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HomeMy WebLinkAbout20070710 KVDC Minutes MINUTES OF THE MEETING OF THE KAILUA VILLAGE DESIGN COMMISSION MEETING DATE: July 10, 2007 TIME: 5:20 p.m. PLACE: The Mayor’s Office Conference Room, Suite 103, Hanama Place Office Building in Kailua Village ROLL CALL 1. Members Present: Fanny Collins Au Hoy, Stephen Herbert and Sally Marone 2. Applicants’ Representatives: Andrew Maass, Kristine Johnson, Udaya Pattamatta and Shelli McCelvey 3. Public: Eight people 4. Office of the Mayor: Barbara Kossow 5. Staff Present: Bennett Mark, Deanne Bugado and Noriko Sauer The Chair welcomed those in attendance, and the Commissioners introduced themselves. The Chair stated that the Commission can hold discussions, but is unable to vote on the agenda items unless another Commissioner arrives in time, which will make a quorum. UNFINISHED BUSINESS None. NEW BUSINESS 1. Design review of minor modifications to the Wal-Mart Garden Center. Applicant: Carlson Consulting Engineers, Inc. Land owner: Wal-Mart Stores Inc. TMK: 7-5- 004:043. Located at 75-1015 Henry Street, Kailua-Kona, HI. Staff Presentation Mr. Mark oriented the Commissioners of the subject and surrounding properties on a location map, and described the proposed modifications, which include installation of a polycarbonate roof over the existing Garden Center and expanding the area out onto the existing sidewalk area by 1,495 square feet, with a glazed canopy cover. He mentioned the applicant’s color scheme is consistent with the Kailua Village Special District guidelines, and the parking requirements are met even with the expansion. He added, however, the interior parking lot landscaping requirements do not appear to be met, and the Planning Department will investigate that during the Plan Approval process. Applicant Presentation The applicant’s representative, Andrew Maass, introduced himself, and stated that they are going to maintain the exact aesthetics that is currently there, that the polycarbonate screen will be hidden mostly behind the existing ornamental fence, that there will be no change to the current driveways and no parking space will be lost by this expansion. 1 Public Testimony There was no testimony from the general public. Commission Discussion In response to the Commissioners’ queries, Mr. Maass confirmed that the existing sidewalk along the driveway will be kept intact and the access to the Garden Center will remain the same. He added that the existing Garden Center will be covered with a new polycarbonate roof to keep certain items out of rain, but the sides will be open and it won’t be an enclosed structure. The Commission at this time proceeded with the second item without taking action due to a lack of quorum. 2. Design review of a 90-unit residential condominium project proposed on approximately 2.9 acres. Applicant/Land owner: TSG Kona Kahua, L.P. TMK: 7-5-004:009 and 7-5- 004:012. Located at 75-5653 Ololi Road, Kailua-Kona, HI, at the intersection of Kuakini Highway and Ololi Road, just south of Palani Road (former Ranch House Restaurant). Staff Presentation Mr. Mark oriented the Commissioners of the subject and surrounding properties on a location map. Resort-Hotel (V-1.25) Zoning allows 68 units on Parcel 9 and General Commercial (CG-7.5) Zoning allows 32 units on Parcel 12; the applicant is proposing 60 units and 30 units respectively. He described the project, which consists of sixty-six (66) 2-bedroom/2-bath units and twenty-four (24) 3-bedroom/2-bath units in five buildings. The buildings are designed with three stories over podium parking. Their proposed amenities include a clubhouse, which is a resort-style pool and spa and fitness center, and pedestrian paths and sitting areas. Mr. Mark stated that the density, the architectural design with decorative railing and pitched roofs, the setback, the parking and the distance between buildings all appear to be compliant. The colors chosen – a grayish-green hue for the roofs, a tannish hue for the building exterior and a forest green for the window shutters – also appear to be consistent with the recommended color palette for this district. He said, however, that the dormers on top of the roofs need to be removed in order to conform to the height limit of 45 feet, which the applicant has agreed to do, and that the applicant has to provide specific accounting to indicate the 20% minimum open space landscaping requirement on the Resort-Hotel zoned parcel has been satisfied in their conceptual landscaping plan. Mr. Mark said that the primary access to the project will be from Kuakini Highway with right-turn in/right-turn out only arrangement, and that there will be secondary access from Ololi Road. Mr. Mark mentioned that there is a heiau site within Parcel 9, and the applicant is hoping to be allowed to use the previously approved preservation plan for this project, which they prepared for a previously approved hotel project for the same site. He added the Planning Department has advised the applicant that they will have to contact the State 2 Historic Preservation Department with their new site plan and request another approval, since it is a new project with a different layout. As an example, he pointed out although the closest building is approximately 40 feet away, a loading space apron (back-up area) is planned to be situated right next to the heiau. He said this can be worked out with the applicant during the Plan Approval process based on requirements from the State Historic Preservation Department. As background information, Mr. Mark mentioned that a Plan Approval was issued for the 68-unit hotel project on Parcel 9 on December 15, 2000, and the Commission’s primary concerns at that time were traffic, visual impact and parking. Applicant Presentation The project manager for the Kona Kahua project, Kristine Johnson, introduced herself and other representatives, Udaya Pattamatta, the architect, and Shelli McCelvey, the landscape architect. She also recognized Mr. Robert Lee and Ms. Elizabeth Lee in the public attendees, who have been helping them with the project locally. Ms. Johnson mentioned that the proposed project provides a great opportunity to increase pedestrian and bicycle traffic, which will benefit businesses in the neighborhood, and that all elements will be consistent with the Zoning Code and requirements. Ms. Pattamatta addressed the architectural component, showing drawings and color samples. She said that their main concerns when they designed this project were historic Hawaiian character, the layout of structures – so no buildings are close to the heiau site, views to the ocean – by placing the buildings in the right angle to catch ocean and mountain breezes, and respecting the existing terrain and contours. She pointed out to the floor plan, saying that each unit has one or two large lanais, and will be ventilated. With respect to the building materials, she mentioned that lava rocks, wood siding and stucco will be used. She also said that colors were chosen from the recommended Benjamin Moore historic palette, and will be neutral to the surroundings and landscaping. Ms. McCelvey presented the landscaping plan, stating that the plan calls for a strong use of native plant materials, including a variety of canopy trees and palms, which will provide shade and cooling effect as well as soften the building facades. Regarding the irrigation design, she said that they will use water-conservation technology to make it as efficient as possible. She described the existing condition of the site, saying that there are one nice Autograph Tree, a few nice Singapore Plumeria trees, and a few Coconut Palms that seem to be stressed, but the rest of the site is predominantly Keawe trees and native, weed grasses. She confirmed that the setback requirements, as well as the 20% open space requirement for Parcel 9, will be met. She said that meandering walkways will be built with local materials, such as lava rocks, cinder, cinder aggregates, etc. Regarding the pool area, she said that they are trying to create a gathering space adjacent to the community center, and that the pool will look very tropical with a water feature element. She also mentioned that they are trying to maximize pedestrian circulation and encourage walking to the adjacent commercial areas, and that the walkway along the Ololi Road, which area is currently tight and steep, will be pulled up to the road to make it more usable for the owners and the public. 3 Public Testimony Ms. Stone Wolfsong, a resident of Kalani Kai condominiums, expressed her concern about insufficient parking. She said that she feels the proposed number of parking stalls is inadequate for this project because two- and three-bedroom units generally need more parking spaces than smaller units do, and that if enough parking is not provided within the project, the residents and guests will be forced to park their cars in the nearby shopping centers, which are already congested. She mentioned that the Kalani Kai project also provides 1 and ¼ stalls per unit for the residents, but despite the fact that they are located in the village, the parking is inadequate when the unit has two working people. Commission Discussion Regarding the types of trees recommended for the Kuakini Highway front under the Master Plan for Kailua-Kona, the Commissioners felt that Shower Trees are fine, which is included in the applicant’s landscaping plan, but Royal Poinciana is not recommendable. In response to the Commissioners’ questions, Ms. Pattamatta explained that the canopy- like structures outside of the winders are awnings to protect them from the sun and to give character to the buildings. In response to the Commissioners’ queries about the pedestrian paths, Ms. Johnson clarified that the paths are for the benefit of the residents and their guests, and not for the general public to walk through the project. When she was asked whether they have considered grass as the material for the paths to remedy the heat, Ms. McCelvey explained that they are inclined to use concrete with an aggregate such as cinder, or a rock salt finish that tends to look like lava, rather than grass which may cause muddy areas, be difficult to achieve the ADA compliance, and doesn’t seem suitable for everyday traffic. She added that canopy trees that will create shade over the paths will help. To that, the Commissioners encouraged them to plant more shade trees in the area. In response to the Commissioners’ inquiry, Ms. Johnson said that both Kuakini Highway and Ololi Road entries will be gated. The Commissioners asked questions about the roofs out of their concerns about the view plane. Ms. Pattamatta showed their combination of grayish-green color samples for the roofs to the Commissioners, and said the material is asphalt. Ms. Johnson said that they are still trying to incorporate dormers in the roof design and somehow meet the height requirement. Ms. Pattamatta mentioned that the design offers a broken-up roofline, which is more desirable than a flat roofline. The Commissioners asked about their plans for the heiau site. Ms. Johnson replied that their plan is to have a green grass area by it as well as some benching and some signage, that their main focus is to make sure to pay respect to the area and allow for it to be kept as a nice green open space, and that they are going to comply with whatever the Department of Land and Natural Resources and the inventory study may require of them. 4 The Commissioners emphasized the importance of the site, as it is one of the few places in Kailua-Kona that are dedicated to King Umi and is very historical. Ms. Johnson also confirmed that there will be an interpretive sign. The Commissioners expressed their concern about the view plain from both mauka and makai, and pointed out that the architectural design doesn’t exhibit anything unique to Hawaii, and that they would like to see some sense of the village’s tradition and culture weaved into the design. Ms. Johnson responded that overall they did want to and try to use Hawaiian theme, but at the same time they also wanted to introduce something new to the area. Some suggestions were made by the Commissioners as to how they could add a more Hawaii feel to the design: Eliminate the third story; use hip roofs on the projections on the stair towers, rather than open gables; incorporate Hawaiian pitch break roofs into the design; improve the appearance of the open gable roof facing Kuakini Highway; use more wood instead of stucco. The Commissioners recognized wood is not as durable as stucco. Ms. Pattamatta said they could consider materials that look like wood with better durability. The Commissioners asked about the parking allocation, and Ms. Johnson answered that each unit will have one assigned parking space and the rest will be shared. The Commissioners expressed their concern saying that parking is a big problem, and Ms. Johnson responded emphasizing that the project is more pedestrian friendly in that the location enables the residents to walk to shops, restaurants and even to work in some cases. The Commission at this time concluded the discussion on this item. No action was taken due to a lack of quorum. Mr. Ron Aronson from the public spoke up, saying that he understands the frustration of the commissioners when they don’t have a quorum, as he has been on the Commission in the past; however, he wants to encourage the commissioners to make every effort to attend meetings and to arrive on time in consideration of applicants and the public. It was agreed by all in attendance that both matters be considered as Unfinished Business items at the next meeting, which is scheduled for July 24, 2007. The Chair stated that if the applicant is willing to entertain the recommendations made by the Commissioners today and if it is possible for them to make those adjustments to the current plans within the time frame, the Commission can consider those changes at the next meeting. ADMINISTRATIVE MATTERS 1. Minutes of the Meeting of May 29, 2007 This item was automatically continued to the next meeting due to a lack of quorum. 5 2. Correspondence & Reports None. ANNOUNCEMENT None. ADJOURNMENT The Chair declared the meeting adjourned at 6:30 p.m. Respectfully submitted, ____________________________________________ SALLY MARONE, CHAIRPERSON 6