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| Kaʻū Community Development Plan Action Committee testimony did not receive enough votes to send it to Windward Planning Commission on Aug. 14. It will go to further discussion and possible interaction with representatives of the developer of the project at Punalu'u. Map of proposal from Black Sand Beach, LLC. |
KA'U CDP ACTION COMMITTEE'S VOTE DID NOT TRIGGER COMMITTEE TESTIMONY TO THE PLANNING COMMISSION. The Kaʻū Calendar facebook and its www.kaunewsbriefs.com misreported on Aug. 15 that the Kaʻū Community Development Plan Action Committee's 4-3 vote on Aug. 14 would lead to the Committee sending a letter to the Windward Planning Commission concerning whether Black Sand Beach, LLC's request for a Special Management Area permit for its development would be in alignment with the Kaʻū Community Development Plan.
Current Events, A Strategic Communications Agency, which is working with developer Black Sand Beach, LLC., pointed out in a letter to The Kaʻū Calendar on Sunday, Aug. 18 that "The Kaʻū Community Development Plan Action Committee 4-3 vote failed to pass their motion to send their draft testimony to
the Windward Planning Commission since a majority vote of 5 members is needed from this 9-member committee." The Kaʻū Calendar regrets the error.
"The project’s planning consultant, Daryn Arai, did not make any statement during the Kaʻū Community Development Plan Action Committee's meeting that the Applicant, Black Sand Beach, LLC 'is willing to work with the county and public on adjustments to the plan.' Mr. Arai did inform the Kaʻū Community Development Plan Action Committee that he will make himself available to answer any questions that the committee members may have regarding the Applicant's response to the Kaʻū Community Development Plan Action Committee's draft testimony."
Here is the testimony from developer's planning consultant Daryn Arai regarding the draft letter from Kaʻū CDP Action Committee to the Windward. Planning Commission:
Black Sand Beach LLC, the owner of lands within Punaluʻu that are the subject of a
SMA Use Permit application, offers this response to the Kaʻū Community Development Plan
Action Committee (“Committee”) regarding its testimony dated August 14, 2024 and presented
as Communication No. 2024-04.
Black Sand Beach LLC is appreciative of the time and attention that the Committee has
devoted to considering the application and weighing it against the objectives, policies and actions
prescribed by the Kaʻū Community Development Plan (“Kaʻū CDP”). Our only disappointment
with the proceedings by the Committee is the lack of direct engagement with the Applicant,
Black Sand Beach LLC. Absent such opportunities, we offer this response for your collective
consideration.
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| Black Sand Beach, LLC illustration of plans near Punalu'u Black Sand Beach. |
As referenced in the Committee’s testimony, “committee member Babette Morrow
presented a document analyzing the recommendations for Punalu’u Black Sand Beach found in
the Ka’ū CDP. On July 11, 2024 the Action Committee was presented with an analysis of the
SMA from Ron Whitmore. Ron was the County Planner who acted as project manager for the
Ka’ū CDP creation and he played a lead role in writing the CDP.” While both Ms. Morrow and
Mr. Whitmore are knowledgeable individuals invested in the development and administration of
the Kaʻū CDP, the Committee must not simply defer to information presented by Ms. Morrow
and Mr. Whitmore, but must, as a collective body, independently consider all information
presented and qualify each and every finding that forms the basis for any action taken by the
Committee.
Communication No. 2024-09
Chairperson Jason Masters and members of the
Kaʻū Community Development Plan Action Committee.
This being said, we offer the following point-by-point response to the analysis offered in
the Committee’s August 14, 2024 testimony, which we have recited in this letter to make for
easier reference. 1. The SMA application appears to be consistent with the following Policy Controls: Policy 1,
Policy 5, Policy 7, Policy 27.
Applicant’s Response: Concur
2. The SMA application appears to be inconsistent with the following Policy Controls:
• Policy 6: It does not include affordable housing.
• Policy 28: A new shoreline setback should have been established.
• Policy 29: Necessary assessments were not completed, including for impacts on
scenic resources, view planes, water quality, marine life, and cultural resources as
well as the impacts of tsunamis and sea level rise.
Applicant’s Response: Disagree, as explained further below.
Policy 1: Rehabilitate and develop within existing zoned urban areas already served by basic
infrastructures, or close to such area, instead of scattered development. Much of Punalu’u is
in the State Urban district and is zoned for urban uses, including near the shoreline.
Applicant’s Response: Concur
• Areas subject to proposed new development and the reestablishment of former uses or
rehabilitation of existing facilities are all situated within the State Land Use Urban District, all of
which are or will be served by basic supporting infrastructural facilities such as roads, water,
sewer, electrical and fire protection systems.
Policy 5: Rehabilitate and optimize the utilization of designated resort areas that are presently
serviced by basic facilities and utilities, and before new resorts are allowed in undeveloped
coastal areas. Punaluu is designated “Minor Resort.”
Applicant’s Response: Concur
• The SMA Use Permit applications presents an opportunity to rehabilitate Punaluʻu so that both
residents and visitors are able to once-again enjoy the treasures that make this established
community so special.
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| Black Sand Beach, LLC released this description showing setback of development from the coast. |
Policy 6: The development of visitor accommodations and any resort development should
complement the character of the area; protect the environment and natural beauty; respect
existing lifestyles, cultural practices, and cultural resources; provide shoreline public access;
and provide affordable housing to meet demand created by the development. The SMA does
not include affordable housing.
Applicant’s Response: Inappropriate reference
• The purpose of the Special Management Area (SMA) is to preserve, protect, and where possible,
to restore the natural resources of the coastal zone of Hawaiʻi by placing special controls on
development within the area along the shoreline deemed necessary to avoid permanent loss of
valuable resources and the foreclosure of management options, and to insure that adequate
public access is provided to public-owned or used beaches, recreation areas, and natural
reserves, by dedication or other means. The provision of affordable housing related to a
proposed development is not a coastal natural resource concern and is, therefore, not subject to
review and protection under the statutory guidelines of the SMA.
Policy 7: With the adoption of the Ka‘ū CDP, Figures 2, 3, 4, 5, 6, and 7 on pages 43 through
48 are adopted as the official Land Use Policy Map for the Ka‘ū CDP planning area. The
land use category definitions are identical to those used in the General Plan LUPAG map
(and included in the Glossary). Future land use decisions in the Ka‘ū CDP planning area shall
be consistent with the Land Use Policy Map boundaries, designations, and policies herein,
unless the CDP and the General Plan are in direct conflict.
Applicant’s Response: Concur
• The Ninole to Punaluʻu area as identified as a Resort Area (Minor) by the Kaʻū CDP Land Use
Policy Map. The General Plan defines a “Minor Resort area” as not exceeding 500 visitor units.
The proposed Punaluʻu Village presents a total of 225 residential and short-stay units, in addition
to the approximately 100 units that comprises the current communities of Colony I and Kalana
Golf Estates.
Policy 27: To reinforce existing protections, the official Ka‘ū CDP Land Use Policy Map
designates coastal areas in Ka‘ū as open space to be preserved, protected, and connected to
the rich network of natural and cultural resources in the region. Development and
construction in the coastal “Conservation” and “Open” areas shall be minimized and, when
necessary, limited to recreation, research, and education facilities unless otherwise permitted
by law. The General Plan “Open” designation limits future uses to “Parks and other
recreational areas, historic sites, and open shoreline areas.” However, neither the General
Plan LUPAG nor the CDP supersede existing zoning, and the proposed development in the
SMA is consistent with the zoning.
Applicant’s Response: Concur
• The proposed Punaluʻu Village will set aside the entire coastal portion of its properties as a
shoreline management area that includes all of the coastal lands designated as Conservation by
the State and zoned Open by the County.
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A welcome center, tour bus drop off and food and retail are planned near Black Sand Beach pond. Photo from SMA application |
Policy 28: On lots that are at least partially within the Special Management Area (SMA) in
the Ka‘ū CDP Planning Area, establish shoreline setbacks at the earliest stages of the land
use planning and development process at a minimum of 1,320 feet (1/4-mile); however, the
applicant may request that the setback be reduced by providing information to the
Department, including information required for SMA review, which would allow for an
assessment of the proposed activity’s impacts and in consideration of the physical limitations
of the property. For lots created prior to the date of adoption of the CDP with an average lot
depth of two hundred feet or less, the shoreline setback line shall be 40 feet. Figure 4 in the
SMA clearly includes “new facilities” as well as development on parcels that abut the shore,
including Artisan Garden Hales, Museum Pavilion, Welcome Center, and Beach Club Café,
so a new shoreline setback should have been established.
Ron Whitmore’s analysis continues: Policy 28 is triggered by proposed development on lots
that are at least partially within the Special Management Area (SMA) in the Ka‘ū CDP
Planning Area. The assumption is that the SMA includes all areas where structures have the
potential for coastal impacts. Along most of Ka‘ū’s shoreline, the SMA extends ~500 feet
mauka, but between Punalu‘u and Honu‘apo, it extends to the highway, and at South Point, it
extends ~5,000 feet inland. This language was based, in part, on Kauai County’s shoreline
setback ordinance, which applies to lands that are not abutting the shoreline but located
within five hundred (500) feet of the shoreline.
Default: Policy 28 establishes the shoreline setback at a minimum of 1,320 feet (1/4-mile).
Unlike the current default of 40 feet, this is not completely arbitrary. It is based on 1) an
assessment of the distance of coastal resources from the shoreline in Ka‘ū (as mapped in
Appendix V4A) and 2) the ¼-mile standard used by planners to assess the “walkable”
distance to sites of interest.
Note that most of the public comment during review of the Draft CDP called for much deeper
setbacks – a full mile or more. Oft-cited was the 2006 recommendation from the South
Kona-Ka‘ū Coastal Conservation Task Force to establish a 1.5 mile “no development”
shoreline setback.
Applicant’s Prerogative: Importantly, Policy 28 provides the applicant the opportunity to
make a case for a different setback by providing information specific to the site and to the
proposed activity’s impacts. Properties Impacted: The application of this policy would not take any entitled land use
rights away. Buildable lots and urban-zoned areas in Punaluʻu would retain their rights.
Park facilities are either minor structures or eligible for a variance. Otherwise, most coastal
parcels in Ka‘ū are large, deep, and zoned Agriculture outside the near-shore conservation
district strip, so a setback wouldn’t limit permitted uses. Applicant’s Response: Further Clarification provided
• Figure 4 is the SMA application does not show “new facilities” on parcels that abut the shoreline.
The narrative within the application clearly describes “possible restoration of portions of former
restaurant buildings” to create spaces for a welcome center, museum, café and other educational
and recreational types of uses. On Page 4 of the SMA application, the following was disclosed:
“Special note should be taken that while the Applicant is proposing the restoration of the
former Punaluʻu Restaurant site for educational and recreational types of uses, it will only
be pursued if the reuse of the former restaurant buildings and surrounding grounds can be
reasonably rehabilitated in light of the regulatory environment that encumbers this
particular area, such as the jurisdictional issues related to the shoreline and the anchialine
pond, shoreline setback requirements, coastal flood requirements, and other regulatory
hurdles. At the very least, the Applicant is committed to the clean-up and maintenance of
the existing 62-stall parking lot, which includes bus parking and visitor drop-off area. The
Applicant will explore the permitting pathways in the hopes of providing for the clean- up
and establishment of passive activities at this former restaurant site, but understands that
regulations may not permit certain concept elements to be realized.”
• Regarding the recommended shoreline setback at a minimum of 1,320 feet (1/4-mile),
Mr. Whitmore did not conclude that the proposed Punaluʻu Village project is inconsistent with
Policy 28. He specifically noted that Policy 28 provides the opportunity to make a case for a
different setback by providing information specific to the site and to the proposed activity’s
impacts. The proposed Village & Wellness Center and is located approximately ¼-mile from the
shoreline. The proposed Colony II is located about 1/3rd of a mile from the shoreline. The only
significant improvement near the shoreline is the Open Market and Restaurant, located near the
former Punaluʻu Restaurant and mauka of Ninole Loop Road. The Open Market and Restaurant
will provide opportunities for local vendors to share the bounties of their hard work and talents
with visitors to the Black Sand Beach. This location on the mauka side of Ninole Loop Road was
selected due to the location of the existing parking lot, providing an opportunity to encourage
beach-goers to go to the parking lot and avoid parking on the black sand beach, and to also
encourage visitors to spend more time at the Open Market & Restaurant and less time lingering
on the crowded beach. We believe that taking a unilateral stance to force all structures and uses
at least ¼-mile inland totally disregards the carefully-crafted purpose of locating certain facilities and uses near the coastal portions of the project site in an attempt to lure visitors away from the
black sand beach, which is currently the only attraction that brings visitors to the area. The
proposed Punaluʻu Village project aims to create opportunities that draws people to other parts of
the project site and away from the crowed black sand beach.
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Punalu'u is the lead photo of Ka'u Community Development Plan which can be read at See Black Sand Beach, LLC's SMA permit proposal at https://records.hawaiicounty.gov/weblink/1/doc/127617/Page1.aspx |
In order for the Planning Director to accurately evaluate whether the proposed action will
have a substantial adverse effect, the Director shall require that SMA Use Permit Assessment
and Use Permit applications include all of the information necessary to assess the proposed
activity’s impacts in the Special Management Area, including but not limited to:
• A description of the environmental setting and natural resources in the area, including
an assessment of impacts on rare, threatened, or endangered species (such as the local
green sea and hawksbill sea turtles and the Hawaiian hoary bat) or their habitat and
on fresh and coastal water quality;
• A description of valued cultural resources or historical sites in the area, including the
extent to which traditional and customary native Hawaiian rights are exercised in the
area;
• An assessment of impacts on coastal scenic and open space resources and view
planes, including those outlined in the General Plan, the Community Development
Plan, and other adopted plans, as well as the line of sight toward the sea from the state
highway nearest the coast and along the shoreline;
• Identification and detailed information of existing public access to and along the
shoreline to the specifications required by Na Ala Hele and the Ala Kahakai National
Historic Trail;
• An assessment of impacts on hazard risk, including flooding, tsunami, and coastal
erosion and/or sea level rise over the life of the development;
• A description of the relationship of the proposed action to land use plans, policies,
and control of the affected area, including the General Plan and Community
Development Plan including potential impacts on traffic and circulation and required
highway improvements.
Any development permitted, including those determined to be exempt from the definition of
development in Planning Commission Rule 9, shall be subject to terms and conditions to
achieve Coastal Zone Management (CZM) and CDP objectives and policies, including
conditions that protect natural, cultural, historic, and recreational resources; preserve
agricultural land, open space, and view planes; ensure access; mitigate impacts of coastal
hazards; limit coastal development; and concentrate new 
development (particularly if it is not
coastal dependent) on vacant land in town/village centers (before converting agricultural land to residential uses), and discouraging speculative residential development. Conditions could
include but not be limited to setbacks, restrictions on artificial light, lateral and mauka‐makai
access requirements, dedication of conservation and trail corridor easements, cooperation
with efforts to manage access and use of coastal resources, minimizing the number of lots
abutting or near the shoreline, and maximizing the use of land in the State Land Use Urban
district and/or urban LUPAG categories. The Planning Department conditions of approval
for the SMA include: “8. The applicant will submit to the Planning Department for review
and approval the following updated plans: 1) Water Quality and Marine Life Monitoring
Plan, 2) Pond Management Plan, 3) Cultural Resources Management Plan, and 4) Shoreline
and Preservation Area Management Plan. These plans shall be submitted prior to any
development activities described in this permit.”
(1) Pursuant to this Policy, these studies should have been completed before submitting and
in support of the SMA application. (2) Pursuant to this Policy, the SMA application should
also have included an assessment of impacts on coastal scenic and open space resources and
view planes,…, as well as the line of sight toward the sea from the state highway nearest the
coast and along the shoreline. (3) Pursuant to this Policy, the SMA-23-46 application should
have also included an assessment of impacts on hazard risk, including flooding, tsunami, and
coastal erosion and/or sea level rise over the life of the development.
Note: The Planning Director has the authority to require an Environmental Assessment (EA)
or Environmental Impact Statement (EIS) in support of an SMA application.
Applicant’s Response: Further Clarification provided
• Black Sand Beach LLC has taken a more direct approach via specific proposed actions that will
minimize any potential adverse impacts than the preparation of “plans” in order to demonstrate
that the proposed Punaluʻu Villages project will not have a significant adverse impact upon
coastal resources. These proposed actions, which are described within the SMA application,
include:
o Addressing the decades of neglect that has occurred within the project site, by
undertaking the clean-up, repair and maintenance of existing and abandoned facilities
throughout the project site;
o the continued repair and maintenance of the existing infrastructural systems that support
the existing Colony I and Kalana Golf Estates communities;
o Black Sand Beach LLC has already secured an SMA Minor Permit to allow for the
establishment of fire breaks, a compost site and maintenance of overgrown vegetation
due to decades of neglect;
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| Black Sand Beach, LLC plans list additional activities to draw people away from a crowded Punalu'u Beach. Photo by Ophir Danenberg |
o designating about 30 acres of coastal portion of project area as a Conservation Management Area, with the remainder of the coastline from the beach park and black sand beach to the boat ramp as a Shoreline Management Area;
o Clean up of the existing 62-stall parking area and directing visitors to this parking lot in
order to relief vehicular parking on the black sand beach itself;
o Clean up the former Punaluʻu Restaurant area and stabilize the existing dilapidated
buildings in order to find possible alternative uses that will encourage the use of this area
for educational and community activities;
o Aside from the Open Market & Restaurant located across from former Punaluʻu
Restaurant area, all other new project components are located approximately ¼-mile
inland and away from the shoreline area, minimizing visual impacts to and along the
shoreline and practically eliminating the potential impact of storm and tsunami inundation
upon project components. Buildings kept at 2-1/2 stories or below in order to minimize
visual impacts upon mauka view planes;
o The proposed project does not involve the use of lands or introduces a type of use that
warrants the preparation of an environmental assessment (EA) or environmental impact
statement (EIS) in accordance with the requirements of Chapter 343, Hawaiʻi Revised
Statutes. The Planning Director, in its Background Report regarding the SMA application,
stated that “Based on a review of the project components within the SMA area, there are
no triggers that would require an Environmental Assessment (EA) or Environmental
Impact Statement( EIS).”
o Most importantly, over 3 years of discussions with kūpuna who have kuleana in Punaluʻu
and who have been extremely helpful in guiding Black Sand Beach LLC along this
journey towards finding the proper path towards revitalizing everything that makes
Punaluʻu, Ninole and Wailau so special. The concept master plan and the reduced scale
of the proposed Punaluʻu Village project is a direct reflection of the many hours of
talking, listening, and reflection with many members of the Kaʻū community.
Concluding statement by Black Sand Beach, LLC
We find that the Committee’s August 14, 2024 testimony is not entirely accurate, and we
hope that the discussion above proves helpful to the Committee as it deliberates on its testimony
that will be presented to the Windward Planning Commission. As discussed above, Black Sand
Beach LLC finds, as the Planning Director has, that the SMA application presents the proposed
Punaluʻu Village project as compliant with the applicable policies of the Kaʻū Community
Development Plan.
RECENT TESTIMONY AND OTHER DOCUMENTS REGARDING THE PUNALU'U DEVELOPMENT PLAN ARE downloadable at https://records.hawaiicounty.gov/Weblink/1,1,1/edoc/137807/2024-08-14%20Ka%C5%AB%20CDP%20Meeting%20Packet.pdf.
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