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While operating as a hosted STVR, the applicant had frequent interactions with its guests. Guests expressed their enjoyment in spending time on an operating Kona coffee farm and hearing stories of how the farm got started by the applicant's grandfather and now being operated by 4th generation family members, as well as the history of Duarte Road and neighboring properties owned by the Duarte family, The STVR with its hopeful conversion into a B&B operation essentially functions as a form of Agricultural Tourism. B. Nature of Reques Given the above, a Special Permit would be required for the proposed 3- room B&B. C. Project Timetable and Cost The applicant hopes to begin implementing the project immediately upon issuance of the Special Permit. As most of the improvements are in, the Applicant anticipates having the B&B operational within a few months of approval of the Special Permit, subject to any permitting requirements. At this time, the Applicant does not see any construction cost requirement to operate the B&B. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The State Land Use designation of the subject property is Agricultural. As such, a Special Permit from the County Leeward Planning Commission is required to authorize the requested use. B. County General Plan The County General Plan Land Use Pattern Allocation Guide ("LUPAG") map designates almost the entire site Low Density Urban with a small portion on the mauka end as Important Agricultural Land. The Low Density Urhan allows residential use, whereas the Important Agricultural Land designation refers to land that have "better potential for sustained high agricultural yields because of soil type, climate, topography, or other factors." Because the proposed use will not result in the reduction of any currently cultivated land, the requested Special Use Permit would not 4