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HomeMy WebLinkAbout2012-07-10 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAI‘I MINUTES Meeting Date: July 10, 2012 Time: 5:25 p.m. Place: West Hawai‘i Civic Center nd Planning Department Conference Room – Building E, 2 Floor 74-5044 Ane Keohokālole Highway Kailua-Kona, Hawai‘i, 96740 CALL TO ORDER Commissioners Present: Shane Kitchens, Theresa Andreae, Fanny Au Hoy, Nancy Burns, John Hetherington and Riley Saito (until 7:17 p.m.) Absent and Excused: Stephen Herbert and Sammie Stanbro Applicants/Representatives: Tracy Burnham, Sean Asmus, Jim Perry, Michael Riehm and Michael Adams Planning Department: Bennett Mark, Keola Childs and Noriko Sauer Public: None A quorum was present. Chair Kitchens called the meeting to order and the Commissioners introduced themselves. The Chair suggested that the Commission take up the Approval of Minutes at the end of the meeting. There were no objections. STATEMENTS FROM THE PUBLIC ON AGENDA ITEMS – None. NEW BUSINESS 1. Combined staff presentation and discussion of the two, inter-related, applications listed below as item numbers 2 and 3 on this agenda, pertaining to the same building in the Kailua Village design district. Presentation and discussion to reference and review prior KVDC design and signage recommendations, current signage status and other signage structures proposed for the subject property. Mr. Childs provided the Commissioners with copies of the original building design, which had secured the Commission’s favorable recommendation on August 23, 2011. Also distributed to the Commissioners and the applicant’s representatives was a comment letter from Commissioner Stanbro who was absent; in her letter she described how the actual building looks different from the design that the Commission approved, and expressed her disapproval of the altered appearance itself, as well as the way the developer proceeded with the modification, disregarding the Commission’s effort made at the August meeting; she also suggested that the drive-through menu board facing Henry Street, which has the potential to become another sign, be moved to the side of the building out of the general public view, and that no roof signs be allowed. 1 Mr. Childs displayed some photographs of the subject building currently under construction. He described the proposed changes, which include elimination of the two four-foot diameter circular windows on the high walls each facing Henry Street and Kuakini Highway. He said that due to the proposed change being substantial, Planning staff had advised the owner that the Commission’s recommendation and the Planning Director’s approval would be necessary before a certificate of occupancy could be issued. He also said that approval of a building permit application for tenant improvements was being withheld pending the Commission’s review of the requested changes. He added that the tenant for this single-user building, which had not been disclosed at the August meeting, was later identified as Starbucks Coffee. Mr. Childs also described the sign variance application pertaining to the same building. He noted that if the elimination of the circular windows were to be denied, the applicant would not be able to proceed with the variance application since it included a proposal to place two large signs over the areas where the two circular windows had originally been proposed. He said that the other request was placement of a roof sign above the entrance, and noted that roof signs are prohibited throughout the Kailua Village design district. He brought to the Commissioners’ attention that although it was not made part of the application, the applicant was proposing to install an illuminated drive-through menu board, which would face Henry Street. He said that Department of Public Works (DPW) staff had advised that menu boards are considered to be directional signs, which are exempt from sign code regulation; he said, however, that since the board would be a visible structure from a public street, it was subject to review and recommendation by the Commission. He mentioned that other drive-through menu boards within the Kailua Village were not visible from streets. He also pointed out that the letter height for the words “DRIVE THRU,” specified as being twelve inches, was proportionally misrepresented in the elevation rendering where the letters were portrayed at approximately half the size of the 14-inch “STARBUCKS COFFEE” lettering directly above. He presented an illustration depicting the correct proportion of the 14-inch and twelve-inch lettering. Mr. Childs concluded his presentation by saying that a sign application reviewer at DPW had confirmed that the proposed sign above the entrance is in fact a roof sign prohibited in the district, contrary to DPW’s initial comments that refer to it as a marquee sign. He said that the reviewer had also offered his opinion that the sign would be just as visible if mounted at the allowable nine-foot maximum height, and that the building appearance would be much improved with the circular windows being installed according to the originally approved plan. Commissioner Andreae, who had not been a member when the Commission reviewed the original design, asked about the discussion leading to approval. The Chair responded that the circular windows on the otherwise block-like structure had been a focal point of the discussion at that time, and that the Commission’s approval of the building design had been a result of collaboration between the Commission and the then project architect. Ms. Tracy Burnham of Starbucks Coffee Company introduced herself, and stated that the business was moving from the current Kona Coast Shopping Center location to the subject property, that it was too difficult to achieve the visibility they wished for with the permitted nine-inch letter height and also with the company logo smaller than four feet, which was their company’s standard size, and that the proposed menu board was intended only for their drive-through customers and would be hidden with landscape from the general public view. She also acknowledged that they had originally talked about the windows, and added that in the course of the lease agreement discussion, they decided to replace them with the company logo. In response to Commissioner Andreae’s question as to whether or not the menu board could be relocated around the corner so that it would not be visible from the street, she 2 said that they had considered the possibility as well; however, she said that moving it further back would create an issue with the drive-through queue and possibly block the driveway. The Chair inquired why the applicant had not submitted the proposed changes for the Commission review earlier. Mr. Sean Asmus apologized for the procedural mistake that they had unknowingly made; he said that the owner had been unsure of the tenant’s desire when the windows were incorporated into the building design, that the windows had been designed so that the tenant’s signage could be hung behind the glass, if desired, and that it had turned out, when their signage program came together early this year, that it was the tenant’s desire to use the high walls without windows for their signage. The Chair emphasized that the Commission would not have approved the design without the window element or the architect’s cooperation. Commissioner Hetherington commented that the Kailua Village, being a very small town, did not need such big signs, and that visitors were here for a quaint village feeling, not for Walmart or Starbucks, so the small town character had to be kept. The Chair also commented that the twelve-inch high “DRIVE THRU” lettering seemed excessive since it was obvious that there is a drive-through. In response to the Chair’s remark on the sense of distrust of the project due to the changes already happened, Mr. Asmus represented that although there were no trees depicted on the plans in order to show other details, they were going to plant trees as well, and that their construction drawings had been prepared with the Planning Department’s approval, which actually rendered the same or a larger number of windows in total. Commissioner Andreae said that she personally liked the Starbucks logo, and that the logo alone seemed adequate and nothing else, including the “DRIVE THRU” sign, would be necessary. Commissioner Burns commented that since the building was not set back far from either street, she was having a hard time justifying signs that exceed the allowable size. Commissioner Au Hoy opined that the building as proposed looked like a block and was unattractive, and suggested that the applicant follow rules and conform to the community as other fast-food businesses in the area do. She also expressed her concern about negative impacts on the view planes, considering the site location. She asked the representatives to keep in mind that they are in the small village of Kailua-Kona where its historical character must be maintained. The Chair also said that the proposed signage scheme was not suitable for a historical village, and mentioned that he had found all different types and sizes of Starbucks signs around the world on his Google Image search. He advised the representatives to proactively follow the Master Plan for Kailua-Kona and work with the Commission. 2. Design Review of proposed modifications to an existing building eliminating certain windows from walls facing Kuakini Highway and Henry Street. Applicant and Landowner: Relo Kona, LLC. Property Tax Map Key No.: 7-5-004:031. Location: 75-5695 Kuakini Hwy., Kailua-Kona, at the southeast corner of Kuakini Hwy. and Henry Street. It was moved by Commissioner Burns and seconded by Commissioner Hetherington that the Commission forward a recommendation of denial to the Planning Director. The Chair suggested that the applicant submit a revised design with an element to break up the large wall surfaces. Mr. Asmus said that since the construction was near completion, the applicant would rather be given specific requirements or recommendations, for example, a preferable shape for the subject windows, rather than denial so that the project would not be halted. He clarified his comment by saying that they would put the windows back in, if that were to be the case. There was a short discussion on the window design, and the consensus among the Commissioners was that the circular design, as opposed to rectangular, was preferable, which would soften the look of the block-like structure. Mr. Asmus brought to the Commissioners’ attention other minor modifications, of which the Commissioners indicated their acceptance. Given the consensus, Commissioners Burns and Hetherington withdrew their motion and second, respectively. 3 It was then moved by Commissioner Saito, and seconded by Commissioner Au Hoy, to recommend the Planning Director’s requirement that the subject building include the circular windows in the two tower walls as shown on the applicant’s submitted Sheet A-2, entitled “With Circular Window.” A roll call vote was taken and the motion carried with five ayes (Saito, Au Hoy, Andreae, Burns and Hetherington) and two absent and excused (Herbert and Stanbro). RECESSED The Chair called a short recess at 6:55 p.m. RECONVENED The meeting reconvened at 7:00 p.m. Review of a Sign Variance application proposing multiple signs for Starbucks Coffee 3. Company, including a prohibited roof sign and two wall signs exceeding maximum allowable letter and symbol (logo) height, sign area, and mounting height, as set forth in Article 2 of the Sign Code pertaining to the Kailua Village design district. In light of the decision reached on the previous agenda item, Ms. Burnham confirmed the applicant’s withdrawal of this application. She further stated that although she believed the applicant would still need to seek a variance, she would take the comments made by the Commission to their sign designer, and would come up with a proposal that would be acceptable to the Kailua Village community. The Chair said that the applicant might consider the logo height that the Jack In The Box on the same TMK parcel had successfully obtained the Commission’s favorable recommendation as to a variance from the Sign Code, and which he would have no objections to. For the applicant’s information, Mr. Childs said that the Kona Coast Shopping Center, which is set back far from the street front, has a blanket variance allowing the 22-inch letter height, and that the County Council had recently denied a variance for the Goodyear store in the Kailua Industrial Subdivision, despite the Commission’s favorable recommendation. Commissioner Saito added that the Commission had in the past supported a number of variance applications, giving consideration to factors such as the building size and the sight distance from the street. The Chair also suggested a possible type of logo display with a wrought iron hanger attached to the corner of the two tower walls, mentioning that people recognize the Starbucks logo without the name spelled out. Commissioner Andreae was concerned about adverse impacts of the illuminated drive-through menu board, and moved that the Commission forward a recommendation to the Planning Director that the applicant install a barrier to mitigate visual effect. Mr. Asmus stated that the applicant would prefer greenery to a fence-like structure, and that their landscaper had assured him that they already have mature hibiscuses and ixoras that would screen the menu board. He also explained that it would be difficult to move the menu board because it was strategically placed with consideration given to the customer vehicle queue. Mr. Mark mentioned that the Sign Code could be interpreted that if the menu board were to be visible to the roadway traffic, it might be considered to be a sign, which in this case would require a variance. (Commissioner Saito left the meeting at 7:17 p.m.) Commissioner Andreae then amended her motion to say to forward a recommendation to the Planning Director that the proposed drive-through menu board be screened from public view with trees or foliage prior to approval of a certificate of occupancy for the subject building. The motion was seconded by Commission Burns. Mr. Mark noted that this motion would have been more appropriate under the previous agenda item. No one in attendance, including the applicant’s representatives, raised an objection to inclusion of this recommendation in the previous action for Agenda Item No. 2. A roll 4 call vote was taken and the motion carried with five ayes (Andreae, Burns, Au Hoy, Hetherington and Kitchens) and three absent and excused (Herbert, Saito and Stanbro). 4.Dissolution of the Sign Code Review Committee. It was moved by Commissioner Hetherington and seconded by Commissioner Burns that the Sign Code Review Committee, which had been formed on September 27, 2011, be dissolved. In response to Commissioner Andreae’s question, Mr. Mark explained that the Commission can take up this subject without a committee, and that the Sunshine Law permits up to two members to interact with each other, members of the public and/or government officials without public notice. ADMINISTRATIVE MATTERS 1. Approval of Minutes of the Meeting of May 8, 2012. It was moved by Commissioner Au Hoy and seconded by Commissioner Hetherington that the minutes be approved as submitted. The motion was unanimously carried by a voice vote of all Commissioners in attendance. ANNOUNCEMENTS 1.Denial of Sign Variance application from Goodyear Tire and Rubber Company by the County Council on June 6, 2012 (RE: KVDC Review and recommendation on March 20, 2012). Mr. Mark informed the Commissioners that a sign variance application from Goodyear Tire and Rubber Company, which the Commission had earlier forwarded a favorable recommendation for, had been denied by the County Council. 2.Other announcements. There were no other announcements. ADJOURNMENT There being no further business, at 7:28 p.m., it was moved by Commissioner Hetherington and seconded by Commissioner Au Hoy that the meeting be adjourned. The motion was unanimously carried by a voice vote of all Commissioners in attendance. Respectfully submitted, Noriko Sauer, Secretary A T T E S T: Shane Kitchens, Chair Kailua Village Design Commission 5