HomeMy WebLinkAboutAgenda Item 1 - John Cross for Kona Seaside Shops (PL-KVD-2025-000060)Property Line
P
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BOH Access to
Adjacent Property
to be Removed
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(E) Single Story Building
Loose Seating
Open Area
Eave Line Above, typ.
E a v e L in e A b o v e , t y p .
Unisex
Kau Coffee
Restaurant & Retail
Low Rock Wall,
1' tall
Landscape buffer
R E A R20' - 0 "
S
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8' -
0
"
C
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4'
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1
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E A V E S S E T B A C K14' - 0 "
Loose Seating
Patio Seating,
Dedicated
Dumpsters
Restaurant
Lanai
C
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TMK Parcel boundaries
5
4
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2
4
'
2
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64° 18' 17"
154.52'
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3 5.2 3'
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8
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25° 33' 13"
108.92'
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2 7 ° 5 5 ' 4 8 "
2 0 7 .3 6 '
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3 6 ° 0 3 ' 5 7 "
2 3 .8 0 'S
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58° 03' 08"
6.92'
S E
8.15
8.15
7.00
7.00
7.00
7.00
8.15
(E) Two Story Building
SI
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8'
-
0
"
F R O N T S E T B A C K20' - 0 "
EA
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4'
-
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"
E
A
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S
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T
B
A
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K
1
4' - 0"
Loading Zone
Drywell typ.
TMK (3) 7-5-006:017
33,411 SF
PALANI ROAD
(E) Low Rock Wall,
~ 2' tall
CMU retaining wall,
stucco, 7' tall
Low Rock Wall,
4' tall, concrete
cap
CMU wall, stucco, 7' tall
Eaves overhead, typ.
Landscape
Area, typ.Kiosk
Kiosk
Restaurant 1
Restaurant 2
(N) Single Story Building Addition
15' - 5"
Building angle
centerpoint
1
5' - 5 3/4"
5°
7°
6
°
Restaurant
Bar
Restaurant Bar Lanai,
Pergola Above
Pavers to benches
under pergola
6.40
6.45
Cast In Place Concrete Walkways
Flagstone
Seating Areas
GRAPHICS LEGEND
EXISTING BUILDING DEMOLISHED 2080 SF
EXTENT OF EXISTING BUILDING TO REMAIN 5104 SF
NEW BUILDING 2931 SF
LANDSCAPE AREA
BUILDING SETBACK
EAVES SETBACK
EAVES OVERHEAD
STANDARD 8'-6" x 18' PARKING STALL (11)
COMPACT 7'-6" x 13' PARKING STALL (14)
ACCESSIBLE 9' x 18' PARKING STALL (1)
NOTE: ALL SITE LIGHTING WILL BE FROM BUILDING EAVES SHINING DOWN. NO POLE LIGHTS.
SEE LANDSCAPE PLAN ON SHEET A01 FOR PLANTING TYPES AND AREAS.
SEE AREA PLAN ON SHEET A01 FOR VARIOUS CALCULATIONS.
S
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PLOTTED:FILE PATH:
PROJECT NO.
DESIGNED BY
DRAWN BY
ISSUE DATE
CHECKED BY
PHASE
COPYRIGHT: 2024
All rights reserved. Reproduction or translation of any part of
this work without written permission of
TINGUELY DEVELOPMENT INC.
is unlawful and subject to criminal prosecution.
SHEET NO.
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SPACE ABOVE INTENTIONALLY LEFT BLANK FOR COUNTY COMMENTS
3/4/2025 5:03:56 PM P:\My Documents\000-Architectural Design\23-100.01 Olson Trust Seaside Shops Plaza\Revit\23-100 KSS PLAZA_TDI.rvt
Designer
Author
05/08/24
Checker
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REV. DATE DESCRIPTION
1" = 10'-0"1 Architectural Site Plan
CONCEPT
NOT FOR
CONSTRUCTION
03.05.2025
4472 SF
Building C
2900 SF
Building A
200 SF
Kiosk 1
200 SF
Kiosk 2
262 SF
Bldg C Lanai
866 SF
Bldg C Outdoor Seating
Bar
248 SF
Bldg A Outdoor Seating
539 SF
Bldg C Outdoor Seating
173 SF
Landscape
558 SF
Landscape
72 SF
Landscape
34 SF
Landscape
50 SF
Landscape
261 SF
Landscape
17 SF
Landscape
1553 SF
Landscape
740 SF
Landscape
196 SF
Landscape
79 SF
Landscape
26 SF
Landscape
Narrow strip of landscape
with 5' tall screen and
pakalana vines
Treewell for parking shade
tree: Rainbow shower tree
Ground cover: Akia
Pohinahina area with park
benches under trellis. Akia
against screen
Variegated Ti
along rock wall
Variegated Ti along wall,
and lauae fern in front
A'ali'i & Pohinahina
Variegated Ti
along rock wall
Pakalana vines at
pergola posts
Green and Red Ti
and lauae fern in
front
Yellow hibiscus
Yellow hibiscus
Monstera
Yellow hibiscus
along sidewalk
edge
Areca Palm along
TMK edge
Pakalana vines up trellis
13 SF
Landscape
13 SF
Landscape
13 SF
Landscape
A'ali'i & Ti plants with some
boulders and lava rock
within Akia groundcover
Treewell for
Foxtail Palm, typ.
A'ali'i
Akia
Areca Palm
Hibiscus, Yellow
Lauae Fern
Pakalana Vine
Pohinahina, ground cover
Shower Tree
Ti Leaf, Green
Ti Leaf, Red
Ti Leaf, VariegatedMonstera
PLOTTED:FILE PATH:
PROJECT NO.
DESIGNED BY
DRAWN BY
ISSUE DATE
CHECKED BY
PHASE
COPYRIGHT: 2024
All rights reserved. Reproduction or translation of any part of
this work without written permission of
TINGUELY DEVELOPMENT INC.
is unlawful and subject to criminal prosecution.
SHEET NO.
Th
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3/4/2025 5:03:59 PM P:\My Documents\000-Architectural Design\23-100.01 Olson Trust Seaside Shops Plaza\Revit\23-100 KSS PLAZA_TDI.rvt
Designer
Author
05/08/24
Checker
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1/16" = 1'-0"1 Area Plan - Gross
1/16" = 1'-0"2 Area Plan - Landscape
GROSS FLOOR AREA
Name Area Comments
Gross Building Area
Bldg C Lanai 262 SF
Building A 2900 SF
Building C 4472 SF
Kiosk 1 200 SF
Kiosk 2 200 SF
8035 SF
Exterior Area
Bldg A Outdoor Seating 248 SF
Bldg C Outdoor Seating 539 SF
Bldg C Outdoor Seating Bar 866 SF
1654 SF
Total Gross Area 9688 SF
REQUIRED PARKING: 1 STALL PER 300SF
9,688SF / 300SF = 33 STALLS
PROVIDED PARKING:26
LANDSCAPE AREA
Name Area Comments
Landscape 3795 SF
3795 SF
REQUIRED LANDSCAPE: 20% OF BUILDING SITE AREA
-BUILDING FOOTPRINT
-PARKING/ LOADING AREA
-DRIVEWAYS
TMK AREA:33,411 SF
BLDG FOOTPRINT:8035 SF
PARKING AREA:9214 SF
CALCULABLE SITE SF:16,162 SF
20% OF BLDG SITE SF:3,233 SF
PROVIDED LANDSCAPE:3,803 SF
1/4" = 1'-0"
Plant Types
REV. DATE DESCRIPTION
3" = 1'-0"3 Rendering - Aerial
3" = 1'-0"4 Rendering - Entry
3" = 1'-0"5 Rendering - Poke and Parking
03.05.2025
CONCEPT
NOT FOR
CONSTRUCTION
KONA SEASIDE SHOPS
CONCEPT 3D VIEWS
3.5.2025
TINGUELY DEVELOPMENT, INC.
fROM ACROSS PALANI
fROM QUINN'S
AT MAIN ENTRY
KAU COFFEE OUTDOOR SEATING
RESTAURANT
HOST STAND
BIG KAHUNA
ENTRY
POKE & SHADE SEATING
fROM POKE
fROM TOP OF PARKING
fROM PARKING ENTRY
PARKING ENTRY TOWARD PALANI
RESTAURANT BAR LANAI
RESTAURANT LANAI
RESTAURANT OUTDOOR SEATING
AERIAL FROM KING KAM
Kona Seaside Shops
Finish Board
Concrete Walkways:
Standard Cement w/ local sand. Salt Finish (not shown)
CONC
Fascia, Gutters, & Trim:
Wood / Aluminum painted
SW Black Fox
PT02
SiteWalls:
Lava Rock: Fitted, Variegated Moss/Blue Rock
ST02
Building Walls:
Board and Batten / Trim, Composite PVC
Light Tan
CS01
Building Walls Wainscot:
Vertical Siding, Composite PVC
Offwhite
CS03
Building Walls:
Board and Batten/ Shiplap, Composite PVC
Sage Green
CS02
Building Walls Accent:
Shiplap Siding, Composite PVC
Muted Brown
CS04
Accent Floors & KioskWainscot:
Sandstone, sealed, Acid & Alkali resistant grout
ST01
Accent Wainscot:
Porcelain Tile: Kenridge, Ribbon Maple Brown
TL01
Kiosk Countertop:
Engineered Quartz: Cambria, Berwyn
ST03
Pergolas & Accent Cladding:
Aluminum Wood Look: Parallel AP: Coastal Wood
MT01
Window / Door Frame:
Medium Bronze Anodized Aluminum
Accent Railing:
Powdercoated Aluminum, to match PT02
Custom Pattern
MT02
Roof:
Cedarlite 600 - Tahoe Blend
Concrete Tile Roof, 13 1/2” x13 1/2”
RF01
Kiosk Roof:
Standing Seam Aluminum Roof
Charcoal color, Ribs @ 16” OC
RF02
1
SPECIAL MANAGEMENT AREA
USE PERMIT APPLICATION – (Major)
Renovation of the Kona Seaside Shops
Located at:
75-5663 Palani Road, Kailua-Kona, HI 96740
Tax Map Key: 7-5-006-017
APPLICANT:
Survivor’s Trust Created under the
EDMUND C. OLSON TRUST NO. 2
Prepared by:
John C. Cross, Sr. Land Manager, ECOT2
August 21, 2025
2
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION – (Major)
APPLICANT: Survivors Trust created under the EDMUND C. OLSON
TRUST NO. 2; Paul Alston, Successor Co-Trustee
AGENT: John C. Cross, Senior Land Manager
REQUEST: RENOVATION OF THE KONA SEASIDE SHOPS WITH
ADDITIONAL PARKING AND RELATED LANDSCAPING
IMPROVEMENTS
ADDRESS: 75-5663 PALANI ROAD, KAILUA-KONA, HI 96740
TMK: 7-5-006-017
INTRODUCTION AND GENERAL INFORMATION:
The applicant is seeking a Special Management Area (SMA) Use Permit to allow for the
renovation of the property. Edmund C. Olson Trust No. 2 (“Olson Trust”) is an organization that
is committed to improving Hawaii through its investments in sustainable agriculture, renewable
energy, natural resource conservation and cultural legacy preservation. Olson Trust purchased
the subject property in July 2021 and is wanting to renovate the property and structures
currently known as the “Kona Seaside Shops”, into an improved and inviting gateway to the Ali’i
Drive retail corridor. Many of the structures on the premises were originally built in 1971
through 1975. The property and improvements pre-dated Special Management Area
designations. This SMA Application is needed for Olson Trust to perform the renovations,
alterations and building removals necessary within the SMA zone. We expect the renovations
will enhance the visitor experience and be a refreshing improvement to the Kailua Village
Business District Community.
Mr. Edmund C. Olson, (93), passed away on July 15, 2024. Paul Alston and Donald Lam
were vested as Successor Co-Trustees of the Trust. Paul Alston, Successor Co-Trustee is the
applicant on behalf of the Survivors Trust created under the Edmund C. Olson Trust No.2. John
C. Cross, Senior Land Manager of the Trust is the Authorized Agent for the SMAA. Contact
information is on the Property Owner Declaration Form.
3
Item 1) Filling fee of $500.00
To be paid through EPIC
Item 2) Original signed copy of completed SMA-Major application
Attached within EPIC
Item 3-A) Regarding EIS under Chapter 343
Applicant respectfully asks that an EIS is not required for this SMA application.
3-B/C/D.DESCRIPTION OF THE PROPOSED PROJECT, RENOVATIONS, VALUE:
The project site, 33,411 square feet, is located at 75-5663 Palani Road, Kailua-Kona,
Hawaii, 96740, TMK 7-5-006-017 and is situated in the Lanihau ahupua’a of North Kona.
The subject property is sandwiched between Quinn’s Almost by the Sea restaurant and
the Kona Square mix of shops and restaurants. Directly mauka is the Kona Seaside Hotel
(now Pacific 19, Lanihau Properties, LLC), while the King Kamehameha Kona Beach Hotel
is directly across the street.
The Trust expects that the cost of the renovations will be approximately $5,000,000.
The property has been in a near fully developed state for the last 55 years. Olson Trust
proposes to renovate the property by way of:
A) Demolition work; the removal of three (3) of the five (5) buildings, thereby deleting
2,080 square feet of retail/office space;
B) Renovations and improvements of the existing “Building 1”, (currently 1,800 sq. ft
with additions of 1,100 sq. ft. for a new proposed area of 2,900 sq. ft.). Building 1 is a 2
story structure where the existing “Big Kahuna Beach Grill” is located upstairs. This
building also houses the Ka’u Coffee Mill Coffee Shop (downstairs).
C) Renovations and improvements and changing the use of “Building 3”, (currently
2880 sq. ft. with additions of 1,854 sq. ft. for a new proposed area of 4,734 sq. ft.) from a
retail store to a restaurant (pursuant to Hawaii County Code, section 25-5-92 (a) #30)
and
D) Two open sided kiosk structures will be constructed in the central courtyard, 200
sq.ft. each.
4
E) Exterior Areas for outdoor seating are scheduled for 248 sq. ft. at Building “1”; 539 sq.
ft. at Building “3”; and 866 sq. ft. for an exterior Bar attached to the side of Building “3”.
A total of 1,654 sq. ft. of Outdoor Seating area.
Gross Floor Area after renovations will be:
Building Area: 8,035 sq. ft. (Buildings 1, 3, and Kiosks)
Exterior Area: 1,654 sq. ft. (Outdoor Seating and Bar)
Total Gross Area: 9,688 sq. ft.
Mapping convention notes: For the purposes of proper identity of Buildings and proposed renovations,
the architectural drawings attached within EPIC and recited in this letter identify Building 1 also as Building
“A” and Building 3 also as Building “C”. Please use the letter and/or numeric identity interchangeably)
A more explicit list of the planned renovations follows:
I. Grounds and Courtyard:
• Demolition and removal of Buildings 2, 4 and 5, total area 2,080 sq. ft.
• Additions of 1,100sq. ft to Building 1 (aka “A”)
• Additions of 1,854 sq. ft. to Building 3 (aka “C”)
• Two Kiosks 200 sq. ft.
• Open Area Seating of approximately 1,654 sq.ft.
• Renovated ADA compliant courtyard
• New Drywells for drainage
• Renovated ADA compliant parking lot with 26 stalls, (increase of 11 from current
15). Note calculated parking as per forecasted gross floor area is 33 stalls. We
respectfully recite that the Site conditions restrict anything more than 26.
• Renovated ADA compliant restrooms accessible from the Courtyard
• Renovated County Code compliant electrical system throughout the property and
building additions.
• Renovated County Code compliant plumbing system throughout the property and
building additions
• Two (2) new in-ground grease trap interceptors.
• Removal and repositioning of the air conditioning equipment.
• New landscaping having 3,795 sq. ft. exceeding the 20% building site criteria by
562 sq. ft. Examples of plant species and designated areas are depicted on
attached “Landscape and Area Plan A-01” within EPIC.
II. Building Specific Details:
General note: The existing buildings with their long Polynesian style hipped & gable roof line with
wide covered eaves will not be altered. The roof design will be retained but with new roof
shingles. (See Kona Seaside Shops FINISH BOARD examples. Attached within EPIC)
5
Building 1 (aka Building “A”)
• Replacement of roofing shingles
• Replace plywood siding.
• Replace existing windows and doors with FEMA approved
designs.
• Reposition primary stairs to the second floor restaurant.
• New railings around second floor restaurant.
• New ADA compliant bathroom on second floor
• Code compliant renovations to hood and exhaust system
• Replace rear stairway to second floor
• Reposition freezer and cold storage behind building.
• Addition of 1,100 sq. ft. for office space and other requisites to
rear of building. Second Polynesian gabled roof angle.
Building 3 (aka Building ”C”)
• Replacement of roofing shingles
• Replace wood siding
• Replace existing windows and doors with FEMA approved
designs.
• New renovated kitchen for Primary restaurant. (See 3D plans and
reference to “Ali’i Restaurant”)
• New walk-in refrigerator, walk-in freezer and cold storage.
• New ADA compliant bathrooms
• Addition of covered Lanai, (262sq.ft.)
• Addition of Bar and outside seating area, side, (866sq.ft.)
• Addition of outdoor seating area, front, (539sq.ft.)
• Addition of 1,854 sq. ft. for second(separate) restaurant at rear of
building. (See 3D site plans and reference to “Kona POKE”)
A set of plans, depicting the building and site renovations, are attached in EPIC
STATEMENT OF OBJECTIVES:
Olson Trust envisions that the renovations to the property will create a new gateway to
the businesses and shops on Ali’i Drive. The open courtyard concept that is proposed
will provide a gathering place for both locals and visitors to experience the best of our
local economy. The tenant mix will focus on locally sourced products. We are looking to
provide visitors to Kona from land or by sea, with the best the Big Island has to offer. We
hope this project will instigate other property owners nearby to improve and renovate
their properties. All being under the guidance and parameters of the Kailua Village
Design Commission should create, over time, a cohesive improvement in the Ali’i Drive
area.
6
Item 3-E) State/County Plans, Zoning,General Plan
The Subject Property and Renovations meets with County and State Plans for the area.
The State Land Use (SLU) is URBAN. The County Zoning is RESORT. The LUPAG
designates the property for RESORT NODE. A very small area of the property could be
discerned as being OPEN. (Maps are attached within the EPIC submittal)
Item 3-F) Anticipated impacts of the proposed renovation in
relationship to the objectives and policies of Chapter 205A, HRS,
and the SMA Guidelines.
A) Recreation Resources:
The property does not offer any recreational opportunities for the public as the
site is separated from the shoreline by approximately 50 feet that includes a
County owned roadway. The proposed development will not adversely affect any
recreational or visual resources to the shoreline and coastal ecosystems.
Furthermore, the view planes from the shoreline and Kailua pier will be
enhanced by the removal of the three (3) buildings in the middle of the property
as well as the repositioning of the stairwell to the 2nd floor of Building 1.
B) Historic Resources:
Having been fully developed by Uncle Billy Kimi and family for over 50 years,
“The Seaside Shops” itself could be considered a “historic” element. The Trust
intends to keep the Kona Seaside Shops name in use, retaining this link to the
legacy of Uncle Billy Kimi.
The Trust intends to display copies of Registered Maps 2560 and 1676 on the wall
of the building to provide visitors a visual link to the ancient use of the property
and that of the surrounding area.
C) Scenic and Open Space Resources:
The proposed renovation is similar in character to the surrounding area and is
not likely to result in any substantial adverse impact on the surrounding
environment.
7
D) Coastal Ecosystems:
It is expected that the proposed action will not result in any impact on the
biological or economic aspects of the coastal ecosystem as the site is separated
from the shoreline by approximately 50 feet that includes a county roadway.
E) Economic Uses:
The proposed renovation consists of private improvements that are not a coastal
dependent development. The economic impact to the State and County of
Hawaii will be increased as the property is situated in a suitable resort zoned
location.
F) Coastal Hazards:
The project site is in an area classified as “Zone AE-10” according to the Flood
Insurance Rate Map (FIRM) prepared by the U.S. Corps of Engineers. All
construction will follow Chapter 27, Flood Control, and the Olson Trust will
adhere to all applicable regulations of the Federal Emergency Management
Agency. Because the project site is separated from the coastal shoreline by a
County owned roadway, the proposed renovation will not create an increase in
coastal flooding under normal rainfall conditions and on-site drainage systems
will adequately dispose of project generated surface runoff.
G) Relationship of the proposed action to land use plans and policies:
The proposed renovation is consistent with the Plan’s goals, policies and
recommended courses of action. Major elements of the General Plan, as they
relate to the renovation of the property are as follows:
Economic Element:
Goals:
Provide our residents with opportunities to improve their quality of life
that enhances the County’s natural and social environments.
Economic improvements shall be in balance with the cultural, social and
physical environments of the Big Island of Hawaii.
Obtain economic stability.
Provide employment opportunities.
8
To provide an economic environment that will allow new and improved
economic opportunities that are compatible with the County’s natural,
social and cultural environments.
The proposed renovation will provide temporary construction jobs for
local residents, and it will indirectly impact the economy by way of
construction industry purchases from local suppliers. Economic
development of the County is achieved as these part- and full-time
employees spend their income on food, housing and other expenses in
the retail sector.
Courses of Action:
Improvement and enhancement of the Kailua Village Business District as a
popular visitor and local destination.
Environmental Quality Element:
GOAL:
To maintain, and when possible, improve the existing environment quality
of the Big Island of Hawaii.
POLICIES:
The County of Hawaii will use its best efforts to improve the quality of the
environment.
The County of Hawaii shall reinforce the established standards that have
been adopted by Federal and State governments by recommending and
adopting ordinances pertaining to the control of pollutants that may
affect the environment.
STANDARDS:
The public’s health and well-being shall be protected from pollutants
through the enforcement of Federal, State and County standards.
The Hawaii County General Plan has a policy in place to maintain the
quality of the environment for present and future residents. The
proposed renovation will not have an adverse effect on the environment.
Beyond just being compatible with the surrounding area, efforts will be
made to ensure that there are no pollutants introduced into the
environment from the applicant’s property. Please note that all
regulatory requirements and BMP’s will be adhered to during and after
construction.
9
Historical Sites Element:
GOALS:
To protect and enhance the sites, buildings and objects of significant
historical and cultural importance to the State and County of Hawaii.
To provide residents and visitors with access to significant cultural and
historical sites, buildings and objects.
POLICIES:
Prior to the clearing and / or development of land, public or private
developers shall provide a historical survey when there are indications
that the land under consideration has historical significance.
Where and when appropriate public access to historical sites shall be
made available.
To encourage the restoration of historical sites on private lands.
All signage relating to a historical site, building or object shall be in
keeping with the cultural aspect of that feature.
SCOPE OF WORK:
This site was approved and fully developed in accordance with County
standards beginning in 1971. In keeping with the goals and policies
pertaining to historical sites, Olson Trust shall use its best efforts to
monitor any demolition or heavy machine work, and if any historical
features are noted, SHPD will be notified immediately.
Flood Control and other Natural Hazards:
GOALS:
Protect human life.
Prevent damage to natural sites and man-made improvements.
Prevent damage from inundation.
Control pollution.
Reduce surface water and sediment runoff.
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POLICIES:
Any development within the Federal Emergency Management Agency
designated flood plan must follow Chapter 27, “Flood Control”, of the
Hawaii County Code.
DESCRIPTION OF WORK:
Because of the property’s proximity to Kailua Bay, all construction will
follow the FEMA guidelines referenced in the Flood Control paragraphs of
Chapter 27. Properly constructed and permitted drainage outlets are
referenced in the applicant’s plans.
Natural Beauty Element:
GOALS:
Preserve, protect and enhance the natural beauty of our landscape,
including our coastal scenic resources.
Protect scenic vistas and view planes from obstruction.
Maximize opportunities for present and future generations to appreciate
and enjoy our natural beauty.
POLICIES:
Increase public pedestrian access to scenic vistas.
SCOPE OF WORK:
The natural beauty of Hawaii is recognized as an irreplaceable asset,
which needs to be protected. In keeping with the Hawaii County General
Plan, the proposed removal of multiple buildings will open vistas and view
planes to and from the shoreline, thereby aligning with the County’s goals
and policies.
Natural Resource and Shoreline Element:
GOALS:
To protect and conserve the natural resources of Hawaii County from
unnecessary exploitation, encroachment and damage.
To provide opportunities for the public to fulfill educational and
recreational needs without damaging or endangering our natural
resources.
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Protect and promote the prudent use of our unique environmental and
natural resources.
To ensure that any construction minimally affects our landscape, water
resources and scenic amenities.
To be mindful of floods, landslides, erosion, siltation and earthquakes
when planning and during construction.
POLICIES:
Requires use of natural resources to conduct their activities in a manner
that minimizes or avoids adverse effects to the environment.
To encourage the use of native plants for landscaping purposes.
SCOPE OF WORK:
The proposed renovation will not encroach on or result in any adverse
effects to the shoreline elements.
Public Utilities Element:
GOALS:
To encourage the provision of public facilities that effectively service
community and visitor needs and seek ways of improving public services
through better facilities in keeping with the environmental and aesthetic
concerns of the community.
Item 3-G) Description of the surrounding land area and uses.
Existing and Surrounding Zoning:
The property is located within the Special Management Area (SMA). The
current zoning designation for the property is V-0.75 (Resort-Hotel
Districts, 1 unit per 750 sq. ft.). “Permitted Uses” of the Zoning Code,
include item #30 “Restaurants” and item #10 “Commercial Parking Lots”.
See Zoning Map.
Other properties within the Kailua Village Business District located near
the subject property have the Village Commercial designation of CV-7.5.
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Item 3-H) Flood Insurance Rate Map (FIRM)
The Subject Property is rated as AE-10. The FIRM map is attached within EPIC.
Item 3-I) Archaeological and Historic Resources
The subject property has been in a fully developed state for over 50 years. Perhaps
portions of a dry stacked stone wall on the South property line could be considered a
historic feature. There are no plans to modify or change this wall. There are no
other known Archaeologic or Historic Resources existing on the property.
Item 3-J) Valued Cultural Resources
There are no traditional and customary native Hawaiian rights exercised on the
subject property.
Item 3-K) Public Access
There are no public trails and access routes on the property. Historic maps dating
back to the turn of the century also did not show any mauka-makai access routes.
Item 3-L) Floral and Faunal Resources
Being in a fully developed state for over 50 years there are no native floral or faunal
resources present. The landscape plan for the renovations will attempt to re-introduce
native plants to the property. See Tinguely maps A00 and A01 within EPIC.
Item 3-M) Access to the property
Access to the property is from Palani Road just as it intersects Ali’I Drive. It is a
County asphalt paved road. Concrete sidewalks exist along the entire roadside length of
the parcel.
Item 3-N) Traffic Impacts
It is not expected that there will be significant Traffic Impacts from the renovated
property. The same entry area will be used as it is today. Parking stalls will be increased
to 26 from the existing 15 thus creating more space for vehicles on premises and less
vehicles looking for parking on the County roads or other private parking lots.
Item 3-O) Availability of Utilities
The property has access to ALL forms of utility services including hired solid waste
removal services and County sewer service.
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Section 4) DESCRIPTION OF THE IMPACTS ON THE SMA:
A) Description of the area, structures and existing uses of the property.
Setting
The subject property sits at the base of Palani road just across from the Kailua pier.
The King Kamehameha Hotel is across the street. Ali’I Drive starts at the driveway
entrance to the property. The property is located in the SMA, however, it is not
oceanfront.
Structures
There are currently 5 buildings of various sizes that were constructed in
1971 and 1975 See Pattison Aerial Survey.
Existing Uses
The Seaside Shops currently has a mix of retail and restaurant tenants
with “Homegrown Cone” selling ice cream products, “Quilt Passions”
selling cloth and quilting supplies, “Pacific Vibrations” selling surf boards,
clothing and related merchandise, the “Big Kahuna Beach Grill” operates
a full-service restaurant serving breakfast, lunch and dinner, and the “Kau
Coffee Mill” is a coffee shop and retail store highlighting crops grown
locally on the Big Island. The property currently has a managed parking
lot with 15 stalls.
Topography
Roughly triangular, the property has a slight slope that varies from 6 feet
to 15 feet above sea level. The property is separated from the ocean by
Palani Road and Ali’I Drive, approximately 50 feet away from the
shoreline.
B) The relationship of the proposed action to land use plans, policies, controls
The Subject Property and Renovations meets with County and State Plans
for the area. The State Land Use (SLU) is URBAN. The County Zoning is
RESORT. The LUPAG designates the property for RESORT NODE.
Controlling elements are the Special Management Area designation.
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C) The probable Impact of the proposed actions on the environment
Little adverse impact on the environment is expected. The demolition of
buildings and addition to landscaping and open courtyard should allow for a
more inviting and cooler environment.
D) Description of how the project will affect the subject and surrounding areas.
The Seaside Shops is one of the first properties that you see as you get off the
cruise ship at the Kailua pier or coming from the airport and turning down Palani
Road. The creation of a modern, inviting, open courtyard will enhance the visitor
experience as they stroll down Ali’i Drive. The addition of more parking and
dining alternatives for the community will be a win for all while the renovation of
an aged shopping site will give the area a much-needed commercial facelift.
Seaside Shops is nestled amongst several older, antiquated properties. Hopefully
our renovations will kickstart others in the area to do the same, which would
benefit all business owners in the Kailua Village Business District.
E) Description of unavoidable impacts and mitigating measures.
Mitigative measures to minimize project impacts will be taken as necessary.
These measures would include planting vegetation, when possible, to minimize
erosion and employing noise and emission measures at the time of construction.
During construction, the renovation will require minimal grading though the
demolition of the three buildings and the concrete walkways could result in a
potential dust impact. The small slope to the rear(mauka) of building 3 will be
leveled, there again with potential soil and dust impact. Heavy equipment will
also generate noise. In anticipation of these impacts, mitigative measures are
planned as part of the construction work. Project generated dust will be
mitigated by frequent water sprinkling and the installation of dust control
screens where and when necessary. These measures are subject to the
requirements of the Department of Public Works, Engineering Division of the
County of Hawaii. Soil erosion would be confined to the property. Care will be
taken during construction to limit potential erosion of newly placed topsoil.
Landscaping will be accelerated to protect bare ground exposed to precipitation,
runoff and wind. Noise mitigation measures would involve limiting construction
to normal working hours and the installation of noise reduction devices on all
diesel-powered machines.
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F) Alternatives to the proposed project:
A “no action” alternative would result in the further deterioration of the non-
code compliant buildings, outdated utilities and somewhat “seedy” grounds that
can and have hidden drug users or homeless.
Renovation of this parcel will not only enhance the area but will bring in some
much-needed change.
G) Irreversible and Irretrievable commitment of resources.
The proposed renovation will extend the use of the property for commercial use.
Landscape and building materials, energy, water and other utility services will be
committed to the development of the project. Private funds will be spent, and
labor will be utilized during the construction period. Based on the above
assessment, the renovation will not have any substantial adverse environmental
or ecological impacts, except as such adverse effect is minimized to the extent
practicable and clearly outweighed by public health, safety and compelling public
interest.
ADDITIONAL COMMENTS to Section 4 REGARDING POTENTIAL IMPACTS TO CULTURAL,
HISTORICAL AND NATURAL RESOURCES:
A) The identity and scope of cultural, historical and natural resources in the area
to include any native Hawaiian rights that are exercised.
There are many natural, cultural and historical resources in Kailua-Kona. Of
significance in the area are Hulihe’e Palace, Moku’aikaua church, and directly
across the street from the subject property is Kamakahonu beach and Ahu’ena
Heiau.
The subject property consists of Land Commission Award 5248 to Kaopua and
Grant 3649 to Keaweualani. Ancient depictions of the property are shown on
Registered Maps 2560 and 1676. Modern era buildings and construction from
previous owners have significantly changed the appearance of the subject land.
B) The effect of the proposed renovation on the cultural, historical and natural
resources in the vicinity including the effect to native Hawaiian rights.
There are very few valued cultural, historical or natural resources that exist on
the subject property and no ‘gathering rights’ are affected. The demolition notes
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recite certain elements for re-use and salvage. For example: Note 5 &
6,”REMOVE CRM CURB WALL; CLEAN AND SALVAGE LAVA ROCK” Note 7:
“REMOVE AND SALVAGE CORAL STONE GROUND COVER”.
Renovations to the buildings at the Seaside Shops will have no effect on these
resources.
C) Feasible action to be taken to protect any cultural, historical or natural
resources in the vicinity including the effect to native Hawaiian rights.
The subject property has been fully built out for over fifty years. To the extent
that traditional and customary native Hawaiian rights are exercised, the
proposed renovation will not affect any traditional, cultural, historical, or native
Hawaiian rights.
Section 5) SITE PLAN
Several site plans are attached within EPIC. Existing current site conditions and
anticipated 3-D models of the premises after the renovation and demo work are
attached within EPIC.
Sections 6 &7 These questions do not apply to the proposed SMA project.
Section 8 List of property owners surrounding the Subject Property
A PDF of the Excel spreadsheet developed by the Real Property Tax property search website
is attached within EPIC. The search buffer was set for 300 feet within the edges of the
property. Upon acceptance of the SMA application letters to all identified property owners
informing them of the SMA application, the expected date of public hearing, and their rights
to file a contested case.
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CLOSING:
Based on the above statements and referenced attachments within EPIC, the applicant requests
a hearing before the Leeward Planning Commission for a Special Management Area Use Permit.
We look forward to presenting this project to Chairman Dean Au and the respected members of
the Leeward Planning Commission.
Further we will be amending our prior submitted PL-KVD-000060 to the Kailua Village Design
Commission to include this SMA – Major application.
Respectfully Submitted by:
__________________________________________
John C. Cross, Senior Land Manager, Edmund C. Olson Trust No.2
Authorized Agent for Seaside Shops.
Edmund C. Olson Trust No. 2
We envision Hawaiʻi, where the land and people thrive together.
olsontrust.com | P.O. Box 446 27-256 | Old Māmalahoa Hwy | Pāpaʻikou, Hawaiʻi 96781
Addendum to SMA Application
Project No.: PL-SMA-2025-000082
Project: Renovation of the Kona Seaside Shops
Address: 75-5663 Palani Road, Kailua-Kona, HI 96740
TMK: 7-5-006-017
Applicant: Survivor’s Trust Created under the Edmund C. Olson Trust No. 2
Agent: John C. Cross, Senior Land Manager
Date: September 9, 2025
Project Description – Renovation of the Kona Seaside Shops with demolition of three buildings,
additions to remaining two buildings, additional parking and related landscaping improvements
including new drywells to retain onsite generated water.
Heights of Existing Buildings and Proposed Additions
• Building 1 (A): Heights of Proposed Additions
The existing building apex is 28 ft. 6 in.
The new addition will have a roof apex of 26.5 ft., approximately 2 ft. lower than the
existing apex.
Existing area: 1,800 sq. ft. with additions of 1,100 sq. ft. (new total 2,900 sq. ft.)
Two stories, with Big Kahuna Beach Grill upstairs and Kaʻu Coffee Mill Coffee
Shop downstairs.
• Building 3 (C): Heights of Proposed Additions
The existing building apex is 21 ft. 10 in.
The new addition will have a roof apex that matches the existing building. The Building C
(Long Restaurant + Poke Shack) Open Seating/Bar Area trellis has a top of structure
at 10 ft. 8 in. measured from Building C’s Level 1 finish floor elevation.
Existing area: 2,880 sq. ft. with additions of 1,854 sq. ft. (new total 4,734 sq. ft.)
Includes conversion to restaurant use with kitchen, lanai, bar, and outdoor seating.
• Kiosks: Heights of Proposed Additions
The two kiosks’ top of roof is at 11 ft. 0 in. measured from the Building A (Kaʻu Coffee)
Level 1 finish floor elevation.
Two open-sided kiosks, 200 sq. ft. Each. (see Exhibit A: Building Heights Graphic)
Gross Floor Area after renovations:
o Building Area: 8,035 sq. ft.
o Exterior Area (outdoor seating/bar): 1,654 sq. ft.
o Total: 9,688 sq. ft.
Item 3(F)(D) – Best Management Practices (BMPs)
During construction, a comprehensive set of BMPs will be implemented to control dust,
erosion, runoff, and potential pollutants. These practices meet or exceed State of Hawaiʻi and
County of Hawaiʻi requirements and are further detailed in Exhibit B – Best Management
Practices (BMPs) Checklist.
Item 3(F)(G) – Environmental Quality Standards
The above BMPs also ensure compliance with air and water quality standards. The project will
follow County DPW Engineering Division requirements for dust, noise, and runoff control.
(See Exhibit B: Best Management Practices (BMPs) Checklist)
Item 3(F)(G) – Natural Resources and Shoreline Element
The property is separated from the shoreline by Palani Road/Aliʻi Drive (approx. 50 ft. wide).
Measures include:
- Renovate and improve the single existing dry well at center of parking lot entrance. Install
three (3) new additional drywells to retain waters on premises. (1 additional drywell to rear of
parking lot, 2 additional drywells within landscaped areas of courtyard.
"Drywells will be designed to meet or exceed surface flow calculations for waters generated
in the paved parking lot and in the landscaped courtyard areas."
- Grading and infiltration features will be directing flows away from Palani Road and the
shoreline.
- Landscaping with an emphasis on native species to maximize local plant use, reduce irrigation
demand, and support ecological resilience to filter runoff.
(see Exhibit C – Storm water and drainage)
Item 3(K) – Shoreline Access
- Nearest Public Shoreline Access: There are three sites within walking distance from the project
area. (See North Kona shoreline access Map 3, features 4 and 5)
1) Steps into the ocean at Kailua pier, approximately 175’ directly across Ali’i Drive
2) Kamakahonu Beach (adjacent to King Kamehameha Hotel, across Aliʻi Drive) approximately
250’ to the North
3) Niumalu Beach access approximately 715’ to the south alongside Ali’i Drive
- No existing shoreline access routes are upon the subject property. However, the additional
parking spaces proposed for the renovated Seaside Shops will allow for more vehicle parking
for those wanting to access the three shoreline access points.
(see Exhibit D: Shoreline Access and Protection)
Kona Community Development Plan (CDP)
The project is consistent with Kona CDP goals:
- LU 1.1: The project site is within the Kona Urban Area. Renovations will enhance community
character by revitalizing a key entry point to Aliʻi Drive. The project site is within the Kailua
Urban core and is adjacent to Ali’I Drive pedestrian sidewalk route. Also, the Kona Trolley Bus
Stop 201 is right outside the front of the Kona Seaside Shops (see Exhibit E: Site Photos – Transit
& Pedestrian Features). These elements satisfy Transportation Goals Objectives, Policies and
Actions identified by section 4.1.3 TRANS 1.1 through TRAN-2 Street Network Connectivity of
the Kona CDP.
- LU 1.2: The project will incorporate sustainable practices (BMPs, drainage management,
landscaping with native plants). Objective LU-2 is also achieved in regards to Urban Growth
Management that support Public Transit.
- LU 1.4: The renovated Kona Seaside Shops will be consistent with LUPAG and the CDP
planning horizon. The removal of three existing buildings and the consolidated new sq.ft area
of the two remaining buildings will meet the compact densities that are recited in the CDP. The
buildings will retain their long Polynesian hipped and gabled roof appearance. The additional
parking stalls, enhanced Landscaped green area, and multiple drywells on the property will
protect shoreline resources by ensuring no direct impacts to public shoreline access or water
quality.
Exhibits
- Exhibit A: Building Heights Graphic
- Exhibit B: Best Management Practices (BMPs) Checklist
- Exhibit C: Stormwater & Drainage Plan
- Exhibit D: Shoreline Access and Protection
- Exhibit E: Site Photos …Transit & Pedestrian Features
Exhibit A
Exhibit A: Building Heights Graphic
The following graphic illustrates the relative heights of the kiosks and the Building C trellis. The
kiosks' top of roof is 11’-0” from Building A Level 1 finish floor elevation. The Building C trellis’s
top of structure is 10’-8” from Building C Level 1 finish floor elevation. Since Building C’s Level 1
is offset by +1’-4” above Building A’s Level 1, the trellis is visually about 1’ taller than the kiosks.
Exhibit A
Exhibit B
Exhibit B: Best Management Practices (BMPs) Checklist
☐ Install dust screens and apply water sprinkling during demolition and grading to minimize
airborne particulates
☐ Protect storm drains from debris and runoff with inlet protection (e.g., filter fabric, gravel
bags)
☐ Use silt fences, fiber rolls, or other barriers to prevent sediment migration off-site
☐ Limit construction activity to designated areas; establish stabilized entrances/exits to reduce
tracking of dirt onto roadways
☐ Store and handle fuel, oils, paints, and chemicals in secondary containment with clearly
labeled storage areas
☐ Cover and stabilize stockpiled soil and construction materials to prevent erosion or dust
generation
☐ Dispose of construction waste promptly and at approved facilities; prohibit dumping near
shoreline or drains
☐ Re-vegetate disturbed areas promptly after construction with native plant species to stabilize
soil and support ecological resilience
☐ Verify drainage improvements and dry wells direct flows away from the shoreline and
function properly during construction
☐ Confirm the project setback (50 ft from shoreline) is maintained and clearly marked during
construction
☐ Maintain unobstructed public shoreline access signage and add a second ocean access to the
south as committed
☐ Ensure no obstruction of existing shoreline access routes throughout the project duration
☐ Conduct BMP inspections weekly and after major rain events, documenting findings and
corrective actions
☐ Maintain log of BMP installation, inspection, and maintenance for County/State review
☐ Ensure all employees and contractors are trained on BMP requirements prior to beginning
work
Exhibit B
Exhibit C
Exhibit C: Storm Water and Drainage
• Existing dry well: 6' round slotted concrete ring with 36" x 36" grate (to be renovated
and rebuilt).
• Three (3) new dry wells to be added: one at rear of parking lot, two in courtyard
landscaped areas.
• Designed to meet/exceed surface flow requirements and retain waters on-site.
• Grading directs flows away from Palani Road and shoreline.
• Landscaping with native species to filter runoff and reduce irrigation demand.
Existing dry well
Exhibit C
Exhibit D
Exhibit D: Shoreline Access & Protection
On-Site Access - No shoreline access routes exist on the property. Proposed additional parking
at the renovated Seaside Shops will support public use of nearby shoreline access points.
Photos (in order):
1. Kailua Pier steps – Steps into the ocean, 175 ft across Ali‘i Drive
2. Kamakahonu Beach – Adjacent to King Kamehameha Hotel, 250 ft north across Ali‘I
Drive
3. Niumalu Beach access – 715 ft south along Ali‘i Drive
Three steps at Pier
Kamakahonu Beach
Niumalu Beach
Exhibit D
Exhibit E
Exhibit E: Site Photos (in order) – Transit & Pedestrian Features
1. Photo 1: Kona Trolley Bus Stop 201 in front of Kona Seaside Shops
2. Photo 2: Aliʻi Drive pedestrian sidewalk adjacent to project site
3. Photo 3: Aliʻi Drive Kona Trolley at Kona Seaside Shops by Hele On Bus
Kona Trolley Bus Stop 201 in front of Kona Seaside Shops
Aliʻi Drive pedestrian sidewalk adjacent to project site
Kona Trolley at Kona Seaside Shops by Hele On Bus
Exhibit E
Hawaiʻi County is an equal opportunity provider and employer
DEPARTMENT OF PUBLIC WORKS
V3 4/10/2023
PROPERTY OWNER DECLARATION FORM
INSTRUCTIONS
COMPLETE THE SECTIONS BELOW. AN EMAIL ADDRESS IS REQUIRED FOR ALL CONTACTS – ALL
COMMUNICATION REGARDING YOUR APPLICATION WILL BE EMAILED.
LOCATION INFORMATION
(VERIFY AT: www.hawaiipropertytax.com/search.html)
PARCEL NUMBER
LOCATION ADDRESS
PROPERTY OWNER INFORMATION (Owner contact information is required)
(VERIFY AT: www.hawaiipropertytax.com/search.html)
IF PROPERTY OWNER(S) NAMED BELOW DOES/DO NOT MATCH THE COUNTY’S REAL PROPERTY TAX
OFFICE RECORD, PLEASE SUBMIT A COPY OF THE CURRENT OWNER’S PROOF OF OWNERSHIP.
OWNER NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
OWNER NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
OWNER NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
AUTHORIZED AGENT INFORMATION
AGENT NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
----
75-5663 Palani Road
Edmund C. Olson Trust No. 2
P.O. Box 44715, Kamuela, HI 96743-4715
808-987-4229
john@olsontrust.com
John C. Cross
P.O. Box 446, Papaikou, Hawaii 96781
808-987-4229
john@olsontrust.com
000076006017
Hawaiʻi County is an equal opportunity provider and employer
DEPARTMENT OF PUBLIC WORKS
ADDITIONAL CONTACT INFORMATION (LIMIT 2)
NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
NAME
MAILING ADDRESS
PHONE NUMBER
EMAIL
Pursuant to Hawaii County Code, Section 5-4-1(a)(7), and by my signature below, I certify the following: (1) I am
the owner of the property described above or the owner’s authorized agent and I consent to the submittal of
this permit application; (2) the information in this application is accurate and complete; and (3) I understand that
all contacts listed above will receive communication regarding the permit application and plans.
PRINT NAME
CHECK THE BOX IF
PROPERTY OWNER
INFORMATION ABOVE
MATCHES RPT’S DATA.
If no, proof of ownership is
required. Verify at:
www.hawaiipropertytax.com/
search.html
SIGNATURE DATE
Paul Alston, Trustee, Edmund C. Olson Trust No.2
1001 Bishop St, STE 1800, Honolulu, HI 96813
808-722-6000
paul@olsontrust.com
Dan Aldridge
P.O. Box 824, Pahala, HI 96777
808-989-4128
dan@olsontrust.com
Paul Alston, Trustee
03/22/2024
4