Painting schedule

Hope everyone had a good Christmas.  We wish everyone a great new year!

Here is the painting schedule received so far:

Building 17:  January 7 - February 7

Building 18:  February 10 - April 18

I think there will be more but that schedule won't be available until after Jan 1.

Any questions, contact Marianne
Marianne.Thesken@outrigger.com


Randy Danto Nordstrom

Great news on the pool/tennis court

The AOBO has been advised that  The Kiahuna Swim and Tennis Club has reopened today, Saturday,  under the name of the Poipu Beach Athletic Club (PBAC). John Horwitz of the Knudsen Family Trust deserves a big mahalo for his efforts to get this done.

Castle Resorts and Phase I are the primary members of the club (approx. 150 members).  Their guests are able to enjoy the swimming and tennis facilities across the street.   Individual Kiahuna owners are welcome to join on their own, through Castle Resorts, if they are not  already with the Castle Resorts rental program.  No one will be required, however, to change rental programs in order to join the pool.

The Knudsen Family Trust is the entity managing the pool facility. There is a general manager on site.   It is our understanding that they intend to make significant improvements to the facility in the coming months, including new lanai furniture, new resort quality towels, and pool toys.  In 2014, they have said that they intend to add a fitness facility to the property, including fitness classes, cardio area and machines.

The pool will initially be open 6 days a week. When there are 200 members, they will open the facility 7 days/week.

Monday is the day the facility will be closed.

However, the PBAC will be open this Monday and next Monday to make up for the closures on Christmas and New Years. They will close on Christmas Eve at 3:00pm.
The Club will be initially offering cold drinks and toys, at no charge.

The cost is $195/month per unit.

December's fee will be prorated.

There is a $1,000 membership fee payable in two installments:
$500 membership fee for 2014, payable in two installments, January and March, if an owner requests that.

The second $500  is payable in January 2015.

They have promised to keep the pool open 6 days a week to start. If there are 200 members, they will open the facility 7 days/week.

Monday is the day the facility will be closed until there are more members.

However, the PBAC will be open this Monday and next Monday to make up for the

closures on Christmas and New Years. They will close on Christmas Eve at
3:00pm.

This does not mean that the AOBO is abandoning its efforts to build a pool on site.

This is an effort to get something in place for the immediate future to accomodate guests who want a pool and/or tennis court.

The AOBO has every intention of continuing the process of building a pool on the property.

Please address any questions to Castle Resorts or Roy Thompson. Their number is 808-742-2200.

The AOBO wishes everyone a wonderful holiday season and a healthy and prosperous new year.

Randy Danto Nordstrom

Phase V Lease Redetermination settlement

Aloha Phase V homeowners,

The Association has reached an agreement with the Master Lessors as to the minimum rent they will receive for the period beginning January 1, 2014 through December 31, 2023.  As you should be aware, your apartment lease is with Moana and under the terms of your lease the minimum under the Master Lease is increased by 25%.  As a consequence the minimum rent you will owe Moana will be $564.24 a month.  Under the terms of your lease, each beachhouse in Phase V pays the identical amount of minimum rent. 

We understand that this is a substantial increase from what you have been paying but when compared to what the average rents your Phase has been paying, taking into account the average measured rent, it appears the increase is only about $150 a month. The new minimum rent is for the year beginning January 1, 2014.  You are likely to still receive a bill for additional rent for the 2013 year.  For at least the next several years, you will probably not have responsibility for additional rent beyond the new minimum rent.

As part of our negotiation of the new minimum rent the Association retained an appraiser who was preparing a report to present to an appraisal panel if we had not been able to reach an agreement.  We requested his opinion as to whether we should accept the agreed amount and he recommended that we accept it.  It is very close to the amount he had tentatively determined he would present to a panel.

This amount of measured rent is much less than the most of the other Phases are currently paying.  As a point of comparison the minimum rents paid by the Garden Units in the other phases are:  Phase II - $853/month; Phase IIIA - $735/month; and Phase IV - $707/month.  Phase IIIB has a minimum rent of only $408 but that Phase does not have the sandwich lease which contains a 25% override.  If it was subject to the 25% sandwich lease the minimum rent would be $510/month. Its minimum was agreed to approximately 5 years ago.

Assuming we can implement this agreement the bills you receive for January 1 will reflect this new amount. We understand that Moana will be sending you coupon books reflecting this new amount.

Ben Miller

President

Association of Beachhouse Owners of Kiahuna Plantation

Kauai makes the New York Times

If you don't read the Sunday New York Times, you would have missed the article in yesterday's Travel Section on Kauai.

Unfortunately there is no mention of Kiahuna (or any lodging, for that matter) but it does paint a great picture of our island.

Dec. 8 NYTimes article on Kauai


Randy Danto Nordstrom

More painting information

More painting is on going and scheduled:

They are painting the front of building 41 from December 2 to December 13.

They are continuing to paint building 34 until December 13.

Building 36 is being painted from  December 16 – December 31.

Any questions, contact Marianne or Chris at Outrigger.

Randy Danto Nordstrom

Painting in building 36

Painting in building 36 has been scheduled to take place between Dec. 16-31.

Any questions, contact Marianne or Chris at Outrigger.


Happy Holidays!!

Randy Danto Nordstrom

Meeting results

Summary of Special Board Meeting on 11/26/13

The Board agreed to waive notice of the meeting.

 Mickey Sanders was elected to a 6 month term to fill the vacancy left by Board Member, John James. Sanders will step down in May.  In May, there will be an election to fill the year term left vacant by James' resignation.

Executive Session Report

The Board agreed to accept the Settlement offer by the Trust. Miller will fine tune the agreement with the Trust this week. This means that the litigation over the Phase II lease redetermination is at an end.

Marianne Thesken

Business Manager

Kiahuna Plantation

2253 Poipu Rd | Koloa, HI  96756

(808)742-3521

Special teleconference of AOBO Board of Directors

Dear Homeowners,

There has been a slight change to the agenda for the  Special Teleconference of the AOBO Board of Director’s on Tuesday, November 26, 2013 at 4:30 PM PDT / 2:30 PM HST.

The Board will be discussing the resignation of Board Member, John James and the Phase II Landlease Redetermination Settlement, Board response to the 11/21 email  titled Owner Communication - KPR Pool  (Twin Bridges)  

They will adjourn to Executive Session once the meeting is called to order.

Attached is the meeting notice with call-in information.  A summary of the call will be sent via email following the call. The summary of the meeting will also be posted on the blog http://kiahunaowners.blogspot.com/ and the Association website. http://www.my-condo-info.com/Aloha-and-Welcome!~145288~14794.htm.

Should you have any questions, please do not hesitate to contact me.

Aloha,

Marianne Thesken

Business Manager | Kiahuna Plantation Resort

2253 Poipu Road  Koloa, HI  96756

(808)742-3521 direct line | (808)742-9015 fax

 D

AOBO response to homeowners' concerns re Twin Bridges pool

Dear Phase II Homeowners:

You recently received a letter from concerned owners in regards to the Twin Bridges Pool location vote. With all due respect to the owners of this letter we believe there are several errors and\or misunderstandings reflected in the letter.

1. This vote does not constitute permission to build a pool. In order to build a pool it will be necessary for another vote by all homeowners (67%) to approve both the actual location and the cost of building the pool as well as a vote (50%)authorizing the borrowing of money. This could be financed through a bank loan and/or a resort fee. The current vote does not give the Board carte blanche to build the pool. The vote is intended to determine if an alternative location in Phase II has the necessary approval of the Phase II owners to incur the cost of getting specific engineering, plans, and cost estimates.

It is true that if permission is received from Phase II to proceed with consideration of locating a pool in the Twin Bridges area there will be another vote which will include all Phases, not just Phase II. That vote will require approval of 67% of all members. It will not require approval of 67% of only Phase II owners.

2. No Board member owns a unit in Phase IIIA.  There is a Phase IIIB owner on the Board.

3. At the Board meeting there was a discussion of an advisory vote on a location in the twin bridges area. Ben spoke against it that saying that it would delay the process since we ultimately would have to get Phase approval of a location. That vote requires 67% approval. If this was a straw vote there would have been no statement about the necessary approval level and the fact a non-vote is a negative vote.

4. The straw vote was not how it was left at the conclusion of the meeting. All the Board members believe the motion was made and approved to seek Phase II permission to for an alternative pool site in the twin bridges area. The motion was to take this out as a vote of the Phase II owners not a straw vote. The goal was to know whether we could pursue a location in the twin bridges area before we incurred the expense to determine the exact location, its design and its costs. It was the Board's intent that we would probably solicit designs and costs for the base yard and for a twin bridges pool and then make a decision as to which one option to present to the owners. All of the Board members, Rental Committee Chairs and our two onsite rental agents reviewed the letter that was sent to Phase II owners and revisions were made based on their input.

5. Please keep in mind the objective is to find the best location that optimizes the return to all owners for the investment of time, disruption, and money to be invested in a pool construction project.

Sincerely,

The Board of Directors of the Association of Beachhouse Owners of Kiahuna Plantation

Ben Miller	Scott Tiraschi	Bill Falkenhainer	Kay Carey	Craig Price
President	Pool Committee Chair	Vice President	Secretary	Treasurer
Alan Hart	Roger Mullenhour	John James	Randy Nordstrom	Mickey Sanders
Director	Director	Director	Director	Ex Officio

Resignation

It is with deep regret that we must inform you that John James has submitted his resignation from the Board of Directors for personal reasons.

 We, the Board, are all sorry to see him go. He brought many new ideas to the table and was a tireless worker.  He has, fortunately, expressed a desire to continue to be available to the Association in a different capacity, for which we are very grateful.

We all wish John the very best.

Ballot

BALLOT OF PHASE II BEACHHOUSES REGARDING TWIN BRIDGES LOCATION SWIMMING POOL ON PHASE II

Ballots due before December 31, 2013

_______      I consent to the modification of the common elements of Phase II

                  to permit the construction of a swimming pool in the Twin Bridges

area of Phase II.

_______      I do not consent to the modification of the common elements of

Phase II to permit the construction of a swimming pool in the

Twin Bridges area of Phase II.

Unit #          ________            

Signature     ________________________________

Date            ____________________

Please mail to 2253 Poipu Rd Koloa, HI  96756, fax to 808-742-9015

or e-mail marianne.thesken@outrigger.com

Twin Bridges for the on-site pool?

Aloha Phase II Owners,

TWIN BRIDGES POOL LOCATION

YOUR PROPMPT ATTENTION AND VOTE

IS REQUESTED

The issue of having an on-site pool has come to a head.  Consistently, there has been overwhelming homeowner support for having a pool on the property.  When the lessees of the Kiahuna Swim and Tennis Club terminated their operation of the Club, the need for an on-site pool has been dramatically demonstrated. Efforts to obtain a temporary solution have so far been unsuccessful. We would still not have a pool on-site, even if that had worked out.

Efforts to achieve a long-term solution with the Swim and Tennis Club have shown that the costs would be prohibitive and would not address the need for an on-site pool. In addition, we would be subject to the vagaries of a third party as to the operation and maintenance of the pool and tennis club.

The Phase II owners approved locating a pool in the base yard in 2009.  That approval is currently in effect.  Nonetheless since that time, many people have expressed dissatisfaction with the base yard location, suggesting that a more central location would be a better alternative. 

There seems to be a universal objection to having the pool in the front lawn area close to the beach; that attribute seems to be a very unique and valuable aspect of Kiahuna allure.  That means that we need to consider other locations.

The lagoon was one such suggested area.  However, when we drained the lagoon for repairs, we discovered that there is saltwater intrusion into the lagoon, which presents significant problems in constructing a pool in that location. In addition, homeowners who voted on that possibility overwhelmingly rejected the pool in the lagoon.

As a result we are requesting that you consider voting for locating a pool and jacuzzi within the area of the Twin Bridges location. Precise location will depend on engineering design yet to be accomplished. The location is central to the property and it does not change the character of the great lawn fronting on the ocean.  Hours of operation and other rules should mitigate concerns regarding activity around a pool and jacuzzi.

According to the on-site rental agents, a centrally located on-site pool may give rise to an increase in room night rentals of 5-10%.  Location of the pool in the base yard would likely have a much less significant impact.

Enclosed are conceptual drawings to allow you to visualize what a feature pool and jacuzzi in this location might look like.  A final decision as to where to locate a pool either in the Twin Bridges area or the base yard and whether to construct a pool will be dependent on a final design and the cost of proposals and approval of two-thirds of all association members.  We will not incur these design expenses for a Twin Bridges location unless we have your permission to construct a pool and spa in that area. 

In our 2009 vote for a base yard pool, we estimated the cost of construction, landscaping, etc., would be approximately $1.5 million for a 2500 square foot pool.  Constructing a pool in the twin bridges area would allow for a larger pool, if we so choose.  The cost of a larger pool at Twin Bridges will be greater than the base yard estimate.  We do not have an estimate of the cost at this time on any pool size or design.  

The Board, the rental committees and the major rental companies all endorse the location of a feature pool in the Twin Bridges location.

We do not want to delay the construction of a pool, so we are requesting your approval of the twin bridges area as an alternative.  This vote needs to be received by December 31, 2013, so that we can focus our efforts on the design, approval, planning and the construction of an on-site pool without unnecessary delay.

Approval of a pool location requires an affirmative vote of two-thirds of the owners in the phase where the pool is proposed to be located. This vote does not authorize the construction of a pool or a final location, but it is necessary so an alternative location to the base yard can be considered.

PLEASE VOTE.   FAILING TO VOTE IS THE SAME AS VOTING NO ON THE PROPOSED TWIN BRIDGES AREA LOCATION.  .

Your prompt consideration and vote is requested.

Sincerely,

Benjamin F. Miller	William Falkenhainer	Kathryn Carey	Craig Price	Mickey Sanders
President	Vice President	Secretary	Treasurer	Ex Officio
Alan Hart	Roger Mullenhour	John James	Randy Nordstrom	Scott Tiraschi
Director	Director	Director	Director	Director

Denise Hart                Chris Gampon             John Nabors       Roy Thompson

RAB Chair                 GM Outrigger              ORC Chair         GM Castle