Village Centers & Design District DRAFT #2

[Rob Tucker]

Puna Community Development Plan (CDP)
Land Use Working Group
Village Centers/Design Districts Subgroup

Draft Report
Due: 2/15/06

Village Centers/Design Districts Subgroup

Table of Contents

Introduction

I. Goals

II. Objectives

III. Recommendations

IV. How Recommendations Address:
A. Relationship to recommendations and statements in 2005 General Plan and other previously written plans
B. Relationship to public input received in CDP process
C. Agreement in the community with recommendations see B
D. Community Resistance or Potential Obstacles
E. Who will need to carry out the recommendations Who should be primarily responsible for carrying out the recommendations
F. Laws, codes or General Plan changes needed

V. Funding

VI. Input from the Community see B

VII. Meeting records, dates, locations, attendance sheets
Blue = a deletion, notation or text added since last version or still open item



Village Centers/Design Districts


INTRODUCTION
The most commented theme subcategory in the 3394 ideas gathered at the first 130 small group meetings was "Community Center - Village Center" (205 ideas). The Puna CDP summarized community input in this subcategory as follows: " Puna residents would like to see more community centers that are walkable with park, schools and locally owned shops to provide the basic needs and services for the participant without having to drive long distance in an automobile. Participants expressed the need for more community based economic development by having small village centers that stay true to Puna's uniqueness and creating more gathering places for residents to interact, shop, work, learn and play".

Many participants stated their wish to guide commercial development to preserve the character and history of the affected community. A method for doing that and addressed in the report is the use of 'design districts' and related guidelines.


I. GOALS ("Desired outcomes"

A. Report Goal #1: To encourage and support communities in our rapidly growing Puna region that wish to enhance existing or establish new village centers (VCs) and gathering places where residents can obtain basic goods and services without needing to travel long distances. Communities will continue to grow. In the process, neighbors can take initiative to address their distinct desires, and preserve and enhance the character of their community by having a voice in the village centers form of commercial development. The alternative is accepting what developers independently decide.

B. Report Goal #2: To encourage and support communities in Puna to seek ways to guide development and preservation of structures and settings that is reflective of Hawaiian history and culture.

II. OBJECTIVES ("How to meet goals"

A. Objective #1: Communities will begin to consider supporting creating village centers with scope and size suitable for their immediate and surroundings areas. A description of three basic types of village centers and parameters is provided currently in the County of Hawaii General Plan, Land Use Commercial Development (14.3.4 Standards) as an initial reference point:

There are three basic types of shopping centers:

(a) Neighborhood Centers
• Provide: Convenience goods, e.g., foods, drugs, and personal services.
• Major Shops: Supermarket and/or drug store.
• Number of Shops: 5 to 15.
• Acreage: 5 to 10 acres.
• Approximate Market: 3,000 people.
(b) Community Centers
• Provide: Convenience goods, plus "soft line" items, such as clothing, and "hard
line" items, such as hardware and small appliances.
• Major Shops: Variety or junior department store.
• Number of Shops: 20 to 40.
• Acreage: 10 to 30 acres.
• Approximate Market: 15,000 people.
© Regional Centers
• Provide: Full range of merchandise and services.
• Major Shops: Full size department store.
• Number of Shops: 40.
(general plan didn't state acreage) 30 acres?
• Approximate Market: 50,000 people.

B. Objective #2: There will be Puna-wide encouragement and support to communities that wish to pursue design district status and guidelines.

C. Objective #3. Communities will consider their own community cultural, social and economic history when deciding whether to pursue design district status or guidelines.

III. RECOMMENDATIONS (prioritized, how to start or finish an objective, such as a policy, project, justifications, sources of information)

A. Recommendation #1: Communities should first consider the following general criteria and situations as they pertain to their area when exploring village center possibilities:

Set back off highway
Acreage based on population density
Enterprise zone
Access to water, sewer, electric
Roads (into & out of)
Hazards awareness
Proximity to historic/established community areas
Sufficient municipal parking

B. Recommendation #2: Communities should consider a list of village center "people focused" possible attributes when exploring village center possibilities in their areas. A list of attributes has been compiled and suggestions as to each attribute's suitability for each type of village centers are offered below:
1. Neighborhood Village Center (NVC) - Example: Kurtistown
a. 5-10 acres
b. 3,000 population
c. 5-15 shops such as convenience (prefer Mom & Pop type), food, drugs, personal services

VC Possible Attributes: (Cathi will crosscheck all w/community input)

Community Flavor- mandatory vs. 7-11 strip mall type flavor
Meeting space/community center- in every neighborhood desired
Social Opportunities- to talk story such as places for chance
meetings like central post office box location, neighborhood bulletin boards, community pavilion mandatory
Design District-Maybe too small to institute Design District, on the other hand, Volcano Village good example of where it could work
Farmer’s Market-may be of too big a scale to have in NVC but a few stores w/ outside product stands should be allowed
General Store-may be too big for NVC but small mom & pops more desireable, depends what you mean by General Store
Banking-NVC may be too small to support small bank branch but at least one ATM should definitely be provided in NVC
Food-NVC should definitely make provisions for small food establishments such as small mom & pop type like BBQ Chix shops but no major fast food establishments such as Taco Bells should be allowed in NVCs
Green centers- like a small neighborhood park where you could have neighborhood BBQ should be part of every NVC
People pedestrian friendly- shall definitely be an attribute of any village center regardless of size; the most important subattribute of a Village Center being pedestrian friendly is for the village to be safe for pedestrians and should have adequate sidewalks and crosswalks
Small scale accommodations- such as B&B’s don’t necessarily have to be located in NVC but should be allowed in neighborhoods as long as they meet the normal, “Special Use” zoning requirements
Healthy activities- like walking and biking should be allotted for within every NVC by the use of tree shaded walks, benches and bike parking
Hawaii-Big Island feel design- should be mandatory for any village center
Multi-family housing- may not be appropriate except for live/work units above small shops in NVC
Medical facilities- like a few small doctor/dentist offices should be allowed within NVC
Cultural opportunities- may be more appropriate in large village centers but small neighborhood coffee shop could be venue for cultural opportunities within NVCs
Smart parking- i.e. parallel in front w/larger parking lot in ancillary locations should be part of NVC such as in Honomu
Transit centers- need to be considered as part of NVC so that commuters could also have easy access to neighborhood stores and services
County, State & other public services -may be of too small scale to have in every NVC
Public restrooms- not necessary to provide in every neighborhood but nice if they are as part of park
Live/work concept -like plantation villages should definitely be part of neighborhood village centers such as Papaikou
Security/Neighborhood Watch/Positive police response- shall be part of every neighborhood village center
Education centers/opportunities- would be nice in every neighborhood but may not have facilities, therefore should be relegated to CVC
Legacy- and prepare for future generations should be part of every NVC, therefore plots of land should be set aside for specific uses like parks, community services
Open space preservation- big & little ways should also be part of every NVC, for example, preserve that little plot of land for a small community park with meeting room in every neighborhood
Encourage tax $ to stay in area- by encouraging local businesses to thrive vs. big box stores in every NVC
Business improvement area- see if can get designated federal dollars to help set infrastructure in place for dedicated community Village Centers as antidote for sprawl and traffic congestion
Lighting- appropriate to the area shall be part of every Neighborhood Village Center, i.e. that is minimally invasive to the environment lighting that will ensure safety but not pollute the nighttime sky for telescope viewing should be utilized
Small business- friendly and conducive atmosphere should be promoted in NVC by limiting big box competition

2. Community Village Center (CVC) - example Volcano
a. 10-30 acres
b. 15,000 people
c. 20-40 shops such as convenience, soft line, hard line & small appliances

VC Possible Attributes:

Community Flavor- mandatory vs 7-11 strip mall type flavor
Meeting space/community center- mandatory for a Community Village Center
Social Opportunities- to talk story such as places for chance meetings like central post office boxes location, neighborhood bulletin boards, community pavilions & gardens, mandatory
Design District-medium sized Village Center should definitely consider having mandatory Design District Guidelines to make sure all the buildings in the CVC look cohesive and of the area rather than imported Subway, for example type buildings
Farmer’s Market -definitely appropriate in Community Village Centers because will have critical mass to support market. For example, Maku’u Farmer’s Market
General Store-definitely appropriate here, e.g. Ace or True Value Hardware, J. Hara’s
Banking-small bank branch should definitely be provided in Community Village Center, for example, BOH and 1st Hawaiian in Pahoa but we need also in Mt. View
Food-medium sized food establishments such as coffeeshops, plate lunch establishments that reflect the community should be allowed in CVC
Green centers- should also be part of every community village center; village greens should be the size to have a couple of ball fields, dog park, recreation activities, etc.
People pedestrian friendly- shall definitely be part of any village center regardless of size. The most important subattribute of a Village Center being pedestrian friendly is for the village to be safe for pedestrians and should have adequate sidewalks and crosswalks
Small scale accommodations- such as B&B’s don’t necessarily have to be located in CVC but should be allowed w/I the community as long as they meet the normal, “Special Use” zoning requirements
Healthy activities- like walking and biking should be allotted for within every Community Village Center by the use of tree shaded walks, benches and bike parking
Hawaii-Big Island feel design- should be mandatory to community village center
Multi-family housing- may be more appropriate such as live/work units above small shops in CVC
Medical facilities- like a few small doctor/dentist offices and maybe a small but not too large clinic should be allowed within CVC
Cultural opportunities- in small to medium sized venues such as coffee house size up to small theater should be considered for CVCs
Smart parking- i.e. parallel in front w/larger parking lot in ancillary locations should be part of CVC such as in Honoka’a
Transit centers- need to be considered as part of CVC so that commuters could also have easy access to community stores and services, i.e. medium sized stores, services near bus stop
County, State & other public services- such as small scale Police substation should be considered as part of CVC
Public restrooms- nice to provide as part of Community Village Centers Park Live/work concept- like plantation villages should definitely be part of community village centers such as Papaikou
Security/Neighborhood Watch/Positive police response- shall be part of every community village center with possible mini police substation and security video cameras
Education centers/opportunities -would be nice in every community, therefore should be mandated in CVC
Legacy- and prepare for future generations should be part of every CVC, therefore plots of land should be set aside for specific uses like parks, community services
Open space preservation- big & little ways should also be part of every CVC, for example preserve at least one medium sized plot of land for a medium sized community park with meeting room in every community
Encourage tax $- to stay in area by encouraging local businesses to thrive vs. big box stores in every CVC
Business improvement area- See if can get designated federal dollars to help set infrastructure in place for dedicated Community Village Centers as antidote for sprawl and traffic congestion
Lighting- appropriate to the area shall be part of every Community Village Center, i.e. that is minimally invasive to the environment lighting that will ensure safety but not pollute the nighttime sky for telescope viewing should be utilized
Small business friendly- and conducive atmosphere should be promoted in CVC by limiting big box competition
Elin checking into light industries connotations

3. Regional Village Center (RVC) - example Kea'au
a. > 30 acres
b. 50,000 population
c. > 40 shops, full range of merchandise & services

VC Possible Attributes:

Community flavor mandatory vs 7-11 strip mall flavor
Meeting space/community center- mandatory, at least one for Town Hall type meetings
Social Opportunities- to talk story such as places for chance meetings like post office boxes, neighborhood bulletin boards, community pavilions & gardens mandatory
Design District-having a design district for the Regional Village Centers will enhance the sense of place and cohesive architectural design will unify the community and could only increase property values; for example Waimea vs. Walmart/Hilo
Farmer’s Market- definitely appropriate here; for example, Kea’au Farmer’s Market
General Stores- may get sized out by larger stores in Regional Village Center
Banking-Regular size bank branches as well as alternatives such as Credit Unions should be provided in Regional Village Centers such as Kea’au
Food-Large food establishments such as McDonalds, Pizza Hut should be and are already allowed in Regional Village Centers such as Kea’au Shopping Center
Green centers such as W.H. Shipman Regional Park should be part of every Regional Village Center; the green centers to be considered should be of the recreation complex size.
People pedestrian friendly- shall definitely be part of any village center regardless of size; the most important sub-attribute of a Village Center being pedestrian friendly is for the village to be safe for pedestrians and should have adequate sidewalks and crosswalks.
Small scale accommodations- such as B&B’s don’t necessarily have to be located in RVC but should be allowed in the region as long as they meet the normal “Special Use” zoning requirements
Healthy activities- like walking and biking should be allotted for within every Regional Village Center by the use of tree shaded walks, benches and bike parking.
Hawaii-Big Island feel design- should be mandatory for all village centers
Multi-family housing- definitely appropriate in RVC especially live/work units above small shops
Medical facilities- including small clinic/hospital should be allowed, planned for and mandated within RVC
Cultural opportunities- in medium to large sized venues such as small theater to large auditorium should be considered for RVCs
Smart parking- i.e. parallel in front w/large parking lot in ancillary location should be part of RVC such as in Hilo
Transit centers- need to be considered as part of RVC so that commuters could also have easy access to community stores and services, i.e. large sized stores, services near bus transfer station like Ala Moana
County, State & other public services- shall definitely be provided in “second city” offices of RVC
Public restrooms- nice to provide as part of RVC but will most likely be in multiple places such as public buildings
Live/work concept- like plantation villages should definitely be part of regional village centers such as Papaikou
Security/Neighborhood Watch/Positive police response- shall be part of every be part of every community village center with possible mini police substation and security video cameras
Education centers/opportunities- mandatory in every RVC so that one doesn’t have to travel great distances for education
Legacy- and prepare for future generations should be part of every RVC, therefore; plots of land should be set aside for specific uses like parks, community services
Open space preservation- big & little ways should also be part of every RVC, for example, preserve at least one large plot of land for a large community park in every region
Encourage tax $- to stay in area by encouraging local businesses to thrive vs. big box stores in every RVC
Business improvement area- see if can get designated federal dollars to help set infrastructure in place for dedicated Regional Village Centers as antidote for sprawl and traffic congestion
Lighting- appropriate to the area shall be part of every RVC, i.e. that is minimally invasive to the environment lighting that will ensure safety but not pollute the nighttime sky for telescope viewing should be utilized.
Small business friendly- and conducive atmosphere should be promoted in RVC by limiting big box competition

C. Recommendation #3: Communities should consider their area location, population base with build-out, general characteristics and geographical situation in relation to other Puna neighborhoods when exploring scope and size of village centers. Using this criteria, potential general locales in Puna are listed below and a suggested type of village center for each. These may be appropriate for servicing that immediate and surrounding area and reducing congestion and long distance driving.

1. Kea’au – Regional Village Center
2. Pahoa - Regional Village Center
3. Haw’n Shores/Beaches - Neighborhood Village Center
4. Kaimu to Opihikao - Neighborhood Village Center w/ Black Sand, Kehena, Kaimu, Puna Beach Palisades, Seaview, Royal Gardens as catchment or feeder areas
5. Nanawale - Neighborhood Village Center
6. Leilani Estates - Neighborhood Village Center
7. Glenwood - Neighborhood Village Center w/ Fern Forest, Orchid Isle Estates, Eden Roc & Aloha Estates as catchment or feeder areas
8. Kurtistown - Neighborhood Village Center w/ Hawaiian Acres as a catchment or feeder area
9. Mt. View - Community Village Center w/Pacific Paradise Mt. View Manor, Eden Roc, Fern Acres, Hawaiian Acres, Aloha Estates, Ola’a Scenic Lands, Hawaiian Island Paradise, Hilo Acres, Pacific Paradise Development as catchment or feeder areas
10. Orchidland - Community Village Center
11. HPP - Community Village Center
12. Volcano - Community Village Center w/ Royal Hawaiian, Ohia Estates, Volcano Village, Hawaiian Orchid Island, Mauna Loa Estates & Volcano Golf & Country Club as catchment or feeder areas
13. Ainaloa - Community Village Center w/ Tiki Gardens & Hawaiian Acres as catchment or feeder areas
14. Kapoho - Neighborhood Village Center

***Can Skip or Erica make 'colored dots' on map for potential/existing village centers general locales??

D. Recommendation #4: If area residents or stakeholders desire to have a village center or design district they should notify county planning authorities so a process can be initiated and to see if there's any community driven/collaboration processes that will ensure community desires are implemented.

E. Recommendation #5: A Puna district-wide set of broad design guidelines should be established that applies to all Puna design districts to ensure development and preservation efforts are locale based and consistent with Hawaiian characteristics.


IV. HOW RECOMMENDATIONS ADDRESS:

A. Relationship to recommendations and statements in 2005 General Plan and other previously written plans

· County of Hawaii General Plan, Land Use Commercial Development (14.3.4 Standards) . (Types of basic village centers used in this report are excerpted from this plan.)

· Puna Regional Circulation Report – Prepared by Townscape, Inc. for County of Hawai’i Planning Department – November 2005 (Jonathan to look at time permitting)
· Hawaiian Paradise Park Community Master Plan (draft)REV. 2005 SECTION II LAND USE PLAN 2.1 OBJECTIVES OF THE LAND USE PLAN (This community supports a village center approach as shown in its plan below.)
The major development theme that is a change to the plan of the original developer of the subdivision is the addition of mixed-use areas which may include light industrial and commercial development. It is central to the Plan that the rural theme of the original developer should be preserved. It is recommended that, as property is developed, a green border of approximately 10 feet be left along the side and back boundaries to provide habitat for birds and wildlife. It is further recommended that general landscaping preserve native plants such as the ohia tree.

In the developer’s original plan there were several 20-acre parcels set aside for commercial development although none have ever been zoned for that purpose. It is proposed in this Master Plan that three of those 20-acre parcels be designated as “Village Centers” and zoned for mixed use. The HPP community envisions each Village Center as a small neighborhood shopping and professional services center surrounding a village green. Typical commercial establishments would be small food stores, fruit and vegetable outlets, variety stores, hardware stores, small clothing stores, professional offices, small restaurants, branch banks. We encourage the development of residential walkup apartments of no more than two stories in height to meet the needs of the elderly or for families just starting out. The village greens could be used for entertainment or farmer’s market type of activities as well as just a large green space for relaxation, lawn sports and recreation.
One 20-acre parcel on Kaloli and 14th Avenue should be zoned light industrial in order to permit that some type of auto repair or service outlet areas such as sheet metal shops or agriculturally-based products such as irrigation systems or greenhouse fabrication units can exist legally within the boundaries of the community. Also, the 46 one-acre lots that front 33rd Avenue between Maku‘u and Paradise Drive should be re-designated light industrial to reflect the original 1995 Master Plan proposal with modifications.
Cottage industry that would not create extra traffic or nuisance to neighbors will be permissible throughout HPP.
· Central Puna Water Master Plan - County of Hawaii Department of Water Supply – prepared by Roy Takemoto, March 1999 (Document Scanned by Kim Tavares - www.hismec.org) (Rob to look at)
· Pahoa Village Park Marketing and Business Plan - submitted to The Department of Business, Economic Development and Tourism Community Based Economic Development Program State of Hawaii by Mainstreet Pahoa Association, Inc., December 1997 ( Copy available to borrow at Pahoa Library starting April 1st) (Rob checking on)
· Mainstreet Pahoa, Imua Pahoa! - Mainsteet Pahoa Strategic Plan 1994 to 2000 prepared by Community Management Associates, September 20 1994 (Rob checking on)
· Volcano Vision 2020; REVISION YEAR 2001; DESIGN GUIDELINES (Kent - want to put a brief statement summary of Volcano's goals?)
Goal 1: Preserve the forested environment by reducing, or mitigating the amount of orest which would have to be removed for any development:
1. Encourage the sharing of access roads and parking especially for contiguous commercial development.
2. Explore ideas such as a transfer of parking requirements, which would allow businesses to avoid removing forest for parking by the establishment of a village parking lot on already cleared lots, appropriately located and designed.
3. Continue to lobby the County to defer enforcement of the requirements for curbs, gutters, and sidewalks.
4. Encourage the preservation of the native landscape and the replanting of unused or vacant cleared lands with native species.
5. Strongly encourage the utility companies to share the same poles to prevent the proliferation of overlapping pole lines; and encourage underground utilities wherever possible.
6. Encourage the installation of underground utilities in commercial corridors.
7. Work to enforce litter laws in the Volcano Community.

Goal 2: Preserve the historic structures and, in future construction, the flavor and feel of the core area of the Village:
1. Encourage the establishment of a new zoning category, “CR - Rural Commercial,” to include an amended set of permissible uses, setbacks, minimum lot size, etc.
2. Encourage the establishment of a set of design guidelines for Rural Commercial, which would contain: restrictions on use, and stipulations for buffers, setbacks, lighting and building height; considerations of landscape elements, roof line, building materials, issues of compatibility with surrounding uses and structures, appearance, colors, etc.
3. Encourage the preparation of a design workbook for Rural Commercial zoning based on the existing structures in the Village to act as a guide for landscaping, site planning, designing and building commercial structures that would merely be suggestions of how structures could look in order to be well-integrated into the community; and the creation of a community design review committee, which would be available for consultations about the design guidelines.
4. Explore the creation of a Special Design District, which would set new standards in the commercial corridor.
· Puna Community Development Plan – Prepared by Community Management Associates, Inc. for The County of Hawai’i Planning Department – October 1995 (Document Scanned by Kim Tavares - www.hismec.org) (Robin to look at copy for relevant excerpts)
· Puna Community Development Plan: Technical Reference Report – Prepared by Community Management Associates, Inc. for The County of Hawai’i Planning Department – January 15th, 1992 (Copy currently available to borrow at Hawai'i County Department of Research and Development) (Erica might ask McPeek)
· (Kailua-Kona is a Design District - Rob to ask who operates their plan and how successful)
· (Shipman has an extensive plan - Rob to ask Bill Walter)

B. Relationship to public input received in CDP process
(Cathi looking at community input)
C. Agreement in the community with the recommendations
(To check to the extent cdp input provides)
D. Community resistance or potential objections
Any in community input; other can project?
E. Who would need to carry out the recommendations Who should be primarily responsible for carrying out the recommendations? #1-5

(Home owner associations, community members, landowners, County Counciland…..???)

***Robin to look in docs from Whalen for general addressing of infrastructure needs to accomplish community village center goals.
***E or F? Jonathan to work on text re public infrastructure/sidewalks, 15 acres or less county authority to rezone…
***E or F? Jonathon to FU w/Sue Heinz/Steve McPeek/Kim Tavares re: Transferable Land Development Rights Conference in Kona Nov 8/9 ???
***E or F? Jonathan to ask JoAnne/Tavares re: Community Land Trusts & Training ****Erica to look at Kim's stuff****

F. Laws, codes or the General Plan needing to be amended to fulfill the recommendations (Jonathan working on)
***(Also what is CR-Rural Commercial zoning to allow? Jonathan doing as part of zoning)
***Jonathan to work on wording/mechanism re: identifying zoning changes available for Villages w/option for VDD Infrastructure???
***does Shipman need General Plan amendment for it's plans?

***(Dwight: Does Kaimu situation call for inclusion or referencing in the report someplace? ie: state zoned commercial, not be county, has tour buses, has noni facility, has limited design options?)
From Rob: I have spoken to Wesley Matsunaga at DLNR about the new road ands sub-division infrastructure on the Red Road near Kaimu.

These lots are intended to replace lots destroyed in the Kalapana lava flow. On what basis they will be awarded I do not know.

The lots are state land and will only be leased. Wesley says that there is nothing to prevent a commercial potential there except zoning which is currently AG.

He is sending me a map of the development.

V. FUNDING(Pending)

VI. INPUT FROM THE COMMUNITY
A. Should there be commercial land use outside of Pahoa and Keaau, and if so, where? (Cathi/Erica working on CDP community input)
B. Should the county be more restrictive or more lenient in granting special permits?(depends on case; look for relevant input in CDP community input)

VII. MEETING RECORD - DATES, LOCATIONS,