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HomeMy WebLinkAbout2025-10-10 PL-BOA-2025-000125 Service of Record on Appeal (Kona Plantation LLC) From: Uribe,Amelia To: "tky(ahawaiilawyer.com"; "gwkCftawaiilawyer.com";Campbell,Jean K;Wan,Sylvia A Cc: Lev,Rachelle;Gillis,Elizabeth Subject: Service of Record on Appeal-PL-BOA-2025-000125 Kona Plantation LLC vs. Planning Director Date: Friday,October 10,2025 10:28:00 AM Attachments: 2025-10-10 PL-BOA-2025-000125 CERTIFICATE OF SERVICE(KONA PLANTATION LLC).pdf 2025-10-08 PL-BOA-2025-000125 Record on Appeal(KONA PLANTATION LLC).pdf All Concerned Parties, Attached please find the Record on Appeal for PL-BOA-2025-000125, submitted in accordance with the applicable procedures. This document includes all relevant materials pertaining to the appeal and is being distributed to all concerned parties for your review and records. Please confirm receipt of this email and the attached PDF at your earliest convenience. Should you have any questions or require additional information, feel free to contact our office. Respectfully, Amelia Uribe Clerk III County of Hawaii - Planning Department West Hawaii Civic Center 74-5044 Ane Keohokalole Hwy, Bldg E, 2nd Flr Kailua Kona, HI 96740 Ph: (808) 323-4770 Fax: (808) 327-3563 Website: Planning.HawaiiCounty.gov Email: Amelia.Uribe( HawaiiCounty.gov IN THE BOARD OF APPEALS COUNTY OF HAWAI`I STATE OF HAWAII KONA PLANTATION, LLC ) ) PL-BOA-2025-00125 Appellant, ) ) Appeal of Decision by the Planning Director ) Dated July 31,2025, Notice of Violation ) and Order (PL-PCV-2024-00797) vs. ) ) ) JEFFERY W. DARROW ) PLANNING DIRECTOR ) COUNTY OF HAWAII ) ) Appellee. ) ) CERTIFICATE OF SERVICE I HEREBY CERTIFY that a copy of the foregoing document was duly served on OcAober 10 2a�r , to the following parties in the manner indicated below: HAND- DELIVERED U.S. MAIL E-MAIL KONA PLANTATION, LLC ( ) ( ) ( X ) do Damon Key Leong Kupchak Hastert 1003 Bishop St. Suite 1600 Honolulu, HI 96813 E-mail: tky iL hawaiilawyer.com Appellant GREGORY W. KUGLE ( ) ( ) ( X ) TOREN K. YAMAMOTO 1003 Bishop St. Suite 1600 Honolulu, HI 96813 E-mail: gwkfia;hawaiilawyer.com tky;t;.i;hawaii l awyer.com Attorney for Appellant JEAN CAMPBELL, ESQ. ( ) ( ) ( ) Corporation Counsel County of Hawai`i 101 Aupuni Street, Suite 325 Hilo, HI 96720 E-mail:jeank.campbell(a hawaiicounty.gov Attorney for Appellee SYLVIA WAN, ESQ. ( ) ( ) ( ) Corporation Counsel County of Hawai`i 101 Aupuni Street, Suite 325 Hilo, HI 96720 E-mail: sylvia.wan':a hawaiicountygov Attorney for Board of Appeals DATED: Kona, Hawai`i, Oc=4-o1acr to,207_S AMELIA URIBE Clerk III for the Planning Department JEFFREY W. DARROW PLANNING DIRECTOR COUNTY OF HAWAI'I 101 Pauahi Street, Suite 3 Hilo, HI 96720 Telephone No. (808) 961-8288 IN THE BOARD OF APPEALS COUNTY OF HAWAI'I STATE OFHAWAI'I KONA PLANTATION, LLC ) ) BOA-2025-00125 ) Appeal of Planning Director's Decision ) Dated July 31,2025,Notice of ) Violation and Order Pl-PCV-2024-00797 Appellant, ) ) vs. ) ) ) JEFFREY W. DARROW ) PLANNING DIRECTOR ) COUNTY OF HAWAI'I ) ) Appellee. ) ) INDEX TO RECORD ON APPEAL 1 INDEX TO RECORD ON APPEAL Appeal of the Planning Director's Decision of July 31,2025, Notice of Violation and Order, Unpermitted Short-term Vacation Rentals, Events without Special Permit, Unpermitted Farm Dwellings. The property's TMK is (3) 7-7-004:073 and is located at 77-360 Hoomaluhia Drive, Kailua Kona, HI 96740 within the community of Holualoa 3rd.—Kaumalumalu Beach Section,North Kona. The property consists of 4.7960 acres and is within the State Land Use Agricultural district and the County's Agricultural (A-5a)zoning district. DOCUMENT HISTORY ITEM DATE DESCRIPTION PAGE(S) 1. 10/09/2024 Complaint Form 1 -2 Unpermitted events 2. 10/14/2024 Courtesy Letter—Short-teen Vacation Rental 3 Events without Special Permit 3. 10/18/2024 Certified Mail Receipt 4 4. 10/30/2024 Certified Mail Delivery Confirmation 5 -6 5. 11/01/2024 Email from Bruce Bergey requesting a 7 Copy of the Complaint 6. 01/09/2025 Screen Shot of Airbnb Listing 8 7. 01/09/2025 Ohana Retreat from The Knot 9 - 14 8. 01/09/2025 Airbnb Listing 15 -24 9. 07/31/2025 Notice of Violation and Order 25 -31 10. 08/08/2025 Certified Mail Receipt 32 11. 08/12/2025 Certified Mail Delivery Confirmation 33 - 34 12. 09/10/2025 Daily Fines Letter 35 —37 13. 09/12/2025 Certified Mail Receipt 38 Page 1 14. 09/11/2025 Notice of Appeal to Planning Department 39 -46 Notice of Violation and Order 15. 09/11/2025 Notice of Service—Planning Director 47 - 54 Page 2 Oda, Michelle From: Sent: Wednesday, October 9, 2024 3:41 PM To: Planning Internet Mail Subject: Zoning Violation Attachments: Complaint Ohana Retreat.pdf Aloha Planning, I want to report some zoning violations happening at Ohana Retreat. They are advertising and hosting weddings and other events on agricultural land, which I believe is not allowed without the proper permits. 1. Zoning Violation: Unpermitted Weddings and Events Ohana Retreat has been promoting and hosting weddings and events on their property, which is supposed to be agricultural land. They have a photo gallery showing previous weddings they've hosted, which you can check out here: Ohana Retreat Wedding Photos On their VRBO listing, they also mention that they allow parties and events, which seems to be in violation of the zoning rules for agricultural properties. Here's the link to their VRBO ad: Ohana Retreat VRBO Listing 2. Charging Fees for Unpermitted Activities They're charging a $1,000 special fee for weddings, on top of the regular rental fees. This looks like another violation since it involves making money off events that aren't allowed under agricultural zoning. 3. Evidence of These Activities Their website and other photo galleries (like this one: Ohana Plantation Photos) are pretty clear evidence that they're hosting events and not following the zoning rules. I'd appreciate if someone could look into this and take action to ensure they follow the rules. Please keep me updated. Thanks, 1 Page 1 County of Hawai' i Planning Department '' ..' (January 20,2022) Zoning, Land Use, and SMA Violation Complaint Form Hilo(Volcano to Waimea) 101 Pauahi Street,Suite 3 Hilo,HI 96720-4224 (808)961-8288 Fax (808)961-8742/Email plannine@hawaiicounty.gov Kona(Pahala to Himi) 74-3044 Ane Keohokalole HW v.Bldg E,211d Floor,Kailua-Kona,HI 96740 (808)323-4770 Fax(808)327-3563 6 Describe Alleged Zoning Violation (refer to Note 1 below): In email11 IIf no property address,what distinguishing feature is seen from the street that identifies the property? I Have you tried to resolve this problem with the violator before asking for our help? Yesn NoZ✓ If Yes, Please explain why it didn't work: IHave you filed this complaint with another government agency? YesnNon If Yes,Date of Contact: IPerson Contacted: Results of Contact: Enter the following information for the alleged violator: Property Tax Map Key (TMK) #: 770040730002/01/00 Community___- Property Street Address: 77-360 HOOMALUHIA DRIVE Violator(s) Full Name (if known): KONA PLANTATION LLC and PLANTATION ESTATES Violator(s) Mailing Address (if known):80855571306 Would you like to be blind copied on letters? Yes:n No:u Signatu Date: 100924 Notes: 1) Construction of any structure without a building permit is a Building Code Violation and should be referred to the Department of Public Works,Hilo Building Division (961-8331)or Kailua-Kona Building Division(323-4720). This includes people living in tents,buses,shacks,sheds,etc. See back page for information on Zoning Code Violations. 2) a. Per Planning Department Rules of Practice and Procedures 9-2(a)(1):All information and records acquired by the Planning Department under this part shall be confidential. However,it is possible that if court proceedings occur that this information could be subpoenaed and made known to all involved parties. b. 9-2(b)All complaints shall be given to the zoning inspector. Anonymous complaints will not be investigated by the zoning inspector and/or other Planning Department personnel assigned. Page 1 of 2 Page 2 Mitchell D.Roth o�`'Y � '!!;�. Zendo Kern Mayor -r Director /per � Deanna S. Sako :-. Jeffrey W. Darrow Managing Director . : Deputy Director West Hawai`i Office East Hawaii Office 74-5044 Anc Kcohokalole Hwy 101 Pauahi Street,Suite 3 Kailua-Kona,Hawai`i 96740 County of Hawai i Hilo,Hawaii 96720 Phone(808)323-4770 Phone(808)961-8288 Fax(808)327-3563 PLANNING DEPARTMENT Fax(808)961-8742 CERTIFIED MAIL 7021 0950 0000 1511 0310 October 14, 2024 Kona Plantation LLC 7700 SW River Rd Hillsboro, OR 97123 Dear Kona Plantation LLC: SUBJECT: Courtesy Letter Complaint: Short-Term Vacation Rental (STVR) / Events without Special Permits File No.: PCV-2024-00797 Tax Map Key: 7-7-004:073-0002, Holualoa 3'—Kaumalumalu—Beach Sec. N. Kona, Hawai'i This courtesy letter is to notify you that we received a complaint on October 9, 2024,that you are operating a short-term vacation rental (STVR) and operating events without a special permit within the Special Management Area(SMA) of the subject property. Please contact Planning Inspector, Tiffany Clark by email (preferred)at nlannine hawaiicounty.gov or by phone at 808-323-4772 to arrange a date and time to discuss and resolve the alleged complaint. Sincerely, , Zeno kern Zendo Kern (Oct 16,2024 08:38 HST) ZENDO KERN Planning Director TC: \\coh14ly\Planning\Staff\Tiffany\Enforcement\Short Term Vacation Rental &Renting\7-7-004-073-0002 PL-PCV-2024-00797 Kona Plantation LLC\PL-PCV-2024-00797 Kona Plantation LLC Courtesy Ltr.docx Electronically copied. No hard copy to follow. CC: Division Planning Inspectors Kona www.planning.hawaiicounty.gov Hawaii County is an Equal Opportunity Provider and Employer planninr(khawaiicounty.gov Page 3 ................ U.S. Postal Service"' CERTIFIED MAIL® RECEIPT Domestic Mail Only M For delivery iMQrnralioM.YISIt our'A L.. ...at✓:r.:::Mc.S r.....CI rr E �':erLik+C Mall Fee _.._ - , .. r�l S p.4ra So s�Fe rocees(check Aida . 1 Rehm Reodpt Oterdeemi S Poshna[k CI j !Return Receipt(electrorlbl S ' ❑Certified Mall Restricted DeNvery $ .1.. Here/ CI Elkton Signature Required $ . +it � •.tom r / CI r Adult SigraWre Restricted Delivery$ - p 'oetage its. ' U) — r' . Tale!P)etepe Bard Fetes ,�v In ,� ,,le 10 o�cr I'.'7 t '- JA L Cif; .:'C(I "" 000.0 Op_ • f_„-3 dr PS Form 3eOOr April 201SR5ri7590.62-ltOr.947 _.. Seretievt.•.r.t:xIrro-.'i.Ic-ic:...i. i Page 4 USPS 1RACKING U First-Class Mail MIN ' y Postage&Fees Paid IP; USPS 2 L Permit No.G-10 9590 9402 7086 1251 0881 72 United States •Sender:Please print your name,address,and ZIP+4°in this box• Postal Service PLANNING DEPARTMENT County of Hawaii 74-5044 Me Keohokalole Hwy 6I oici bt noti Kailua-Kona, H 196740 id3a 9NINNHb 1403 GA321 �L - f V- 202 - do 1. 1J111)11Jrj'„)IjJ'1tJ!"j�„)I,J)Jj,JJ,ljfjJ,1'Jj,J►�'1J1,JJ)'1J Page 5 SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3. A. Sig •, re i ■ Print your name and addressoh they bverse X , I f , O99ent so that we can return the card to you. ' Address ■ Attach this card to the back of the maliplece, B. Reoe�od by - C. Date of Delive or on the front if space permits. if Aullii c' 1. Article Addressed to: D. Is•=ivory address d : t from Item 1? ❑ es j UPI pL �- ciN LLC If YES,enter delivery a.dress below: No 71)0 Si&) R ?D 1usto20, a2 9 H2-3 111111111111111111111111111111111111111111111 3.AduIrySigType Restricted Delivery xpresse ©Ry egistered Ma 1p7 Adult Signature 0 Registered Mall", 9590 9402 7086 1251 0881 72 ii Neil o Certreeed Mall Restricted Delivery Cl 5b:�ture ContrmatlO O Collect on Delivery 0 Signature Conlirrnatlo 2. Artcle Number(Transfer from service label} ❑Collect on Delivery Restricted Delivery Restricted Delivery 0 Insured Mall 7021 0950 0000 1511 031 . p(overail Restricted Delivery PS Form 3811,July 2020 PSN 7530-02-000-9053 Domestre Ratan Recel Page 6 Oda, Michelle From: Carolyn Bergey <cabergey@hotmail.com> Sent: Friday, November 1, 2024 11:53 AM To: Planning Internet Mail Subject: File No: PCV-2024-00797 Follow Up Flag: Follow up Flag Status: Flagged I received a letter from Zendo Kern dated October 14' stating that a complaint was filed on October 9' stating that we are operating a STVR and operating events without a special permit. We carefully strive to assure that all activity on our property is in strict compliance with all applicable laws and regulations. Please send me a copy of the complaint so I can respond to any specific complaint. Regards, Bruce Bergey, member Kona Plantation LLC. i Page 7 770e, X "Mik FL Po X 't:;+t PL-cr x yr libert X t1 Liberf x ,-71 AFP t X k4 Aria.. X Yr What X yt W 4.) X + httrisil/www,alirbabx°aVrooms/4445331?sou rLe.„,:iropresskonLid=p31736455731_P313).11,71 heKr DS Li 1:1f3o S.m da II r..IDESC[II T II CIIIN * CO E pre0ty Tax Sa— iuy This Domain D This ccntains an in 13 11',Ietoo Tab n CD conlpass 0 Pi operty Search et, Ail Illt.11,1, Adole Sicln >) ',1,1,1,1I4,11,11„11:11',1',111111h'''1'':1'1'11' l'iltiliffili: i '* " 1 paP',5, 4106m : , a 11,11 il i c 11 i x ,,,, 1, iffitti 1710i!,4! , iii '4:Nig,11:111 About this space f if Adfirif fill' i j I 1,11 iiil Twh:(s4Dfaerciend00r, /outdoor island Hying with 'large decks and rooms for fantily get-togethers and „,, . ,IINO, ///A jJiJJlJJ I IIP P I I I i j i V jil 144ii 11 private spaces for quiet times,Enjoy our pool tennis court and other amenities,We are within walkingreati sdistance perfectof a pbeach.lace andf 0 r a oceanfrontfarnH y to come o parkme and a n,d e closeni dy a to l l.dr_lea restaurants,ttahuer aBnt s i dl,golfsi t 0 shopping,offer. Our i. 111 41'14' 'II ,I i retarld hasand ,rffIffiTt(i Il Pbabbbia You make walk the property to pick whatever fruit is in season. We have bikes,coolers, boogie 1)1 t'ig 1,:i41Vhilil,iii boards for your use. Enjoy the shared pod and vvalk to the beach, ,,,01,0(iff .,fil r ii)1 iiii i li ii 1 lifill$,YrijniT,1 . fleitiii iiiittyfilill Gated neighborhood Illidil,f11411ig!ii Close to town i i J Guest access Pool,tennis court,grounds miTTITISSIMISSISSISS15151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515151515M1, 11 III ):› 1111,j , Illiii,/; /IIII1mII /Ø :!11 11M Desktop It(,,, 169'i Mostly sunny Page 8 1/9/25, 10:12 AM Ohana Retreat Photos The Knot Ohana Retreat /�v�I��l,�mI�r�r�„���ID','�W��l✓�PI�,''u II"I,pnIlr'�w'il'Yf„"�',m,lu J^�Ilm�i I� WI'r'�,�.1���v�s�,pmW,;1a"wl1�r.„✓„v:/II�'n"�,"d;„r-�'�1�'�/Il/rW,u.l".���,wII w�o�"Ir"�Iw����,I'���.I,u�"5,oI.'i�a.��fI�,�„»"�,,„,"I.",„I JII"�O'•��Il1/I�/�i',,I"LI"r�pf�',r l�',1�^1„�l�,r,Al i ;y��'1�1li%/./l�n�l Sy,'rk�;�,l'rr„fk�arl�."h�',��,�w� �kMI�I�'�I��-I�.q��.1"�'C.,""'�,.+ryn�,,,l�„','J^'w' m�",IiGI�I,W i'i,~%"�✓„;IVr„,w�Wun'al,y"',,,ek�i�l°�r'i"n,k�In,iW°1".�',.�,.r'1I,I I�,,,.r,rzrik'�l�;k�i"1'Vi w��W�V��„✓�!m�M'i''1'^Y I�r,,a"�7H?1IJ"�!�IVw��WA,xN�lh pI I,,u';'1I""�'u,d"�'i�1 ppN',,lI�'�,�^u��,wG"�IaImr"��W„�"r',,�M.�I °l(I l.un�Imu��ku I�i�'IIH,Wl'uIl..IwGi�rlm°^lp mm.,u,Mir anIl^�;y��Y/p",iW,l�'`o�1,i�'I d I,,'VwI'l�;'lo'��,�yl.l'llaI,rl,''�,r'I,�;.,aI m'y e''�O.;l!l,'l%�'/l/P�""✓,"!..1'L.rI'���I�i.';.Ol,„lu/l'dW,r,VW,l!��,'��r�.°,,��l�waI ul'�Mu."uo,."�u�W,I»u,u IkIu u'IWu„mI�tIuI�,m„IuIWIi1u lu�'l�wuuµxIia;l�.m��''�I;«luw,ruw r�u1'I mwi rlr.v,d„x�u�''mmI'�I':Il'I:�u?l0�u1',6Yi�"r'„+,d�tirt;�✓�,,"l�yr i%;'4�',I,„,m,^ a/mm1o�i�m';'k+�r7��Ji�I���mq��/'y""���,Wi�wI,Wh`8 Iw W qk h"^„'�"y'°,"W;"'✓r'D�„@�, ",,,•,up,'a�a;',',.'�r'u"�)WWI Ir1'V��IiJq✓j'Il�l;rr�iI'l�dI,�u�"�, �/'m I" M 6I/ "4 al�1 � � 'i I"ryo'M"" "I ll 7l�m ^IlI I I,,����I/ �/)�/ ��� ' /1 "����� ,r ,114' I';rr O � " 'l i' ra W ,0 M!"h,t � p yK�,�1'°' �//� IIII "lo Ii i,//r, Umn"8 "Ilh1 <aD ' ,W 'll: A ,�m "�m'Atl ''"'. �,;,/� /���, ///�/ / / '� ��/,i ,, „ W.�� ' „„'�� rnI , � , y�; ✓ Nr "u ?iv 9I IVI µ d m' ,„r`rrill n„,10 d,„,„ill, Wuum„„„„„„i I ilk , m� , /7 u „0 m ' � »«pp;,i/i /� 1% � /f �/ f P,@u,',O ; a"' "`' > lI'I%' 1 ,T,I,O,.„d'lp' ,l>'I$k„II„ ,si'„d,` ,, � /'%o/ � �/�/l lalr„„� 1,i; ��; � /ry c JIP I ,, 1��r'����,� .r.h� I �� U,yIw,',1,,'4^ ��"�I � � y I,��",.�I�� a �, W%*1 ? �u uuo l�uuo...... � / �,,r�/� // 1 u W l rSl i�o �yol 0,100 I,wy��ly W« rfr W,I,�fidumm�l l� �l ,e �I„„ ,IW��rll " � "IP�'�� � ",W °f,� ii�� p :ml �„�1,'u/f�r11„"erC AH,y l'';.m�w�uaJi,''' ?�J% i r"� %;�lu, „ I ; �✓I„ , � iN� u,' � ' � ;„�qt,, N„''r ' „/„ „;'a MGa, '�li��� « "'. p,)� ,' i �/, 'o 4/,x: I ' ;✓ ' 1^ 'W err,„M"/ji �I'I�„", 1 „�„ I k� , P "�mil ,r l � �/IIm �Wr'" ! �,.�II��� irII fo„, ") �asr;„✓ fWW011m rlf �+�". 0 3II11 11,, , � "/h/,�, ' �� ,',k; M, „ ,u 1 ,I� „ • '�P�«4:;,, +^" „ , 11,,,,dil1�'„ IIII ,'���igr)i4�,om l r I I�W „ , y ''14 p„ >I "�� n I IWy III ,'.," u'; °I m,,,�k.� "I�'�s" �""„",:' " u�'1, k ,r, , ° I,f',W6/ maall',,,., ,I�III I r� M ' ,rum, iw I W0l''F,rL'rls W; „',,'14b'J',„bN W ; U urm*II "' and»„lluei"1' IIIImlu%I�o 4 `/rr✓,� mp r^ ^ � M ro, „ „ „;. ) N 9Aq, I, Iho Jµ4 w"Y, + w '4 , 4„ ,,,,,4;m, .p, 1 A;"N'O I A, , yle� ' f,%}i ' '' �i d w k� / � M '"�i Ml I :0» 1 'i »o,5151111, A l��d4 YI II a �"IM *1el ,,d'1 1'� ij�0IIfi:„ lwI�lrars ;J '%p"' „'�,%�A`1 IV Ir, ".i.l ±n l' � �mW, �Mpy" r�, t,5";�/,/ l�✓r¢ I � It ,,�� Pl� 515r1f „+W '^,. 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Brilhante,Jr. re Michelle S. Ahn Managing Director :,_ Deputy Director : ,fTp OFr +l1 West Hawaii Office East Hawaii Office 74-5044 Anc Kcohokalole Hwy • • 101 Pauahi Street,Suite 3 Kailua-Kona,Hawaii 96740 County of Hawaii 1 Hilo,Hawai`i 96720 Phone(808)323-4770 Phone(808)961-8288 Fax(808)327-3563 PLANNING DEPARTMENT Fax(808)961-8742 CERTIFIED MAIL 9589 0710 5270 1147 4019 93 July 31, 2025 Kona Plantation LLC 7700 SW River Rd Hillsboro, OR 97123 Dear Kona Plantation LLC: Subject: Notice of Violation and Order Complaint: Short-Term Vacation Rental (STVR) / Events without Special Permits, Unpermitted Farm Dwellings Reference: Courtesy Letter dated October 14, 2024 Case #: PL-PCV-2024-00797 TMK: 7-7-004:073, Holualoa 3rd—Kaumalumalu—Beach Sec. A Courtesy Letter dated October 14, 2024, was sent to you by Certified Mail informing you of the complaint we received, instructions on how to resolve the complaint, (if necessary) and the date of when you must contact our Planning Inspector to schedule a site inspection. Thank you for contacting our Planning Inspector Tiffany Clark to schedule a site inspection for your property. The site inspection was conducted on June 17, 2025. This Notice of Violation and Order(NOVO)is being sent to you to affirm and document that the following Hawaii Revised Statutes (HRS), and Hawaii County (Zoning) Code (HCC)violation has been identified during the site inspection. Our initial research based on the complaint has revealed the following: 1. Real Property Tax Office records list the addressee, and their mailing address listed above as the fee owner of the property, which is located at 77-360 Hoomaluhia Drive. 2. Planning Department(PD)records indicate that the property is situated within the State Land Use Agricultural District and the County of Hawaii Agricultural A-5a zoning district. 3. The parcel is located within the Special Management Area (SMA), and therefore subject to the provisions of Hawaii Revised Statutes (HRS) Chapter 205A, Coastal Zone Management. www.planning.hawaiicounty.gov Hawai`i County is an Equal Opportunity Provider and Employer .plannina(cthawaiicounty.gov Page 25 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 2 4. An Additional Farm Dwelling Agreement was recorded with the Bureau of Conveyances on January 19, 2000 (Doc. No 2000-007462). The agreement specifically states: • The additional farm dwelling shall be used to provide shelter to only person(s) involved in the agricultural or farm-related activity on the building site. 5. A Notice of Violation and Order dated January 30, 2004, was issued for unpermitted additional farm dwellings and operation of vacation rentals/retreats without an SMA permit. 6. An appeal was filed (BOA 04-004) and the case was settled prior to the scheduled hearing date of September 14, 2004. The settlement between the County and Mr. Bergey dated September 8, 2004 stated: • Mr. Bergey will promptly delete the website referenced in the Planning Director's January 30, 2004 Notice of Violation and Order letter (www.kon apl antati on.corn) No similar website will be established. • Mr. Bergey will not use his dwellings as a"Vacation rental". • Mr. Bergey will not rent his premises to five or more unrelated persons. 7. A third farm dwelling application was submitted to the Planning Department on February 16, 2000. The application was denied on May 12, 2000, as the level of agricultural activity present on the property did not meet the minimum requirements necessary to support a third dwelling unit. 8. A review of multiple websites providing the following information: Ohana Retreat Overview (Ohanaretreat.corn) • Number of Rentals/units: Not Explicitly listed, but the site described the property as a single, large home with multiple suites • Events: The website promotes hosting retreats, family reunions, and group gatherings, indicating event-based use. VRBO— Ohana Retreat (https://www.vrbo.com/187016ha?msockid=240ef2d20a666e4923 dfe0e00b416f2bBedro oms/Bathrooms: 8 bedroom suites/ 8 baths) • Guest Capacity: Accommodates 16 guests Page 26 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 3 • Rental Type: Entire property rental Airbnb Listing (https://www.airbnb.com/rooms/4445331?sourceimpressionid=p31753916773P3 hp YMMxDfdbXYBe) • Bedrooms/Bathrooms: 8 bed/ 8 bath • Sleeps: 18 guests • Rental Type: Whole house, aligns with other listings Vacation Rental Aggregator(JUL 2025 Listing) • Description: Reaffirms the property as an 8-bedroom, 8-bath retreat home with amenities like wet bars, private decks, refrigerators, and expansive gathering areas. • Target Audience: Markets to large families, groups, and retreats with both communal and private-use features. SITE INSPECTION REPORT A site inspection was conducted on June 17, 2025, at approximately loam which revealed the following: 1. During the site inspection, the property owner stated that the Ohana Retreat website had been deactivated. However, a follow-up review by the Planning Inspector confirmed that the website remains active and accessible to the public. 2. The property has been modified to establish multiple dwelling units. Each of the eight bedrooms in both structures—totaling sixteen rooms—were equipped with independent heating elements at the time of inspection, suggesting use as individual dwelling units. 3. The host currently resides in the additional farm dwelling,which, according to the recorded agreement, must be occupied solely by individuals actively engaged in agricultural operations on the property. NOTICE OF VIOLATION The Planning Director has determined that you are in violation of the following Statutes, Codes and relevant Sections based on the investigation conducted and site inspection report provided by Planning Inspector Tiffany Clark: Page 27 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 4 HCC Section 25-2-30. Violations. Any approval or permit issued pursuant to the provisions of this chapter shall comply with all applicable requirements of this chapter. Failure to comply with any provision of this chapter, any rule adopted pursuant to this chapter, or with conditions imposed as part of any approval, permit, or variance from the provisions of this chapter, shall constitute a violation of this chapter. 1. Violation of Settlement Agreement dated September 8, 2004 The following conditions were agreed upon as part of the September 8, 2004, settlement between the County of Hawaii and Mr. Bergey: • "Mr. Bergey will promptly delete the website referenced in the Planning Director's January 30, 2004, Notice of Violation and Order letter (www.konaplantation.com). No similar website will be established." You are in violation of this condition. The Ohana Retreat website remains active and promotes the property for accommodations. • "Mr. Bergey will not use his dwellings as a `Vacation Rental." The Ohana Retreat website advertises the property for short-term accommodations, indicating use as a vacation rental. • "Mr. Bergey will not rent his premises to five or more unrelated persons." The Ohana Retreat is advertised as offering multiple units. The number of rental accommodations suggests occupancy by more than five unrelated individuals. 2. Violation of the Additional Farm Dwelling Agreement (Recorded January 19, 2000) • The recorded agreement restricts the additional farm dwelling to use only by individuals actively engaged in agricultural or farm-related activity on the building site. The host currently resides in the additional farm dwelling but does not actively participate in farming operations on the property, violating this condition. HCC Section 25-5-77 Other regulations. (C) Additional farm dwellings may be permitted in the A district only upon the following conditions: Page 28 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 5 (1) A farm dwelling agreement for each additional farm dwelling, on a form prepared by the director, shall be executed between the owner of the building site, any lessee having a lease on the building site with a term exceeding one year from the date of the farm dwelling agreement, and the County. The agreement shall require the dwelling to be used for farm-related purposes. (2) The applicant shall submit an agricultural development and use program, farm plan or other evidence of the applicant's continual agricultural productivity or farming operation within the County to the director. Such plan shall also show how the farm dwelling will be utilized for farm-related purposes. You have established 16 additional dwelling units without executing the required farm dwelling agreements or providing the necessary supporting documentation for agricultural activity, in violation of these provisions. HCC Section 25-5-72 Permitted Uses. Event venue is not listed as a permitted use in the A district You are advertising that the property can be used for events. HRS §205A-28 Permit required for development. No development shall be allowed in any county within the special management area without obtaining a permit in accordance with this part. The alterations to create 16 dwelling units were made without the required Special Management Area permit. ORDER You are hereby ORDERED to complete the following corrective action(s) at your own expense by the "Deadline Date" which is 30 days after USPS Postmaster Date Stamp on Certified Mail Receipt. 1. Would need to remove all website advertisements. 2. Remove all the heating appliances that were present in each of the 16 bedrooms on the property. 3. The host is required to live in the first farm dwelling, since he does not engage in farming on the property. HRS PENALTY 1. You are being assessed an initial civil fine of$5,000.00 for violating provision under Section 205-A-28. HCC PENALTY Page 29 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 6 1. You are being assessed an initial civil fine of$500.00 each of 6 (six)Hawaii County Zoning Code Violation for a total of$3,000.00. 2. If the above stated Order for the HCC Violations are not resolved by the "Deadline Date", a daily civil fine starting at$100.00 per day shall be imposed beginning the day after the deadline date, unless otherwise noted until all the above corrective actions have been completed. TOTAL CIVIL FINES ASSESSED: $ 8,000.00 • Daily fines will increase according to the Department's daily fine schedule until the violation is corrected. Resolution of this NOVO requires completion of all Corrective Actions and payment in full of all civil fines. See Fines in General Information. 3. Resolution of the violations includes correction of the violation and payment of all civil fines. This Order shall become final 30 days after USPS Postmaster Date Stamp on Certified Mail Receipt. 1. On or before the final date, any person(s) subject to this Order may appeal against the Order. The provision of the order issued by the Director under this section shall become final thirty days after receipt of the order unless the director's action is appealed to the board of appeals as provided in this section. 1. Contact our Planning Inspector by letter or e-mail to arrange a date and time on or before the deadline date to have the property inspected to verify compliance with FIRS and Chapter 25 Zoning Code. 2. Should the site inspection reveal no FIRS or HCC violations and after our satisfactory review of the evidence provided, the Planning Director shall CLOSE the complaint file with no further action taken. 3. Should you fail to contact our planning inspector by the deadline date listed in the Order, the civil fines that were assessed shall be imposed on the day after the deadline date. APPEAL Within thirty days after the person's receipt of the NOVO, any person adversely affected by the NOVO may appeal the NOVO to the Board of Appeals as provided by Section 6-9.2 of the County Charter and Sections 25-2-20 thru 25, Division 2, Article 2 of Chapter 25, Hawai'i County Code 1983 (2016 Edition, as amended). An appeal to the Board of Appeals shall not stay Page 30 Kona Plantation LLC Notice of Violation and Order Case#: PL-PCV-2024-00797 July 31, 2025 Page 7 the provisions of the order pending the final decision of the Board of Appeals. See Appeal in General Information. TIME EXTENSION A time extension may be granted pending what actions you have taken to resolve the violation (s) on the property. See General Information. You are further notified that this Notice of Violation and Order is being forwarded to other Governmental Agencies for their review and actions. This matter may be referred to the Office of Corporation Counsel for civil remedy and/or the Prosecuting Attorney's Office for criminal prosecution. Should you acquire the services of an attorney/counsel representation then you are required to also submit a letter of consent with your response letter authorizing the County to correspond and respond to the attorney/counsel representation. Should you have questions regarding this matter please contact Tiffany Clark at our office at tiffanyh.clark@hawaiicounty.gov or at(808) 323-4772. Sincerely, jeft-e,, ,Danow JEFFREY W. DARROW Planning Director THC:thc \\coh141vAPlanning\StaffTiffany\EnforcementvShort Term Vacation Rental&Renting\7-7-004-073 PL-PCV-2024-00797 Kona Plantation LLC\PL-PCV-2024-00797 Kona Plantation NOVO.docx The following have been electronically copied. No hard copy to follow. Enclosure: General Information Cc: Ms. Lisa Miura, Real Property Tax Office lisa.miura(ea�hawaiicounty.gov Mr. Derek Fondy, Real Property Tax Office derek.fondy@hawaiicounty.gov Mr. Dwayne Inouye, Building Division dwayne.inouye@hawaiicounty.gov Page 31 IIIIII VIII0pp V°1IIVD 111111111111111f0010011111111111111111111112!1111111iiimpol!li ilL .N , loo000070000:1101111110000000 ill '1'p '.'"""":111m.''''$1.,000001431401````Oiii000 111111111111111111111 ItiiiiiiiiiiiiiiIHN17171111111111111111111111111111$0111111P,,,,, '1011111111 01011til 11111111111111'''''''$1111:1,1!1 1111111 1w6111' '011000 1,,,,o0on 00 00003000000000000000000000001110000110001110000001111111111111111 11111111111111 1110,1100000 00 11 0 , , 1 „ iv II I.. „„,......1 I. 171gil 1;4011111.'1,11°1 11111111111111111111111 looli lool„..,. lo ri .OD 00,000mm 01 1111111111111111111111111111 ...Jen 1,...,..7:1...................1;;;INQ.......... taw 00,Fil e 1 i 0001i11111 00001li,titt 01411frOnlymodoulooloolooloolooluoulooloolooloolopoompuovolool000louuluouuluivonn000n000non11111111111111111111111111E!!!!i11111111!!!!! iirc.,:':';'111 .11 „„Orin Illilque ,11116114:9111110.11011011„,1406401,WebiAttitomtioitiftt 1 6,11,1,,cOnyMpliiiiiiiiiiieligi ,z1r, l'Fli 1 1 S Etli cikr 0 r OR 571123 1 l' n'll:f.. r11t'61'4 /' 1 .:::...1 ri V-1,a,tu,e,rc4,A.,,,,pt 41,q,ItO VI 8R.,.4 $ '1.0 f ILfl „ N,,7''' ( PI, .Iliork ( I 1!...„.1., E]L,tennoo hli4d4 Sagotnclup, 00$44'', $ fo',,l'i j ClAl 011,4B,i4uns,370 b..t/,dmt dmil,d ,t, $ 4 L3 Ir, yg 1"‘" I JJ,11 ''S,,?-,1,. —"' Ln ' fl, Page 32 ,.... SEI,IIIEllt comPLErE nos secrioN , compLETE THISSECTION ON DELIVERY . ,, In CornpOete items"0,2,and 3., 1 A. Sign " Ag-.t I, rx A W i In Pr e int your name and address on the reverse X w „" ''''' '„ 0 so that we can returnthe card to you., SS Attach th0s card to the back of the maitrAece, B. eceived., . 'Wed Name) C of'Ic5very r Or on the front if space permits. I 1, Article Addressed to 1 D. Vs delivery-*dress'afferent from i,ern 1? i if YES,enter delivery address belewl 0 a 1100 F.)\r,/ la"r€'1' RD ejUA , I ,,.... Service Tyne CI Priority mail Expresalt) if 11 11 11 III 1 4 I 1 1 1 1 1 0 Adult Signature ID Registered Mall,,, 0 Adult Signature Restricted Delivery 0 Registered Mail Restrioteo I I ; 1 , , *Certified Malty Delivery % 0 Certified Mali Restricted Delivery Ed signature Coerldeallerrm 9590 9402 4601 3244 4002 37 0 Collect on Delivery 0 Signature Confirmation 1 2. Article Number.(Transfer from serzice label) 0 Collect on Delivery Restricted Derivery Restricted Delivery I 0 Insured Mat t' 9589 0710 52711 1147 4019 I,,„_q 9 D Insured Mat Restricted Delivery rover S5OU PS Form 3:11,„tidy 2020 PSN 7530-02-000-9053 Domestic Return Receipt Page 33 U.:::';""'•••' 1C7jG#:„0:G i 9-, .' First-Ctass Mail . ' : : • - 1 Postage&Fees Pakl , USPS 1:1•:.: Permit No.(3-10 I,1 . P• r i ••• : 1 ,,,,,,,,„„ , 95911 9402 4601 3244 4003 3"? . , ... Unit?d States i "Sender Rase priint your name,address,and ZIIP+rIP iin ill'as Pax* Postal Se]",,ice PLAN N G ..1,EPAP T I"?'ENT County of Hawah 74-5044 Ane KeohokAole Hwy Kaua-Kona, H 96740 igqIniiililiodolinglibpl.n11189,u))11A,Rifludid Page 34 C. Kimo Alameda.,Ph.D. rp;?�yv .'' ! ;. Jeffrey W.Darrow Mayor Vat; Director William V. Brilhante,Jr. +e�r ; Michelle S. Aim Managing Director e —� � w Deputy Director or 4474 (Fes... West Hawaii Office East Hawaii Office 74-5044 Ane Keohokalole Hwy • 101 Pauahi Street,Suite 3 Kailua-Kona,Hawaii 96740 County of Hawai 1 Hilo,Hawaii 96720 Phone(808)323-4770 Phone(808)961-8288 Fax(808)327-3563 PLANNING DEPARTMENT Fax(808)961-8742 CERTIFIED MAIL 7019 0140 0000 8342 7866 September 10, 2025 Kona Plantation LLC 7700 SW River Rd Hillsboro, OR 97123 Dear Kona Plantation LLC: SUBJECT: Daily Fines Letter Violation: Short-Term Vacation Rental (STVR)/Events without Special Permits, Unpermitted Farm Dwellings Reference: Notice of Violation and Order dated July 31, 2025 Case #: PL-PCV-2024-00797 TMK: 7-7-004:073, Holualoa 3rd—Kaim alum alu—Beach Sec. We have issued you a Notice of Violation and Order (NOVO) with an administrative fine in the sum of $8,000.00 dated July 31, 2025, and this letter was returned to sender. The latest NOVO was served by certified mail with a postmaster stamp dated August 8, 2025, this letter also was returned to sender. As a result, you are being imposed daily fines as stated in the NOVO dated July 31, 2025, which began on September 8, 2025. DAILY FINES As of the date of this letter, your fines have accrued to $9,200.00, which includes the initial administrative fine of $8000. Fines accrued are based on the Daily Fines Schedule as shown below. Daily Fines: According to the County of Hawai`i Planning Department Rules of Practice and Procedure Rule 9-5(d): When a violation is not corrected by the deadline date set by the order, the Director may assess additional fines to a maximum of $500 for each day that the violation remains uncorrected in accordance with the following schedule: www.planning.hawaiicounty.gov Hawaii County is an Equal Opportunity Provider and Employer planning@hawaiicounty.Qov Page 35 Kona Plantation LLC Daily Fines Letter Case #: PL-PCV-2024-00797 September 10, 2025 Page 2 Daily Fines First Three Months After Third After Sixth After Ninth for Violations (3rd) Month (6th) month (9th) Month Initial Violation $100 $200 $300 $500 First Repeated $200 $300 $400 $500 Violation Second Repeated $300 $400 $500 Violation Third Repeated $400 $500 Violation Fourth(4th) and subsequent repeated violations will be assessed $500 per day of additional daily fines from the date that the violation was to cease or be corrected, as set forth in the order. RESOLUTION To resolve this matter, you must do the following immediately, or daily fines will continue to accrue as described above and Corporation Counsel may begin legal action against you: 1. All rental activities being conducted on the property must stop immediately, as they are not permitted under the current zoning or without the proper County approvals. 2. Pay all fines due to this office. Payment may be made only by cash, cashier's check, or money order. Personal checks are not accepted. Make cashier's check or money order payable to the "County Director of Finance" (please also include Case Number if paid by check). If you do not know the amount you owe on the date you plan to pay, please contact this office for the amount due. As a reminder, daily fines will continue to accrue. We are informing you that this issue shall immediately be referred to the Office of Corporation Counsel for appropriate action. Please contact Planning Inspector Tiffany Clark by email at planning@hawaiicounty.gov or by phone at 808-323-4770 to arrange a date and time to discuss and resolve the Violation. www.planning.hawaiicounty.gov Hawaii County is an Equal Opportunity Provider and Employer planning@hawaiicounty.Qov Page 36 Kona Plantation LLC Daily Fines Letter Case #: PL-PCV-2024-00797 September 10, 2025 Page 3 Sincerely, jef-fre k Darnw JEFFREY W. DARROW Planning Director THC:thc \\cohl4 ly\Planning\Staff\Tiffany\Enforcement\Short Term Vacation Rental & Renting\7-7-004-073 PL- PCV-2024-00797 Kona Plantation LLC\PL-PCV-2024-00797 Kona Plantation Daily Fines Letter.docx Cc: Jean Campbell, Office of Corporation Counsel jeankcampbell@hawaiicounty.gov Lerisa Heroldt, Office of Corporation Counsel lerisa.heroldt@hawaiicounty.gov Joel Rathje, Planning Program Manager joel.rathje@hawaiicounty.gov Jeffrey W. Darrow, Planning Director jeff.darrow@hawaiicounty.gov Michelle Ahn, Deputy Planning Director Michelle.Ahn@hawaiicounty.gov www.planning.hawaiicountv.gov Hawaii County is an Equal Opportunity Provider and Employer planning hawaiicountv.Kov Page 37 " j I I uIIuu IIIII IIII IIIIIIllIlIlIlIllui uuuumouuuuu II mi°uu II VI I I.0 IIr uuuuuuu uuum uultl.rvu ni1ry1uto�1fl�l0uuulul�uuu�uuumumuuI iwIiIiIoI uuuuuuuuu0r,rmouririV�IIIIII�, mII ImIIVnIIIIVulo Q�y"ii r l „ I u I lmo l l l l l Il l l l llmll I ° IIIIIIIIIIV„iiti risi1 f l IIIII IJi 6 I I � Vy pi � I IIII B lli111nll Iill illl i ' M�" II "u (� � Iiiolmiuu I m l l ll V uu uolooloou u u uMo°uInol u__u Iv' mdlm uul I Iu/ulplur I m �I�I nl oN II,aralfr tl° �� i G �, Mm t,q II,i �;l,,I. II � I�I r�l , i a L.a rn wl a s t vme u hoc ,M,xx, uula m ur,V? ��� ��•� L„:(inst,..g,01.uToocsipt Pn�uwabuxw,r'myd IILwwMeu,,,II,a .ei V'OleclIvuxall,A, $ Vfe,, .IL— 100:1441) IIVu 1 u:lurUtcw1 uutirmuu II'auw&srru Itut DaY vory $ „ ,v a — lkietimi r l I , „" ellui IlIlmurwa � ..T4011.uvNrc tlVStwd�eP _ —"„-- ,_.—, W u... itmll"3uu 1rspoma Tar . . 11,)7Y/1 ,,,,j10I 'III II ,(' '� ^ I Ai u'`le,4e r 4 ^ m ' �e ;)%I1'1 1 III! '1oil dklol JII, I1V 0� yl 9I ;I LM1om nu it:i i a J �Io61Iutl iktII Page 38 DeVera, Ashley From: Arushini Sinnaduray <arushini@hawaiilawyer.com> Sent: Thursday, September 11, 2025 3:14 PM To: Planning Board of Appeals Cc: Gregory W. Kugle; Toren K. Yamamoto; Tobie Laimana Subject: Kona Plantation LLC; Notice of Appeal; Holualoa 3rd, Kaumalumalu, HI 96740 Attachments: Notice of Appeal to Planning Department.pdf Good Afternoon, Please find attached a letter to you of today's date regarding Kona Plantation LLC, Notice of Appeal. Should you have any questions or concerns, please contact our office. A hard copy of the letter has been sent to you via certified mail together with the filing fee of$250. Thank you, Arushini Sinnaduray Assistant to Gregory Kugle Arushini Sinnaduray I Legal Assistant/Paralegal Office: (808)531-8031 Fax: (808)533-2242 Mail: arushini@hawaiilawyer.com Web: www.hawaiilawyer.com Addr: 1003 Bishop St,Ste 160011 T j M E R I TA S® Honolulu, HI96813 4_.J LAW FIRMS WORLDWIDE DAM( )\ Kn LI r :IN( IkU H( Mk HAS l LIN. I hawai Iawyer.coms, A I 'cY CUR PC?RATILiN Confidentiality Notice:This email message,including any attachments,is for the sole use of the intended recipient(s)and may contain confidential and privileged information. Any unauthorized review, use, disclosure, or distribution is prohibited.If you are not the intended recipient,please contact the sender by reply e-mail and destroy all copies of the original message.Thank you. FRAUD ALERT—PLEASE CALL YOUR DAMON KEY CONTACT TO VERIFY ANY EMAIL OR FAX REQUESTS FOR WIRE TRANSFER PAYMENTS,WIRING INSTRUCTIONS,OR CHANGES TO WIRING INSTRUCTIONS THAT APPEAR TO BE FROM OUR FIRM. 1 Page 39 hawaiilawyer.comR DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Gregory W. Kugle Toren K.Yamamoto September 11, 2025 1003 Bishop Street, Suite 1600 Honolulu, Hawaii 96813-6452 Telephone (808) 531-8031 Facsimile (808) 533-2242 E-Mail: gwk@hawaiilawyer.com tky@hawaiilawyer.com www.hawaiilawyer.com VIA CERTIFIED MAIL RETURN RECEIPT REQUESTED and EMAIL Kathy Lewis, Chairperson Board of Appeals 25 Pauahi Street Hilo, Hawaii 96720 boardofappeals@hawaiicounty.gov Re: Notice of Appeal to Planning Department Notice of Violation and Order Holualoa 3' , Kaumalumalu (Beach Section), Hawaii 96740 TMKs (3) 7-7-04:073 Dear Chairperson Lewis, This firm represents Bruce Bergey ("Bruce" or "Owner"), Member of Kona Plantation, LLC, an Oregon limited liability company ("Company"). On August 12, 2025, our client received a Notice of Violation and Order, dated July 31, 2025, ("NOVO"), from the County of Hawaii Planning Department ("Planning Department") alleging that the Owner was using its property, located at 77-360 Hoomaluhia Dr., Kailua Kona, in violation of County ordinances and certain settlement obligations between the County and the Owners. The allegations made within the NOVO are patently untrue and erroneous. Therefore, please treat this letter as a notice of appeal of the NOVO and the cited to violations within. L DESCRIPTION OF THE PROPERTY The Company owns that certain property located at 77-360 Hoomaluhia Dr., Kailua-Kona, Hawaii 96740, more particularly described as TMK (3) 7-7-004-073:0001 ("Unit A") & 0002 ("Unit B", and collectively with Unit A, the "Property"). Owner is a member and majority interest holder of the Company.For over 25 years Owner has legally operated the Property for agricultural purposes. TiT MERITAS® LAW FIRMS WORLDWIDE Page 40 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 2 II. BACKGROUND In around April of 2000, Owner, with the help of his son Matthew A. Bergey ("Matthew", collectively with Owner, the "Owners")), began the process of attaining various building permits related to the creation of two separate 8-bedroom/4-bathroom dwellings on the Property. The Planning Department, for its part, approved the creation of both dwellings, authorizing the total of 16-bedrooms on the Property via the issuance of Building Permit numbers 005433 and 005931. In 2002, Owners moved to separate Unit A and Unit B into two distinct condominium properties. In order to achieve that end a Declaration of Condominium Property Regime of Plantation Estates, dated November 13, 2002, was recorded in the Bureau of Conveyances of the State of Hawaii ("Bureau") as Document No. 2002-205148. On January 30, 2004, Owners were issued a Notice of Violation and Order, alleging that the Property maintained an "unpermitted additional farm dwelling" and was being used for the "operation of vacation rentals/retreats without an SMA permit." Owners, in turn, filed an appeal (BOA 04-004)which culminated in a settlement between the County and Owners dated September 8, 2004 ("2004 Settlement"). The 2004 Settlement required that Owners delete a website(www.konaplantation.com), as well as a prohibition from using Unit B as a "vacation rental." Sometime in or around January 2008, the County once again levied a Notice of Violation and Order against the Property and the Owners. On January 28, 2008, Owners once again appealed said Notice to the County of Hawaii Board of Appeals ("2008 Appeal"). Upon information and belief, as a result of the 2008 Appeal, the parties entered into a second settlement agreement("2008 Settlement"),which superseded the 2004 Settlement. The 2008 Settlement echoed the 2004 Settlement and provided that Unit A "shall not be occupied at any given time by more than five unrelated persons," and that Unit B was to be "occupied only by individuals involved in the agricultural or farm related activity on the Property." Of note, the 2008 Settlement did not include a prohibition of website advertisements nor did it prohibit "vacation rentals." The 2008 Settlement did, however, expressly "supersede[] and replace[] the [2004 Settlement]." On August 12, 2008, Unit A and Unit B were both transferred to Kona Plantation, LLC, an Oregon limited liability company, via Apattzuent Deeds recorded in the Bureau as Doc No(s) Page 41 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 3 2008-128262 and 2008-128263 respectively. After which Company was the fee simple owner of the Property. Bruce Bergey is the majority interest holder and member of the Company. Bruce's son Matthew, and Bruce's grandson Andrew Bergey ("Andrew") are also members of the Company. For twenty-six years, Owner managed and operated the Property without interruption under the dictate of the 2008 Settlement. It was only in 2024 that issues once again started to arise. Specifically on October 14,2024,the Planning Department sent out a"Courtesy Letter"indicating that a complaint had been received about the Property's operations and that a Planning Inspector would be conducting a site inspection. On June 17, 2025, such site inspection was conducted by Planning Inspector Tiffany Clark("Inspector"). During the site inspection Owner, when discussing website listings for the Property, mentioned to the Inspector that a platform had previously reached out to list the Property, but the Owner had since decided to remove such listing. Owner was not referring to the "Ohana Retreat" website as alleged in the NOVO. The Inspector also erroneously concluded that all sixteen bedrooms on the Property constituted as "dwelling units"upon the Property, despite the fact that key elements of establishing a "dwelling unit" under the Hawaii County Code were absent from said bedrooms. Specifically, heating elements are not and should not be present in any of the sixteen bedrooms. Finally, the inspector alleged that the "host currently resides in the additional farm dwelling" but does not "actively engage[] in agricultural operations on the property." This is simply false. The Property is used and operated for farm activities. Specifically, 200 trees are maintained on the Property including both cacao and coffee trees. Both the cacao and coffee that are grown on the Property are processed into consumables (chocolate and Kona coffee) on the Property grounds. Bruce actively farms the Property to this day despite some health complications, and continues to plant, water, and prune the farm's trees. Andrew assists his grandfather in the year-round management and operation of the farm. Thus,Bruce and Andrew both qualify to reside in Unit B of the Property. It is unclear why the County has changed its position after almost seventeen years of uninterrupted operations on the Property, but it is clear that the Planning Department's NOVO is completely contrary to the Parties 2008 Settlement and is based on erroneous findings of fact and conclusions of law. Page 42 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 4 III. ANALYSIS 1. Owner has not Violated the 2008 Settlement. Pursuant to Section 1(g) of the 2008 Settlement, said document "supersede[d] and replace[d]" the 2004 Settlement. That being said, the 2008 Settlement does not prohibit the use of the Property as a "vacation rental" nor does it prohibit the Owner from establishing a website to advertise the Property. The 2008 Settlement simply requires that Unit A "shall not be occupied at any given time by more than five unrelated persons" and that Unit B "shall be occupied only by those individuals involved in the agricultural or farm related activity on the Property." Owner has adhered to both of these requirements. First, County unlawfully and erroneously levies allegations against Owner that they have violated a settlement obligation to only rent Unit A to no more than five unrelated persons, however, they provide no evidence to corroborate this assertion. This is likely due to the simple fact that no such evidence exists, after all, the "Ohana Retreat" is aptly named and Unit A is and has only ever been advertised for"large famil[ies]". In order to comport with the 2008 Settlement, Owners have always maintained that the while 8-bedrooms are available for rent in Unit A, said premises capacity could only be reached so long as no more than five unrelated persons were renting it. This has been Owner's requirements since the 2008 Settlement took effect and County has no evidence to show that Owner has breached that responsibility. Second, County unlawfully and erroneously alleges that the Owner has breached its responsibility to engage in farm activity while living in Unit B. Unit B is and has only ever been lived in by "individuals involved in the agricultural or farm related activity." Owner (Bruce Bergey), who lives in Unit B, has extensively engaged in farm activity on the Property for over 25-years. Owner has hand planted over 1,000 trees on the Property and to this day waters,prunes, harvests, and plants crops throughout the year. An additional room in Unit B is also inhabited by Andrew Bergey, the onsite manager of the Property. Andrew assists Owner with the Property's agricultural activity and is charged with maintaining the agricultural operations on the Property when Owner is on and off the island. Thus, while the Owner does spend some time off island, that does not bar him from inhabiting Unit B when he is in the State. As long as an occupant involves him or herself in the agricultural process while on the Property, they are not restricted from living in Unit B. Page 43 hawaiilawyer.comR DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 5 Finally, the 2008 Settlement, unlike the 2004 Settlement, does not restrict the Owner from maintaining a website for the Property, nor does it prohibit the use of the Property for short-term accommodations. Because the 2008 Settlement superseded and replaced the 2004 Settlement, it is unlawful to now hold Owners responsible for adhering to terms within the 2004 Settlement. Thus, because the 2008 Settlement is the controlling agreement between the Owner and the County, and because the Owner has strictly adhered to the terms within the 2008 Settlement, the NOVO's allegation that the Owner has breached its settlement obligations is clearly erroneous and unlawful. 2. Owner has not Violated the Additional Farm Dwelling Agreement. Likewise, the Additional Farm Dwelling Agreement (recorded January 19, 2000) governing Unit B has also not been violated. As stated above, Owner and Adrew Bergey (the individuals who reside in Unit B) "actively engage[] in agricultural or farm-related activit[ies]"while staying at the Property, and are therefore lawfully permitted to reside in Unit B. 3. Owner has not Violated County Code. The NOVO erroneously alleges that (1) Owner "established 16 additional dwelling units without executing the required farm dwelling agreement or providing the necessary supporting documentation for agricultural activity",(2)that"alterations to create 16 dwelling units were made without the required Special Management Area permit,"and(3)the Property was being advertised for event use. a. 16 Dwelling Units do not Exist on the Property, and all Bedrooms were Lawfully Established. The NOVO erroneously claims that the Owner established "multiple dwelling units" on the Property by equipping the bedrooms with "independent heating elements." This allegation is completely erroneous. HCC Section 25-1-5 defines a "dwelling unit" as "one or more rooms designed for or containing or used as the complete facilities for the cooking, sleeping and living area of a single- family only and occupied by no more than one family and containing a single kitchen." The HCC Page 44 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 6 further defines a"kitchen"as"a room or a portion of a room designed to be used for the preparation of food and containing at least one item from both of the following categories: (A) Fixtures, appliances or devices for heating or cooking food; and (B) Fixtures, appliances or devices for washing utensils used for dining and food preparation and/or for washing and preparing food." The individual Bedrooms do not have individual "kitchens" raising them to "dwelling units" as prescribed under the HCC. Further, all necessary building permits to create the sixteen bedrooms on the Property were lawfully provided by the Planning Department in 2002. Even if such permits were erroneous, the Owner (and predecessor in interest) has reasonably relied on such permits for over twenty-five years. See Waianae Model Neighborhood Area Ass'n v. City and Cty. of Honolulu, 55 Haw. 40, 44, 514 P.2d 861, 864 (1973) (when a government official acting within the ambit of his authority makes official assurances, the recipient is entitled to rely). To the extent that unpermitted heating elements are available in the bedrooms, Owner will remove such appliances. But at this time we are unaware of any such heating elements being present within the bedrooms. a. The Property is not Advertised for Event Use. The NOVO erroneously claims that the Owner is "advertising that the [P]roperty can be used for events." Owner does not allow events on the Property and never has. The notes from the site inspection (listed in the NOVO) makes no mention of any such events occurring on the Property, nor does the NOVO include evidence of such advertising. The Property is and has only ever been advertised as a rental, not as an event space. Thus, it is entirely unclear why the County raises this unsubstantiated assertion. For the foregoing reasons, and such others that may be shown at the hearing — Owner reserves the right to amend, supplement and assert further objections—Owner respectfully appeals to the Board of Appeals from the Planning Department's decision. Page 45 hawaii lawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 7 We appreciate your attention to this matter. Please do not hesitate to contact the undersigned at(808) 531-8031. Very truly yours, DAMON KEY LEONG KUPCHAK HASTERT Gregory W. Kugle Toren K. Yamamoto CC: VIA U.S. MAIL and EMAIL Jeffrey W. Darrow Planning Department Director planning@hawaiicounty.gov Aupuni Center 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 GWK/TKY:das 930250 Page 46 DeVera, Ashley From: Arushini Sinnaduray <arushini@hawaiilawyer.com> Sent: Thursday, September 11, 2025 3:17 PM To: Planning Internet Mail Cc: Toren K. Yamamoto Subject: Kona Plantation LLC; Notice of Appeal; Holualoa 3rd, Kaumalumalu, HI 96740 Attachments: Notice of Appeal to Planning Department.pdf Good Afternoon, Please find attached a letter to you of today's date regarding Kona Plantation LLC, Notice of Appeal. Should you have any questions or concerns, please contact our office. A hard copy of the letter has been sent to you via first class mail. Thank you, Arushini Sinnaduray Assistant to Gregory Kugle Arushini Sinnaduray I Legal Assistant/Paralegal Office: (808)531-8031 Fax: (808)533-2242 Mail: arushini@hawaiilawyer.com Web: www.hawaiilawyer.com Addr: 1003 Bishop St,Ste 1600 121 TT Honolulu, HI96813 MERITA5" LAW FIRMS WORLDWIDE DAMON L1 L_LON(, kt .i .h 1.\l\ H;1 ILK I hawai Iawyer.com'- A 114b' CURI'f4RATItu \ Confidentiality Notice:This email message,including any attachments,is for the sole use of the intended recipient(s)and may contain confidential and privileged information. Any unauthorized review, use, disclosure, or distribution is prohibited.If you are not the intended recipient,please contact the sender by reply e-mail and destroy all copies of the original message.Thank you. FRAUD ALERT—PLEASE CALL YOUR DAMON KEY CONTACT TO VERIFY ANY EMAIL OR FAX REQUESTS FOR WIRE TRANSFER PAYMENTS,WIRING INSTRUCTIONS,OR CHANGES TO WIRING INSTRUCTIONS THAT APPEAR TO BE FROM OUR FIRM. 1 Page 47 hawaiilawyer.comR DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Gregory W. Kugle Toren K.Yamamoto September 11, 2025 1003 Bishop Street, Suite 1600 Honolulu, Hawaii 96813-6452 Telephone (808) 531-8031 Facsimile (808) 533-2242 E-Mail: gwk@hawaiilawyer.com tky@hawaiilawyer.com www.hawaiilawyer.com VIA CERTIFIED MAIL RETURN RECEIPT REQUESTED and EMAIL Kathy Lewis, Chairperson Board of Appeals 25 Pauahi Street Hilo, Hawaii 96720 boardofappeals@hawaiicounty.gov Re: Notice of Appeal to Planning Department Notice of Violation and Order Holualoa 3' , Kaumalumalu (Beach Section), Hawaii 96740 TMKs (3) 7-7-04:073 Dear Chairperson Lewis, This firm represents Bruce Bergey ("Bruce" or "Owner"), Member of Kona Plantation, LLC, an Oregon limited liability company ("Company"). On August 12, 2025, our client received a Notice of Violation and Order, dated July 31, 2025, ("NOVO"), from the County of Hawaii Planning Department ("Planning Department") alleging that the Owner was using its property, located at 77-360 Hoomaluhia Dr., Kailua Kona, in violation of County ordinances and certain settlement obligations between the County and the Owners. The allegations made within the NOVO are patently untrue and erroneous. Therefore, please treat this letter as a notice of appeal of the NOVO and the cited to violations within. L DESCRIPTION OF THE PROPERTY The Company owns that certain property located at 77-360 Hoomaluhia Dr., Kailua-Kona, Hawaii 96740, more particularly described as TMK (3) 7-7-004-073:0001 ("Unit A") & 0002 ("Unit B", and collectively with Unit A, the "Property"). Owner is a member and majority interest holder of the Company.For over 25 years Owner has legally operated the Property for agricultural purposes. TiT MERITAS® LAW FIRMS WORLDWIDE Page 48 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 2 II. BACKGROUND In around April of 2000, Owner, with the help of his son Matthew A. Bergey ("Matthew", collectively with Owner, the "Owners")), began the process of attaining various building permits related to the creation of two separate 8-bedroom/4-bathroom dwellings on the Property. The Planning Department, for its part, approved the creation of both dwellings, authorizing the total of 16-bedrooms on the Property via the issuance of Building Permit numbers 005433 and 005931. In 2002, Owners moved to separate Unit A and Unit B into two distinct condominium properties. In order to achieve that end a Declaration of Condominium Property Regime of Plantation Estates, dated November 13, 2002, was recorded in the Bureau of Conveyances of the State of Hawaii ("Bureau") as Document No. 2002-205148. On January 30, 2004, Owners were issued a Notice of Violation and Order, alleging that the Property maintained an "unpermitted additional farm dwelling" and was being used for the "operation of vacation rentals/retreats without an SMA permit." Owners, in turn, filed an appeal (BOA 04-004)which culminated in a settlement between the County and Owners dated September 8, 2004 ("2004 Settlement"). The 2004 Settlement required that Owners delete a website(www.konaplantation.com), as well as a prohibition from using Unit B as a "vacation rental." Sometime in or around January 2008, the County once again levied a Notice of Violation and Order against the Property and the Owners. On January 28, 2008, Owners once again appealed said Notice to the County of Hawaii Board of Appeals ("2008 Appeal"). Upon information and belief, as a result of the 2008 Appeal, the parties entered into a second settlement agreement("2008 Settlement"),which superseded the 2004 Settlement. The 2008 Settlement echoed the 2004 Settlement and provided that Unit A "shall not be occupied at any given time by more than five unrelated persons," and that Unit B was to be "occupied only by individuals involved in the agricultural or farm related activity on the Property." Of note, the 2008 Settlement did not include a prohibition of website advertisements nor did it prohibit "vacation rentals." The 2008 Settlement did, however, expressly "supersede[] and replace[] the [2004 Settlement]." On August 12, 2008, Unit A and Unit B were both transferred to Kona Plantation, LLC, an Oregon limited liability company, via Apattzuent Deeds recorded in the Bureau as Doc No(s) Page 49 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 3 2008-128262 and 2008-128263 respectively. After which Company was the fee simple owner of the Property. Bruce Bergey is the majority interest holder and member of the Company. Bruce's son Matthew, and Bruce's grandson Andrew Bergey ("Andrew") are also members of the Company. For twenty-six years, Owner managed and operated the Property without interruption under the dictate of the 2008 Settlement. It was only in 2024 that issues once again started to arise. Specifically on October 14,2024,the Planning Department sent out a"Courtesy Letter"indicating that a complaint had been received about the Property's operations and that a Planning Inspector would be conducting a site inspection. On June 17, 2025, such site inspection was conducted by Planning Inspector Tiffany Clark("Inspector"). During the site inspection Owner, when discussing website listings for the Property, mentioned to the Inspector that a platform had previously reached out to list the Property, but the Owner had since decided to remove such listing. Owner was not referring to the "Ohana Retreat" website as alleged in the NOVO. The Inspector also erroneously concluded that all sixteen bedrooms on the Property constituted as "dwelling units"upon the Property, despite the fact that key elements of establishing a "dwelling unit" under the Hawaii County Code were absent from said bedrooms. Specifically, heating elements are not and should not be present in any of the sixteen bedrooms. Finally, the inspector alleged that the "host currently resides in the additional farm dwelling" but does not "actively engage[] in agricultural operations on the property." This is simply false. The Property is used and operated for farm activities. Specifically, 200 trees are maintained on the Property including both cacao and coffee trees. Both the cacao and coffee that are grown on the Property are processed into consumables (chocolate and Kona coffee) on the Property grounds. Bruce actively farms the Property to this day despite some health complications, and continues to plant, water, and prune the farm's trees. Andrew assists his grandfather in the year-round management and operation of the farm. Thus,Bruce and Andrew both qualify to reside in Unit B of the Property. It is unclear why the County has changed its position after almost seventeen years of uninterrupted operations on the Property, but it is clear that the Planning Department's NOVO is completely contrary to the Parties 2008 Settlement and is based on erroneous findings of fact and conclusions of law. Page 50 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 4 III. ANALYSIS 1. Owner has not Violated the 2008 Settlement. Pursuant to Section 1(g) of the 2008 Settlement, said document "supersede[d] and replace[d]" the 2004 Settlement. That being said, the 2008 Settlement does not prohibit the use of the Property as a "vacation rental" nor does it prohibit the Owner from establishing a website to advertise the Property. The 2008 Settlement simply requires that Unit A "shall not be occupied at any given time by more than five unrelated persons" and that Unit B "shall be occupied only by those individuals involved in the agricultural or farm related activity on the Property." Owner has adhered to both of these requirements. First, County unlawfully and erroneously levies allegations against Owner that they have violated a settlement obligation to only rent Unit A to no more than five unrelated persons, however, they provide no evidence to corroborate this assertion. This is likely due to the simple fact that no such evidence exists, after all, the "Ohana Retreat" is aptly named and Unit A is and has only ever been advertised for"large famil[ies]". In order to comport with the 2008 Settlement, Owners have always maintained that the while 8-bedrooms are available for rent in Unit A, said premises capacity could only be reached so long as no more than five unrelated persons were renting it. This has been Owner's requirements since the 2008 Settlement took effect and County has no evidence to show that Owner has breached that responsibility. Second, County unlawfully and erroneously alleges that the Owner has breached its responsibility to engage in farm activity while living in Unit B. Unit B is and has only ever been lived in by "individuals involved in the agricultural or farm related activity." Owner (Bruce Bergey), who lives in Unit B, has extensively engaged in farm activity on the Property for over 25-years. Owner has hand planted over 1,000 trees on the Property and to this day waters,prunes, harvests, and plants crops throughout the year. An additional room in Unit B is also inhabited by Andrew Bergey, the onsite manager of the Property. Andrew assists Owner with the Property's agricultural activity and is charged with maintaining the agricultural operations on the Property when Owner is on and off the island. Thus, while the Owner does spend some time off island, that does not bar him from inhabiting Unit B when he is in the State. As long as an occupant involves him or herself in the agricultural process while on the Property, they are not restricted from living in Unit B. Page 51 hawaiilawyer.comR DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 5 Finally, the 2008 Settlement, unlike the 2004 Settlement, does not restrict the Owner from maintaining a website for the Property, nor does it prohibit the use of the Property for short-term accommodations. Because the 2008 Settlement superseded and replaced the 2004 Settlement, it is unlawful to now hold Owners responsible for adhering to terms within the 2004 Settlement. Thus, because the 2008 Settlement is the controlling agreement between the Owner and the County, and because the Owner has strictly adhered to the terms within the 2008 Settlement, the NOVO's allegation that the Owner has breached its settlement obligations is clearly erroneous and unlawful. 2. Owner has not Violated the Additional Farm Dwelling Agreement. Likewise, the Additional Farm Dwelling Agreement (recorded January 19, 2000) governing Unit B has also not been violated. As stated above, Owner and Adrew Bergey (the individuals who reside in Unit B) "actively engage[] in agricultural or farm-related activit[ies]"while staying at the Property, and are therefore lawfully permitted to reside in Unit B. 3. Owner has not Violated County Code. The NOVO erroneously alleges that (1) Owner "established 16 additional dwelling units without executing the required farm dwelling agreement or providing the necessary supporting documentation for agricultural activity",(2)that"alterations to create 16 dwelling units were made without the required Special Management Area permit,"and(3)the Property was being advertised for event use. a. 16 Dwelling Units do not Exist on the Property, and all Bedrooms were Lawfully Established. The NOVO erroneously claims that the Owner established "multiple dwelling units" on the Property by equipping the bedrooms with "independent heating elements." This allegation is completely erroneous. HCC Section 25-1-5 defines a "dwelling unit" as "one or more rooms designed for or containing or used as the complete facilities for the cooking, sleeping and living area of a single- family only and occupied by no more than one family and containing a single kitchen." The HCC Page 52 hawaiilawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 6 further defines a"kitchen"as"a room or a portion of a room designed to be used for the preparation of food and containing at least one item from both of the following categories: (A) Fixtures, appliances or devices for heating or cooking food; and (B) Fixtures, appliances or devices for washing utensils used for dining and food preparation and/or for washing and preparing food." The individual Bedrooms do not have individual "kitchens" raising them to "dwelling units" as prescribed under the HCC. Further, all necessary building permits to create the sixteen bedrooms on the Property were lawfully provided by the Planning Department in 2002. Even if such permits were erroneous, the Owner (and predecessor in interest) has reasonably relied on such permits for over twenty-five years. See Waianae Model Neighborhood Area Ass'n v. City and Cty. of Honolulu, 55 Haw. 40, 44, 514 P.2d 861, 864 (1973) (when a government official acting within the ambit of his authority makes official assurances, the recipient is entitled to rely). To the extent that unpermitted heating elements are available in the bedrooms, Owner will remove such appliances. But at this time we are unaware of any such heating elements being present within the bedrooms. a. The Property is not Advertised for Event Use. The NOVO erroneously claims that the Owner is "advertising that the [P]roperty can be used for events." Owner does not allow events on the Property and never has. The notes from the site inspection (listed in the NOVO) makes no mention of any such events occurring on the Property, nor does the NOVO include evidence of such advertising. The Property is and has only ever been advertised as a rental, not as an event space. Thus, it is entirely unclear why the County raises this unsubstantiated assertion. For the foregoing reasons, and such others that may be shown at the hearing — Owner reserves the right to amend, supplement and assert further objections—Owner respectfully appeals to the Board of Appeals from the Planning Department's decision. Page 53 hawaii lawyer.com® DAMON KEY LEONG KUPCHAK HASTERT A LAW CORPORATION Kona Plantation, LLC September 11, 2025 Page 7 We appreciate your attention to this matter. Please do not hesitate to contact the undersigned at(808) 531-8031. Very truly yours, DAMON KEY LEONG KUPCHAK HASTERT Gregory W. Kugle Toren K. Yamamoto CC: VIA U.S. MAIL and EMAIL Jeffrey W. Darrow Planning Department Director planning@hawaiicounty.gov Aupuni Center 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 GWK/TKY:das 930250 Page 54