The URL can be used to link to this page

Home My WebLink About2025-02-23 Steve ShropshireFrom:Steve Shropshire To:WPCtestimony; LPCtestimony Subject:Ku"u Papaikou Agrivillage - Work Force Housing Project Date:Sunday, February 23, 2025 6:26:41 AM Attachments:Courrent Current Zoning and LUPAG Maps - For past 60 years.pdf Papaikou Agrivillage Kickoff Meeting #1 2.pdf Testimony - Leeward and Windward Planning Commission .pdf Dear Commissioners, Mahalo for the opportunity to provide the following testimony. Steve ShropshireP.O. Box 1146 Hilo, HI 96721steve@alohagreen.com 808-895-0372 Ku' u Papaikou PPP 1-12-23.key Papaikou Site Plan v1 (7).pdf February 23, 2025 Leeward Planning Commission Windward Planning Commission Dear Planning Commission Member, Thank you for the opportunity to provide the following comments and concerns regarding the 2045 Draft General Plan. I purchased my Papaikou property TMK:(3) -2-7-004:25 in 2001. One of the key factors in my decision to purchase this parcel was the fact that it was designated in the LUPAG as “Low Density Urban” (LDU). The current draft of the 2045 General Plan proposes to change this designation from LDU to Important Agriculture (IA), which I believe would be a strategic error for the following reasons. This parcel of land has been designated for urban expansion for the past 60 years, due to its’ strategic location and available infrastructure. That was true then, and is even more valid today, and will become critically important in the years ahead given the current struggle to provide workforce housing for Hawaii’s people. Attached are some of the other reasons why the parcel should remain in LDU for your consideration. 1. Available infrastructure Water- A County well and storage tank is available to the parcel with possible upgrades required, Note- 10”water service line was recently installed adjacent to property. Ample water (aquifer) is available at site for private wells. Waste Water -The County waste water facility has ample capacity to service 300+ homes, with sewage transmission lines currently installed at site. Note- Building more than 50 homes requires a waste water treatment system, which would be cost prohibitive.. Electrical -Phase 3 power available to site. Bus service is available to the site. School- Kalanianaole School K-6 adjacent to the site. Property adjoins the Hawaii Belt Road which will minimize the impact on smaller feeder streets. Property has a large number of existing interior roadways, thus reducing the overall project cost. Property is outside of Lava Zones 1&2. Ocean access- A residential project will be required to provide recreational access to ocean as well as providing needed parking. Urban inﬁll vs sprawling growth- The property is surrounded by residential neighborhoods on all sides. 2. Affordable Housing Crisis Thousands of people that are currently waiting for housing will be given an opportunity to live in a unique community that offers ocean recreation, farming, walkability and closer connections between neighbors. Needed services will be made available in the neighborhood commercial center (medical clinic, Kupuna and Keiki care, cafe etc..) Project has wide ranging support with various groups including Native Hawaiians, Habitat for Humanity, Hope Services etc 3. Agriculture and Housing Available agricultural land on Hawaii island - It is estimated that less than 4% of Hawaii Island is used for growing crops. The subject parcel represents a fraction of a percent of available agricultural land on the island. There is more than enough ample land available on Hawaii island alone to feed our entire state’s population, many times over. The proposed agricultural community concept will provide residents with individual garden plots which will enable them to grow food on the undeveloped portion of the site (which is estimated to be at least 40 acres). The existing land use patterns of large oceanfront agricultural parcels has predominately been the creation of gentleman estates, which are normally gated and screened from the highway using dense vegetation and do not beneﬁt the greater community. 2. Smart Growth Principles- These nationally recognized principles are intended to identify a common ground where developers, environmentalists, public ofﬁcials, community members and others to ﬁnd acceptable ways to accommodate growth. Agrivillages are a mix of agriculture, housing, commercial services and open space and are an example of providing smart growth. Papaikou Agrivllage will be a model project for the island and the state Green energy, agriculture, access to ocean and recreation, commercial services, pocket neighborhood, closer community relationships (plantation villages). Walkable healthy neighborhoods- The project is already a favorite spot for families to walk their dogs, strollers etc. Pocket Neighborhoods design increases socialization within the community. Project Architect is Ross Chapin, Founder of the “pocket neighborhood” design concept (https://pocket neighborhoods.net). Project Summary The agrivillage project is a clustered residential community integrated with agriculture, designed for mixed-income and multigenerational residents. The primary layout features “pocket neighborhoods,” where 6-12 homes are grouped around shared spaces, promoting neighborly interaction. The concept of “agrarian urbanism” extends beyond food production, encouraging a lifestyle centered on farm-to-table activities. Residents are expected to contribute time and effort to the community’s food system instead of maintaining traditional suburban lawns. Key project objectives include: • Safe and inviting entry: Trafﬁc-calming measures and pedestrian crossings connect the community to Papaikou Village. • Affordable housing: A mix of housing types and tenure (rentals, land trusts) caters to various income levels, including low- to middle-income families. • Agrarian ecosystem: Agricultural lots for commercial and part-time farmers, community gardens, and communal ag-processing hubs are available. • Neighborhood commercial area: A village heart fosters social interaction and provides daily services. • Balanced privacy and community: Homes are designed to nest together without compromising privacy while shared spaces encourage interaction. • Public amenities: A shoreline trail, beach access, and a pedestrian network support walkability and outdoor activities. • Energy efﬁciency: Solar power and electric carts reduce energy and transportation costs. • Special needs accommodations: Homes can be equipped with universal design features, and a care home operator is sought to support senior residents. Project Mix: The project aims for LEED Neighborhood Development certiﬁcation and AARP Livability Index standards. It includes a variety of residential options like single-family homes, duplexes, apartments, live work units, and farm lots. Affordable units will be available for both rental and ownership, targeting income groups from 30% to 120% of the Area Median Income (AMI). Marketing efforts will focus on diverse household types, including farmworkers, Section 8 participants, empty nesters, and young families interested in agriculture. Shropshire Group LLC is in the process of ﬁnalizing a 201H application and intends to begin the community engagement process in early 2025. We urge you to please reconsider the proposed IA designation and maintain the parcels existing LDU designation. Thank you for your time and consideration. Mahalo, Steve Shropshire P.O. Box 1146 Hilo, HI 96721 steve@alohagreen.com 808-895-0372 How the project supports the Hamakua Community Development Plan SECTION 3: PREFERRED LAND USE & SETTLEMENT PATTERNS Pūpūkahi i holomua “Unite to move forward" 3.1 Land Use & Settlement Patterns This section of the CDP guides future land use development and permitting to be consistent with CDP objectives and policies. Speciﬁcally, to reduce rural sprawl and infrastructure costs, it focuses future residential development in existing villages and towns and seeks to preserve large productive agricultural lands for agriculture by accommodating rural-residential development close to these urban centers. It directs new residential development away from coastal areas and encourages the clustering of developments to leave natural buffer areas. It plans urban areas with appropriately-scaled densities that complement the rural character of the area. It provides guidance to the Planning Department on change of zone and variance priorities, and stipulates the types of areas and regulatory processes that are appropriate for industrial development. It also directs the County to engage communities interested in town-level planning. 3.1.1 Community Objective Of the Community Objectives adopted by the Steering Committee (see Section 1.7.1 Community Objectives, above), the following are related to the preferred settlement pattern: Objective : Direct future settlement patterns that are sustainable and connected. Honor Hāmākua’s historic and cultural assets by concentrating new development in existing, walkable, mixed-use town centers while limiting rural sprawl. Objective : Protect and nurture Hāmākua’s social and cultural diversity and heritage assets, including sacred places, historic sites and buildings, and distinctive plantation towns. Objective : Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes and open spaces that exemplify Hāmākua’s rural character. 3.1.2 General Plan Settlement Framework The General Plan articulates the overall County’s preferred settlement pattern in section 14.1:The future improvement and development objectives are directed toward making urban and rural centers more efﬁcient, livable, and safe. Growth should be encouraged in terms of renewing older areas or extending existing areas. The creation of new urban and rural centers should be initiated only when it is in the public interest and must be accompanied by commitments from both government and the private sector for the development of basic community and public facilities and services. Infrastructure costs less when new residential areas are located near existing highways, water and sewer lines, and employment centers. 4. How the project support’s the goals of the 2045 Draft General Plan Development and Resilient Communities DRAFT 25 Table 4: Land Use Challenges Infrastructure • Low infrastructure capacity and high costs to develop new systems. • State land use designations and related requirements within or adjacent to Urban Growth Areas limit the ability to increase densities. • Existing single-family dwellings and lot sizes fail to achieve the desired density. • Landowners and developers may incur the costs of constructing and operating private systems or upgrades due to the insufﬁciency and lack of wastewater systems in many areas. The shortage of licensed operators also increases operating costs and makes it more difﬁcult to establish new private systems. • County roadway standards aren’t modernized and remain a major cost to development. • • Pervasive strip mall infrastructure and minimal transit-oriented developments paired with disconnected routes create congestion issues for commercial areas. Regulations • Building code requirements affect construction costs and the ability to create multi-use buildings. • • Multiple layers of land use control and review require coordination between government agencies at the state and county levels. • There are varying layers of code that are conﬂicting or inconsistent. Code requirements are also limited in integrating climate mitigation goals around reduced building materials and non car-centric design. • The current regulatory process dictates that the State Land Use Commission must preside over boundary amendments that exceed 15 acres, which limits the efﬁciency of ensuring consistency in the land use pattern. • Zoning must be updated in certain areas to reﬂect shifting trends and land use preferences. • There is no Transfer of Development Rights (TDR) program to preserve open space and achieve density to remain consistent with the desired land use pattern. • The State's historic review process has been cumbersome. Funding and Financing • There is a need for gap ﬁnancing that exceeds what a single lender or incentive program can ﬁll. • Additional capacity in development ﬁnancing and speciﬁc community development ﬁnancing is needed to increase the production of projects in the County. • There is high demand for a limited pool of incentives and ﬁnancing subsidies for affordable housing. • Affordable housing projects in the County face higher ﬁnancing gaps than projects elsewhere in the State. Market Conditions • There are inconsistencies between development costs and prices the market can support. • Greenﬁeld development in areas such as Puna is signiﬁcantly cheaper than inﬁll development in existing urban areas. • Lower household incomes result in lower purchasing power, which makes underserved subdivisions the primary market for many homebuyers. • Challenging site characteristics such as soil conditions and topography increase development costs. • Market cycles and permitting requirements often do not coincide resulting in uncertainty and increases in processing times and costs. These challenges are exacerbated by performance conditions based on time versus appropriate mitigation conditions. Land Use Compatibility • Legacy zoning, such as industrial lands from the sugar plantation era, is not always consistent with the community's vision. • Productive agricultural land use designations often do not coincide with productive agricultural activities. • There is a common perception that all development is contrary to protecting natural and cultural resources. Public Engagement • NIMBYism can present barriers to collaborative processes. • General misunderstanding and misinformation about land use policies can delay and disrupt strategic land use patterns. • Public hearing processes can become political rather than regulatory processes. Performance conditions are essentially requirements or obligations that an applicant must complete before certain rights or obligations can take effect. Not In My Backyard (NIMBY) is a characterization of opposition by residents to proposed developments in their local area, often due to concerns about potential negative impacts on the environment, property values, and quality of life. NIMBY protests have evolved over time, impacting the gentriﬁcation of neighborhoods and housing affordability. Sustainable Development and Resilient Communities DRAFT 26 Table 5: Land Use Opportunities Infrastructure • County departments are encouraged to develop a collaborative infrastructure capacity plan with prioritization of projects based on desired growth areas and preferred density as identiﬁed by the General Plan. • Coordinate with the Department of Health (DOH) to address unique land use situations on the island related to individual wastewater systems (IWS) and prioritization of resources. • Increase housing density by utilizing additional dwelling units (ADU) in existing residential districts served by adequate utilities. • Facilitate innovative public and private partnerships in infrastructure investment for targeted growth areas. • County departments can provide greater ﬂexibility in privately owned and maintained infrastructure concurrency requirements. Regulations • Remove barriers to residential development in the appropriate districts to reduce development timelines, increase housing stock availability, and increase affordability. • Review and update the Building and Zoning Codes to allow for more ﬂexibility. • Collaborate across State and County agencies to facilitate efﬁcient and effective land use processes. • Advocate allowing for County initiated State Land Use Commission District Boundary Amendments to meet the preferred land use pattern. • Program the initiation of rezoning in targeted growth areas. • Support and streamline the process of inﬁll development. • The most direct role that the County plays in economic development is through land use regulation (i.e., permitting efﬁciency, transparency, predictability, and certainty) and property tax policy. • Invest in the provision of strategic infrastructure including roads, water, and/or wastewater improvements to encourage higher density development in targeted areas. • Work with the State Historic Preservation Division (SHPD) to determine when there is a need to review a project related to the identiﬁcation of cultural sites and practices. • Work with SHPD to create standards related to the assessment of a project’s effects on cultural sites and practices. • Establish a framework for cultural impact assessments including recognizing ﬁndings and recommendations of prior cultural impact assessments within the same ahupuaʻa for new projects. Funding and Financing • Partner with the State and other counties to create a capacity building plan for County departments, local developers, and community stakeholders. • Leverage different ﬁnancing mechanisms to support development and redevelopment, including Business/Community Improvement Districts, Tax Increment Financing, Community Facilities Districts, and Opportunity Zones. • Seek and pursue additional capital stack opportunities and tax incentives for (re)development. Market Conditions • Diversify economic drivers. • Utilize creative solutions and partnerships to encourage, support, and prioritize inﬁll development before expanding to greenﬁeld areas. • Make vacant and underutilized government-owned lands available for affordable housing or other (re)development, especially in or adjacent to urbanized areas with adequate or expandable infrastructure. • Seek to acquire land for affordable housing developments and other redevelopment opportunities. Land Use Compatibility • Eliminate unpermitted non-conforming uses and ensure proper land use patterns to ensure urban areas are used accordingly. • Strategically use zoning to ensure proximate compatible and complementary uses that improve the vitality of urban areas. • Regularly evaluate supply and demand to prioritize needed land use challenges. Public Engagement • Encourage affordable housing projects to meet the needs of neighborhoods (YIMBYs). • Apply strategies to engage stakeholders that go beyond legal notice requirements. • Reinforce the alignment between community values and the General Plan and Community Development Plans. • Demonstrate smart growth development. \Papaikou AgrivillageDesign Process Kickoff Meeting #| 03.16.2023 ROSS CH APIN ARCHITECTS The K Exis%ng Zoning Map LPAG Map Design Process Kickoff Meeting #| 03.16.2023 Papaikou Agrivillage ROSS CHAPIN ARCHITECTS The Kubala Washatko Architects Ross Chapin Architects 4110,500 +35 + 2,000 + ACRES OF MASTER PLANNING YE A R S IN PRACTICE EMPLOYEES PLANNING PROJECTS COMPLETED PROJECTS 30 TWORECIPIENT OF A I A C O M M IT TE E O N THE ENVIRONMENT (COTE) TOP TEN PROJECTS LABELCERTIFICATION SERVICES WE OFFER Site Master Planning Programming Code and Zoning Review Stakeholder Outreach Architecture Interior Design Graphic Design Wayfinding + Signage Sustainable Design Phasing Options Fund Raising Support Historic Preservation Cost Estimating Recreation Facility Design TKWA is a full-service architecture, urban planning, and interior design studio with offices in Milwaukee, Cedarburg, and Seattle. We embrace a design philosophy of Wholeness, where the built environment supports and enhances both human activity and natural living systems. D E S I G N F I R M I N WI TO BECOME A PU B LI C B E N E F IT CORPORATION F1RST BY THE NUMBERS STATE +NATIONALDESIGNAWARDS O V E R O V E R OFFICE LOCATIONS 98The Kubala Washatko Architects + PJA ArchitectsSave the ChimpsRequest for Qualifications The Kubala Washatko Architects Rainwater Management Reduce hard paving Slow down site water to allow absorption into ground and reduce erosion Design water efficient landscaping, drought tolerant, native plants Consider bioswale buffers where site water moves toward lake, etc. Strong Communities Diverse communities are more sustainable Provide a variety of housing size and affordability Ensure equity and access to all Create a network of walkable neighborhoods Recycle buildings and reduce waste Work with local systems, materials, and means Daylight and Views Design building to allow free daylighting, consider building orientation and relationship to sun A properly considered window arrangement could result in no use of electric lights during the day Consider views to increase the feeling of connection to the outdoors Provide properly designed overhangs to reduce heat gain into the building Solar Access Take advantage of the free energy provided by the sun Position the buildings to face the sun Consider hot water solar to reduce reliance on gas or electrical water heating Consider photovoltaic systems to product energy Locate outdoor rooms to create ‘micro climates’ to extend outdoor use on cool days and seasons Energy Efficiency Design and specify energy efficient lighting systems, install only the most efficient lamp types etc. Consider long lamp life options to reduce maintenance, costs, etc. Choose energy efficient appliances, fans, pumps and equipment Choose efficient kitchen equipment Efficient Building Skin Design highly efficient building skin, reduce thermal bridging, provide higher insulation systems Specify efficient window systems w/ low ‘U’ value glazing Reduce air infiltration by installing air locks, good window and door weather stripping, etc. Keep sun off of glazing as possible to reduce heat gain, overhangs, porches, etc. Water Efficiency Strive to close the water cycle loop Protect all water bodies and wetlands Use the available water onsite to provide all water needs Cleanse runoff from roofs and paving before reintroducing back into the ground Rainwater harvesting + gravity fed gardens Grey water systems Engineered wetlands Low-flow or no-flow plumbing fixtures On demand water heating Fresh Air / Natural Ventilation Provide operable windows w/ screens to reduce mechanical cooling loads Provide high/low windows to allow natural gravity ventilation Consider whole house fan for air movement and night cooling Sustainable Design StrategiesOUR SHARED PHILOSOPHYOur studios share and embrace a design philosophy of Wholeness, where the built environment supports and enhances both human activity and natural living systems. The idea of sustainability is a natural extension of wholeness-based thinking and is integrated into every project. SUSTAINABLE DESIGN. ALWAYS. The Leopold Legacy Center is a LEED© Platinum net-zero energy facility recognized as the world’s first carbon neutral building by the United States Green Building Council. RCA + TKWA use an integrated, whole-building approach to sustainability that is both proven and pragmatic. Our shared goal is to integrate sustainable design principles into highly functional and aesthetically pleasing buildings that are sensitive to occupant health and well-being. We are leaders in the design of innovative, high-performance buildings that meet LEED standards for efficient energy and resource use. TKWA designed the Leopold Legacy Center, the world’s first building recognized by LEED as carbon neutral in operation. LEOPOLD LEGACY CENTER Baraboo, WI WHOLENESS IS OUR WORLDVIEW It shapes how we act, conceive our work, organize our activities,and interact with the natural world, our built environment, and our community. Of all the forces that might have shaped the way we do our work, Wholeness rises above competing concerns, systems, schools of thought, and philosophies. We strive to provide a workplace culture that reflects the wholeness we wish to see in the world—this means doing great work but also having a full life outside of work. We are committed to equity, diversity, fair pay and benefits, and the wellness of every staff member. These values make our studios places where our staff stick around. San Juan Community Home Trust 7 Wholeness is our World View Sustainability is a natural result of wholeness-based thinking Habitat for Humanity's vision is a world where everyone has a decent place to live. Anchored by the conviction that safe and decent affordable housing provides a critical foundation for breaking the cycle of poverty. •Helped 42 million+ people construct, rehabilitate, or preserve homes around the world since 1976. •Advocate for fair and just housing policy and provide training and access to resources. •Non-proﬁt Christian ministry; Works in more than 70 countries welcoming people of all races, religions, and nationalities to partner. Work with individuals within the community that demonstrate the following: 1. Willingness to Partner 2. Need for simple and decent affordable housing 3. Ability to pay back a no-proﬁt loan Goals for Today We want to talk about: •Design Process (5 minutes) •Pocket Neighborhoods (10 minutes) •Agrivillage Case Studies (10 minutes) •Initial Patterns & Discussion (50+ Minutes) We want to learn from you: •Your reaction to the presentation •What are the real issues to resolve? •What must this project include to be successful? Design Process •Listening to neighbors, community stakeholders, officials, others •Respecting the land and people •Drawing out a broad range of site & community issues, concerns, needs, and potentials •Writing Patterns that address the issues and embody the values of the community •Use Patterns to develop the design and evaluate it •Check in and elicit feedback •Continue the listening •Refine the design The goal of writing Patterns is to gain a deeper understanding of how buildings and site can be configured to support both human activity and natural processes in a harmonious way. Listening intently and writing Patterns helps identify the deeper social, spiritual, and emotional values inherent in a place. This process offers solutions for making a place more alive, more functional, and more community oriented. It also gives everyone involved a measuring stick by which to evaluate the design. Everyone becomes an informed critic. Patterns can be used to build consensus, solve problems, and build trust within communities. Design Process: Pattern Writing Staff + Volunteer Hearth Issue In the workplace, if it is not always easy and natural for the staff and volunteers working to informally engage one another, an entire level of communication fails to take place. Regular staff meetings, newsletters and memos cannot come close to replacing informal interchange between staff members and volunteers. Solution Create a place away from the public realm where staff would typically go to make copies, get a cup of coffee, etc. Give this place enough room for a number of small conversations to occur simultane-ously. Provide informal seating and a view to the outside if possible. The Hearth should be along the main thoroughfare traveled by the majority of the staff during the day. Lockers for use by the volunteers should be nearby to help facilitate interaction. Water Is Treasure Issue Unfortunately, our culture tends to see rainwater as a waste product; piping, storing and treat-ing it as though it were sewage. The fate of wastewater from buildings also tends to be ignored, but also has a large environmen-tal impact in terms of centralized treatment facilities. Solution Rain should be allowed to slowly be absorbed by the land where it falls. Minimize use of hard paving surfaces and where used, make it permeable. Rainwater that comes off roofs should be slowed down, collected and/or reintro-duced to the local water table. In the process, water can become a visual and acoustic part of daily life and consciousness at the Center. Where practical, use captured and treated water to replenish and restore ponds and lakes. Treat all effluent generated on site with a local Constructed Wetland. These methods for dealing with waste-water should be made visible, cre-ating educational opportunities to researchers and visitors. They will also work to reduce the need for external water supply to the site. Living Sustainability Issue Rowe Woods can’t really be con-sidered ‘Green’ or ‘Sustainable’ from a LEED perspective, except for the fact that several historic structures are being reused. A gap exists between current practices and aspirations for the future. Solution Set a series of small steps that will lead CNC toward an ultimate state, where every action is one that regenerates the biotic community. Let habitat and species bio-diver-sity remain the target for ecological restoration efforts, remembering that introduced heritage horticulture is also an important feature of this site. For existing buildings focus on energy conservation and maintenance. New buildings should reach a high state of demonstrable sustainability, with features that support and explain the Center’s mission. In concert with on-going land management plans restore wetlands, streams, meadow, prairie and forests. Heart of Rowe Woods Issue What constitutes the heart of Rowe Woods? A visitor, without a strong mental mapping of the center of gravity for the property, will not develop a strong sense of place. Solution Establish an identifiable edge to the area that constitutes the core of the property. Establish visual cues for visitors signifying when one has arrived, and that they are at the property’s epicenter. This must be true for visitors arriving by car or bus, as well as hikers returning from the trails. It may be possible to identify the heart of Rowe Woods via a pri-mary path that strings the site’s major structures together. DESIGN APPROACHWe believe this Pattern Writing process—which can be completed within a normal programming time schedule—is the best possible way to define key issues and ensure that they remain prominent throughout the lifespan of a project. Pattern Writing has been successfully used on many TKWA projects. The following examples are patterns that were written for Cincinnati Nature Center. These examples are representative of the types of patterns that will be uniquely developed for any project. Pattern Examples Positive Outdoor Space Issue “Outdoor spaces which are merely left over between buildings will, in general, not be used.” - Christopher Alexander Solution Always consider the placement and general shaping of buildings and outdoor spaces simultaneously. Provide outdoor spaces with the edges necessary to give them room-like character-istics. Recognize that the spaces and activities that occur between buildings are as important as the buildings themselves. 2322The Kubala Washatko Architects + PJA Architects Pattern Examples Essential Patterns Continue Discovery Write Patterns Clarify Vision Begin Site Studies MARCH Project Kickoff Establish Process Meet with Community Begin Discovery Background Research Embryonic Patterns Case Studies Site Analysis APRIL Site Studies Finalize Patterns Site Organizations & Plans Key Features Permutations Get feedback APRIL Virtual Meeting #1 Virtual Meeting #3 Site Plan Development Finalize Site Plan Building Footprints Landscape Design Provide Metrics MAY Virtual Meeting #4 Presentation Community Forum Special Meetings Documentation JUNE Virtual Meeting #5 Papaikou Agrivillage Timeline Virtual Meeting #2 pocket neighborhoods meeting the housing challenge in small groups, conversation is spontaneous Scale of Sociability Rhody 847 Mo h o 74 4Mo h o 74 4 Br i g h t s i d e 7 8 4 B r i g h t s i d e 78 4 Brightside 784 Brightside 784 Rhody 847 Brightside 784Brightside 784 Brightside 784 Brightside 784 Brightside 784 Brightside 784 Brightside 784 Brightside 784 Twind y 720 Twind y 720 Tw i n d y 72 0 Tw i n d y 72 0 Tw i n d y 72 0 Tw i n d y 72 0 Brightside 784 Brightside 784 Brightside 784 Rh o d y 84 7 Rh o d y 84 7 Rh o d y 84 7 Cabo 544 Cabo 544 Rhody 847 Rhody 847 Ca b o 54 4 Ca b o 54 4 Rhody 847 Rho d y 847 Rhod y Rhody 847 Ca b o 54 4 C a b o 5 4 4 Tw i n d y 72 0 Tw i n d y 72 0 Cab o 544 C a b o 5 4 4 C a b o 5 4 4 0 80’40’ Site Plan Moho 744 Moho 744 M o h o 7 4 4 Moho 744 Moho 744 Moho 744 Moho 583 Moho 583 Cabo 544 Moho 583 Moho 583 Moho 583 Moh o 58 3 Moh o 58 3 Moho 583 Moho 583Moho 583 Moh o 58 3 Mo h o 58 3 Mo h o 58 3 Moho 583Moho 583 Moho 583Moho 583 Moho 583 Moho 583 M o h o 7 4 4 M o h o 7 4 4 Moho 744 Br i g h t s i d e 78 4 Br i g h t s i d e 78 4 Moh o 744 Moh o 744 Moho 583Moho 583Moho 583 HA L E O L A O M O H O U L I RO S S C H A P I N AR C H I T E C T s Po s t O ffice B o x 15 9 5 • L a n g l e y , W a s h i n g t o n 98 2 6 0 T: (3 6 0 ) 92 9 - 9 0 0 7 • E : r o s s @ r o s s c h a p i n .co m • W : r o s s c h a p i n .com 1 2/16/21 16 F e b r u a r y 20 2 1 H i l o , H a w a i i Ha w a i i I s l a n d C o m m u n i t y L a n d D e v e l o p m e n t C o r p o r a t i o n v1. 3 7 1 S i t e P l a n 2. 1 18 10 12 11 14 10 10 4 dog park resident storage units N'hood Commons Building cover'd hard court lawnnative lava maintenance resident storage units tot lot covered space "pocket neighborhood" community storage garbage & recycling 30' setback parking bus shelter Project Data Existing Zoning Proposed ZoningA-1a RM-4 Setbacks (FT) front 30 20 rear 30 20 side 20 8' 1st flr + 2' thereafter Height Limits 35 120 FAR NA NA Parking requirements SF & DF 2 per unit 2 per unit MF NA 1.25 per unit Proposed Plan Site Area (acres)9.3 Units 1-bedroom 33 2-bedroom 57 Total units 90 Density (units/acre)9.7 Parking total count 180 disabled 17 per unit 2.0 per bedroom 1.2 Code UFAS Construction Type V M O H O U L I S T R E E T community g a r d e n community g a r d e n com m u n i t y g a r d e n f f f f f f Neighborhood private back yard public street hoodpocket sneighbor of nearbypocket neighbor ss eight key design patterns of pocket neighborhoods Agrivillage Case Studies 016 MILEY BARN SHED KI T C H E N PAVILION TENT / GATHERING SAF E C R O S S I N G MONUMENT SIGN HA L F - M I L E Y L O O P HOTM VEGETABLE GARDENS Nourish Farms will become a regional hub for good food education and promotion of local, sustainable farming practices. —— Our goal is to educate and empower people to make wholesome food choices through experiential learning. In this case, through learning to grow and harvest food, composting, and better understanding the food system. VISION Nourish FarmsProposed Plan N HOTM VEGETABLE GARDENS PRAIRIE (WET) PRAIRIE (WET) FRUIT BUSHES ORCHARD BERRY TRELLIS S T R A W B E R R I E S BERRY TRELLIS GRAPE T R E L L I S FLOWE R S / P O L L I N A T O R S ANIMAL HUSBANDRY APIA R Y COM P O S T H A L F - M I L E Y L O O P PICTURE AREA WETLAND WETLAND WHEELCHAIR ACCESSIBLE GARENS COMPOST SUNDIAL OLD O R C H A R D SEN S O R Y GA R D E N FLOWERS HOOPHOUSE LEGEND Vegetable Garden Wetland Flowers/Pollinators Prairie Grass Orchard Grass/Trees Picture Area/Manicured Gardens Animal Husbandry 014 ISSUE It is hard to evaluate the ecosystem impact of a process if we can’t see how it affects and is affected by other parts of the ecosystem. SOLUTION Make the flow of water, nutrients, and energy visible wherever possible. This can be through signage, but it is more useful to see the actual flow. ISSUE Isolation from the farm is increased with each stair, room hallway, and door through which one must pass to get to an outside door. Every interior space that is denied views of the working farm is disconnected from the mission of the organization. SOLUTION Provide access to adjacent porches and gardens from a variety of common areas in the each building. Maximize the opportunities for quality views from other spaces like offices, classrooms, and meeting rooms. Visible Flows Connected to the Outdoors ISSUE The efficient movement of people, animals, materials and vehicles is critical to a working farm. Compromising that ‘working path’ for any reason will negatively impact the efficacy of the farm for years to come. SOLUTION Devise the geometry and character of the working circulation of the farm first, followed by how the interested public and school children will interact with that same path to glean insights into small scale farming practices. Farm Tour Follows Working Path 011Site Master PlanNourish Farms ISSUE There is a nostalgic stereotype of the picturesque farm: a pretty cluster of buildings against a sea of rolling green fields. The reality of a working farm is messier. When creating a demonstration farm, it is tempting to try and present the illusion of the “pretty” farm and hide the “messy” working parts. SOLUTION Put the farm front and center. Find ways to celebrate the so-called “messy stuff” wherever possible. Instead of screening compost, equipment storage, and operational areas behind buildings or ornamental landscaping, make these elements prominent features in the site. This will not only give the property a unique quality, but also promote the educational message that you can and should try this at home. ISSUE Nourish Farms has many educational goals in addition to other activities, such as event hosting, that generate revenue to support the organization. If these goals were addressed as separate solutions, it could create a kind of “agricultural theme park”–one activity station after another with no consis- tent narrative or message. SOLUTION The ideal farm is a complete ecosystem, where water, nutrients, and energy are exchanged and balanced. Byproducts of one process become inputs to other processes and nothing is truly “thrown away.” Consider how each part of Nourish Farms, from its buildings to its site to its revenue-generating events, can be treated as elements of the farm ecosystem. ISSUE If facility rentals begin to drive decision-making, the educational mission of Nourish Farms may be compromised. On the other hand, if Nourish doesn’t provide good accommodations for rental patrons, they will take their busi- ness elsewhere and financial support for the educational mission will suffer. SOLUTION Always consider the balance between educational and revenue-gener- ating activities. Ensure that spaces which are largely revenue-generating have proximity, views, and signage that connects to the educational mission of Nourish. Farm Front and Center Farming as Ecosystem Balancing Revenue With Mission 013Site Master PlanNourish Farms ISSUE We tend to think of site landscaping primarily in terms of ornamental plant- ings. This would be a mistake on a working farm. SOLUTION No ornamental-only plants! Consider all site landscaping elements as part of the farm ecosystem. That doesn’t mean that every plant needs to be human food, just that it is part of the same system. For example, flowering plants for pollinators are okay, but not non-native annuals in pots for deco- ration. ISSUE It would be unfortunate if a visitor’s first encounter with Nourish Farms were a parking lot or even the front door to a building. SOLUTION Create an edible garden as the first welcoming element of Nourish Farms. The garden should have discernible edges, be they buildings, trees, low walls, shrubs, grasses or forbs. ISSUE On the farm, if it is not easy and natural for the staff and volunteers to in- formally engage one another, an entire level of communication fails to take place. Regular staff meetings, newsletters and memos cannot come close to replacing informal interchange between staff members and volunteers. SOLUTION Create a place away from the public realm where staff would typically go to make copies, check their mail, get a cup of coffee, etc. Give this place enough room for a number of small conversations to occur simultaneously. Provide informal seating and access and view to the outside if possible. The Hearth should be along the main thoroughfare traveled by the majority of the staff during the day. Lockers for use by the volunteers should be nearby to help facilitate interaction. Edible Landscape Welcome Garden The Staff Hearth 012 ISSUE Responsible and regenerative practices can seem like an “all or nothing” proposition. If people get the impression that they are always failing to do the best thing, then they may give up trying at all. SOLUTION Meet each person where they are. The demonstration areas and educational exhibits should display a spectrum of options leading to more sustainable, regenerative practice. Be honest about the way that Nourish itself is less than perfect. Visitors leave with a sense that there is always a way to do something a bit better. ISSUE Nourish Farms has a lot of goals and ideas for its 13-acre property. If we simply cut the property into a whole lot of small plots, it could become disor- ganized and cumbersome to navigate. SOLUTION Create a roughly half-mile loop pathway that serves as a central hub serv- ing each of the plots on the farm. This loop will have to cross the entry road safely and will also help connect the farm to the school. All or Something The Miley Loop ISSUE Unfortunately our culture tends to see rainwater as a waste product; piping, storing and treating it as though it were sewage. SOLUTION Rain should be allowed to slowly be absorbed on the land where it falls. Local subsurface movement of water must be understood before proposing any structure that might disrupt that flow. Minimize the use of hard paving surfaces and where used, make it permeable. Rainwater that comes off the roof should be slowed down, collected and/or reintroduced to the local wa- ter table. Consider using grey-water to irrigate crops. In the process, water can become a visual and acoustic part of daily life and consciousness at the farm. Water As Treasure Bayview Commons Madison, Wisconsin Thai Farm Village Initial Patterns Copyright © 2023 The Kubala Washatko Architects, Inc.All Rights Reserved 255922 P R O J E C T N U M B E R February 14, 2023 D A T E S H E E T T I T L E P R O J E C T O W N E R Habitat for Humanity Hawaii Island P.O. Box 4619 Kailua-Kona, HI The Kubala Washatko Architects, Inc. Papaikou, HI Ku'u Papaikou Agrivillage 40' 50' 60' 70' 80' 90' 100' 110' 120' 120' 110' 110' 120' 130' 140' 150' 160'160' 170' 170' 160' 160' 150' 150' 170' 160' 170' 150' 140' 140' 130' 120' 110' 110' 100' 90' 80' 70' 60' 50' 100' 90' 90' 100' 110' 20'-0" 100'-0" 20'-0" N 1000'0 Existing Site Plan Papaikou Agrivillage Initial Patterns Initial Patterns Prompting questions: •What are the real issues on the ground and in the community that need to be addressed? •What must this project include to be successful? Initial Patterns Regional AGRARIAN HARMONY DIVERSITY AFFORDABLE HOMES AGING IN COMMUNITY NEIGHBORHOOD SCHOOL AG COLLABORATORS LOCAL MATERIALS INTENTIONAL NEIGHBORING SELF GOVERNANCE COMMUNITY FACILITATOR CARE OF THE COMMONS Site MAIN STREET TO THE SHORE PUBLIC-PRIVATE SITE GRADIENTS COMING HOME FOLLOW THE LAND INCREMENTAL GROWTH THE PERCH AGRIVILLAGE AS ECO-SYSTEM CONSERVATION DEVELOPMENT VILLAGE CENTER GROWING ON DISPLAY PLACES TO WORK, PLACES TO WATCH FARMER’S MARKET AGRICULTURAL WORK HUB FOOD BUYING CLUB COMMUNITY GIFT GARDEN EVERYWHERE EDIBLE LANDSCAPE GREEN SWEAT EQUITY MAKER’S SPACES DAILY MIGRATIONS VISIBLE FLOWS SOLAR ROOFS ENGINEERED WETLANDS HIERARCHY OF STREETS ACTIVATING THE STREET SLOW STREETS CORRALLING THE CAR PLANTED PARKING REMOTE PARKING MARKET SQUARE PEDESTRIAN NETWORK WALKING PATH NETWORK TRAIL TO THE BEACH ON-SITE ELECTRIC CARTS SHARED VEHICLES LOCAL VAN SERVICE EV CHARGING PARK-RIDE BUS STOP BICYCLE SHEDS UNIVERSAL DESIGN INDEPENDENT LIVING HOME ASSISTED LIVING HOME OFF GRID RENTAL DIGNITY WEATHERING A STORM STORES, SHOPS, CAFES & MORE Sub-Neighborhood MAKER’S SPACES LIVE-WORK SCALE OF SOCIABILITY SHARED COMMONS TEACHING KITCHEN COMMONS BUILDINGS & GARDENS LAYERS OF PERSONAL SPACE PUBLIC TO PRIVATE GRADIENTS FRONT SIDE / BACK SIDE RESIDENT STORAGE MIX OF HOUSE FORMS, SIZES HOME GROWS WITH FAMILY Building HAWAIIAN LIVING EACH HOME UNIQUE OUTDOOR LIVING ROOM-SIZED FRONT PORCH NESTED HOUSES FULL-USE SIDE YARDS SIDE YARD LIVING SIMPLE STABLE SHELLS NATURAL VENTILATION FRONT DOOR ON THE COMMONS EYES ON SHARED SPACE ROOMS WITH WHOLENESS BEDROOM ON THE MAIN LEVEL ENOUGH STORAGE Initial Patterns GREEN = SUSTAINABLE PATTERN Regional AGRARIAN HARMONY DIVERSITY AFFORDABLE HOMES AGING IN COMMUNITY NEIGHBORHOOD SCHOOL AG COLLABORATORS LOCAL MATERIALS INTENTIONAL NEIGHBORING SELF GOVERNANCE COMMUNITY FACILITATOR CARE OF THE COMMONS Site MAIN STREET TO THE SHORE PUBLIC-PRIVATE SITE GRADIENTS COMING HOME FOLLOW THE LAND INCREMENTAL GROWTH THE PERCH AGRIVILLAGE AS ECO-SYSTEM CONSERVATION DEVELOPMENT VILLAGE CENTER GROWING ON DISPLAY PLACES TO WORK, PLACES TO WATCH FARMER’S MARKET AGRICULTURAL WORK HUB FOOD BUYING CLUB COMMUNITY GIFT GARDEN EVERYWHERE EDIBLE LANDSCAPE GREEN SWEAT EQUITY MAKER’S SPACES DAILY MIGRATIONS VISIBLE FLOWS SOLAR ROOFS ENGINEERED WETLANDS HIERARCHY OF STREETS ACTIVATING THE STREET SLOW STREETS CORRALLING THE CAR PLANTED PARKING REMOTE PARKING MARKET SQUARE PEDESTRIAN NETWORK WALKING PATH NETWORK TRAIL TO THE BEACH ON-SITE ELECTRIC CARTS SHARED VEHICLES LOCAL VAN SERVICE EV CHARGING PARK-RIDE BUS STOP BICYCLE SHEDS UNIVERSAL DESIGN INDEPENDENT LIVING HOME ASSISTED LIVING HOME OFF GRID RENTAL DIGNITY WEATHERING A STORM STORES, SHOPS, CAFES & MORE Sub-Neighborhood MAKER’S SPACES LIVE-WORK SCALE OF SOCIABILITY SHARED COMMONS TEACHING KITCHEN COMMONS BUILDINGS & GARDENS LAYERS OF PERSONAL SPACE PUBLIC TO PRIVATE GRADIENTS FRONT SIDE / BACK SIDE RESIDENT STORAGE MIX OF HOUSE FORMS, SIZES HOME GROWS WITH FAMILY Building HAWAIIAN LIVING EACH HOME UNIQUE OUTDOOR LIVING ROOM-SIZED FRONT PORCH NESTED HOUSES FULL-USE SIDE YARDS SIDE YARD LIVING SIMPLE STABLE SHELLS NATURAL VENTILATION FRONT DOOR ON THE COMMONS EYES ON SHARED SPACE ROOMS WITH WHOLENESS BEDROOM ON THE MAIN LEVEL ENOUGH STORAGE Initial Patterns Regional AGRARIAN HARMONY DIVERSITY AFFORDABLE HOMES AGING IN COMMUNITY NEIGHBORHOOD SCHOOL AG COLLABORATORS LOCAL MATERIALS INTENTIONAL NEIGHBORING SELF GOVERNANCE COMMUNITY FACILITATOR CARE OF THE COMMONS Site MAIN STREET TO THE SHORE PUBLIC-PRIVATE SITE GRADIENTS COMING HOME FOLLOW THE LAND INCREMENTAL GROWTH THE PERCH AGRIVILLAGE AS ECO-SYSTEM CONSERVATION DEVELOPMENT VILLAGE CENTER GROWING ON DISPLAY PLACES TO WORK, PLACES TO WATCH FARMER’S MARKET AGRICULTURAL WORK HUB FOOD BUYING CLUB COMMUNITY GIFT GARDEN EVERYWHERE EDIBLE LANDSCAPE GREEN SWEAT EQUITY MAKER’S SPACES DAILY MIGRATIONS VISIBLE FLOWS SOLAR ROOFS ENGINEERED WETLANDS HIERARCHY OF STREETS ACTIVATING THE STREET SLOW STREETS CORRALLING THE CAR PLANTED PARKING REMOTE PARKING MARKET SQUARE PEDESTRIAN NETWORK WALKING PATH NETWORK TRAIL TO THE BEACH ON-SITE ELECTRIC CARTS SHARED VEHICLES LOCAL VAN SERVICE EV CHARGING PARK-RIDE BUS STOP BICYCLE SHEDS UNIVERSAL DESIGN INDEPENDENT LIVING HOME ASSISTED LIVING HOME OFF GRID RENTAL DIGNITY WEATHERING A STORM STORES, SHOPS, CAFES & MORE Sub-Neighborhood MAKER’S SPACES LIVE-WORK SCALE OF SOCIABILITY SHARED COMMONS TEACHING KITCHEN COMMONS BUILDINGS & GARDENS LAYERS OF PERSONAL SPACE PUBLIC TO PRIVATE GRADIENTS FRONT SIDE / BACK SIDE RESIDENT STORAGE MIX OF HOUSE FORMS, SIZES HOME GROWS WITH FAMILY Building HAWAIIAN LIVING EACH HOME UNIQUE OUTDOOR LIVING ROOM-SIZED FRONT PORCH NESTED HOUSES FULL-USE SIDE YARDS SIDE YARD LIVING SIMPLE STABLE SHELLS NATURAL VENTILATION FRONT DOOR ON THE COMMONS EYES ON SHARED SPACE ROOMS WITH WHOLENESS BEDROOM ON THE MAIN LEVEL ENOUGH STORAGE RED = NEEDS DISCUSSION Thank You! ROSS CHAPIN ARCHITECTS The Kubala Washatko Architects