HomeMy WebLinkAboutPL-SMA-2023-000038 10.06.23 Jana Cook Email Comments on Application DISTRIBUTED AT LPC 1-18-24 HEARING
Item#3 Kona Hawaii Development LLC
10-06-23 Jana Cook Email Comments on
Application
From: Jana Cook<jcook231@att.net>
Sent: Friday, October 6, 2023 12:50 PM
To: Roy, Alex<Alex.Roy@ hawaiicou nty.gov>
Subject: Kona Hawaii Development LLC Application (PL-SMA-2023-000038)
Aloha, Mr. Roy,
I have received the Notice of Submittal about the proposed hotel development at Ali'i Drive and Kahakai
Road. I am on owner and on the board of directors for Hale Kona Kai, located directly makai to the
proposed project. As you may guess, there are many questions about the application. Primarily, I find
the notice to be deficient in a couple of aspects.
Notably, there are no images of the west and north elevations, including the appearance of the outdoor
parking and recreation areas. A lot of attention is given to the west and south elevations, including noting
the building height on the Ali'i side is 40', under the maximum of 45'. There is nothing noting the height of
the retaining wall and building at the west elevation along Kahakai Road. When 40 feet of building is
added on top of the existing exterior wall of the parking structure, it will significantly change the character
of Kahakai Road. Such a structure will have negative impact on our building for lack of morning sunlight
and changes to the natural air flow we currently enjoy.
The increase in the number of units from 48 to the stated 100 is a significant intensification of use for the
property. As I look at the diagrams of the units, the Residential Type C unit, of which there are 51, has
one exterior door, two interior doors, two bedrooms, two bathrooms, and -if I am reading the miniscule
diagram correctly-two kitchenettes. This seems designed for use as lock-off units meaning there are
actually 151 rooms being created. The available parking is completely insufficient to handle this and will
have significant impacts on the already congested parking in the area.
The Figures 5 and 6 provided are not accurate, showing a lawn and landscape area that is not within the
property lines of the project and where there is actually an existing office building. This seems very
intentional as our building, Kona Reef and the residence in between are"ghosted" in the images, but this
building is fully obscured with landscape images. This gives the impression of a landscape buffer area
which does not exist and that the project is at street level on the west side. Such a buffer should be
required for the development to provide screening for the outdoor recreation areas of the hotel and to
dampen noise which might otherwise cross the property lines, negatively impacting the existing
residential properties. That would require the area where the plan shows 20 paved parking spaces to be
changed to landscape.
Noise is another impact that seems to have been ignored in the proposal. The U-shape of the structures,
with recreation, parking and vehicle maneuvering occurring within, will focus noise on the Hale Kona Kai
building. Outdoor paving for parking may also cause noise to "bounce"from the balconies and recreation
areas and cross the property line toward the residential units.
And parking. There isn't enough. They claim 145 spaces,though I count only 143. 5 of those are
handicap and 18 compact vehicles. 100 rooms, 51 with 2B/2B configuration, plus daily requirements for
staff parking -it isn't enough. The west side of the building, along Kahakai Road, has become a parking
area for beach access, events at Royal Kona, and general visitors in Kona Town. There is nothing in the
plan, or lack of provided elevations, to show what is to become of this area.
Lastly, the stated intent to divert traffic from Ali'i to Kahakai lacks any structure. While the project will
probably have an Ali'i address,there is no drive-in area on that side of the building to allow for guest
check-in, loading, or passenger pick-up. The character of Kahakai Road has generally been walking for
residents of Kona Reef, Hale Kona Kai, and others to gain access to town without walking on Ali'i -and
neither route has sidewalks. What is the plan for the intensified use of Kahakai Road? Will the County
be developing a plan for this area or imposing some requirements on the project to maintain the
walkability, parking, and improve safety in the area?
Thank you for your time on this. I had left a message for you earlier and would appreciate a call at your
convenience to learn more about the planning process anticipated for this project. I do live in Texas, 5
hours ahead of Hawaii, so feel free to call me as early as you have office hours!
Mahalo,
Jana Cook
951-833-6126