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Home My WebLink About20070410 KVDC Minutes MINUTES OF THE MEETING OF THE KAILUA VILLAGE DESIGN COMMISSION MEETING DATE: April 10, 2007 TIME: 5:04 p.m. PLACE: The Mayor’s Office Conference Room, Suite 103, Hanama Place Office Building in Kailua Village ROLL CALL 1. Members Present: Theresa L. Andreae, Fanny Collins Au Hoy, Cynthia L. Hope, and David M. Ross 2. Public: William C. Foulk 3. Staff Present: Bennett Mark, Rosalind Newlon and Noriko Sauer UNFINISHED BUSINESS None. NEW BUSINESS 1. Design review of 25-unit Apartment Building. Applicant: Bob Marrion; Land owner: John Edwards. TMK: 7-5-022:072. Located at 75-5761 Alahou Street, Kailua-Kona, HI, off of Kalani Street. Staff Presentation Ms. Newlon oriented the Commissioners of the subject and surrounding properties on a location map and site plan, and presented some background information on the proposed 25-unit apartment buildings. The subject property is designated Multi-Family (RM-1) – 1,000 square feet per separate dwelling unit or rentable unit – and is approximately 25,855 square feet in area. Ms. Newlon said that the 25-unit apartment consists of two buildings with 15 studio units, 8 one-bedroom units and 2 two-bedroom units, and added that each unit has a lanai with decorative railing, which is consistent with the goals of the Master Plan for Kailua- Kona. The proposed buildings have pitched roofs with an overhang, which is also consistent with the Master Plan. She also said that the applicant’s color scheme, which includes a brownish hue (Winthrop Peach) for the roof tops and a yellowish hue (Jumel Peachtone) for the exterior of the buildings, is consistent with the historic color palette of Benjamin Moore’s historic color palette recommended for use within the Kailua Village Special District. Ms. Newlon stated that the required building setbacks are front and rear of 20 feet, and side yards of 8 feet plus 2 feet for each additional story, which makes the side setback 12 feet, and that the height limit for RM-1 district is 45 feet and, according to the site plan, the height of the proposed buildings to the mid hip of the roof is approximately 38 feet. 1 Ms. Newlon said that the parking requirements are one and one quarter space per unit, which equals 32 parking spaces, two of which must be ADA spaces with one being van accessible, and that the applicant is proposing 36 parking stalls including 4 compact spaces and 2 ADA van accessible stalls. She also said that the off-street loading space requirement is one 12-foot by 50-foot area with an apron space of 43 feet, and the applicant is proposing one loading space measuring 14-foot by 50-foot with a required apron space of 39 feet, and pointed out that the other proposed loading space shown on the site plan needs to be deleted since there is not enough apron space. She added the loading space needs to be screened from adjoining lots in RD and RM districts by a wall six feet in height, which will be required of the applicant during the plan approval process. Ms. Newlon stated that the landscaping requirement for RM-1 is 20 percent open space landscaping, which is calculated by subtracting building footprint, parking areas, loading areas and driveways from the gross building site area, and that the applicant is proposing 33 percent landscaping for the proposed project, and the proposed plantings include Manilla palms, Areca palms, Naupaka shrubs and Seashore paspalum ground cover, of which Naupaka shrubs and Seashore paspalum are plant types recommended in the Master Plan for Kailua-Kona. Ms. Newlon stated that the landscaping requirement for the parking lot includes screening along the right-of-way, which is satisfied by a 10-foot wide landscape strip planted with a minimum of 1 tree and 10 shrubs per 35 linear feet of frontage, excluding driveways and openings, and added that the proposed landscaping appears to meet this requirement. She also mentioned that loading spaces and trash disposal area require screening in the form of trees, shrubs, vines, walls, fences and or berms, and the applicant is proposing a 6-foot high fence around the dumpsters, which will also have to be done for the loading area, and noted that the applicant could include viny plants suggested from the Master Plan, such as Honeysuckle, Kuhio vine and Mexican creeper, to cover the metal fencing in these areas. Applicant Presentation Neither the applicant, Bob Marrion, nor the owner, John Edwards, was present. Public Testimony Dr. William C. Foulk introduced himself as the owner’s representative, and made himself available for questions from the Commissioners. Commission Discussion In response to the Commissioners’ queries, Mr. Mark clarified that since the subject property is a corner lot, the boundaries along the two streets consist of front yards, and the other boundaries are side yards; the rear setback requirement does not apply. In response to the Commissioners’ inquiries, Mr. Foulk stated that they are systematically going through the area and upgrading the properties, and the proposed project is their 2 phase Three and Four of the area on Alahou Street. Mr. Foulk also said that the area lacks studio apartments and there is a high demand for them. The Commissioners asked about ADA accessibility, and Mr. Foulk explained that ADA parking stalls are required by the County. However, because the 100-year flood zone runs through the property, the buildings have to be elevated above grade, and therefore the project is not required to provide a handicap accessible or convertible unit. The Commissioners asked about the required 6-foot high screening for the loading zone, and Mr. Foulk said that his tendency would be to push back the proposed loading area another 3 feet from the boundary and screen it with planting rather than put up a fence. The Commissioners accepted his suggestion favorably. There was a discussion about the possible use of the space in the eastern corner, which cannot be designated as loading zone due to inadequate room for truck maneuvering. Mr. Foulk suggested that the ADA parking stall proposed in the corner within the 10-foot setback be relocated to that area, so the 10-foot wide landscape strip can be established throughout the street frontage. Mr. Mark pointed out that will leave only 8 feet between the right-of-way and the relocated ADA parking stall, so details will have to be worked out. The Commissioners expressed their concern about the street-parking condition in the area and their desire to see as many parking stalls within the project as possible. In response to the Commissioners’ inquiry and concern about a dry stack stone wall at the rear of the property, Mr. Foulk stated that they can’t alter the existing stone wall itself since it belongs to the adjacent lot, however they can stabilize the area on their side up to the property line. The Commissioners inquired about the exterior lighting, to which Mr. Foulk responded that the project must conform with the County’s lighting ordinance, which is one of the strictest in the nation due to the telescopes atop Mauna Kea, and added even the parking area underneath the buildings is considered exterior and is subject to the ordinance. The Commissioners suggested that a pathway between the two buildings, as well as a park-like flat area with grass and canopy trees, be established to accommodate the residents. Mr. Foulk responded cooperatively. There was a long discussion as to what types of trees and plants are appropriate for the project. The Commissioners selected specific varieties from the list in the Master Plan for Kailua-Kona to include in their recommendation. Action It was moved by Commissioner Andreae and seconded by Commissioner Au Hoy that a favorable recommendation be made to the Planning Director with the following conditions: 3 (1) The palm trees shown on the plans shall be replaced with kou, milo, hau or kamani trees; shrubs shall consist of hibiscus, Tahitian gardenia or spider lilies; ground cover shall consist of honey suckle or laua`e fern; (2) an approximately 10-foot wide landscape strip shall be maintained along the front yards of the property; (3) a 3-foot wide landscape strip with a 6-foot high screening hedge shall be established along the outside edge of the required 12-foot wide by 50-foot long loading stall; (4) a pedestrian pathway shall be established between the two buildings; and (5) a grassy play area, with shade trees, shall be established in the area between the two buildings. A roll call vote was taken and motion carried with three ayes. ADMINISTRATIVE MATTERS 1. Minutes of the Meeting of March 13, 2007 It was moved by Commissioner Au Hoy and seconded by Commissioner Andreae that the minutes be approved as circulated. The motion was unanimously carried by a voice vote of all Commissioners in attendance. 2. Correspondence & Reports None. ANNOUNCEMENT th Mr. Mark announced that the next meeting is scheduled for April 24. Mr. Mark stated that the Commission still has three vacant seats, and shared recruitment ideas with the Commissioners. ADJOURNMENT The meeting was adjourned at 7:02 p.m. Respectfully submitted, ____________________________________________ DAVID ROSS, VICE CHAIRPERSON 4