PL-SMA-2023-000038 02.27.24 E. DUNN TESTIMONY

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Araujo, Jaclyn From: Elizabeth Barrere <elizabethbarrere@gmail.com> Sent: Tuesday, February 27, 2024 7:48 AM To: LPCtestimony Subject: Fwd: Comments regarding item #4 of the Leeward Planning Commission Agenda, Kona Hawai'i Developmental LLC, 75-5868 Ali'i Drive, TMK 7-5-018:011, PL- SMA-2023-000038 Hello Leeward Planning Commission and Planning Staff: I am submitting the following comments regarding item#4 on the Leeward Planning Commission Agenda, Kona Hawai'i Developmental LLC,75- 5868 Ali'i Drive,TMK 7-5-018:011, PL-SMA-2023-000038: 1.This site has been an eyesore for over 20 years.There have been several staff approvals since the initial approval,which have not resulted in development at the site. Given the inability to secure capital or follow through with the previous proposals,why should the public expect there to be a different outcome? A detailed and thorough distinction needs to be provided by the developer, applicant, or planning consultant regarding the construction and operating relationship between the property owner and applicant,such as: Who will develop the property? Who intends to operate the proposed hotel? What experience does the hotel operator have in this industry? What is the track record of this firm/business? What is the detailed timeline for development? If this project is approved,and a building permit is issued for construction,where will the staging area for the construction workers and its employees be? What are the hours and days when construction can occur? Language in the staff report says the developer"hopes to begin construction upon issuance of all required permits in 2024". What assurance does the public have that the proposed completion date will be 2026? I'd like the Planning Commission to consider requiring a security or guarantee bond so the developer has a financial incentive to follow through on its intentions to pursue its proposal at this site. If construction does not occur,the bond can be returned or rescinded. If a building or grading permit is issued,the security or guarantee bond can be applied towards the cost of the building or grading permit.Who will remove the concrete foundation slab if the project is not approved or not built? There are sites that exist throughout the Kona area that have been approved and no construction has occurred. These same developers also continue to request extensions for their long ago approved (and stagnant) projects. For this reason, I would ask that if no building or grading permit is issued by County of Hawaii by the end of the 2026 calendar year that any approval of the current project be rescinded. I would also ask that any extension request for this proposal submitted before 2026 return to the Leeward Planning Commission for consideration.A staff decision to extend any approval for this SMA application may meet the letter of the Zoning Ordinance, but it goes against the community concern for this site and other sites where projects languish. Holding onto the land for over 30 years is land banking,a social harm to the community,and creates distrust of the development community. Has there been a decision regarding the Contested Case Hearing on the height and view intrusions of the previous project? If so,please update the community about this issue. 2. Please better describe the distinction between a hotel and a condo/hotel. How do these uses differ from a timeshare? What use is really proposed for this site?The difference in these uses has an impact on the local community in terms of traffic, emergency services, and parking on-site or in the area to come to this building. Differing uses may also impact the type and amount of tax revenue that is generated for the benefit of the community. If the staff report continues to include the anticipated cost of a development,then there should be a more specific discussion about what fees are paid to the County,and what County departments and industries receive a financial benefit from allowing new development projects to be approved,and built. 3. Is there any affordable housing fee that is collected by the County for a vacation use,whether this is a hotel, condo/hotel or timeshare? If not, I'd ask that the County consider imposing a fee for affordable housing for these uses.When a site could be constructed for housing and isn't,the ability to use the site for housing or collect fees that help build affordable housing is lost. There should be a cost to the developer for removing the ability to build affordable/workforce housing. 4. It makes no sense that a traffic study isn't needed. This proposal is twice the number of rooms that were approved in 1998 for a hotel that wasn't built.There are residential projects along Ali'i Drive that are under construction that aren't finished. Item#3 on the February 2024 Leeward Planning Commission will add to the traffic in this already congested area of town if this project is approved,and built. Projects and their impacts need to be reviewed comprehensively. Not requiring a traffic study for the proposed hotel is inadequate and reckless. 1