Turtle Bay Resort Adds Solar Panels to Roof

Turtle Bay Resort on the North Shore of Oahu has announced that they will be adding about 60,000 sq ft of solar panels to their roof to help bring about energy savings, but will be doing it in such a way that it is artistically pleasing to their guests.  The solar panels will create enough energy for about 8 percent of the resorts' consumption, saving Turtle Bay about $250,000 to $300,000 per year.  Scott McCormack, the vice president of real estate for Replay Resorts and Turtle Bay Resorts, stated, "We want to be leaders in the field in terms of showing other resorts how to become more green. We've been working on a number of energy conservation initiatives because, No. 1, we want to get our bills down and, No. 2, we feel like we have the responsibility to be good stewards of this land."

Source: Honolulu Star Advertiser, 9-15-2014, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Principal Broker, REALTOR®
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Update on Turtle Bay Resort

This past week the State of Hawaii and the City and County of Honolulu signed a preservation agreement with Turtle Bay Resort on the North Shore of Oahu.  Under this agreement, a total of 665.8 acres of land owned by Turtle Bay Resorts will be barred in perpetuity from any development.  Furthermore, there will be two planned oceanfront parks at Kawela Bay and Kahuku Point that will be reserved for public use.  In exchange for this concession, Turtle Bay would be paid $40 million from the state, $5 million from the city and $3.5 million from the nonprofit Trust for Public Land.  The owners of Turtle Bay would still have the legal right to develop two hotels for a combined 625 rooms and another 100 homes of 150 acres of land that front the ocean.

While many North Shore community members are happy with this compromise between the government and Turtle Bay Resorts, there are three major community groups that are still protesting the decision and state that this does not resolve their pending legal actions over development.  Defend Oahu Coalition, Keep the North Shore Country and Unite Here! Local 5 stated that they will continue to fight Turtle Bay's expansion plan of building two more hotels and 100 additional homes.

Source: Honolulu Star Advertiser, 4-19-2014, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Principal Broker, REALTOR®
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Conservation Easement Proposal With Turtle Bay Resort Faces Challenges

The State of Hawaii has proposed purchasing just over 600 acres of land from Turtle Bay Resort to create a conservation easement along the North Shore of Oahu.  Supported by Governor Neil Abercrombie, the proposal would allow the resort to continue using the land for recreational operations provided that they provide public access, but would prevent them from developing the land.  Turtle Bay Resorts would also retain ownership of the land under an easement. Members of the North Sore community are delighted with these suggestions by the state and Turtle Bay Resort representatives have stated that they would be willing to work with the Governor and the state legislature to come to a resolution that all parties can be happy with.

However, the biggest challenge comes down to money.  Under Hawaii law, the state government is not allowed to pay more for conservation easement than the property's appraised value.  State appraisers have come up with a preliminary appraisal range of $31.3 million to $38.3 million, and the state actually has a $40 million target price to purchase the land.  However, Turtle Bay's owners have stated that amount is far too low for them to accept.  If the Turtle Bay Resort is willing to accepted the price of $40 million, they may come up with additional compromises with the state including limiting the extent of public access and/or creating exceptions for the developer regarding required road improvements.  

One final option that the state could have would be condemnation, where the state seizes the land for public use and then pays the owner the appraised value.  However, if they were to do this, the Turtle Bay Resort would surely challenge that decision in court, which could cost the state millions of dollars in legal fees.  The state would also be responsible for managing and maintaining the property under condemnation.

Source: Honolulu Star Advertiser, 1-19-2014, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Principal Broker, REALTOR®
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Turtle Bay Resort and Governor Working Towards Land Preservation Agreement

Governor Neil Abercrombie has stated that he is committed to working with the Turtle Bay Resort to come to a land preservation agreement by the end of this year. Under the Governor's proposal, the state would give the resort up to $40 million to create a conservation easement that would protect 610 acres of land at Turtle Bay from development.  The conservation land would stretch from Kawela Bay to Kahuku Point.  Chief Executive Officer of Turtle Bay Resort, Drew Stotesbury is optimistic about reaching and agreement and right now the main discussion point with the state is the final price.  The state appraised the 610 acres of land at between $31 million to $38 million, while the resort's appraiser came up with a much higher number.

Source: Honolulu Star Advertiser, 1-9-2014, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Principal Broker, REALTOR®
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State May Pay Turtle Bay Resort $40 Million to Not Develop Section of Property

The state of Hawaii has made an initial offer of $40 million to the owner of Turtle Bay Resort if they decide not to develop approximately 610 acres of their 852 acre property.  Under the proposal, the Turtle Bay Resort would still be allowed to build two new oceanfront hotels with a combined 625 rooms, but would limit development of other areas, preserving a large section of the surrounding shoreline.  Residents of the North Shore of Oahu are very supportive of this offer.  Executive Director of the North Shore Community Land Trust, Doug Cole, commented, "I think we have an opportunity before us and an obligation before us to ensure future generations experience this unique and special part of Oahu. We're really excited."  Gil Riviere, president of Keep the North Shore Country, added, "Some people may question if it's worth $40 million. Well, what's the alternative? Having a gridlocked highway and an overbuilt resort? I can imagine 20 to 30 years from now, people will look back and say, 'Wow! What a deal.' I think we'll see that preserving the coastline will be worth the money."

Officially, the state would pay for the right to create a conservation easement on the Turtle Bay Resort property.  That way, the owner of the resort would still retain ownership of the land.  May hope that this compromise would ease tensions created by the owners right to develop and the communities desire to keep the natural untouched beauty of the area.

Source: Honolulu Star Advertiser, 12-18-2013, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Broker-in-Charge, REALTOR®
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North Shore Real Estate - Defend Oahu Coalition Opposes Turtle Bay Resort Expansion

In 1986, the state of Hawaii's Land Use Commission gave their approval allowing Turtle Bay Resort to expand.  Over the last 27-years, Turtle Bay Resort had not decided to follow through with their expansion plans, but in recent years have begun to move in that direction.  The Defend Oahu Coalition is fighting against the Turtle Bay Resort, and has filed a motion with the Land Use Commission to repeal their 1986 decision.  The group contends that 236 acres of Turtle Bay Resort's 880 acre property should revert back to agricultural use.  Tim Vandeveer, the spokesman for the Defend Oahu Coalition stated, "Promises have been broken.  We believe that the law matters and feel that the commission has a mandate and an obligation to require that developers make good on promises to our state and community in exchange for zoning modifications."  The Defend Oahu Coalition also contends that the expansion project of the Turtle Bay Resort that was being proposed in 1986 is completely different to the one being presented now, and as a result should be voided.  

Replay Resorts Inc, which owns the Turtle Bay Resort, is still working on their environmental impact survey and their project proposal.  Tentative plans called for building 750 residences and 625 additional hotel units on the property.  The project would be done in phases over the next 10 years and would cost approximately $770 million.  Vice president of Replay Resorts Inc., Scott McCormack, stated, "In response to community input and concerns, we have provided a balanced and reasonable plan.  We will continue to work through the process with integrity."

Source: Honolulu Star Advertiser, 6-19-2013, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Broker-in-Charge, REALTOR®
Global Executive Realty, LLC
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North Shore Real Estate – Turtle Bay Resorts Hopes to Start New Construction in 2014

Turtle Bay Resorts has announced that they have finished filing a supplemental environmental impact statement with the city and hopes that they will now receive approval to start several new construction projects in 2014.  The plan is to add two new hotels with a total of 625 rooms and an additional 750 new residences to the 880-acre property on the North Shore of Oahu.  The project would cost approximately $770 million and take about 10 years to complete.  Resort officials stated that their environmental study produced no real surprises and felt confident that everything would eventually be approved by the city.

However, many North Shore residents are concerned that this expansion would significantly increase traffic and reduce the “country feel” of the North Shore.  The public will have several weeks to review the documents and make comments.  The owner of the Turtle Bay Resort would then have to respond to those comments and include those responses in his final supplemental Environmental Impact Survey for the city’s review.

Source: Honolulu Star Advertiser, 11-27-2012, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Broker-in-Charge, Realtor®
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North Shore Real Estate – Turtle Bay Resort Uses High Surf to Attract Guests

Turtle Bay Resort on the North Shore of Oahu has seen huge gains occupancy rates thanks to a new marketing strategy which incorporates the areas high surf and water sports.   Previously, the resort had struggled to consistently fill their 443 rooms, especially during the shoulder seasons, but 2012 the Turtle Bay Resort will have an average occupancy rate of 88 percent.  Mark Skip Taylor, a marketing expert, was brought in to attract new customers and give the resort a new vibe and feel.  Taylor stated, “When I got here I found an exclusive resort in a gated community. The first thing that we did was to tear the gates down. We want to give our travelers a chance to see the North Shore waves through the eyes of a local.”

Thanks to Taylor’s involvement, the Turtle Bay Resort strives to bring additional ocean sporting events to the North Shore of Oahu.  Taylor commented, “It’s about authenticity.  Even if they (our guests) aren’t surfers, they’ll come to watch or to be at Turtle Bay because it’s the home of these contests.”  Vice president and general manager, Danna Holck, added, “We began to see our occupancy pick up last year.  The exposure from all the different events has heightened awareness of our resort and filled in the shoulder seasons.”

The resort has just completed a $2.5 million renovation to their lobby and bar area and there are plans to start an additional $30 million renovation project in January 2013.  All of the guest rooms will receive an upgrade, and changes will be made to the spa, fitness center, restaurants, lobby area and retail area.

Source: Honolulu Star Advertiser, 10-28-2012, www.staradvertiser.com
Posted by Jeff Uyemura-Reyes, Broker-in-Charge, Realtor®
Global Executive Realty, LLC
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