General urban design principles and controls

The following general principles, together with the more specific urban design principles and controls set forth in Part II of each development plan, outline the desired three-dimensional implications of the land use pattern depicted on the land use map to be implemented through public and private actions. These urban design principles and controls shall be applied by all city agencies in the performance of their powers, duties, and functions as related to both public and private developments. (a) Public views. Public views include views along streets and highways, mauka-makai view corridors; panoramic and significant landmark views from public places; views of natural features, heritage resources, and other landmarks, and view corridors between significant landmarks. Such public views shall be protected by appropriate building heights, setbacks, design, and siting controls established in the LUO. These controls shall be determined by the particular needs of each view and applied to public streets and to both public and private structures. The design and siting of all structures shall reflect the need to maintain and enhance available views of significant landmarks. No development shall be permitted that will block important public views. Whenever possible, overhead utility wires and poles that significantly obstruct public views shall be relocated or placed underground. (b) Open space. Open space areas consist of but are not limited to the ocean, beaches, parks, plazas, institutional properties with park-like grounds, streams, inland bodies of water, significant land forms, golf courses, cemeteries, and agricultural and preservation lands. The functions of open space areas are to provide visual relief and contrast to the building environment, to serve as outdoor space for public use and enjoyment. The preservation and enhancement of areas that are well suited to perform these functions shall be given high priority. The city’s mountains, hills, shoreline, and streams shall be considered as major scenic, open space, and recreational resources. Adequate public access to these resources shall be incorporated as part of developments adjacent to them. Existing natural stream beds and drainageways shall be retained wherever possible. Where further channelization must occur, materials that are harmonious with the setting, such as stone, shall be used whenever feasible. Open spaces that act as physical boundaries distinguishing one community from another shall be preserved. Additional setback requirements exceeding the minimum permitted under zoning shall be established along shorelines subject to high erosion risks. These setback requirements shall apply to all construction activity, including structures, roads, seawalls, groins, revetments, and other improvements which contribute towards shoreline erosion. (c) Vehicular and pedestrian routes. Landscaping shall be provided along major vehicular arterials and collector streets as a means to increase the general attractiveness of the community and the enjoyment of vehicular travel for visitors and residents. The following streetscape elements shall be considered in the design of the landscaping: plantings; street furniture; utility fixtures; sidewalk paving treatments; small parks; signs; and building setback and facades. Different themes appropriate to the particular character of different communities may be provided. Pedestrian corridors shall be provided in heavy traffic areas, such as in resort, commercial, and apartment districts. Such elements as shade trees and other plantings, street furniture, attractive building frontages, and other pedestrian-oriented elements shall be part of the design of pedestrian corridors. Pedestrian corridors shall be designed to be safe, minimize conflicts between people and vehicular movements, and shall be integrated with or provide access to open spaces. Provisions for bikeways shall also be made. Major roadway intersections, particularly along arterial and collector roadways, that serve as key community orientation points shall be made easily identifiable through such means as distinctive landscaping, lighting, signing, and the siting of adjacent structures. Landscaping controls shall be established for ground-level parking areas to provide pleasing environments and to help minimize the visual dominance of paved surfaces. (d) General height controls. Maximum allowable heights for structures in each land use classification and for designated special areas are specified in the special provisions of each development plan. They are intended to establish a general policy for the maximum overall height in the area, rather than to set specific zoning standards. Lower zoning height limits may be established where the protection of important views or other design considerations indicate they would be appropriate. The determination of zoning height limits shall take into consideration all applicable urban design policies and controls and the nature of existing land uses in the area. (e) Energy efficiency in developments. Efficient energy use shall be encouraged in all developments. Existing development controls and regulations shall be reviewed and revised as necessary to eliminate any provisions which unnecessarily restrict energy efficiency and the use of alternative energy sources. Development incentives may be provided for projects that propose the use of alternative energy sources and energy-efficient designs. The director of planning and permitting shall prepare specific criteria and incentives for review and adoption by the city council. The director of planning and permitting, with the assistance of the chief engineer, shall establish energy performance guidelines for evaluation of public and private buildings. Means of assessing direct and indirect costs to the community shall be included in these guidelines. (f) Existing built-up, single-family residential areas. The areas designated for residential use consist of both existing built-up, single-family residential communities and areas that are considered appropriate for future residential development. New development in existing communities shall generally be limited to that which is compatible with or enhances the desired physical and social character and lifestyle. Changes affecting the present physical and social nature of these areas shall be made only when community needs or general public interests can be demonstrated. New residential development in rural areas shall be compatible with the general rural character of the area. The architectural design of nonresidential structures shall be compatible in character with the surrounding residential uses. (g) Mixed use areas. (1) Purposes. Mixed use areas are intended to implement general plan objectives and policies in the following areas of concern: (A) Provide for mutually supportive combinations of any one or more of the following: residential and commercial or industrial uses, or both, that optimize the use of both land in urban centers and of already available support facilities and services; (B) Encourage walking and bicycling activities, especially walking to and from jobs; thus reducing automobile dependency and demands upon the transportation system; (C) Promote development designs and land use arrangements that save energy; (D) Provide greater opportunities for variety in urban experiences for pedestrians; (E) Encourage greater social interaction within communities; and (F) Permit the adaptive reuse of existing structures and the preservation of older buildings. (2) Performance standards. Where appropriate, performance standards shall be applied to address potentially adverse impacts related to air, noise, and other forms of environmental pollution, traffic congestion, and hours of operation that may result from the permitted mixture of uses. (h) Rural areas. Rural areas are characterized by a preponderance of open and agricultural lands with limited development clustered in small, low-density residential areas which have a strong sense of community and a countrylike environment. Large-scale agricultural operations or small farms are major economic activities and constitute the predominant land use. Business centers are generally modest in size, low in intensity of use, and primarily oriented to meeting the day-to-day shopping and service needs of the surrounding area’s residents. The location and character of new development in rural areas shall be consistent with the above-described characteristics of such areas and be guided by the following principles and controls. (1) The visual attractiveness that distinguishes rural from urban and country from city shall be maintained. (2) In designating areas for development, primary consideration shall be given to the protection and preservation of good agricultural land and uses, the shoreline, streams, and wetlands, the mountains and watershed areas; ridgelines and steeply sloping: areas, and other natural resources and: environments. (3) Single-family dwellings at low densities shall be the predominant form of housing in residential areas. Clustering of dwellings shall be encouraged to promote the preservation of important natural areas and open spaces, the establishment of agricultural operations, and economy in the provision of utilities and services. (4) Development along the shoreline and makai of arterial highways that are within 1,000 feet of the shoreline shall be generally limited to parks, agricultural operations, and single-family residential dwellings. Private developments shall include public shoreline accessways at intervals of approximately one-half mile. (5) Appropriately located sites shall be provided for community-based economic activities which use locally available raw materials and the skills of craftspeople living in the area. (6) Commercial development shall be characterized by extensive landscaping and designs compatible with the rural character of the area. (7) Design standards for streets and other infrastructure improvements shall reflect the reduced demands of lower density developments and be compatible with the desired country-like environment of rural communities. )