLE 7. BUILDING DISPOSITION
56
TABLE 8. BUILDING FUNCTION
TABLE 9. PARKING CALCULATIONS
57
TABLE 10. SPECIFIC FUNCTION
58
TABLE 11. CIVIC SPACE
59
TABLE 12. SUMMARY TABLE
60
TABLE 13. FORM-BASED CODE GRAPHICS
TABLE 13A. FORM-BASED CODE GRAPHICS – GB2
61
TABLE 13B. FORM-BASED CODE GRAPHICS – T3
62
TABLE 13C. FORM-BASED CODE GRAPHICS – T4
63
TABLE 13D. FORM-BASED CODE GRAPHICS – T5
64
TABLE 13E. FORM-BASED CODE GRAPHICS – SD1
65
TABLE 14. SPECIAL DISTRICT STANDARDS
66
ARTICLE 7.DEFINITIONS
This Article provides definitions forterms inthis Code that are technical innature orthat otherwise maynot
reflect acommon usage oftheterm. Ifaterm isnot defined inthisArticle, then thePlanning Director shall
determine thecorrect definition. Items initalics refer toArticles, Sections, orTables intheSmartCode.
A-Grid: cumulatively, those Thoroughfares that byvirtue oftheir pre-existing pedestrian-supportive qualities, or
their future importance topedestrian connectivity, areheldtothe highest standards prescribed by thisCode.
SeeB-Grid. (Syn: primary grid.)
Accessory Building: anOutbuilding with anACCESSORY UNIT.
Accessory Unit: anApartment notgreater than440square feet sharing ownership and utility connections with
aPrincipal Building; itmay ormaynot bewithin anOutbuilding. SeeTable 6and Table 15. (Syn: ancillary unit)
Adjusted Pedestrian Shed: aPedestrian Shed thathasbeen adjusted according toSection 3.2, creating the
regulatory boundary ofaVillage Unit.
Affordable Housing: dwellings consisting ofrental orfor-sale units thathave arent (including utilities) orsales
price meeting therequirements ofHCC chapter 11ortheKona CDP.
Allée: aregularly spaced and aligned row oftrees usually planted along aThoroughfare orPath.
Apartment: aResidential unitsharing abuilding andaLotwith other units and/oruses; may beforrent, orfor
saleasacondominium.
Attic: theinterior part ofabuilding contained within apitched roofstructure.
Avenue (AV): aThoroughfare ofhighvehicular capacity and lowtomoderate speed, acting asashort distance
connector between urban centers, and usually equipped with alandscaped median.
B-Grid: cumulatively, those Thoroughfares that byvirtue oftheir use, location, orabsence ofpre-existing
pedestrian-supportive qualities, may meet astandard lower than that ofthe A-GRID. See A-GRID. (Syn:
secondary grid.)
BRT: see Bus Rapid Transit.
Backbuilding: asingle-Story structure connecting aPrincipal Building toanOutbuilding. See Table 15.
BaseDensity: the number ofdwelling units per acre before adjustment forTDR. SeeDensity.
Bed and Breakfast: anowner-occupied Lodging type offering 1to5bedrooms, permitted toserve breakfast in
the mornings toguests.
Bicycle Lane (BL): adedicated lane forcycling within amoderate-speed vehicular Thoroughfare, demarcated
bystriping.
Bicycle Route (BR): aThoroughfare suitable fortheshared use ofbicycles andautomobiles moving atlow
speeds.
Bicycle Trail (BT): abicycle way running independently ofavehicular Thoroughfare.
Block: the aggregate of private Lots, Passages, RearAlleys andRear Lanes, circumscribed byThoroughfares.
Boulevard (BV): aThoroughfare designed forhigh vehicular capacity andmoderate speed, traversing an
Urbanized area. Boulevards areusually equipped with Slip Roads buffering Sidewalks andbuildings.
Brownfield: an area previously used primarily as an industrial site.
Bus Rapid Transit: arubber tire system with itsown right-of-way ordedicated lanealong atleast 70% ofits
route, providing transit service thatisfaster than aregular bus.
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By Right: characterizing aproposal orcomponent ofaproposal foraVillage Plan orBuilding Scale Plan (Article
3, Article 4, orArticle 5) that complies withthe SmartCode and ispermitted andprocessed administratively,
without public hearing. See Warrant andVariance.
Civic: the termdefining not-for-profit organizations dedicated toarts, culture, education, recreation, government,
transit, andmunicipal parking.
CivicBuilding: abuilding operated bynot-for-profit organizations dedicated toarts, culture, education,
recreation, government, transit, andmunicipal parking, orfor use approved bythe legislative body.
CivicParking Reserve: Parking Structure orparking lotwithin aquarter-mile ofthesite that itserves. See
Section 5.8.2.
CivicSpace: anoutdoor area dedicated forpublic use. Civic Space types aredefined bythe combination of
certain physical constants including therelationships among theirintended use, their size, theirlandscaping and
their Enfronting buildings. See Table 11.
CivicZone: designation forpublic sites dedicated forCivic Buildings and Civic Space.
Commercial: the termcollectively defining workplace, Office, Retail, andLodging Functions.
Common Destination: An area offocused community activity, usually defining the approximate center ofa
Pedestrian Shed. Itmay include without limitation one ormoreofthe following: aCivic Space, aCivic Building, a
Commercial center, oratransit station, andmay actasthesocial center ofaneighborhood.
Common Yard: aplanted Private Frontage wherein theFacade issetback from the Frontage line. Itisvisually
continuous withadjacent yards. SeeTable 4.
Configuration: the form ofabuilding, based onitsmassing, Private Frontage, andheight.
Corridor: alineal geographic system incorporating transportation and/orGreenway trajectories. AThoroughfare
may bealineal Transect Zone.
Cottage: anEdgeyard building type. Asingle-family dwelling, onaregular Lot, often shared with an
ACCESSORY BUILDING intheback yard.
Courtyard Building: abuilding that occupies theboundaries ofitsLotwhile internally defining one ormore
private patios. See Table 7.
Curb: the edgeofthe vehicular pavement thatmayberaised orflush toaSwale. Itusually incorporates the
drainage system. See Table 2.
DC: Design Center.
Density: thenumber ofdwelling units within astandard measure of landarea.
Design Speed: isthe velocity atwhich aThoroughfare tends tobe driven without the constraints ofsignage or
enforcement. There arefourranges ofspeed: Very Low: (below 20 MPH); Low: (20-25MPH); Moderate: (25-35
MPH); High: (above 35MPH). Lane width isdetermined bydesired Design Speed. See Table 2.
Developable Areas: lands other than those intheGB1 Greenbelt.
Design Center (DC): Acomponent ofthePlanning Office assigned toadvise onthe use ofthis Code andtoaid
inthe design oftheCommunities and buildings based onit.
Disposition: theplacement ofabuilding onitsLot. SeeTable 7andTable 15.
Dooryard: aPrivate Frontage type withashallow Setback and frontgarden orpatio, usually with alow wall at
theFrontage Line. See Table 5. (Variant: Lightwell, lightcourt.)
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Drive: aThoroughfare along theboundary between anUrbanized and anatural condition, usually along a
waterfront, Park, orpromontory. One side has the urban character ofaThoroughfare, withSidewalk and
building, while theother has thequalities ofaRoad orparkway, withnaturalistic planting and rural details.
Driveway: avehicular lane within aLot, often leading toagarage. SeeSection 5.9andTable 2.
Edgeyard Building: abuilding thatoccupies thecenter ofitsLotwith Setbacks onallsides. SeeTable 6.
Effective Parking: theamount ofparking required forMixed Useafter adjustment bytheShared Parking Factor.
See Table 9.
Effective Turning Radius: themeasurement ofthe inside Turning Radius taking parked cars into account. See
Table 15b.
Elevation: anexterior wallofabuilding not along aFrontage Line. SeeTable 15. See: Facade.
Encroach: tobreak theplane ofavertical orhorizontal regulatory limit with astructural element, sothat it
extends intoaSetback, into thePublic Frontage, orabove aheight limit.
Encroachment: any structural element that breaks theplane ofavertical orhorizontal regulatory limit,
extending into aSetback, into the Public Frontage, orabove aheight limit.
Enfront: toplace anelement along aFrontage, asin "lanais Enfront the street."
Estate House: anEdgeyard building type. Asingle-family dwelling onavery large Lot ofrural character, often
shared byone ormoreACCESSORY BUILDINGs. (Syn: country house, villa)
Expression Line: aline prescribed atacertain level ofabuilding for themajor part ofthewidth ofaFacade,
expressed byavariation inmaterial orbyalimited projection such asamolding orbalcony. See Table 6. (Syn:
transition line.)
Facade: the exterior wallofabuilding thatissetalong aFrontage Line. See Elevation. Forecourt: aPrivate
Frontage wherein aportion oftheFacade isclose tothe Frontage Line andthecentral portion issetback. See
Table 5.
Frontage: thearea between abuilding Facade andthe vehicular lanes, inclusive ofitsbuiltand planted
components. Frontage isdivided into Private Frontage and Public Frontage. See Table 2and Table 5.
Frontage Line: aLotlinebordering aPublic Frontage. Facades facing Frontage Lines define thepublic realm
and are therefore more regulated than the Elevations facing other LotLines. See Table 15e.
Function: theuseoruses accommodated byabuilding and itsLot, categorized asRestricted, Limited, orOpen,
according totheintensity ofthe use. SeeTable 8and Table 10.
Gallery: aPrivate Frontage conventional forRetail use wherein theFacade isaligned close tothe Frontage Line
withanattached cantilevered shed orlightweight colonnade overlapping theSidewalk. See Table 5.
Green: aCivic Space typeforunstructured recreation, spatially defined bylandscaping rather than building
Frontages. SeeTable 11.
Greenfield: anarea thatconsists ofopenorwooded land orfarmland that has not been previously developed.
Greenway: an Open Space Corridor inlargely natural conditions which may include trails forbicycles and
pedestrians.
Greyfield: anareapreviously used primarily asaparking lot. Shopping centers andshopping malls aretypical
Greyfield sites. (Variant: Grayfield.)
Highway: arural and suburban Thoroughfare ofhighvehicular speed and capacity. This type isallocated tothe
more ruralTRANSECT ZONES (GB-1, GB-2and T-3).
69
Home Occupation: non-Retail Commercial enterprises. The work quarters should beinvisible from the
Frontage, located either within thehouse orinanOutbuilding. Permitted activities are defined bytheRestricted
Office category. See Table 8.
House: anEdgeyard building type, usually asingle-family dwelling onalarge Lot, often shared with an
ACCESSORY BUILDING inthebackyard. (Syn: single.)
Infill: noun - new development onland that hadbeen previously developed, including most Greyfield and
Brownfield sites andcleared land within Urbanized areas. verb- todevelop such areas.
Infill RCD: aVillage Unittype within anUrbanized, Greyfield, or Brownfield area based onaLong orLinear
Pedestrian Shed and consisting ofT-4and/orT-5Zones. AnInfillRCD ispermitted BYRIGHT intheKailua
Village TOD and theRural Towns TODs andisregulated byArticle 4. (Var: downtown.)
Infill TND: aVillage Unittype within anUrbanized, Greyfield, orBrownfield area based onaStandard
Pedestrian Shed andconsisting ofT-3, T-4, and/orT-5Zones. AnInfill TND ispermitted ByRight (with PUD
approval) in theUrban Area outside ofTODs withexisting urban zoning and isregulated byArticle 4. (Var:
neighborhood.)
Inn: aLodging type, owner-occupied, offering 9to12bedrooms, permitted toserve breakfast inthe mornings to
guests. See Table 8.
Layer: arange ofdepth ofaLot within which certain elements are permitted. SeeTable 15d.
Lightwell: APrivate Frontage type thatisa below-grade entrance orrecess designed toallow light into
basements. See Table 5. (Syn: lightcourt.)
Linear Pedestrian Shed: APedestrian Shed thatiselongated alonganimportant Mixed Use Corridor suchasa
main street. ALinear Pedestrian Shed extends approximately 1/4mile from each sideoftheCorridor forthe
length ofitsMixed Use portion. The resulting areaisshaped like alozenge. Itmaybe used tostructure aTND,
RCD, Infill TND, orInfill RCD. (Syn: elongated pedestrian shed.)
Liner Building: abuilding specifically designed tomask aparking lotoraParking Structure from aFrontage.
Live-Work: aMixed Use unitconsisting ofaCommercial andResidential Function. TheCommercial Function
may beanywhere inthe unit. Itisintended tobeoccupied byabusiness operator who lives inthe same
structure thatcontains theCommercial activity orindustry. SeeWork-Live. (Syn.: flexhouse.)
Lodging: premises available fordaily andweekly renting ofbedrooms. See Table 8and Table 10.
Long Pedestrian Shed: aPedestrian Shed thatisanaverage 1/2mileradius or2,640feet, used when atransit
stop (bus orrail) ispresent orproposed asthe Common Destination. ALongPedestrian Shed represents
approximately aten-minute walkataleisurely pace. Itisapplied tostructure anRCD Village Unit type. See
Pedestrian Shed.
Lot: aparcel ofland accommodating abuilding orbuildings ofunified design. The size ofaLotiscontrolled by
itswidth inorder todetermine the grain (i.e., fine grain or coarse grain) ofthe urban fabric.
LotLine: the boundary thatlegally andgeometrically demarcates aLot.
LotWidth: thelength ofthePrincipal Frontage Line ofaLot.
Main Civic Space: theprimary outdoor gathering placefor acommunity. TheMain Civic Space isoften, butnot
always, associated with animportant Civic Building.
Manufacturing: premises available forthecreation, assemblage and/orrepair ofartifacts, using table-mounted
electrical machinery orartisanal equipment, and including theirRetail sale.
70
Meeting Hall: abuilding available forgatherings, including conferences, that accommodates atleast one room
equivalent toaminimum of10square feetper projected dwelling unit within thePedestrian Shed inwhich itis
located.
Mixed Use: multiple Functions within thesame building through superimposition oradjacency, orinmultiple
buildings byadjacency, orataproximity determined by Warrant.
NetSiteArea: all developable land within asite including Thoroughfares but excluding landallocated asCivic
Zones.
Network Pedestrian Shed: aPedestrian Shed adjusted foraverage walktimes along Thoroughfares. This type
may beused tostructure Infill Village Plans. See Table 15g.
Office: premises available forthe transaction ofgeneral business butexcluding Retail, artisanal and
Manufacturing uses. See Table 8.
Open Space: land intended toremain undeveloped; itmay beforCivic Space. Outbuilding: anACCESSORY
BUILDING, usually located toward the rearofthesame LotasaPrincipal Building, andsometimes connected to
the Principal Building byaBACKBUILDING. SeeTable 15c.
Park: aCivic Space type that isanatural preserve available forunstructured recreation. SeeTable 11.
Parking Structure: abuilding containing one ormoreStories ofparking above grade.
Passage (PS): apedestrian connector, open orroofed, thatpasses between buildings toprovide shortcuts
through long Blocks and connect rear parking areas toFrontages.
Path (PT): apedestrian way traversing aPark orrural area, with landscape matching the contiguous Open
Space, ideally connecting directly with the urban Sidewalk network.
Pedestrian Shed: An area that iscentered on aCommon Destination. Itssize isrelated toaverage walking
distances fortheapplicable Village Unittype. Pedestrian Sheds are applied tostructure Communities. See
Standard, Long, Linear orNetwork Pedestrian Shed. (Syn: walkshed, walkable catchment.)
Planter: the element ofthePublic Frontage which accommodates street trees, whether continuous orindividual.
Plaza: aCivic Space typedesigned forCivic purposes andCommercial activities inthemore urban Transect
Zones, generally paved and spatially defined bybuilding Frontages.
Principal Building: themainbuilding onaLot, usually located toward the Frontage. See Table 15c.
Principal Entrance: the main point ofaccess forpedestrians into abuilding.
Principal Frontage: Oncorner Lots, thePrivate Frontage designated tobear the address andPrincipal
Entrance tothe building, and themeasure ofminimum Lot width. Prescriptions fortheparking Layers pertain
onlytothePrincipal Frontage. Prescriptions forthefirstLayer pertain toboth Frontages ofacorner Lot. See
Frontage.
Private Frontage: theprivately heldLayer between theFrontage Line and thePrincipal Building Facade. See
Table 5and Table 15.
Public Frontage: the area between theCurb ofthevehicular lanes and theFrontage Line. SeeTable 2.
RCD: see Regional Center Development.
Rear Alley (RA): avehicular way located totherear ofLotsproviding access toservice areas, parking, and
Outbuildings andcontaining utility easements. RearAlleys should bepaved from building facetobuilding face,
with drainage byinverted crown atthecenter orwith rollCurbs atthe edges.
71
Rear Lane (RL): avehicular waylocated tothe rear ofLots providing access toservice areas, parking, and
Outbuildings andcontaining utility easements. RearLanes may be paved lightly toDriveway standards. The
streetscape consists ofgravel orlandscaped edges, has no raised Curb, andisdrained bypercolation.
Rearyard Building: abuilding thatoccupies the fullFrontage Line, leaving the rearoftheLot asthe sole yard.
See Table 6. (Var: Rowhouse, Townhouse, APARTMENT House)
Recess Line: aline prescribed forthefullwidth ofaFacade, above which there isaStepback ofaminimum
distance, suchthat theheight tothisline (not theoverall building height) effectively defines theenclosure ofthe
Enfronting public space. Var: Extension Line. See Table 6.
Regional Center: Regional Center Development orRCD.
Regional Center Development (RCD): aVillage Unit typestructured byaLong Pedestrian Shed orLinear
Pedestrian Shed, which may beadjoined without buffers by oneorseveral Standard Pedestrian Sheds, each
with theindividual Transect Zone requirements ofaTND. RCD takes theform ofahigh-Density Mixed Use
center connected toother centers bytransit. See Infill RCD, Table 12a. (Var: town center, downtown. Syn:
Regional Center)
Regulating Plan: aZoning Map orsetofmaps that shows the Transect Zones, Civic Zones, Special Districts if
any, and Special Requirements ifany, ofareas subject to, orpotentially subject to, regulation by these
Guidelines.
Residential: characterizing premises available forlong-term human dwelling.
Retail: characterizing premises available forthesaleofmerchandise and food service. See Table 8and Table
10.
Retail Frontage: Frontage designated onaRegulating Plan that requires orrecommends the provision ofa
Shopfront, encouraging the ground level tobeavailable for Retail use. See Special Requirements.
Road (RD): alocal, rural and suburban Thoroughfare oflow-to-moderate vehicular speed andcapacity. This
type isallocated tothe morerural Transect Zones (GB-T3). See Table 2.
Rowhouse: asingle-family dwelling thatshares aparty wallwith another ofthesame type andoccupies thefull
Frontage Line. SeeRearyard Building. (Syn: Townhouse)
Secondary Frontage: oncorner Lots, the Private Frontage thatisnotthe Principal Frontage. Asitaffects the
public realm, itsFirst Layer isregulated. SeeTable 15.
Setback: the area ofaLot measured from theLotlinetoabuilding Facade orElevation thatismaintained clear
ofpermanent structures, with theexception ofEncroachments listed inSection 5.5. See Table 12g. (Var: build-
to-line.)
Shared Parking Factor: an accounting for parking spaces thatare available tomore than one Function. See
Table 9.
Shopfront: aPrivate Frontage conventional for Retail use, with substantial glazing andan awning, wherein the
Facade isaligned close totheFrontage Line withthe building entrance atSidewalk grade. See Table 5.
Sidewalk: thepaved section ofthe Public Frontage dedicated exclusively topedestrian activity.
Sideyard Building: abuilding that occupies onesideoftheLot with aSetback ontheother side. This type can
beaSingle orTwin depending on whether itabuts theneighboring house. See Table 7.
Slip Road: an outer vehicular laneorlanes ofaThoroughfare, designed forslowspeeds while innerlanes carry
higher speed traffic, and separated from them byaplanted median. (Syn: access lane, service lane, frontage
road)
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Specialized Building: abuilding thatisnotsubject toResidential, Commercial, orLodging classification. See
Table 7.
Special District (SD): anarea that, byitsintrinsic Function, Disposition, orConfiguration, cannot orshould not
conform toone ormoreofthe normative Village Unit types orTransect Zones specified bythese Guidelines.
Special Districts maybemapped and regulated attheregional scale orthevillage scale.
Special Requirements: provisions ofSection 3.9, Section 4.7, andSection 5.3ofthisCodeand/orthe
associated designations onaRegulating Plan orother map forthose provisions.
Square: aCivic Space typedesigned forunstructured recreation and Civic purposes, spatially defined by
building Frontages andconsisting ofPaths, lawns andtrees, formally disposed. SeeTable 11.
Standard Pedestrian Shed: aPedestrian Shed that isanaverage 1/4mile radius or1,320feet, about the
distance ofafive-minute walk ataleisurely pace. SeePedestrian Shed.
Stepback: abuilding Setback ofaspecified distance that occurs ataprescribed number ofStories above the
ground. See Table 6.
Stoop: aPrivate Frontage wherein theFacade isaligned close totheFrontage Line with the firstStory elevated
from theSidewalk forprivacy, withanexterior stair andlanding attheentrance. See Table 5.
Story: ahabitable level within abuilding, excluding anATTIC orraised basement. See Table 6.
Street (ST): alocalurban Thoroughfare oflow speed andcapacity. SeeTable 2.
Streetscreen: afreestanding wall builtalong theFrontage Line, or coplanar withtheFacade. Itmay mask a
parking lotfrom theThoroughfare, provide privacy toaside yard, and/orstrengthen thespatial definition ofthe
public realm. (Syn: streetwall.) SeeSection 5.9.1.
Substantial Modification: alteration toabuilding thatisvalued atmore than 50% ofthe replacement cost ofthe
entire building, ifnew.
Swale: alow orslightly depressed natural area fordrainage.
T-zone: Transect Zone.
TDR: Transfer ofDevelopment Rights, amethod ofrelocating existing zoning rights fromareas tobe preserved
asOpen Space toareas tobemore densely urbanized.
TDRReceiving Area: anarea intended for development that maybemade more dense by thetransfer of
development rights from TDR Sending Areas.
TDRSending Area: anarea previously zoned for development fromwhich development rights may be
transferred toT-4orT-5Zones.
Terminated Vista: alocation attheaxial conclusion ofaThoroughfare. Abuilding located ataTerminated Vista
designated onaRegulating Plan isrequired orrecommended tobedesigned inresponse totheaxis.
Thoroughfare: awayforuse byvehicular and pedestrian traffic and toprovide access toLots andOpen
Spaces, consisting ofVehicular Lanes andthe Public Frontage. See Table 2andTable 15a.
TND: Traditional Neighborhood Development, aVillage Unittype structured byaStandard Pedestrian Shed
oriented toward aCommon Destination consisting ofaMixed Use center orCorridor, and inthe formofa
medium-sizedsettlement near atransportation route. See Table 12a. (Syn: village. Variant: InfillTND,
neighborhood.)
TOD: Transit Oriented Development. TOD iscreated byanoverlay onallorpartofaTND orRCD, orby
designation onaRegional Plan, permitting increased Density tosupport railorBusRapid Transit (BRT) asset
forth inSection 5.8.2d.
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Townhouse: SeeRearyard Building. (Syn: Rowhouse)
Transect: across-section oftheenvironment showing arange ofdifferent habitats. The rural-urban Transect of
the human environment used inthe SmartCode template isdivided intosixTransect Zones. These zones
describe the physical form and character ofaplace, according tothe Density andintensity ofitsland useand
Urbanism.
Transect Zone (T-zone): Oneofseveral areas onaZoning Map regulated bythese Guidelines. Transect Zones
are administratively similar totheland use zones inconventional codes, except that inaddition totheusual
building use, Density, height, and Setback requirements, other elements oftheintended habitat are integrated,
including those ofthe private Lotand building and Public Frontage. SeeTable 1.
Turning Radius: thecurved edgeofaThoroughfare atanintersection, measured atthe inside edge ofthe
vehicular tracking. The smaller theTurning Radius, the smaller thepedestrian crossing distance andthe more
slowly thevehicle isforced tomake the turn. SeeTable 2and Table 15.
Urbanism: collective term forthe condition ofacompact, Mixed Usesettlement, including the physical form of
itsdevelopment andits environmental, functional, economic, and sociocultural aspects.
Urbanized: generally, developed. Specific totheSmartCode, developed atT-3 (Sub-Urban) Density orhigher.
Variance: aruling that would permit apractice that isnot consistent witheither aspecific provision orthe Intent
ofthis Code (Section 1.3). Variances aregranted pursuant totheprocedures ofChapter 25.
Village Unit: aregulatory category defining thephysical form, Density, andextent ofasettlement. The two
Village Unittypes addressed inthisCode areTND andRCD. Variants ofTND andRCD forInfill (Article 4) are
called Infill TND andInfillRCD. The TOD Village Unit type may becreated byanoverlay onTND orRCD.
Warrant: aruling that would permit apractice thatisnotconsistent withaspecific provision ofthisCode, but
thatisjustified by itsIntent (Section 1.3). Warrants aregranted administratively bythePlanning Director.
Work-Live: a Mixed Useunitconsisting ofaCommercial andResidential Function. Ittypically hasasubstantial
Commercial component thatmayaccommodate employees andwalk-intrade. The unit isintended tofunction
predominantly aswork space with incidental Residential accommodations that meet basic habitability
requirements. See Live-Work. (Syn: Live-With.)
Yield: characterizing aThoroughfare that has two-waytraffic butonly one effective travel lanebecause of
parked cars, necessitating slowmovement and driver negotiation. Also, characterizing parking onsuch a
Thoroughfare.
Zoning Map: theofficial map ormaps that arepart ofthe zoning ordinance anddelineate theboundaries of
individual zones anddistricts. See Regulating Plan.
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