PD BACKGROUND REPORT PL-SPP-2024-000065

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II. PROJECT DESCRIPTION 3A. Project Concept and Components The applicants respectfully request a Special Permit to operate a bed&breakfast on a portion of the subject 3.3 -acre agriculturally zoned property. The bed and breakfast will consist of a 1 bedroom 1 bathroom guest house. The applicants also propose to swap the current designation of the existing primary and additional farm dwellings so that the structures currently designated as the additional farm dwelling become the primary farm dwelling and serve as the bed and breakfast(Figure 2). The applicants propose the following elements as part of the Special Permit: 1. An existing 480 square foot guest house be designated as the primary farm dwelling to be operated as a 1-bedroom bed and breakfast for up to 2 guests (floor plans and elevations attached as Figure 3a). 2. The existing permitted 2 bedroom farm dwelling on the northern side of the property and the 1 detached bedroom currently under construction will be designated as the additional fann dwelling and will be used as the primary residence of the landowners. The landowners will serve as the on-site operators of the bed and breakfast. 3. Wastewater will be handled via the existing permitted Individual Wastewater Systems with sufficient capacity to support the project. 4. Parking: 1 (one) designated on-site gravel parking spaces are available to guests of the bed and breakfast. 5. Water: The property is serviced by county water and is sufficient for both residential and emergency use. 6. Access: Access will be via Kohanaiki Road, a County owned and maintained roadway. Guests will utilize an existing gravel driveway to cross the property and reach the guest parking stalls. 7. Agricultural uses with thick vegetation will mitigate potential noise and visual impacts to surrounding properties. 3B. Subject Property Description The subject site, identified as TMK(3) 7-3-8-109, consists of 3.3 acres zoned A- 3a. The parcel is located at 73-4615 Kohanaiki Rd, Kailua Kona HI 96740, approximately .1 miles north of its intersection with Hamiha St and the lower section of Kohanaiki Rd. Access to the property is on paved county roads. (Figure 1). This area of N. Kona is in Lava zone 4 with zones ranging from 1-9 (1 being the most dangerous) The site is located approximately 3 miles from the coastline and is not in a Conservation District or Special Management Area. The Land Use Pattern Allocation Guide (LUPAG) designates this land as "low density urban" (Figure 9) and the Land Study Bureau classifies the soils for this property as roughly half"C" (acceptable) and half"D" (poor) (Figure 7). Under the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system, the subject site is considered"Other Important Agricultural Land" (Figure 8). The U.S. 6