HomeMy WebLinkAboutCOM 0551.001 2008-2010
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ESTAB.K 928
HAWAII Parker Ranch POTP
NOHOLO RANCH, LIMITED
est 1847
6 May 2009
To: Councilman Hoffinan
?73
Subject: Hawaii County code Agritourism. Focus Bill 1AS effects
Background:
Agricultural tourism in Hawaii has become both a great asset to agricultural
operations and a point of contention for neighbors and other entities have preconceived
ideas about agriculture and what it is. All businesses have an impact on their
surroundings. Impacts, effects and contributions on the community must be considered
and some balance found.
As the main economic engine in Hawaii at this time is visitors, and the main
problem farms and ranches face is lack of understanding of what they are and what they
do, it would seem to be a common sense union. Let people see, touch and enjoy
agriculture and all it has to offer in a for profit environment. This has been reflected in
the County general plan:
14.2.1 (Agriculture, Introduction and Analysis)
" Agricultural land values have risen beyond their value for agricultural purposes. The
high cost of agricultural land reflects non-agricultural uses and values rather than the
value that may be attributed to land if it were used as a resource for food and fiber
production. Although there are many legitimate reasons for allowing zoning and use
conversions of agricultural land, the increasing land values is on the of the major
problems that needs to be addressed to facilitate the expansion of agriculture."
14.2.3 (Agriculture, Policies)
"(b) Assist in the development of basic resources such as water, roads, transportation and
distribution facilities for the agricultural industry"
"(r) Encourage , where appropriate, the establishment of visitor-related uses and facilities
that directly promote the agriculture industry"
More specific to North Kohala:
2.4.5.2 (North Kohala, Courses of action)
"(e) Work with the communities and residents (community groups and organizations) to
identify and develop potential cottage industries and provide flexibility in land use to
accommodate these potential cottage industries.
Comm. No. ~ s
Ref. To:
Ref. Date OU p~ ~~s
(f)Support efforts to promote small business development that is consistent with the rural,
agricultural, and historic character of the area.
(g) Assist the communities and residents in diversifying the economic base in ways that
are consistent with the rural, agricultural, and historic character of North Kohala. "
The list goes on but the common theme is that for agriculture to thrive in a
economic setting like Hawaii, it must layer its income streams. Tours and activities are
one of the best ways to do this. Not only does it allow farm and ranches to participate in
higher return business on existing area but it allows visitors to see the little areas and
meet the people that make these Islands special. This helps the visitor businesses as well
as it gives the island a good name and keeps people coming back.
Many facilities in agriculture are only used either in the daytime or seasonally.
To gather income from these facilities and opportunities makes keeping those area up a
lot easier and often allows better facilities to be built.
One other major factor has to do with labor. Agriculture is notorious for seasonal
labor jobs. Work'here at harvest and go away. This is an island. Transient labor is hard
to get and expensive. It also precludes the development of community. Visitor activities
allow us to balance and keep full time employees that work on both sides of the business.
We often shut down visitor activities because of a major work day that needs all hands.
A stable, constant work environment needs stable constant work.
Management of Visitor Activities:
Kahua Ranch, Parker Ranch, Inc. and Ponoholo Ranch, Ltd. have operated
Agricultural Tourism for over 25 years. As such we have refined guiding principles to
maximize returns while minimizing impact on or improving agricultural operation. The
principles applications are adjusted for circumstance but are basically:
1. Protect the families, residents and environment of our Ranches
2. Show the ranch, ranch management and stewardship that make our Ranches
successful.
3. Show the history and meet the people of ranch. One of the worst mistakes we
made was to keep employees away from visitors. People visiting something real want to
understand all aspects of an operation and the people are a huge part of that.
4. Use visitor income to support and justify facility and living environment
improvement for our employees.
5. Use existing facilities, equipment and areas to minimize overhead.
6. Let people, and especially residents, use and enjoy the beauty of our Ranches
for special events.
7. Look for opportunities and stay flexible as changes in tastes and wants happen.
Visitors are guests not heads to count.
Concerns:
As state Agritourism is important. We have concerns with the effect of bill 148.
As this bill is already been incorporated into the Hawaii county code we will refer to
some of the code locations that are of concern.
25-2-75 Plan approval application requirements for agricultural tourism.
(4) New and existing facilities to be utilized principally for the agricultural tourism
activity shall be clearly indicated on the plot plan and shall not exceed one thousand
square feet in total area, not including parking and vehicular accesses; and
One thousand square feet is basically 31X31 feet. This area is very small for any
event. Basically 2 % Gaspro tents. The Ranches have facilities much larger than this.
This area is too small to be an economic unit. For diversification of income to work not
only do supplemental areas need to be profitable (difficult without any economy of
scale), but they must be big enough to make a difference. Running a second business
entity to generate .5% of additional income will usually be detrimental to the core
business.
25-4-15 Agricultural tourism
(d)(8) Agricultural tourism in the A, FA, 1A, and RA districts shall not include weddings,
parties, restaurants, schools, catered events, or overnight accommodations, unless
allowed by special permit or use permit; and
Events and gatherings are an integral part of visitor activities. If anyone is anywhere for
more than five or six hours a meal becomes pretty important. It is also traditional that if
you have or host a get together you have something to eat or drink. We are a little
different in that we are not in town. The only legal way to feed someone on the ranch is
to cater or have them brown bag it. We will also go further and say most large
agricultural areas are not in town and do not have certified kitchens. "Bring your own
meal" is not a great customer service.
Clarification on the school thing would be nice as well. Are we not allowed to let
children's groups on the ranch?
(j) An agricultural tourism activity which has received plan approval shall submit
financial records. to the director on request to verify compliance and shall maintain a
count of visitors which shall be furnished to the director on request.
We would like to know if these records will be kept confidential and are protected from
the sunshine laws. Most of the information is not highly sensitive but it would make
negotiations difficult. Additionally what safeguards the county intends to take and what
it will do if a failure takes place.
There are also two specific questions:
1. A horseback riding barn. Does it require a special use permit if it is more than one
thousand square feet?
2. Do trails and routes and areas for hiking, horseback riding and ATVs have to be
permitted? These areas are far larger that 15 acres and will trigger a State LUC
hearing.
One other major point is that most of the restrictions can be overcome with at
Special Use Permit but all must have an approved plan. Special use permits are very
expensive documents. The people involved and specialties needed will preclude most
smaller operations from participating.
Additionally long standing operations have older structures and facilities that will
be cost prohibitive to retrofit and document to make them acceptable under the plan. By
definition many agricultural areas are not in towns. As such the older areas had no
permits required when buildings were put up. There are no blue prints on file nor is a
GPS site map complete. As the cost is so high to be in compliance it will effectively ban
visitor operations in these areas. Tragically these are the places that people most want to
see. It is very hard to show historic areas when you have to bulldoze all of the old
buildings and put in new metal structures and pavement to be compliant.
Suggestions:
As the biggest issues have to do with effect on traffic and adjacent properties
exemptions based on size and setback may be helpful. 200 plus acres with a 500ft
setback from property edge should be more than adequate to prevent adjacent properties
exemptions based on size and setback may be helpful. 200 plus acres with a 500ft
setback from property edge should be more than adequate to prevent objectionable
interaction with neighbors as long as light.,and noise requirements are met. Additionally
a grandfather clause would be helpful. If an operation has gone on for 5 years without a
complaint it is hard to say it has an overwhelmingly negative impact.
We hope this is helpful and we will happily assist in anyway we can to facilitate
bringing business to agricultural operations and keeping the peace.
Thank You for your Consideration,
John A. Richards Pono Von Holt Diane S. Quitiquit
Operations Manager Owner/Manager Vice President
Kahua Ranch Ponoholo Ranch, Ltd. Parker Ranch, Inc.
808.882.4646 808.884.5100 808.885.2302