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HomeMy WebLinkAbout20071211 KVDC Minutes KAILUA VILLAGE DESIGN COMMISSION MINUTES MEETING DATE: December 11, 2007 TIME: 5:06 p.m. PLACE: The Mayor’s Office Conference Room, Suite 103 Hanama Place Office Building in Kailua Village ROLL CALL 1. Members Present: Theresa Andreae, Fanny Collins Au Hoy, Stephen Herbert, Cynthia Hope and Sally Marone 2. Absent and Excused: David Ross, Jr. 3. Applicants: Gregory Mooers, Tommy Henry, Michael Kollin, Bryan Maxwell, Jak Hu and Steven Lim 4. Staff Present: Rosalind Newlon and Noriko Sauer 5. Public: None The Chair welcomed those in attendance, and the Commissioners introduced themselves. UNFINISHED BUSINESS None. NEW BUSINESS 1. Design review of proposed renovations for King Kamehameha’s Kona Beach Hotel. Applicant: Greg Mooers of Mooers Enterprises, LLC. Land owner: HKK Management Inc., and IWF KKH, LLC. TMK: 7-5-006:020. Located at 75-5660 Palani Road, Kailua-Kona, Hawaii. Staff Presentation Ms. Newlon oriented the Commissioners of the subject and surrounding properties on the zoning map and site plan, and described the proposed renovations, which include a new main entrance, an open-air pavilion, a new pool area, conversion of the tennis courts into additional parking stalls, a reduction in the number of guest rooms and commercial space, an increase in restaurant space, the painting of the exterior, and landscaping improvement. She said that the parking requirements will be looked into further during the Plan Approval process, but the number of trees within the parking area and the amount of overall landscaping appear to exceed the requirements. She noted that this renovation will trigger a Special Management Area Use Permit, which the applicant is already working on. 1 Applicant Presentation Greg Mooers introduced himself, and Tommy Henry who represents the owner, Michael Kollin who is the architect, Bryan Maxwell who is the landscape architect, Jak Hu who is the general manager and Steve Lim who is the attorney. Mr. Mooers stated that his role is to process all land use entitlement permits, and that the next step for them is to go before the Planning Commission for the Special Management Area Use Permit and then obtain the Plan Approval from the Planning Department. He emphasized that this renovation work would make the Palani Road side of the building more appealing to pedestrians by relocating the retail shops and restaurants to that section and improving the landscaping in the front. Mr. Kollin described the proposed renovations on the site plan. He mentioned that they are trying to offer a nicer guest approach through a circular driveway to the main entrance that leads to an open-air pavilion with a view of the new pool area and the ocean. He also mentioned that the current main entrance on Palani Road would be used as the bus drop-off for group check-in. He said that concentrating the retail shops in the southern corner of the East Tower, together with more landscaping, lighting and some meandering paths from Palani Road, would make the area more inviting. He said that all the storefront would be redone in the same context of the existing character, and that they would not increase the height of the building in any way. Mr. Maxwell described the landscape plan. He said that they are trying to create a grand entry with cream white shower trees along the circular driveway, as well as royal palms, flowers and a fountain in the center island. He mentioned that they want to make the parking lot safe and pedestrian friendly by providing walk paths, and that they also want to save the existing trees in the parking lot as much as possible, but some may have to be removed or relocated to ensure good drainage. He said that there would be a nice break- out garden area outside the ballrooms on the Palani Road side. He indicated on the site plan a spot where some kind of cultural sculpture, such as a statue of King Kamehameha, might be mounted; he said the area lines up with Palani Road, so people would see it as they come down the hill. Mr. Henry also described the overall renovation plan, and made himself available for questions from the Commissioners. Public Testimony There was no one from the public wishing to testify on this agenda item. Commission Discussion In response to Commissioner Herbert’s question, Mr. Mooers said that because of the 90- day rule of the Planning Commission, he expects their SMA Use Permit application to be heard fairly soon. He also pointed out that they are not proposing any improvements within the shoreline setback area. 2 In response to Commissioner Hope’s inquiry about the area by the ocean where the national trail goes through, Mr. Henry stated that they are leasing the area from the State, and that they are purposely trying to keep it as is. Commissioner Hope requested them to keep the area in mind, as it is a monumental spot, and expressed her approval and support for their proposed plans. In response to Chair Marone’s question, Mr. Henry confirmed that there is a direct front access to the retail from the Palani Road side, so the shoppers wouldn’t have to go into the hotel. Commissioner Andreae asked about the area by the existing large banyan tree on the makai side, which looks tight and unsightly. Mr. Henry mentioned that the banyan tree is not on their property, but they acknowledge the concern and will do their best to enhance the area. Commissioner Andreae also asked about the type of fencing and gate they are going to use, as that would be very visible to Palani Road and the pier. Mr. Henry said the plan still needs to be developed and they haven’t decided that yet; but he added they will make a note of the concern. Commissioner Au Hoy pointed out that having no gate might create a more welcoming effect. Mr. Henry agreed and said he would rather have the free flow of people without a barrier, especially for the shops and restaurants, and use other measures for the privacy and security of the pool area. There was a discussion regarding the plants to be considered for the landscaping. Some recommendations were made by the Commissioners, which include using King Kamehameha croton, hau, milo, plumeria and pua kinikini, as well as the exclusion of Indian hawthorne, monkeypod and invasive species such as African tulip and jasmine. Commissioner Hope asked whether the plants would be quarantined to control Coque frogs. Mr. Maxwell said that they are well aware of the serious problem, and that the control requirement would be written in the specifications to nurseries. In response to Commissioner Andreae’s concern about shade trees in the parking lot, Mr. Maxwell noted that the facility is used for the Ironman event and there is a need to provide room for tents and activities; he said that they would like to utilize the existing trees and other mid-size trees, but have to see what works out with the layout. In response to Commissioner Au Hoy’s question about lighting, Mr. Maxwell stated that low-voltage path lights would be used throughout the pathway areas, and that they would save all the existing locations in the parking lot and replace them with new fixture in a similar shielded design. He added he understands the lighting issue due to the Mauna Kea telescopes. Commissioner Andreae raised a question regarding their signage. Mr. Henry said they haven’t developed a plan yet, but he is sure there would be a monument sign as well as directory signage for the retail. Mr. Kollin added that they would formulate signage requirements for tenants, so there is conformity. Chair Marone noted the applicant would come back before the Commission with their proposed signage. 3 In response to Commissioner Andreae’s inquiry, Messrs. Henry and Kollin stated that the entire ballroom area would be renovated with new carpet, wall covering and ceiling, and that with the addition of a board room, a service corridor, a pre-function area and a break- out terrace, the area would be very well organized. Commissioner Au Hoy impressed on those in attendance the importance of the Ahuena Heiau; she said the Heiau, which was King Kamehameha’s temple, is one of the most significant heiaus in the State of Hawaii. She commended the applicant for what they are planning, and asked them to do anything they can to enhance the area to make it a focal point together with the Hulihee Palace and Mokuaikaua Church. She suggested no barrier be put up and the free flow be kept, so that people can visit and feel the culture and tradition of Hawaii. She added that that would help the hotel and the community to be cohesive as well. The issue of improving the banyan tree area was brought up again. The suggestions made by the Commissioners include additional landscaping and working with neighbors and the State. Chair Marone noted that the sidewalks in the vicinity are too narrow and dangerous, and said she hopes they would work with the people of the Kailua Village Business Improvement District. Mr. Hu mentioned that he is a member of the Board of Directors of the Kailua Village Business Improvement District, and said he would bring up the matter to the Board. Mr. Kollin made a comment that it is difficult to work on something they don’t own, which the Commissioners acknowledged and said their recommendation is not a condition of approval. Mr. Henry opined that it is an excellent opportunity if the State goes ahead with the improvement. Action It was moved by Commissioner Andreae and seconded by Commissioner Herbert to recommend to the Planning Director the approval of the proposed renovations, with the following conditions: 1. Applicant shall consider shade trees for the parking lot, such as hau and milo that are already listed on the proposed plant list, as well as using more plumeria trees; 2. Applicant shall consider eliminating Indian hawthorne and using King Kamehameha crotons and more native plants; and also with the following recommendation: The applicant shall work with the Kailua Village Business District and the State of Hawaii, as necessary, and address enhancement of the pedestrian circulation path in the area near the banyan tree on the makai side of the subject property. A roll call vote was taken and motion carried with four ayes (Andreae, Herbert, Au Hoy and Hope). 4 ADMINISTRATIVE MATTERS 1. Minutes of the Meeting of November 27, 2007 – Upon the staff’s request, approval of the minutes was deferred to a future meeting. ANNOUNCEMENT None. ADJOURNMENT There being no further business, at 6:23 p.m., it was moved by Commissioner Herbert and seconded by Commissioner Au Hoy that the meeting be adjourned. Motion was unanimously carried by a voice vote of all Commissioners in attendance. Respectfully submitted, Noriko Sauer, Secretary A T T E S T: Sally Marone, Chair Kailua Village Design Commission 5