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HomeMy WebLinkAboutDesign Guidelines Draft 25Jan13Pahoa Town Center Design Guidelines 4 "Place is more than just a location on a map. A sense of place is a unique collection of qualities and characteristics — visual, cultural, social, and environmental — that provide meaning to a location. Sense of place is what makes one city or town different from another, but sense of place is also what makes our physical surroundings worth caring about. "1 11Page Table of Contents 2 1 P a g e 3 3 3 4 5 5 6 7 7 7 8 9 9 10 11 12 12 13 13 13 15 15 16 16 16 17 17 17 17 17 18 18 18 19 Summary of Purpose 3 1 P a g e Although not required, applicants are encouraged to submit project plans for residential and other projects that do not require Plan Approval by the Planning Department to the PDRC for review and comment prior to submitting an application for a Building Permit from the County of Hawaii. Failure to secure PDRC comments for any residential or other project that does not require Plan Approval shall not prohibit the issuance of a Building Permit by the County of Hawaii. The project plans submitted to the PDRC shall include the following: 5. Description and renderings for any exterior signage. The majority of the early residents were Japanese immigrants who came to Hawaii on a 3 year worker's contract. Those few who decided to stay after their 3 year contract expired and had managed to save enough money, built simple wood houses on stilts with wide lanais, gabled style, metal clad roofs and redwood catchment systems located at the back of the lot. The rest of the immigrants lived in 6 Camps provided by the lumber mill. Virtually all the buildings along the main town road in the early 1900's housed some type of business offering from shoe repair to hotel lodging. 4 1 P a g e There was very little private land ownership in the early years as the majority of the land was owned by the Roman Catholic Mission, the Lumber Mill and the Territory of Hawaii so most of the land was leased. When land ownership finally became available in the late 1930's the lots were very small to several acres and haphazardly laid out as there was no such thing as land planning. Electrical power did not come to Pahoa until 1938 and domestic water in 1962." Existing Character Canopy: Canopies across the main facade are a character - defining feature in plantation style commercial structures. Most canopies were shed roofs covered with corrugated metal. A few of Pahoa's canopies were hipped with shingles. Most canopies were supported by brackets underneath and /or rods above; posts were sometimes used to support canopies in turn -of -the- century structures. Historically, some of Pahoa's two - story edifices had wood -framed balconies, which also functioned as canopies. Canopies and balconies provide the shade and weather protection important in a pedestrian - friendly environment. Unfortunately, many canopies have been removed from Pahoa's historic buildings due to deterioration 1 or the requirements of modern building codes. 5 1 P a g e Cornice: Often used in plantation -style commercial architecture, cornices were sometimes ornamented with rather elaborate brackets, while others were quite simple in detail. Cornices and brackets were an easy way to decorate a building during an age when craftsmen were easy to find, but building materials were not. Attic Vent: Louvered attic vents were a prominent, distinctive feature of plantation architecture, often appearing in a variety of geometric shapes, including round, square, rectangular, semi - circular, and rectangular with a gable- shaped peak. Roof materials: Corrugated metal, wood shakes; in recent decades, many were reroofed with composition shingles. Walls: Single -wall, vertical -board construction. A prominent feature on plantation style houses is a girt, a horizontal band that wraps around a vertical board house, in essence serving as a girdle that holds the boards together. Eaves: Open, overhanging eaves with exposed rafters. Doors: Wood with glass doors or French doors with sidelights. Windows: Wood- framed, double -hung windows, sliding sash windows, casement windows or more elaborate windows, with diamond or rectangular - patterned panes. Attic Vent: Louvered attic vents in a variety of geometric shapes, including round, square, rectangular, semi - circular, and rectangular with a gable- shaped peak. Lanais: Covered with a shed or gable roof often highlighting the entrance; some ran the full width of the house. A simple or decorative balustrade added to the lanai. 6 1 P a g e Design Guideline Goals • Improve sidewalks to adequate ADA compliant widths; build new sidewalks where necessary, especially in areas where sidewalks are not continuous. • Utility lines should be located underground from the border of the lot line to the connection of the building. 7 1 P a g e Design District Figure 1: Pahoa Design District Print Date= January 15, 2013 8 1 P a g e The Design District is defined by those Tax Map Key parcels with frontage along Pahoa Village Road, Post Office Road, Highway 130, or that are designated medium density urban by the Hawaii General Plan as depicted in Figure 1. The Design District shall be subject to review every 5 years in accordance with the rules to be established for the Pahoa Design Review Committee. These design guidelines are intended to encourage the development and rehabilitation of this area as a place where residents can live, work, shop and recreate in s lively, aesthetically pleasing and walkable neighborhood. Residential use above storefronts or adjacent to businesses is encouraged. Height, mass, and scale should reflect Pahoa's traditional architecture: Building height should conform to the limits defined in the Pahoa Area Zoning Code. New construction should be similar in mass and scale to historic structures. When a new building is sited adjacent to architecturally or historically significant buildings, the new building facade should be no more than one story higher than the adjacent historic building Bullding should appear similar in height to tradtinnal existing structures i OW 6X � � r.A� • Stories should not be added to an existing building if the change in scale to the adjacent structures is significant. • The scale of a neighborhood takes precedence over the scale of an individual structure. • Abrupt changes in scale are inappropriate. • No structure or complex should significantly change the overall scale of the neighborhood. The prevalent pedestrian scale of Pahoa should be maintained. • Canopies are strongly recommended to reduce a structure's vertical emphasis and encourage a pedestrian environment. 9 1 P a g e The contextual scale of large, new buildings can be reduced by using vertical divisions and stepped roof lines. Windows, doors, and other architectural details should be used to reduce the apparent mass of larger structures. The mass and facades of large new buildings should be divided into several, smaller "storefront" to reduce the building's apparent scale Setback Setbacks cs IV4� Buildings in commercial areas should a butt the front sidewalk on the street frontage. Setbacks are measured from the buildings main facade. Canopies, awnings and balconies should not b in establishing setbacks for reference points. Canopies, awnings, balconies ves, signage and other similar elements may encroach into the required front yard setback and into the public sidewalk right of way. New Buildings should be sited at the minimum setback per Chapter 25, HCC, except: Where a setback is desired, for instance for parking or outdoor seating, the side yard setback along the first fifteen feet of the building depth should be at the minimum setback, with the remainder of either side yard being increased for the desired use. 101Page 'ROT 7, side yard setback for rear patking access. +; I y i Roofs 01i variation of sale yard setback f ' 15' 4V "IMF In addition to protection from the elements, a roof and its form influence a structure's architectural character. The predominant roof form s older uildings are a shed or gable roof behind a false front. When renovating existing buildings, the functional and decorative features of the original roof, including the shape, material, color and pattern should be preserved. • New developments should utilize roof shapes, materials and colors that are compatible with Pahoa's traditional architectural character. • Avoid changing the historic configuration of a roof by adding new features such as dormers, vents or skylights. • Flat or shed roofs should have a false front that is appropriately scaled for the building. Wood frame or stucco trim should be used for textural details. • When using formed metal for roofing panels, corrugated metal shapes (rather than standing seam metal) should be installed. • Mechanical equipment should be shielded from view. Solar collectors, skylights, and other non - historical hardware should not be visible from the street or sidewalk. 11 jPage Facades Definition: A fagade is the principle exterior face of a building, the architectural front, which is usually distinguished for other faces by elaboration of architectural details. facades to create appearances of separat e fronts. • Utility and mechanical structure shou e away from ublic view. Canopies Definition: a canopy is a roof structure %t p ec om a uil ing to protect doors, windows and other openings from the elements. pies and Balconies are a defining characteristic in Pahoa's plantation -style architect e. Canopies enhance the streetscape, help identify store fronts and protect pedestrians from the sun and rain. • Original canopies on historic structure should not be removed. • Canopies and balconies are strongly encouraged along street frontage for all new developments' redevelopments and renovation projects. • Canopy or balcony design should respect the scale of the surrounding environment. • Canopies may be pitched or flat. • Canopies should be supported by metal rods or chains above and wood brackets beneath. Canopies should not be supported by posts within public walkways. • Canopies should be permanent in nature. • A second story balcony may function as a canopy • All balconies should have open balustrades. 121Page Walls and Wall Finish Wall finish materials not only serve a functional purpose, but can be also used to enhance a building's design. Traditional walls were tongue and grove boards and to a lesser extent board and batten. I I ra 1� Wai cal Fforizma] Synthetic (not reconunended) Architectural Details The decorative details of shape, color and texture Traditional plantation style architecture reflects an era when building materials were expensive and labor costs were low. Because of this architectural ornamentation and details were limited to the buildings main facade. • Architectural details should be simple. 131Page • Original architectural details should be preserved on any buildings being rehabilitated. • Ornamentation from the Plantation era should be incorporated into new construction, including vents, canopies, false fronts, cornices, brackets, transoms, kick plates, doors and windows. • Details should be well integrated to the design and not appear as "add ons" or after thoughts. • Design motifs should reflect meaningful symbols or forms from the surrounding environment. • Trim and pattern relief should be used to break up the monotony on large long structures. • New construction should not be overly cluttered with ornamentation detail. 141Page Doors Doors are often one of the first items to be replaced when a building is modernized. Flush mounted wood doors or aluminum framed glass are typical of modernization. G COO Li IO 0� Exterior color is one of the most important aspects of a building. Color is also one of the simplest architectural details to change and can be an excellent method to quickly enhance a building's appearance and streetscape. Dark green, brownish red, white, beige, gray is typical of plantation style coloration. • Contrasting complimentary colors should be used for accents, trims and architectural details that comprise relative minor portions of the building's facade. These colors are generally brighter or darker. 151Page • Side and rear walls should be painted in the same colors as the building's main facade. • Fluorescent colors should not be used on any structure. Signs Signs are an important element of the Pahoa Design District, providing information and identifying businesses, but also adding interest and a visual variety to the streetscape. While sign diversity is encouraged, individual signs must be compatible with over all character of Pahoa and the adjacent structures. All signs must conform to Hawai'i County sign ordinance, in addition: Walls and Fences Walls and Fences provide enclosure, definition and privacy, but can also serve to compliment a structures architectural feature. Fence and wall materials should be compatible with a building's architecture and the overall character of the area. Walls and fences along a public right -of -way and /or front yard should have a maximum height of 3 feet. Corners and intermediate posts and pillars may be six inches taller. 161Page • Chain link fences are not permitted along lot frontage, adjacent to public open space, or in any area readily visible to the public. • Side and rear yard walls and /or fences that are readily visible to the public should utilize landscaping to screen any portion visible to the public. Parking • On -site parking should be located at the rear of a building in order to minimize negative visual impacts. • Avoid parking areas at the sides of buildings that separate building facades on the adjacent lots. • Parking areas should be screened from the street with landscaping, walls, and /or fences. • Parking entrances should be designed to minimize interruptions in street tree by architectural features i6waii County ould and assessment fee Building Form, Height and Scale New homes should respect and maintain the building mass and form of Pahoa's traditionally small forms Gable, hipped and gable -on hip roofs were traditional forms. Hawaiian hipped roofs with flared eaves are also evident in Pahoa and are considered appropriate for new residential construction. • Many plantation -style homes had toe tongued corrugated roofs. Traditional roof materials also include wood shakes and asphalt. 171Page • Roof colors should be of earth tones. Reflective surfaces and shiny or bright colors should be avoided. • Mechanical equipment should be installed or concealed from public view. Solar collectors, antenna, and there supporting hardware should not be visible from the public street. Walls Wall finishes should be compatible with the traditional character of existing buildings in the Design District. iL Builders are encouraged to construct houses with traditional materials including vertical board, board and batten and horizontal board. Imitation wood materials such as "Hardy Plank or board" or its equivalent are acceptable. Girts, a horizontal band encircling a house at mid -wall, were a common feature and can be used as a distinctive plantation -style detail. To preserve the historic integrity of Pahoa's older homes, original building materials should not be covered with finish materials such as aluminum, vinyl, Doors 181Page Doors, like windows, were often a key element in the design aesthetic of plantation -style homes. All members shall be vested with the right to vote. The Commi all prepare rul f procedures relating to matters within its jurisdiction. The Pahoa De ' n Review Committee shall provide an architectural and design review of applications requiring plan approval by the Planning Director. The Design Review Committee's review and recommendation to the Planning Director shall be based on the Pahoa Design Guidelines and submitted to the Planning Director not less than seven (7) calendar days prior to the date the Planning Director is required to render a decision to either approve or deny the Plan Approval application, as prescribed by Chapter 25, HCC. If the PDRC recommendation is not received within the allotted time period, the Planning Director shall continue to process the request for plan approval. 191Page 2. The PDRC shall be afforded the opportunity to provide input regarding any architectural and design issues that pertain to all planned public improvements such as street widening, street lights, public parks, bike paths and so forth or any activity that which will alter the physical appearance of areas located within the Pdhoa Design District. The recommendations of the PDRC shall be forwarded to the specific department within thirty days from the PDRC's receipt of the proposal. If a recommendation is not received within the allotted time period, the department shall continue to process the proposed activity. 3. All of the PDRC's advice, recommendations and approvals to the County of Hawaii shall be consistent with provisions of the Hawaii County Charter, Hawaii County Code, Hawaii General Plan, Puna Community Development Plan, Pdhoa Design Guidelines and all other related ordinances affecting Pdhoa. 'Urban Land Institute — Ed McMahon 201Page IN