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HomeMy WebLinkAboutPL-SMA-2023-000038 01.15.24 WalterJaccard Testimony From: Walter Jaccard To: LPCtestimony Subject: Commission Hearing January 18,2024 Date: Monday,January 15,2024 8:13:19 AM Attachments: Ltr to Leeward Planning Commission 1-15-24.odf Please see the attached letter. Sincerely, Walter Jaccard Walter B. Jaccard Bonni L. Sundberg 106 loth Street South Kirkland, WA 98033 425-765-7387 wi accard2outlook.com January 15, 2024 By Email (LPCtestimonyghawaiicoun ov) and US Mail Leeward Planning Commission County of Hawai'i, East Hawai'i Office 101 Pauahi Street, Suite 3 Hilo, HI 96720 Re: SMA Use Permit Application(PL-SMA-2023-000038)TMK: 7-5-018:011 Dear Leeward Planning Commission, Thank you for the opportunity to provide feedback on the recent SMA Use Permit Application (PL-SMA- 2023-000038)to be discussed at a Public Hearing on January 18, 2024. For the past 9 years, we have owned a condominium located at 75-5870 Kahakai Road(Hale Kona Kai),Unit 209 in Kailua Kona which is located directly across Kahakai Road from the proposed 100-room hotel described in the SMA application. We have reviewed the information packet provided by the Planning Consultant and have several questions and concerns regarding the proposed building that we hope you will consider and address: 1. While stated as a 100-unit hotel development, the 51 Type-C units have three entry doors. This allows the option for the hotel to implement a"lock-off' rental, creating a 151-unit hotel. This configuration is common in timeshare developments and allows the room with kitchenette to be rented to one party and the second bedroom with a coffeemaker to be rented to another party. This is a significant intensification of use from the previously approved 48 condominiums and should trigger more significant scrutiny for environmental impacts. In addition, it should be noted that the current Zoning would have to be changed to have a hotel of more than 102 rooms. Further,while the Planning Consultant mentions that the proposed structure would be a 100-room hotel, he fails to mention that the total number of guests would be 344 at full occupancy (this number is hidden on Exhibit F, Water Use Calculation Report of the SMA application.) 2. There are 143 parking spaces. At 80% occupancy,that is 275 guests in the hotel and most will have a rental car. Several spaces will be dedicated to hotel reception for temporary parking, handicap stalls,compact cars, and maybe a hotel shuttle. This parking is completely inadequate for 100 hotel units (or more likely 151 hotel units)plus parking for the staff on site to work and maintain the property. This will impact parking throughout the Kahakai neighborhood for residents,guests,workers and those seeking ocean access. Leeward Planning Commission January 15, 2024 Page 2 3. The building site is located on a slope. While the proposed building will only be 40 feet tall as viewed from Ali'i Drive (maximum allowable height is 45 feet), it will be substantially taller(approximately 65 feet) on the makai (west) side of the building as viewed from Kahakai Road(see attached photos). Those of us who live immediately behind the building (Hale Kona Kai Condominium residents, 1 homeowner, and 1 business owner)would literally be overshadowed by this massive structure. We note that neither the actual height of the building on the makai side,nor artistic renderings of the resultant narrow canyon this building would create along Kahakai Road are included in the information packets provided by the Planning Consultant. We believe this information was deliberately withheld in order to downplay the huge impact this proposed building would have on adjacent residents. Furthermore, allowing a building that would be taller than the maximum allowable height of 45 feet around the majority (>60%) of its perimeter would set a dangerous precedent for the approval of future buildings. Exactly how much of a building would need to be in compliance with building regulations in order to be approved? For these reasons,we respectfully request that the maximum height of the building be limited to 45 feet as measured from the lowest ground level on Kahakai Road. Further, the Planning Consultant falsely states that this should not matter because none of the units at Hale Kona Kai face East. This statement by the Planning Consultant is false. My unit 209 and all of the other 09, 011 and 012 units have lanais that have beautiful views to the East. We have spent many mornings watching the sun rise over the mountains. 4. The proposed building plans indicate that the entrance/exit for the hotel would be on the south side of the building onto Kahakai Road. Presumably, many of the cars would exit to the left (east-bound)up the hill to the intersection of Kahakai Road and Ali'i Drive. There is already substantial car and pedestrian traffic at that 3-way intersection. Furthermore, it is hazardous for cars to turn from Kahakai Road onto Ali'i Drive because the cross-traffic does not stop, the speed limit is 35 mph, and the visibility is very limited due to adjacent structures and vegetation. 5. There have been NO TRAFFIC STUDIES CONDUCTED. In 2018 it was deemed unnecessary, when it was a 48-unit condominium complex. Now this is 100 (or more likely 151)hotel units with stairs that lead to Kahakai Road and the entrance of Hale Kon Kai parking lot. With the additional pedestrians on Kahakai Road, additional vehicular traffic, and the traffic in and out of the hotel, it seems a study should be required to determine the traffic flow and needed mitigation. 6. Currently,there is "Public Beach Access" that leads from Kahakai Road across Hale Kona Kai property to the ocean shoreline in back of the Hale Kona Kai Condominiums. Given that the proposed 100 (or more likely 151)room hotel does not have a beachfront, we expect that many of the 344 guests would stray off the designated pedestrian "public beach access" and trespass onto Hale Kona Kai property. Allowing the 344 guests from Leeward Planning Commission January 15, 2024 Page 3 the proposed hotel to trespass on the Hale Kona Kai property would dramatically and negatively impact our quality of life and property values. 7. The plan calls for a 7-foot sidewalk all around the building to accommodate "pedestrian traffic". This appears to eliminate the public parking that currently exists for those seeking beach access or guest parking on Kahakai Road, west of the project. There are no other sidewalks for pedestrians to use all along Kahakai Road north of the turn, so pedestrians will still be using the traffic lanes—there will just be MUCH MORE pedestrian traffic once they are past the sidewalks. Please let us know if you have any questions or would like additional information. Thank you for your consideration. Sincerely, Walter Jaccard& Bonni Sundberg Leeward Planning Commission January 15, 2024 Page 4 Photo 1: View of the property from the SW corner of Kahakai Road showing the slope of the proposed construction site. The applicants are proposing to construct their 40 foot tall building on top of this already-existing foundation and basement which are already over 20 feet tall along the west section of Kahakai Road. Leeward Planning Commission January 15, 2024 Page 5 a, �i Photo 2: Existing structure as viewed from the west section of Kahakai Road. The applicants propose to build their 40-foot-tall building on top of this existing foundation and basement. The resultant building would measure—65 feet tall on its west side along Kahakai Road. Leeward Planning Commission January 15, 2024 Page 6 t k L.. Ill�tti ,, �➢I Photo 3: View of Kahakai Road facing north with Hale Kona Kai Condominiums on left and proposed building site on right. A 40-foot-tall building constructed on top of the existing structure would tower over the adjacent residences and this narrow passageway that barely accommodates 2 lanes of traffic and serves as a busy pedestrian thoroughfare.