Community Design Patterns for Downtown Hilo

Transcription

1 Community Design Patterns for Downtown Hilo A Guidebook for Collaborative Implementation County of Hawai i Planning Department Draft: April 5, 2010 Note: The Final Copy will be formatted, with photos of positive examples in Hilo and elsewhere, definitions, maps, and other relevant figures to be added. The Final Copy will also include the Appendix. In addition, EDH 2025 Focus Areas will be added to the Design Themes, and Sustainability Measures added to the Design Patterns.

2 PART I: INTRODUCTION 1.1. PREFACE. Change is inevitable but the type of change that impacts a community is not. As a guide for sustaining Downtown Hilo, in November 2005 the Hawai i County Council adopted EnVision Downtown Hilo 2025: A Community-Based Vision and Living Action Plan (EDH 2025) as a guide for the future of Downtown Hilo. The EDH 2025 community visioning and planning process provided citizens with an opportunity to articulate a shared 20-year Overarching Vision for our community that would preserve and promote Downtown Hilo s unique sense of place. The Overarching Vision is achieved via the implementation of six (6) Focus Areas: 1) Creating Economic Vitality, 2) Preserving Our Environment, 3) Strengthening and Sustaining Our Community, 4) Enhancing Education, Culture, and the Arts, 5) Promoting Health and Safety, and 6) Managing Growth. Concurrently, promoting code changes and guidelines helps to set the course by outlining parameters for new development that is consistent with the Overarching Vision and other planning documents. This has been a significant capacity-building process, whereby, Hilo citizens became engaged and proactive in managing the growth of their community. Community Design Patterns for Downtown Hilo are built upon the effort to sustain Downtown Hilo in the future. It is a result of the collective wisdom of 1) the community planning process that led to the adoption of EDH 2025, and 2) the continuing implementation efforts of EDH 2025 from This document has also evolved from Rule 6: Downtown Hilo Urban Rules, which was originally adopted by the Hawai i Redevelopment Agency in Many of the recommendations included in Rule 6 reflected the community s vision of an attractive and welcoming pedestrian-friendly place for all users of Downtown. Lastly, this document incorporates best practices from many communities who have adopted design guidelines and from the design experts who have worked with communities across the United States. It is through these Community Design Patterns for Downtown Hilo that we are able to provide form, shape, and visual orientation that will move vision into action. With this translation, a clearer and more precise direction is provided for developers, architects, planners, government agencies and community organizations and a more DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 1

3 collaborative understanding and approach is used for achieving livability for Downtown Hilo AUTHORITY. The Community Design Patterns communicate guidelines for sound design and development; therefore, while the recommendations contained herein are desirable, they are not mandatory. The County of Hawaii Planning Dept shall be responsible for oversight of this document. Implementation of individual patterns may be administered, regulated, or implemented by applicable County Departments or individual developers. Where a statute, code, rule, regulation, or plan contains more restrictive requirements, the standards of those regulations supersede the recommendations contained within this document BOUNDARIES. The Community Design Patterns for Downtown Hilo are applicable to the development of all land parcels within the boundary of the Downtown Hilo Commercial District (CDH), as identified in the Hawai i County Code (Zoning), as well as the street frontage that runs along the mauka (western) side of Kīlauea Avenue from Ponahawai Street to Kūkūau Street. Downtown Hilo includes approximately 124 acres and is formed by a grid design with short blocks and small parcels ranging from approximately to sq ft in size PURPOSE. Downtown Hilo is the heart of the greater Hilo area. The characteristics of Downtown Hilo include its small-town atmosphere, its beautiful physical landscape extending from mountain to sea, and its long range community vision. Although Downtown Hilo exhibits a mixture of architectural themes, there are numerous elements that constitute Downtown s Hilo unique character; for example, older lowrise buildings that are integrated with the landscape, minimal street setbacks that orient the buildings toward pedestrian traffic, and unmatched coastal views. This document is designed to be a flexible and innovative document that will expand and grow, as new designs, practices, and treatments are found to be appropriate for Downtown Hilo. It is hoped that this guidebook will serve as a model for other DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 2

4 planning areas on the Island of Hawaii. Therefore, the purpose of the Community Design Patterns for Downtown Hilo is to: Provide information in an educational and guiding format that defines design patterns, preferred practices and goals, sustainability measures, and recommended actions that can be implemented by multiple stakeholders. Reinforce and translate Downtown Hilo s distinctive character and identity as a pedestrian place into design concepts and patterns. Restore and revitalize Downtown Hilo with special attention to the conservation of its historic buildings and rich history, such that Downtown Hilo s heritage is preserved for future generations. Protect the natural beauty and environmental setting of Downtown Hilo as a strong cultural resource and asset - nestled between Wailuku Stream, Hilo Bay, and open sports fields, and with Mauna Kea and Mauna Loa in the backdrop. Ensure that new development enhances the economic vibrancy and livability of Downtown Hilo and protects the quality of life of its residents and users. Strengthen the identity of Downtown Hilo as an active living place - that is visually interesting, vibrant, healthy, and where people feel welcomed and comfortable. Encourage collaboration for successful implementation of the Community Design Patterns Based on principles of place-making and design, the Community Design Patterns provide a flexible framework for enhancing Downtown Hilo whether it is through preservation, renovation and restoration of existing development or new construction. Although the Community Design Patterns for Downtown Hilo serve as a set of guidelines, its message is clear: revitalization can be achieved if we collectively follow these patterns. Whether these patterns are incorporated one pattern at a time or en masse, by a single landowner or multiple landowners, they will serve as a catalyst for revitalization of Downtown Hilo. When developers, planners, architects, and experts unite and work together to improve the quality of life of our community Downtown Hilo will continue to be revitalized as a thriving and healthy community. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 3

5 1.5. WHAT IS PLACE-MAKING? Place-making began to be used in the 1970s by Architects and Planners to describe the process of creating squares, plazas, parks, streets, and waterfronts that attract people because they are pleasurable or interesting. Today it describes how communities, streets, and neighborhoods are designed in a way that leaves a lasting impression or memorable experience. It is about creating places for social encounters, where pedestrians immerse themselves in the unique atmosphere of a locale. According to Project for Public Spaces, a non-profit organization that is dedicated to creating and sustaining public places that build communities: Place-making is based on two simple principles. First: with the right tools and guidance, community members can initiate and implement changes on their own. Second: Place-making draws on the unique assets inherent in each and every community. It recognizes citizens deep knowledge about the place they call home, ushering in a sense of collective pride and ownership. Using these strengths to work toward common goals involves everyone in the process and results in high quality projects that succeed both commercially and socially. Place-making is not just the act of building or fixing up a space, but a whole process that fosters civic engagement. People who have a strong stake in their communities and a commitment to making things better are involved with a renewed sense of stewardship. Places constantly evolve as a community changes; in order for a community member or other stakeholder to receive immediate benefits from place-making, small changes, even temporary or experimental ones, should be implemented as soon as possible. Improving our communities and the lives of our citizens means finding the patience to take small steps, to truly listen to people, and to see what works best, eventually turning a group vision into the reality of a great public place. With Place-making tools Downtown Hilo can become a public destination with immense character, vibrancy, and vitality; a place that nurtures curiosity and imagination ultimately, a place that people remember and are constantly drawn to. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 4

6 1.6. HOW TO USE THIS DOCUMENT. PART I: The introductory section of this document provides important background information that is designed to situate the design patterns within context of Downtown Hilo. Words indicated in bold the first time they appear are included in the Definitions list. PART II: In Part II, the Community Design Patterns which are grouped into design themes. Each theme is aligned with relevant Focus Areas and Sustainability Measures from EDH Community Design Patterns are defined as physical features, elements, and issues that when defined and applied form a design model and foundation for developing a vibrant and safe community. Each design pattern includes: 1. An introductory statement that describes the pattern and includes relevant information that helps to understand its background or purpose; and 2. A list of recommendations that articulate the best practices that are associated with each pattern. In some case, practices to avoid are also included. Supplemental Information: Focus Areas create a cohesive link between the community visioning process and Downtown Hilo Design Patterns and ensure that development is consistent with the EDH 2025 Plan. Each design theme implements one or more of the Focus Areas, and is referenced accordingly. The six Focus Areas are: 1) Creating Economic Vitality, 2) Preserving Our Environment, 3) Strengthening and Sustaining Our Community, 4) Enhancing Education, Culture, and the Arts, 5) Promoting Health and Safety, and 6) Managing Growth. (Refer to Appendix for Focus Area Vision Statements) In addition, the Sustainability Measures developed for EDH 2025 represent goals to achieve and provide a way to measure progress toward sustainability-oriented development. Each design pattern is referenced according to its correlation with one or more of the ten (10) Sustainability Measures: 1) Community Resiliency, 2) Civic Gathering, 3) Earth Friendly, 4) Equitable Access, 5) Healthy Living & Walkability, 6) Mixed Use Development, 7) Multi-modal Transportation, 8) Ohana Tradition, 9) Parks & Natural Spaces, 10) Rhythm of Hilo. (Refer to Appendix for descriptions of the Sustainability Measures) DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 5

7 1.7. TABLE OF CONTENTS. PART I: INTRODUCTION 1.1. Preface Authority Boundaries/Map Purpose Place-making How to Use this Document Table of Contents..6 PART 2: COMMUNITY DESIGN PATTERNS 2.1. Design Theme: Historic Preservation Historic Designation Historic Character Cultural Resource Management Design Theme: Sense of Place Stakeholder Participation in Planning and Implementation Neighborhood Character Rhythm Infill Development Mixed-Use Development Design Theme: Site Design and Layout Placement and Orientation Walls and Fences...18 DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 6

8 Parking Lots and Garages Residential Development Storm Water Management Design Theme: Building Design Building Height and Scale Density Building Materials and Color Architectural Massing Rooftops Universal Access Entryways Mechanical System Installation Design Theme: Building Appearance Storefronts and Exteriors Canopies Business Signage Lighting Design Theme: Maintenance Service Elements Reduce, Reuse, Recycle Structural Stability and Safety/Structural Adequacy Design Theme: Streetscape Sidewalks.37 DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 7

9 Landscaping Street Furniture Design Theme: Transportation and Circulation Public Streets and Highways Bridges and Gateways Alleyways and Fire Lanes Crosswalks Traffic Calming Practices Bike Lanes, Bike Paths, and Accessories Design Theme: Civic and Cultural Spaces Parks, Trails, and Playgrounds Recreational Areas and Facilities Indoor and Outdoor Plazas and Squares Public Art and Murals Design Theme: Special Areas Kalākaua Heritage Park Kamehameha Avenue Pedestrian Area Keawe Street Pedestrian Area Lincoln Park and Tennis Courts Downtown Hilo Farmer s Market Pedestrian Area Mo oheau Bandstand and Bus Station Major Waterways in Hilo.53 DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 8

10 PART 3: DESIGN REVIEW PROCESS 3.1. Application of Community Design Patterns Incentives..54 PART 4: APPENDIX (to be appended) 4.1. Definitions 4.2. Focus Area Vision Statements 4.3. Sustainability Measures 4.4. Additional Maps 4.5. List of Sites on the State and Federal Historic Register DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 9

11 PART II: COMMUNITY DESIGN PATTERNS 2.1. Design Theme: Historic Preservation Historic Designation Standards and Guidelines for Historic Buildings are administered by the National Park Service (NPS) and the Department of Land and Natural Resources - State Historic Preservation Division. NPS defines a historic property as a district, site, structure, or landscape that has historical, archaeological, architectural, or engineering significance. The National Register of Historic Places is kept by the National Park Service, and includes significant properties that are nominated by State and Federal agencies, historic areas in the National Park System, and all National Historic Landmarks. Follow basic Standards and Guidelines for Preservation, Rehabilitation, Restoration, and Reconstruction recommended by the National Park Service. Visit the National Park Service Website at: for more information. For information specific to the State of Hawai i, visit (Refer to the Appendix for a list of properties on the state and federal Historic Registers.) Historic Character Historic character refers to all those visual aspects and physical features that comprise the appearance or, identity, of every historic building. Characterdefining elements include the overall shape of the building, its materials, craftsmanship, decorative details, interior spaces and features, as well as the various aspects of its relationship to its site and environment. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 10

12 Structures are oftentimes regarded as historic because the materials and craftsmanship reflected in their construction are tangible and irreplaceable evidence of our cultural heritage and can be difficult, if not impossible, to replicate authentically in the present. All existing buildings (including non-historic buildings) represent embodied energy which recognizes that the energy needed to take raw materials to create new buildings has already been expended. Therefore, preserving existing buildings demands less energy and resources than demolition and reconstruction. Make every reasonable effort to select a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment. All buildings, structures, and sites are recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier or later appearance are discouraged. Changes in design which may have taken place over the course of time are evidence of this town s history and development. These changes may have acquired significance in their own right and this significance should be recognized and respected. Treat with sensitivity the distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site. Wherever possible, repair rather than replace deteriorated architectural features. In the event replacement is necessary, match new material with the material being replaced in composition, design, color, texture and other visual qualities. Repair or replace missing architectural features based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 11

13 Protect and preserve the essential form and integrity of a structure when making new additions or alterations so that the structure would be unimpaired in the case that such additions or alterations were to be removed at some point in the future. Contemporary design for alterations and additions to existing properties is not discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. Avoid: Prevent damage to distinguishing original qualities or character of a building, structure, or site and its environment. The removal or alteration of any historic material or distinctive architectural feature is discouraged. Perform any needed structural surface cleaning using the gentlest means possible. Avoid sandblasting and other cleaning methods that might damage the historic building materials Cultural Resource Management Cultural resource management refers to the identification, protection and management of a cultural system that is valued by or significantly representative of a culture or contains information about a culture. It includes districts, sites, buildings, structures, objects, and practices of archaeological, architectural, and historical interests and consideration of such resources for inclusion and compliance with environmental and historic preservation laws. Management includes activities focused on research, planning of actions affecting them, stewardship, and support and appreciation to perpetuate them. Make every reasonable effort to protect and preserve archaeological resources. Ensure that all known archaeological resources are left intact whenever possible. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 12

14 Arrange a professional archaeological of all terrain that must be disturbed during a rehabilitation program. Develop an interpretive signage program and Install signage where appropriate Develop display areas, events, and programs, to foster community stewardship and appreciation of cultural practices and values Design Theme: Sense of Place Stakeholder Participation in Identifying and Implementing Design Patterns Managing growth works best when done in concert with a community s sense of identity and collective vision for the future. From this foundation, growth can be responsive to the needs and wishes of the community in terms of how and where growth occurs. A mixture of stakeholders should be engaged throughout the planning and implementation process of the Community Design Patterns for Downtown Hilo. This would facilitate the dissemination of essential information about the importance of and challenges associated with sound planning for growth and development, and ease the decision-making process. Consult with applicable Federal, State, and County agencies to understand requirements for Design development within Downtown hilo Solicit technical assistance to assist with efficient and productive stakeholder engagement. Technical assistance may be available from public, private, or non-profit agencies and organizations. Employ a variety of outreach methods and work with local media outlets to reach a broad cross-section of stakeholders with multiple interests and areas of expertise. Ensure that community engagement is inclusive of all age groups, from the kūpuna (elders) to the keiki (children). DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 13

15 Seek input and assistance from regional educational institutions, and provide opportunities for curricula to include real-world experience and application. Host design charrettes or other small-group workshops to establish, implement design patterns and recommendations. With respect to the above, ensure that key stakeholder groups are represented; for example, landowners, developers, architects, and realtors. Take into account that multiple stakeholder perspectives need to be considered in making decisions to improve the quality of life in Downtown Hilo Avoid: Avoid reinventing the wheel by researching and selecting best practices from other towns and communities Neighborhood Character Neighborhoods are characterized by their look and feel as well as the day-to-day activities that occur there, all of which results in the unique qualities (good and bad) that make one neighborhood distinct from another. Neighborhood character encompasses a range of physical components of the built environment, architectural style, street width and layout, vegetation, fence height, signage, style, etc. It ties the relationship of each existing building or space with its surrounding environment Retain the distinctive features of a building, such as the size, scale, mass, color, materials, roofs, porches, and stairways that enhance neighborhood character. When desirable, additions, renovation, and new construction should be compatible with adjacent structures with respect to height, setback, style, scale, massing, and materials. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 14

16 Align architectural features with existing patterns of neighboring buildings to maintain rhythm. Incorporate traditional and local design elements into new designs Rhythm Rhythm refers to the location and relationship of buildings to its surroundings. It also considers the recurrence at regular or uniform intervals of building features, such as, doors, windows, masonry, and textures. Architectural style and composition should work toward the development of a visual rhythm. Use building materials that have a texture, pattern, and scale that are similar to existing structures in Downtown Hilo. Change materials and patterns as needed to maintain the rhythm of façade widths especially for projects that extend over large lots Infill Development Infill development refers to the process of developing vacant or under-used parcels within the downtown area. It focuses on the reuse and repositioning of obsolete or underutilized buildings and sites. Oftentimes it is an efficient way to accommodate increased population in an existing area without spreading the boundaries of development, especially as part of a community redevelopment or growth management program or as part of smart growth. Ideally, infill development takes into account the existing character of the street and downtown area. Successful infill development encourages residential densities that will support local retail and commercial businesses and improved transportation choices. It can promote cultural, social, recreational and entertainment opportunities and enhance gathering places. Attention to design of infill development is essential to ensure that the new development fits the existing context, and gains neighborhood acceptance. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 15

17 Identify and consider existing vacant lots for potential infill development before rezoning adjacent districts to accommodate new uses and development. Ensure that new buildings serve to enhance the character of the existing street. Develop new construction to be sensitive to user needs and compatible design-wise with adjacent structures with respect to appropriate style, scale, proportion, and materials. Consult the Guidelines for Special Areas for new construction projects in special downtown areas Mixed Use Development Mixed use development refers to the practice of mixing retail, residential, and office space uses. The most common example of mixed use can be seen in buildings which contain store fronts at the ground level and office space or apartment residencies in the floors above. Mixed use development provides the foundation for vibrant walkable communities by enabling individuals to live conveniently near employment, retail stores, offices, personal services, open space areas, and cultural activities. This close proximity of a wide spectrum of uses supports diversity, fosters economic development, and encourages alternative modes of transportation. More importantly, mixed use areas naturally emerge as cohesive neighborhoods, where a sense of place and enhanced security prevail. Encourage the variation of uses at the street-level. Augment the number and variety of street-level uses as the size of the property increases. In order to create a truly sustainable downtown community, mixed income residences are encouraged as part of mixed use developments. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 16

18 Mix compatible residential, commercial and other land uses permitted by zoning to provide round-the-clock presence. Avoid uses that create pedestrian-motor vehicle conflicts. Consider requiring a use permit for further assessment of uses that are contrary to a pedestrian-friendly environment. Consider establishing new appropriate uses that do not add traffic congestion to already busy intersections. Evaluate current permitted uses and consider adding new permitted uses that are service-oriented and meet the needs of residents Design Theme: Site Design and Layout Placement and Orientation Placement and orientation refers to the required clear distance from the property line to the face of the front, sides or rear of the physical building and/or other types of permanent improvements. The placement of a building in relation to its surroundings is just as important as the design of the building. Placement setbacks provide open space for landscaping, placement of street furniture, and outdoor cafes. Setbacks also allow opportunities for access to natural light and ventilation. A majority of Downtown buildings have no setback and are directly interfaced with the sidewalk; which captures the attention of pedestrians. Orient new building entrances toward the street. Require zero-front yard (i.e., no setback) from the sidewalk for physical continuity and pedestrian amenity. Exceptions can be made for landscaping, entryways, outdoor cafes, public art, or other pedestrian gathering uses and amenities. Zero front-yard is recommended to for the first three levels. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 17

19 For structures higher than three stories, set back the upper floors of buildings to maintain the pedestrian scale along the street frontage and to allow for light, air, and ventilation. Incorporate courtyards, arcades, and open space areas into the development when possible. When on street parking is available, consider reducing off-street parking requirements to allow for greater density on property. Locate parking to the rear of the property away from the street, when possible. Consolidate off-street parking into unified parking lots and garages as opposed to individual parking lots for each commercial use. o Note: The off-street parking and loading requirements of Chapter 25 (Zoning) do not apply to the Downtown Hilo Commercial Core, bounded by the makai side of Kino ole Street, Ponahawai Street, Kamehameha Avenue, and Wailuku River Walls and Fences Fences and walls help to delineate property lines and boundaries between public, semi-public/private, and private spaces. They are often used at entrances to courtyards, yards, patios, terraces, storage areas, play areas, parking lots/garages. It is encouraged that fences and walls be used with discretion. Other preferred means for delineating boundaries include landscaping, sidewalks, signs, pavement treatment, metal railings and posts, and gates. When it becomes necessary to install a fence or wall, ensure that the following recommendations are considered. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 18

20 Install fences that are attractive and pedestrian-scaled. Only if strictly necessary, utilize see-through fences, e.g. chain link, with appropriate color, wrought iron. If walls are installed, use appropriately colored paint, mural, or art design to soften and enhance the visual impact. Avoid: Minimize fences along the street or sidewalk. Avoid concrete walls Parking Lots and Garages The size, design, and location of parking lots and garages influence their visual appearance, safety for vehicles and pedestrians, and their impact on the surrounding environment. Design and Site layout: o Incorporate appropriate mix uses on the ground level to minimize visual impact of vehicles o Minimize the number of ingress-egress points to reduce the impact of sidewalk and vehicular continuity. (move to building site) o Locate off-street parking in the rear of a property. (move to building site) o For parking garages, incorporate commercial mixed-use on the ground floor. Landscaping: o Ensure a minimum 1-1/2 to 3 foot width and not more than 3 feet high landscaped setback, not including car overhang area, in all parking lots to reduce the visual impact from the street. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 19

21 o Canopy-type trees along with low maintenance shrubbery and decorative rock are encouraged. o Provide interior landscaping within surface parking facilities where feasible. Lighting: o For security purposes, install and maintain proper lighting for public parking lots and garages that are utilized at night. o Ensure that light fixtures are scaled to the pedestrian as well as the automobile with fully-shielded lights directed downward. The recommended height for light fixtures is no more than thirty (30) feet. o Use appropriate height and spacing to create a uniform illumination level for security without harsh light or glare. o Paint or stain parking garage walls white to reflect natural or artificial light and enable greater visibility. Redefine parking in Downtown by encouraging people to park in the core for short periods of time and construct parking facilities (for longer periods) around or close to the boundary of the CDH district. Avoid: Plan to minimize the creation of additional open paved surface parking lots to maximize pedestrian orientation. This also gives definition to the street as a living space, rather than a speeding vehicular thoroughfare Residential Development Increased residential uses enhance activity and provide a consumer base for retail, restaurants, and commercial activities. Overall safety can be enhanced with more eyes and ears on the street and reduces vehicular traffic on downtown streets. Residential development in downtown areas requires different considerations from detached single-family housing. Instead of private yards and outdoor spaces, apartments and condominiums typically utilize common outdoor areas. Such areas contribute to the sense of community and preserve resources. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 20

22 Note: Residential uses do not need Plan Approval. Development along residential blocks should form a consistent residential edge, with small setbacks for stoops, porches, and front gardens. Apply required setback requirements for residential development to delineate the public realm from the private space. Orient the front doors of individual and row housing units to the street. Single-family residential development should comply with the existing single-family height requirement of 35. Avoid: Blank walls along main streets and pedestrian thoroughfares are strongly discouraged Storm Water Management Storm water Management is the design and development of minimizing off-site storm water runoff. It includes promotion of on-site filtration systems, and minimizes the discharge of pollutants to ground and surface water. Untreated, direct storm water discharges to surface waters (Hilo Bay) are not allowed and are regulated. Note: A drainage study and plan is required for all new development and shall be submitted to DPW prior to securing Final Plan Approval. With natural waterways surrounding Downtown Hilo, good stewardship involves minimizing off-site storm water runoff into Hilo Bay. As reminders, continue storm-drain stenciling to remind pedestrians about the impact of pollutants on Hilo Bay. Reduce the extent of impervious surfaces by not paving overflow parking areas. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 21

23 2.4. Design Theme: Building Design Building Height and Scale Height and scale are essential elements that intertwine to produce Downtown Hilo s unique character. Height is the limit to the vertical extent of a building. It may be determined by the maximum number of stories or as a dimension from the sidewalk grade to the eave. Scale refers to the relationship between people and the built environment. At present, Downtown Hilo maintains a human-scale atmosphere that harmonizes with (as opposed to overwhelms) the senses of the pedestrian. In order to enhance the pedestrian experience, human-scale development is strongly recommended. Scale is largely determined by building height, which is measured as the distance vertically taken (typically) from the average grade at front, sides and/or rear of the building (or the average elevation of the curb or curbs of the street facing the building) to the average level of the roof. Building height shall comply with Chapter 25 (Zoning) of the Hawai i County Code. Consider the effect of building height on shading and views. o Protect view planes from Liliuokalani Park toward Downtown Hilo. Maintain human-scale rather than monumental-scale or automotivescale. To preserve the existing scale of Downtown, new development building heights that do not exceed 60 feet within the Downtown Hilo Commercial Core, and 80 feet in all other areas, are strongly encouraged. Building facades should not exceed two (2) stories in order to maintain a pedestrian-scale atmosphere along the street front. Avoid: DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 22

24 Slab buildings are discouraged Density Compact, mixed use communities help to achieve the density of population needed to encourage retail and commercial development and support viable forms of alternative transportation. Compact development offers greater efficiency in use of public services and infrastructure. Compact building design also presents opportunities to absorb growth and development in a way that uses land, resources, and utilities more effectively. Utilizing density in compact buildings helps to create convenient town centers in which people will want to live, and thus reduces traffic congestion. Density considerations must also take into account good quality design and the existing neighborhood character and scale. Opposition to increasing density is sometimes based on the perception that the resultant buildings will be ugly and poorly designed and will offer little to no privacy to its residents. Well designed projects balance both the need to engage the street by having the primary façade open to the street, and the need to ensure a level of privacy for building occupants All new construction shall comply with the density requirement stated within the CDH District zoning code. When considering the construction or rehabilitation of a building into one that provides residential units, design units of varying sizes for diversity of housing choices, including both affordable and higher end units. Design new housing to fit the look and feel of the existing community Building Materials and Color Building materials and color are an important component of the building/street nexus. The style and quality of materials makes a substantial contribution to the downtown s sense of place. The selection of building materials and color should take into consideration the pedestrian s visual and tactile experience. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 23

25 The application of natural materials, including stone and wood, is highly desirable. Earth-tone colors are recommended. Color: o Colors for all materials used on visual exterior surfaces of structures should be indicated on all plans submitted for Plan Approval. o Colors on building exteriors in subdued ranges and combinations are suggested. Colors for architectural trim or accent will not be so limited. o Consider the color schemes of adjacent buildings during the design process. Building materials: o The following exterior building materials are recommended: ceramic tile, quarry tile, field stone, Puna stone, textured concrete block, smooth surfaced poured in place concrete, textured poured in place concrete, smooth or textured pre-cast concrete, rough sawn wood, wood construction painted earth-tone or stained, and new or used bricks. Horizontal tongue and groove or ship lap type construction is particularly encouraged. o Artistically crafted building materials are recommended to distinguish building entrances. o Use of energy efficient building materials to minimize costs associated with heating and cooling is strongly encouraged. Avoid: Use of materials such as vinyl siding, plastic blocks, sheet metal, metallic panels and chain-link fencing is discouraged on building exteriors Architectural Massing Architectural massing refers to the act of composing and manipulating threedimensional forms into a unified, coherent architectural configuration. During DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 24

26 this process, the relations among massing elements are studied; this includes the relations of the building with its surrounding context and of the building with its sub-parts. During the design process the mass of a building, its threedimensional form, is evaluated for scale relative to the surrounding context and the human form, bulkiness, and relationship to exterior spaces. Massing that is broken up to reduce bulkiness is usually more successful. Large developments should consider creating several patterns to break the pattern of a large scale building Rooftops Rooftops encompass those portions of the building envelope including all opaque surfaces, fenestration, doors, and hatches which are above enclosed space and which are horizontal or tilted at less than sixty degrees from horizontal. Preserve and restore the original roof shape and parapet walls when those features are sufficient to protect from the weather. Incorporate roof design that allows adequate drainage and utilize roofing material that provides a weather-tight covering for the structure. Retain the original type of roofing material, whenever possible. In Hilo, this often consists of corrugated metal painted red, green, or asphaltic black; and tile roofs. Replace deteriorated roof coverings with new material that duplicate the old in composition, size, shape, color and texture. Incorporate roof lines, cornice lines, and awning heights that are compatible and in harmony with older structures in the vicinity. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 25

27 Universal Access Universal access refers to the ability of all people to have equal opportunity and access to a service or product from which they can benefit, regardless of their social class, ethnicity, background or physical disabilities. It is a vision, and in some cases a legal term, that spans many fields including socio-economic standing, education, disability, telecommunications, and healthcare. It is tied strongly to the concept of human rights. Universal access can be achieved via incorporation of principles of Universal Design. Universal Design refers to a broad-spectrum solution that produces buildings, products and environments that are usable and effective for everyone, not just people with disabilities. Furthermore, accessibility is a general term that can be used to describe the degree to which a product, device, service, or environment is accessible by as many people as possible. Accessibility can be viewed as the "ability to access" any possible benefit of some product, system or entity. Accessibility is often used to focus on people with disabilities and their right of access to entities. Provide identical means of access for users of all abilities; when this is not possible, provide an equivalent means of access (not sure what this means). Considerations for privacy, security, and safety should be equally met for all users. Ensure that design features accommodate right- or left-handed users Entryways Entryways are used to identify the entrance and welcome people. Recessed entryways contribute to the visual continuity and historic character. It is common to see recessed entryways in Downtown Hilo. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 26

28 Create varied architecture and avoid flat facades by designing recessed entryways Accent entryways to offices, shops, and stores with texture and color to add design and interest on the pedestrian walkways. Use doors with glass above a solid panel, surrounded by a painted frame. Painted or varnished wood is preferable; however, metal with black anodized or painted finish is acceptable. Where accessibility requirements allow, entryways can also be used to display merchandise for sale. Avoid: Residential solid doors Mechanical System Installation Mechanical and utility systems consist of fixtures or equipment designed for and used to convert, transfer or connect electric power, digital signals, potable water and waste water to a form and/or location to create sanitary, safe and atmospherically comfortable spaces for habitation. Examples include: electrical transformers and panel boxes, utility poles, domestic potable water piping, waste water piping, antennae, air conditioning units, etc. CDH District zoning does not mandate requirements for Mechanical System Installations. Various codes and utility providers mandate some requirements for Mechanical System installations. Consideration of the visual impact of the mechanical systems is encouraged to ensure that their installation does not detract from the existing streetscape or right-of-way. Recommendations Installation of needed mechanical systems should require the least alteration to the structural integrity and physical appearance of the building. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 27

29 Ensure adequate ventilation of attics, crawl spaces, and basements to prevent moisture problems. New mechanical systems should be screened to minimize the visual impact from the street. Screen existing window air conditioners to minimize the negative visual impact until a plan for removal is effectuated. Avoid: Prevent placement of mechanical systems that would interfere with sidewalk rights-of-way. Avoid the addition of new stairways and elevators that may adversely alter important architectural features of a building Design Theme: Building Appearance Storefronts and Exteriors Storefronts typically encompass the exterior face of a building, which is (typically) the architectural front, sometimes distinguished from the other faces by elaboration of architectural or ornamental details. FALSE FRONT: A front wall which extends beyond the sidewalls or above the roof of a building to create a more imposing façade STORE FRONT: The front of a store or shop at street level, usually having one or more windows for the display of goods or wares. Most building roofs in Hilo are sloped (sometimes in very complicated configurations) to get rain off quickly and hidden behind a False Front to create the illusion of uniformity of the roof line and/or the horizontal line of the building Façade. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 28

30 Restore previously altered storefronts to their original character by reference to photographs, investigation of the original structural fabric, and comparison with similar structures within the Downtown Hilo area. Where the original design of a building cannot be determined or where full scale restoration is not economically feasible, a design of the storefront compatible with that of adjacent buildings may be appropriate. Incorporate contemporary design features that are compatible with design features of adjacent buildings, including, but not limited to, scale, proportions, materials, colors, rhythms of solids to voids, and repetition of design elements and directional expression (vertically or horizontally). Retain and preserve the original exterior building material whenever possible. Where necessary, new materials that duplicate the old in size, shape, and texture may be allowed. Retain and preserve significant architectural features, such as cornices, railings, awnings, canopies, and shutters. Replace missing features whenever appropriate and possible. Harmonize the exterior color with other colors on the same buildings and with other buildings in the neighborhood. The color scheme should follow the color guidelines for new construction. Original window and door openings, frames, sash, glass, doors, lintels, sills, architraves, hardware, awnings, and shutters, should be retained, repaired, and preserved where they contribute to the architectural and historic character of the building. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 29

31 Install large display windows which provide for two-way visibility for the public and employees. Retain recessed storefront entries. Placement of colored and/or textured paving in these entries is encouraged. Replace missing or irreparable windows within significant façades with new windows that match the original material, size, general muntin, and mullion. Replacements for original windows, doors and panes should also duplicate the original in design and materials. Opt for a white, bronze or black design when installing aluminum sash and screens, door frames and screen doors. Aluminum color is discouraged. Duplicate the original design and materials of front porches and steps, when design is compatible with the building and its development and in keeping with ADA requirements. Avoid: Minimize alterations to original storefronts. Repairing and preserving such storefronts, in their entirety or in substantial part, is preferred. Avoid louvered (Jalousie) window replacements of original double hung vertical sliding sash-type windows. Avoid obstructing windows with signs, displays, or plants for increased visibility. DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 30

32 Canopies Canopies encompass the covered area which extends from the wall of a building, protecting an entrance. Alternately, eaves form that part of a roof of a building that projects beyond the exterior wall, and overhangs form the projection of an upper story or roof beyond a story immediately below. Canopies reinforce the character and identity of Downtown Hilo. They enhance the pedestrian experience, are common, and form a theme that is prevalent among existing buildings in Downtown Hilo. They protect pedestrians from the rain and sun and encourage people to stop and talk story, for which Hilo is renowned. Preserve existing sidewalk canopies and overhangs and replace missing features whenever appropriate and possible. To reduce deterioration and minimize the cost of the horizontal sidewalk canopies, install wooden slats perpendicular to the building with approximately ¼ inch space between the materials. This will accommodate minor leaks. For design continuity, paint supporting rods on the typical rod-supported canopies and the wrought iron supports of existing trussed canopies. Select materials that retain design continuity for the fascia of all horizontally projecting sidewalk canopies. Where deterioration requires construction of an entirely new canopy, the new awing design may follow the original design guidelines for canopies (positively sloped overhangs without iron supports) as long as design continuity is retained between adjacent buildings. New sidewalk canopies may be positively sloped overhangs with wrought iron supports similar to the Hata and Koehnen Building canopies and DRAFT Community Design Patterns for Downtown Hilo: April 5, 2010 Page 31