Makakilo-Kapolei-Honokai Hale Neighborhood Board No. 34 has voiced its support for the redevelopment of a property near Ko Olina Resort that currently houses Paradise Cove Lū‘au, a project that is set to include a new amphitheater and performing arts venue that can house a daily commercial lū‘au and other events, among other plans.
A joint partnership called Cove Campbell Kobayashi LLC is working to redevelop the 10.85-acre property as The Cove.
This partnership is comprised of the James Campbell Co., a Hawai‘i-based, nationally diversified real estate company with a portfolio valued at nearly $5 billion; Kobayashi Group, a locally owned and managed real estate development firm focused solely in Hawai‘i; and BlackSand Capital, a Hawai‘i-focused private real estate investment firm.
The property — acquired by James Campbell in 1877 — has been used commercially since the 1970s and was last redeveloped in the early 1990s.
A final environmental impact statement published in late January says that the project aims to "update the commercial lū‘au show and create an authentic Hawaiian outdoor recreation facility and community gathering place for kama‘āina and visitors that honors and reflects history, culture and connection to place."
According to the EIS, plans call for demolishing several existing dated structures at the site and existing concrete walls within the shoreline setback area, after which the site will be restored to pre-existing conditions before being redeveloped.
In addition to the new amphitheater and performing arts venue, other planned updates noted in the EIS include an improved main arrival area, retail shops hosting Hawai‘i-made goods, restaurants and a marketplace, and common areas.
The neighborhood board voted to support the project and current permitting requests during its April board meeting, following a presentation from Matt Caires, vice president, Development Affairs for James Campbell Co. and a number of public comments.
With its vote of support, the Neighborhood Board members also offered several recommendations for the developer. These were outlined in an April 27 letter of support sent to Dawn Takeuchi Apuna, director of the City and County of Honolulu’s Department of Planning and Permitting, from Board Chair Anthony Makana Paris and include:
— Incorporating Hawaiian sustainable landscapes and plants could be a “valuable approach to maintaining the natural beauty of the area and creating a unique and immersive experience,” which the letter notes would not only align with community values but "contribute to the project’s overall aesthetic and environmental appeal.”
— Engaging with immediate neighbors to address concerns regarding noise and dust pollution during construction, as well as concerns about vehicle traffic before and after construction.
— Exploring opportunities to support the local economy by considering local leases for entertainment and restaurant venues. Additionally, incorporating locally made goods for sale “would provide an authentic experience for visitors while supporting local artisans and businesses, thereby celebrating the community’s creativity and talent.”
— Providing support for the control and eradication of the coconut rhinoceros beetle as part of a community give-back initiative.
— Offering free or subsidized use of entertainment to schools and community groups.
— Increasing the number public beach access parking stalls from 15 to at least 20, and providing free or subsidized parking for kama‘āina, especially during school, community group or festival events held at the site.
In a statement provided to Aloha State Daily, Caires said the developer is “proud to have the unanimous support” from the neighborhood board.
“Their support reinforces our shared commitment to honoring Hawai‘i’s cultural heritage while creating a vibrant, community-centered destination in West O‘ahu that welcomes both residents and visitors alike,” he continued. “We are especially grateful for the board’s thoughtful recommendations, including integrating native species into our landscaping and support for local businesses and community groups. We take these suggestions seriously and are committed to working closely with the community to integrate these into the project.”
Now that the EIS is complete, Caires said during his presentation that the developers are entering the final entitlement phase of the project, and have applied for a special management area, or SMA permit and conditional use permit, or CUP.
DPP held a public hearing for those permits on April 28. No action was taken at the public hearing, which aimed to collect comments and public testimony on the project, a representative for the developer told ASD.
Honolulu City Council will have to approve the SMA and CUP permits. Those hearings will be scheduled later this summer after DPP sends its report and recommendation to the council for consideration, the representative noted.
Construction could begin as early as the first quarter of 2026.
Read more about the redevelopment here. The April Neighborhood Board meeting can be viewed here. Discussion about The Cove begins about 1 hour and 52 minutes into the meeting.
Stephanie Salmons can be reached at stephanie@alohastatedaily.com.
