.PD RECOMMENDATION REPORT (PL-SPP-2024-000061)

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The grounds for approving a Special Permit are based on Rule 6-7 in the Planning Commission Rules. It states that the Planning Commission shall not approve a Special Permit unless it is found that the proposed use (a)is an unusual and reasonable use of land situated within the Agricultural or Rural District, whichever the case may be and (b) the proposed use would promote the effectiveness and objectives of Chapter 205, Hawaii Revised Statutes, as amended. The granting of this request would promote the effectiveness and objectives of Chapter 205, Hawaii Revised Statutes, as amended. The State Land Use Law and Regulations are intended to preserve, protect, and encourage the development of lands in the State for those uses to which they are best suited in the interest of the public health and welfare of the people of the State of Hawaii. In the case of the Agricultural District, the intent is to preserve or keep lands of high agricultural potential in agricultural use. In this case, the County designates the property as important agricultural lands, the soils are classified as both "D" or "Poor" and "E" or "Very Poor" by the Land Study Bureau's Overall Master Productivity Rating and designated as both"Prime" and"Unclassified"by the Department of Agriculture's ALISH Map. As the proposed use will occur within the footprint of an existing dwelling and guest house and the only new construction proposed is for a 500-square-foot open-air pavilion, the agricultural potential of the subject property will not be diminished. The applicants intend to continue operating an existing farm including agricultural uses such as biointensive, regenerative farming practices, native plant conservation, Christmas tree propagation, ornamental conifers, coffee & tea cultivation, carbon farming and timber production. Therefore, the proposed use will not adversely affect the preservation and agricultural use of prime agricultural lands and is not contrary to the objectives sought to be accomplished by the State Land Use Law and Regulations. The proposed use is an unusual and reasonable use of land situated within the State Land Use Agricultural District. In recognizing that lands within agricultural districts might not be best suited for agricultural activities and yet classified as such, and in recognition that certain types of uses might not be strictly agricultural in nature, yet reasonable in such districts, the legislature has provided for the Special Permit process to 2