HomeMy WebLinkAboutItem #3 PD BACKGROUND (SPP 20-215)BReynoldstPP20-215.jma 06-01-20
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
JOHN AND PARIS REYNOLDS
SPECIAL PERMIT APPLICATION (SPP 20-000215)a *
JOHN AND PARIS REYNOLDS have submitted an application for a Special Permit taa..
establish a one-bedroom bed and breakfast establishment within an existing one-bedroom farm
dwelling on 5 acres of land situated within the State Land Use Agricultural District. The subject
property is located at 64-5203 Kauakea Road, at the intersection with Mamalahoa Highway,
Pu'ukapu Homesteads, South Kohala, Hawai`i, TMK: (3) 6-4-017:023.
APPLICANT'S REQUEST
1. Request: The applicants, who reside on the property, are requesting a Special Permit to
allow a one-bedroom bed and breakfast operation in an existing, permitted one-bedroom
farm dwelling. The bed and breakfast will operate within the existing footprint of the farm
dwelling, with the intention to provide accommodations for no more than two adults.
According to the applicants, guests will have the opportunity to experience an operational
farm,to participate in daily livestock feeding and collection of fresh eggs, as well as to learn
about sustainable farm practices.
2.Objectives: The applicant's objective is to provide alternative accommodations for
visitors to the Big Island of Hawai`i.
3. Employees: The applicants intend to be the only operators of the bed and breakfast.
4. Parking: Off-street parking is available for the guests of the bed and breakfast operation
and for the residence.
5.Supportive Information: A Special Permit is required to operate a bed and breakfast
establishment in the State Land Use Agricultural District. The applicants, who are the
listed owners, submitted the attached in support of the request: (Planning Department
Exhibit 1 - Special Permit Application)
DESCRIPTION OF STATE AND COUNTY PLANS
6.State Land Use: Agricultural.
7.County Zoning: Agricultural-5 acre(A-5a).
8.GP LUPAG MAP: Important Agricultural Lands.
9.Special Management Area (SMA): The Special Management Area is a part of the
Coastal Zone Management Program and regulated by the County. The property is not
located within the Special Management Area and does not front the shoreline.
DESCRIPTION OF PROPERTY AND SURROUNDING AREAS
10. Subject Property: The property is located in Pu'ukapu Homesteads, at the corner of
Kauakea Road and Mamalahoa Highway. It is rectangular in shape and is 5 acres in size.
There is an existing single story, one-bedroom/one-bathroom farm dwelling on site that will
be used for the bed and breakfast operation. Additionally, there is a second farm dwelling
that is the primary residence of the applicants and an agricultural storage building.
11. Building Permits: According to records on file with the Building Division, the following
building permits have been issued for the property:
Building Permit No. 850719: Issued on April 16, 1985 for a 2-story,
3-bedroom/2-bath dwelling. Finalized on October 22, 1985.
Building Permit No. 005854: Issued on June 26, 2000 to convert the existing
dwelling to a 1-story, 1-bedroom/1-bath dwelling, with a detached storage
building. Finalized on July 11, 2001.
Building Permit No. 010573: Issued on May 8, 2001 for an alteration to a
dwelling under construction, under Permit No. 005854. Finalized on July 11,
2001.
Building Permit No. B2007-1364K: Issued on October 16, 2007 to convert an
existing garage to a 1-story, 1-bedroom/1-bathroom dwelling. Finalized on July 9,
2008.
12. Surrounding Zoning/Land Uses: Surrounding lands to the north and south of the
property are zoned Agricultural 5-acre (A-5a), Agricultural 3-acre(A-3a) and Family
Agricultural 1-a(FA-1a); lands to the west are zoned Agricultural 1-acre(A-1a); lands to
the east are zoned Agricultural 40-a(A-40a). Uses in the surrounding area consist
primarily of agricultural lands and farm dwellings with several special permits allowing
commercial operations. The closest dwellings are located on Nani Waimea Street,
bordering the property to the west, and bordering the property to the north. Parcel No. 6-
4-017:064, to the immediate north of the subject property, was approved for Special
2-
Permit No. 1247, as amended, on November 8, 2018, to allow the after-the-fact operation
of a motor vehicle and motorcycle inspection station facility. Parcel No. 6-4-017:019,
located two parcels to the east of the subject property, was approved for Special Permit
No. 10-000109, for an automotive maintenance shop.
13. Land Study Bureau's Detailed Land Classification System: Soil within the property
is classified as "C"or"Fair".
14. Soil Survey: Soil is Kikoni series, consisting of well-drained, very fine sandy laoms that
formed in volcanic ash. Permeability is moderately rapid, runoff is slow and the erosion
hazard is slight.
15. ALISH: Classified as 1, or Prime Agricultural Land.
16. Flora/Fauna and Archaeological Resources: The property has been developed and
with dwellings and agricultural structures. According to the applicants, the likelihood of
any rare or endangered species, habitat or flora on the property is remote.
17. Cultural Resources: There is no evidence of traditional and customary Native Hawaiian
Rights being practiced on the property. The applicant has not observed the property
being used by native Hawaiians for the gathering of plants.
18. Public Access: There is no public access to any shoreline or mountain areas as well as
none being used on the property.
19. FIRM: The property is situated within an area designated as Flood Zone X on the Flood
Insurance Rate Map (FIRM)by FEMA, an area of minimal flood hazard located outside
the 500-year flood plain.
PUBLIC UTILITIES AND SERVICES
20. Access: Access to the site is from Mamalahoa Highway to Kauakea Road, a private
roadway in good condition,with a pavement width of 16 feet. Kauakea Road is owned
by Kauakea Community Association Inc. of which property belongs to and is accessible
to the subject property.
21. Water: The property is serviced by the Department of Water Supply(DWS). The
dwelling that will be converted to the proposed use has a private water meter
0081774880). DWS requested, in their comments letter dated April 28, 2020, that the
applicants submit estimated daily water usage calculations for review and approval in
3-
applicants submit estimated daily water usage calculations for review and approval in
order to determine the appropriate service lateral and meter-size required, and whether a
backflow prevention assembly will be required.
22. Wastewater System: Wastewater is presently disposed of into an existing permitted
cesspool.
23. Police and Fire Services: Police and fire facilities are available nearby in Waimea.
24. Utilities: Electrical and telephone services are available to the property.
AGENCIES' COMMENTS
25. Department of Water Supply: (Planning Department Exhibit 2—April 28,2020
Letter and June 1, 2020 Letter)
26. Department of Public Works—Building Division: (Planning Department Exhibit 3—
April 15,2020 Memo)
27. Department of Public Works—Engineering Division: (Planning Department Exhibit
4—May 5, 2020 Memo)
28. Department of Environmental Management: (Planning Department Exhibit 5—
April 27, 2020 Memo)
29. Fire Department: (Planning Department Exhibit 6—April 14, 2020 Letter)
30. Police Department: (Planning Department Exhibit 7—April 16,2020 Letter)
31. Land Use Commission: (Planning Department Exhibit 8—May 21,2020 Letter)
APPLICANT'S RESPONSE TO COMMENTS
32. The applicant has submitted a response letter to comments received from the Department
of Water Supply. (Planning Department Exhibit 9—May 26,2020 Email from the
Applicant)
PUBLIC COMMENTS
33. As of the date of this writing, the Planning Department has not received any objections
from the general public or adjacent landowners.
4-
Page 1 of 6
Special Permit Application
County of Hawaii
Planning Department
APPLICANT: John W. Reynolds
Paris R. Reynolds 3
APPLICANT SIGNATURE DATE: 3 V z-0
W z --a
X2p(F
ADDRESS: 64-5203 Kauakea Road, Puukapu Homesteads LOT 113-A, Kamuela, HI 96743
TELEPHONE: (808)785-4895 808)785-5183
REQUEST: 1 31) 1 I BABed and Breakfast
TAX MAP KEY: 3) 6-4-017-023
AREA OF PROPERTY/AREA OF REQUESTED USE: Kamuela, Hawaii/Personal Residence
LANDOWNER: John W. and Paris R. Reynolds
LANDOWNER SIGNATUR .
1W
4/
7
LANDOWNER ADDRESS:4-5203 Kauakea Road, Kamuela, HI 96743
AGENT: none
Please indicate to whom original correspondence and copies should be sent to:
ORIGINAL:John W. and Paris R. Reynolds COPIES: 4 Planning Dept.
Exhibit j
TMK(3)6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
131823 Reynolds,John W. and Paris R.
Page 2 of 6
1. A filling fee of Five Hundred Dollars($500) payable to the County Director of Finance.
CHECK#818 $500
2. An Original (signed) and twenty(20) copies of the completed application form with
attachments.
3. The following background information on the subject request:
A.Detailed written description of the proposed use, a statement of objectives and
reasons for the request, including proposed hours of operation and number of
employees/clienteles.
We would like to provide a special Bed and Breakfast accommodation where the guests can
experience a fully functional and operational farm. Now a vacation to the Big Island, Hawaii,
can include more than just beaches and resort. Farm fresh eggs will be included for collection
daily as well as option to participate in daily feeding of the livestock for a close-up encounter
with Host/Owner guidance. Guests can learn how to sustainably and responsibly farm including
field rotation, livestock deworming, hoof care, grooming, lambing and calving. Hours of
operation will include a 3PM guest check in time upon day of arrival and an 11AM guest check
out on day of departure. There will be an observation of quiet hours between 8PM thru 7AM.
Our proposed Bed and Breakfast will be housed in an existing, permitted farm dwelling and will
accommodate a maximum of 2 adults with one vehicle only during stay on property. This
proposal will also include 2 operators/owners/employees, husband and wife, John and Paris
Reynolds.
B.Description of the subject property in sufficient detail to precisely locate the
property. Describe existing uses, structures and topography. If portion of property
to be used, state use of remainder of property.
TMK: (3) 6-4-017-023; Puukapu Homestead Lot 113-A; 64-5203 Kauakea Road, Kamuela,
Hawaii, 96743. 5.006 acre farm/property is located on the corner of Kauakea and Mamalahoa
Hwy/Hawaii Belt Road. Total acreage is fully fenced with 2 gated entrances. Existing farm
dwellings (A& B) are located in allowed 0.5 acre with remainder acreage as working agriculture
farm including Black Angus cattle, St. Croix hair-sheep and domestic chickens. Topography is
mostly flat with slight sloping. Permitted Farm Dwelling B is residence of John W and Paris R
Reynolds. The proposed Bed and Breakfast will be within Farm Dwelling A. Both permitted Farm
Dwellings (A & B) are located on allowed 0.5 acre and are separated by fence within the 5.006
acres. 0.5 acre is fully landscaped available for guest's enjoyment. The remainder of the
acreage will continue to operate as Agricultural Land Use including permitted Ag Shed.
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
Page 3 of 6
C.State/County Plans affecting the subject request: General Plan designation,Special
Management Area and Community Development Plans.
Hawaii County General Plan; South Kohala Community Development Plan; Important
Agricultural Land.
D. Surrounding zoning and land uses.
Adjacent lands to the north and south of the property are zoned Agricultural 5-acre; lands to
the east zoned Agricultural; lands to the west is Nani Waimea Subdivision zoned Residential.
E.Floor Insurance Rate Map (FIRM) designation.
Property is designated "X"; outside the 500-year flood plain by FIRM.
F.Archaeological Resources: (option 3.)A copy of a letter written by the applicant to
the State DLNR Historic Preservation Division requesting a "no effect" letter,
including supporting documentation,to which SHPD has not responded after 30
days SHPD's time limit under their rules).
See Attachment C—Option 3 exercised
G.Floral and Faunal Resources
Property does not possess any evidence of endangered or threatened floral and/or faunal to
preserve or protect.
H. Valued Cultural Resources: Identify any traditional and customary native Hawaiian
rights that are exercised in the area;the extent in which the proposed development
will affect these rights; and feasible actions to be taken to protect native Hawaiian
rights if they exist.
No evidence of any valued cultural, traditional and/or customary native Hawaiian right
exercised or exists on property.
I. Public Access: Existing public access to and along the shoreline or to mountain areas
and knowledge of whether public access is being used.
Currently no public access to any shoreline or mountain areas as well as none being used on or
nearby property.
J.Description of access(es)to the area (e.g. width, type of surface and condition of
roadway). If a private roadway,submit evidence of access rights.
Existing public access via Mamalahoa Hwy to Kauakea Road. Kauakea Road is an asphalted
privately owned roadway by Kauakea Community Association Inc. of which property belongs
and is accessible to residence and guests of residence. Mamalohoa Hwy is an asphalted 2-lane
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
Page 4 of 6
public road in good condition; Kauakea Road is an asphalted 16-feet wide in good condition;
compact gravel driveway 15-feet wide gated in good condition to property located at 64-5203
Kauakea Road.
K.Traffic impacts—assessment of existing traffic conditions, anticipates increase in
traffic and traffic impacts from proposed use.
No significant traffic impacts or increase in traffic as only one guest/one vehicle on property at
a time.
L.Availability of Utilities:water,telephone, electricity, sewage disposal.
Farm Dwelling A has private water meter(0081774880) through Department of Water Supply;
sewage disposal by permitted cesspool under DOH rules; HELCO provides electricity; cellular
and Wi-Fi coverage available.
4. How the request meets the following criteria:
A. The granting of this request would promote the effectiveness and objectives of
Chapter 205, Hawaii Revised Statutes,as amended. Include discussion on how the
proposed use in not contrary to Chapter 205A, Coastal Zone Management(existing
public access,scenic or open space resources, coastal view planes and coastal
ecosystems);
Our request follows Chapter 205, as amended, and promotes its objectives to the fullest extent
without contradiction. The basis of our Bed and Breakfast will be to give our guests an
experience where their food supply originates; how "Farm to Table" is truly defined. Our
objective is to promote a more self-sustained life style. However, our agricultural endeavor will
continue to operate with or without guests. Animals and fields will be tended by
owners/operators John W. and Paris R. Reynolds continuously.
B.The desired use shall not adversely affect the surrounding properties;
The property is currently a working farm with no interruption to the surrounding properties.
Recently John W. and Paris R. Reynolds have provided care to neighboring animals when fallen
ill and in need of extra care and monitoring as the Paris R. Reynolds is on premises at all times.
C.Such use shall not unreasonably burden public agencies to provide roads and
streets, sewers,water,drainage, school improvements, police and fire protection.
Use shall not create any unreasonable burden to public agencies. Police and fire services are
available from the Waimea Police Station approximately 3 miles away from property. Guests
will be short term and one booking at a time with a maximum of 2 guests.
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
Page 5 of 6
D.Unusual conditions,trends, and needs have arisen since the district boundaries and
regulations were established.
None known at this time.
E.The land upon which the proposed use is sought is suited for the uses of permitted
within the district.
The proposed use is suited and permitted within the district as Important Agricultural Land.
F.The proposed use will not substantially alter or change the essential character of the
land and the present use.
The proposed use will utilize the structures and facilities currently present on the property; no
changes to the land or the properties character will need to be implemented. Currently Farm
Dwelling A has no occupants.
G. The proposed use will not be contrary to the goals, policies and standards of the
General Plan and other applicable documents such as community development
plans and design plans.
The proposed use will function in-line with the General Plan and design plans.
H. The proposed use is an unusual and reasonable use of land, which would not be
contrary to the objectives to be sought by the Land Use Law and Regulations,which,
for the Agricultural and Rural Districts,seeks to preserve or keep lands of high
agricultural potential in agricultural use.
The proposed use in a reasonable use of land under Chapter 205, as amended and is not
contradictory to the Land Use Law and Regulations within Agricultural Districts. The proposed
use is seeking to preserve our farm by continuing to make it feasible to continue this way of life
and inspire others to do the same on any scale.
5. An Original and twenty(20) copies of a scale-drawn plot plan of property showing property lines
and measurements; all existing and proposed structures with elevations, uses and
improvements; reference points such as roadways, shoreline,ect.
See Attachment A Page 1, 2, 3
6. Full-size (2'x 3') scale drawn plot plan of Item 4 for presentation purposes.
See Attachment B
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
Page 6 of 6
7. A list of names, addresses and tax map keys of all owners and lessees of record of surrounding
properties who are required to receive notice.
See Attachment D and Attachment D (Letter)
8. Any other plans or additional information relevant to this application may be requested by the
Planning Director to facilitate processing of this request.
See Attachment E
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
Attachment E
8. Any other plans or additional information relevant to this application may be requested by the
Planning Director to facilitate processing of this request.
A. There is a past Special Permit Application (SPP 01-019) from a Kamuela Congregation of
Jehovah's Witnesses Church on property dated June 10, 2001. This is an invalid permit
that was denied February 21, 2003. Furthermore, the SPP 01-019 was made by previous
owners before previous owners before property was purchased by John W. and Paris R.
Reynolds.
Please remove from property history if possible, during current Special Permit
Application by current landowners John W. and Paris R. Reynolds.
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds,John W. and Paris R.
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Attachment D (Letter)
February 2, 2020
John and Paris Reynolds
64-5203 Kauakea Road
Kamuela, HI 96743
808) 785-4895
parisreynolds79@gmail.com
Aloha,
My husband and I own the above stated address/property where we have a small,private
farm. We purchased our farm last April, 2019 as an existing farm and Agricultural Land
Use.
Currently, we areapplying for a S eciSpecial Permit Application to operate an agriculture
inspired bed and breakfast rental where the guests can experience a fully functional and
operational farm. Farm fresh eggs will be included for collection daily as well as option
to feed the livestock for a close-up encounter with HosdOwnerg uidance. Guests will
learn how to sustainably and responsibly farm including field rotation, livestock
deworming, hoof care, grooming, lambing and calving. Our proposed bed and breakfast
will accommodate a maximum of 2 adults with one vehicle only during stay on property.
This proposal will also include 2 operators/owners/employees, husband and wife, John
and Paris Reynolds, currently living on property.
We submitted our application 2/5/20. As part of our application, we would like to inform
you of your right to submit a written request for a contested case procedure. If you
should seek to intervene as party, please file a written request on the attached form,
Petition for Standing in Contested Case Hearing". The request can be filed with the
Planning Commission at Aupuni Center, 101 Pauahi Street, Suite 3, Hilo, Hawaii, 96720
and accompanied with a$200 filing fee payable to the Director of Finance. The required
information shall be submitted no later than 7 days calendar days prior to the
Commission's first scheduled public hearing to consider the application.
If you choose not to submit a written request for a contested case procedure, you may
express your support or opposition in writing or oral testimony at the Planning
Commission public hearing to be scheduled.
Thank you for your consideration,
Mahalo,
John and Paris Reynolds
808) 785-4895
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds, John W. and Paris R.
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Attachment C
February 1, 2020
John and Paris Reynolds
64-5203 Kauakea Road
Kamuela, HI 96743
808) 785-4895
parisreynolds79@gmail.com
State DLNR
Attn: Historic Preservation Division
601 Kamokila Blvd
Suite 555
Kapolei, HI 96707
Dear Historic Preservation Division:
My husband and I own the above stated address/property where we have a small, private
farm. We purchased our farm last April, 2019 as an existing farm and Agricultural Land
Use.
Currently, we are applying for a Special Use Permit to operate an agriculture inspired bed
and breakfast rental where the guests can experience a fully functional and operational
farm. Now time spent on the Big Island, Hawaii, can include more than just beaches and
resort. Farm fresh eggs will be included for collection daily as well as option to feed the
livestock for a close-up encounter with Host/Owner guidance. Guests will learn how to
sustainably and responsibly farm including field rotation, livestock deworming, hoof
care, grooming, lambing and calving. Our proposed bed and breakfast will accommodate
a maximum of 2 adults with one vehicle only during stay on property. This proposal will
also include 2 operators/owners/employees, husband and wife, John and Paris Reynolds,
currently living on property.
As part of our application, we are requesting a "No Effect"letter from SHPD. To our
knowledge the parcel holds no historic preservation.
Mahalo,
John and Paris Reynolds
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds, John W. and Paris R.
Mori, Ashley
From: Andrews, Jessica
Sent: Wednesday, April 08, 2020 8:46 AM
To:Planning Internet Mail
Subject: FW:TMK (3) 6-4-017-023 Revised Site Plan and Floor Plan with Requested Detailed
Attachments: FARM DWELLING A TMK 3_6_4_017_023.pdf; SITE PLAN TMK 3_6_4_017_023.pdf
Aloha, please print the following email and attachments (Farm Dwelling+Site Plan), to be processed for intake.
Thank you,
Jessica
2614
From: Paris Reynolds [mailto:parisreynolds79@gmail.com] 20 Am8:53
Sent:Thursday, March 05, 2020 1:35 PM
cu rOF vet)To:Andrews,Jessica<Jessica.Andrews@hawaiicounty.gov> PLNN,y14W411
Subject: TMK (3) 6-4-017-023 Revised Site Plan and Floor Plan with Requested Detailed DEPT
Aloha Jessica,
The following 2 attachments are the updated Site Plan and Farm Dwelling A per your request at our meeting.
Below is further explanation of question 4 (B) and (C)
Please feel free to call or email with any questions or clarification on our application. We are very anxious to
start our 60 day time clock of an accepted application.
The proposed property is currently a working farm with no interruption to the surrounding properties. The
topography between proposed property and neighboring property provides a natural hill barrier for privacy
and sound absorption. Neighboring property directly behind proposed property currently operates as a
towing company, business name Tow Guys. Tow Guys cannot be seen or heard from proposed property or
visa versa.
All Bed and Breakfast guest parking is within 0.5 acre of property inside gate and not on Kauakea Road or
blocking any right of way
Mahalo,
Paris Reynolds
TMK (3) 6-4-017-023
Virus-free. www.avast.com
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191 i49;
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAIIr
a..' 345 KEKUANAO`A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808) 961-8050 • FAX(808) 961-8657
April 28, 2020
CAH PLANNING DEPT
APR 30 2020 p12:35
REM) HAND DELIVERED
TO: Mr. Michael Yee, Director
Planning Department
FROM: Keith K. Okamoto, Manager—Chief Engineer
SUBJECT: Special Permit Application (SPP 20-000215)
Applicant—John anti Paris Reynolds
Request—To Allow a One (1) Bedroom Bed & Breakfast Establishment Within a
One (1) Bedroom Farm Dwelling
Tax Map Key 6-4-017:023
We have reviewed the subject application and have the following comments and conditions.
Water can be made available from an existing 4-inch waterline within Kauakea Road and an existing
12-inch waterline within Mamalahoa Highway which both front the subject parcel in accordance with
the Department's existing water availability conditions, which are subject to change without notice.
Please be informed that the subject parcel is currently served by two (2) 5/8-inch meters (Account Nos.
780-91395 and 780-91400), which are limited to an average daily usage of 400 gallons and a
maximum daily usage of 600 gallons per day per meter.
The Department requests that the applicant submit estimated maximum daily water usage calculations
for review and approval. The water usage calculations shall be prepared by a professional engineer,
licensed in the State of Hawai'i, and should include the estimated peak flow in gallons per minute
GPM) and the total estimated maximum daily water usage in gallons per day, including all
irrigation/landscaping use.
Upon receipt of the water usage calculations above, the Department will make a determination as to
the water commitment deposit amount and prevailing facilities charge (subject to change) to be paid, if
necessary. Based on the water demand calculations, the Department will determine the appropriate
service lateral and meter-size required.
If a larger or additional meter is required, a backflow prevention assembly will also be required for the
that meter. The installation of the backflow prevention assembly(s) must be inspected and approved
by the Department before the commencement/continuation of water service.
Planning Dept.
Exhibit 2-
Water, Our 7v/ost Precious JResource. . . 7 a Wai A bane. . .
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr. Michael Yee, Director
Page 2
April 28, 2020
Please be informed that the existing 12-inch waterline within Mamalahoa Highway is adequate to
provide the required 2,000-gallons per minute flow for fire protection, as per the Department's Water
System Standards.
Should there be any questions, please contact Mr. Troy Samura of our Water Resources and Planning
Branch at 961-8070, extension 255.
Sincerely yours,
PP
Keith K. Okamoto, P.E.
Manager—Chief Engineer
TS:dfg
copy —Mr. John and Ms. Paris Reynolds
p*w raaa
pyq
OAp{
1/f
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808)961-8050 • FAX (808)961-8657
June 1,2020
Mr. John and Ms. Paris Reynolds
64-5203 Kauakea Road
Kamuela, HI 96743
Dear Mr. and Ms. Reynolds:
Subject: Water Usage Calculations For a Bed & Breakfast Establishment
Special Permit Application (SPP 20-000215)
Applicant—John and Paris Reynolds
Tax Map Key 6-4-017:023
We have reviewed the existing average daily water usage for the subject application and find them
acceptable.
Please be informed that the existing 5/8-inch meter assigned to the subject parcel (Account No.
780-91400) should be adequate to accommodate the proposed water demand.
Furthermore, the existing 12-inch waterline within Mamaiahoa Highway is adequate to provide the
required 2,000-gallons per minute flow for fire protection, as per the Department's Water System
Standards.
Should there be any questions, please contact Mr. Troy Samura of our Water Resources and Planning
Branch at 961-8070, extension 255.
Sincerely yours,
11414448416
Keith K. Okamoto, P.E.
Manager—Chief Engineer
TS:dfg
copy --Planning Department
Water, Our Most Precious Wrsource. . . 7(a Wai A pane . . .
The Department of Water Supply is an Equal Opportunity provider and employer.
JlOFhq .
BUILDING DIVISION — DPW
t,.v, .'
COUNTY OF HAWAII—74-5044 Ane Keohokalole IIWY. BLDG E Is'Floor KAILUA-KONA,HI 967404' .««°:;, -' Hilo Office(808)961-8331 *Fax(808)961-8410 Kona Office(808)323-4720 * Fax(808)327-3509OF
COH PLANNING DEPT
APR 23 2020 N2:57DateofNotice: April 15, 2020RE 'D HAND DELIVEREDOwner: John & Paris Reynolds
Mailing address:64-5203 Kauakea Rd., Puukapu Homesteads, Lot 113-A, Kamuela,
HI 96743
Address location of property:
SUBJECT: Special Permit Application (SPP 20-000197)
T.M.K.: 6-4-017: 023:
This is to inform you that our records on file, relative to the status of the subject, discloses that:
No Building permit was issued for work done on the premise.
No building permit was issued for the change of occupancy.
E At the time of completion, the subject complied with all building regulations that were in
effect.
Variance from any building regulation (Building, Electrical, Plumbing, or Sign)was/was not
granted.
The following violation(s) still outstanding:
E Building Electrical E Plumbing Sign
Others: (See Below)
No Objections
Neil Erickson, Plans Examining Manager Planning Dept.
County of Hawaii Department of Public Works Building Division Exhibit
BD-10
132632
Harry Kim 1,',`v;
David Yamamoto,P.E.Mayor Director
Roy Takemoto Allan G.Simeon,P.E.
Managing Director Deputy Director
CintlitU
DEPARTMENT OF PUBLIC WORKS
Aupuni Center
101 Pauahi Street,Suite 7• Hilo,Hawai`i 96720-4224
808)961-8321 Fax(808)961-8630
publie_works@hawaiicounty.gov
Cal PLANNING DEPTMEMORANDUMMAY72020c,HL1; 4
Date: May 5, 2020 RPCD HAND DELIVERED
To:Michael Yee, Planning Director
From: Department of Public Works, Engineering Division
Subject:Special Permit Application (SPP 20-000215)
Applicant: John and Paris Reynolds
Request:To Allow a One (1) Bedroom Bed & Breakfast Establishment
Within a One (1) Bedroom Farm Dwelling
Tax Map Key: 6-4-017:023
We have reviewed the subject application and have no comments.
Should there be any questions concerning this matter, please feel free to contact Natalie
Whitworth of our Kona Engineering Division office at 323-4853.
NW
Copy: ENG-HILO/KONA
Planning Dept.
Exhibit
132872
County of Hawai'i is an Equal Opportunity Provider and Employer.
Yvoror
Harry Kim 1 ti
William A.Kucharski
Mayor j . ;Director
Roy Takemoto s. .
o'Diane A.Noda
Managing Director
Deputy Director
County of Hawaii
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuanao'a Street,Suite 41• Hilo, Hawai'i 96720
Ph:(808)961-8083 • Fax:(808)961-8086
Email: cohdem@hawaiicounty.gov
MEMORANDUM H PLANNING DEPT
APR 30 2020 Pm12:31
TO:Michael Yee, Director REC'D HAND DELIVERED
Planning Department
FROM: William A. Kucharski, Director 4,4
Environmental Management Dep. 1.I e
DATE: April 27, 2020
SUBJECT:Special Permit Application (SPP 20-000215)
Applicant: John and Paris Reynolds
Request: To Allow a One (1) Bedroom Bed and Breakfast
Establishment Within a One (1) Bedroom Farm Dwelling
Pu'ukapu Homesteads, Kamuela, Hawai'i
Tax Map Key: (3) 6-4-017:023
The Solid Waste Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Solid Waste Division for details):
X ) No comments.
Commercial operations, State and Federal agencies, religious entities and non-profit
organization may not use transfer stations for disposal.
Aggregates and any other construction/demolition waste should be responsibly reused
to its fullest extent.
Ample and equal room should be provided for rubbish and recycling.
Green waste may be transported to the green waste sites located at the West Hawaii
Organics Facility and East Hawaii Organics Facility, or other suitable diversion programs.
Construction and demolition waste is prohibited at all County Transfer Stations.
Submit Solid Waste Management Plan in accordance with attached guidelines.
Existing Solid Waste Management Plan is to be followed. Provide update to the
department on current status.
Other:Planning Dept.
Exhibit
County of Hawaii is an Equal Opportunity Provider and Employer 13 2 7 8 2
Mr. Michael Yee, Director
April 27, 2020
Page 2
The Wastewater Division has reviewed the subject application and offers the followingcommentsand/or recommendations (contact the Wastewater Division for details):
X ) No comments.
Require connection of existing and/or proposed structures to the public sewer in
accordance with Section 21-5 of the Hawaii County Code.
Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawaii County Code. Complete Sewer Extension Application.
Require extension of the sewer system to service the proposed subdivision in
accordance with Section 23-85 of the Hawaii County Code.Check or line out as applicable: [ ] If required by the Director of the Department ofEnvironmentalManagement ("Director of DEM"), [ ] applicant shall conduct a sewerstudyinaccordancewiththethenapplicablewastewatersystemdesignstandardspriortoapprovaltoconnecttotheCountysewersystem. Applicant shall provide such sewerlineorotherfacilityimprovementsastheDirectorofDEMmayreasonablyrequire,which the sewer study may indicate are advisable for mitigation of impacts of theproposedproject. Contact Wastewater Division Chief for details.Other:
WK:mef
Harry Kim Darren J. RosarioMayor
Fire Chief
Lance S. Uchida
rCo'M'4s•Deputy Fire Chief
Couutp of j a uai`i ernai
HAWAII FIRE DEPARTMENT RECEIV EC25AupuniStreet•Suite 2501•Hilo,Hawaii 96720
808)932-2900•Fax(808)932-2928 COUNTY OF NAWAt%
PLANNING
April 14,2020 DEPT•
APR 14'20 PM1:39
TO: MICHAEL YEE, PLANNING DIRECTOR
FROM: DARREN J. ROSARIO, FIRE CHIEF
SUBJECT: Special Permit Application(SPP 20-000215)
Applicant: John and Paris Reynolds
Request: To Allow a One(1) Bedroom Bed&Breakfast Establishment within
A One(1) Bedroom Farm Dwelling
Tax Map Key: 6-4-017:023
In regards to the above-mentioned Special Permit Application, the following shall be in accordance:
NFPA 1, UNIFORM FIRE CODE,2006 EDITION
Note: Hawai'i State Fire Code, National Fire Protection Association 2006 version, with County
of Hawaii amendments. County amendments are identified with a preceding "C--" of the
reference code.
Chapter 18 Fire Department Access and Water Supply
18.1 General. Fire department access and water supplies shall comply with this chapter.
For occupancies of an especially hazardous nature, or where special hazards exist in addition to
the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, or
areas where there is an inadequate fire flow, or inadequate fire hydrant spacing, and the AHJ
may require additional safeguards including, but not limited to, additional fire appliance units,
more than one type of appliance, or special systems suitable for the protection of the hazard
involved.
18.1.1 Plans.
18.1.1.1 Fire Apparatus Access. Plans for fire apparatus access roads shall be submitted to the
fire department for review and approval prior to construction.
Planning Dept.
Exhibit
132452
t1j1
o)
Hawni'i County is an Equal Opportunity Provider and Employer.
Michael Yee
April 14, 2020
Page 2
18.1.1.2 Fire Hydrant Systems. Plans and specifications for fire hydrant systems shall be
submitted to the fire department for review and approval prior to construction.
C— 18.1.1.2.1 Fire Hydrant use and Restrictions. No unauthorized person shall use or operate
any Fire hydrant unless such person first secures permission or a permit from the owner or
representative of the department,or company that owns or governs that water supply or system.
Exception: Fire Department personnel conducting firefighting operations, hydrant testing, and/or
maintenance, and the flushing and acceptance of hydrants witnessed by Fire Prevention Bureau
personnel.
18.2 Fire Department Access.
18.2.1 Fire department access and fire department access roads shall be provided and maintainedinaccordancewithSection18.2.
18.2.2* Access to Structures or Areas.
18.2.2.1 Access Box(es). The AHJ shall have the authority to require an access box(es) to be
installed in an accessible location where access to or within a structure or area is difficult
because of security.
18.2.2.2 Access to Gated Subdivisions or Developments. The AHJ shall have the authority to
require fire department access be provided to gated subdivisions or developments through the
use of an approved device or system.
18.2.2.3 Access Maintenance. The owner or occupant of a structure or area, with required fire
department access as specified in 18.2.2.1 or 18.2.2.2, shall notify the AHJ when the access is
modified in a manner that could prevent fire department access.
18.2.3 Fire Department Access Roads. (*may be referred as FDAR)
18.2.3.1 Required Access.
18.2.3.1.1 Approved fire department access roads shall be provided for every facility, building,or portion of a building hereafter constructed or relocated.
18.2.3.1.2 Fire Department access roads shall consist of roadways, fire lanes,parking lots lanes,or a combination thereof.
Michael Yee
April 14, 2020
Page 3
18.2.3.1.3* When not more than two one- and two-family dwellings or private garages, carports,
sheds, agricultural buildings, and detached buildings or structures 400ft2 (37 m2) or less are
present, the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by theAHJ.
18.2.3.1.4 When fire department access roads cannot be installed due to location on property,
topography, waterways, nonnegotiable grades, or other similar conditions, the AHJ shall be
authorized to require additional fire protection features.
18.2.3.2 Access to Building.
18.2.3.2.1 A fire department access road shall extend to within in 50 ft (15 m) of at least one
exterior door that can be opened from the outside that provides access to the interior of the
building. Exception: 1 and 2 single-family dwellings.
18.2.3.2.1.1 When buildings are protected throughout with an approved automatic sprinkler
system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in
18.2.3.2.1 shall be permitted to be increased to 300 feet.
18.2.3.2.2 Fire department access roads shall be provided such that any portion of the facility or
any portion of an exterior wall of the first story of the building is located not more than 150 ft
46 m) from fire department access roads as measured by an approved route around the exterior
of the building or facility.
18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler
system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in
18.2.3.2.2 shall be permitted to be increased to 450 ft (137 m).
18.2.3.3 Multiple Access Roads. More than one fire department access road shall be provided
when it is determined by the AHJ that access by a single road could be impaired by vehicle
congestion, condition of terrain, climatic conditions, or other factors that could limit access.
18.2.3.4 Specifications.
18.2.3.4.1 Dimensions.
C-- 18.2.3.4.1.1 FDAR shall have an unobstructed width of not less than 20ft with an approved
turn around area if the FDAR exceeds 150 feet. Exception: FDAR for one and two family
dwellings shall have an unobstructed width of not less than 15 feet, with an area of not less than
20 feet wide within 150 feet of the structure being protected. An approved turn around area shall
be provided if the FDAR exceeds 250 feet.
Michael Yee
April 14, 2020
Page 4
C- 18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less then 1311 6 in.
C- 18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AHJ, provided such
increase or reduction does not impair access by the fire apparatus, and approved signs are
installed and maintained indicating such approved changes.
18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not
adequate to accommodate fire apparatus.
C- 18.2.3.4.2 Surface. Fire department access roads and bridges shall be designed and
maintained to support the imposed loads (25 Tons)of the fire apparatus. Such FDAR and shall
be comprised of an all-weather driving surface.
18.2.3.4.3 Turning Radius.
C- 18.2.3.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30
feet, and a minimum outside turning radius of 60 feet.
18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width.
18.2.3.4.4 Dead Ends. Dead-end fire department access roads in excess of 150 ft (46 m) in
length shall be provided with approved provisions for the fire apparatus to turn around.
18.2.3.4.5 Bridges.
18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road, it shall
be constructed and maintained in accordance with county requirements.
18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads offireapparatus.
18.2.3.4.5.3 Vehicle load limits shall be posted at both entrances to bridges where required bytheAHJ.
18.2.3.4.6 Grade.
C- 18.2.3.4.6.1The maximum gradient of a Fire department access road shall not exceed 12
percent for unpaved surfaces and 15 percent for paved surfaces. In areas of the FDAR where a
Fire apparatus would connect to a Fire hydrant or Fire Department Connection, the maximum
gradient of such area(s) shall not exceed 10 percent.
Michael Yee
April 14, 2020
Page 5
18.2.3.4.6.2*The angle of approach and departure for any means of fire department access road
shall not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m) or the design limitations of the fire
apparatus of the fire department, and shall be subject to approval by the AHJ.
18.2.3.4.6.3 Fire department access roads connecting to roadways shall be provided with curb
cuts extending at least 2 ft (0.61 m) beyond each edge of the fire lane.
18.2.3.4.7 Traffic Calming Devices. The design and use of traffic calming devices shall be
approved the AHJ.
18.2.3.5 Marking of Fire Apparatus Access Road.
18.2.3.5.1 Where required by the AHJ, approved signs or other approved notices shall be
provided and maintained to identify fire department access roads or to prohibit the obstruction
thereof of both.
18.2.3.5.2 A marked fire apparatus access road shall also be known as a fire lane.
18.2.4* Obstruction and Control of Fire Department Access Road.
18.2.4.1 General.
18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any
manner, including by the parking of vehicles.
18.2.4.1.2 Minimum required widths and clearances established under 18.2.3.4 shall be
maintained at all times.
18.2.4.1.3* Facilities and structures shall be maintained in a manner that does not impair or
impede accessibility for fire department operations.
18.2.4.1.4 Entrances to fire departments access roads that have been closed with gates and
barriers in accordance with 18.2.4.2.1 shall not be obstructed by parked vehicles.
18.2.4.2 Closure of Accessways.
18.2.4.2.1 The AHJ shall be authorized to require the installation and maintenance of gates or
other approved barricades across roads,trails, or other accessways not including public streets,
alleys, or highways.
18.2.4.2.2 Where required, gates and barricades shall be secured in an approved manner.
Michael Yee
April 14, 2020
Page 6
18.2.4.2.3 Roads, trails, and other access ways that have been closed and obstructed in the
manner prescribed by 18.2.4.2.1 shall not be trespassed upon or used unless authorized by the
owner and the AHJ.
18.2.4.2.4 Public officers acting within their scope of duty shall be permitted to access restricted
property identified in 18.2.4.2.1.
18.2.4.2.5 Locks, gates, doors, barricades, chains, enclosures, signs, tags,or seals that have been
installed by the fire department or by its order or under its control shall not be removed,
unlocked, destroyed, tampered with, or otherwise vandalized in any manner.
18.3 Water Supplies and Fire Hydrants
18.3.1* A water supply approved by the county, capable of supplying the required fire flow for
fire protection shall be provided to all premises upon which facilities or buildings, or portions
thereof, are hereafter constructed, or moved into or within the county. When any portion of the
facility or building is in excess of 150 feet (45 720 mm) from a water supply on a fire apparatus
access road, as measured by an approved route around the exterior of the facility or building, on-
site fire hydrants and mains capable of supplying the required fire flow shall be provided when
required by the AHJ. For on-site fire hydrant requirements see section 18.3.3.
EXCEPTIONS:
1. When facilities or buildings, or portions thereof, are completely protected with an
approved automatic fire sprinkler system the provisions of section 18.3.1 may be
modified by the AHJ.
2. When water supply requirements cannot be installed due to topography or other
conditions, the AHJ may require additional fire protection as specified in section 18.3.2
as amended in the code.
3. When there are not more than two dwellings, or two private garage, carports, sheds and
agricultural. Occupancies, the requirements of section 18.3.1 may be modified by AHJ.
18.3.2* Where no adequate or reliable water distribution system exists, approved reservoirs,
pressure tanks, elevated tanks, fire department tanker shuttles, or other approved systems capable
of providing the required fire flow shall be permitted.
18.3.3* The location, number and type of fire hydrants connected to a water supply capable of
delivering the required fire flow shall be provided on a fire apparatus access road on the site of
the premises or both, in accordance with the appropriate county water requirements.
18.3.4 Fire Hydrants and connections to other approved water supplies shall be accessible to the
fire department.
Michael Yee
April 14, 2020
Page 7
18.3.5 Private water supply systems shall be tested and maintained in accordance with NFPA 25
or county requirements as determined by the AHJ.
18.3.6 Where required by the AHJ, fire hydrants subject to vehicular damage shall be protected
unless located within a public right of way.
18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned
to service. Owners of private property required to have hydrants shall maintain hydrant records
of approval, testing, and maintenance, in accordance with the respective county water
requirements. Records shall be made available for review by the AHJ upon request.
C- 18.3.8 Minimum water supply for buildings that do not meet the minimum County water
standards:
Buildings up to 2000 square feet, shall have a minimum of 3,000 gallons of water available for
Firefighting.
Buildings 2001- 3000 square feet, shall have a minimum of 6,000 gallons of water available for
Firefighting.
Buildings, 3001- 6000 square feet, shall have a minimum of 12,000 gallons of water available for
Firefighting.
Buildings, greater than 6000 square feet, shall meet the minimum County water and fire flow
requirements.
Multiple story buildings shall multiply the square feet by the amount of stories when determining
the minimum water supply.
Commercial buildings requiring a minimum fire flow of 2000gpm per the Department of Water
standards shall double the minimum water supply reserved for firefighting.
Fire Department Connections (FDC) to alternative water supplies shall comply with 18.3.8 (1)-
6) of this code.
NOTE: In that water catchment systems are being used as a means of water supply for
firefighting, such systems shall meet the following requirements:
1) In that a single water tank is used for both domestic and firefighting water, the water for
domestic use shall not be capable of being drawn from the water reserved for firefighting;
Michael Yee
April 14, 2020
Page 8
2) Minimum pipe diameter sizes from the water supply to the Fire Department Connection
FDC) shall be as follows:
a) 4" for C900 PVC pipe;
b) 4" for C906 PE pipe;
c) 3" for ductile Iron;
d) 3' for galvanized steel.
3) The Fire Department Connection(FDC) shall:
a) be made of galvanized steel;
b) have a gated valve with 2-1/2 inch, National Standard Thread male fitting and cap;
c) be located between 8 ft and 16 ft from the Fire department access. The location shall be
approved by the AHJ;
d) not be located less than 24 inches, and no higher than 36 inches from finish grade, as
measured from the center of the FDC orifice;
e) be secure and capable of withstanding drafting operations. Engineered stamped plans
may be required;
1) not be located more than 150 feet of the most remote part, but not less than 20 feet, of the
structure being protected;
g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code.
4) Commercial buildings requiring a fire flow of 2000gpm shall be provided with a second
FDC. Each FDC shall be independent of each other, with each FDC being capable of flowing
500gpm by engineered design standards. The second FDC shall be located in an area
approved by the AHJ with the idea of multiple Fire apparatus'conducting drafting operationsatonce, in mind.
5) Inspection and maintenance shall be in accordance to NFPA 25.
6) The owner or lessee of the property shall be responsible for maintaining the water level,
quality, and appurtenances of the system.
EXCEPTIONS TO SECTION 18.3.8:
1) Agricultural buildings, storage sheds, and shade houses with no combustible or equipment
storage.
2) Buildings less than 800 square feet in size that meets the minimum Fire Department Access
Road requirements.
Michael Yee
April 14, 2020
Page 9
3) For one and two family dwellings, agricultural buildings, storage sheds, and detached
garages 800 to 2000 square feet in size, and meets the minimum Fire Department Access
Road requirements, the distance to the Fire Department Connection may be increased to 1000
feet.
4) For one and two family dwellings, agricultural buildings, and storage sheds greater than
2000square feet, but less than 3000 square feet and meets the minimum Fire Department
Access Road requirements, the distance to the Fire Department Connection may be increasedto500feet.
5) For buildings with an approved automatic sprinkler system, the minimum water supply
required may be modified.
If there are any questions regarding these requirements, please contact the Fire Prevention
Bureau at (808) 932-2911.
DARREN J. ROSARIO
Fire Chief
CB:ds
Ntvfo!;*
Harry Kim N.% Paul K. Ferreira
Mayor Police Chief
TSL'
e of e•'M Kenneth Bugado,Jr.
Deputy Police Chief
County of Hawaii
POLICE DEPARTMENT
349 Kapi'olani Street • Hilo,Hawai'i 96720-3998 CCH PLANNING DEPT
April 16, 2020
808)935-3311 • Fax(808)961-2389
APR 23 2020 PM2:58
REC'D HAND DELIVERED
TO MICHAEL YEE, PLANNING DIRECTOR
2.
FROM : ROBERT WAGN ASSISTANT CHIEF, AREA II OPERATIONS
SUBJECT : SPECIAL PERMIT APPLICATION (SPP 20-000215)
APPLICANT: JOHN AND PARIS REYNOLDS
REQUEST: TO ALLOW A ONE (1) BEDROOM BED & BREAKFAST
ESTABLISHMENT WITHIN A ONE (1) BEDROOM FARM DWELLING
TAX MAP KEY: 6-4-017:023
The above-referenced Special Permit Application (SPP 20-000215)) has been reviewed and we
offer no comments at this time.
Should you have any questions or concerns, please contact Captain Gilbert Gaspar Jr.,
Commander of the Kona District, at 326-4646, extension 299.
GG/jaj
20HQ0303
Planning Dept.
FxhibiA
Hawai'i County is an Equal Opportunity Provider and Employer" 132638
DANIEL E.ORODENKER
Executive Officer
DAVID Y.IGE
Governor BERT SARUWATARI
Manner
JOSH B.GREEN
i NI 7ASCOTT A.K.DERRICKSON AICPLieutenantGovernor
4.1 1) 1 Planner
RMIKEMCCARTNEY ASMI AGRAHARI
PlannerDirector
LAND USE COMMISSION RILEY K.HAKODA
Department of Business, Economic Development&Tourism Planner/Chief Clerk
State of Hawaii
FRED A.TALON
Drafting Technician
May 21, 2020
Mr. Michael Yee, Director
Planning Department
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawai'i 96720
Dear Mr. Yee:
Subject: Special Permit Application (SPP 20-000215)
John and Paris Reynolds
To Allow a One (1) Bedroom Bed & Breakfast Establishment Within a One
1) Bedroom Farm Dwelling
Tax Map Key: 6-4-017: 023
We are in receipt of your memorandum dated April 8, 2020, forwarding the subject
application. Please accept our apologies for the lateness of these comments.
Based on our review of the application, we understand that the Applicants propose to
provide bed and breakfast ("B&B") accommodations within one of their two permitted
farm dwellings located on the 5.006-acre subject parcel. Under the proposal, guests will
be able to experience various farming operations, including activities relating to animal
husbandry, during their stay. The dwelling will accommodate a maximum of two
adults with one vehicle at a time.
We confirm that the subject parcel is designated within the State Land Use Agricultural
District. Please be advised that under Hawai'i Revised Statutes ("HRS") § 205-2 and
205-4.5, a B&B operation as proposed here by the Applicants is not allowed within the
State Land Use Agricultural District by a special permit. As you know, the only county
in which overnight accommodations of 21 days or less within the Agricultural District
are provisionally allowed is the County of Maui under HRS § 205-2(d)(12) and 205-
4.5(a)(14).Planning Dept.
235 SOLT11 BERETAIA STREET * STEIL 406 • Ho'Not 04t HAW AI 96813*TEL(WOO 587-3822 Fax(808)587-3827* EMAIL lueadbedt EXAthit
Mailing Address: P.O. Box 2359,Honolulu, Hawaii 96804
133iL3
We suggest that if the Applicants want to pursue their B&B operation, they seek a
district boundary amendment to either the State Land Use Rural or Urban District with
the County of Hawaii. We continue to believe that the special permit process should
not be used to allow non-agricultural uses of this type in the State Land Use
Agricultural District without the additional scrutiny provided by regulatory agencies
during the district boundary amendment process. To illustrate our point, we direct
your attention to the discussion of valued cultural resources in the application. The
application states, "[n]o evidence of any valued cultural, traditional and/or customary
native Hawaiian right exercised or exists on property." However, we question the basis
for this statement as there has been no archaeological inventory survey or cultural
impact assessment prepared and submitted to the State Historic Preservation Division
for review and approval to determine whether the B&B operation will, in fact, have "no
effect" on such resources.
The discussion on floral and faunal resources in the application is similarly void of any
basis to support the Applicants' contention that the "[p]roperty does not possess any
evidence of endangered or threatened floral and/or faunal to preserve or protect." As
no flora and fauna study was done, we do not believe that the Applicants diligently
addressed this matter in a manner consistent with the spirit and intent of HRS chapter
205.
Given the above concerns, it is our position that the district boundary amendment
process provides the appropriate safeguards to ensure that state interests are fully
considered and protected in the decision-making processs.
We have no further comments to offer at this time. Should you have any questions or
require further clarification, please call our office at 587-3822.
Sincerely,
Daniel E. Orodenker
Executive Officer
cc:
Mary Alice Evans, State Office of Planning
Andrews, Jessica
From: Paris Reynolds <parisreynolds79@gmail.com>
Sent: Tuesday, May 26, 2020 3:07 PM
To: Andrews, Jessica
Subject: Re:Agency comments for Reynolds Special Permit Application
Attachments: SPP Dept of Water.pdf
Jessica,
Thank you for these letters. I have addressed the Department of Water Supply via letter mailed May 14, 2020
after speaking with Mr. Troy Samura for the approval. I have attached the letter.
Just a follow up, are we still on the schedule for June 18th? I haven't received a letter and I wanted to stay in
compliance with the second mailing to the neighboring properties. I look forward to hearing from you.
Thank you again,
Paris Reynolds
TMK 6-4-017-023
On Tue, May 26, 2020 at 2:57 PM Andrews, Jessica<Jessica.Andrews a,hawaiicounty.gov>wrote:
Paris,
See attached comments letters for your special permit application. Please provide written responses as
necessary.
Feel free to contact me with any questions.
Aloha,
Jessica
Jessica Andrews, Planner
County of Hawai'i
Planning Department
808) 961-8155 Planning Dept.
Exhibit
Special Permit Application SPP 20-000215
Applicant-John and Paris Reynolds
Request—To Allow a One (1) Bedroom Bed and Breakfast
Establishment Within One (1) Bedroom Farm Dwelling
Tax May Key—6-4-017:023
May 14, 2020
John and Paris Reynolds
64-5203 Kauakea Road
Kamuela, HI 96743
808) 785-4895
parisreynolds79@gmail.com
Aloha Troy Samura,
Thank you for taking my call, answering my questions and advising me forward
Thursday May 14,2020 . My husband and I own the above stated address/property
where we have a small, private farm. We purchased our farm last April, 2019 as an
existing farm and Agricultural Land Use.
Currently, we are applying for a Special Permit Application to operate an agriculture
inspired bed and breakfast rental. Our proposed bed and breakfast will accommodate a
maximum of 2 adults with one vehicle only during stay on property.
The bed and breakfast will be operated out of Farm Dwelling A currently serviced by
water meter 0067187613/account number 006-78091400-19. Before we purchased the
property, Farm Dwelling A was in consistent occupancy by previous owner with a
minimum of 2 adults. Historical data shows the current meter meets water needs for
daily use of 400-600 gallons as set forth by the Department of Water Supply. Farm
Dwelling A/meter number 0067187613 does not provide water to the agricultural
operations, landscape use or household usage for Farm Dwelling B occupied by the
Reynolds. Farm Dwelling B and all agriculture use is serviced by a separate water meter
0081774880/account number 006-78091395-23.
Thank you for your consideration,
Mahalo,
John and Paris Reynolds
808) 785-4895
TMK(3) 6-4-017-023
64-5203 Kauakea Road
Puukapu Homesteads Lot 113-A
Reynolds, John W. and Paris R.