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HomeMy WebLinkAbout2014-05-06 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAI‘I MINUTES Meeting Date: May 6, 2014 Time: 5:15 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: Theresa Andreae, Fanny Au Hoy, Adam Broderson, John Hetherington and Shane Kitchens Absent and Excused: Nancy Burns, Alvin Akina, Paul Bleck and Sammie Stanbro Planning Department: Bennett Mark and Keola Childs Public: Mark Lo, Jr. of John Allen Sign Company for Jack-in-the-box Restaurants, and Inpyo Hwang of Ina Custom Signs and Don Johnson, architect, for Holiday Inn Express Acting Chair Broderson called the meeting to order at 5:17 p.m. A quorum was present, and the Commissioners introduced themselves. It was moved by Commissioner Au Hoy and seconded by Commissioner Hetherington that approval of the minutes of the March 18, 2014 meeting be deferred to the end of the agenda. The motion was unanimously carried by a voice vote of all Commissioners present. STATEMENTS FROM THE PUBLIC ON AGENDA ITEMS None. NEW BUSINESS 1. Design review of a sign permit variance application for three wall signs exceeding allowable maximum sign area, lettering/symbol heights and mounting height for a “Jack in the Box” restaurant. Applicant: John Allen Sign Company. Land Owners: Scanlan Management and Reddy Development/Relo Kona LLC. TMK: 7-5-004:031. Located at 75-934 Henry Street, approximately 100 yards above Kuakini Highway. Mr. Childs noted that two of the three proposed wall signs are identical in design, materials and placement to those favorably reviewed, for a sign variance application, by the Commission on November 30, 2010. He explained that there is no record of the applicant having presented the variance application to the County Council for its consideration and the Dept. of Public Works (DPW) considers that 2010 application to have expired. By reference to site photographs, Mr. Childs identified the placement of the two previously reviewed wall signs, and noted that these two proposed signs have in fact been installed for several years. He added that DPW staff stated that should the proposed sign variance application be approved by the County Council, the applicant would be required to apply for an “as-built” sign permit for these two existing signs. Minutes of May 6, 2014 Meeting of the Kailua Village Design Commission Page 2 of 5 Mr. Childs then displayed several photographs showing the location of the proposed third wall sign on the mauka building wall, and explained several possible reasons for the applicant’s requested location, i.e., to provide business identification to traffic on both Henry Street and Alahou Street, the latter street expected by the County to eventually become a connector road with Lono Kona Subdivision to the south. He explained the building grade being approximate ten feet lower than the entry driveway above, and the presence of a four foot rock wall demarcating that grade change, was the likely reason for the requested third sign being proposed for mounting approximately 18 feet above building ground level, versus at the 9 foot height limit set in the Sign Code. He also noted that the second proposed sign (and one of the two signs already installed), which faces Henry Street over an outside patio-type dining area, is partially obscured by both on-site street trees and the operator’s umbrellas in the outside dining area; he opined that the resulting limited visibility of this second sign may have further motivated the business operator to seek more visible signage for traffic uphill (mauka) of the restaurant building. Commissioners questioned staff and the applicant’s representative, Mark Lo, Jr. of John Allen Sign Company, as to the size of the lettering and illumination, and further explanation and justification for the need and high mounting position of the third (mauka-facing) sign. It was confirmed that all signs provided lettering no higher than nine inches, in compliance with the Sign Code, and that the size variance request was entirely to accommodate the business operator’s desire to include a 28 inch high logo (“Jack” inside of a 28” high geometric red shape). Commissioners also sought clarification from Planning Department staff on the number of signs installed and permitted now, and that DPW would permit, for the other businesses (Starbucks, Aloha Gas, Island Mart convenience store) on the subject 2.4 acre parcel. Commissioners noted that several businesses on this site had three signs now, and recognized the difficulties in attaining business visibility along this street. Staff noted that the entire parcel fronts three streets (Kuakini, Henry and Alahou Streets), but had no information as to whether DPW would permit three signs as a matter of right for all buildings on that one parcel. Motion: It was moved by Commissioner Kitchens, and seconded by Commissioner Andreae, to send to the Public Works Director a recommendation for approval of the sign permit application as submitted. A roll call vote was taken and the motion carried with five ayes (Kitchens, Andreae, Au Hoy, Hetherington and Broderson) and four absent and excused (as listed above). Commissioners also informally requested the applicant to remove the unpermitted banners now installed on the building. Minutes of May 6, 2014 Meeting of the Kailua Village Design Commission Page 3 of 5 2.Design review of a sign permit variance application for one ground sign and two wall signs exceeding allowable maximum area and lettering/symbol heights for “Holiday Inn Express & Suites” hotel. Applicant: Ina Custom Signs. Landowner: Kona Hospitality LLC. TMK: 7-5-007:009. Located at 75-146 Sarona Road. Mr. Childs first described the proposed ground sign, noting that in addition to the 18 sq. ft. sign area described in the variance application, which he measured to actually be approximately 19 sq. ft., the sign pedestal itself was internally illuminated in the same color as the sign. He said that it therefore seemed to be part of the entire sign to be considered. He noted that the illuminated area contained within the sign’s pedestal and cap altogether comprises an additional 10 square feet, bringing the total ground sign area up to 29 square feet if calculated as he suggested it should be. Noting the proposed sign is to be constructed entirely of metal and illuminated, curved plastic, Mr. Childs stated that only the proposed lettering, having a maximum height of 9 inches, complied with the Master Plan for Kailua-Kona, and the rest of the sign was entirely modernistic in appearance. Projecting digital site photos showing the nearly completed building, Mr. Childs identified the proposed locations of the two proposed wall signs, internally illuminated and comprising 32 and 43 square feet respectively, and each to be mounted high on the building at the middle of the third floor elevation of the mauka wall (facing Kuakini Hwy. over an intervening parcel) and north wall (facing Sarona Rd.). He noted that both signs would substantially exceed the 12 sq. ft. maximum allowable in the Kailua Village Core Area, and that the sign facing Sarona Road proposed lettering up to 17” high which exceeds the 9 inch height allowable in this area. Mr. Childs identified, through use of projected photos, the apparent difficulties that the hotel operator may be facing in placing its signage where it can be visible to arriving or returning motorist customers. He said that these difficulties seem partially caused by the building being accessible only by a right-in, right-out, back-angled minor road which is offset just beyond a signalized intersection (Kalani Street/Kuakini Hwy.), and where the approach visibility of the subject building is largely obscured by a three-story streetfront building (Kuakini Tower) at that signalized intersection. However, Mr. Childs stated that the size of the three proposed signs, coupled with the proposed illumination of large plastic facings, presented a modernistic appearance currently unmatched in scale within the Kailua Village Core Area, and do not appear to comply with the guidelines of the Master Plan for Kailua-Kona. Finally, Mr. Childs reminded the commissioners of their signage suggestions offered to the applicant several years previously, when the hotel building was presented to the Commission for its design review and recommendations; the commissioners had recommended that the applicant use natural lava rock framing materials for a ground sign, and predominately earth-tone colors for all signs. In the following discussion, commissioners reviewed the provided digital photos of the building from its Kuakini Hwy. and Sarona Road points of view, and expressed a variety of concerns about the proposed sign placements and illuminated sizes. Commissioners noted the proposed mauka (Kuakini) facing sign would seem to provide limited visibility to motorists, despite its proposed large, illuminated size (32 sq. ft.), and therefore doubted that its visual impact would be beneficial to anyone, particularly with its design being so out of character with the Kailua Village Master Plan. Commissioner Andreae suggested the applicant consider placement of a single sign on the façade of the abbreviated porte cochere instead of the large Sarona Rd. facing walling sign and the ground sign. Minutes of May 6, 2014 Meeting of the Kailua Village Design Commission Page 4 of 5 Commissioner Kitchens suggested the mauka-facing sign be eliminated altogether and the Sarona Rd.-facing sign be repositioned to the middle of the building’s second floor (rather than third floor) in order to ensure long-term visibility as proposed frontage palm trees matured with crowns high enough to obscure a third-floor positioning. Several commissioners expressed displeasure and unacceptability of a cinder-block constructed enclosure along the frontage of the property, and which Mr. Childs said may not have been approved by the Planning Department. The applicant’s architect, Don Johnson, explained to the Commission that the applicant’s objective was to achieve what limited visibility was possible from Kuakini Hwy. prior to the awkward entrance road immediately after a signalized intersection on a four-lane road (Kuakini Hwy.). He also explained why visibility was deemed important from both a northbound approach on Kuakini Hwy. as well as the southbound approach which allowed the principal means of access via right-in, right- out turning movements only. He further explained that the applicant seeks to have a ground sign at the only entrance leading to the front lobby entrance of the hotel. Mr. Johnson said that he was personally uncomfortable with the placement, form and materials of the cinder-block enclosure noted as being in front of the hotel entrance and apparently blocking the intended visibility of the proposed ground sign. He said he would consult with the property owner and recommend re-design and possibly removal of that enclosure. Commissioner Andreae asked if an off-site ground sign, at the intersection of Sarona Road with Kuakini Hwy., would be possible instead of the proposed location along the lower, more distant, entranceway into the hotel property. Mr. Childs explained that off-site signs were not permissible under the Sign Code, and are informally considered to be “billboards.” He stated that one could always apply for a variance from the Sign Code to allow such, however, the permission of the other site’s owner would also be required to proceed with a variance application. After substantial discussion of alternatives, commissioners moved recommendations on the proposed signage in the form of three motions, one for each of the proposed signs, as follows: 1.For the proposed mauka wall sign (facing Kuakini Hwy.) Commissioner Hetherington moved, and Commissioner Kitchens seconded, that the sign be reduced to a maximum of 16 sq. ft., and to be comprised of only the Holiday Inn Express “H” logo on the illuminated green square background, in order to minimize unfavorable signage impact in Kailua Village. The motion carried with five aye votes (Kitchens, Andreae, Au Hoy, Hetherington and Broderson) and four absent and excused (as listed above). 2.For the proposed wall sign facing Sarona Road, Commissioner Kitchens moved, and Commissioner Hetherington seconded, that the proposed sign be relocated to a lower elevation, in the middle of the second floor elevation, directly below the third floor placement proposed in the application, to ensure long-term visibility under mature tree landscaping along Sarona Road. The motion also proposed an alternate location, on the façade of the porte cochere, that would also be acceptable to the Commission. The motion carried with five aye votes (Kitchens, Andreae, Au Hoy, Hetherington and Broderson) and four absent and excused (as listed above). Minutes of May 6, 2014 Meeting of the Kailua Village Design Commission Page 5 of 5 3.For the proposed ground sign along Sarona Road, Commissioner Hetherington moved and Commissioner Kitchens seconded, that the area of the illuminated sign be limited to 18 sq. ft. if any lettering is to be included, or limited to 16 square feet if only the “H” logo and green background, as recommended for the mauka-facing wall, were to be installed. In addition, the motion recommended that the sign foundation, frame or other mounting be constructed of lava rock, and that the existing cinder-block enclosure be removed or reconstructed of the same lava rock material as the framework of the ground sign. The motion carried with five aye votes (Kitchens, Andreae, Au Hoy, Hetherington and Broderson) and four absent and excused (as listed above). APPROVAL OF MINUTES 1. Minutes of the Meeting of March 18, 2014. It was moved by Commissioner Hetherington and seconded by Commissioner Au Hoy that the minutes be approved as submitted. The motion was unanimously carried by a voice vote of all Commissioners present. ADMINISTRATIVE MATTERS There were no administrative matters. ANNOUNCEMENTS Mr. Mark announced that an application has been received for design review at the scheduled May 20, 2014 meeting of the Commission. ADJOURNMENT There being no further business, at 7:28 p.m., a motion to adjourn the meeting was seconded and unanimously carried by a voice vote of all Commissioners in attendance. Respectfully submitted, Keola Childs, Planner A T T E S T: Adam Broderson, Acting Chair Kailua Village Design Commission