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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 (PHCA) Documents
  • Princeville at Hanalei Assoc. (PHCA) web page specific to Glamping & 2026 (1972 Dedication) issues.
  • 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.
  • 1972 Dedication of Golf Course Property (May 1972, as amended 1980 & 1986)
  • This 1972 original document contains the "ancillary recreational uses" clause used by Starwood Capital/East West Partners to justify "glamping" within Princeville.
  • 1971 PHCA Protective Covenants Charter of Incorporation (effective 3/1/1971)
  • 1971 Princeville at Hanalei Community Association - Protective Covenants - Charter of Incorporation - By-Laws

    Starwood Capital Group/East West Partners ~ 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 to begin 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.
    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.

    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.

    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.
    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
    • 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 Kākou: Kaua‘i County General Plan (Finalized March 15, 2018)
    The Kaua‘i Kākou: 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 Kākou: 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 UsageAcreageTax Parcel
    16.596 540110040000
    6.533 540040350000
    0.01 540040290000
    25.626 540120060000
    41.648 540120010000
    51.955 540060030000
    Parcel UsageAcreageTax 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 IDAddressOwner NameGrantorSale DateSale PriceAcresNeighbor/ hoodZoning
    540060030000KA HAKU RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.0051.9555463-7GOP
    5400600500004080 LEI O PAPA RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.007.0415463-7GSP
    540120010000KA HAKU RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.0041.6485463-7GOP
    540120060000KA HAKU RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.0025.6265463-7GOP
    540050490000KA HAKU RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.00102.6355463-7GOP
    540060060000SOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.004.5695463-7GOP
    540050540000SOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.0012.2425463-7GOP
    540050220000KA HAKU RDSOF-XI KAUAI PV GOLF L PPRINCEVILLE MAKAI GOLF COURSE LLC11/16/2018$3,713,431.0055.4755463-7GOP

    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

    Princeville Golf Courses ~ © Bob Wright