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HomeMy WebLinkAbout2017-03-21 Kailua Village Design Commission Minutes KAILUA VILLAGE DESIGN COMMISSION COUNTY OF HAWAI‘I MINUTES Meeting Date: March 21, 2017 Time: 5:16 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: Shaun Roth, Alvin Akina, Jr., Ann Kern, Zon Sullenberger and Mark Van Pernis Absent and Excused: Theresa Andreae, Fanny Au Hoy and Peter Dahlberg Planning Department: Bennett Mark (Planning Program Manager), Terry Dunlap (Planner) and Noriko Sauer (Commission Secretary) Applicants/Representatives: Steve Herbert, Douglas Abell, Tom Harry, Boe Greene and Jerry Chang Public: Max Newberg, Ross Wilson and Councilmember Dru Kanuha A quorum was present. In the absence of Chairman Dahlberg, Vice Chairman Roth called the meeting to order. The Commissioners introduced themselves. APPROVAL OF MINUTES Minutes of the Meeting of February 21, 2017 Vice Chairman Roth asked if there were any corrections to the minutes. No corrections were offered, and the minutes were approved as circulated. STATEMENTS FROM THE PUBLIC ON AGENDA ITEMS There was no one from the public who wished to provide statements regarding the agenda items. NEW BUSINESS 1. Proposed Grand Kona Resort, consisting of a four-story multi-family complex, over a parking level, containing a maximum of 92 dwelling units. Project consists of 46 three-bedroom units that can be split into two dwelling units consisting of a two-bedroom unit and a one-bedroom unit for a maximum total of 92 dwelling units. Also included are common amenities for the members such as a lobby, swimming pool and fitness center. The building also includes a porte-cochere along Ali‘i Drive. 1 Applicant: Diamond Resorts Kona II Development, LLC Landowner: DPM Acquisition, LLC TMK: (3) 7-5-018: 011 Location: 75-5868 Ali‘i Drive, Kailua-Kona, HI 96740 Mr. Dunlap displayed site photographs, and described the proposed project with the applicant’s drawings and material samples. He said that the previous owner had been granted a Special Management Area Use Permit in 1998, which was extended until 2019; however, the current proposal was not consistent with the permit, therefore the applicant would have to obtain an amendment or a new Special Management Area Use Permit from the Leeward Planning Commission before they could proceed. He noted that if the applicant were to subsequently change the exterior design, they would have to come back to the Kailua Village Design Commission for its review and recommendation on the new design. He further noted that they would also have to obtain a new Plan Approval, as the previous one had been expired in 2009 and the building layout had since been changed. In response to Commissioner Van Pernis’ questions, Mr. Dunlap stated that the proposal was described as a timeshare project, that the plan indicated to provide 115 parking stalls as required, and that no street parking was proposed. He clarified that the regulations on street parking, including related street signs, were administered by the Department of Public Works (“DPW”). Mr. Steve Herbert introduced himself as a local civil engineer, and said that he had first been involved in the installation of a twelve-inch water line done by the previous owner. He said that the current owner had subsequently asked him to do civil design work for the subject project, including the sidewalks, curbs and the Americans with Disabilities Act compliance, which had all been approved by DPW. He then introduced Messrs. Douglas Abell, Tom Harry and Boe Greene as construction/development consultant for Diamond Resorts International, the project’s architect from HKS Architects and representative from Diamond Resorts International, respectively. Mr. Harry presented additional information and explained the design concept. He said that his challenge had been to place the units on the existing parking structure in a manner that would make the project function properly, look good and fit in the Kailua Village. He said that they were conscious of their public presence and intended to create a lively resort atmosphere. In regard to the materials, he said that they had chosen cementitious products over wood because of their high performance quality, specifically durability and color longevity. Commissioner Van Pernis expressed his concern about traffic impact on Ali‘i Drive, especially by additional cars traveling into and out of the porte cochère. In response to his question as to whether or not any traffic studies had been conducted, the applicant’s representatives answered that there had been some studies done in the past but not specific to the proposed project. Commissioner Van Pernis also asked if the access could be off of Kahakai Road. Mr. Harry responded that that would not be possible without demolishing the existing parking structure, which the applicant considered an asset. He added that Kahakai Road would not be suitable for access as it was a narrow sloping road. Vice Chairman Roth pointed out also that DPW would not allow access right by an intersection. 2 Commissioner Van Pernis asked if there was any designated area for vendor or service deliveries. Mr. Harry pointed to a loading zone by the service entrance in the back of the parking, and said that they did not anticipate heavy use since there would be no restaurants on site, and that no trucks would be turning into the porte cochère. He added, however, that certain businesses like FedEx or UPS were expected to use the porte cochère area. Commissioner Sullenberger noted that there were no elevations included in the submittal, illustrating the articulation of the lower portion of the building along Kahakai Road, and said that he was concerned about the 20-foot blank wall. Mr. Harry reiterated that they were working with the existing structure, and said that Belt Collins was the landscape architect on board, and that their landscape program was also aimed at better hiding the wall. He briefly described their landscape plan. Vice Chairman Roth, noting that their landscape plan was also not included in the application package, asked if Mr. Harry could represent that the areas facing Kahakai Road would be landscaped in a manner that was similar to what was shown on the Ali‘i Drive frontage. Mr. Harry confirmed that that would be the case. Commissioner Kern commented that Belt Collins being a Hawai‘i-based landscaper, would be more sensitive to the locale and therefore should be able to produce an appropriate landscape design. Commissioner Akina asked whether or not the rendition of the drawings was true to the actual colors. Mr. Harry responded that aside from the effect of the sunlight that might make the actual colors a little lighter, their presentation was very close to the intended colors. Commissioner Van Pernis asked whether the timeshare units would be marketed as three-bedroom units or one- and two-bedroom units. Mr. Greene responded that they were not sure at present, and that that would depend on what was finally approved. Mr. Greene further explained that their buyers would buy points within their Collection products, such as Resorts in Hawai‘i Collection, and use them to stay in any of one-, two-, or three-bedroom units depending on the number of points they would want to spend. Vice Chairman Roth expressed his appreciation for the architectural design that put the active elements up in the front, which he said, together with the façade design and the Kona-look palette of materials, articulated Ali‘i Drive in such a way that was superior to many other projects in the area. However, he suggested that the Commission should ask the applicant to be specific about providing the landscaping all the way around since it was not shown on the plans. He added that he was a little concerned about the elimination of existing parking spaces on Kahakai Road, which were used all the time, and said that it would be a constant battle to keep people out of the landscaping even with the sidewalk. Mr. Dunlap commented that his understanding was that DPW was requiring vertical curbs as opposed to drivable curbs. Commissioner Van Pernis clarified that he was in favor of the looks of the project, but that he was concerned that because it was a huge project operated as a commercial hotel, Ali‘i Drive might become their personal access road. He said that unless it was prohibited and enforced, people would park along their sidewalk. He further said that while traffic issues might not be within the purview of the Commission, the Commission owed to the public to protect Ali‘i Drive. He then suggested that the matter be deferred until such time that a specific landscape plan was provided and the possibility of access off of Kahakai Road and a traffic study was reconsidered. Vice 3 Chairman Roth reiterated his position that the proposed access location made the most sense because of the road intersection and the sight distance. Commissioner Kern noted that street parking was already prohibited along that particular stretch of Ali‘i Drive. She opined that the proposed 115 parking spaces would accommodate all the parking needs of their guests, and that many of their guests would probably choose to walk once checked in as there were various attractions within walking distance. She added that she was thrilled to see this attractive project happening at the site. Upon confirming with Mr. Herbert that the sidewalk would be right next to the edge of the vehicle lane of Ali‘i Drive, Vice Chairman Roth pointed out that in order to do street parking a motorist would have to drive over the high curb or the car would be within the travel lane. He then recommended approving the proposal on a condition that the Kahakai Road frontage be landscaped in a manner similar to what was shown on the Ali‘i Drive frontage. Mr. Dunlap observed that the drawings did not show any trees in front of the porte cochère, and asked Mr. Harry whether that was intentional or oversight. Mr. Harry responded that it was not intentional except that the main purpose of the rendering was to show the architecture, and that he would defer to the Commission’s recommendation. Vice Chairman Roth noted that there was an exception in having no trees in that location for visibility purposes; the motorist would need a clear view of the sidewalk as he/she pulled out of the porte cochère. Commissioner Kern also pointed out that there might not be enough space for tree roots. It was moved by Commissioner Kern that the Commission forward to the Planning Director a recommendation for approval of the proposed project. In response to Commissioner Van Pernis’ question as to whether or not a condition for landscaping should be included, Commissioner Kern said that she was trying to avoid making the applicant come back for the Commission’s further review. Vice Chairman Roth commented that the condition could be worded in such a way that the applicant would not have to come back; for instance, the landscaping on all three sides should be consistent with what was shown on Ali‘i Drive. Commissioner Van Pernis suggested that the wording be further clarified by stating “all sides facing the public right-of-way.” Commissioner Kern agreed to make that part of her motion, and Commissioner Sullenberger seconded the motion. Commissioner Van Pernis asked if his abstention would make the motion fail and would necessitate the applicant to come back for lack of a quorum. Mr. Mark answered that every Commissioner, including the Vice Chairman in this case, had to vote. A roll call vote was taken and the motion carried with five ayes (Kern, Sullenberger, Akina, Van Pernis and Roth) and three absent and excused (Andreae, Au Hoy and Dahlberg). OLD BUSINESS 1. Finalize letter to Department of Public Works regarding enforcement of the Sign Code within Kailua Village Special District. It was moved by Commissioner Van Pernis and seconded by Commissioner Sullenberger that the Commission finalize and sign the letter as circulated, including previously suggested revisions, and that staff obtain signatures from the Commissioners who were not present, and send it out as soon as possible. 4 Making reference to the first sentence on Page 2, “We invite you to attend one of our future meetings, as your schedule allows,” Commissioner Kern questioned if the DPW should be afforded that much scheduling flexibility. She further noted that the Commission’s initial intent, as well as the original draft, had been to invite them to the next regular meeting following the letter. She added that with the phrase as written the Commission might end up waiting for a long time. Vice Chairman Roth questioned, however, if the Commission would be willing to further delay transmitting the letter and continue the discussion on that particular point at the next meeting, which might be a month away. After a short discussion the Commission came to a consensus that the letter should be transmitted as soon as possible. A roll call vote was taken and the motion carried with five ayes (Van Pernis, Sullenberger, Akina, Kern and Roth) and three absent and excused (Andreae, Au Hoy and Dahlberg). ADMINISTRATIVE MATTERS None. ANNOUNCEMENTS Next meeting tentatively scheduled for April 4, 2017 Mr. Mark announced that there were no applications to be agendized for the April 4, 2017, meeting; therefore, the meeting was cancelled. He said that the following scheduled date was April 18, 2017. Mr. Mark took the opportunity to thank the Commissioners who were continuing to serve after their terms had expired. He said that the Commission currently had seven positions that were actually available, but that the County was having difficulty in recruiting new members. He asked the Commissioners to refer potential candidates to him, if they knew anyone who might be interested in making a difference in the Kailua Village. ADJOURNMENT There being no further business, Vice Chairman Roth adjourned the meeting at 6:36 p.m. Respectfully submitted, Noriko Sauer, Secretary A T T E S T: Shaun Roth, Vice Chairman Kailua Village Design Commission 5