HomeMy WebLinkAboutPedro Tama Testimony 06.28.23 (2) Dacayanan, Melissa
From: Pedro Tama <gptama@gmail.com>
Sent: Wednesday,June 28, 2023 9:47 PM
To: WPCtestimony
Cc: Andrews,Jessica;Jackson, Maija; Timothy Karamazov;Xanthe Lancaster;Jane Tama;
Sahara; Gary Hauler; edward utyro;Amy Evans; EJ Paterson
Subject: PL - SPP - 2022 - 00016; decision to sell Lolia
Attachments: The Center at Lolia Place Ecovillage (1).pdf
To: Windward Planning Commission
Date: June 28, 2023
Subject: Re: PL-SPP-2022- 00016: FYI
3cebook 0,
(' AIIIIIIIIIII011, Robert Silber �
24 June at 09:11 0
Aloha everyone,After 10 years of developing,I'm ready to sell the 8
acre community retreat center property at the top of Lolia Place. It will
be listed soon at$1,950,000. 1 hope to find a like-minded group to
purchase it and continue the mission of ecological living with personal
growth and development courses and retreats.
For the right group,owner financing is available with at least$400,000
down. I am open to be part-owner but not a majority owner as I plan
to build a modest permitted home on the 2-acre lot adjacent to the
community center. Direct message me for details.
Also,we could use another person or two over the summer to help
with our ongoing operations. Help in the areas of kitchen/food,
M+ housekeeping and landscape would be appreciated. Indoor lodging,
meals,and modest stipend. IF
For details please see PDF attachment below:
1
The Center at Lolia Place Ecovillage
Information Packet for Owners
The Land and Location
The Lolia Place neighborhood is located at mile 16 on Kalapana-Kapoho Beach Road,
otherwise known colloquially as the "Red Road" or Old Government Road as well as
State Highway 137. The retreat center is located at lot #6 at the top of the Lolia Place
subdivision. Robert Silber purchased the original 25 acre farm in 2013 and subdivided it
in 2014. It is County of Hawaii Tax Map Key 3-1-3-2-140 and the address is 13-2060
Lolia Place, Pahoa HI 96778. The ecovillage neighborhood was previously a farm
growing macadamia nuts, avocado, mangos and other fruits from approximately
1960-1990. The land is 120 feet in elevation above sea level and approximately 1500
feet from the ocean on the southeast coast of the Puna district.
In addition to the 8+acre lot#6, there are another eleven privately-held lots (2-6 acres
in size) in the gated and fenced Lolia Place neighborhood for a total of 12 lots over 40+
acres in the neighborhood. It is located within a quiet, off-grid neighborhood with some
homes on both the makai (ocean) and mauka (mountain) side of the road. It is a 20
minute drive to the nearest town of Pahoa and 45 minutes to Hilo Airport; Hilo is the
main city on the island. Lolia Place is 2 '/ hours from Kona Airport.
Our Mission: To create a healthy and pioneering residential community with a
teaching center focused on modeling best-practice approaches to personal
development and planetary health focusing on: Yoga, Meditation, Conscious
Sensuality, Aquatic Therapies, Permaculture, and more. The center is currently leased
to Hawaii Eco Retreat, LLC which is owned by Olympian Ali Williams. See
https://www.HawaiiEcoRetreat.com
Our Values: Self-responsibility, Integrity, Empowered direct communication,
Sobriety/Consciousness, Learning and Growth, Ecological Wisdom, Body/Pleasure
Positive, Peace, Social Equity and Empowerment, Racial/Ethnic Diversity/Healing,
Compassion and Love, Spiritual Development, Self-Reliance and Cooperation. See the
10 agreements of Hawaii Eco Retreat for more in-depth discussion of our values.
https-//www.hawaiiecoretreat.com/communityagreements
Our Vision: We continue to integrate a residential community with a retreat/training
center. Investment from the owners is funding the creation of the community center,
which has high-quality, code-approved infrastructure. We lease the community center
land annually now to Hawaii EcoRetreat (HER) to run retreats, trainings, internships and
other programs. The owner's primary duties are: to fund the development and capital
improvements of the community center and to oversee the management of the property
by the lessee, Hawaii EcoRetreat. We have budgeted for high-quality, efficient systems
and a bit of luxury such as a hot tub, sauna, pool as well as beautiful spaces for dance,
yoga, massage, and meditation.
Who we are looking for: We are currently looking for a 100% sale of the property
at $1,950,000 to a like-minded party who share our values and vision for this phase of
the project. We would like to pay our lenders and then secure capital to further develop
the retreat center business as well as the sustainability of the land with more housing
and food production. We can finance up to 75% of the property for a few years to the
right buyer.
Current Buildings and Infrastructure:
We have about 12,000 sq. ft of buildings at this point on the land.
Yoga/Meditation/Dance Hall: A 2400 sq. ft. multipurpose building with wooden floor
for dance, yoga, meditation, courses and other events (Mango Temple).
Community Kitchen, and Dining Lanai: A community kitchen (500 sq. ft.) and dining
lanai (1200 sq. ft.) with a Serving lanai (coffee/tea/etc) and bathroom facilities including
one ADA-compliant flush toilet. This building is connected to a permitted septic tank
system.
Bedrooms: There are currently two 2-story buildings with 16 bedrooms. Bedrooms are
150 sq. ft. and can be set up with queen-size bunk beds or a single queen bed.
Bathhouse: The main bathing facility is a 600 sq. ft. communal bathhouse with 6
compost toilets, 4 showers and 5 sinks.
Cottages: There are two cottages as well.
Spa area and Geothermal well: We have a large 8' diameter cedar hot tub and a 22'
diameter above-ground pool which are fed by a 93 degree well that produces 25
gallons/minute. Because of this we are able to empty and refill quite frequently and keep
the spa chemical free. We also have a fresh water cold plunge next to the hot tub.
Co-working offices/Multi-purpose room/Construction shop: A 2400 sq. ft. building
with a 600 sq. ft. construction shop, offices and co-working spaces, 600 sq. ft.
multi-purpose room, solar energy equipment and batteries, as well as a laundry facility
with 2 washers and 2 dryers and a passive-solar laundry space.
Additional Concrete Slabs: Additionally, 2 more 32'x24' concrete slabs have been
poured for additional buildings such as a spa bathhouse and an owner's kitchen with
multi-purpose rooms on the second floor.
Solar Power system: We have a professionally-designed code-approved electrical
power system with 72 solar panels, 20 kw battery bank, two 8000 watt Radian Inverters
and a new 17kw diesel backup generator. The electrical engineer designed the system
to be able to expand up to 60kw of battery power, enough to supply electrical needs for
several dozen people as well as the pool and spa complex.
Water System and Geothermal Well: In addition to the geothermal well, we have a
19,000 gallon catchment tank with another 32,000 gallon tank for a total of 51,000
gallons of fresh water. All the catchment water is triple-filtered and UV sterilized to
supply high-quality water for drinking, cooking/bathing and irrigation. We also have a
deep well with geothermal warm water (95F) for the hot tub and the aquatic therapy
pool. We pump 10,000 gallons a day and keep the pools chemical free. There is space
to put in a 100,000 gallon pond for agricultural irrigation with the well water.
New Greenhouse: 35' wide single-arch greenhouse that is currently 36' long'. It will be
used initially as storage for the tractor, mower, trailer and other implements. It is built on
solid reinforced concrete grade beams on graded/compacted land and can eventually
be another multi-purpose space with a 35'x96' wooden floor (3300 sq. ft.). It is located
next to the parking lot and property entrance at the southeast side of the property. It
could be expanded to 96' by 35' in one multi-purpose room.
Internet: We have an enterprise-grade system with commercial components such as a
Ubiquiti dream machine router and Cat6 buried conduit and cable that supplies the
Ubiquiti switches and access points in all the buildings. We have ethernet cables
available in the Co-working office as well as the Pineapple Lounge which is another
co-working space. Typical speeds are 60 mbps down/ 20-30 up.
Road access, Parking, Mail and Security: We have road access via two 10'
automatic gates at the entrance of the subdivision that lead to the 16' wide paved road
Lolia Place. Located at the top of the subdivision we have a parking lot that
accommodates 20+ cars as well as space for 100+ cars alongside the 600' gravel
driveway between the parking lot and the paved road, as well as temporary/load in/out
parking next to the buildings and cottages. We also have a commercial mailbox with 4
secure large parcel bins and delivery by FedEx and UPS as well. The subdivision and
our 8-acre lot are all completely fenced to keep feral pigs and trespassers out. A new
stonewall is under construction at the entrance to the parking lot.
Private cottages:
Currently we have 2 cottages that are generating about $17,000 annually in income per
unit. Cottages have electricity via a rechargeable battery and residents use communal
bathroom and kitchen facilities. The cottages are outfitted with 4 twin A beds for
retreats which can be set up as 1 king bed for individuals or couples.
LLC projected income and expenses: Owner expenses are: capital
improvements, taxes, accounting services, legal fees, Lolia Place Neighborhood shared
expenses (paved road, gates, fencing, etc.) at approximately $1000/annually. (current
taxes are $3504.28 for 2021). At $200,000 in gross rental income annually from HER
($16,666/month) and with annual expenses of$20,000, the net LLC revenue for that
year would be $180,000 and an ROI of 9% annually.
Phase 1 Construction Complete 2022
8 acre lot raw land at Lolia Place current market rate 400,000
Lolia Place Comps: TMK 3-1-3-2-136 sold for$185,000 in 2021 (3 acres with
no improvements), TMK 3-1-3-2-143 (2 acres uncleared lot) sold for$201,000
in 2023.
Buildings and Infrastructure
2400 sq.ft. Multi-purpose building with wooden dance floor at $100/sq. ft. 240,000
2400 sq. ft. kitchen, bathrooms, dining lanai, serving lanai at $150/sq. ft. 360,000
2250 sq. ft. 75x30 garage/carport/utility building at $150/sq. ft. 337,500
300 sq. ft. Utility building/pumphouse at $150/sq. ft. 45,000
Water Catchment tanks installed by Island Catchment (19,000 and
32,000 gallon tanks) 30,000
20 kW solar system including 72 panels, 2 inverters, 15 new Lithium
battery bank, 17 kW diesel generator, trenching and utility lines 250,000
600 sq. ft. Bathhouse at $120/sq. ft. 72,000
two 2-story buildings with 16 rooms 3072 sq. ft at $120/sq. ft. 370,000
New Greenhouse 35' wide and 36' long and 2 24x32 concrete slabs 40,000
2 cottages 90,000
120' deep warm water well with pump, Hot Tub and Aquatic Therapy
Pool 45,000
Internet System: Antenna pole/Antennas/Modem/Router/cabling/access
points/etc. 25,000
Total Buildings and. Infrastructure 2,394,500
Landscape improvements (Clearing/grading, Plantings/Fruit trees,
Soil, Cinder, Gravel, Fencing, Parking lot, additional parking) 200,000
Total Investment to date 2,504,500
Planned Phase II
The next phase of development is the construction of additional movable guest cabins,
staff cabins and further development of the courtyard pool/spa complex. This will
provide lodging for owner-members, guests, staff, and income via renters and retreat
guests.
Phase 2a
- Six additional 192 sq. ft cottages costing $25,000 each.
($130/sq. ft. in construction costs labor and materials) $150,000
- A 100,000 gallon pond for agricultural irrigation $20,000
- Clearing 1 acre of overgrown orchard for additional
orchard tree crops and cottages $10,000
Total $180,000
Phase 3 - Spa courtyard and additional property development
The development of the Spa Courtyard will increase the total value of the
property, the attractiveness of Lolia as a retreat venue and generate income from
monthly/annual memberships and day passes. (25 neighbors paying
$100/monthly spa membership will produce $30,000/yr.)
Spa Courtyard Elements and estimated costs:
In-ground swimming pool with piping/pumps/etc. $100,000
Additional Bathhouse/massage studio and second floor
multi-purpose space (1500 sq. ft. at $120/sq ft. $180,000
Spa area Landscaping $20,000
Total $300,000
Phase 3a Development of new 3300 sq. ft. multi-purpose
Space in a 35' wide greenhouse next to the parking lot. $330,000
Total property value after build-out $4,000,000+