Princeville Association (PHCA) Documents
Princeville at Hanalei Assoc. (PHCA) web page specific to Glamping & 2026 (1972 Dedication) issues.
1972 Dedication of Golf Course Property (May 1972, as amended 1980 & 1986)
1971 PHCA Protective Covenants Charter of Incorporation (effective 3/1/1971)
You will need to be a registered PHCA resident to access the PHCA's website pages.
If you are registered, click the following:
princevillecommunity.com/view/glamping.aspx.
If you are not already a registered resident, you can register at princevillecommunity.com.
In addition to the aforementioned website, there is a documents library that registered residents can access.
This 1972 original document contains the "ancillary recreational uses" clause used by Starwood Capital/East West Partners to justify "glamping" within Princeville.
- 1972 Dedication of Golf Course Property (May 1972, as amended 1980 & 1986)
1971 Princeville at Hanalei Community Association - Protective Covenants - Charter of Incorporation - By-Laws
- 1971 PHCA Protective Covenants Charter of Incorporation (eff 3/1/1971)
Starwood Capital Group ~ PHCA Correspondence
7/5/21 - PHCA Board rejects Starwood Capital's May 1st, 2021 proposal in 6/28/21 letter to SCG but would begin further discussions.
The PHCA Board voted unanimously at the 6/17/21 monthly board meeting to reject the May 1st, 2021 proposal from Starwood Capital Group. In the follow-up letter to SCG they also stated PHCA would begin further discussions.
View the rejection letter date 6/28/21.
View the rejection letter date 6/28/21.
To quote part of the letter:
"In response to the Board’s December 17, 2020 letter to Starwood Capital Group, SOF-XI Kauai PV Holdings, L.P. (collectively with Starwood Capital Group and SOF-XI Kauai PV Golf, L.P., “Starwood”) set forth a proposal for an agreement between Starwood and PHCA in a May 1, 2021 letter to PHCA. On June 17, 2021, the Board rejected the May 1, 2021 proposal and also authorized continued discussions with Starwood.
This letter confirms that Board Chair Sam George, Board Member Daniel Metsch, PHCA General Manager Maylette Garces and I, on behalf of PHCA, met with you, Mark Hall, James Raved, Esq., Ian Jung, Esq., and Max Graham, Esq., on behalf of Starwood, via Zoom today tobegin further discussions . Counsel for PHCA and Starwood will touch base again this Friday, July 2, 2021."
EDITOR'S NOTE: This does not mean the PHCA will NOT support glamping, it only means they rejected the proposal of May 1st from SCG and from the above comments, appears to still remain adamant to "begin further discussions ". We continue to hope the PHCA BoD, and particularly President Sam George, sees fit to finally just oppose the expansion of visitor accommodations on any of current Open Land within Princeville, i.e. Makai Woods Golf Course.
To quote part of the letter:
"In response to the Board’s December 17, 2020 letter to Starwood Capital Group, SOF-XI Kauai PV Holdings, L.P. (collectively with Starwood Capital Group and SOF-XI Kauai PV Golf, L.P., “Starwood”) set forth a proposal for an agreement between Starwood and PHCA in a May 1, 2021 letter to PHCA. On June 17, 2021, the Board rejected the May 1, 2021 proposal and also authorized continued discussions with Starwood.
This letter confirms that Board Chair Sam George, Board Member Daniel Metsch, PHCA General Manager Maylette Garces and I, on behalf of PHCA, met with you, Mark Hall, James Raved, Esq., Ian Jung, Esq., and Max Graham, Esq., on behalf of Starwood, via Zoom today to
EDITOR'S NOTE: This does not mean the PHCA will NOT support glamping, it only means they rejected the proposal of May 1st from SCG and from the above comments, appears to still remain adamant to "
11/21/21 - Starwood Capital's filed "Notice of Public Hearing" for Dec 14, 2021
Starwood Capital Group's required filing of a "Notice of Public Hearing Before The Planning Commission" is a legal requirement. Starwood must notify property owners within 300 ft. of the affected land parcels prior to the Dec. 14th, 2021 Planning Commission's public hearing on their request for permits to build their proposed "glamping" development.
11/6/21 - PHCA BoD letter to County Council supporting Bill 2838 for 11/3/21 public hearing.
In preparation for the Nov. 3, 2021 Kauai County Council's public hearing regarding Bill 2838, which would eliminate "developed campgrounds" from Open and Agricultural zoned land on Kauai, the Princeville BoD submitted the following letter to the Council basically in support of passage of Bill 2838 as it currently stands.
7/5/21 - PHCA Board rejects Starwood Capital's May 1st, 2021 proposal in 6/28/21 letter to SCG but would begin further discussions.
The PHCA Board voted unanimously at the 6/17/21 monthly board meeting to reject the May 1st, 2021 proposal from Starwood Capital Group. In the follow-up letter to SCG they also stated PHCA would begin further discussions.
View the rejection letter date 6/28/21.
6/29/21 - PHCA submits comments regarding Bill 2822 to the Planning Commission before the July 13, 2021 hearing.
This letter was was sent by PHCA President Sam George to the Kaua‘i Planning Commission in which he points out that that "PHCA's members hold different opinions regarding Starwood's proposed glamping project. In addition, he noted that "PHCA would like to emphasize to the Commission, however, that all of PHCA's members share a common goal of preserving open spaces in Princeville, both in the immediate future and in the long term. PHCA appreciates the opportunity to participate in the legislative process in furtherance of that goal.". It should be noted that Sam George did not specifically say that the PHCA BoD was in support of Bill 2822.
6/18/21 - SCG's DRAFT Project Development Use Permit Application dated May 17, 2021
This the full pre-filing 195 page DRAFT document submitted to the County Planning Department. It was submitted by Starwood Capital's local attorney's, Belles Graham LLP, located in Lihue.
5/18/21 - Letter from Starwood Capital Group to PHCA Board (updated Glamping proposal)
This letter dated May 1, 2021, was sent to the PHCA Board requesting PHCA's support for Starwood's developing 50 glamping sites on the Makai Wood Golf Course, holes 1-3, building a parking structure where the current Makai Golf Course parking area is located, and the building of an additional 24 apartment-hotel units on the land adjoining the current 1Hotel (ex St. Regis) parking area. In return, Starwood proposes to not build on the remaining Makai Golf Course land and presents other miscellaneous "benefits" to Princeville.
5/18/21 - Glamping in Princeville: Introduction, Plans and Frequently Asked Questions (by Starwood Capital Group)
This is Starwood Capital's May 2021 sales document outlining their proposed glamping design for the Makai Woods Golf Course, holes 1-3. They have made virtually no changes from the glamping design they presented in December 2020.
12/17/20 - Proposal letter dated 12/17/20 from Sam George, PHCA President, to Will Little & Mark Hall, of East West Partners, who at the time represented Starwood Capital Group on the issue of glamping.
This letter was finally made public in June 2021 after repeated requests from Princeville community members. As Sam George stated upon making it public, "it is no longer relevant". However, it is very insightful into the mindset of the PHCA Board in Dec. 2020 before the board's composition changed in May, 2021.
Kauai Planning & Zoning Documents
Proposed Bill 2822 - Amends the Comprehensive Zoning Ordinance (CZO) to limit "Developed Campgrounds"
This recent (Apr 7, 2021) proposed Bill seeks to amend the Comprehensive Zoning Ordinance (CZO) to prohibit commercial “Developed Campgrounds” on land zoned Open, Agricultural and in residential neighborhoods.
At the County Council video meeting held on Wednesday, April 7th, 2021 Councilmembers Luke Evslin and Vice Chair Mason Chock introduced Bill 2822 .
Bill 2822 unanimously passed first reading at the County Council meeting and has been referred to the Planning Commission. (County Planning Director Ka‘aina Hull was in attendance at the Council meeting and answered specific questions from the council members regarding the bill prior to the vote). It will be reviewed by the Planning Commission and there will be a public hearing. The bill will require a second reading at the County Council and then there will be a final vote. If passed, it will go to the Mayor for his signature. If Bill 2822 becomes law it will prohibit “Glamping” on the Makai Golf Course and all golf courses in Princeville.
View the County Council web site.
View the County Council Webcast Meetings & Agendas.
Bill 2044 - Ordinance to Amend Open District Designations in Princeville (year 2002)
In the summer of 2020, Bill 2044
was discovered during a Planning Department "clean-up" effort and referred from the Planning Department back to the Council to determine its fate by declaring it dormant.
Had Bill 2044 not laid dormant since 2003 but passed and become law, it would have made the green space in Princeville Phase 1 permanent and unavailable for development, thus not available for Glamping.
After a ground swell of testimonial emails sent to the County Council, the Council voted to unanimously on 11/25/20 to defer the Bill rather than dispose of it. Council members Felicia Cowden and Kipukai Kuali‘i will be working together to rewrite the Bill and subsequently resubmit it to the Council at a future date.
Watch the 11/25/20 Kauai Council Meeting presented testimonials video.
You can read a summary by visiting the "Media & Events" page, selecting "Meetings & Events", and opening the "11/25/20 - Update on Kauai County Bill 2044 before the County Council" event item. You can also watch our video of the meeting.
Kauai's Comprehensive Zoning Ordinance (CZO) (eff 2012 as amended)
The CZO document contains Kauai's detailed zoning rules which cover such topics as definitions of "camping", proximity limitations to residential housing, detailed requirements for permits for Open districts (ie. Makai Golf Course) vs Residential (Princeville) etc. Check the 1,000 yards limitation.
View the current CZO website or Kauai County's CZO PDF (eff 2012 as amended) document.
(a) Where a parcel is adjacent to, or within one thousand (1,000) yards of, a Use District or Districts other than an Open District, no use permit shall be issued for uses and structures on parcels which are not generally permitted, or permitted under a use permit, in all adjacent or proximate Districts.
For example, page: 95: Sec. 8-9.4 Permits Required.
CZO Update (Phase II Description)
View the CZO Update (Phase II Description) website.
Draft update of CZO (Phase I) Chapter 8.
(Archived PDF - 11/1/20)
This is particularly relevant to proposed Glamping project.
Chapter-10, Article-2: North Shore Development Plan
To establish development plans, Zoning Maps and design criteria to guide and regulate future development and protect certain physical and social characteristics which are found to be of particular public value.
Chapter-10, Article-2: North Shore Development Plan
(sub-section of Kauai County Codes document which implements the Kauai General Plan)
Kauai County Codes
Article 2. North Shore Development Plan
Sec. 10-2.4 Use Districts.
(e) Special Regulations Applicable to All Districts.
(7) Recreational Uses.
(A) A use permit shall be required for the development of any campsite, ...
(B) No commercial recreational use or facility shall be allowed within a residential district which increases the ambient noise level of the neighboring residential areas.
(B) No commercial recreational use or facility shall be allowed within a residential district which increases the ambient noise level of the neighboring residential areas.
Kauai Planning Commission & web site
The Planning Commission consists of seven (7) members from the public that are appointed by the Mayor and confirmed by the Council. The Planning Commission meets twice a month (2nd & 4th Tuesdays) to hold public hearings on zoning and land use permits and applications, as well as render decisions on these matters.
Kauai Planning Commission web site.
Members (Jan'21): Glenda Nogami-Streufert, Chair; Donna Apisa, Vice Chair; Roy Ho, Subdivision Committee Chair; Melvin Chiba; Helen Cox; Francis DeGracia; Lori Otsuka. Planning Commission Agenda & Public Hearing Notices
Planning Commission Agendas & Minutes
Members (Jan'21): Glenda Nogami-Streufert, Chair; Donna Apisa, Vice Chair; Roy Ho, Subdivision Committee Chair; Melvin Chiba; Helen Cox; Francis DeGracia; Lori Otsuka. Planning Commission Agenda & Public Hearing Notices
Planning Commission Agendas & Minutes
- County of Kauai Building Permits Search
-
Enter: Zone: 5, Section: 4, Plat: 006, Parcel: 003 -- for the tax parcel used for Glamping.
Or try this approach: check_parcel-5-4-006-003 - Building Permit Quick Start Guide
- Providing testimony to the Land Use Commission
- Planning Department
FYI: presenting testimony to the Commission:
All persons may present testimony for or against any application as public witnesses. Such testimony should be made in writing and presented to the Department prior to the hearing. Late written testimony may be submitted up to seven days after the close of the hearing in cases where the Commission does not take action on the same day as the hearing. Any party may be represented by counsel if he or she so desires. Also, individuals may appear on their own behalf, a member of a partnership may represent the partnership, and an officer or authorized employee of a corporation or trust or association may represent the corporation, trust or association. Petitions for intervenor status must be submitted to the Commission and the applicant at least seven days prior to the date of the hearing advertised herein and shall be in conformance with Chapter 4 of the Rules of Practice and Procedure of the Planning Commission. A copy of the proposal will be emailed to any interested person who requests a copy. Please submit your request to the Planning Department. (planningdepartment@kauai.gov)
Kaua‘i KÄkou: Kaua‘i County General Plan (Finalized March 15, 2018)
The Kaua‘i KÄkou: Kaua‘i County General Plan establishes long range priorities for growth management and community development on Kauaʻi. The General Plan was approved by the Kauaʻi County Council in February 2018 and signed into law by Mayor Bernard P. Carvalho on March 15, 2018.
The General Plan is based on the community’s vision and goals for Kauaʻi’s future: that Kauaʻi will be a sustainable island,
a unique and beautiful place, a healthy and resilient people, and an equitable place with opportunity for all.
It was developed over a four-year process, which began in 2014.
View the full plan at Kaua‘i KÄkou: Kaua‘i County General Plan.
Affected Property Tax Information
Starwood Capital Group's purchased property Tax Parcels
All tax parcels and their usage that make up Starwood Capital Group's purchases of land in Princeville on November 16th, 2018.
- Click the Parcel Usage to highlight its position on the map.
- Click a Tax Parcel number to display parcel's County Tax information.
| Parcel Usage | Acreage | Tax Parcel |
|---|---|---|
| 16.596 | 540110040000 | |
| 6.533 | 540040350000 | |
| 0.01 | 540040290000 | |
| 25.626 | 540120060000 | |
| 41.648 | 540120010000 | |
| 51.955 | 540060030000 |
| Parcel Usage | Acreage | Tax Parcel |
|---|---|---|
| 7.041 | 540060050000 | |
| 4.569 | 540060060000 | |
| 102.635 | 540050490000 | |
| 55.480 | 540050220000 | |
| 12.24 | 540050540000 |
Sale Price information on the Makai Golf Course tax parcels
It's very difficult to discern exactly how much Starwood Capital paid for all 8 parcels that are Makai Golf Course - the 27 holes (5 parcels) plus Clubhouse, maintenance and parking parcels. The sales price on the tax roles of $3,713,341 listed for each of the 8 parcels implies a total price of $29,707,448. But according to the State of Hawaii Bureau of Conveyances document # A-68980331, the conveyance tax that was actually paid at the time for these 8 parcels was $224,648. At a 1% tax rate, that implies a price tag of $22,464,800. Perhaps they were granted a lower tax rate of 0.756% on the $29.7M at the time?
| Parcel ID | Address | Owner Name | Grantor | Sale Date | Sale Price | Acres | Neighbor/ hood | Zoning |
|---|---|---|---|---|---|---|---|---|
| 540060030000 | KA HAKU RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 51.955 | 5463-7G | OP |
| 540060050000 | 4080 LEI O PAPA RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 7.041 | 5463-7G | SP |
| 540120010000 | KA HAKU RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 41.648 | 5463-7G | OP |
| 540120060000 | KA HAKU RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 25.626 | 5463-7G | OP |
| 540050490000 | KA HAKU RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 102.635 | 5463-7G | OP |
| 540060060000 | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 4.569 | 5463-7G | OP | |
| 540050540000 | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 12.242 | 5463-7G | OP | |
| 540050220000 | KA HAKU RD | SOF-XI KAUAI PV GOLF L P | PRINCEVILLE MAKAI GOLF COURSE LLC | 11/16/2018 | $3,713,431.00 | 55.475 | 5463-7G | OP |
Makai Golf Course Tax Parcels on the County of Kauai Tax Website.
View the detail tax records for each of the parcels that came with the purchase of the Makai Golf Course, all 27 holes plus commercial zoned parcels.
Use the following information when performing a search on property sales:
- Neighorhood: 5463-7G
- Sales Date: 11/16/2018
Proposed Makai "Glamping" site (51.955 acres) - tax info for parcel (5-4-006-003-0000)
Tax info for Makai Golf Course Woods links 1-3, Ocean 1 & 9, and driving range for a total of 51.955 acres
- Tax overview of tax parcel used to justify Glamping.
- Woods Golf links 1-3, Ocean 1, 9 & driving range – tax parcel: 5-4-006-003-0000 – 51.955 acres.
- Taxable value: $2,597,800 (eff: Sep'20)
- Tax info for Makai Woods 1-3, Ocean 1,9, driving range. 51.955 acres.
Click image to expand.
Glamping images
CLICK ON AN IMAGE TO SEE IT'S FULL SIZE
12/5/21 - Starwood Capital Group Withdraws from Glamping.
After 14 months of combating Starwood Capital Group, they have permanently withdrawn their attempt to developed 50 clamping tent sides on the Makai Woods Golf Course.
6/9/21 - Does Starwood Capital not know it rains "a lot" on the North Shore?
This is what happens to "campers" on Kauai's north shore. Imagine "glampers" in the middle of the Makai Woods golf course waking up to one of our downpours.
5/20/21 - Proposed "glamping" development, Version #3, 5/20/21
This version of Starwood Capital's proposed glamping development on the Makai Woods holes 1-3 is virtually the same as that proposed in December, 2020. It was made public at the 5/20/21 PHCA BOD meeting attended by Jason Cruce, VP Starwood Capital Group. Cruce noted the only design changes were the removal of their originally proposed "gathering spaces". The placement of the 50 tent sites was unchanged.
5/20/21 - Proposed two story garage on existing Makai parking area.
Starwood Capital, at the 5/20/21 PHCA BOD meeting, made public their proposal to build a new (2) story parking structure on the lower level of the existing Makai Golf Club parking lot allowing for a total of 400 vehicle stalls.
5/20/21 - Starwood Capital proposed new hotel/housing development next to the 1Hotel parking area.
Starwood Capital made public at the 5/20/21 PHCA BOD meeting, their proposed development of up to (24) new hotel units or (6) single-family new homes surrounding the current parking facility for the 1Hotel guests. This was in addition to the 50 glamping sites they proposed for the Makai Wood holes 1-3.
5/20/21 - Latest version of proposed glamping tent.
This image came from the sales/FAQ materials presented by Starwood Capital at the 5/20/21 PHCA BOD meeting. It represents their latest tent rendition of what they anticipate building for glaming houseing.
4/15/21 - Have you noticed what might have been painted on the 1Hotel temporary rooftop?
This picture was taken by an unknown member of the community while they were playing golf on the Ocean course. It appears someone has definite thoughts about "glamping" in Princeville.
12/9/20 - Proposed "Glamping" Development (~20 acres). Version 2.
This second version of the design was distributed to some homeowners as part of the East West Partner's Christmas letter. Click the image to view a more detailed version. In this version they have completely scrapped their building of a restaurant on top of the golf cart barn apparently due to its expense. This rendition is the result of someone from their contracted design company, Hart Howerton (planners, architects, landscape architects and interior designers) actually visiting the site for the first time in Nov. 2020. View original document.
12/9/20 - Proposed Commercial Expansion.
This is where the Makai Golf Course's current pool, workout area and golf cart barn are located off Lei O Papa Rd. Click the image to view a detail version and see if you can find where a "food truck" parking area is located. One can only presume it will be for feeding their "glamping" guests. This will undoubtedly significantly increase the traffic on Lei O Papa Rd and out to Kuhio Hwy via Hanalei Plantation Rd.
More...
After 14 months of combating Starwood Capital Group, they have permanently withdrawn their attempt to developed 50 clamping tent sides on the Makai Woods Golf Course.
This is what happens to "campers" on Kauai's north shore. Imagine "glampers" in the middle of the Makai Woods golf course waking up to one of our downpours.
This version of Starwood Capital's proposed glamping development on the Makai Woods holes 1-3 is virtually the same as that proposed in December, 2020. It was made public at the 5/20/21 PHCA BOD meeting attended by Jason Cruce, VP Starwood Capital Group. Cruce noted the only design changes were the removal of their originally proposed "gathering spaces". The placement of the 50 tent sites was unchanged.
Starwood Capital, at the 5/20/21 PHCA BOD meeting, made public their proposal to build a new (2) story parking structure on the lower level of the existing Makai Golf Club parking lot allowing for a total of 400 vehicle stalls.
Starwood Capital made public at the 5/20/21 PHCA BOD meeting, their proposed development of up to (24) new hotel units or (6) single-family new homes surrounding the current parking facility for the 1Hotel guests. This was in addition to the 50 glamping sites they proposed for the Makai Wood holes 1-3.
This image came from the sales/FAQ materials presented by Starwood Capital at the 5/20/21 PHCA BOD meeting. It represents their latest tent rendition of what they anticipate building for glaming houseing.
This picture was taken by an unknown member of the community while they were playing golf on the Ocean course. It appears someone has definite thoughts about "glamping" in Princeville.
This second version of the design was distributed to some homeowners as part of the East West Partner's Christmas letter. Click the image to view a more detailed version. In this version they have completely scrapped their building of a restaurant on top of the golf cart barn apparently due to its expense. This rendition is the result of someone from their contracted design company, Hart Howerton (planners, architects, landscape architects and interior designers) actually visiting the site for the first time in Nov. 2020. View original document.
This is where the Makai Golf Course's current pool, workout area and golf cart barn are located off Lei O Papa Rd. Click the image to view a detail version and see if you can find where a "food truck" parking area is located. One can only presume it will be for feeding their "glamping" guests. This will undoubtedly significantly increase the traffic on Lei O Papa Rd and out to Kuhio Hwy via Hanalei Plantation Rd.
More...
