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HomeMy WebLinkAbout2015-30 VLRP req to PD-design districtCommunication No. 2015 -30 To: Mr. Duane Kanuha, Planning Director Through: Ms. Patti Pinto, Chair, Puna CDP Action Committee From: Volcano Community Association, Long Range Planning Committee Subject: Request for assistance to enable a Volcano Village Design District Date: July 30, 2015 The Long Range Planning Committee of the Volcano Community appreciates your offer to lead a collaborative effort to draft amendments to the County Zoning Code that would establish a Volcano Village Design District, as stated in your letter of March 10, 2015. We are ready to be part of a team that would include the Puna CDP Action Committee, planners from your office, and whomever else you wou d recommend. The purpose of a Volcano Village Design District is to provide future developers of properties within the designated district with guidelines for landscape and architectural design that would be compatible with the historic, rural character of Volcano Village. To this end, the following has been accomplished: Publication of an inventory of historic structures (Boone Morrison: Volcano Village Historic Building Inventory, 2010 Designation of the Hale Ohia State Historic Residential District that lies within the proposed Design District Several iterations of proposed architectural and landscape design guidelines Reference to a Volcano Village Design District in the Puna CDP (PCDP Sec 5.2.1) * Numerous meetings with community members indicating support for such a district o Preparation of a draft Volcano Village Design District by the Long Range Planning Committee (attached) The Volcano Long Range Planning Committee is delighted that the Planning Department is willing to take the lead in a collaborative effort with the Puna CDP Action Committee, the Volcano Long Range Planning Committee and Volcano Community Association to develop a Volcano Village Design District. We seek your valued and professional assistance that would enable our community to formally and legally establish a Volcano Village Design District. Attached is a detailed draft proposal for a Volcano Village Design District. We look forward to working with you in your : ole as the leading entity in a collaborative process that will result in a durable and lasting legacy that expresses the unique historic and cultural character of our community. We thank you fo your favorable and prompt response to our request for assistance. Sincere y Linda Pratt f" President Volcano Community Association A PROPOSAL FOR A VOLCANO VILLAGE DESIGN DISTRICT 28 July 2015 — Volcano Community Association The highest priority action in the Volcano Long Range Plan is to establish a Volcano Village Design District. The Volcano Long Range Plan is a plan for action that arises from the Puna Community Development Plan of September 2008. The PCDP stipulates preparation of a Village Community Center for Volcano. To this end, volunteer planners in the community present the following vision for such a district, with a request for professional planners in the County Planning Department for guidance, advice, and strategy to enable the proposed Design District to secure status as County Ordinance The proposed Village Design District considers guidelines for building and landscape design. The purpose of such a district is to maintain the historic, rural character of Volcano Village by presenting those who would develop new commercial sites with expectations promoted by the community for building appearance, landscape, and land use within the proposed design area. Current land use zoning within the proposed Volcano Village Design District boundary includes residential (RS -10 and RS -20), Village Commercial (CV), Agricultural (A -1a and A -3a), and Open (0). The guiding principles for the proposed Volcano Village Design District are: (1) Controlling commercial development to promote employment and economic growth in Volcano (2) Increasing services and opportunities for residents (3) Supporting the needs of tourism in the area (4) Preservation of residential use and open space within the district The Proposed Village Design District A Volcano Village Design District would be established along Old Volcano Road from where it intersects Highway 11, mauka of the Village just before the Hawaii Volcanoes National Park boundary, and makai to where Old Volcano Road ends near the Highway 11 mile marker 26. The distance along this corridor is about 1 mile. The area includes several historic structures on both sides of Old Volcano Road, and extends mauka toward Kilauea Road to a limit that will be determined through consultation with affected property owners and County Planners. Precedence has been established to contain the commercial core of the Village to those lots fronting Old Volcano Road. The Volcano community is located in upper elevation ecosystems named by Native Hawaiians as Wao Akua or Wao Ma 'ukele. These were considered wilderness, visited only by those directed there by a chief for the collection of feathers, adz stones, and logs for canoes. No remains of native Hawai'ian settlement have ever been found. The earliest settlers came in the late 19th and early 20th centuries. These were mostly of the kama'aina business and professional community of Hawai'i, and here they built homes for their summer or holiday use. Other island residents, notably Japanese families, were employed as caretakers and workers in local businesses and later established themselves as farmers. (VLRP p. 15) Most of the structures were relatively lightly built wood -frame buildings, many of them single -wall construction... Many of the buildings used recycled materials from older structures... or salvaged from other locations. Foundations are largely "post & pier", a preferred method in time when poured concrete was a luxury. Commonly footings are dressed or natural stone. Roofing is largely corrugated metal, though shingles were also common as the original roofing on many of the buildings of the earlier era. Windows are largely multi - lite double hung or sliding sash, sometimes converted from former double -hung units. Some casements are seen, though they are rare. Steeply pitched roofs allowed for water catchment since there were no consistent streams or lakes in the area. Elevated water tanks provided gravity fed water systems. Covered verandahs protected the entry way of homes and businesses from the rainfall. Wood burning stoves supplied heat and controlled dampness. Water and cold tolerant plants were introduced to complement the natural landscape of ohia, koa and other native species. These included camellia and hydrangea. Sugi pine and fruit trees were introduced to meet the development requirements of land grants or define property borders. Volcano Village Historic Building Inventory 2010, Boone Morrison A Proposed Design Plan for Development in Volcano ® Preserve the unique and largely intact rural and historic character of the core of Volcano Village ® Describe attainable design standards that will encourage development in Volcano and be compatible with important historic structures in the community (PCDP Section 5.2.3) ® Develop standards for developers and other property owners that will promote efficient and harmonious economic growth in the district • Provide resource information for development in the district • Encourage diminished use of automobiles as the primary means of transport and encourage bicycle and pedestrian use instead Rationale: The Puna Community Development Plan advocates retaining the current pattern of mixed uses that include small lots and higher density residential buildings, and provide commercial, light industrial, and public facilities such as schools, churches, and parks. (PCDP Sec 5.2.1) The PCDP furthermore specifies Use and Design Standards. The strongest candidate for Design District designation in Puna, is Volcano Village. Presently the Village has a small, legally recognized historic district, designated as a State Residential Historic District. It is located along the single, short Hale Ohia Lane, between the Old Volcano Highway and the newer Highway 11 bypass route. According to a 1993 inventory by the Hawaii State Historic Division, Volcano has a high concentration of historic structures, mostly residential dwellings. Most of these are outside of the (current) designated historic district. The inventory can serve as a basis for establishing both the boundaries of the Special Design District and the design parameters for development within it. A major decision to make, with the involvement of affected property owners and residents, is the extent to which the demolition, renovation and addition to existing historic dwellings will be controlled by design standards, and what those standards will be. In addition design standards for new developments need to be identified and described. Landscape standards are also appropriate for Volcano, although issues related to lot clearance could also be addressed in regulatory controls other than the Special Design District. PCDP 5-5 See Volcano Map Zone with Village Design District outlined on next page: Land Use Zoning: The PCDP addresses Zoning Designations in village and town centers. (PCDP 5.2.1) As suggested by the Volcano Community Association, the village center in Volcano lies along the Old Volcano Highway between Haunani Road and Wright Road, is within the historic cone of Volcano. It is roughly 43 acres and entirely within the State Urban District. Portions of this site have County commercial zoning, but the community association's Vision 2020 Update proposes the creation of a Rural Commercial (CR) district with specific design guidelines to respect Volcano's historic character. The description of the CR zoning resembles the criteria for a village center. PCDP Page 5 -10 According to current land use zone designations, land uses considered inappropriate ( "not permitted ") within the boundaries of the proposed Design District would be permitted elsewhere in the Village. If land becomes available, a proposed second commercial area could be developed further makai on the opposite side of the Highway 11, and would provide for service and business functions that might not be appropriate for the proposed Village Design District. Proposed listing of land uses RS -10. RS -20 (Single Family Residential) Permitted Adult day care homes Community buildings Dwellings, single - family Family child care homes Group living facilities Home occupations Meeting facilities Neighborhood parks, playgrounds, tennis courts, swimming pools Public uses and structures Bed and breakfast establishments Care homes Churches, temples, and synagogues Funeral services Day care centers Convalescent, nursing, rest homes, and clinics Schools Not Permitted Cemeteries and mausoleums Crop production, major Model homes Temporary real estate offices Crematoriums, funeral homes, mortuaries Golf courses,driving ranges, clubhouses Hospitals, sanitariums Major outdoor amusement/recreation facilities Telecommunication antennas and towers. Yacht harbors and boating facilities. Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the RS district. O (Open District) Permitted Home Aquaculture activities Community buildings Existing churches and temples Forestry Funeral services Growing of plants Heiaus, historical areas, structures, and monuments Natural features, phenomena, vistas Not Permitted Commercial Aquaculture activities and facilities Cemeteries and mausoleums Crematoriums, funeral homes, mortuaries Game preserves Golf courses Public parks. Public uses and structures CV (Villa-go Commercial) Permitted Adult day care homes Art galleries, museums Bars (excluding sports bars) Bed and Breakfast establishments Boarding /Rooming /Lodging houses Business services Churches, temples, and synagogues Commercial parking Community buildings Convenience stores Funeral services Roadside stands for the sale products Small Crop production Day care centers Dwellings, single family Family child care homes Farmer's markets Financial institutions Home occupations Convalescent, nursing, rest homes Hotels Lodges Medical clinics Meeting facilities Neighborhood parks Offices Personal services Photography studios Public uses and structures Restaurants Retail establishments Schools Theaters Utility substations Wind energy facilities Not Permitted Amusement and recreational facilities indoor Automobile sales and rentals Automobile service stations Cemeteries, mausoleums Crematoriums, mortuaries Group Living Facilities Hospitals, sanitariums Golf courses, ranges, club houses Major outdoor amusements Model homes Publishing Plants Repair establishments, major Repair establishments, minor Telecommunication antennas A (Agricultural District) ' M 111 M - Agricultural Tourism Agricultural processing, minor Botanical gardens, nurseries, greenhouses, seed farms, plant experimental stations, arboretums, floriculture Parks, playgrounds, tennis courts, swimming pools Crop production Dwelling, single - family Forestry Group living facilities Not Permitted Agricultural parks Animal hospitals Aquaculture Campgrounds Cemeteries, mausoleums Farm dwellings Fertilizer yards Game and fish propagation Kennels Livestock production Utility substations Veterinary establishment Retention, restoration, rehabilitation or Wind energy facilities improvement of buildings or sites Golf courses, ranges, club house of historic or scenic interest Adult day care homes Riding academies, rental, Airfields, heliports boarding stables Excavation for commercial use Roadside stands for sale of agricultural Model homes products grown on premises Vehicle and equipment storage areas Public Dumps Bed & Breakfasts Community buildings Family child care homes Guest ranches Home occupations Lodges Meeting Facilities Churches, temples, and synagogues Day care centers Convalescent, nursing, and rest homes Schools Temporary real estate offices Trailer Parks Crematoriums Hospitals, sanitariums Major outdoor amusement and recreation Desired types of development within the District include: Covered bus stop Library Coffee Shop Bike Rental Pharmacy Adult Day Care Deli Visitor Center Pedestrian access, with benches and planters Architectural Design Features: Bank annex Wine Bar Restaurants Flower/ Garden Center Preschool Assisted Living Bakery Medical Center Design features describe the building landscape. They are the visual result of building construction, and for most of us are the visual cues we use to judge the quality of the developed environment. Architectural design serves to define the character of the place, and thus sets the stage for those of us who visit, carry out business. and entertain ourselves and others. Design guidelines are descriptions that will be helpful to people who come here to develop commercial and service facilities as well as home based businesses. It is our purpose to help such people integrate their concepts for design into the mix of historic, unique, and interesting structures that give the Village its character. Content to be included in the Design Guidelines: Placement of new developments that would reflect functional and aesthetic relationships with surrounding structures and natural environment; setbacks Retention of significant existing tree coverage, particularly those species native to Hawai'I, along with others that may not be native but are traditional to the area Emphasis on pedestrian movement, along with minimizing visual impact of parked cars with dispersed parking, berms, landscaping, planters, etc. Attention to building mass and scale, to ensure compatibility with existing structures Roof forms, facades, compatible with existing structures Window and door penetrations, compatible with materials and form of surrounding buildings Building materials, types, textures, and finishes compatible with surrounding buildings Sianage and outdoor lighting, to be compatible with architectural design and in compliance with Design Guidelines District Design Features: Building density: low density encouraged, with individual buildings kept small, preference for clusters of small units if large area is desired, maximum footprint of 1500 sq. ft. per structure. Building height: maximum height 35 ft. Roof material and pitch: Corrugated metal pattern; roof pitch 5/12 or greater; gable or hip Building materials: Permitted wood or stone grooved exterior plywood T -1 -11 board & batten ship lap cedarshake horizontal cement board (Hardiplank) Not Permitted concrete block (hollow tile) except as foundation and not visible stucco corrugated iron or sheet metal (except for roofing) clear, anodized aluminum, particularly for window trim and door frame (dark or painted anodized aluminum OK) chain -link fencing Foundation: low post & pier with ramp or slab on grade Fagade: Windows: sash; double hung; double paned, multi -lite Doors: multi -lite Entrance Canopy Landscape: Berms, planters, mix of native and traditional Volcano plants Traffic & Safety: One way, one lane traffic along OVR between Wright Road and Haunani to facilitate pedestrian and bicycle use Parking: motorized vehicle parking in rear, delivery in rear Bicycle racks Reduced speed limit Hwy 11 bordering District Turn lanes from Hwy 11 to access the District Designated covered bus stop Outdoor lighting: light to be directed downward, to avoid fugitive light Si na e: Permitted Wood Discrete lighting Design Guideline Brochure Not permitted Neon lights Electric digital (video or print) Flashing lights A published guideline will be given to all new property owners and building permit applicants. The above elements will be included, as well as recommendations for landscape plants which grow well in the area, native plant and heritage tree preservation, paint treatments to reduce mildew, and common examples of existing building features in the District. Design Guidelines Committee This committee will be advisory to the Planning Director • The committee will be composed of 5 to 7 residents and /or property owners r Volcano. • Members will be nominated by the Volcano Community Association. • One member will be experienced in Plants/Landscape, one in Building /Construction /Design and the remaining 3 or 4 will be Open. One alternate will be selected. • Terms will be for 3 years and staggered. • Specific written guidelines will be published. • Land purchasers in the District will receive a Building in the Forest Brochure and copy of the Design Guidelines and process. • All Building Permits pertaining to the Volcano Village Design District will be reviewed by the Committee and a written evaluation will be submitted to the Planning /Building Department within 30 days. Members will be prohibited from any coercive or financial relationship with those whose permits are being evaluated. • An alternate will replace any member who has a pre- existing relationship to a permit applicant so as to avoid a conflict of interest. Conclusion Building design is the heart of our Village landscape in both commercial and residential areas. The evolution of the art of architecture offers developers infinite possibilities for structural creativity. That is good, as we modern humans have an unprecedented array of choices for building design for our homes and businesses. In modern, urban environments the innate human appetite for experiment and change manifests exciting and magnificent arrangements of structures and space. A celebration of innovation is part of what gives rise to pride in our culture. Such an array of choices, however, also presents us with the opportunity to deliver chaos and loss of identity in our living environment. There must be certain, alternative places in our culture where tradition has high value, where quaintness and tranquility are preferred over modernity and innovation. Volcano Village is such a place. The character of building design and utilization of space in this unique settlement is like that of no other. The overwhelming majority of people who live in Volcano have consistently expressed their desire to preserve the historic, rural, and intimate quality of our environment. This passion of community members is the inspiration for this proposal for a Volcano Village Design District. mail 0 IN 77� w IL < a uj z 0 m 0 CIT Z u mi ox >