PD Recommendation Report for Thomas & Lisa Tice (PL-SPP-2023-044)

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high agricultural potential from a resource perspective due to the soil type and its low productivity rating, which is typically used for grazing pasture lands and not agriculture. The property is not considered important agricultural land as the property's soils are designated "D" or "Poor" for agricultural productivity by the Land Study Bureau Soil Classification System and is classified as "Other Important Agricultural Land" by the Department of Agriculture's ALISH Map. As evaluated above, the applicants' request is considered an unusual and reasonable use of agricultural land that will not adversely affect the preservation of lands with high agricultural potential in the County of Hawaii. Thus, the establishment of the proposed use will not be contrary to the objectives sought to be accomplished by the State Land Use Law and Regulations. (B) The desired use would not adversely affect surrounding properties. All the immediately surrounding properties are zoned Agricultural (A-5a) and are either similarly sized parcels as is found within the Kona Paradise Subdivision or are over 5 acres in size with small farming operations and residential dwellings. Most of the area within the Kona Paradise Subdivision is developed with similar single-family residential structures and related development. Some small farms and grazing lands are located mauka of the highway on;larger lots within the A-5a zoning district,however,most of the coastal parcels remain undeveloped. The operation of the Bed and breakfast, especially one that will house only four(4)guests total,will unlikely cause an increase in noise,traffic, or other offensive community impact. The proposed request is to utilize an existing dwelling and related structures with no construction proposed or required to conduct the use. Staff notes that a simple search on the internet shows there are a number of existing short-term vacation rentals located throughout the Kona Paradise Subdivision. (C) Such use shall not unreasonably burden public agencies to provide roads and streets, sewers, water, drainage, school improvements, and police and fire protection. The applicant proposes to utilize the existing utilities (wastewater, electric) located on the parcel, with water being provided via an on-site 10,000-gallon catchment tank system. A private paved road (Ama Road) leads to the subject property where the applicant has a paved driveway on to the property with parking for the two (2)rooms to be provided on site and off-street; the applicants stated they have three (3) available off-street -3-