The Kauai Planning Commission has approved construction of 220 condominiums of a 22-acre Poipu Beach site on Keoniloa Bay in Hawaii, according to John McCulloch, president of McCulloch Realty Inc. of Los Angles, development partner of Keoni Loa Bay Villas.

Work is expected to start the latter part of this year with occupancy scheduled for early 1982. Prices have not been established but total sales value is estimated at more than $70 million.

The units will vary between 1,100 and 1,600 square feet and are designed in a rustic Polynesian motif with stained natural wood siding and clay tile overhanging roofs. More than $1 million has been allocated for tropical landscaping in common areas.

All of the low-rise buildings will face the ocean, most with obstructed ocean views. About 800 feet of the property is considered prime ocean frontage.

The parcel was sold in 1979 to Keoni Loa partnership of Hawaii headed by John McCulloch of the Hunt-Knight partnership of Log Angles. The sellers were Royal Hawaiian Management Corp. (with executive offices in Beverly Hills), which headed a syndicated investment group in a trust agreement with Long & Melone Ltd, of Honolulu. Raymond Hoe of Koloa, Kauai, represented the sellers of the $7 million fee simple land sale.