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repaired or improved would be required to conform to current land use regulations and/or building codes.
<br /> This would result in a domino effect of planning and design challenges that would require numerous
<br /> regulatory reviews and approvals, thereby resulting in excessive design fees and lengthy delays. The
<br /> extent and likely cost of the construction work necessary to address the areas of distress is prohibitive. It
<br /> would require lengthy shut downs of portions of the building and be extremely challenging from a
<br /> marketing or logistical standpoint for management. Unfortunately, this property is comprised of several
<br /> smaller parcels of land making it more difficult to redevelop. The property could realize a significant loss
<br /> of use due to the presence of internal property lines and setbacks that would need to be respected
<br /> in any new development; unless the individual parcels were consolidated into one larger parcel.
<br /> Uncle Billy's is considered an iconic hotel and held in high regard by many in the public. Strong public
<br /> opposition can be anticipated to any announcement of demolition of this nostalgic piece of Banyan Drive.
<br /> Regardless of public opposition, the building contains numerous life safety issues, various building and
<br /> accessibility code violations, fire protection concerns, large quantities of hazardous materials, drastically
<br /> exceeds the allowable building height and floor area given its wooden construction, unprotected and
<br /> comprised stair towers, does not include a fire sprinkler system and has extensive termite damage; the
<br /> protection of the health, safety and welfare of the public should take precedence. Furthermore, the cost to
<br /> retrofit and repair Uncle Billy's is excessively cost prohibitive.
<br /> The demolition of a four story structure along the shoreline is a difficult, timely, and expensive endeavor.
<br /> The demolition phase will require several years to complete and be expensive. A considerable amount of
<br /> reports, studies, and surveys will need to be conducted, reviewed, and approved by the authorities having
<br /> jurisdiction before a demolition permit can be applied for. Some of the reports, studies and surveys may
<br /> include, but is not limited to the following; botanical survey, avian and terrestrial mammal survey, air
<br /> quality study, noise study, marine and water quality study, archaeological survey plan, inventory and
<br /> monitoring plan, cultural impact assessment, engineering report(s), soils testing and solid waste
<br /> management plan and special management area permit. Additional environmental engineering for the
<br /> survey, testing, and identification of hazardous materials is also warranted. The myriad of regulatory
<br /> bodies that would be charged with reviewing the reports, studies and surveys may include but is not
<br /> limited to the following; US Army Corps of Engineers, State DLNR, State DOH, County Department of
<br /> Environmental Management, County Planning Department, County Building Division, County Engineering
<br /> Division, County of Hawaii Fire Department, County DWS, HELCO, and others.
<br /> ALTERNATIVE RECOMMENDATION: If the buildings are not demolished, the obvious alternative would
<br /> be to REPAIR them. The way in which repairs are handled could be extremely challenging, the
<br /> associated costs could be prohibitive, and the construction schedules could be time consuming. As such,
<br /> the types of repairs and the order in which the repairs are phased should be highly scrutinized. Repairs
<br /> should be done proportionately over several years so that the repair cost does not exceed 50% of the
<br /> taxable value of the property. Prior to starting any repair or improvement project, the architect and/or
<br /> engineers who will design the repairs should work closely with the AHJ's to ensure that grandfathering in
<br /> of non-conformities can remain in place. Repairs to address the health, safety and welfare of the public,
<br /> as well as repair and maintenance projects to prolong the remaining useful life of the building should be
<br /> performed first.The following minimum repairs include, but are not limited to the following:
<br /> • CONSOLIDATE THE PROPERTY: Consolidate the individual lots into a single lot.
<br /> • FIRE PROTECTION STRATEGY: Assess the existing overall fire protection strategy of the
<br /> buildings in totality.
<br /> • PHYSICAL TESTING OF FIRE PROTECTION DEVICES: Test all fire protection devices (fire
<br /> alarm panel, pull boxes, emergency lighting, strobes, horns, smoke detectors, fire
<br /> extinguishers, etc.) throughout all of the buildings. Repair and/or improve the overall fire
<br /> protection system and all fire protection devices so that the buildings are in compliance with the
<br /> current County Fire Code.
<br /> • HAZARDOUS MATERIALS ABATEMENT PLAN: Assess locations of hazardous materials to
<br /> determine where the materials are located and how they may be impacted by the repairs being
<br /> contemplated. Develop a hazardous materials abatement plan.
<br /> EXHIBIT D
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