Let s Walk to Hekili Street

Transcription

1 Let s Walk to Hekili Street 4 principles for pedestrian oriented shopping street in Kailua, HI Pacific Ocean Kailua Town Center

2 May 10, 2013 Prepared for: Kaneohe Ranch Management Ltd. Prepared by: Kerilyn Gallagher Master of Urban Planning Capstone Project Advisor Bumsoo Lee University of Illinois at Urbana-Champaign

3 Executive Summary Land owner Kaneohe Ranch Management Ltd. will be continuing redevelopment in the core commercial district of Kailua town in Hawaii. The goal is to turn Hekili Street and the surrounding six acres into an attractive, easy to access, and popular shopping and dining street. The defined target populations are households in walking distance, the remaining Kailua households, and out-of-state visitors to Kailua. Through increased connectivity and pedestrian design, Hekili Street will become a destination street. The redevelopment goal will be obtained by four strategies: establishing tenant mix that meets target population demand, improving pedestrian connectivity, investing in pedestrian pockets, and setting pedestrian design guidelines. A case study of Broadway Plaza in Walnut Creek, California is evidence of all four strategies working to create an active and well connected pedestrian shopping street. Hekili can likewise use these strategies to better its connectivity and design for pedestrian activity. A market analysis estimates the amount of new leasable space for development and appropriate tenant mix. Future demand is estimated based on future population projections and annual spending share in Kailua Town Center. Market demand will support 1.9 acres of leasable space based on Kaneohe Ranch sales/sqft averages. Added to currently supported space on Hekili, the new development will not exceed 3.5 acres of leasable space. The distribution of spending by each target population provides guidance on tenant mix for redevelopment. Restaurants should target households within walking distance. Retail should continue local emphasis to attract the resident and the visitor market. Pedestrian connectivity will be improved through planning wide and clearly defined pedestrian paths to break up parking lots and distinctly connect Hekili Street to the commercial district. This will be primarily done through extending Hinano Way and Lauhala Lane. The purpose of the pedestrian network is to provide clear connections to each activity center. An activity center is defined as an outdoor space with three immediate places of activity (shopping, dining, entertainment). The outdoor spaces will function as plazas to create useable and attractive leisure space within a commercial shopping district. The creation of activity centers will increase density along the pedestrian path to encourage greater pedestrian traffic and provide designated space for community events. Common design guidelines will create a common sense of place to visually unite Hekili Street to the town center. This report provides guidelines on several street characteristics as well as encourages use of the Downtown Kailua Pedestrian Environment Guidelines and particular guidelines from the Omaha Streetscape Handbook. Recommended design guidelines emphasize leisure along pedestrian paths and in pedestrian pockets to encourage lively streets. Hekili Street redevelopment

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5 Introduction Table of Contents 1. Existing Conditions Kailua Town Center in context Recent and future projects Hekili Street in context Existing street design strengths and weaknesses Case Study Background Takeaways Market Study Target populations and growth projections Market demand analysis Tenant mix analysis and recommendations Land use and pedestrian network plan Existing pedestrian and automobile flows Weaknesses in the existing network Recommended plan Design principles Street and private lanes Sidewalks and landscaping Screened parking Street crossings Building fronts Lighting Pedestrian way finding Outdoor furniture Public art Public Space Bicycle accommodation Bus stop Resources Appendix A Hekili Street redevelopment

6 Introduction and value of town centers as third places Town Centers are focal points for regional shopping, services, and eating. It should be walkable with strong connections to its surrounding uses including residences. A great town center is set apart from the average by the presence of memorable and enduring public space (Beyard 2007). It is the public realm the streets, paths, and parks, outside the shops and restaurants that establish the character and attractiveness of a town center. People are attracted to places that are enjoyable to be at as well as where other people are (Beyard 2007). Whereas a user will not visit every store, every user does pass through the public realm. Enhancing the public realm can make the town center more enjoyable and attractive to people. An attractive public realm is highly visible and accessible, easy to move through, has programs in open spaces, creates an experience, and integrated with adjacent uses. The value of an attractive outdoor public realm is seen in greater social interaction, leisure and even commerce (Beyard 2007). Redevelopment in town centers is an opportunity to reshape the public realm as a way to stimulate social and economic value of a town center. Study Purpose Kailua Town Center has several pockets that exhibit good town center qualities but is lacking the comprehensive approach of a great town center. The next phase of redevelopment presents opportunities to comprehensively connect areas of the town center visually and physically. This project will adopt pedestrian street and good town center principles to establish Hekili Street as a popular shopping street that is well integrated in existing redeveloped areas of the town center. This will better establish Kailua Town Center, including Hekili Street as an attractive and accessible commercial district. Principles are adopted from Ten Principle for Developing Successful Town Centers by Michael Beyard published by the Urban Land Instituteas well as street design guidelines by Allan Jacobs, professor at University of California at Berkeley. These principles are used to create objectives and strategies that will improve pedestrian connections to and within Kailua Town Center with emphasis on connections to Hekili Street. This report includes lessons from a case study, a market analysis to identify the appropriate tenant mix for redevelopment on Hekili, recommendations for enhancing pedestrian connectivity, and recommendations on continuing pedestrian design strategies. The objectives of this plan are to provide the strategies and recommendations to: 1. Recommend tenant mix that is appropriate to the space and market 2. Improve multi-modal access to Hekili on foot and bus transit through defined pedestrian walkways 3. Enhance pedestrian street design on Hekili 4. Increase knowledge of shops that exist on the street through way-finding and directory signs Let s walk to Hekili Street

7 1. Existing Conditions Kailua is a northeast suburb of Honolulu on the windward side of Oahu. The town is 14 miles from downtown Honolulu. Kailua Town Center is in the primary commercial/business district. Most of the outlying area is residential with some neighborhood sized shopping centers. Kaneohe Ranch properties have recently undergone redevelopment which has increased retail options in the town center as well as improved streetscape design for pedestrians. Hekili Street has not been part of these recent redevleopments. As such Hekili has opportunities to improve pedestrian connection and experience to make Hekili a popular shopping street. Hekili Street redevelopment Existing Conditions 1-1

8 Kailua Town Center in context Location Kailua is a northeast suburb of Honolulu on the island of Oahu (Figure 1-1). It is one of the first suburbs to be built outside of Honolulu. Average commute time to downtown Honolulu is 25 minutes. Kailua Town Center is the focal place to shop and eat in Kailua as it is the center of the commercial district. The 24 acres of retail, grocery, restaurants, and small offices is directly off the main arterial through Kailua town toward Honolulu. The upper and lower ends of the town center are also off major collector roads (see dotted lines in Figure 1-1). Kailua residents are the major users of the town center but also employees in nearby medical and office centers. The first ring of land uses around the town center is schools and other commercial or office space. Apartments are also included within a half mile of Hekili Street. Single family homes make up the greater mix of land use in the outer ring, some within walking distance but most outside the half mile distance. Figure1-1 Kailua Town Center location and surroundings Kailua Kailua Medical Arts Center (CBD) Elementary School District Park Intermediate School Kailua Beach Center Kailua Beach Park Honolulu Kailua Town Shopping Mid Pacific Country Club Kailua Town Center High School Ka Malanai 153 Condos (opening 2014) Target Store (future) Safeway (groceries) To Honolulu Downtown Enchanted Lake food/grocery shopping center Kailua Town Center Hekili Street Street within half mile of Hekili Street Street within one mile of Hekili Street Major street N mile Let s walk to Hekili Street 1-2

9 Commercial Uses The entire town center is zoned commercial business (Figure 1-2). As a business district the town center is meant to provide community-wide business establishments that offer a wide range of uses (ROH ). Figure 1-2 Kailua Town Center zoning Newly constructed Whole Foods Store Community business Business mixed use Industrial commercial mixed ue Preservation/park Hekili Street Town center boundary Single detached housing only Low density single or two family detached and duplex Apartments Popular brand name retail and restaurants such as Macy s, Wholefoods, and California Pizza Kitchen are at the heart of the center. Local and small business shops are here as well such as Boot s & Kimo s a popular breakfast and lunch restaurant, Oiwi Ocean Gear a locally designed ocean sports apparel company, and BookEnds a local bookstore in Kailua since There is a favorable split of local tenants compared to national tenants (Table 1-1). Other types of retail include jewelry, beauty supplies, souvenirs and local style household goods. Most of the center is occupied by either restaurant or retail stores. Local BookEnds book store Table 1-1: Market breakdown in Kailua Town Center Market type count share Local % National % Total 78 Market sector count share Restaurant % Grocery 2 2.6% Retail % Services % Total 78 Based on 2011 tenant data Hekili Street redevelopment Existing Conditions 1-3

10 Kailua demographics Kailua is a suburb of Honolulu with most workers commuting to Honolulu or distances outside the town. Population in 2010 is 38,635 people and 12,921 households. Compared to the county and state, Kailua is older, more affluent, has a higher percent of white residents than Asian, and has higher home ownership. The median income in 2010 is 91,081 dollars which is about 19,000 higher than the county-wide median income (Table 1-2). Visitors to the island also frequent Kailua. An estimated 1.35 million visitors including 400,000 from Japan did at least a day trip to Kailua in 2011 (A. Reed, personal communication, September 14, 2012). The next most common visitor is from western U.S. states. Table 1-2 Summary of Hawaii resident demographics /2 mile All of Kailua Honolulu County Hawaii Population Total population 2,622 38, ,207 1,360,301 Number households 1,506 12, , ,338 Average household size Total population median age Income Median household income 66,927 91,081 71,263 67,116 Income 100, , , ,019 Business summary Total establishments 893 Total employees 9,549 Housing Percent owner occupied units Demographic data source: US Census Bureau. American FactFinder Table Dp-1 Profile of General Population and Housing and Dp-3 Selected Business data sources: US Census Bureau 2010 Zipcode Business Patterns NAICS. Expenditure data source: US Bureau of Labor Statistics. The Consumer Expenditure Survey Annual Expenditures. Let s walk to Hekili Street 1-4

11 Recent and future projects Most of the land parcels in the town center are owned by Castle & Cook and managed by Kaneohe Ranch Management Ltd. Kaneohe Ranch Management Ltd. has invested in three phases of redevelopment for Kailua Town properties which completed in The investments have increased retail options and improved the aesthetics and walkability in the improved sections of town (Figure 1-3). Many of the changes during this time included improvements to streetscape and pedestrian design. New retail building at 151 Hekili Street New bicycle parking Improved pedestrian crossing inside the town center Pedestrian scale lighting installed in the redeveloped areas Hekili Street redevelopment Existing Conditions 1-5

12 Figure 1-3: Phasing of redevelopment in Kailua Town Center Kailua Rd. Whole foods Longs Drugs Macy s Ka Malanai opening fall 2013 First Hawaiian Bank 2-tier parking Hahani St. Kailua/Ku u lei Rd. Foodland Hekili St. 151 Hekili Future Target Store and parking Safeway Hamakua Rd. Completed redevelopment Next redevelopment phase ft N The completion of the three phases by Kaneohe Ranch has created a separation of upper and lower properties. Upper having been redeveloped and lower awaiting its turn (Figure 1-3). This has created physical and aesthetic disconnect. The redeveloped properties are connected by paths and streets as well as similar building design and streetscape amenities. The lack of cohesion between properties prevents the town center from having a memorable public realm. As it is the town center is an aggregate of commercial areas but those not yet redeveloped appear and feel separated from the whole. Future developments occurring outside the town center will increase residential population and discount retail shopping (Figure 1-3). Ka Malanai condominium complex currently being built is in walkable distance to the town center and expected to begin sales late At full build-out there will be 153 condominiums with an estimated population of 382 people (Leidemann 2007). A proposed general merchandise Target Store sized at 130,000 square feet is expected to move into the currently vacant 7.14 acre lot. This development will include 400 parking stalls. The store foot print is smaller than the other two Target stores on the island (Target Kailua 2013). Redeveloping the seven acres around Hekili Street on the lower side of the Kailua Town Center is the next phase. Kaneohe Ranch is familiar with implementing pedestrian design concepts seen in the earlier redevelopment phases. The next phase should continue these practices and focus on improving the pedestrian connectivity and attractiveness of Hekili Street. A successful redevelopment plan will give Hekili Street purpose in the town center. Let s walk to Hekili Street 1-6

13 Hahani St. Hekili Street in context Hekili Street is a 1,000 foot long curved two lane street. It cuts through the lower third of the town center, providing direct access to and from the central parking lots and parking structure as well as to shops along Hekili (Figure 1-4). Most of the buildings on Hekili Street are mixed use. Retail, office, and restaurants are primarily located on the lower side of Hekili while much of the upper side is flanked by parking lots. Many of the 17 total services in the town center are currently located on Hekili Street. Restaurants make up the second largest use (Table 1-3). Hekili has two major access points at the intersection with Hamakua and the intersection with Hahani. Hinano way provides a minor access through the town center. Table 1-3 Existing market mix in the town center Market type count share Local % National % Total 78 Market sector count share Restaurant % Grocery 2 2.6% Retail % Services % Total 78 Based on 2011 tenant data Figure 1-4: Current building and street layout in Kailua Town Center Kailua Rd. Hinano Way Kailua/Ku u lei Hekili St ft Curb cut (not to scale) Parking (not to scale) Existing building N Hamakua Rd. Hekili Street redevelopment Existing Conditions 1-7

14 Existing street design strengths and weaknesses Strengths Hekili has several design characteristics that support pedestrian activity. Redevelopment will build off and enhance these characteristics: 25 mph two-way street On-street 1 hour parking on both sides Parking behind two buildings with short set backs Painted crosswalks with crossing signs Sidewalks on both sides Street trees Recently completed 151 Hekili has additional paths, bicycle racks, benches, two-story mixed use building with parking behind Hekili Street at Hahani Newly completed Hekili 151 with on street and parking behind Walkway outside of Hekili 151 Let s walk to Hekili Street 1-8

15 Street design (continued) Weakneses However, some characteristics impede ease of pedestrian travel. Redevelopment will remove these barriers to pedestrian activity Disconnection to other areas of the town center Vacant lots/units Large setbacks for surface parking Buildings oriented away from the street Narrow 6 foot sidewalks Poorly visible bus stop shelters and signs Narrow pedestrian only-access between Hekili Street and th parking structure Vacant lot immediately adjacent to 151 Hekili Commerical building set back to create surface parking Narrowly defined sidewalk on Hekili Street along a blank side of a building Poorly visible bus stop without a shelter Hekili Street redevelopment Existing Conditions 1-9

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17 2. Case Study Broadway Plaza in Walnut Creek, California 1951 suburban shopping center redeveloped into shopping street and plaza. Hekili Street redevelopment Case Study 2-1

18 Background Walnut Creek is located at Figure 2-1 Broadway Solano Plaza County Location the intersection of I-680 to San Jose and State Highway Walnut Creek Hwy to San Francisco. Its I-680 Contra Costa County central location in Contra San Francisco County Alameda County Costa County turned it into the business and commercial center for the county (Figure 2-1). Broadway Plaza originated as one of the nations first auto-oriented shopping centers (Bowden et Hwy 24 al. 2011). I-680 Broadway Plaza The center was initiated in 1950 when JC Penney, the early anchor, expressed desire to locate in Walnut Creek. The local developer, Graeme McDonald expanded the onestore project into a 30 acre shopping center, making it one of the largest retail destinations in the San Francisco Bay region. It opened with 38 stores anchored by JC Penney, Sears,a San- Francisco based clothing, and a supermark. The center had 1500 parking spaces located between the rows of stores (right) (Bowden et al. 2011) Miles N The shopping center shifted towards a shopping street after Macerich Company purchased the center in 1985 and began a 10 year renovation process. Macerich renamed Broadway Shopping Center to Broadway Plaza and implemented several design and land use changes seen today. The result is a vibrant shopping street with pedestrian pockets that is also physically and aesthetically connected to adjacent streets (Bowden et al. 2011). Top: 1951 Broadway Shopping Center the year it opened in(strip mall with parking between retail sections) Bottom: 1953 traffic along Broadway Avenue (the road to enter/exit the shopping center) Let s walk to Hekili Street 2-2

19 Major changes are described below within the context of characteristics of pedestrian streets: Safety Buildings are reoriented to the street with parking in lots or structures behind Broadway Avenue. This reduced curb cuts to two on the south end of the Broadway Avenue. All other traffic is through traffic or parking in on-street stalls. Curb extensions were installed on Broadway Avenue to narrow the street at pedestrian crossings and calm traffic Leisure Sidewalk widths on Broadway Ave. and adjacent streets provide ample space for benches and café seating with a clear Current street layout - Broadway Street down the middle pedestrian passing zone The middle parcels on Broadway Ave. which use to be parking lots and several nearby corner parcels have been redeveloped to dedicated pedestrian pockets with shaded seating, attractive Parking lot redeveloped to pedestrian place design, and additional stores Definition Anchor stores (Nordstrom and Macy s on opposite corners define the beginning and end to Broadway Avenue. Between these stores the street is lined with boutique shops and plazas. The boutiques screen Broadway Avenue from the parking garages Street trees provide shade and definition to the street Street view north on Broadway Plaza Transparency (windows/doors) Storefronts are majority covered by windows or doors. Walls facing the street have varying artistic facades. Complimentary within the space and its buildings Though buildings have different architectural features, height, window to wall ratios, and setbacks are similar enough to be complimentary Within the context of the greater commercial district, sidewalk design continues to adjacent streets Pedestrian spaces have very similar architectural design characteristics Hekili Street redevelopment Case Study 2-3

20 Qualities that engage the eye (trees, arts, architecture etc.) Broadway plaza has a distinct architectural style for its boutiques and plazas. The stretch includes a fountain, statues, and potted and not potted plants Takeaways from Broadway Plaza redevelopment 1. The shopping center is only as good as the street network. The street network was improved to purposefully include pedestrian travel. Streets have a defined hierarchy. Broadway Avenue is now designed for higher pedestrian traffic and lower auto traffic than Main Street or Mt. Diablo on the ends of Broadway Ave. Narrower streets like Broadway Avenue include pedestrian pockets, fronted by store entrances, and have crosswalks made with different materials. Wider streets maintain sidewalks and amenities but have access points to parking lots and backs of stores. The intersections of pedestrian heavy and lower pedestrian streets provide transition in the form of public spaces or curb extensions. 2. Common pedestrian design characterizes the district. Similar sidewalk amenities and materials are used throughout the district. 3. Density defines pedestrian spaces. The pedestrian pockets are flanked by buildings and not parking lots. 4. Parking in structure is encouraged through metered on-street parking. 5. Redevelopment was lead by the developer but required changes to city regulations. The developer needed an increase in FAR for the street to match that of the surrounding area. Parking requirements needed to be modified to allow employee parking on a level of a parking structure and shared parking. Let s walk to Hekili Street 2-4

21 3. Market Study The purpose of this section is to estimate how much additional square feet of lease space the target populations can support in Kailua Town Center and then to recommend a potential restaurant-retail tenant mix. This section provides an overview of the methodology and key results. Further explanation of the method is found in Appendix A. Hekili Street redevelopment Market Study 3-1

22 Target populations and growth projections Primary population Primary market for Hekili redevelopment is the Kailua residents within walking (half-mile) distance from Hekili Street (Figure 3-1). In 2010 there were 1,506 households projected to be 1,986 by 2030 and increase of 32 percent (Socioeconomic projections 2000). In order to best capture this target, Hekili redevelopment will focus on improving pedestrian connectivity. Figure 3-1 Kailua population near Hekili Street Kailua Beach Population by census tracts (2010) 13 1,609-3,000 3,001-4,500 4,501-6,000 Hekili Street within half mile within one mile N Miles Developing Hekili to better accommodate pedestrian travel will improve current conditions in three ways. First, Hekili will be better integrated into adjacent shopping sections in the town center, which encourages multi-stop shopping without moving the vehicle. Second, improved pedestrian design will enhance the pedestrian experience on Hekili to encourage shopping in the entirety of the redevelopment. Thirdly, nearby apartments and homes will be better connected to Kailua Town Center to increase shopping without increasing the demand for parking. Let s walk to Hekili Street 3-2

23 Figure 3-2 Visitor projection to the state through ,000,000 9,000,000 Annual visitors to Hawaii 8,000,000 7,000,000 6,000,000 5,000,000 Continued projection Raw data and orginal projection 4,000, Year Source: Historical Visitor Statistics. Table 5 Visitor arrivals by mma and month: Hawaii Department of Business, Economic Development, and Tourism. Secondary population Secondary market is the visitor population. In 2011 approximately 800,000 visitors made a day-trip to Kailua and 150,000 stayed overnight (A. Reed, personal communication, September 14, 2012). Kailua is only growing in popularity as a destination for visitors (Historical Visitor Statistics 2011). The visitor population is important to support the commercial market during off-peak hours of the week. Visitor population forecasting estimates the total annual visitors to Kailua will be 1.8 million in This estimate is based on historical visitor patterns to the state relative to current visitor numbers to Kailua (Historical Visitor Statistics 2011). From 1989 to projections through 2015 the average increase in visitors each year was 1.8 percent (Figure 3-2). Date in red is based on historic data and state projects. Data in blue represents visitor projections from this study. About every 4-5 years there is on average 3.7 percent decline in visitors from the year before. Based on this pattern annual visitors to the state in 2030 is estimated to be 9.17 million. In 2010 for every 100,000 visitors to the state about 19,000 visited Kailua. Therefore in 2030 approximately 1.8 million will visit Kailua. This method of visitor forecasting is limited to extrapolating patterns from the past. World and domestic economic trends heavily influence visitor numbers as is indicated by the 9 percent decline in visitor numbers in 2001 after 9/11 and a 10 percent decline in 2008 with the recession. The visitor projection method used in this study does not factor for such events. However, visitor numbers have made recoveries after each event and are just as flexible to economic booms as declines. Hekili Street redevelopment Market Study 3-3

24 Tertiary population Tertiary market is all the remaining households in Kailua. In 2010 Kailua had a total of 13,609 households and is projected to increase to 14,499 households in 2030 (Socioeconomic projections 2000). The designated land use in Kailua Town Center Kailua is a regional shopping center meant to meet the needs of residents (Revised ordinance 1990). As such redevelopment should reflect needs of the community in terms of accessibility and diversity of consumer options. The current population in walking distance has several demographic differences from the average households in Kailua, but these differences may change with the completion of the Ka Malanai condominium complex. The complex is directly adjacent to the town center and is expected to begin sales in Fall Currently, the households living within walking distance are on average smaller, younger, and less affluent than the average Kailua household (Table 3-1). These residents are also more commonly living in rental units. The population within walking distance is more similar to household averages county wide in terms of median age, income, and home ownership. Ka Malanai complex will sell 180 units estimated between $400,000 and $800,000 (Leidemann 2007). Approximately 382 residents will live there, all within walking distance to the shopping district. These new residents may still be younger but will increase the home ownership rate and will likely be more affluent than current residents, changing the composition of the population in walking distance. The successful addition of this complex may attract further housing redevelopment on the borders of the shopping district as those housing units age. Table 3-1 Kailua demographic summary /2 mile All of Kailua Honolulu County Hawaii Population Total population 2,622 38, ,207 1,360,301 Number households 1,506 12, , ,338 Average household size Total population median age Income Median household income 66,927 91,081 71,263 67,116 Income 100, , , ,019 Business summary Total establishments 893 Total employees 9,549 Housing Percent owner occupied units Demographic data source: US Census Bureau. American FactFinder Table Dp-1 Profile of General Population and Housing and Dp-3 Selected Business data sources: US Census Bureau 2010 Zipcode Business Patterns NAICS. Expenditure data source: US Bureau of Labor Statistics. The Consumer Expenditure Survey Annual Expenditures. Let s walk to Hekili Street 3-4

25 Market demand analysis The target populations each have its own demand for Kailua Town Center and therefor new development. This section of the market study quantifies current and expected 2030 demand in Kailua Town Center. The complete description of the methods used in this section is found in Appendix A. Target populations total demand Demand from residents is based on household consumer expenditure surveys from the Bureau of Labor Statistics. Total demand is an aggregate of annual household grocery, food services and retail expenditures. Other household expenditure types that are not likely to locate in the commercial center are not included. For example health services are not considered because it is assumed health providers will locate nearer the Kailua Medical Arts complex. Demand in 2030 reflects current spending habits projected for future household estimates. Visitor demand is based on state visitor spending data per visitor per day collected by the Hawaii Visitor Authority. The total 2011 annual demand of Kailua households and visitors for food and retail was 290 million dollars. This demand is likely to increase to 294 million 2011 dollars by 2030 if spending habits remain the same (Table 3-2). Table 3-2 Summary of total spending in dollars by Kailua residents and visitors to Kailua in 2030 within walking remaining households visitors Total Grocery 10,170,774 64,079,664 1,923,415 76,173,854 Restaurant 8,931,381 56,271,025 9,206,668 74,409,074 Retail 14,515,850 91,455,258 38,365, ,336,742 Total 294,919,670 Hekili Street redevelopment Market Study 3-5

26 Distribution of total spending to Kailua Town Center The demand totals in Table 3-2 estimate aggregate spending of the populations in all markets in This total demand is proportioned to demand met by the town center market (Table 3-3). For example 60 percent of grocery expenditures by households withing walking distance is spent in Kailua Town Center. The remaining 40 percent of grocery expenditures is spent outside the town center market. Expected shares are based on a comparison of current sales in Kailua Town Center and current demand. The method of estimating current sales is found in the Appendix. The expected shares are higher than current shares because new commerical development will increase consumer options and spending in Kailua Town Center. Tenants will meet more needs of the target populations and more spending will be inside the town center than in other markets. Based on the expected shares in Table 3-3 total 2030 demand in Kailua Town Center will be over 142 million dollars. This results in the share of total spending by population type for each industry sector in Kailua Town Center (Figure 3-3). This data informs what type of 100% Table 3-3 Expected share of annual expenditures met by Kailua Town Center in 2030 Households Grocery Restaurant Retail within walking 60% 45% 40% remaining 40% 30% 40% visitors 50% 55% 85% Figure 3-3 Distribution of spending in Kailua Town center by population type in % 60% 40% 20% Retail Restaurant Grocery 0% walking distance remaining households visitors Let s walk to Hekili Street 3-6

27 new commerical development should target the primary population. Assuming the new development meets household and visitor expenditure demand by the estimations in Table 3-3, households in walking distance will spend 65 percent of their total expenditures in the Town Center on grocery and restaurants. Remaining households will nearly split expenditures between the food and retail sectors. Visitors will spend nearly 80 percent of total expenditures in the retail sector (Figure 3-3). In total, the expected demand will come majority by households outside of walking distance (Figure 3-4). This population is afterall the largest. The much smaller population that lives within walking distance makes up roughly 10 percent of the demand in the town center. Figure 3-4 Share of total spending in town center by population 11% Walking distance Remaining residents Visitors 35% 54% Hekili Street redevelopment Market Study 3-7

28 Market Supply Analysis The increase in market demand in 2030 means Hekili redevelopment can increase leasable square footage in Kailua Town Center. How much leasable square space is based on translating excess demand from the demand analysis into square feet. This process is explained in the following section and detailed in Appendix A. Difference in current supply and future demand in Kailua Town Center Estimates of current grocery, retail and food services supply in Kailua Town Center are based yearend sales in 2011 by sector. The difference between 2030 demand and current demand is excess demand Hekili redevelopment can support (Table 3-4). Estimated 2030 demand is 142 million dollars which is 26 million dollars more than current sales. The excess demand dollar figures by sector are translated to square feet based on average sales per square foot of US shopping centers in the Pacific region (ICSC data). Excess demand is how much more of each sector the target populations can support. Based on median national sales per square foot, about 2.37 acres of combined retail and food services can be supported. If median sales per square foot of Kaneohe Ranch properties is the basis then 1.84 acres can be supported. These estimates capture the spending shares by sector illustrated in Figure 3-3. Adding the 1.7 acres of leasable space on Hekili currently being supported by the market, total leasable space in the redevelopment should not exceed 3.5 acres on the low end and 4.1 acres on the high end. Table 3-4 Market potential summary for new space in Kailua Town Center Current Supply in town center Excess Demand Square feet supported by 2030 demand Sector Leasable sqft 2011 sales 2030 demand less 2011 sales based on average sales/sqft in the pacific region* based on 2011 average sales/sqft on KR** properties Restaurant 37,451 24,281,744 5,825,353 17,653 8,077 Retail 172,455 50,829,573 28,244,752 85,590 72,039 Grocery 50,916 41,260,701-7,602,956-17,681-12,049 Total 260, ,372,019 26,467, ,243 80,115 Acres * Average sales/sqft from ICSC edata **Kaneohe Ranch (KR) Let s walk to Hekili Street 3-8

29 Tenant mix analysis and recommendations Method to identify potential growth areas Identifying the appropriate tenant mix involves two methods of analysis. The first is reviewing the share of spending by population in the town center illustrated in Figure XXX. The second is comparing local employment by industry to Honolulu employment by industry (Table 3-5). The second method analyzes location quotients derived from the following equation: e i /e LQ = E i /E e i = jobs per capita in industry i e = total local jobs per capita E i = reference jobs per capita in industry i E = total reference jobs per capita The higher the location quotient the more saturated that industry is. Restaurant recommendations In this analysis, the share of local employment in the restaurant sector is nearly at the same share as Honolulu (Table 3-5). Incorporating these tenants into Hekili will require careful consideration of existing restaurants and target population needs. The market has more space for limited-service restaurants than full-service restaurants. From the demand analysis and Figure 3-3, the population within walking distance will spend a larger share of its expenditures on restaurants in the town center than the other populations. New restaurants should cater to the lifestyle of households in walking distance. As stated previously, with the development of Ka Malanai condominium complex, the demographics of this population is likely to become more affluent but remain younger and smaller household size than the larger Kailua population. The select restaurants to the redevelopment should cater to younger populations that eat later, desire local and innovative tastes, as well as drink selections. At the same time the population within walking distance will also include small but less affluent Table 3-5 Industry sectors to include in redevelopment Category LQ* Food limited-service restaurant 0.94 full-service restaurant 0.98 Retail jewelry stores 0.06 gift, souvenir stores 0.27 clothing stores 0.38 beauty supplies 0.44 household goods 0.48 electronics 0.54 beer, wine, liquor 0.60 book stores 0.66 pet supplies stores 0.70 florists 0.71 *Location Quotient is based on employment per capita Data source: US Bureau of Labor Statistics County and ZIP Code Business Patterns NAICS households than those living in Ka Malanai. Restaurant tenants should also include casual and more affordable tenants. Redevelopment should include a well-known local or national Hekili Street redevelopment Market Study 3-9

30 restaurant to fill the highly visible corner tenant space at Hamakua and Hekili. Example restaurant/food recommendations Anchor Tenant Haleiwa Joes, Roy s, D.K. Steakhouse, Restaurant Epic or other seafood/steakhouse specialty restaurant open to providing outdoor seating. Provide up-scale outdoor restaurant across from Big City Diner. Non-full service Pa ina café local, fresh products; café style; younger target population Paradise café soups and sandwiches; casual Shave ice, yogurt, or other dessert place popular for shopping street to have a dessert place; encourages eating outside and populate the street A third Kalapawai coffee shop serving primarily coffee, tea, bakery products Current food tenants on Hekili should receive new leases in the new development. The market study analysis includes these tenants and therefore, the market can continue to support the tenants. In addition the tenants which include: Uahi Grill, Crepes no ka oi, and Buena vista, Ohana Karaoke all fit a category that brings something different to the mix of food options to the town center. Retail recommendations Most of Hekili lease space should be directed towards retailers. Several retail sectors are less represented in Kailua than in Honolulu. These are listed in Table V on the left-hand side according to location quotient. The top three listed retail sectors (jewelry, souvenir, clothing) are the most prevalent of current Kaneohe Ranch leases, yet the analysis shows the Kailua market could support more of these retailers relative to the Honolulu market. The visitor population spends the largest share of its expenditures on retail. Kailua households outside of walking distance spend their largest share in the town center also on retail. As a regional shopping center, Kailua Town Center must balance visitor demand with resident demand by differentiating from what is available in the major shopping areas of Honolulu and Waikiki. One strategy is to continue support for local tenants. Nearly two-thirds of current tenants in Kailua are local. Hekili redevelopment should hold this standard as well. Local tenants may not afford to locate in Honolulu or Waikiki. Local offers something unique for visitors as well as something special to residents. The market opening in jewelry, souvenir, and clothing allows for the potential to capitalize on competition and increased consumer choice in the commercial district. Hekili could become the place to find several jewelry, souvenir, and clothing shops within three blocks. As in the Broadway Plaza case study, consumers may be attracted to several options similar to a mall setting but located along a street. Retailers may benefit from competition to stimulate good business practices that will enhance the shopping experience. This strategy emphasizes clustering clothing, jewelry, and souvenir shops along the lengths of the redeveloped streets. Let s walk to Hekili Street 3-10

31 Broadway Plaza retail mix includes several clothing boutiques and name brand stores. The lengths of streets are lined with clothing stores and the other tenants (jewelry and accessories, restaurants and food, and hobby stores) are located in inner block locations that front pedestrian pockets or other stores instead of the street. Redevelopment should consider including a retail anchor that compliments the Macy s. This would likely be a name brand clothing store that caters to women of similar age to Kailua women (44 or younger). Care should be taken to make sure the retailer fits the target population but does not require a large lease space as the redevelopment should maintain small building footprints to ensure Kailua is not over developed. The retail anchors would be Macy s, the proposed Target, and the new clothing anchor. Other retailers can also target other demographics in the target populations: men, children, teens. Example national retailer recommendations Anchor Anthropologie, Black House/White Market, Chico s or other name brand clothing store catering to women Non-anchor retailers: Papaya clothing and accessories Vans Shoes Tilly s clothing clothing and accessories Fossil - accessories Bath and Body Works BareMinerals - makeup Grocer recommendations The location quotient results indicate the employment in the grocery market in Kailua Town Center is near same to Honolulu. Recent Kailua Town Center development has opened a Whole Food Store, bringing total grocery stores to four within the town center and direct adjacent properties. The proposed Target Store further saturates the market for groceries. It is recommended that Hekili redevelopment use its leasable space for tenants other than groceries. Hekili Street redevelopment Market Study 3-11

32 Let s walk to Hekili Street This page is left intentionally blank

33 4. Land use and pedestrian network plan Hekili will be better connected to the commercial spaces on Kailua Road as well as provide its own centers of activity. The objective of the land use and pedestrian network plan is to create five centers of activity around outdoor public spaces. Pedestrian spaces serve as attractive points of leisure near commercial activity to encourage mixing of commercial and social spaces. This objective will increase the connections between indoor commercial space and outdoor leisure space to encourage a higher level of activity on Hekili and fulfill the goal of redevelopment. Hekili Street redevelopment Land use and pedestrian network plan 4-1

34 Existing pedestrian and automobile flows Trips to Kailua Town Center are primarily taken by vehicle. Vehicular travel comes from four primary directions (Figure 4-1). The volume of travel is hierarchical. The busiest street is Ku ulei Road as it is the main road from downtown Honolulu to Kailua. It has the two busiest bus stops depicted as the largest orange circles in Figure 4-1, however; the primary user of these bus stops are leaving Kailua or are transferring buses. Ku ulei Road and Oneawa Street carry the second highest vehicular traffic from inner Kailua towards the town center. Kailua road from the east carries the third highest volume. This direction brings beach goers and residents from the east to the town center. Hamakua provides a direct route to the town center from the remaining residents in the east. In contrast, pedestrian trips to the town center arrive primarily from three angles (Figure 4-1). Kailua road from the east moves the largest volume of pedestrians. These pedestrians arrive from nearby apartments, schools, park, and the beach. This route is the most conflicting with vehicular traffic. The pedestrian path is not clearly defined from the street and most pedestrians need to cross Kailua Road at some point potentially at the signaled intersection of Kailua and Hahani. The second largest flow of pedestrians arrive from the north corner of the town center. These trips are coming from schools, library, and medical offices. These pedestrians will also need to cross Kailua Road. Contrary to Kailua Road to the east of the town center, Kailua Road through the town center has been redesigned with pedestrian islands and clearly marked crosswalks to make crossing the street easier. The final major flow of pedestrians is that from the lower east. To reach the town center these pedestrians need to cross at Hamakua and Hahani or at Hahani and Hekili. The bus stops also generate pedestrian trips to the town center. The bus stops at the top east corner of the town center are the most used by town center users. While the bus stops on Hahani are also adjacent to the town center, these stops are not used as frequently. The bus stop at the northwest corner of the town center is second most used by town center users. Bus stops and Hamakua Rd. are on the same route as bus stops on Hahani so are not frequently used to reach the town center. The hierarchy of the existing street network creates the opportunity to emphasize pedestrian design inside the town center away from the busier streets for vehicular traffic. This requires improving intersections where pedestrians are in conflict with vehicles and where bus stops can be designed to better accommodate volume and basic needs. These opportunities are described in the remaining parts of this section. Let s walk to Hekili Street 4-2

35 Hahani St. Figure 4-1 Direction of major traffic to town wcenter by voulme Onewa St. Kailua Rd. Kailua/Ku u lei Hekili St. Pedestrian traffic flow Vehicular traffic flow Bus stop N Hamakua Rd ft Hekili Street redevelopment Land use and pedestrian network plan 4-3

36 Weaknesses in the existing network Efforts to increase pedestrian activity will focus on improving accessibility to and from Hekili in addition to providing plaza/square and commercial spaces. The existing conditions of the pedestrian and public space network described in the next pages provide direction for where improvements can be made so that the redeveloped networks can build on what currently exists. Limited connections to and from Hekili Street Clearly defined and appropriately planned pedestrian paths will improve connections between currently existing and non-existent or unclear paths. Existing weaknesses in the pedestrian corridor network are highlighted in Figure 4-2 and discussed on the following page. Figure 4-2 Existing pedestrian network N ft 6 foot sidewalk Sidewalk greater than 6 feet wide Undefined path Crosswalk 3 Bus stop Parking Curb cut (not to scale) 10 Let s walk to Hekili Street 4-4

37 Weaknesses in the existing pedestrian network Items below describe the numbers in Figure Sidewalk is one of two direct paths between Hekili and Kailua Road. Sidewalk is flanked by parking and driving. 2. Sidewalk is interrupted by three curb-cuts for parking. 3. Concentration of wide sidewalks is in the redeveloped section. These pedestrian paths are set apart from vehicle lanes by a change in grade and in some cases material. 4. Surface parking fronts the sidewalk and crosswalk does meet ADA requirements. 5. Commercial/retail lots here are very difficult to access by any mode. This discourages multi-stop shopping and encourages driving. There is no cohesion between redeveloped lots and these lower lots to enhance the town center as a commercial core. 6. Undefined and poorly maintained pedestrian path on both sides of Kailua Road leading to residences, the district park, intermediate school, and the beach. 7. A pedestrian path between buildings and parking is nonexistent. Pedestrians must walk in vehicle lane to move between buildings from this direction. 8. Length of sidewalk is not screened from the large central parking lot. 2 - Two of the three curb cuts disrupting pedestrian paths 4 - Surface parking fronting the sidewalk and crossmarks leading to sidewalk curbing 10 - Unsheltered bus stop on Hamakua Road 9. Intersection of Hekili and Hahani is inconvenient to cross. Curb cuts are narrow and wait time can be long. The bus stops do not have proper shelter. 10. Bus stops are at a distance from nearest crossings. The lower bus stop does not have a shelter. These weaknesses increase the inconvenience of walking to or from bus stops. Hekili Street redevelopment Land use and pedestrian network plan 4-5

38 Concentrated public space for leisure and events Weaknesses in connectivity include unbalanced provision of public space in the town center. Most of the public leisure space is concentrated along Kailua Road. The existing network of public space can be expaned to improve the pedestrian design and connections in the town center. The existing public spaces are highlighted in Figure 4-3 and briefly described in the following page. Figure 4-3 Locations of existing outdoor leisure network N Outdoor seating/square Temporary space for community events Parking Building ft Let s walk to Hekili Street 4-6

39 Description of existing outdoor space network Items below describe the numbers in Figure Outdoor covered seating for nearby limited-servicee restaurant customers 2. Whole Foods outdoor seating at front and back of store 3. Kailua Town Center fountain seating 4. Monthly hula performances between buildings (temporary space) 5. Covered outdoor seating at Kailua Village shops for nearby limitedservicee restaurant customers 1 - Outdoor seating in front of Whole Foods 6. Covered outdoor seating at Hahani Plaza 7. Monthly farmers market between parking lots (temporary space) 8. Outdoor covered seating at Hekili Outdoor seating and fountain outside of California Pizza Kitchen 4 - Hula performance between buildings Hekili Street redevelopment Land use and pedestrian network plan 4-7

40 Hahani St. Recommendations to improve the network Improvements include areas outside the town center but are relevant to increasing pedestrian access to Hekili. Therefore private and public investment is required to enhance the walkability of the town center. The primary objective is to have commercial and public uses front streets instead of parking lots. In this way streets become spaces for pedestrians and auto traffic is secondary. Recommended land use plan Land use starts with creating more connections between Hekili Street, Kailua and Hamakua roads. This is facilitated by extending Hinano Way and Lauhala Lane (Figure 4-4). Hinano Way should continue its use as an access to inner parking lots. Given that where Hinano Way currently exists does not have significant space for new commercial activity, pedestrian activity will not be easily encouraged where cars are dominant, and Hinano serves as an important access to parking. In contrast, Lauhala Lane has greater opportunity to connect pedestrian activity from commercial development on Kailua Road to Hekili St. The strategies to encourage the bridging of activities are to develop commercial space under the parking structure as it is capable of permitting and to create a large plaza capable of hosting community events. Commercial space Kailua Rd. Figure 4-4 Recommended layout Kailua/Ku u lei Hinano Way Lauhala Lane Hekili St. N Parking Trees Recommened building Existing building ft Hamakua Rd. Let s walk to Hekili Street 4-8

41 under the parking lot will provide a purpose for pedestrians to move from Lauhala Lane near Kailua Rd. to Hekili St. Without such space, parking lots are the dominant feature in the center and do not encourage pedestrian crossing. The large public space between the two commercial buildings on Hahani and Hekili lots will serve a dual purpose. The first is to centralize community events to one permanent space instead of the several spaces used now. The second is to create an attractive outdoor space and compliment it with the immediate surrounding buildings. The two surrounding buildings should have some restaurant uses accessible from the public space side. The building along Hahani Street should have two rows of tenants: solely commercial accessible from Hahani and primarily restaurants accessible from the public space. With these recommended surroundings and appropriate size to accommodate the farmers market and hula performances, this space will act as the central plaza (Hekili Plaza) for the whole town center. From the creation of this plaza, smaller squares can be created on remaining parcels to improve the network of public spaces in the town center. Figure 4-5 Recommended plaza and squares ft N Hekili Street redevelopment Land use and pedestrian network plan 4-9

42 Remaining parcels will be an extension of mixing public use with commercial use. Kailua Town Center can benefit from more outdoor seating. Such spaces enhance the town center by turning space between private commercial stores into public space where the character of the town center is established by the people and activities there. The recommended layout includes four smaller public squares. All public squares need to be within sight of at least three different activities (Figure 4-5). These spaces build a network that includes the successful open spaces outside California Pizza Kitchen and Starbucks. The design recommendations for the public squares and Hekili Plaza is included in the following Design Principles section. The public squares will be primarily spaces to sit and eat but also provide indirect paths between commercial buildings. Commercial spaces may have the liberty to display sale items and open cafe seating in these spaces. Community events such as farmers market, art sales, musical performances can be held in the large plaza or smaller squares. The squares will be a mix of commercial and public uses. The recommended land use layout in Figure 4-4 has an estimated 3.1 acres of leasable space if all are one-story buildings. As the market study estimated, leasable space should be between acres which allows for some two story buildings not to exceed the 40 foot height limit in Kailua. The two-story buildings should concentrate along Hekili to provide definition to the street and continuity of design as 151 Hekili is two-story. The corner lot at Hekili and Hamakua serves as the point of attraction to the commercial street from that entrance. Therefore this lot should include outdoor restaurant seating along the corner to compliment the outdoor seating at Big City Diner across Hekili Street and provide aesthetic interest to the street. This is also the lot that should provide an anchor restaurant or anchor clothing store. Let s walk to Hekili Street 4-10

43 Hahani St. Recommended pedestrian network Emphasizing the hierarchy of streets will improve the connections for pedestrians as automobile movement inside the town center becomes secondary to pedestrian travel. The first strategy to emphasis the hierarchy is to orient buildings and public space to front the streets meant for more pedestrian traffic. The new orientation will increase pedestrian access within the town center. Streets can now serve as defined and primary pathways between centers of activity (Figure 4-6). The extension of Lauhala Lane will create the primary pedestrian path through the town center from Kailua Road to Hamakua Road. As the center currently exists, Hahani provides this connection but is a much busier road than Lauhala Land and is not built for pedestrian comfort. Lauhala Lane provides a defined path through parking but includes commercial activities to engage the pedestrian if only passing through. Hinano Way serves as a secondary Figure 4-6 Recommended pedestrian network Kailua Rd. Hinano Way Lauhala Lane Kailua/Ku u lei Hekili St. N ft Hamakua Rd. Sidewalk Crosswalk Bus stop Parking Building Public space Hekili Street redevelopment Land use and pedestrian network plan 4-11

44 path through the town center. This connection bridges the bus stop on the west side of the town center with development on Hekili. The open spaces enhance the pedestrian network by providing additional paths to cross the activity center without needing to enter parking lots or cross streets. Hekili, Lauhala Lane, and Hinano Way will remain low speed streets with on-street parking to encourage posted speed limits so that pedestrians feel comfortable and will use these streets to move between centers. As such, the intersection of Hekili and Lauhala Lane is expected to have the most pedestrian traffic. It is recommended to install curb extensions with the redevelopment in order to provide extra safety measure for pedestrians crossing Hekili. Existing uses and building orientation between Hinano Way and Kailua Road prevent any new recommendations for pedestrian paths from this direction. This further supports concentrating pedestrian design and improvements to Lauhala Lane and Hekili Street. These improvements can include improving the design and access from Hekili Street to nearby bus stops especially those on Hahani Street. Whereas, current sidewalk network has sidewalk greater than 6 feet only along Kailua Road at the town center, the recommended network will increase sidewalk width from curb to store front along Lauhala Lanes and private properties. Along city streets, where city standards restrict design variations, redeveloped buildings will be setback extra 2.5 to 4.5 to allow for wider sidewalks for the whole center. Crosswalks should also be extensions of sidewalks. It is recommended that crossing use a different material from the street. The full recommendation for road crossings is described in the Design Principles section. Connections to residents outside the town center will also be improved. A road diet is recommended for Hamakua in order to accommodate bicycle lanes and make crossing Hamakua at Lauahala Lane easier with fewer travel lanes and the addition of pedestrian islands. The full recommendation for Hamakua road diet is described in the Design Principles section. Along Kailua Road installation of defined sidewalk and bicycle lanes headed east will improve direct connection to residents in nearby apartment complexes as well as neighborhoods beyond the half-mile pedestrian buffer. It is recommended the bus stops on Hamakua are relocated to the intersection of Hamakua and Hahani to improve transit rider access to Hekili Street and commercial uses on Hamakua by moving the bus stops closer to a pedestrian controlled intersection. Let s walk to Hekili Street 4-12

45 5. Design principles The standards presented in this section are a combination of Omaha streetscape handbook 2008 produced for the City of Omaha and the Downtown Kailua Pedestrian Environment Guidelines (PEG) produced for Kaneohe Ranch in 2005 by Charlier Associates, Inc.. The emphasis here is to show how design guidelines are to be used along and near Hekili Street. Guidelines include recommendation for Kaneohe Ranch to implement as well as recommendations for Honolulu Department of Transportation to improve transit and bicycle connectivity to Kailua Town Center. Design standards not specified in this section are provided in PEG. Hekili Street redevelopment Design standards 5-1

46 Hahani St. Street and private lanes Current street design on Hekili will remain. Its slow speed, parallel parking, and sidewalks support multiple modes of access to the street. Flexible design will be used along the private Lauhala Lane and Hinano Way. These private lanes will provide on-street parking and improve multi-modal access through the town center. Standards Road speeds should be kept at a minimum (not greater than 20 mph) to maintain pedestrian safety and comfort Driving lane width should not exceed 11 feet. Include on-street parallel parking to calm traffic; stalls should bev8 feet wide Recommendations Hekili Street should have a posted 20 mph speed limit and will remain a two-lane street with parallel on-street parking, keeping the current street dimensions Lauhala Lane will extend to Hamakua Road. Along Macy s the lane will remain one-way with angled parking on one side. At the parking structure, the lane will become two-way, 11 foot driving lanes for the rest of its length. The posted speed limit shall be 15 mph. Existing angled parking across from the parking structure will be accessible from the lane. Parallel on-street parking will be provided south of the parking structure to Hamakua Road. Hinano Way will be extended to Hamakua Road as a two-way lane with 11 foot driving lanes. The lane will provide access to parking near shops and restaurants as it currently functions. Hinano Way and Lauhala Lane extensions Macy s Kailua Rd. one-way Kailua/Ku u lei Hinano Way Lauhala Lane two-way Parallel parking Hinano access to shops and parking Hekili St. N Let s walk to Hekili Street ft Hamakua Rd. 5-2

47 Sidewalks and landscaping Sidewalks provide space for multiple purposes: shading and buffer from the road, passing other pedestrians, window shopping, and leisure space. Therefore sidewalks must be wide enough to accommodate these purposes. City design standards constrain options for sidewalks along Hekili but the private lanes have greater flexibility to be designed with wide sidewalks. The measurements below are based on guidelines from the pedestrian environment guidelines mentioned at the start of this section. Standards for city streets 3 foot landscaped and furniture curb zone 6 foot pedestrian clear zone 18 inch frontage zone from building for landscaping, overhangs, window displays etc. Recommendations for redevelopment along city streets Maintain city requirements for 3 foot furniture zone and trees, 6 foot pedestrian clear zone, 18 inch frontage zone Continue existing method to increase total sidewalk width without creating a new design district for Hekili. See 609 Kailua Road for successful implementation. Building should be setback an additional 4 foot minimum to 6 foot maximum to create additional frontage space for added pedestrian passing and leisure space. This opens the pedestrian clear zone for through traffic. The use of change in grade as in Hekili 151 should not be used unless all other design avenues have been denied. If change in grade is necessary to increase sidewalk width only ramps should be used. Wide ramps such as in the case by Whole Foods Store Kailua and along Keeaumoku outside the Ala Moana Walmart are more inviting and accessible than staircases or winding ramps. 609 Kailua - Building is set back to expand frontage and includes required landscaped frontage. Pedestrian pathway is wide enough to allow two people to walk side by side. Building and all sidewalks are at same grade. Keeaumoku at Walmart - use of slow slopping ramp is prefered to shairs when change in grade is neccesary Kailua Road - example of poor landscaping in relation to sidewalk. Landscaped space is the same width as pedestrian walkway. Hekili Street redevelopment Design standards 5-3

48 Sidewalks and landscaping continued Standards for private lanes City standards do not need to be followed on the private lanes. The below standards are minimums. Pedestrian zone is particularly flexible near pedestrian pockets and crossings. 4 foot landscaped and furniture clear zone 8 foot pedestrian clear zone 2 foot frontage zone Recommendations Standards will apply to any redevelopment of Lauhala Lane or Hinano Way Landscaped and furniture zone 4 foot wide with trees planted every 30 feet. Space between trees includes street furniture, signs, and utilities. This zone will not be landscaped except for tree planters. Pedestrian pathway 8 foot wide and must be clear of all obstructions Frontage zone 2 foot wide minimum to allow for comfortable space between Ocean Blvd. in Atlantic Beach, FL example of wide pedestrian clear zone. Landscaped zone is used for trees and utilities. Frontage zone is used for advertisement and café style seating Example of good landscaping. Planter width is smaller than pathway width. Landscaping in frontage zone includes seating. pedestrian clear zone and buildings. This zone includes landscaping along blank fronts, space for window shopping along window fronts, and door openings. Frontage zone may also include café seating. In this case, the zone may extend one foot into the pedestrian clear zone. Let s walk to Hekili Street 5-4

49 Hahani St. Screened parking Landscaped screens along large lengths of parking on Hahani Street and Hamakua will enhance the pedestrian walk besides the parking lot. Need for screening d. on Hahani Street Standards All parking that fronts a street shall be screened from the pedestrian path via hedging Landscaped width should be at minimum three feet wide Hedging must be maintained to keep its fullness to ensure effectiveness as a screen Appropriate breaks in the screen must be maintained to allow pedestrians to pass from the sidewalk to the parking lot screening Hekili St. Recommendations Screens should be implemented and maintained on Hahani Street and Hamakua Road Hahani Street Parking lot - improved screened parking Hekili Street redevelopment Design standards 5-5

50 Street crossings Safe crossings are made through well-defined crosswalks markings and signs in addition to traffic calming medians and bulb-outs where appropriate. Standards Pedestrian yield signs will be posted 20 feet before the crossing All curbs and ramps shall meet ADA requirements All crosswalks shall be marked with parallel striping to the driving lane Recommendations Crosswalks are paved with different material to the road Each of the four intersections on Hekili require cross marks 1. Hamakua and Hekili has sufficient crossings. Ramp needs to be installed on the Hamakua side. 2. Hekili and Hinano Way requires one crosswalk to cross Hekili 3. Hekili and Lauhala Lane shall include curb extensions to the width of the parking space to maintain posted speed on Hekili and increase pedestrian visibility. 4. Intersection of Hekili and Hahani shall have cross marks in all four directions. A needs assessment for traffic signals and four-way timed crossing signals is recommended when the Target Store begins construction. Boise, ID - Crosswalk stands out by difference in color and design San Francisco, CA - curb extension can be used for additional landscaping and setating while calming traffic Hekili St. Recommended curb extensions at Lauhala Lane and Hekili will have diagrammed dimensions source: Sfbetter streets Let s walk to Hekili Street 5-6

51 Street Crossings Recommendations continued Additional crosswalks should be installed where Lauhala Lane meets Hamakua. The lane reduction recommendation in the bicycle section of this report increases pedestrian safety to cross Hamakua at Lauhala Lane. On-street parking is retained in the redesign. A pedestrian refuge island should be included in the median as currently implemented on Keolu Drive. This addition need be only 6 feet wide and can be accommodated into the new design of Hamakua. Keolu Drive - Use of pedestrian island with driving, turn, bike, and parking lanes. Design should be applied to Hamakua Hamakua Road at Lauhala Lane Parking lane Bike lane Driving lane Left turn lane Driving Lane Bike lane Parking lane Recommended street design for Hamakua at Lauhala Lane Hekili Street redevelopment Design standards 5-7

52 Building fronts Diverse walls and store fronts make walking along a street interesting. In contrast, blank walls and uniform facades miss the opportunity to create inviting pedestrian street. Standards Building heights will not exceed the 40 foot maximum height regulation Each building in the redevelopment should have different architectural style Main entrances will front the street or open space Fronts of buildings should be at least 75 percent transparent with clear windows or doors as prescribed by PEG Recommendations To extent possible, where buildings front the street and abut a parking lot, there should be two entrances: main entrance for pedestrian access and secondary entrance facing the parking lot The building on the corner of Hahani and Hekili should be two stores deep so that the tenant facing the open space is different from the tenant facing Hahani Street Store entrances should be recessed to create dimension to building fronts Atlantic Avenue in Del Ray Beach, FL - example of ideal building front standards as well as relation of building to sidewalk and street design. Locust Street near Walnut Creek, CA - example corner restaurant building front with seating to apply at Hekili and Hamakua Buildings that front Hekili Street should be two story. Other buildings should be one story. Market study supports between total acres of commercial space. If all buildings are two story, development will have excess leasable space. Awning dimensions should follow prescription in PEG Where walls of 25 feet or more face the street, the wall should have some change in texture or design so that the wall is not blank Let s walk to Hekili Street 5-8

53 Lighting Adequate pedestrian scale lighting will make Hekili comfortable to pedestrians at night. Standards Pedestrian scale lighting are low angle and pointed towards the sidewalk Recommended spacing is every feet; however, the spacing can vary so that areas with outdoor seating and bus shelters are nearest the light source To the extent possible lights should be staggered across the street from each other to take advantage of overlap in lighting Include exterior lights on buildings to illuminate walkways between and adjacent to stores Recommendations Continue use of same low angle lights as on Lauhala Lane Where there are pathways between buildings include exterior lights All parking areas should be illuminated with pedestrian scale lighting Light post design on Lauhala Lane Pedestrian way finding Signs are helpful to visitors and Kailua residents. Signs need to be visible from the pedestrian level. Standards Use consistent design for all pedestrian signs Provide private street name signs at all intersections Recommendations Continue using the sign design scheme as established for Lauhala Lane and Hinano Way Include directory signs at intersection of Hekili and Hahani as well as at Hinano Way and Hekili Example directory using existing sign design Hekili Street redevelopment Design standards 5-9

54 Outdoor furniture Seating and trash receptacles encourage leisure shopping and enhance comfort level of the street and planned pedestrian pockets. Seating standards Include benches, chairs, and low rock or cement walls Placed in landscaped pockets, near intersections and wayfinding signs Do not obstruct pedestrian clear zone Should be directly accessible from sidewalks Should provide seating space for more than one person Seating recommendations Include benches in all pedestrian pockets. Include landscaped pockets with seating similar to the Kailua Road side entrance to Whole Foods Food and drink establishments should have frontage space for café seating with chairs and tables Whole Foods Store Kailua - outdoor walled seating Broadway Plaza, CA - bench seating near planted and potted plants and not obstructing pedestrian clear zone Trash receptacle standards Placed near seating furniture Do not obstruct pedestrian pathway and as prescribed by the Omaha Handbook be at least three feet from parking stalls Trash receptacle recommendations Continue same bin design as the rest of the town center 509 Kailua - Recycle and non-recycle bins are placed near seating and out to pedestrian clear zone Let s walk to Hekili Street 5-10

55 Public art Art provides points of interest along Hekili Street. The pieces also build the character of the town center. Standards Placed in pedestrian pockets, wall facades, and corners to be in good sight line for pedestrians but not obstructive Recommendations Art pieces should continue with the themes from existing tiled work in the town center of ocean scenes and recreation, native bird and plant species. Other appropriate themes are landscapes, Hawaiian crafts and hula. Art pieces should include one or two additional living walls like the piece outside Whole Foods Store Kailua Tiled work in Kailua of native stilt ae o Sculpture of humuhumunukunukuapua a found at Hanuama Bay Visitors Center Lliving wall in Kailua at Whole Foods Store Hekili Street redevelopment Design standards 5-11

56 Public Space Purposed to be used for leisure space with seating, host community events (ie farmers market and hula performances), provide environmental education, cafe seating, displays of merchanise on sale. The provided images are Recommended locations for open spaces near three points of activity examples of how such spaces are used in similar contexts. Standards Located next to or across the street from three points of activity Located directly off sidewalks and paths to be highly accessible by all types of pedestrians Include seating for multiple people Landscaped with trees, shrubs, or potted plants C D B E A Hahani Street Recommendations Each of the recommended locations for public space is adjacent or across the street from commercial buildings that can provide the standard three points of activity Tenants should be distributed through the site so that diverse retail and food options make up the three activities for each space i.e. two clothing stores should not be adjacent to one pedestrian pocket. Instead a clothing store, jewelry store, and coffee house should be in the immediate adjacent shops. Uses surrounding the open space nearest Hahani Street should include at least two restaurants with carry-out options to encourage use of outdoor covered seating Hahani Plaza will include three covered seating areas with open centers to accommodate performances and provide covered space for farmers market during rainy weather Belmar, in Lakewood, Co - example of central space that can be used for leisure or activities. Applies to Plaza A Hahani Plaza Mississippi Ave. in Portland, OR - medium sized space is complimented by adjacent uses. Size applies to Square B Let s walk to Hekili Street 5-12

57 Public Space Recommendations continued To extent feasible, landscaping should include native species with name plates of scientific and Hawaiian names Pockets may include infiltration planters or other stormwater management systems with educational signs explaining the purpose and process Point of entrance to Hekili Street at Hamakua should include restaurants as the corner tenant that includes outdoor seating like Big City Diner and Whole Foods Store Kailua Mississippi Ave in Portland, OR - small sized space is integrated between buildings. Includes seating and landscaping. Size applies to Squares C,D,E Mississippi Ave. in Portland, OR - example infiltration planter to manage storm water Hekili Street redevelopment Design standards 5-13

58 Bicycle accommodation In hand with pedestrian access is bicycle access. The city can encourage bicycle riding by installing bicycle lanes on streets connecting to the town center. Kaneohe Ranch redevelopment can encourage bicycle riding via providing visible bicycle parking and maintaining comfortable street design and speed for bicyclists. Standards Lanes should be 5 feet minimum in length and clearly marked with white stripes on both sides Parking racks are of the inverted-u design which support the bike frame and allows for individual bike access Racks are placed within 120 feet of store entrances near lighting and high traffic to reduce vandalism, as prescribed by PEG Racks do not obstruct the pedestrian pathway Racks are placed at least 3 feet from the curb with on street parking, 3 feet from trees or furniture, as prescribed by the Omaha Handbook Space individual racks apart on 30-inch centers, as prescribed by PEG Provide one bicycle parking space per 10 automobile spaces, as prescribed by PEG Inverted-U bicycle rack spaced appropriately and near building entrances 6ft 12ft 12ft Repaved Hamakua Drive to include bicycle lanes and dual left turn lane Recommendations Streets along and within the town center are narrow and have low speeds which support bicycle needs therefore paths in the town center are not necessary. However, paths should be provided on streets leading to the town center. The city should be pressured to install bike lanes along Hamakua Road and Ku u Lei Road to provide access to the town center Kailua Road towards Kailua Beach Park will be repaved and redesigned with the completion of the new apartment complex. Bicycle lanes should be included in the redesign. Hamakua should be repaved reducing two through lanes in each direction to single lanes in each direction with a dual turn lane and bike lanes on both sides of the street that will connect with existing lanes in Enchanted Lake Ku u Lei could potentially undergo similar retrofit as Hamakua 6ft 12ft Let s walk to Hekili Street 5-14

59 Bus stop Part of increasing pedestrian activity is increasing accessibility. Transit accessibility should be promoted. The city can promote transit ridership by strategically locating stops near intersections. Kaneohe Ranch can promote transit ridership by incorporating bus stops into the redevelopment. Standards Bus stops include a shelter and bench with space for at least three users Bus stops include trash receptacle that comply with guidelines in this section Design of bus stop should complement adjacent shop buildings Bus stop sign should be visible from both directions on Hahani Street Paved sidewalk is extended to include area under the bus shelter Bust stop has adequate lighting that complies with guidelines in this section Hahani and Hekili - covered bus stop with redeveloped commercial building Recommendations Both bus stops on Hahani Street need shelters and more visible bus stop signs The bus shelter on Hekili side of Hahani should be accommodated into the redevelopment of the adjacent lot through shelter design and allocation of sidewalk space Bus stops on Hamakua should increase to two in each direction: one at the intersection of Hamakua and Hekili and the second near the intersection of Hamakua and Aoloa Street east of Hekili redevelopment and near existing apartment complexes Hekili Street redevelopment Design standards 5-15