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(S-O-S Hui)


This page contains Documents pertaining to the proposed resort expansion/“glamping” development on the Makai Woods Golf Course, links 1-3 located in Princeville, Kauai HI.

Princeville Association Documents
  • 1972 Dedication of Golf Course Property (May 1972, as amended 1980 & 1986)
  • This contains the "ancillary recreational uses" clause used by East West Partners to justify Glamping.
  • 1971 PHCA Protective Covenants Charter of Incorporation (eff 3/1/1971)
  • 1971 Princeville at Hanalei Community Association - Protective Covenants - Charter of Incorporation - By-Laws

    Kauai Planning & Zoning Documents
  • Bill 2044 - Ordinance to Amend Open District Designations in Princeville

  • Bill 2044 was discovered in the summer of 2020 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.

    Take a minute and read a summary of the Council Meeting, presented testimonials and a video of the 11/25/20 meeting by clicking on Bill 2044 Council Meeting.

    Bill 2044 Council Meeting
  • Kauai's Comprehensive Zoning Ordinance (CZO) (eff 2012 as amended)

  • This 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 (Makai Golf Course) vs Residential (Princeville) etc. It's a lot of detail, but holds the keys to many of the unanswered questions concerning Glamping in Princeville.
    For example, page: 95: Sec. 8-9.4 Permits Required.
    (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.
  • CZO Update (Phase II Description) Web Site.
  • 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.
  • 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.
    Members (Jan'21): Glenda Nogami-Streufert, Chair; Donna Apisa, Vice Chair; Roy Ho, Subdivision Committee Chair; Melvin Chiba; Helen Cox; Francis DeGracia; Lori Otsuka.

    (source for: Planning Commission Agenda & Public Hearing Notices)
    • County of Kauai Building Permits Search
        Enter: Zone: 5, Section: 4, Plat: 006, Parcel: 003 -- for the tax parcel used for Glamping.
    • 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)


    Affected Property Tax Information
  • On reviewing the County of Kauai tax site, it appears that Starwood Capital purchased the entire Makai Golf Course, 27 holes totaling 288.954 acres, on 11/16/18 for the price of $3,713,341.
  • Tax info for Makai Woods 1-3, Ocean 1,9, driving range. 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)

      Click image to expand.
  • Detail tax info on Glamping Makai parcel (5-4-006-003-0000).
    • This shows tax details on values, as well as all property affected within a specific range.
    • Makai buildings – 4080 Lei O Papa Rd. - Parcel (5-4-006-005)
  • Tax info on all the Makai Golf Course tax parcels.
  • You can see the detail tax records for each of the parcels that came with the purchase of the Makai Golf Course, all 28 holes plus commercial zoned parcels.

    Princeville, 1970 ~