PD Background Report for LeeAnne & Evan Loney (PL-SPP-2023-045)

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There should be little, if at all, increase to the ambient noise levels. The activities would be domestic related. Normal farm machinery or equipment noise would be louder. Besides, as the Applicants will be living on the property, guest noise will be controlled. The air quality in this area is mostly affected by emissions from natural, agricultural, and/or vehicular sources. Vehicular traffic to and from the site should not significantly increase over the current levels. The use itself is non-noxious, and no tour buses will frequent the subject site. The existing structure is not visible at all from any highway or public roads and will have no visual impacts from any public roadway. Thus, the requested project should have little or no significant short- or long-term noise, air quality, or visual impacts. VII. PLANNING AND LAND USE CONSIDERATIONS A. Surrounding Land Uses The land use character of this area is a mixture of low density residential use and agriculture. The immediately surrounding lots are used and/or zoned for residential and agricultural purposes. There are five A-1a zoned properties adjacent to the subject site within the same Keopu Heights subdivision and a 107 acre agriculture zoned parcel used for pasture on south side of the subject property. Mauka of the subdivision are some small coffee farms along Mamalahoa Highway. Given the existing and zoned conditions, the proposed maximum 3- room B&B would not be incongruous with the emerging rural- residential and rural-agricultural pattern of this area. B. Agricultural Impacts The requested use is intended to complement and enhance the existing rural-agricultural ambiance of this area. As such, the B&B — as a form of agricultural tourism - should enhance rather than detract from the strength of the agricultural industry. 12