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HomeMy WebLinkAboutDesign Guidelines Draft-25Jun13Pahoa Town Center Design Guidelines July 2013 a � "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 Exhibit 1 Pahoa Town Center Design Guidelines Prepared for the County of Hawaii Planning Department July 2013 These design guidelines were prepared by the citiz v lunteers of the Pahoa Regional Town Center Plan Steering Committee under the direction and Gilbert Aguinaldo Kaleo Francisco Madie Greene Mark Hinshaw, Cynthia Joanna Norton June Conant Daun Etterlee ' Madie Greene Keikialoha Kekipi Patti Pinto, Chair Oshi Simsarian Rene Siracusa Dan Taylor, Vice -chair Members and Contributing Volunteers Robin Stetson David Wright Hawaii County Planning Department Bobby Jean Leithead Todd, Director Duane Kanuha, Director Larry Brown, Planner 2 1 P a g e Table of Contents 3 1 P a g e 3 4 4 5 5 6 6 7 7 8 8 9 10 10 11 12 13 13 14 15 15 16 17 17 17 18 18 18 18 18 18 19 20 Summary of Purpose Southwestern United States and the Sugar Plantation railroads in Hawaii n 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. 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 being utilized for private residential and commercial purposes 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. ii 4 1 P a g e What you need to know For any project within the PV district requiring Plan Approval under the Hawaii County Zoning Code or a building permit for any building or structure for which Plan Approval is not required, the applicant shall submit project plans to the Planning Department for review and comment by the Pahoa Design Review Committee (PDRC) prior to submitting an application to the Planning Department for Plan Approval or a building permit for any building or structure for which Plan Approval is not required. The project plans submitted for review by the PDRC shall include the following: 1. A site plan, drawn to scale, showing all existing and proposed improvements, parking, and landscaping; 2. Exterior elevation drawings; 3. Description of exterior siding, roofing and finish materials; 4. Exterior door and window specifications; and 5. Description and renderings for any exterior signage. 5 1 P a g e Existing Character double -hung windows double hung windows featuring transoms. Characte defining features of plantation -style commercial architecture: False front facade: Hawai`i's plantation -style commercial architecture typically featured a false front because building materials were quite expensive in relation to the labor colds. Architectural ornamentation was often limited to the building's facade and resulted in numerous variations of the false front. Canopy: Canopies across the m n fagade 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. Cornice: Often used in plantation -style commercial architecture, cornices were sometimes ornamented with rather elaborate brackets, while others were quite simple in 6 1 P a g e 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. Design Guideline Goals Pahoa Village is primarily a high density urban core with small scale building design of historic character. 7 1 P a g e • The Pdhoa streetscape reflects a pedestrian oriented environment with automobile traffic and related amenities being accommodated as a secondary albeit necessary feature. • Commercial activity is seamlessly integrated with residential uses. • Commercial operations are at street level with residential or low volume commercial and office spaces on upper floors. • Where applicable, passageways and courtyards link nearby streets and parking areas. new construction and building renovation project within the PV Features to Enhance each • Traditional downtown small scale, being predominantly low -rise and pedestrian - friendly. • Automobiles and associated amenities should be accommodated as secondary to overall aesthetic appeal and pedestrian oriented prioritie • Contribute to the variety of small storefront architectural styles from various eras in Pdhoa's history. Details on historic buildings should be replicated or preserved, including traditional canopies, false -front parapets, attic vents, cornices, windows, doors, and other architectural elements. • Pockets of landscaping and greenery, especially in the commercial blocks. • Pastageways and courtyards between bu dings, which link nearby streets to parking areas. • The mass and scale of ne uildings should complement, not overwhelm, Pdhoa's traditional, small-scale architecture. • Canopies are highly recommended as means to keep Pdhoa pedestrian friendly. Canopies should be replaced and /or restored on Pdhoa's historic structures. • Landscape all parking lots that have street frontage. Plantings should be of size and caliber to screen automobiles from pedestrian sight lines upon completion. Efforts should be made to include Native Hawaiian Flora whenever possible. • Improve and /or maintain neglected and vacant lots. • Plant street trees where feasible. • 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. 8 1 P a g e Pahoa Village District Figure l: Pahoa Village District 18 F1. i, . Y55TiMIN . • 1§ IN Pahoa Village District ' N w E Pahoa High School \ s 9 1 P a g e The Pahoa Village district is the area shown in Figure 1 and described as: surroundings. Height, mass, and scale should reflect Pahoa's traditional architecture. Building height should conform to the limits defined for the Pahoa Village District in Article 7. - Special Districts Chapter 25 (Zoning Code), HCC. New construction as well as additions to existing buildings should be similar in mass and scale to existing historic structures. When a new building is sited adjacent to an existing building(s) or structure(s), the new building facade should be no more than one story higher than the adjacent building(s) or structure(s). 101Page Bullding should appear similar in height to tradtinnal existing structures Yes 11 IPage u Setbacks t� Except for single - family dwellings, building fronts should abut the sidewalk on any street frontage. Canopies, awnings and balconies should not be used in establishing setbacks for reference points. J<— side yard setback for i rear parking access_ f L i i,arxriron of side yard setback -i MM` t 75' 1 Roofs In addition to protecYThe e elements, a roof and its form influence a structure's architectural characdominant roo f forms in Pahoa's older buildings 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 Pdhoa's traditional architectural character. Avoid changing the historic configuration of a roof by adding new features such as dormers, vents or skylights that would be visible from the street or sidewalk. 121Page Flat or shed roofs should have a false front that is appropriately scaled for the building. Wood frame or stucco finishes 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. Facades Definition: A fagade is the principle exterior face of a building, the architectural front, which is usually distinguished from other faces by elaboration of architectural details. Falge front Gable • Facade design should be compatible with the traditional architectural character of Pahoa and other buildings in the immediat vicinity. • New buildings with end gable roof forms and false fronts are encouraged. • Canopies and or balconies should extend across the entire building front wherever possible and appropriate. • Historical architectural elements such as attic /roof vents, paneled kick pates and window transoms are highly recommended for new structures. • Recessed store fronts are encouraged. • The bottom of glass windows should be at least 18" above the sidewalk level. • Symmetrical storefront designs are encouraged. • Architectural details should be incorporated to add interest to and break down the scale of monolithic walls. • New buildings with a facade over 50 feet wide should use vertical divisions in the facades to create appearances of separate store fronts. • Utility and mechanical structure should be located away from public view. Canopies Definition: a canopy is a roof structure that projects from a building to protect pedestrians, doors, windows and other openings from the elements. Canopies and Balconies are a defining characteristic in Pahoa's plantation -style architecture. Canopies 131Page enhance the streetscape, help identify store fronts and protect pedestrians from the sun and rain. MMM • A second story balcony may function as a • All balconies should have open balustrade, Vcrlical 141Page Horizontal Synthetic (not reconunended) • Original wall materials should be repaired or restored in kind. • Original historical building materials should not be covered with other finish materials, including, but not limited to: aluminum, vinyl, plastic, asphalt sheets or shingles, brick veneers or plywood unless such materials reasonably replicate the original historical look of the building. • Wall finishes should be compatible with the existing character of the buildings in Pahoa. • Walls of buildings should have a consistent finish. • Wood siding should be consistent in a horizontal or vertical direction • Walls of exposed concrete block or plywood siding (T1 -11) should not be used • Plywood may be used on new construction only if battens are used to create board and batten look. • Composite siding like Hardy plank and board may distinctive wood grain look. Architectural Details The decorative details of shape, color and texture as long as it has, 151Page I h 1 � � M t It 161Page 11r, El on 00 Color Exterior color is one of the most important aspects of a uilding. C 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. f the Contrasting complimentary colors should be used for accents, trims and architectural details that comprise relative minor portions of the building's facade. Side and rear walls should be p inted in the same colors as the building's main facade. and vibrant color es have long been a feature in Pahoa's history and continue hay, fluorescent colors should not used on any structure. Signs are an important element of the Pahoa Village 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 the overall character of Pahoa and the adjacent structures. All signs must conform to Chapter 3 (Sign Code), HCC. Landscape Planting • All landscaping for buildings requiring Plan Approval shall conform to Rule 17, Planning Department Rules of Practice and Procedure. • Landscaping should be used to enhance and compliment the architecture of adjacent buildings, but should not hide a building. • Landscaping should be used to encourage pedestrian circulation by providing visual variety, color and shade. • Parking lots should screened by hedges, walls or fences from public view at ground level. Parking areas should have landscaping between parking isles to reduce the visual impact of a "sea of cars" or empty parking surface. 171Page 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. 181Page New homes should utilize roof shapes, materials and colors that are compatible with the existing traditional architecture of Pdhoa Town. • Gable, hipped and gable -on hip roofs were traditional forms. Hawaiian hipped roofs with flared eaves are also evident in Pdhoa 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. • Roof colors should be of earth tones. Reflective surfaces and shiny or bright colors should be avoided. • Mechanical equipment, including, but not limited to, solar panels, satellite dish antennas and their supporting hardware should be installed so as not to be visible from the street or sidewalk. Walls Wall finishes should be compatible with the traditional buildings in the Design District. #4%L • Builders and homeowners are encouraged to construct houses with traditional materials including vertical board, board and batten or horizontal board. Imitation wood materials such as "Hardy Plank or board" or its equivalent that substantially • The predominant window style was wood framed, double hung windows, often with multiple - fights. • Wood framed, multiple panes, sliding sash windows were also quite common. • Wood framed casement windows were also used. • Homes of more upscale design had more elaborate windows with diamond or rectangular - patterned lights. • Aluminum is not only inappropriate, but impractical in a humid tropical climate. If synthetic materials are used they must have some type of simulated wood grain pattern or be trimmed so as to minimize their non - traditional appearance. 191Page Doors 20IPage IN