HomeMy WebLinkAboutCOM 0401.002 2014-2016 P!MAO=
. , iP WO 4401
To: County of Hawai'i, County Council
From: Kuakini Highway 75-6099 Corp. c)
Re: Agenda Item — Hualalai Kai Project (Long Term Care and Assisted Living) -
August 5, 2015 Meeting Date
A r
Written Testimony re Resolution No. 239-15
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Kuakini Highway 75-6099 Corp. ("KH Corp.") wishes to bring to the Council's attention
significant planning, legal and financial issues with the project proposed (the"Proposed Project") by
Hualalai Health LLC ("HH"). The Proposed Project, by HH's own admission, constitutes the same
project as one previously designed for property owned by KH Corp. (the"Existing Project"). The HH
proposal for the Proposed Project appears to use and rely upon materials from the Existing Project on
KH Corp.'s property. As such, it implicates rights and entitlements of KH Corp. and poses substantial
questions as to the development prospects and viability of the Proposed Project in light of the Existing
Project.
To provide sufficient opportunity for the Council to explore these issues and to ensure KH
Corp. can adequately protect its rights and interests, KH Corp. requests that the Council take no
present action on the proposed Resolution No. 239-15 (the"Proposed Resolution").
A. Background
KH Corp. is owner of property known by TMK No. (3) 7-5-017:005 (the"Kuakini Property").
Upon purchase of the Kuakini Property, KH Corp. entered into a lease dated May 31, 2013 with West
Hawaii Health, LLC ("WHH") for development of a senior living project on the Kuakini Property.
Under the terms of that lease (the "Lease"), KH Corp. paid certain pre-development costs for such
project.
On March 7, 2014, the Council passed Resolution No. 281-14 exempting the Existing Project
from certain planning, zoning and construction standards, pursuant to H.R.S. §§ 201H-38 and 46-
15.1. Subsequently, WHH failed to meet key conditions under the Lease. However, pursuant to the
terms of an Assignment of Contract, Licenses, Permits, Agreements, Warranties and Approvals, dated
May 31, 2013 (the "Assignment"), WHH assigned to KH Corp., as security under the Lease, WHH's
rights and interests in contracts, plans and specifications, and entitlements pertaining to the
development of improvements on the Kuakini Property. KH Corp. wishes to go forward with
development of the Existing Project on the Kuakini Property.
KH Corp. has recently learned that the principals of WHH have formed HH. HH has purchased
the property which is the subject of the above-referenced resolution (the "Hualalai Property"). HH
proposes to build on the Hualalai Property the same project for which exemptions for the Kuakini
Property were obtained pursuant to Resolution 281-14. KH Corp. is concerned about HH's potential
Comm. No. AO 1. 1-
i. Ref. To: P CO 4.
Ref. Date t1 G 0 5 20 t�
. 111 ,
use of contracts, plans and specifications, entitlements and other Existing Project assets which were
either (1) paid for or partially paid for by KH Corp., and/or (2) collaterally assigned to KH Corp. KH
Corp. is also concerned about the Council granting exemptions which may hinder the success of
either the Existing Project or the Proposed Project.
B. HH's Proposed Project is the Same Project as the Existing Project on the Kuakini Property
In its presentation in support of the Proposed Resolution, HH admits that it is simply moving
the Existing Project from the Kuakini Property to the Hualalai Property. HH states, "On 3/7/14
Resolution 281-14 [for the Existing Project] was adopted. Which acceptedhe (sic) facility was
approved to be built on another site, but for a number of reasons, the location has changed."
Indeed, the Proposed Resolution and HH's entire proposal for the Proposed Project refers to
the same project criteria as the Existing Project and blatantly copies material prepared for, or
previously submitted to the Council in relation to, the Existing Project:
• The Proposed Resolution seeks exemptions for a project identical to the Existing Project as
described in Resolution No. 281-14: a project consisting of"96 assisted living residences, 160
skilled nursing and long-term care residences and 35 employee housing apartments for a total
of 291 housing units,"with 147 of the 291 housing units being affordable, and with the
resulting facility operated by Covenant Retirement. (See Attachment 1.)
• Material submitted by WHH to the County in 2014 in relation to Resolution No. 281-14 for the
Existing Project has been directly incorporated into the HH presentation in support of the
current HH Proposed Resolution. (See 2014 WHH Presentation for the Existing Project and
comparison of WHH and HH presentations at Attachment 2.)
• The HH presentation in support of the current HH Proposed Resolution copies material directly
from a prior 2013 WHH presentation prepared in support of the Existing Project, including but
not limited to elevation drawings and site plans. (See 2013 Existing Project Presentation at
Attachment 3.)
HH's effort to transplant the Existing Project from the Kuakini Property to the Hualalai Property
and HH's use of materials developed for the Existing Property suggests breach of the Assignment and
a potential effort to usurp entitlements granted for the Existing Project.
C. The Exemption Granted to the Kuakini Property by Resolution No. 281-14 will be Negatively
Impacted if the Council Passes Resolution No. 239-15
Confusion exists as to the entities and properties at issue in relation to the HH Proposed
Resolution. This confusion will negatively impact the Existing Project and associated interests of KH
Corp. Specifically, the Office of Housing and Community Development ("OHCD") letter to the Council
dated July 17, 2015 (see Attachment 4) does not reference the Hualalai Property or HH, it actually
references the Kuakini Property and "West Hawaii Health LLC"as the "tenant and developer"of the
Kuakini Property. There is no reference to HH or the Hualalai Property. Accordingly, the OHCD
position on HH's request for exemptions for the Proposed Project is unclear. Moreover, since HH is
seeking exemptions for the same project as the Existing Project, if the Council grants HH the
exemptions it seeks in the Proposed Resolution, the result will be two projects which are essentially
the same project proceeding in close proximity.
2
Adding to the confusion is the fact that following KH Corp.'s termination of the Lease, WHH
sued KH Corp. for a court order that the two parties proceed with development of the Existing
Project. In other words, WHH is asking the judge to let it develop the Existing Project on the Kuakini
Property while at the same time the WHH principals (as HH) are now asking the Council for
exemptions to develop the same project on the Hualalai Property.
For these reasons, KH Corp. is concerned that the exemption granted to the Kuakini Property
by Resolution No. 281-14 may be negatively impacted if the Council passed the Proposed Resolution.
Entitlements such as those granted for the benefit of the Existing Project are tied to a specific project
on a specific parcel. They are not transferable to a new site. But the record suggests that HH is
seeking to do just that, and approval by the Council of the Proposed Resolution will create, at best,
ambiguity as to the impact on the entitlements provided the Kuakini Property by Resolution No. 281-
14.
D. Significant Planning Concerns are Raised by the Proposed Resolution and HH Application,
Including Misrepresented Market Demands, Available Water Commitments and Adequacy of
Traffic Studies.
KH Corp.'s interests in the Kuakini Property will be directly impacted if the Council passes the
resolution proposed by HH and provides the Hualalai Property similar exemptions as those provided
the Kauakini Property for the Existing Project. KH Corp. therefore believes it crucial that the Council
be fully informed and have opportunity to investigate significant planning issues not apparent from
the HH application.
1. Senior Living Market Demand is Not Accurately Represented in the HH Proposal.
The Hualalai Kai presentation in support of the HH Proposed Resolution overstates market
demands for assisted living, ignoring market data that the principals of HH obtained in their efforts to
develop the Existing Project as WHH. The presentation (at p. 9) addresses"Supply & Demand"and
notes the "Unmet Demand after Additions." This data is drawn from an older Integra Realty
Resources Market Study (September 2013) (the "Old Market Study"), which was subsequently
updated by Integra in February 2014 (the "New Market Study"). (See pertinent excerpts of each
Study at Attachment 5). The New Market Study, which was commissioned by WHH, shows that the
market is underserved only by 156 assisted living beds in 2014, not the unmet demand for assisted
living of 438 beds noted in the Old Market Study and represented in the current HH proposal to the
Council. The New Market Study further states that upon completion of the Existing Project, the
market will only be underserved by 64 assisted living beds.
The New Market Study indicates that the addition of the Proposed Project to the supply of
already existing and/or approved assisted living beds would create an oversupply in the market. HH's
reliance on the Old Market Study is misleading, particularly since HH principals commissioned, and are
knowledgeable of, the New Market Study results. More importantly, the New Market Study figures
raise substantial planning considerations for the Council, considerations that KH Corp. believes should
be properly investigated before granting the exemptions being sought by HH.
3
2. Availability of Water Commitments
HH's Proposed Resolution states, "Hualalai Health, LLC, the owner of the Property and the
developer of the West Hawai'i Senior Living project (the `Project") on the Property, has secured
sufficient water commitments for the Project to construct 96 assisted living residences, 160 skilled
nursing and long-term care residences and 35 employee housing apartments for a total of 291
housing units." However, investigation into public records indicates that such water rights are not
current. The Department of Water Supply's Engineering Division has indicated that the water
commitment for 144 units obtained for the Hualalai Property expired in March of 2011 and a payment
of$108,000 is required to bring the commitment current. HH cannot rely on the water commitments
obtained for the Kuakini Property since water commitments are not transferable. (See Rule 5 of the
County of Hawaii Department of Water Supply's Rules and Regulations which states, "a water
commitment issued for a specific lot cannot be transferred to another lot.")
KH Corp. believes that the underlying representations set forth in the Proposed Resolution
should be confirmed as substantively accurate before the Council considers granting the requested
exemptions.
3. Premature Waiver of Traffic Studies
HH's Proposed Project will add or alter potential traffic to an area that has significant new and
potential development. If approved, HH's Proposed Resolution would eliminate certain mitigants to
traffic congestion that may be caused by the Proposed Project and waive other requirements. As
owner of the nearby Kuakini Property, KH Corp. may be affected by traffic or other infrastructure
impacts stemming from the Proposed Project. Consequently, KH Corp. requests that the Council not
waive standard development reports or analyses that should be undertaken to more clearly define the
impact of the Proposed Project, including how traffic patterns could change.
E. The Council Should Consider Financing Implications of Approving Similar Projects.
In addition to creating an oversupply in the market, the simple existence of the Existing
Project and the Proposed Project in such close proximity will likely raise significant concerns among
capital sources and new investment that is required to build any new facility on either project. Market
capital sources are likely to be reticent to finance new projects in markets where there are more
approved projects (supply) that could adversely affect an investor's likelihood of a successful project.
Financing of projects of this scale is no small undertaking, particularly for the projects at issue which
are likely to exceed $40 million in cost. Anything that causes potential financing sources to question
the viability of a given project will negatively affect the timing and certainty of completing such
development, potentially hindering the rapid and successful delivery of a high quality senior living
development to the community.
And given the size of development of the projects at issue, KH Corp. believes the Council
should investigate the financial capability of any party seeking to undertake such projects before the
Council provides exemptions that would allow multiple similar projects to proceed. KH Corp. is open
to any such inquiry. KH Corp.'s parent is a $1.7 billion pension fund that seeks to invest in long-term,
socially responsible real estate investments. In 2013, the lending arm of KH Corp.'s parent provided
4
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financing for an existing assisted living project, the Regency at Hualalai, located in Kailua-Kona, which
serves the same market as the Existing and Proposed Projects. KH Corp. can demonstrate access to
resources and expertise needed to bring the Existing Project to completion.
F. Conclusion
We thank the Council for the opportunity to address the significant development issues raised
by the Proposed Project and the resolution proposed by HH, particularly the impact of the Council's
decision on the Existing Project, the Kuakini Property and the rights of KH Corp. We share the
Council's overriding goal to meet the senior-living needs of Hawaii's changing demographic profile.
We believe that consideration of the issues raised herein are necessary to achieving the ultimate goal
of a completed, high quality senior-living project for the community.
066448\7064491v8
5
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COUNTY OF HAWAII STATE OF HAWAII
Mrs u•N�a
RESOLUTION NO. 28:t 14
(DRAFT 2)
RESOLUTION AUTHORIZING THE EXEMPTION OF CERTAIN CODE
REQUIREMENTS, PURSUANT TO SECTION 201H-38 AND SECTION 46-15 OF THE
HAWAII REVISED STATUTES, FOR WEST HAWAII SENIOR LIVING IN NORTH
KONA, HAWAII, COVERED BY TAX MAP KEY (3) 7-5-017:005
WHERF..AS, on June 01, 2006, Change of Lone Ordinance 06 78 became effective,
changing the district classification from agricultural (A -5a) to multiple -family residential (RM -
2.5) on the parcel covered by Tax Map Key (3)7-5-017:005 consisting of 14 acres ( the
"Property"); and
WHEREAS, the Phase 1 Market Study and Rate Analysis by Integra Realty Resources,
Inc., reflects that the County of Hawaii has an unmet demand for skilled -nursing of 463 beds
and an unmet demand for assisted living of 438 beds; and
WHEREAS, West Hawaii Health, LLC, the tenant on the ground lease for the Property
and the developer of the West Hawaii Senior Living project (the "Project") on the Property, has
secured sufficient water commitments for the Project to construct 96 assisted living residences,
160 skilled nursing and long-term care residences and 35 employee housing apartments for a
total of 291 housing units; and
WHEREAS, 147 of the 291 housing units of the Project will be affordable in accordance
with Section 2011-1-38 of the Hawaii Revised Statues ("HRS"); and
WHEREAS, West Hawaii Health, LLC members have responsibly developed and
constructed assisted living facilities on Maui and Oahu; and
WHEREAS, the Project will be operated by Covenant Retirement, a 125 -year old faith -
based non-profit organization operating in more than 15 communities across the country; and
WHEREAS, WestHawai` Health, LLC will satisfythe-affordable housing requirements
of the Project by providing 24 units affordable to families earning less than 60% of median
income, 18 units affordable to families earning below 80% of median income, and 105 units to
be affordable to families earning less than I90/o of median income; and
WHEREAS, HRS § 201 H-38, in conjunction with HRS § 46-15, allows the County, witl
approval of the County Council, to exempt affordable housing projects from certain code
requirements to facilitate the development of such projects; and
WHEREAS, West Hawaii Health, LLC has requested that the County exempt the Project
from certain code requirements to help reduce the cost of producing the affordable housing; and
WHEREAS, the project will promote the goals contained in HRS § 20111-38 and Chapter
I 1 of the Hawaii County Code; and
WHEREAS, if, for any reason, an affordable housing project is not constructed on the
Property, all conditions of Ordinance No. 06 78 shall thereafter be in effect for the Property;
now, therefore,
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII, that the
exemptions requested for the Project, attached hereto as "Exhibit A," are hereby approved.
BE IT FURTHER RESOLVED, that a copy of this resolution be transmitted to the
Planning Director and Housing Administrator of the County.
Dated at . Hilo , Hawai`i, this 7th day of March , 2014.
INTRODUCED BY:
tL t ev r4tL-
COMCIL MEMBtR&bUNTY OF HAWAII
COUNTY COUNCIL
County of Hawaii
Hilo, Hawaii
hereby certify that the foregoing RESOLUTION was by
the vote indicated to the right hereof adopted by the COUNCIL of the
Countv of Hawai' i on
ATTEST:
COUNTY CLERK (CHAIRPERSON & PRESIDING OFFICER
ROLL CALL VOTE
AYES I NOES I ABS I EX
EOFF j(
FORD. _ X
LAGAN X
KANUHA X
ONISHI AX
POINDEXTER X
WILLE X
YOSHIMOTO X
1 8 1_ •0 { 1 J 0.J
Reference: C-630.7/HSSSC
RESOLUTION NO. 2ft 14 - —
(DRAFT 2)
EXHIBIT "A"
HRS § 201H-38 EXEMPTION REQUESTS
1. Application fees: Chapter 5 of the Hawaii County Code
Exemption from the building permit fee required under Sections 5-31 and 5-35 of the
Hawaii County Code ("HCC').
2. Grubbing Permit: Chapter 10 of the Hawaii County Code
Exemption from the requirement to obtain a new grubbing permit and instead,
reinstate expired grubbing permit #091728, provided the owner/developer
complies with the current NRS Chapter 6E-42 prior to the commencement of
grubbing work. Condition X of Ordinance No. 06 78 shall remain in full force and
effect.
3. Use Permit Submission: Section 25-2-61. Applicability; use permit required.
Exemption from the requirement for a use permit under section 25-2-61, HCC.
The West Hawaii Senior Living project is hereby considered a permitted use on
the subject property.
4. Building Height: Sections 25-4-20 and 25-5-33, HCC:
Exemption from the maximum building height limit of 45 feet in the RM district to
allow a maximum building height of 48 feet.
5. Ordinance 06-78 Condition W:
Exemption from the first sentence of Condition W and replaced with the following
sentence: The applicant, its successors, and assigns shall be responsible for
the cost of any sound abatement measures to reduce sound within the project."
Exemption from the following language contained in Condition W: 'This property
was rezoned on condition that if noise abatement measures between the.
Parkway and adjacent residences in this project must be taken to qualify the
p�rkwa��r c -t for federal funding, the residential owners would be required to
pay for the noise abatement" and replaced with the following sentence: "This
property was rezoned on condition that the development's property owner(s),
successors, and assigns shall be responsible for the cost of any sound
abatement measures to reduce sound within the project."
The remainder of Condition W shall remain in full force and effect.
6. Ordinance 06-78 Condition Y:
Exemption from Condition Y regarding Fair Share Contribution.
7. Ordinance 06-78 Condition Z:
Exemption from Condition Z regarding a requirement to pay impact fees should
the County Council adopt a Unified Impact Fees Ordinance.
8. Ordinance 06-78 Section 1:
Exemption from the Multiple -Family Residential (RM -2.5) zoning district to allow
the Multiple -Family Residential (RM -2) zoning district because of the additional
cost of land to meet the 2500 square feet per unit required under the RM -2.5
zoning district.
9. Kona Community Development Plan Sept. 2008 (Kona CDP), Policy LU -2.8:
Exemption from concurrency requirements of Policy LU -2.8 of the KCDP and
Section 25-2-46, HCC.
10. Ordinance 06-78 Condition H:
Exemption from Condition H and replaced with the following Condition H:
If the project is built before the portion of the Kahului to Keauhou Parkway
(Parkway) is built through the subject property, the project may access Kuakini
Highway at a location meeting with the approval of the Department of Public
Works. Any unrestricted approach to Kuakini Highway shall include dedicated
left -turn and refuge -storage lanes on Kuakini Highway.
Should the applicant choose to locate an unrestricted access on Kuakini Highway
at the future intersection of the Parkway, the access driveway shall be built on
the Parkway alignment and to specifications that can be, used as a portion of the
Parkway when the Parkway is built, meeting with the approval of the Department
of Public Works. A secondary access shall be provided to Kuakini Highway and
be restricted to right -out only unless otherwise approved by the Department of
Public Works.
Upon completion of the Parkway, the project shall access the Parkway at
location(s) and with movement restrictions meeting with the approval of -the
Department of Public Works and any existing approach on Kuakini Highway shall
be restricted to right -out only unless otherwise approved by the Department of
Public Mrks.
The applicant shall be required to provide a Traffic Circulation Plan meeting with
the Department of Public Works, showing their future proposed access to the
Parkway and Kuakini Highway, including how any required movement restrictions
will be implemented, with any application for Plan Approval.
Access improvements shall be constructed at no cost to the County and may
consist of but not be limited to pavement widening, drainage improvements and
relocation of utilities meeting with the approval of the Department of Public
Works.
COUNTY OF HAWAII
RESOLUTION NO.
STATE OF HAWAII
RESOLUTION AUTHORIZING THE EXEMPTION OF CERTAIN CODE
REQUIREMENTS, PURSUANT TO SECTION 20111-38 AND SECTION 46-15 OF THE
HAWAII REVISED STATUTES, FOR HUALALAI HEALTH, LLC, KONA, HAWAII,
COVERED BY TAX MAP KEY (3) 7-5-010:061
WHEREAS, on June 01, 2006, Change of Zone Ordinance 03-69 became effective,
changing the district classification from Agricultural (A -5a) to Multiple -Family Residential
(RM -2.5) on the parcel covered by Tax Map Key (3)7-5-010:061 consisting of 9.262 acres (the
"Property"); and
WHEREAS, the Phase 1 Market Study and Rate Analysis by Integra Realty Resources,
Inc., reflects that the County of Hawaii has an unmet demand for skilled -nursing of 463 beds
and an unmet demand for assisted living of 438 beds; and
WHEREAS, Hualalai Health, LLC; the owner of the Property and the developer of the
West Hawaii Senior Living project (the "Project") on the Property, has secured sufficient water
commitments for the Project to construct 96 assisted living residences, 160 skilled nursing and
long-term care residences and 35 employee housing apartments for a total of 291 housing units;
and
WHEREAS, 147 of the 291 housing units of the Project will be affordable in accordance
with Section 201H-38 of the Hawaii Revised Statues ("HRS"); and
WHEREAS, Hualalai Health, LLC members have responsibly developed and constructed
assisted living facilities on Maui and Oahu; and
WHEREAS, the Project will be operated by Covenant Retirement, a 125 -year old faith -
based non-profit organization operating in more than 15 communities across the country; and
WHEREAS, Hualalai Health, LLC will satisfy the affordable housing requirements of the
Project by providing 24 units affordable to families earning less than 60% of median income, 18
units affordable to families earning below 80% of median income, and 105 units to be affordable
to families earning less than 100% of median income; and
WHEREAS, HRS § 201H-38, in conjunction with HRS § 46-15, allows the County, with
approval of the County Council, to exempt affordable housing projects from certain code
requirements to facilitate the development of such projects; and
WHEREAS, Hualalai Health, LLC has requested that the County exempt the Project
from certain code requirements to help reduce the cost of producing the affordable housing; and
WHEREAS, the project will promote the goals contained in HRS § 201H-38 and Chapter
11 of the Hawai' i County Code; and
WHEREAS, if, for any reason, an affordable housing project is not constructed on the
Property, all conditions of Ordinance No. 03-69 shall thereafter be in effect for the Property;
now, therefore,
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII, that the
exemptions requested for the Project, attached hereto as "Exhibit A," are hereby approved.
BE IT FURTHER RESOLVED, that a copy of this resolution be transmitted to the
Planning Director and Housing Administrator of the County.
Dated at , Hawai`i, this day of 52014.
COUNTY COUNCIL
County of Hawaii
Hilo, Hawaii
I hereby certify that the foregoing RESOLUTION was by
the vote indicated to the right hereof adopted by the COUNCIL of the
County of Hawaii on
ATTEST:
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
ROLL CALL VOTE
AYES NOES ABS EX
DAVID
CHUNG
EOFF
ILAGAN
KANUHA
KERN
ONISHI
PALEKA, JR.
POINDEXTER
WILLIE
Reference:
COUNTY CLERK CHAIRPERSON & PRESIDING OFFICER RESOLUTION NO.
2
EXHIBIT "A"
HRS § 201H-38 EXEMPTION REQUESTS
1. Application fees: Chapter 5 of the Hawai'i County Code
Exemption from the building permit fee required under Sections 5-31 and 5-35 of the
Hawaii County Code ("HCC').
2. Use Permit Submission: Section 25-2-61. Applicability; use permit required.
Exemption from the requirement for a use permit under section 25-2-61, HCC.
Hualalai Health, LLC project is hereby considered a permitted use on the subject
property and any prior use permits be closed.
3. Ordinance 03-69 Condition G:
Exemption from completion of left turn pocket lane requirement in Condition G,
only if restricted access is provided to include only right -in turns to the property
and right -out turns from the property prior to issuance of a certificate of
occupancy for any portion of the proposed development.
4. Ordinance 03-69 Condition I:
Exemption from requirement to complete the realignment of Hualalai Road prior
to issuance of a certificate of occupancy for any portion of the multiple family
residential project to allow the developer 5 years from the date of this Resolution
to satisfy Condition I in a manner meeting with the approval of the Department of
Public Works to complete the requirements of Condition I. A surety bond of
$650,000 will be required for this exemption.
5. Ordinance 03-69 Condition N:
Exemption from Condition N regarding Fair Share Contribution on the grounds to
reduce construction costs and on the grounds that this facility will provide
resources to the community that reduce emergency services demand.
6. Ordinance 03-69 Condition O
Exemption from the second Condition O regarding a requirement to pay impact
fees should the County Council adopt a Unified Impact Fees Ordinance.
From: "Brittany Sabin" <Admin@regardingsales.com>
To: "Alan Rudo" <ohcdIb anninci@co.hawaii.hi.us>
CC: "Bruce Beard" <brucebeardl@aol.com>
Date: 1/28/20143:19:22 PM
Subject: WHSL- 201H Marketing 1-28-14
Hi Alan,
Please see the attached.
Mahalo,
Brittany Sabin
Administrative Assistant
re: Sales & Marketing
(808) 315-3727
I
P002149
I
(AKA
(AKA West Hawaii Health, AKA Lava Kuakini)
Table Of Contents
December 11, 2013
Pg. 2
West Hawaii Senior Living Project Details
Pg. 3-6
West Hawaii Senior Living
• Senior Living Community
• Covenan Retirement - A non-profit
• Affordable Housing
• Reduced Demand on Community Resources
• Choices for Seniors
• Resources for the Community
• Construction
• West Hawaii Health - The Development Team
Pg. 7
Market Research - Supply and Demand
Pg. 8
Affordable Housing Information
Pg. 9
Affordable Housing Guidelines
Pg. 10
SHPDA State of Hawaii Services and Health Plan
P002150
PROJECT DETAILS: West Hawaii Senior Living Continuum of Care Community
TMK:
7-5-017:005
Address:
75-6099 Kuakini Highway
Lot Size:
14 Acres
Area Donated:
2.6 acres for Kahalui Connector Road
State Land Use:
Zoning RM 2.5
(Ordinance 06-78 Bill 227)
Project Description:
Approximate Size of Assisted Living Facility:
Approximate Size of Skilled Nursing Facility:
Operational Capacity:
Affordable Housing Percentage:
Senior Continuum of Care Community
100,000 sf.
85,000 sf.
291 Residents
50%+1
2
P002151
PROJECT OVERVIEW
Access to resources for seniors in West Hawaii has long been a problem. In line with that, West Hawaii
has been significantly under supplied with senior living options. In an attempt to begin to resolve some
of these issues West Hawaii Health has purchased 14 acres in Kona on which West Hawaii Senior
Living, a continuum of care community, can be built and operated.
This senior living community will include 96 assisted living residences, 160 skilled nursing and long-
term care residences and 35 employee housing apartments.
SENIOR LIVING COMMUNITY
West Hawaii Senior Living is designed as a continuum of care community that provides a range of
resource's and living options designed to meet the evolving needs of the residents.
Assisted Living
Assisted living residences offer private, homey one -bedroom, two-bedroom and studio apartments, and
services to support activities of daily living. Residences include housekeeping, meals and activity
programs.
Memory Support
Memory care is a distinct form of living environment that specifically caters to residents with
Alzheimer's disease, dementia, and other types of memory problems. Specially designed studio
apartments provide safe and homey environments. Staff members are trained in the unique demands of
memory support
Rehabilitation & Skilled Nursing
Also called "nursing homes," these centers play two important roles: they provide rehabilitation or
"sub -acute care" for people who have been discharged from the hospital, but are not medically or
physically able to return home; and they provide extended long-term care to frail or chronically ill
persons who require a higher level of skilled nursing and medical supervision than is available in other
settings.
N1Us) Ill *Y"1 *1401[I]_t�
According to the US Department of Health, 70% of our citizens will need some form of long-term care in
their lives. We know that right now in West Hawaii, the demand for assisted living, including
specialized memory care, exceeds available resources. There are as many as 400 people who need the
resources offered by an assisted living environment who do not currently have access to one.
Additionally, there are more than 400 people with the need for skilled nursing care. Currently the
hospital has skilled nursing beds that could be made available for acute care if there were enough
skilled nursing beds in the community to release patients to.
When seniors are no longer able to care for themselves in their own residences, they and their families
have tough choices to make. Currently, the limited resources to support seniors makes those choices
even tougher. Aging at home works well for some seniors. For others it means being isolated from
3
P002152
community and services. For those who need alternative solutions, providing a continuum of care
community offers choices about how to best meet their needs.
COMMUNITY OBJECTIVE (SHPDA)
The Hawaii State Health Planning and Development Agency Identifies Long -Term care as a priority as a
state-wide and a Hawaii Island specific priority. (See attachment). By providing the assisted living and
skilled nursing we can indirectly impact some of the other priorities of supporting the overall
continuum of care, supporting the long-term viability of the health care delivery system, helping
patients gain access to primary care and strive for equitable access to health care services.
In Hawaii, we currently do not have adequate health care resources. By providing assisted living and
skilled nursing, we can ensure that those patients have adequate and timely access to the care they
need. By doing this, we reduce the demand on primary care physicians, specialist, and hospital
services. Because 70% of the beds will be Medicaid qualified, it will help move some of the most
vulnerable seniors into safer environments where they have access to the services they need.
COVENANT RETIREMENT- A NONPROFIT
West Hawaii Senior Living has an operating agreement with Covenant Retirement. Covenant
Retirement is a non-profit that runs 15 Retirement Communities across the United States. Covenant
Retirement Communities traces its roots to the Home of Mercy. Opened in Chicago in 1886 as the
founding ministry of a church of Swedish immigrants, it was an old -age home, an orphanage and a
hospital.
AFFORDABLE HOUSING
Of the 291 total residences, fifty-one percent, 147 units, are to be qualified as, "affordable housing',
under Hawaii County and State of Hawaii guidelines. Having resources the seniors can afford to access
is a critical part of the success of this project. The project is being structured to provide affordable
rents and services.
• 24 units will have space rent of $733 per month, which is at the affordable level of 60% of the
median income.
• 18 units will have space rent of $978 per month, which is at the affordable level of 80% of the
median income.
• 105 units will have space rent of $1,222 per month, which is at the affordable level of 100% of the
median income.
The skilled nursing units will be built to comply with County, State and Federal guidelines. Further the
facility will be operated under contract compliant with Medicare and Medicaid regulations. This
contract will provide board and care payments for income -qualified residents with incomes not
exceeding $17,592 annually.
REDUCED DEMAND ON COMMUNITY RESOURCES
West Hawaii Senior Living will become home to over 200 seniors currently living in environments that
are not sufficiently supportive.
4
P002153
While we support aging at home; in many cases, the needs of the seniors are greater than can be
provided for in their traditional homes. These needs result in the following demands on community
resources:
• Emergency responders for those who are injured or fall
• Transportation to appointments
• Project Life Saver (program for isolated seniors with high risk of wandering)
• Meals on Wheels
• Skilled Nursing beds in the hospital
• Emergency room attention
With adequate support, we as a community can minimize demand for emergency services and other
community resources. We want our seniors to have a safe comfortable place to live. They should be
able to live without fear, knowing the support they require or desire is available to them at all times.
Seniors living in the West Hawaii Senior Living community will have access to:
• Geriatricians and Geriatric Psychiatrists on site or through telemedicine
• Transportation to appointments and medical care
• Onsite care givers who can respond to immediate needs
• Supervision to prevent wandering by those with dementia
• Three healthy meals a day
• Participation in activities and socializing
• Skilled nursing if appropriate
By reducing demand for these services from seniors who are better cared for in an assisted living or
skilled environment, there will be more resources available for those seniors who are able to stay in
their traditional homes.
West Hawaii Senior Living will have the ability to add resources as the community needs increase.
RESOURCES TO THE COMMUNITY
This campus will benefit the community in many ways.
1. Jobs: This project will create short-term constructions jobs as well as more than 350 full-time
skilled and semi -skilled positions.
2. Training: Covenant Retirement is committed to training members of the local community to
staff the campus.
3. Medical Resources: Because Covenant Retirement has facilities across the Country, they are
able to draw from those resources to bring additional services via telemedicine or on campus.
4. Space: West Hawaii Senior Living will be able to partner with community organizations by
providing much needed space for programs like adult day care, senior activities, Hospice and
more.
5
P002154
cyt.0 r 51, r {. ♦'fir 1{ fir 4`. � �vytr ��:
CONSTRUCTION
Construction of the Assisted Living and Skilled Nursing Residences will begin following completion of
necessary permitting and are expected to be completed 18 months after groundbreaking.
In order to provide the much needed community resources, and to meet the affordable housing
guidelines, we are asking for a number of exemptions under the 201H standard. None of the
exemptions being requested will impact health or safety. These are requests to wave fees, expedite
processes, and to work around issues relating to roads that have not yet been built.
WEST HAWAII HEALTH -- THE DEVELOPMENT TEAM
Ownership of West Hawaii Senior Living'is by West Hawaii Health LLC. Members are Bruce Beard
(Managing Partner), Duane Ting, Dr. Gene Wasson and Jerry Petzel. Members have been responsible for
development and construction of assisted living facilities on Maui and Oahu. Operation of West Hawaii
Senior Living will be by Covenant Retirement. Covenant Retirement is a 125 -year old faith -based
nonprofit organization operating more than 15 communities across the country.
The initial project funding is by Southern California Laborers Pension Trust, a $1.6 billion fund with
other investments in Hawaii as well. These investments are managed by TDA Investment Group
headquarters in San Mateo, California.
The management team of West Hawaii Health has been involved in the design, finance, construction
and. management of more than 42 senior living facilities in the Western United States. Two have been
built in Hawaii; the Ponds, a 145 unit AL with memory care on Oahu, and Roselani Place, a 113
unit with memory care built on Maui.
Both of these projects were done in compliance with the state and county affordable housing
201 statutes. The West Hawaii Health campus in West Hawaii is being planned to provide seniors with
affordable housing. In addition, by qualifying the project to participate in state and federal programs,
health care will also be available.
CONCLUSION
This project fulfills a void in our Hawaii Island continuum of care and senior affordable housing
availability. The Kona campus is being designed and organized to encourage an active, affordable life
style seniors. It will be run by a non-profit to keep costs down for the;residents while maintaining high
quality standards.
This project fulfills some of the key objectives in the Statewide Facilities and Health Plan created by the
State Health Planning and Development Agency. It fulfills the identified need for long-term care
services and facilities. By having our seniors in skilled nursing and assisted living facilities, they receive
the care they need which reduces demands on primary care and emergency care providers.
The 201H process will facilitate the construction of this much-needed project by expediting some of the
county permitting processes and by reducing the costs of construction.
6
P002155
saC O� hK
State Health Planning and Development Agency
State of Hawaii Health Services
And Facilities Plan
Chapter 3: Statewide and Regional Priorities
Statewide Health Coordinating Council (SHCC) Priorities
General Principles
Promote and support the long-term viability of the health care delivery system.
Expand and retain the health care workforce to enable access to the appropriate level of care in a timely
manner.
Ensure that any proposed service will at least maintain overall access to quality health care at a
reasonable cost.
Strive for equitable access to health care services (i.e., remove financial barriers, increase availability of
ehysicians)......,:.:.:E:.,.p.:::::.::.,.::,... .
. it;tae anal ant€tatewrde ctznt�ntirrr vi cite;
Encourage and support health education, promotion, and prevention initiatives.
Expand awareness of available human, financial, programmatic resources.
Specific Health Areas of Concern
2. Establish a statewide emergency and trauma system.
3. Ensure capacity and access to primary care services.
4. Increase and improve access to mental health programs, services, and education.
5. Increase and improve access to substance abuse programs, services, and education.
Subarea Health Planning Council (SAC) Priorities
HAWAII COUNTY/HAWAII SUBAREA PLANNING COUNCIL (HSAC)
In determining its priorities, HSAC notes that Hawaii, as compared to the rest of the state, has the:
• Highest growth rate of resident population due to in -migration.
• Highest growth rate of older adults (60+) between 1980 and 2000.
• Lowest life expectancy.
• Highest coronary heart disease death rates.
• Highest cerebrovascular disease death rates.
• Highest cancer death rates.
• Highest motor vehicle accident death rates
7
P002156
The following are the HSAC priorities:
1. PROVIDER (WORKFORCE) SHORTAGE: Increase the number of and retention of the health care
workforce. This includes but is not limited to:
• Primary care providers
• Specialty care providers
• Dentists
..........
;on:' ,term:>bia
turisrs
.....
.................................:......:.
• Nurses
• Allied health professionals
4. PREVENTION: Address high-risk health indicators through education, prevention, and treatment strategies.
8
P002157
KUAKINI 2014
COVENANT RETIREMENT- A NONPROFIT
West Hawaii Senior Living has an operating agreement with Covenant Retirement. Covenant
Retirement is a non-profit that runs 15 Retirement Communities across the United States, Covenant
Retirement Communities traces its roots to the Home of Mercy. Opened in Chicago in 1886 as the
founding ministry of a church of Swedish immigrants, it -was an old -age home, an orphanage and a
hospital.
IIUALALAI 2015
the Operator
Covenant Retirement- A Nonprofit
Communities will be managed by Covenant Retirement. Covenant Retirement is a non-
profit that runs 15 Retirement Communities across the United States. They trace their
roots to the Home of Mercy. Opened in Chicago in 1886 as the founding ministry of a church
of Swedish immigrants, it was an old -age home, an orphanage and a hospital.
KUAKINI 2014
Seniors living in the West Hawaii Senior Living community will have access to:
• Geriatricians and Geriatric -Psychiatrists on site or through telemedicine
• Transportation to appointments and medical care
• Onsite care givers who can respond to immediate needs
• Supervision to prevent wandering by those with dementia
• Three healthy meals a day
• Participation in activities and socializing
• Skilled nursing if appropriate
IIUALALAI 2015
Seniors living in the.West Hawaii Senior Living
Community will have access to:
• Geriatricians and Geriatric Psychiatrists on site or through telemedicine
• Transportation to appointments and medical care
• Onsite care givers who can respond to immediate needs
• Supervision to prevent wandering by those with dementia
• Three healthy meals a day
• Participation in activities and socializing
• Skilled nursing if appropriate
KUAKINI 2014
RESOURCES TO THE COMMUNITY
This campus will benefit the community in many ways.
1. Jobs: This project will create short-term constructions jobs as well as more than 350 full-time
skilled and semi -skilled positions.
2. Training: Covenant Retirement is committed to training members of the local community to
staff the campus.
3. Medical Resources: Because Covenant Retirement has facilities across the Country, they are
able to draw from those resources to bring additional services via telemedicine or on campus.
4. Space: West Hawaii Senior Living will be able to partner with community organizations by
providing much needed space for programs like adult day care, senior. activities, Hospice and
more.
HUALAI.,AI 2015
Providing Additional. Resources to the Community
• Jobs: 350 full-time skilled and semi -skilled positions.
• Training: Training members of the local community to staff the campus.
• Space: Providing much needed,space for programs like adult day care,
senior activities, Hospice and more.
Construction to be completed 24 months after groundbreaking
KUAKINI 2014
While we support aging at home, in many cases, the needs of the seniors are greater than can be
provided for in their traditional homes. These needs result in the following demands on community
resources;
• Emergency responders fpr those who are injured or fall
• Transportation to appoiritments
• Project Life Saver (program for isolated seniors with high risk of wandering)
• Meals on Wheels
• Skilled Nursing beds in the hospital
• Emergency room attention
With adequate support, we as a community can minimize demand for emergency services and other
community resources. We want our seniors to have,a safe comfortable place to live. They should be
able to live without fear, knowing the support they require or desire is available to them at all times.
HUALAUAI 2015
Reducing Demand on Community Resources
• Emergency responders for those who are injured or fall
• Transportation to appointments
• Project Life Saver (Program for isolated seniors with high risk of
wandering)
• Meals on Wheels
0 Skilled Nursing beds in the hospital
9 Emergency room attention
- '''''' -'''''' : ,-,,r,, ,1--,-,-- i=5,
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AL
1
Senior Living Community
• Continuum of care community
. Provides a range of resources and living options designed to meet
the evolving needs of the residents.
• 96 assisted living and independent residences
. 160 skilled nursing and long-term care residences
• 35 employee housing apartments.
Assisted Living
Memory Support
Rehabilitation Et Skilled Nursing
r
‘fil rr "1. 3 .1 vv:133
S4enjor lying
TMK:
Site Address:
Lot Size:
Area Donated for
Kahalui connector road:
State Land Use:
7-5-017:005
75-6099 Kuakini Hwy.
14 Acres
Kailua Kona, HI 96740
2.6 acres
Zoning RM 2.5
(Ordinance 06 78 Bill 227)
Approximate Size of Assisted Living Facility:
Approximate Size of Skilled Nursing Facility:
Operational Capacity:
3
100Y000 sf.
8 5, 000 sf.
291 Residents
Mauka-Makai Extension of Kahului to
Keauliou Parkway from Kuakini
Queen Kaahumanu Highway/Hawaii
Highway to Queen K aahumanu Highway)
Brit Road
Hawaii Belt Road_ .4.
g
...... ............
Walua Rd N,
Pottery Terrace West 11mall
Senior Living
U
V
4car.,
Entrance to Pualani Estates ;0
Kuakini IIi hwa -lie
U
A
EI .1 a0 (flANCE -I=T T
West ham-@ 9'
sani (0 r
SITE
SME DATA
wore— i•�i a�®uvwonminr.auon
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a T°T� mJll�
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LEGEND:
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Affordable Husin
.291 Units
.51% L6Affordable Housing"
.70% of Skilled Nursing krill be Medicaid qualified
ax 1,-rn R r 0-1� If RVIII frgi
Covenant Retirement- A Nonprofit
-Covenant Retirement is a non-profit that runs 15 Retirement Communities across the
United States. Covenant Retirement Communities traces its roots to the Home of Mercy.
Opened in Chicago in 1886 as the founding ministry of a church of Swedish immigrants, it
was an old -age home, an orphanage and a hospital.
den,gr IDAng
VA
3
® According to the U.S Department of Health, 70% of Our citizens
will need some form of long-term care in their lives.
I F
(e n (c) rf g V in, g"
a
MULTAMI.
it ' I '
:�-''�'&ai,
Skilled Nursing
Unmet Demand After Additions 463 512
Assisted Living
Unmet Demand After Additions 438 440
2017 2018 2023
401
450
499
548
837
346
348
350
352
364
Seniors living in the West Hawaii Senior Living, Community will
have access to:
Geriatricians and Geriatric Psychiatrists on site or through
telemedicine
• Transportation to appointments and medical care
• Onsite care givers who can respond to immediate needs
• Supervision to prevent wandering by those with dementia
Three healthy meals a day
Participation in activities and socializing
Skilled nursing if appropriate
10
Providing, Additional Resources to the Community
C Jobs: 350 full-time skilled and semi -skilled positions.
• . Training. Training members of the local community to staff the
campus.
;, • Space: Providing much needed space for programs like adult day `w j
tf. care, senior activities, Hospice and more.
I,. Construction to be completed 18 months after groundbreaking
WA- -- k t, 9
I
k
Reducing Demand on Community Resources
I
i
i
® Emergency responders for those who are injured or fall
Transportation to appointments
Project Life Saver (Program for isolated seniors with high risk of
wandering)
® Meals on wheels i
• Skilled Nursing beds in the hospital
• Emergency room attention
Ownership ®f west Hawaii Senior Living is by West Hawaii
Health LL
responsibleMembers
assisted tiving facilities on Maui and Oahu:
Bruce
Beard
m.,+ e - Partner'
,* Duane Ting
Y'Vest t F
sa- J Ir
g
0 The management team of West Hawaii Health has been involved in
the design, finance, construction, and management of more than 42
11111MI 1111liq IIII
braa9"
Assisted Living North Elevation
w
i
1
i
Assisted Living East Elevation
M
g:5ouin tievatia
skylitcoo,rd
Assisted Living First
Floor Plan
sertnce
sailed hd— eaping
.Unl
h, b .. 'xm vpdaa < theatre
clean d,
mad
also
NZ apo_ lobby
raddillim litre
admin ,'
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seat
q,__,__ - —
cafe
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kitchen d ning
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doing
M
F m
slefl add and
c c cmfN
ra%
refla
dining lanai
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4slvd
pt.ffm
of
Pt
salon
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,on
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seating
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S IBR IBR 2ER 1 BR gle me
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I BR med
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..a, am single single am
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I BR
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wing
R ghu,
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keeping
I IR
11
BR I BR
19
sts,
Assisted Living Studio
Wet- u
sa Mor JAng
Assisted Living Two
Bedroom
a nl'5� air-, tBVRng
,.«\:}.y
T T T
Skilled Nursing
Lower P 10 o � ---,� � ---,
--------------
--------------
__j
------------ : ----------- ------------
-------------------------- - - - - -- - - - - - - - - - - - - - j r ------- iL - - - — - - - -
0
AREA SUMMARY
easementT-4,249
—
Rrst FI., 33,256
----
Total SF 70,041
-------- L I I
Kona Skilled Nursine Facilitv PRELIMINARY LOWER FLOOR PLAN
mm
on
SNIA
{iiiea Nursing
Upper Floora Mor
Kona Skilled Nursing Facility PRELIMINARY UPPER FLOOR PLAN
w
SN1.3
v � I an v I sr; dH4
u Q1
Ste mon r nnng
�(0►h
William P. Kenoi Susan K. Akiyama
r, • ••••� Housing Administrator
Mayor °r
Anne M. Bailey
Assistant Housing Administrator
►a•os'N�'M
County of Hawaii
Office of Housing and Community Development
50 Wailuku Drive • Ililo. Hawaii 96720 • (808) 961-8379 • Fax (808) 961-8685
KONA: 74-5044 Ane Kcohokalole Highway • Kailua-Kona. Hawaii 96740
(808)323-4305 • Fax(808)323-4301
July 17, 2015
Dru Kanuha, Council Chair and
Members of the Hawaii County Council
Hawaii County Council
25 Aupuni Street.
Hilo, Hawaii 96720
RE: RESOLUTION AUTHORIZING CERTAIN CODE EXEMPTIONS
FOR WEST HAWAII SENIOR LIVING, TAX MAP KEY:
3) 7-5-017:005
o n
a
West Hawaii Health LLC, is the tenant and developer of the
14 -acre parcel for the project to construct ninety-six (96)
assisted living residences, one hundred sixty (160) skilled
nursing and long-term care residences and thirty-five (35)
employee housing apartments. One hundred forty-seven (147) of
the two hundred ninety-one (291) housing units of the total
project will be affordable in accordance with Section 201H of
the Hawaii Revised Statues (HRS).
West Hawaii Health LLC, has responsibly developed and
constructed assisted living facilities on Maui and 0`ahu. The
operation of West Hawaii Senior Living will be by Covenant
Retirement, a 125 year-old faith -based non-profit organization
operating in more than 15 communities across the country.
West Hawaii Health LLC, will satisfy the affordable housing
requirements of West Hawaii Senior Living (formerly Lava
Kuakini) by providing twenty-four (24) units affordable to
families earning less than sixty percent of the median income,
eighteen (18) units affordable to families earning below eighty
percent of the median income, and one hundred five (105) units
to be affordable to families earning less than one hundred
percent of the median income.
Comm. No. Ll b 1 �.
Rp.S. 2�9' 15r' Ref. To: L� 144 5
Ref. Date.JUL 2 2 2011.4uAL HOUSING OPPORTUNITY
7647dkrr "HAWAI'I COUNTY IS AN EQUAL
OPPORTUNITY PROVIDER AND
EMPLOYER"
Dru Kanuha, Council Chair and
Members of the Hawaii County Council
July 17, 2015
Page 2
Enclosed is a Resolution authorizing certain code exemptions
pursuant to HRS Section 201H-38, in conjunction with HRS 46-
15.1, to allow the County, with approval of the County Council,
to exempt low-income housing projects from certain code
requirements to facilitate the development of the project.
If there are any questions, please contact Kaloa Robinson at
961-8379.
SusanK. iyama
Housi Adm' 'strator
Enclosure
PHASE I MARKET STUDY
SKILLED NURSING, ASSISTED LIVING, AND MEMORY CARE
75-6099 Kuakina Highway
Kailua-Kona, Hawaii 96740
Latitude: 19.63, Longitude: -155.98
PREPARED FOR:
Mr. Bruce Beard
West Hawaii Health, LLC
114 Main Street, Suite 106
Edmonds, Washington 98020
PREPARED BY:
Integra Realty Resources - DFW
700 E. Campbell Road, Suite 265
Richardson, Texas 75081
EFFECTIVE DATE:
September 18, 2013
REPORT DATE:
September 18, 2013
INTEGRA REALTY RESOURCES FILE NUMBER:
112-2013-1115
SKILLED NURSING, ASSISTED LIVING, AND MEMORY CARE PHASE I MARKET STUDY AND RATE ANALYSIS
COMPARISON OF SUPPLY AND DEMAND
The following table summarizes our conclusions of supply and demand for skilled nursing:
Item
Comparison of Supply and Demand For Skilled Nursing
Year
2014 2015 2016 2017 2018
A. Indicated Demand
1,366
1,415
1,464
1,513
1,562
1,611
1,900
B. Less Existing Supply
803
903
903
1,023
1,023
1,023
1,023
C. Existing Unmet Demand or Oversupply
563
512
561
490
539
588
877
D.Additions/Subtractions to Supply
100
0
120
N.A.
N.A.
N.A.
N.A.
E. Unmet Demand After Additions
463
512
441
490
539
588
877
Our analysis shows that the PMA has an under -supply of skilled nursing in the current year, with
unmet demand for 563 beds indicated. This is supported by the higher occupancy levels of
existing facilities in the PMA. Regency Care Center at Hilo will add 100 competitive beds in 2013
leaving an undersupply of 463 beds. In 2015, the subject will add 120 competitive beds leaving an
undersupply of 441 beds.
The following table summarizes our conclusions of supply and demand for assisted living:
Item
Comparison of Supply and Demand For Assisted Living
Year
9nq @ 7n1 A 7M C 7n1 G 7n17 7M A 7n74
A. Indicated Demand
561
563
565
567
569
571
583
B. Less Existing5upply
123
123
123
219
219
219
219
C. Existing Unmet Demand or Oversupply
438
440
442
348
350
352
364
D.Additions/Subtractions to Supply
0
0
96
N.A.
N.A.
N.A.
N.A.
E. Unmet Demand After Additions
438
440
346
348
350
352
364
Our analysis shows that the PMA has an under -supply of assisted living in the current year, with
unmet demand for 438 beds indicated. This is not supported by the occupancy levels of the only
existing facility in the PMA as it has been mismanaged. The subject will add 96 completive beds in
2015 leaving an undersupply of 346 beds.
As noted previously, demand for dementia care is a subset of overall assisted living demand.
Dementia care facilities are normally licensed the same as "standard" assisted living facilities.
Furthermore, it is relatively easy for facilities to begin or cease providing specialized dementia
care since the physical plant requirements are not significantly different, and since the license is
not different. We have previously determined demand for all assisted living, including dementia.
As of the second quarter of 2013, NIC MAP reported that there were 194,301 assisted living units
and 49,591 dementia care units in the Top 31 metro markets (note that more recent data specific
to the breakdown of assisted living units and dementia care units has not been released). The
combined assisted living supply count inclusive of dementia care was 243,892 units. The dementia
care assisted living supply figure in turn equated to 20.3% of the total assisted living supply figure.
The average occupancy was 90.4% for assisted living and 90.1% for dementia care, indicating that
demand between the two segments is near a balanced level. Thus, based upon this comparison,
dementia care demand would be 20.3% of total demand for assisted living.
PAGE 27
SKILLED NURSING, ASSISTED LIVING, AND MEMORY CARE PHASE I MARKET STUDY AND RATE ANALYSIS
However, we believe this provides just a starting point, and in fact understates potential demand
for dementia care for several reasons. Firstly, dementia care units are much more likely to be
semi -private than traditional assisted living, and the statistics noted above are based upon units,
not beds. Thus, the quantity of dementia units above has a much higher level of double
occupancy, thus the demand on a bed, rather than unit basis, would be much higher as a percent
of total demand. Furthermore, many residents of traditional assisted living have mild to moderate
dementia, and would be better suited for residency in a dementia facility, but the supply of
dementia care units is lacking in many markets. Major operators of dementia care such as JEA
and Benchmark believe that demand for dementia care is as high as 30% of total assisted living
demand. Based upon this, we will estimate demand for dementia care at 30% of total demand.
For dementia care assisted living, the supply and demand conclusions are shown below utilizing
30% of the overall assisted living demand for dementia care. Note that according the Alzheimer's
Association more than 50% of residents within assisted living homes have some form of dementia
or cognitive impairment. However, in some cases the dementia is mild and does not necessitate
the resident being in a 100% secure dementia care unit.
The following table summarizes our conclusions of supply and demand for dementia care:
Comparison of Supply and Demand For Dementia Assisted Living
Item
A. Indicated Demand
168
169
169
170
171
171
175
B. Less Existing Supply
12
12
12
42
42
42
42
C. Existing Unmet Demand or Oversupply
156
157
157
128
129
129
133
D. Additions/Subtractions to Supply
0
0
30
N.A.
N.A.
N.A.
N.A.
E. Unmet Demand After Additions
156
157
127
128
129
129
133
Our analysis shows that the PMA has a under -supply of dementia care in the current year, with
unmet demand for 156 beds indicated. The only dementia care facility in the PMA is 100%
occupied. The subject will add 30 completive beds in 2015 leaving an undersupply of 127 beds.
SUPPLY AND DEMAND CONCLUSION
The PMA is a growing market. There are high barriers to entry in this market. Our analysis shows
that the skilled nursing, assisted living, and dementia care markets are under -supplied. Our
occupancy survey indicates some softness in the assisted living market, but we believe this to be a
function of a passive marketing strategy and poor management at the Regency Hualalai rather
than a lack of demand.
Based upon our analysis, the market has depth to support additional skilled nursing, assisted
living, and dementia care beds. We recommend further due diligence to monitor future
competition in the market.
PAGE 28
MARKET STUDY r
REPORT OF:
West Hawaii Senior Living
75-6099 Kuakina Highway i
1
Kalua-Kona, Hawaii 96740
Latitude: 19.6257, Longitude: -155.97
PREPARED FOR:
Mr. Bruce Beard
i
West Hawaii Health, LLC
114 Main Street, Suite 106
Edmonds, Washington 98020 Ali
IRR FILE NUMBER:
112-2014-0063
EFFECTIVE DATE:
January 8, 2014
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Integra Realty Resources Seniors dousing & Health Care Specialty Practice
February 12, 2014
Mr. Bruce Beard
West Hawaii Health, LLC
114 Main Street, Suite 106
Edmonds, Washington 98020
Subject: West Hawaii Senior Living
75-6099 Kuakina Highway
Kalua-Kona, Hawaii 96740
Pursuant to your request, we have performed a Market Study for the above -referenced property.
Accompanying this letter is a self-contained market report that contains a detailed identification
of the property, factual data concerning the property and its surroundings, comparable market
data, appropriate analyses, and conclusions. Please note that Integra Realty Resources DFW is not
part of the development team, owner of the subject, nor affiliated with any member of the
development team engaged in the development of the subject. This report has been prepared in
conformance with the Code of Ethics and Standards of Professional Practice of the Appraisal
Institute. Further, the report is intended to comply with the Uniform Standards of Professional
Appraisal Practice. The scope of this assignment includes an analysis of supply and demand
conditions.
Summary of Conclusions
Based on our analysis, we conclude there to be sufficient unmet demand to support the
development of the subject as proposed with 96 assisted living units of which 30 units will be a
secure dementia wing and 160 skilled nursing beds.
Page Two
Thank you for selecting Integra Realty Resources to prepare this market study. We are available to
answer any questions you may have concerning this report.
Integra Realty Resources -Seniors Housing and Health Care Specialty Practice
Charles A. Bissell, MAI, ASA, CRE
National Practice Leader
Hawaii Certified General Appraiser #CGA - 931
WEST HAWAII SENIOR LIVING SUPPLY & DEMAND ANALYSIS
COMPARISON OF SUPPLY AND DEMAND
The following table summarizes our conclusions of supply and demand for the assisted living
sector:
Item
Comparison of Supply and Demand For Assisted Living
2014
Year
i 2017 2018 2019 2024
A. Indicated Demand
279
283
287
291
295
299
323
B. Less E)dstingSupply
123
123
219
219
219
219
219
C. EAsting Unmet Demand or oversupply
156
160
68
72
76
80
104
D.Additions/Subtractions to Supply
0
96
0
N.A.
N.A.
N.A.
N.A.
E. Unmet Demand After Additions
156
64
68
72
76
80
104
Our analysis shows that the PMA has an under -supply of assisted living in the current year, with
unmet demand for 156 beds indicated. The subject will add 96 completive beds in 2015 leaving an
undersupply of 64 beds.
As noted previously, demand for dementia care is a subset of overall assisted living demand.
Dementia care facilities are normally licensed the same as "standard" assisted living facilities.
Furthermore, it is relatively easy for facilities to begin or cease providing specialized dementia
care since the physical plant requirements are not significantly different, and since the license is
not different. We have previously determined demand for all assisted living, including dementia.
As of the fourth quarter of 2013, NIC MAP reported that there were 195,946 assisted living units
and 51,590 dementia care units in the Top 31 metro markets. The combined assisted living supply
count inclusive of dementia care was 247,536 units. The dementia care assisted living supply
figure in turn equated to 20.8% of the total assisted living supply figure. The average occupancy
was 90.3% for assisted living and 88.4% for dementia care, indicating that demand between the
two segments is near a balanced level. Thus, based upon this comparison, dementia care demand
would be 20.8% of total demand for assisted living.
However, we believe this provides just a starting point, and in fact understates potential demand
for dementia care for several reasons. Firstly, dementia care units are much more likely to be
semi -private than traditional assisted living, and the statistics noted above are based upon units,
not beds. Thus, the quantity of dementia units above has a much higher level of double
occupancy, thus the demand on a bed, rather than unit basis, would be much higher as a percent
of total demand. Furthermore, many residents of traditional assisted living have mild to moderate
dementia, and would be better suited for residency in a dementia facility, but the supply of
dementia care units is lacking in many markets. Major operators of dementia care such as JEA
and Benchmark believe that demand for dementia care is as high as 30% of total assisted living
demand. Based upon this, we will estimate demand for dementia care at 30% of total demand.
For dementia care assisted living, the supply and demand conclusions are shown below utilizing
30% of the overall assisted living demand for dementia care. Note that according the Alzheimer's
Association more than 50% of residents within assisted living homes have some form of dementia
PAGE 117
WEST HAWAII SENIOR LIVING SUPPLY & DEMAND ANALYSIS
or cognitive impairment. However, in some cases the dementia is mild and does not necessitate
the resident being in a 100% secure dementia care unit.
The following table summarizes our conclusions of supply and demand for dementia care:
Comparison of Supply and Demand For Dementia Assisted Living
Year
Y
Item
2014 2015 2016 2017 2018 2019 2024
A. Indicated Demand 84 85 86 87 88 90 97
B. Less Existing5upply 12 12 42 42 42 42 42
C.E>astingUnmetDemand oroversupply 72 73 44 45 46 48 55
D. Additions/Subtractions to Supply 0 30 0 N.A. N.A. N.A. N.A.
E. Unmet Demand After Additions 72 43 44 45 46 48 55
Our analysis shows that the PMA has a under -supply of dementia care in the current year, with
unmet demand for 72 beds indicated. The only dementia care facility in the PMA is 100%
occupied. The subject will add 30 completive beds in 2015 leaving an undersupply of 43 beds.
The following table summarizes our conclusions of supply and demand for the nursing sector:
Comparison of Supply and Demand For Skilled Nursing
Y
Year
Item
2014 2015 2016 2017 2018 2019 2024
A. Indicated Demand 565 589 613 636 660 684 828
B. Less Existing Supply 136 136 136 296 296 296 296
C. Existing Unmet Demand or Oversupply 429 453 477 340 364 388 532
D.Additions/Subtractions to Supply 0 0 160 N.A. N.A. N.A. N.A.
E. Unmet Demand After Additions 429 453 317 340 364 388 532
Our analysis shows that the PMA has an under -supply of nursing in the current year, with unmet
demand for 429 beds indicated. This is supported by the higher occupancy levels of existing
facilities in the PMA. In 2016, the subject will add 160 competitive beds leaving an undersupply
of 317 beds.
SUPPLY AND DEMAND CONCLUSION
The PMA is a growing market. There are high barriers to entry in this market. There is a CON
requirement in the State of Hawaii and this will affect the amount of new supply that can be
added to the market. Our analysis shows that the skilled nursing, assisted living, and dementia
care markets are under -supplied. The subject will be the newest senior housing development on
the island and is the only facility offering a continuum care allowing residents to remain at the
facility as their health care needs change. Based upon our analysis, the market has depth to
support additional skilled nursing, assisted living, and dementia care beds.
PAGE 118