.PD Background Report Black Sand Beach LLC (PL-SMA-2023-046)

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DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 32. Subject Properties and Project Area: The project area currently proposed by the applicant includes the development/redevelopment of five specific sites totaling approximately 147- acres within the larger 434-acre Punalu'u/Ninole region. As previously mentioned, the project site was once known and operated as Sea Mountain at Punalu'u and is host to an existing 18-hole golf course, clubhouse,tennis center,the former Punalu'u Restaurant and related support facilities, and infrastructure. The project area extends from Mamalahoa Highway down to the shoreline and the existing County manger Beach Park complex. 33. Surrounding Zoning and Land Uses: The property that is owned by the applicant(434- acres)encompasses the majority of the land uses in this area. The large parcels located south of the project area are zoned Conservation and have little to know development, while the parcel to the north is zoned both Conservation and Agriculture (A-20a). Mauka of the highway,which is outside the SMA,is portions of the Punalu'u Golf Course and the Kalana I subdivision. Along the shoreline are a number of privately owned parcels located as a cluster between the former Punalu'u restaurant and the Punalu'u Beach Park;the area is split between the Conservation District (coastal portions) and the Urban District and has residential structures. The Beach Park provides camping opportunities as well as recreational access to the shoreline and along the shoreline in this area, while the black sand beach is a heavily visited tourist destination. 34. Flood Zone/Drainage: The Federal Emergency Management Agency's (FEMA's) Flood Insurance Rate Map (FIRM) shows the majority of the project site and proposed development as largely in Flood Zone "X", with coastal portions within the VE (Special Flood Hazard Area—wave action),and AE flood zones which are defined as areas inundated by flood having a I%probability of being equaled or exceed in any given year(base flood). The major drainage feature is a long intermittent stream,Ninole Gulch,that runs through the southern part of the property and is bordered by trees and vegetation.Additionally,apond is located between black sand beach and the delipidated restaurant and is overgrown with invasive vegetation and in-filled with sediment. Lastly, there is a small failed constructed channel to drain the pond or provide connection to the ocean and to low-lying areas to the north of the restaurant area. Due to its dilapidated state, it is unclear of its use or function. -9-