FAQ

Please see our frequently asked questions below. If you have additional questions or would like to share input, please fill out the form at the bottom of this page. You can also call 808.427.4840 to ask questions or share concerns.

About Areté Collective:

1. Who is Areté Collective?

Areté Collective is a vertically integrated development and design firm based in Salt Lake City, Utah. The firm has extensive development experience on the Big Island and Maui and is excited to bring its expertise to Oahu. Bringing together leaders across master planning, architecture, interior design, marketing, and financial management, Areté builds on its decades of development experience to bring the highest level of excellence to communities. For more information, please visit arete-collective.com.

2. What did Areté buy and what is its role at Turtle Bay?

In 2024, Areté Collective purchased two lots, totaling about 60 acres of Turtle Bay on the Kahuku side of the property.
On the first lot, RR3, Areté is authorized to build up to 100 units. On the second, H2, it can build up to 250 units.
Areté is a guest developer under Host Hotels & Resorts, the master developer of Turtle Bay. Host owns the remaining 95% of the 1,300-acre master-planned community.
In July, Areté assumed responsibility for managing the Fazio and Palmer golf courses and its employees.

3. Were Areté Collective leaders a part of “controversial” Discovery Land Company projects?

The allegations against Discovery Land Company raised by Honolulu Civil Beat are unfounded and untrue. Discovery is widely regarded as one of the most sustainable developers in the world, with a proven track record of implementing sustainable practices at every stage of their projects, from development to operations. Areté Collective executives had limited roles in the cited projects.
Areté Collective was founded on the belief that development can be done sustainably, honoring the natural beauty of the land and benefiting surrounding communities. The Loraloma and Thomas Ranch projects are proof points of this mission, models of sustainable development and meet the highest environmental standards.
Maintaining open space is at the forefront of Areté’s development philosophy, and Loraloma and Thomas Ranch are 60% and 50% open space, respectively.
The Loraloma project achieved compliance with the SE2050 program, which aims to achieve net zero embodied carbon in structural building systems by 2025. All homes were offered a water conservation strategy and a rainwater collection option for irrigation. Areté utilized treated wastewater effluent and surface and recycled water to reduce groundwater consumption, using waterwise landscaping and rainwater collection for landscape irrigation.

About the Project:

1. What’s in the first phase? When will it start and be completed?

The first phase on Lot RR3 includes four buildings and a total of 20 units, makai of the 18th hole on the Palmer Golf Course.
The buildings will be four stories and no higher than 65 feet, with parking on the ground level.
Site preparation began last year, and vertical construction is set to begin in early 2025.
Areté anticipates completing Phase 1 by early 2027.

2. What is the square footage per unit & how many bedrooms per unit?

Each building has 5 units
2 – 3BD units @ 3,150sf
2 – 4BD units @ 3,850sf
1 – 5BD unit @ 6,050sf

3. Does the project have all entitlements needed to proceed with construction?

The Department of Planning and Permitting (DPP) has repeatedly confirmed the project has all the necessary entitlements to proceed.
The 1986 Unilateral Agreement (UA) and Special Management Area (SMA) Permit allows the development of 20 parcels across Turtle Bay, with up to 3,500 new resort units. However, pursuant to a settlement reached with North Shore community groups in 2015, that number was vastly reduced by nearly 80% to 725 units.
The development is consistent with the Ko‘olauloa Sustainable Communities Plan adopted by the City Council, City and County of Honolulu, in 2020.
In 2022, the DPP determined “that the project is of a lower density and intensity than was assessed in the Final [Supplemental Environmental Impact Statement] and permitted in the [Special Management Area] Permit.” The DPP concluded that “[b]ased on our findings, this Project does not require an additional [Environmental Impact Statement (EIS)] and is able to proceed.”

4. Who is responsible for ensuring the conditions of the Unilateral Agreement are satisfied?

Areté is committed to honoring and fulfilling the Unilateral Agreement.
The owners of the parcels comprising the Turtle Bay Resort property are responsible for compliance and implementation of the UA. In connection with Areté’s land purchase, it accepted certain limited obligations under the UA and will complete park improvements, access and parking improvements, roadway improvements and a childcare center.

5. How is Areté helping to promote a more sustainable future?

Areté Collective is incorporating sustainability and resource conservation measures throughout the project and golf operations.
Over 70% of the RR3 project area will remain open space.
Areté is promoting the use of water-saving technologies in buildings.
Solar panels will provide a clean, renewable energy source, contributing to the state’s renewable energy goals.
Operations of the Fazio and Palmer golf courses will be managed by Areté. Over the coming years, Areté plans to reduce irrigated turf grass areas, install more efficient irrigation systems and increase native plant landscape areas.

6. What plans have been made for water to support the project? How will the project conserve water?

The approved Turtle Bay Resort Water Master Plan takes into account Areté’s proposed development, and the projected water consumption is well within the approved Water Master Plan parameters.
Areté is committed to implementing measures to conserve water throughout the project.
Key initiatives will include incorporating native landscaping, reducing turf grass and promoting water-saving technologies in buildings.

7. Does the current sewer system have capacity for the new additions?

The existing onsite wastewater treatment plant has more than enough capacity to accommodate the projected demand.
The approved Turtle Bay Resort Wastewater Master Plan takes into account Areté’s proposed development and projected wastewater flows.

8. Does Areté’s plans take expected sea-level rise and shoreline erosion into account?

Over 70% of the current project site will be maintained as open space, compared to the previous owner’s plans with no open space.
Areté Collective reduced the project’s footprint to ensure new units will be set back as far as possible—between 150 and 350 feet—from the shoreline.
This enables Areté’s efforts to work with the area’s cultural descendants to restore native plants and coastal dunes and create a more resilient shoreline. These initiatives are fully aligned with Turtle Bay’s state-approved Forest Management and Sand Dune Restoration Plan.
Areté’s project has always been shaped by the feedback of local residents and conservation groups like North Shore Community Land Trust (NSCLT), who it is consulting and emulating in our efforts to restore native plants and protect endangered wildlife along the shoreline.
By taking these steps to restore, protect and grow the existing dunes, Areté is reducing the threat of erosion, minimizing sedimentation from that erosion, protecting coral reefs, improving nearshore water quality and creating new habitats for species that live along the shoreline.
Areté will limit foot traffic in selected areas to allow the new native plants to thrive, and it is exploring additional measures, including installing elevated pier walkways to minimize the impact of foot traffic along the shoreline.
The project will leave the shoreline better than it found it – with native plants creating the conditions for healthy dunes and a more resilient future.

9. How has the coastline near the project been impacted by erosion? Will erosion cut off the community’s access to the conservation area?

While the causes may vary, erosion clearly impacts coastal shorelines on the North Shore and across the state. Areté Collective is taking proactive measures to protect and create a more resilient shoreline near our project—including setbacks that exceed requirements and industry-leading dune restoration measures—to mitigate the impacts of erosion.
A May 2022 study by Sea Engineering, Inc. analyzed how future sea-level rise could affect Lots RR3 and H2. Areté has incorporated those findings to position the new additions to minimize the potential impacts of a 3.2-foot sea-level rise between 2070 and 2090.
Areté’s plans exceed floodplain requirements based on the Federal Emergency Management Agency’s Base Flood Elevations (BFE), which already provide stronger standards than those required for the predicted passive flooding and high-wave events under 3.2 feet of sea-level rise.

10. Will short-term rentals be allowed?

Areté Collective will strictly enforce policies prohibiting short-term rentals of the units constructed on the RR3 parcel to the general public.
This stipulation will be outlined in their recorded condominium declaration and strictly enforced by the association.

Addressing Community Needs:

1. How has Areté engaged with local residents since purchasing the property?

Areté’s project has always been shaped by feedback from local residents.
Last year, Areté agreed to voluntarily delay vertical construction to complete its proactive community engagement and presentations to the Ko‘olauloa Neighborhood Board.
Areté looks forward to continuing these productive conversations, building on its open house with over 250 participants, dozens of meetings with local environmental leaders and hundreds of community members.

2. How will the project benefit the local residents and the North Shore community?

The community, through public hearings and commenting, as well as through the Kuilima North Shore Strategy Planning Committee, provided comments and feedback concerning the list of community benefits in the Unilateral Agreement (UA) and Special Management Area (SMA) Permit that are triggered by future development milestones. Areté Collective has committed to fulfilling the UA and SMA permit elements that pertain to its parcels.
An estimated 1,000 jobs will be created during design and construction, followed by 500 permanent positions. Areté will continue to prioritize hiring talented local companies and providing employment opportunities to local residents.
Areté aims to exceed the 10 new workforce and affordable housing units required as part of the RR3 development.
Areté is responsible for plans to create new public parks and enhance access to an improved shoreline with additional public parking and a new comfort station.
Areté will also create a new childcare center for Turtle Bay employees, meeting a critical need of working families.
Areté will leave the shoreline better than it found it, with native plants creating conditions for healthy dunes and a more resilient shoreline, ensuring it remains accessible for cultural and recreational uses.

3. How will the project impact traffic? When will the planned roadway improvements be completed? Will a new traffic light be needed?

The approved traffic studies confirmed that the project is not expected to materially impact traffic conditions in the area.
Turtle Bay is situated on the segment of Kamehameha Highway that experiences the lowest average daily traffic volume along the North Shore and Koʻolauloa
Resort traffic is relatively evenly distributed throughout the day, and many guests stay on-site for extended periods after arriving, resulting in a minimal impact during peak morning commute hours.
Areté Collective is committed to completing the actions and improvements indicated in the approved 2022 Traffic Implementation Plan, such as road widening of the Kamehameha Highway and Kuilima Drive intersection, a traffic signal warrant analysis and adding a second intersection on Kamehameha Highway to provide access to the future Kawela Bay Park. These improvements will be completed as part of future development plans.

4. What is Areté doing to protect the endangered species that live on this coastline?

Areté Collective has extensive monitoring and mitigation measures in place to protect endangered species.
Areté’s efforts to restore native plants to the shoreline and dunes are saving and creating new critical habitats for endangered species.
Areté has engaged Hawai‘i Marine Animal Response (HMAR) for daily monitoring of endangered species along the shoreline. HMAR is the leading field response, rescue and stranding support organization supporting Hawaiian monk seals, sea turtles and seabirds along 180 miles of Oʻahu and Moloka‘i shorelines, and they have extensive experience in the Turtle Bay area. Their surveys will benchmark protected species and human use of the shoreline over time.
Areté also hired environmental consultant AECOS to perform monthly construction-site flora and fauna surveys.
Areté is actively implementing training protocols to educate and empower contractors, residents and employees to respect, respond to and protect the native and marine species that inhabit this dynamic coastline.
Homeowner rules prohibiting cats and unleashed dogs will be strictly enforced.

5. What is Areté doing to ensure iwi are protected?

Areté Collective is committed to respecting and honoring Kahuku’s rich history and cultural heritage. The project will not impact any known cultural or historic sites.
Areté has hired ASM Associates, a respected local firm with a long history of working at Turtle Bay, to oversee historical and cultural compliance and monitoring.
A comprehensive Archaeological Inventory Survey and Archaeological Monitoring Plan were completed and approved by the State Historic Preservation Division.
This includes archaeological monitoring during ground-disturbing activities.
ASM is coordinating closely with the Kahuku Burial Committee and State Historic Preservation Division, which provide guidance on appropriate short- and long-term protection measures.

6. Will public access or Native Hawaiian gathering rights be negatively impacted by construction?

Areté Collective’s plans were crafted to ensure public access to the shoreline is maintained during and after construction and that there will be no negative impacts on Native Hawaiian gathering rights and traditional practices.
Areté’s plans will improve public access by creating clear, dedicated pathways that allow locals unrestricted access to the beach and traditional fishing grounds.
Areté is actively collaborating with cultural practitioners and environmental experts to develop respectful policies that promote the shared and sustainable use of the land and waters.
Areté’s efforts to restore coastal ecosystems will create a more resilient shoreline where traditional practices like fishing can continue.
As a safety precaution during construction activities, Areté may need to occasionally reroute pedestrian traffic to some trails.
Areté will continue to maintain, improve and expand the trail systems for the enjoyment of resort guests, visitors and community members.

7. How many comfort stations will be built? How many parking spaces will be added? Will there be public access to the Keiki Pond and the additional parking?

Areté will be enhancing public access to the shoreline with a new pedestrian way easement on the West side of RR-3. This is where the new comfort station and 18 public parking stalls will be located.
Areté will also provide public access to the shoreline on the East side of RR-3, where it will add 8 public parking stalls.

8. How will Areté mitigate the risk of ocean safety?

Areté will establish an on-site emergency response team trained in rescues and CPR.
Additionally, Areté plans to invest in essential rescue equipment, including jet skis, rescue boards and AEDs, to ensure swift first response.
Areté is also committed to partnering with local first responder teams by providing funding, donations and training programs to help support and offset any increased emergency calls resulting from the development.
Areté looks forward to continuing its conversations and working with Host Hotels & Resorts and the City and County of Honolulu to explore how it can collectively equip lifeguards with additional resources and enhance public safety at Turtle Bay beaches.

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