.PD Recommendation Report Black Sand Beach (PL-SMA-2023-046)

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RNnaluuBSB SMA 02 2024 COUNTY OF HAWAI`I PLANNING DEPARTMENT RECOMMENDATION BLACK SAND BEACH LLC SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA-2023-000046) Upon careful review of the applicant's request against the guidelines for granting of a Special Management Area Use Permit, the Planning Director recommends that this request to develop 225 residential and short stay units, village and wellness center, retail uses, rehabilitation and use of golf courses, and dedication of a portion of coastline as a conservation area on an approximately 147-acre portion of a larger 434-acre project site within the Special Management Area be approved by the Planning Commission. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This approval recommendation is based on the following: The applicant requests a Special Management Area Use Permit to develop the project area, named Punalu'u Village, which is proposed as a residential and commercial development consisting of approximately 225 residential and short-stay units, a village and wellness center, rehabilitation of the existing golf course, tennis facilities, infrastructure, and the dedication of approximately 30 acres along the project sites coastline as a conservation/preservation area. The grounds for approving development within the Special Management Area are based on HRS, Chapter 205A-26(2) (Special Management Area guidelines) and Rule 9-11(e) of the Planning Commission Rules of Practice and Procedure. Planning Commission Rule 9- 11(e) states that the Authority (Planning Commission) may permit the proposed development only upon finding that: 1. The development will not have any substantial adverse environmental or ecological effect except as such adverse effect is minimized to the extent practicable and is clearly outweighed by public health, safety or compelling public interest; 2. The development is consistent with the objectives and policies and the Special Management Area guidelines as provided by Chapter 205A, HRS;