01-26-2007, 06:52 AM
Orchidland Estates Design Plan 2007
Submitted by Kristie Goin 1/26/07
I. Introduction The Orchidland Design Plan 2007 has been prepared to guide the Community Association, developers, Planning Department, Planning Commission, County Council and other governmental agencies in addressing development in Orchidland Estates Subdivision (OLE).
This twenty-year plan is based upon community input gathered from numerous surveys and community planning meetings and may be revised by the Orchidland Community as needed.
A. Vision Statement Orchidland Estates Subdivision’s vision is to maintain Orchidland Estates (OLE) as a peaceful, desirable, rural and agricultural community. We support the development of a single Neighborhood Center located along the lower portion of Orchidland Drive. This Neighborhood Center will be planned to serve the basic needs of our community independent of other urban centers.
B. Purpose Our purpose is to guarantee the residents and lot owners of OLE a strong voice in the future and development of our community and to ensure control over its destiny through ongoing communication with residents and lot owners and dialogue with potential developers and the County of Hawaii. Further, we seek to set guidelines for commercial development in Orchidland Estates which protect and maintain the community’s vision, preventing strip mall-type development while encouraging a Neighborhood Center-style design consistent with providing basic, essential goods and services and mitigating reliance on Highway 130 as a lifeline to necessary services.
C. Boundaries (see map, Appendix 1) The boundaries of Orchidland Estates are: Highway 130 and Pohaku Circle (makai); Ainaloa Blvd. (south); 40th and 42nd Ave. (mauka); and Pohaku Dr. and Pualani (north).
D. Existing Conditions At the present time one multi-tenant commercial development and a light industrial storage facility exist between 34th Ave. and the highway. A second multi-tenant commercial development has been approved between 34 th and 35th. Additionally, a church fronts Highway 130 adjacent to the commercial development, and numerous private residences exist within the designated Neighborhood Center.
E. Areas of Concern
1. Historic Historic and archaeological sites shall be protected.
2. Roads The roads in Orchidland Estates are privately-owned and are maintained at lot owners’ expense. Therefore, the community desires to limit commercial development to providing basic services to community 2 members rather than becoming a commercial center for other subdivisions in the area.
There is no intent to pave side roads in the subdivision, with the possible exception of 37th Ave. Non-agricultural commercial establishments are to be located within the designated Neighborhood Center, with the exception of small in-home businesses with low traffic impact. No high- traffic impact developments, including schools and churches, may be located on unpaved roads.
3. Ecological/environmental Environmental concerns are the single most important issue to OLE lot owners and residents. It is the desire of residents to maintain the subdivision in its natural state as much as possible by limiting bulldozing of entire lots and deforestation, especially the destruction of older-growth forests and habitats for endangered species of indigenous plants and animals. Protection of views and vistas; air, water and soil quality; disposal of wastewater and solid waste; noise levels; and encouragement of alternative energy are other important considerations. Additionally, the numerous caves and lava tubes in the area present environmental as well as safety concerns.
4. Hazards
a. Flooding Diversion of the Kahikopele River in the 1930’s has resulted in severe flooding problems for areas of the subdivision. Some residents are cut off from access to emergency services (as well as access to their homes) during periods of heavy rainfall. To date, all attempts by the Orchidland Community Association (OLCA) to obtain County, State and/or Federal assistance in dealing with this problem have been unsuccessful. All lot owners and developers must allow for water drainage and prevent diversion of run-off onto neighboring lots.
b. Caves and Lava Tubes Numerous caves and lava tubes run under OLE, most notably near Auli`i St. and 40 th Ave. near Orchidland Dr. All owners and developers are encouraged to exercise precaution while developing lots in the area, especially bulldozing.
5. Rezoning There shall be no rezoning of any portion of OLE.
II. Land Use The predominant land use shall be consistent with the A-1a and A-3a zoning for residential and agricultural use.
A. Special Use Permit applicants must submit their proposals to the Orchidland Community Association Board of Directors with a Record of Environmental Consideration for review no later than the next regularly-scheduled Board meeting following filing of the special use permit application with the Planning Department, and at least 30 days preceding any hearing before the Planning Commission.
B. Before receiving approval by the County, developers shall be required to participate in a charrette planning meeting involving community members, OLCA Directors, representatives of the Planning, Health and Fire Departments and other interested parties.
C. Guidelines for Developers
1. Commercial retail services must be located within the designated Neighborhood Center.
2. High-traffic impact special uses (including but not limited to schools and churches) may not be located on unpaved side roads. Nearby lot owners’ input on such developments must be considered and, if unfavorable, a reasonable compromise reached before the permit is approved by the County.
3. Developers shall provide (or cause the State or County to provide) a stoplight or roundabout at the intersection of Orchidland Drive and Highway 130 and a lighted crosswalk across Orchidland Drive within the Neighborhood Center.
4. Lot owners’ views and vistas shall be considered and protected.
5. Developers shall be required to pay commercial-scale road maintenance fees as established by OLCA.
III. Neighborhood Center Guidelines
A. The Neighborhood Center shall be located along Orchidland Drive from Highway 130 to halfway between 34th and 35th Avenues.
B. Developments within the Neighborhood Center must be consistent with Big Island-style design and not obstruct neighbor’s views and vistas.
C. Each development must provide 6-foot sidewalks with a 15- to 20-foot curb radius, plus a (minimum) 4-foot Big-Island-style landscape barrier between the development and the Association’s roads and easements. Additionally, sidewalks must be provided within the development to allow for pedestrian safety.
D. All developers must provide for ingress and egress from their developments which support the safe flow of through traffic, including non- motorized vehicles and pedestrians.
E. Parking for the development must be away from the private road and its easements, within the boundaries of the developed lot, and properly lit (with Ballard lighting whenever possible).
F. Developers must provide for bus stops within any multi-tenant development.
G. Rest areas must be provided within the development, including rest room facilities and covered benches/seating.
H. Signs must comply with Big-Island design (no external neon signs or billboards).
I. Developers must provide for mitigation of trash generated by the commercial development, including removal of such rubbish from the roads.
J. No drive-through restaurants or taverns selling alcoholic beverages to be consumed on the premises shall be allowed within the subdivision.
K. Mixed use (single-tenant business plus single-family residence) shall be allowed within the Neighborhood Center as long as developers comply with these guidelines.
IV. Community Center
A. A Community Center and playground shall be located on the Orchidland Community Lot at 36 th and Orchidland Drive.
B. The Community Center parking lot shall serve as a park and ride lot for commuters Monday through Friday from 6:30 a.m. to 6:30 p.m.
C. OLCA may seek to partner with the County and other government agencies in development of the Community Center.
V. Residential/Non-Commercial Guidelines
A. The predominant land use within OLE shall be single-family residences and agricultural use.
B. No multi-family dwellings shall be permitted within OLE.
C. Small in-home businesses with low traffic impact shall be permitted.
D. Clear-cutting of lots and pin-to-pin bulldozing is discouraged.
E. No OLE lots shall be subdivided.
F. Cultural diversity shall be respected and encouraged.
VI. Transportation
A. Public transportation is desired within the subdivision, including marked bus stops, feeder line service to main bus routes, and frequent, regular service throughout the day.
B. Alternative, non-motorized modes of transportation such as walking, bicycles, horses and skateboards shall be encouraged and lanes for these activities provided (as space and monies allow).
C. A hike and bike path connecting OLE with Kea`au shall be developed with public monies along the Old Volcano Trail, accessible to the subdivision from the end of 40th Ave. (Kea`au side).
D. Any Orchidland roads used by the County for the purpose of emergency access, as well as any roads within or adjacent to properties which the County has rezoned from rural to urban shall become the sole responsibility of the County of Hawaii.
Submitted by Kristie Goin 1/26/07
I. Introduction The Orchidland Design Plan 2007 has been prepared to guide the Community Association, developers, Planning Department, Planning Commission, County Council and other governmental agencies in addressing development in Orchidland Estates Subdivision (OLE).
This twenty-year plan is based upon community input gathered from numerous surveys and community planning meetings and may be revised by the Orchidland Community as needed.
A. Vision Statement Orchidland Estates Subdivision’s vision is to maintain Orchidland Estates (OLE) as a peaceful, desirable, rural and agricultural community. We support the development of a single Neighborhood Center located along the lower portion of Orchidland Drive. This Neighborhood Center will be planned to serve the basic needs of our community independent of other urban centers.
B. Purpose Our purpose is to guarantee the residents and lot owners of OLE a strong voice in the future and development of our community and to ensure control over its destiny through ongoing communication with residents and lot owners and dialogue with potential developers and the County of Hawaii. Further, we seek to set guidelines for commercial development in Orchidland Estates which protect and maintain the community’s vision, preventing strip mall-type development while encouraging a Neighborhood Center-style design consistent with providing basic, essential goods and services and mitigating reliance on Highway 130 as a lifeline to necessary services.
C. Boundaries (see map, Appendix 1) The boundaries of Orchidland Estates are: Highway 130 and Pohaku Circle (makai); Ainaloa Blvd. (south); 40th and 42nd Ave. (mauka); and Pohaku Dr. and Pualani (north).
D. Existing Conditions At the present time one multi-tenant commercial development and a light industrial storage facility exist between 34th Ave. and the highway. A second multi-tenant commercial development has been approved between 34 th and 35th. Additionally, a church fronts Highway 130 adjacent to the commercial development, and numerous private residences exist within the designated Neighborhood Center.
E. Areas of Concern
1. Historic Historic and archaeological sites shall be protected.
2. Roads The roads in Orchidland Estates are privately-owned and are maintained at lot owners’ expense. Therefore, the community desires to limit commercial development to providing basic services to community 2 members rather than becoming a commercial center for other subdivisions in the area.
There is no intent to pave side roads in the subdivision, with the possible exception of 37th Ave. Non-agricultural commercial establishments are to be located within the designated Neighborhood Center, with the exception of small in-home businesses with low traffic impact. No high- traffic impact developments, including schools and churches, may be located on unpaved roads.
3. Ecological/environmental Environmental concerns are the single most important issue to OLE lot owners and residents. It is the desire of residents to maintain the subdivision in its natural state as much as possible by limiting bulldozing of entire lots and deforestation, especially the destruction of older-growth forests and habitats for endangered species of indigenous plants and animals. Protection of views and vistas; air, water and soil quality; disposal of wastewater and solid waste; noise levels; and encouragement of alternative energy are other important considerations. Additionally, the numerous caves and lava tubes in the area present environmental as well as safety concerns.
4. Hazards
a. Flooding Diversion of the Kahikopele River in the 1930’s has resulted in severe flooding problems for areas of the subdivision. Some residents are cut off from access to emergency services (as well as access to their homes) during periods of heavy rainfall. To date, all attempts by the Orchidland Community Association (OLCA) to obtain County, State and/or Federal assistance in dealing with this problem have been unsuccessful. All lot owners and developers must allow for water drainage and prevent diversion of run-off onto neighboring lots.
b. Caves and Lava Tubes Numerous caves and lava tubes run under OLE, most notably near Auli`i St. and 40 th Ave. near Orchidland Dr. All owners and developers are encouraged to exercise precaution while developing lots in the area, especially bulldozing.
5. Rezoning There shall be no rezoning of any portion of OLE.
II. Land Use The predominant land use shall be consistent with the A-1a and A-3a zoning for residential and agricultural use.
A. Special Use Permit applicants must submit their proposals to the Orchidland Community Association Board of Directors with a Record of Environmental Consideration for review no later than the next regularly-scheduled Board meeting following filing of the special use permit application with the Planning Department, and at least 30 days preceding any hearing before the Planning Commission.
B. Before receiving approval by the County, developers shall be required to participate in a charrette planning meeting involving community members, OLCA Directors, representatives of the Planning, Health and Fire Departments and other interested parties.
C. Guidelines for Developers
1. Commercial retail services must be located within the designated Neighborhood Center.
2. High-traffic impact special uses (including but not limited to schools and churches) may not be located on unpaved side roads. Nearby lot owners’ input on such developments must be considered and, if unfavorable, a reasonable compromise reached before the permit is approved by the County.
3. Developers shall provide (or cause the State or County to provide) a stoplight or roundabout at the intersection of Orchidland Drive and Highway 130 and a lighted crosswalk across Orchidland Drive within the Neighborhood Center.
4. Lot owners’ views and vistas shall be considered and protected.
5. Developers shall be required to pay commercial-scale road maintenance fees as established by OLCA.
III. Neighborhood Center Guidelines
A. The Neighborhood Center shall be located along Orchidland Drive from Highway 130 to halfway between 34th and 35th Avenues.
B. Developments within the Neighborhood Center must be consistent with Big Island-style design and not obstruct neighbor’s views and vistas.
C. Each development must provide 6-foot sidewalks with a 15- to 20-foot curb radius, plus a (minimum) 4-foot Big-Island-style landscape barrier between the development and the Association’s roads and easements. Additionally, sidewalks must be provided within the development to allow for pedestrian safety.
D. All developers must provide for ingress and egress from their developments which support the safe flow of through traffic, including non- motorized vehicles and pedestrians.
E. Parking for the development must be away from the private road and its easements, within the boundaries of the developed lot, and properly lit (with Ballard lighting whenever possible).
F. Developers must provide for bus stops within any multi-tenant development.
G. Rest areas must be provided within the development, including rest room facilities and covered benches/seating.
H. Signs must comply with Big-Island design (no external neon signs or billboards).
I. Developers must provide for mitigation of trash generated by the commercial development, including removal of such rubbish from the roads.
J. No drive-through restaurants or taverns selling alcoholic beverages to be consumed on the premises shall be allowed within the subdivision.
K. Mixed use (single-tenant business plus single-family residence) shall be allowed within the Neighborhood Center as long as developers comply with these guidelines.
IV. Community Center
A. A Community Center and playground shall be located on the Orchidland Community Lot at 36 th and Orchidland Drive.
B. The Community Center parking lot shall serve as a park and ride lot for commuters Monday through Friday from 6:30 a.m. to 6:30 p.m.
C. OLCA may seek to partner with the County and other government agencies in development of the Community Center.
V. Residential/Non-Commercial Guidelines
A. The predominant land use within OLE shall be single-family residences and agricultural use.
B. No multi-family dwellings shall be permitted within OLE.
C. Small in-home businesses with low traffic impact shall be permitted.
D. Clear-cutting of lots and pin-to-pin bulldozing is discouraged.
E. No OLE lots shall be subdivided.
F. Cultural diversity shall be respected and encouraged.
VI. Transportation
A. Public transportation is desired within the subdivision, including marked bus stops, feeder line service to main bus routes, and frequent, regular service throughout the day.
B. Alternative, non-motorized modes of transportation such as walking, bicycles, horses and skateboards shall be encouraged and lanes for these activities provided (as space and monies allow).
C. A hike and bike path connecting OLE with Kea`au shall be developed with public monies along the Old Volcano Trail, accessible to the subdivision from the end of 40th Ave. (Kea`au side).
D. Any Orchidland roads used by the County for the purpose of emergency access, as well as any roads within or adjacent to properties which the County has rezoned from rural to urban shall become the sole responsibility of the County of Hawaii.
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