HomeMy WebLinkAboutPD BACKGROUND REPORT PL-SPP-2023-000051-1-
BIlievSPP.ja.5.14.24
COUNTY OF HAWAI‘I PLANNING DEPARTMENT BACKGROUND REPORT MARGARET ILIEV SPECIAL PERMIT APPLICATION (PL-SPP-2023-000051)
MARGARET ILIEV is requesting a Special Permit to allow the establishment of a 1-bedroom
bed and breakfast establishment within an existing dwelling on a 26,761-square foot parcel of land
in the State Land Use Rural District. The subject property is located at 78-6935 Māmalahoa Hwy,
approximately 580 feet south of its intersection with Kalelei Street, Keauhou 2nd (Mauka), North
Kona, Hawaiʻi, TMK: (3) 7-8-004:041.
APPLICANTS’ REQUEST
1. Request: The applicants are requesting a Special Permit to establish a 1-bedroom bed and
breakfast establishment within an existing 1,864-square foot, 3-bedroom single-family
dwelling. The remaining two bedrooms will be used by the applicant who will also be the
onsite caretaker. The bed and breakfast will provide overnight accommodation and
breakfast for a maximum of 2 guests.
2. Reason for Request: The applicant would like to operate a bed and breakfast to
supplement their income and to provide hospitable accommodations, education and
understanding for tourists in Hawaiʻi.
3. Staffing/Employees: The bed and breakfast establishment will be operated by the
applicant, and by a live-in operator when the applicant is away.
4. Parking: Off-street parking is available as the applicant has designated 1 parking stall for
guests of the bed and breakfast.
5. Project Timetable and Cost: If the bed and breakfast establishment is approved, the
applicant would like to begin operations immediately and does not believe improvements
to the existing dwelling will be necessary.
6. Definition of “Bed and Breakfast Establishment”: According to Section 25-1-5 of the
Zoning Code, a “bed and breakfast establishment” means any single-family dwellings
and/or guest houses (pursuant to section 25-4-9), which have been permitted on a building
site, in which overnight accommodations and only breakfast meals are provided to a
maximum of ten guests, for compensation, for periods of less than thirty days.
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7. Landowners: Antonia Ysabel Iliev & Margaret Iliev.
8. Supportive Information: A Special Permit is required to operate a bed and breakfast
establishment in the State Land Use Rural District. The applicants have submitted the
attached in support of the request. (Planning Department Exhibit 1 – Special Permit
Application dated September 6, 2023)
BACKGROUND INFORMATION
9. Building Permits: According to records on file with the Building Division, the following
building permits have been issued and completed for the subject property:
• Building Permit No. 14148: Completed on September 1, 1953 for a new dwelling.
• Building Permit No. 996139: Completed on September 30, 1999 for an alteration
to the existing dwelling, to convert a patio to living area.
• Building Permit No. 996140: Completed on September 30, 1999, for an addition
of outdoor accessory space.
10. Building Division Complaint: According to comments from the Department of Public
Works, a complaint is on file with the Building Division regarding retaining walls used in
landscaping on the subject property and the alleged violation is outstanding. The applicant
has stated that they will communicate with the Building Division to address this issue.
STATE & COUNTY PLANS
11. State Land Use District: Rural.
12. General Plan Land Use Pattern Allocation (LUPAG) Map: The General Plan LUPAG
map classifies a portion of the subject property as Rural (rur), which refers to lands that
include existing subdivisions in the State Land Use Agricultural and Rural districts that
have a significant residential component. Typical lot sizes vary from 9,000-square feet to
two acres. These subdivisions may contain small farms, wooded areas, and open fields as
well as residences. Allowable uses within these areas, with appropriate zoning, may include
commercial facilities that serve the residential and agricultural uses in the area, and
community and public facilities. The property also has a portion classified as Important
Agricultural Land (ial), which refers to land with better potential for sustained high
agricultural yields because of soil type, climate, topography, or other factors.
13. County Zoning: Residential Agricultural-0.5 acres (RA-.5a).
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14. Kona Community Development Plan (KCDP): The KCDP, originally adopted by the
Hawai‘i County Council on September 25, 2008 and most recently amended on September
18, 2019, identifies the preferred land use pattern for the Kona districts. The subject
property is located outside of the Kona Urban Area and is not within any Rural Town
Areas.
15. Kona Coffee Belt: The subject property is located within the region identified by the
General Plan as the “Kona Coffee Belt”.
16. Special Management Area (SMA): The property is not within the County’s Special
Management Area and is located approximately 1.6 miles from the nearest shoreline.
17. Coastal Zone Management: The entire State of Hawai‘i lies within the Coastal Zone
Management area.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
18. Subject Property: The subject, 26,761-square foot property is irregular in shape and is
improved with an 1,864 square-foot, 3-bedroom single-family dwelling, including a
covered carport. A paved driveway cuts west to east, through the center of the property,
and an open pavilion is located just south of the driveway. The property is situated at the
320-foot elevation level, slopes in an east to west direction and is landscaped with
ornamental plants, a vegetable garden and fruit trees.
19. Surrounding Zoning/Land Uses: Properties surrounding the subject property are zoned
Residential Agricultural-0.5 acres (RA-.5a) and Agricultural-1 acre (A-1a), with uses
consisting of dwellings, agriculture, commercial uses permitted by Special Permits, and
vacant lands. The closest residence to the permit area is located approximately 80 feet to
the north.
20. U.S.D.A. Soil Type: Soils on the subject property are classified Puna and Haplic Udarents
soils, 10 to 20 percent slopes.
21. Land Study Bureau’s Detailed Land Classification System: Soils within the project
site are classified as “C” or “Fair” and “E” or “Very Poor” for agricultural productivity.
22. Agricultural Lands of Importance to the State of Hawai’i (ALISH): The subject
property is designated as “Other Lands”.
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23. Flood Insurance Rate Map (FIRM): The property is situated within an area designated
as Zone X on the Flood Insurance Rate Map (FIRM) by FEMA, an area of minimal flood
hazard located outside the 500-year flood plain.
24. Flora/Fauna Resources: No professional surveys were conducted of the flora/fauna
resources on the property. According to the applicant, the likelihood of any rare or
endangered species, habitat or flora on the property is unlikely, given that the property has
been extensively improved. The property has been planted with floral resources including
trees such as macadamia nut, avocado, guava, banana, mango, lychee, starfruit, lemon,
lime, orange and papaya, as well as plants including melons, beans, strawberries, mint,
pineapple, monstera, plantains, corn, blueberries, jalapenos, onion, pepper and potatoes. In
addition, the applicant states that the floral resources attract various kinds of birds and bees.
25. Archaeological/Cultural/Historical Resources: No archaeological and cultural study
was conducted of the property as the subject property has been previously impacted by
ground-disturbing activities associated with residential development and no construction
is proposed. The subject site is not adjacent and/or proximate to the shoreline, therefore
gathering of marine life and coastal access for Native Hawaiian gathering and fishing rights
is not an issue. The applicant states that it is not known whether the subject property or
immediate surrounding area was ever used for traditional and customary rights by native
Hawaiians.
26. Public Access: There is no public access to the mountains or the shoreline that runs
through the property.
PUBLIC UTILITIES AND SERVICES
27. Access/Parking/Traffic: Access to the subject property is from Māmalahoa Highway, a
County-owned and maintained roadway with a variable pavement width between 18-20
feet within a variable right-of-way between 50-60 feet wide. Guests will utilize an existing
paved driveway to cross the subject property, which aligns with an access easement in
favor of the adjacent parcel mauka of the subject property. According to the Hawaiʻi
County Zoning Code Section 25-4-51(a)(2), a bed and breakfast establishment must
provide one parking stall for each guest bedroom and one stall for the dwelling, which the
applicant will comply with. According to the applicant, traffic impacts are not anticipated
to be significant and would remain consistent with current levels, given the small scale of
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the proposed 1-bedroom bed and breakfast and that traffic will be limited to registered
guests.
28. Water: According to the Department of Water Supply (DWS), the subject parcel is
currently served by an existing 5/8-inch meter which is allotted one unit of water,
equivalent to an average daily usage of 400 gallons per day (gpd). While there is no
objection to the establishment of the proposed bed and breakfast, DWS may install a
flow-reducing device on the meter should consumption through the existing meter exceed
its rated capacity.
29. Wastewater: According to the Department of Environmental Management (DEM), there
is no county sewer system in the area, thus, the applicant shall follow Department of Health
(DOH) regulations for wastewater. The application states that the dwelling will continue
to use an existing, permitted cesspool.
30. Solid Waste: According to the Department of Health (DOH), solid waste shall be properly
recycled or disposed of at DOH-permitted solid waste facilities.
31. Food Service Operations: By definition, bed and breakfast establishments may only
provide breakfast meals to guests. The Department of Health (DOH) has noted that a food
establishment permit will be required if meals are to include “potentially hazardous food”
or if the number of guests exceeds 6. If the bed and breakfast will only offer commercial
cereal, pastries, breads, fruits, coffee, tea, and juice, then a food establishment permit is not
required. However, the limited menu must be documented with DOH and the applicants
must comply with other DOH requirements.
32. Essential Utilities and Services: Electrical, telephone and internet services are available
to the subject property. Fire and medical services are available from the Kailua-Kona Fire
Station and police services are available in Kailua-Kona.
AGENCY COMMENTS
33. State Department of Health: (Planning Department Exhibit 2 – April 2, 2024, Memo).
34. Department of Environmental Management: (Planning Department Exhibit 3 – April
3, 2024, Memo).
35. Department of Water Supply: (Planning Department Exhibit 4 – April 29, 2024,
Letter).
36. Department of Public Works – Engineering Division: (Planning Department Exhibit
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5 – April 29, 2024, Memo).
37. Department of Public Works – Building Division: (Planning Department Exhibit 6 –
April 30, 2024, Memo).
AGENCIES – NO COMMENTS/NO CONCERNS
38. State Office of Planning & Sustainable Development; Police Department.
AGENCIES – NO RESPONSE
39. Land Use Commission, Department of Agriculture, Real Property Tax Office, Fire
Department.
PUBLIC COMMENTS
40. There are no public comments as of the time of this writing.
SPECIAL PERMIT APPLICATION
COUNTY OF HAWAIʻI PLANNING COMMISSION
(Type or legibly print the requested information)
APPLICANT(S):
APPLICANT’S SIGNATURE: DATE:
ADDRESS:
LIST APPLICANT’S INTEREST (if not owner):
PHONE: (Bus.) (Res.) (Email)
REQUEST:
TAX MAP KEY: ZONING:
SIZE OF PROPERTY / AREA OF REQUESTED USE:
LANDOWNER(S):
FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION
(may be provided by letter with the below statement included):
DATE:
DATE:
Note: The above written authorization of the landowner(s) gives permission for the applicant/petitioner to file the application/
petition and acknowledges that the landowner(s) and their successors are bound by the Special Permit and its conditions.
AGENT:
AGENT ADDRESS:
PHONE: (Bus.) (Res.) (Email)
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: COPIES:
Margaret iliev
09.06.2023
78-6935 Mamalahoa Hwy
Holualoa HI 96725
845-263-5721 845-263-5721 kaiviewproperties@gmail.com
Special Use Permit for a Bed and Breakfast
780040410000 A-5A
26,759 sq ft.864 sq ft.
Margaret iliev, Ysabel iliev
Margaret iliev
Ysabel iliev
N/A
N/A
N/A N/A N/A
09.06.2023
09.06.2023
Margaret iliev and Ysabel iliev Margaret iliev and Ysabel iliev
SPECIAL PERMIT APPLICATION
PROPOSED 1- ROOM BED AND BREAKFAST
MARGARET ILIEV
LOT 9-A-1 26,761 SF KEAUHOU 1—KEAUHOU 2 HOUSE LOTS
78-6935 MAMALAHOA HWY HOLUALOA HI 96725
TAX MAP KEY: 7-8-004-041
I.INTRODUCTION
I, Margaret !Hey ("Applicant") would like to establish a 1- room Bed and Breakfast
B&B") facility within the existing 3 bedroom single family dwelling on a 26,761
square feet property ("subject site")
The property is located between Honalo and Kahaluu-Keauhou, approximately 5
miles to downtown Kailua-Kona. My property is right off of Mamalahoa Hwy on the
Mauka side.
As the site is designated Important Agricultural Lands and Rural by the State Land
Use Commission, a Special Permit is required to allow the requested use. This letter/
report is intended to support the request.
II.PROJECT LOCATION
As noted earlier, the property is located between Honalo and Kahaluu-Keauhou,
approximately 5 miles to downtown Kailua-Kona. My property is right off of
Mamalahoa Hwy on the Mauka side.
III. PROJECT DESCRIPTION
A. Project Background and Concept
I purchased the 3 bedroom, 1,864 square foot dwelling on the subject property
on September 6, 2022 with the intention to make it a Bed and Breakfast since
there is a car port that divides the front and back of the dwelling. I have
remodeled the entire back of the dwelling to meet the standards to host family,
friends, and guests. I work in the service industry at Papa Kona Restaurant and
Bar to help offset the cost of the mortgage, maintain the property, improve the
landscaping and saving the native trees from invasive plants and animals, while
adding fruit trees,vegetable garden and flowers to create a lush landscape that
has a botanical feel to it.
I would like to conduct a Bed and Breakfast to be able to support the lifestyle to
take care of the property that I have purchased and to provide a hospitable
location for visitors from all over and to provide them education and
understanding on this beautiful island we call home.
I propose to rent 1 room in my principal home (the back side of the dwelling).
The 1 room, kitchen, living room and bathroom would comprise a total of 886
square feet.
While my property is not dedicated for agricultural use for real property tax
purposes, the landscape is has a variety of native and endemic plants. We have
macadamia nut trees, lychee trees, orange trees, lemon trees, tangerine trees,
banana trees, plantain trees, papaya trees, mango trees, avocado trees,
pineapple plants, blueberries, peppers, strawberries, mint,jalapenos, corn,
beans, melon, guava trees. In total we have 50 plus fruit and vegetable trees. Out
of our lot, we are one of the few owners that uses the land to grow food. We
would like you to enable us to diversify in both agricultural and Bed and
Breakfast enterprises. The landscape of our plants encourages our guests to
explore and ask questions. We consider them an educational amenity.
The 1- room Bed and Breakfast would also operate and be consistent with the
criteria for B&B's as outlined in the County Zoning Code. Specifically, these would
be:
1. I will live in the same house as the guests. I will be the operator and if I need
to go away I will have a person acting as operator, who would also live in the
house.
2. The rooms to be rented, are all in my single family dwelling.
3. The total number of rentable guest room, will not exceed one (1). There will
be a maximum of one (1) rentable rooms.
4. The number of guests would be up to two within it's 886 square foot area.
5. Guests will be offered breakfast only.
6. For the 1 rooms we rent, we have 1 parking stalls available in the garage port.
7. All sinage will comply with the requirements of Chapter 3.
B. Nature of Request
Given the above, a Special Permit would be required for the proposed maximum
1- room B&B.
C. Project Timetable and Cost
I am hoping to commence providing service as a Bed and Breakfast immediately
upon issuance of the Special Permit since all renovations have been completed
and it is ready to go. I do not foresee any construction cost associated with the
operating of the B&B.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The State Land Use designation of the subject property is Rural. As such, a
Special Permit from the County of Hawaii Planning Commission is required to
authorize the requested use.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide ("LUPAG") map was
not designed to be specifically measurable and instead be a broad-brush
description of desired and use patterns. However, with the advent of technology,
the map was formatted into measurable patterns.
The "LUPAG" map designates the site on the GIS designated map as class
Important Agricultural Lands (IAL) and Rural (RUR).
Whether Important Agriculture or Urban Expansion, because the proposed B&B
use of this site will not result in the reduction of any currently cultivated land
with it's predominantly residential use, the requested Special Permit would not
be inconsistent with either of those General Plan LUPAG designation, and no
amendments would be required.
C. Kona Community Development Plan
Relative to the Kona CDP, Section 15. 1 of the County General Plan called for the
development and eventual County Council adoption of Community Development
Plans. The General Plan states that the CDP " will translate the broad General
Plan statements to specific actions as they apply to specific geographical areas.
The General Plan also notes that should the CDP require a General Plan
amendment, it could be considered concurrent with the adoption of the CDP.
However, if there is a direct conflict between the Community Development Plan,
the General Plan shall be controlling.
The Land Use map of the CDP appeared to follow or utilize the digitized version
of the General Plan LUPAG map.
The CDP also identified several principles related to its overall " vision". These
principles and their relationship to the proposed B& B follow.
a. Protect Kona's natural resources and culture
The subject site does not have any critical natural resources, having been
already developed as a residence. The site is designated "X" on the Federal
Emergency Management Agency's Flood Insurance Rate Map. This
designation is assigned to areas outside of the 500 year storm. Furthermore,
there are no known archaeological features or botanical resources on my
property that require protection.
b. Provide connectivity and transportation choices
To the best of my knowledge, Mamalahoa Hwy is not identified for any future
connector road.
c. Provide housing choices
This endeavor is not a housing one. However, in the event of the Special
Permit being approved, we will use it as a B&B and we will continue to retain
the residential use of the house, reserved exclusively for visitor use, which
can then effectively remove the dwelling from the housing inventory.
d. Provide recreation opportunities
Again, this endeavor is not a recreational one. The area where my property is
located in is not a critical resource for recreational opportunities, as it is
not a coastal property nor identified in the CPD as an area necessary for future
recreational purposes.
e. Direct future growth patterns toward compact villages, preserving rural diverse
and historical character
The location of my property is between Honalo and Kahaluu-Keauhou,
approximately 5 miles to downtown Kailua-Kona. My property is right off of
Mamalahoa Hwy on the Mauka side.
f Provide infrastructure and essential facilities consistent with growth
The basic infrastructure, such as access and water, to support the B&B will not
be a drastic change in consumption and usage.
g. Encourage a diverse and vibrant economy emphasizing agriculture and
sustainable economies
The Land Study Bureau Overall Master Productivity Rating for the area where
my property exists shows "C" as being the closest proximity
classification. This area is considered fair which denotes soil that is moderately deep,
fine soil material. The color is very dark brown and the parent material is volcanic
ash. The type of soil is well drained and very poorly suited for machine tillability.
h. Promote effective governance
This principle is not applicable.
D. County Zoning
The County zoning designation is RA-5a. The minimum lot size for this zoning
district is (1) acre. My property is about 1/2 an acre and considered a conforming lot of record.
The primary dwelling on my property is permitted. What is being requested will not require
improvements to the property but only change of its use from residential use to a B&B. A
Special Permit is required, which if approved would make the B&B use possible.
E. Special Management Area
My property falls outside the Special Management Area. No SMA permit is
required.
F. Other Permitting Considerations
If there are any other permits required, we would adhere to the requirements.
V.INFRASTRUCTURAL CONSIDERATIONS
A. Water
We have access to water through the Board of Water Supply. There will be a slight
increase in the usage of water if the B&B is approved. The subject site is already serviced by a
County approved water meter. As the demand should be no different than a standard family
which should use no more than a maximum average daily consumption of 400 gallons per day,
no additional meter and/or water service is being requested for this proposed activity.
B. Wastewater
There will be a slight increase in the usage of water if the B&B is approved. The
existing dwelling is served by a cesspool conversion approved by the State Department of
Health. This system was predicated upon the use of the existing 3- bedroom dwelling.
C. Drainage
The US Corps of Engineers Flood Insurance Rate Map (FIRM),the area of the
requested use is situated within Zone X (refer Flood Hazard Assessment Report already
submitted). Said designation refers to areas determined to be outside of the 500-year flood
plain.
We have not observed any significant runoff or erosion in the recent past on this
property. As noted earlier, no physical ground improvements-aside from normal maintenance
and planting of fruit trees/landscaping normally associated with agricultural
activities has occurred. However, if any improvements are made requiring significant drainage
improvements, appropriate clearance from the County Department of Public Works will be
secured prior to proceeding.
D.Access and Traffic Implications
According to our knowledge, Mamalahoa Hwy, on which our property is located, is
owned and maintained by the County of Hawaii. The road is 20 feet wide and the surface is a
paved one. Our property is situated right off of Mamalahoa Hwy.
E. Other Utilities
Electrical and telephone services, along with high speed internet and cable are currently
in use.
VI. ENVIRONMENTAL CONSIDERATIONS
A. General Description
My property consisting of about 1/2 an acre is located between Honalo and Kahaluu-
Keauhou, approximately 5 miles to downtown Kailua-Kona. My property is right off of
Mamalahoa Hwy on the Mauka side. The landscape is has a variety of native and endemic
plants. We have macadamia nut trees, lychee trees, orange trees, lemon trees,
tangerine trees, banana trees, plantain trees, papaya trees, mango trees, avocado trees,
pineapple plants, blueberries, peppers, strawberries, mint,jalapenos, corn, beans,
melon, guava trees. In total we have 50 plus fruit and vegetable trees. Our home is situated
approximately 320 foot elevation. The average rainfall for this area is 19 inches annually. The
mean annual temperature varies from 65 degrees to 90 degrees Fahrenheit
throughout the year with the warmer months during the summer.
B. Soils
The topography of the site is fairly level.
The Land Study Bureau Overall Master Productivity Rating for the area where my
property exists shows "C" as being the closest proximity classification. This area is considered
fair which denotes soil that is moderately deep, fine soil material. The color is very
dark brown and the parent material is volcanic ash.The soil is well drained and very poorly
suited for machine tillability.
My property has a combination of dark soil and blue lava rock. We compost all our
household food scraps and use as fertilizer for our fruit trees and vegetable plants.
C. Flora and Fauna
Although there are no professional surveys conducted of the flora and fauna resources
of the site, I do not believe that rare or endangered flora or fauna resources are likely to be
found within my property.
Almost all the floral resources have been planted from myself and my mother within the
past year. We have macadamia nut tree, avocado trees, guava trees, banana trees, mango trees,
lychee trees, starfruit trees, lemons, limes, oranges, melon, beans, strawberries, papaya trees,
mint, white pineapple, pineapple, monstera, plantains, corn, blueberries,jalapenos, onions,
pepper, and potatoes.
This site is not known to be a habitat foray rare or endangered wildlife.
It would appear that this B&B use would not have any significant negative impact, if at
all on the flora and fauna resources in the area. The plants and flowers on our property actually
attracts various kinds of birds and bees.
D.Archaeological Resources
As the site has been fully improved, no commissioned archaeological inventory survey
was conducted. It is very unlikely that given the built up nature of the site there are any
archaeological or cultural resources on the subject site.
Please note that in the event any inadvertent discoveries are made during any future
land disturbance activity relating to the use of the property, work will cease and I will
immediately notify the Planning Department and State DNLR and secure their clearances
before proceeding further.
E. Valued Cultural Resources
The recent Hawaii State Supreme Court's "PASH" and "Ka Pa'Akai 0 Ka 'Aina" decisions
require decision makers to consider a project's impact to native Hawaiian gathering and fishing
rights. Specifically, there must be a discussion of cultural, historical, and natural resources and
associated traditional and customary practices of this site and the impact of this project to
these resources and practices.
In this situation, the subject site is not adjacent and/or proximate to the shoreline. As
such, gathering or marine life and coastal access is not an issue.
The cultural impact if any appears to be non-existent. However, in the event legitimate
gathering claims are made by Native Hawaiians, I intend to respect and honor such claims and
provide the needed access onto my property.
F. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the area of Kona as Lava Flow Zone
4 on a scale of ascending risk 9 to 1. There is very little that can be done to mitigate this
situation and reflects an ongoing threat to all residents and businesses in these areas.
The entire island of Hawaii falls within Earthquake Zone 4, according to the County
Building Code. As such, certain structural requirements have been taken during the building
permit process to address this seismic hazard. In this situation, I have no plans to make further
improvements on this building. In the event that I do, compliance with these requirements will
be addressed during the building permit process.
In 2018 a 6.9 magnitude earthquake shook the island and the house is still standing tall
and strong. The house was not damaged at all.
G. Other
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, we
control noise by living in the house where the rooms will be rented and we have rules in place,
such as Quiet Enjoyment Time after 10pm. Guests are not allowed to have parties at our home.
The air quality in this area is very good and rarely affected by natural, agricultural and/or
vehicular emissions. Vehicular traffic to and from our property should not significantly increase
over the current levels. The use itself is non-noxious, and no tour buses will be allowed to our
property.
If approved, this request 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 Use
The land use character around our property has some farming and farther out there are
a multitude of coffee farms. This will benefit our visitors to experience Hawaii's coffee all the
way down to how it is processed. As well as provide more business to these coffee farms.
Given the existing and zoned conditions and varying accesses, the proposed maximum 5
room B&B would not be incongruous with the emerging rural-residential and rural- agriculture
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, especially in light of
our extensive fruit farming actives in the making.
C. Economic Impacts
We will be operating the B&B. No new direct employment is expected to be generated
by this project, except for the occasional limited cleaning and ground maintenance service.
Nonetheless, the operation will still generate added revenue in the form of TAT and GE taxes.
Guests are expected to spend money in the community in the form of car rental, meals, and
other activities.
VIII. RELATIONSHIP TO SMA OBJECTIVES AND CZMP
In reviewing this project against the Special Management Area (SMA) objectives,
policies, and guidelines of County Planning Commission Rule No. 9 as well as the Coastal Zone
Management Program (CZMP) outlined in Chapter 205A-2, HRS, the following findings are
noted:
A. Recreational Resources
The subject site is situated more than 7.5 miles from the shoreline. Additionally, this site
does not serve a mauka-makai access to the coastline. As such, the requested use should not
have any adverse impact on the recreational resources of the area.
B. Historical Resources
As the subject of the site has been fully improved, it is very unlikely that the site has any
residual archaeological or cultural resources. Nonetheless, should there be any inadvertent
discovery of any archaeological features in conjunction with the use and development of any
aspect of this parcel, work will stop and appropriate clearances from the State DLNR and County
Planning Department will occur before said activity is resumed within the affected area(s).
C. Scenic and Open Space Resources
The subject parcel is located right next to Mamalahoa Hwy on the Mauka side. The
dwelling is not visible with the naked eye from the shoreline. The visual impact of this project
on the coastal area should be non-existent.
D. Coastal Ecosystem
As no improvements are contemplated, the existing structure and associated
improvements should not result in any increase in the volume of rainwater on the site.
Currently, rainwater is naturally drained on site and given the ground and soil condition, rapidly
dissipates into the ground.
Given the above, the proposed B&B use should not create any adverse impacts to the
area's costal ecosystem.
E. Economic Uses
Hawaii's short-term economic future is still somewhat uncertain. All things considered, it
is important to continue with projects such as this that indirectly enhance and emphasize the
Big Island's agricultural-tourism industry. Establishments must be creative to be able to attract
visitors that are looking for unique experiences.
This project, working within the framework of existing regulations, may help stabilize
and provide some assistance to our island' s economy. Although this project will not directly
create any new jobs, its importance comes in the form of strengthening our community by
creating a unique and affordable, Hawaiian tropical experience. We are here to give our visitors
vital information about visiting our Island, such as how to protect our wildlife and ocean life. We
help them plan their excursions and give tips about where to spend their money while eating
out at restaurants all around the island and places to pick up unique snacks and souvenirs to
take back home. We fill a special niche and would like to enhance our endeavor by becoming a
B&B.
F. Coastal Hazards
The subject is designated Zone "X" (area of minimal hazard) on the Flood Insurance Rate
Map. As such, there would be minimal hazards resulting from floodwater that cannot be
properly addressed during the normal review and approval of any additional improvements to
the site by the County. The subject area is not within the County's Civil Defense Tsunami
Evacuation Zone.
G. Managing Development
While this function is more applicable to the "authority" or approving agencies, the
request is intended to operate within the confines of the existing Zoning Code and Special
Permit. The subject site is zoned RA-5a and the requested use and design/development
parameters (parking, height, setback, etc.) are already consistent with said zoning. In that
regards, this project would be consistent with the policy of using, implementing, and enforcing
existing law effectively to the maximum extent possible in managing present and future coastal
zone management.
H. Public Participation
There is a statewide public advisory board called Marine and Coastal Zone Management
Advisory Group (MACZMAC) that has the task among other matters, of advising the lead agency
Office of State Plan) on coastal management issues. This includes a direct or indirect review of
certain requests that may have statewide coastal zone management implications.
Public participation in the review of the permitting process is also achieved through the
posting of a sign on the property notifying the public of the filing of this application.
Additionally, notices to surrounding property owners of the submittal of a Special Use Permit
application and another separate notice informing said owners of the date of the Kona Planning
Commission's required public hearing as well as the rights to request for participation via a
contested case hearing are mailed.
IX.JUSTIFICATIOS FOR REQUEST
In determining whether the requested use is an "unusual and reasonable use" and this should
be permitted within the important agricultural land and rural District, certain guidelines are
used. These guidelines and their relationship to the requested use follow.
A. Relationship to Land Use Law and Objectives
The subject request will not be contrary to the Land Use Law, which purpose is to
preserve, protect, and encourage the development of lands in the State for their best uses in
the interest of public welfare. Approving the special permit to a host a B&B would not diminish
the farming already in existence on this property as described previously in this document.
B. Relationship to General Plan and Other Planning Requirements
On the LUPAG Map, the subject property is designated "as" Important Agricultural land
and Rural. The Extensive Agricultural land includes lands "currently used for agricultural
production. Land with soil qualities and growing conditions that support agricultural production
offood,fiber, orfuel-and energy-producing crops. Land identified under agricultural
productivity rating systems, such as the agricultural lands of importance to the State of Hawaii
ALISH)system adopted by the Board of Agriculture on January 28, 1977. Land types associated
with traditional native Hawaiian agricultural uses, such as taro cultivation, or unique
agricultural crops and uses, such as coffee, vineyards, aquaculture, and energy production.
Land with sufficient quantities of water to support viable agricultural production.
Land whose designation as important agricultural lands is consistent with general, development,
and community plans of the county. Land that contributes to maintaining a critical land mass
important to agricultural operating productivity. Land with or near support infrastructure
conducive to agricultural productivity, such as transportation to markets, water, or power.."
Notwithstanding the Important Agriculture Land and Rural designation, the proposed
maximum 1-room B&B will not result in the reduction of any currently cultivated land. As such,
the requested Special Use Permit would not be inconsistent with the General Plan LUPAG
designation, and no amendments would be required.
The requested use should not detract from the parcel's potential agricultural uses, as the
site has been fully improved. Any undeveloped area is intended to be further developed into
landscaping and/or fruit bearing trees to support the B&B. With or without the requested use,
the amount of cultivatable area should remain the same.
Furthermore, the requested B&B use could add to the guests' interest in Native
Hawaiian plants and other local agricultural crops, and thus indirectly help foster the interest
and growth in the coffee and related agriculture industry. In that regard, the requested use
would fulfill the General Plan's agriculture objective.
The request would also not be contrary to the goals, policies, and standards of the
General Plan and Community Development Plan.
In addition to the above, all applicable requirements of the Zoning Code and/or other
permits can and will be complied with. Relative to the proposed maximum 1- room B& B, it is
already allowed in the County Agriculture Zone, subject to it meeting with the criteria outlined
in the Code. This project will adhere to all of those criteria, such as not exceeding the maximum
number of one (1) bedrooms; not having more than two (2) guests; and having the owner and/
or operator live on the premise.
The site is not within the Special Management Area ( SMA). As such, a SMA Permit
would not be required.
It should also be noted that the Tourism Strategic Plan prepared by the Hawaii Tourism
Authority in 1999 recommended that the State look into Tourism niche market opportunities.
Two ( 2) of these-although somewhat overlapping-are Agri-Tourism and Edu-Tourism. Agri-
Tourism is travel for education with an agricultural emphasis. Edu-Tourism is along that line
with an emphasis on education and training in Hawaii' s unique natural and multi-cultural
environment. Our overall program completely reflects this effort. This is an especially
important marketing component to Asian countries, particularly Japan, where there is a strong
agrarian base.
C. Impacts to Surrounding Properties
As noted above, the land use in this area is generally rural/residential in nature and a
multitude of coffee farms within 10 miles from the subject property. For the most part, the
immediately surrounding lots are used and/or zoned for residential and agricultural
purposes.
Given the existing and zoned conditions, the proposed maximum 1- room B&B would
blend in perfectly into the residential/rural/agricultural pattern of this area.
The proposed use is expected to occur within an existing 3- bedroom dwelling. I will also
live on the property, and will supervise all activity conducted on the subject property.
Relative to the B&B, the impacts would be generally no different than a typical residence
in terms of noise, traffic, and related infrastructure.
Furthermore, there should be little to no extra traffic resulting from this project. Normal
check and check outs occur during non-peak traffic hours. There would be sufficient on-site
parking, eliminating the need for any off-site or roadside parking.
Thus, the traffic,visual and noise impacts-with the mitigation noted herein- resulting
from the request to surrounding properties should of be significant.
D. Infrastructural and Government Services Impacts
The proposed use would not unreasonably burden public agencies to provide roads and
streets, sewer, or waste service improvements. No additional water service is needed. An
approved wastewater system for the project already exists.
Access to the property is via Mamalahoa Hwy, a 20 foot wide paved road. Mamalahoa
Hwy is more than sufficient to allow emergency vehicles to access the site of the B&B.
Keauhou Fire Station is less than a mile from the subject property. Police service is
available on call via Kailua Kona. These public stations already service this area, as there are
homes in this area. As such, the project should not result in an extension of or place an
unreasonable burden on these servies.
In summary, there is limited public infrastructure downsides to allowing this subject
property as an approved B&B.
E. Suitability of the Site
The proposed B&B permit request will not result in the removal of any potentially
agriculturally usable land.
There has been no flooding or other natural disturbance on the subject site. As such,
there are no environmental restrictions over the use of this site for the requested use.
F.Altering Character of Land
The goal is to retain the general character and ambiance of this area. Further, as there
will be little or no improvements required associated with the requested use, the use should
not result in the significant alteration of the existing character of the area.
G. Unusual Conditions or Trends
In this era of eco-tourism and Edu-tourism, my proposal for a B&B permit fits this
marketing niche. It is an attraction that will serve both locals and visitors who want to learn and
experience more of Hawaii's agricultural industry within a residential/rural/agricultural
environment.
In doing so, it indirectly provides interest and more support for the island's agricultural
products. The increased demand for the product translates to greater economic return for an
important agricultural activity. It also encourages its expansion.
Relative to the B&B, in this era of eco-tourism, places like ours are greatly needed. These
unique types of accommodation rather than resorts or hotels, provide travelers who prefer to
make their own plans, a home away from home feeling.
B&Bs should be considered complementary instead of being regarded as a "threat" to
existing resorts. It should be noted that many operators of B&Bs provide information and island
guides to their guests. A lot of the information provided to the guests are located by the resort
areas, providing more economic benefits for these resorts and hotels.
Bed &
Breakfast
DeVera, Ashley
From: Kala, Alukahe
Sent: Friday, March 8, 2024 11:23 AM
To:DeVera, Ashley
Subject: FW: Request for additional information, Special Permit Application PL-
SPP-2023-000051
Attachments: B&B Floor Plan Resubmission.pdf; Cesspool description.pdf
Good Morning Ash,
Can you please intake and upload into EPIC?
Mahalo,
Alu
From: Margaret iliev<kaiviewproperties@gmail.com>
Sent: Wednesday, March 6, 2024 10:05 AM
To: Kala, Alukahe<Alukahe.Kala@hawaiicounty.gov>
Subject: Re: Request for additional information, Special Permit Application PL-SPP-2023-000051
Mahalo for your feedback. I have attached the resubmission of the B&B Floor plan. I should not have put
the second kitchen on the floor plan. We do not have a stove in the dining room area so it should not be
considered a kitchen. I have also attached the cesspool description. We have a cesspool. Thank you so
much! Let me know if I need anything else!
Margaret iliev
845-263-5721
On Thu, Feb 15, 2024 at 4:49 PM Kala, Alukahe <Alukahe.Kala@hawaiicounty.gov>wrote:
Aloha Margaret,
Thank you for re-submitting your special permit application for a bed & breakfast establishment. Your
submittal did address most of the previous issues. However, there are a few more things that need to be
addressed prior to accepting the application as complete.
Your application shows two (2) kitchens within your Dwelling Unit, which is inconsistent with the
Zoning Code (Chapter 25). A Dwelling Unit is defined in the Zoning Code as "... one or more
rooms designed for or containing or used as the complete facilities for the cooking, sleeping and
living area of a single-family only and occupied by no more than one family and containing a
single kitchen." If you have an approved permit allowing two kitchens, please submit a copy of
1
the permit(s). This issue will need to be addressed if you do not have an approved permit(s) for
the second kitchen.
A revised floor plan will need to be submitted after the second kitchen is resolved.
The application states that there was a cesspool conversion, but it does not state whether your
dwelling is served by a cesspool or a septic tank. Please clarify if your dwelling is served by a
cesspool or a septic system.
Please feel free to contact me should you have any further questions or concerns.
Mahalo,
Alukahe M.W. Kala
Planning Department
101 Pauahi St. Suite 3
Hilo, Hawaii 96720
808) 961-8170
Confidentiality Notice: This e-mail message, including any attachments, is for the sole use of the intended recipient(s)and
may contain confidential and/or privileged information. Any review,use,disclosure,or distribution by unintended recipients
is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the
original message.
2
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JOSH GREEN, M.D. E a KENNETH S. FINK, M.D,MGA, MPH
GOVERNOR OF HAWAII rr•';y.......... DIRECTOR OF HEALTH
KA LUNA HO'OKELEKEKIA'AINA O KA MOKU'AINA O HAWAII y,
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STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O.BOX 916
H I LO, HAWAII 96721-0916
MEMORANDUM
DATE: April 2, 2024
TO: Mr. Zendo Kern
Planning Director, County of Hawaii
FROM: Eric Honda
District Environmental Health Program Chief
SUBJECT: Special Permit Application (PL-SPP-2023-000051)
Applicant: Margaret Iliev
Request: To Allow a One (1)-Bedroom Bed and Breakfast Establishment
Tax Map Key: (3) 7-8-004:041, North Kona District, Hawai`i
In most cases,the District Health Office will no longer provide individual comments to
agencies or project owners to expedite the land use review and process.
Agencies,project owners, and their agents should apply Department of Health"Standard
Comments"regarding land use to their standard project comments in their submittal.
Standard comments can be found on the Land Use Planning Review section of the
Department of Health website: https://health.hawaii.gov/epo/landuse/. Contact
information for each Branch/Office is available on that website.
Note: Agencies and project owners are responsible for adhering to all applicable
standard comments and obtaining proper and necessary permits before the
commencement of any work.
General summary comments have been included for your convenience. However, these
comments are not all-inclusive and do not substitute for review of and compliance with all
applicable standard comments for the various DOH individual programs.
Clean Air Branch
1. All project activities shall comply with the Hawaii Administrative Rules (HAR),
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
Zendo Kern
April 2, 2024
Page 2 of 4
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses,public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: https://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii.gov/cwb/clean-water-branch-home-
page/cwb- standard-comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment(ESA) and Phase II Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas,harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation& Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-
502,
11-503, and 11-504.
2. Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, "Community Noise Control,"shall not be exceeded unless a
noise permit is obtained from the Department of Health.
3. Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos,the applicant should
contact the Asbestos and Lead Section of the Branch at
https://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
1. Agencies and/or project owners are responsible for ensuring environmental
Zendo Kern
April 2, 2024
Page 3 of 4
compliance for their projects in the areas of 1)Public Water Systems; 2)
Underground Injection Control; and 3) Groundwater and Source Water Protection
in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11-
25. They may be responsible for fulfilling additional requirements related to the
Safe Drinking Water program: https://health.hawaii.gov/sdwb/.
2. Standard comments for the Safe Drinking Water Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Solid &Hazardous Waste Branch
1. Hazardous Waste Program - The state regulations for hazardous waste and used
oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the
identification, handling, transportation, storage, and disposal of regulated
hazardous waste and used oil.
2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters
339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282.
Generators and handlers of solid waste shall ensure proper recycling or disposal
at DOH-permitted solid waste management facilities. If possible,waste
prevention, reuse, and recycling are preferred options over disposal. The Office
of Solid Waste Management also oversees the electronic device recycling and
recovery law, the glass advanced disposal fee program, and the deposit beverage
container program.
3. Underground Storage Tank Program—The state regulations for underground
storage tanks are in HAR Chapter 11-280.1. These rules apply to the design,
operation, closure, and release response requirements for underground storage
tank systems, including unknown underground tanks identified during
construction.
4. Standard comments for the Solid& Hazardous Waste Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Wastewater Branch
For comments,please email the Wastewater Branch at doh.wwb@,doh.hawaii.gov.
Sanitation/Local DOH Comments:
1. "Bed and Breakfast establishment" means a single-family dwelling, including a single
guest house, in which overnight accommodations and only breakfast meals are
provided, and the number of guests does not exceed six(6).
2. "Potentially hazardous food" means any food that consists, in whole or in part, of milk
or milk products, eggs, meat,poultry, fish, shellfish, edible crustacea or other
ingredients, including synthetic ingredients in a form capable of supporting rapid and
progressive growth of infectious or toxigenic microorganisms. The term does not
include foods that have a pH level of four and six-tenths or below or a water activity
aw)value of eighty-five hundredths or less.
Zendo Kern
April 2, 2024
Page 4 of 4
3. When required by the County Planning Department, Bed and Breakfast establishments
may request documentation from the Department of Health. The Department of Health
will provide documentation to the Planning Department once written communication
from the Bed and Breakfast operators are received regarding their food service
operations.
4. If the proposed Bed and Breakfast meal consists of commercial cereal,pastries (except
custards or cream filled), breads, fruits, coffee, tea, and juice, a food establishment
permit will not be required from the Department of Health at this time. This limited
menu must be documented in a letter to the Department of Health. The guests shall be
informed by statements contained in published advertisements, mailed brochures, and
placards posted at the registration area that the food is prepared in a kitchen that is not
regulated and inspected by the Department of Health.
5. For Bed and Breakfast operations that provide meals which include potentially
hazardous foods, a food establishment permit will be required to operate. County
landuse approval for operating a food establishment may also be required. A kitchen
used to prepare foods for individual family consumption will not be allowed to be
permitted. A separate commercial kitchen will need to be constructed.
6. If you have any questions regarding this guideline,please feel free to call the Food
Safety Program at 933-0917.
Other
1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit
recommends that state and county planning departments, developers,planners,
engineers, and other interested parties apply these principles when planning or
reviewing new developments or redevelopment projects.
2. If new information is found or changes are made to your submittal, DOH reserves
the right to implement appropriate environmental health restrictions as required.
Should there be any questions on this matter,please contact the Department of
Health, Hawaii District Health Office, at(808) 933-0917.
Y•OiIl,.
Mitchell D.Roth Ramzi I. Mansour
Mayor ice.:;`/;. Director
n.r
Deanna S. Sako 4 Brenda Iokepa-Moses
Managing Director Deputy Director
County of Hawai'i
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuanao`a Street,Suite 41 • Hilo,Hawai'i 96720•cohdem@hawaiicounty.gov
Ph: (808)961-8083 •Fax: (808)961-8086
MEMORANDUM
TO: Zendo Kern, Director
Planning Department
FROM: Ramzi I. Mansour, Direct. 1 4
Department of Environmental Management
DATE: April 3, 2024
SUBJECT: Special Permit Application(PL-SPP-2023-000051)
Applicant: Margaret Iliev
Request: To Allow a One (1)-Bedroom Bed and Breakfast Establishment
Tax Map Key: (3) 7-8-004:041,North Kona District, Hawai`i
The Solid Waste Division has reviewed the subject application and provides the following
comments (Contact the Solid Waste Division for details).
Commercial operations, State and Federal agencies, religious entities and non-profit
organizations may not use transfer stations for disposal.
Ample room should be provided for rubbish and recycling.
Green waste may be transported to the green waste sites located at the West Hawai`i
Organics Facility and East Hawai`i Organics Facility, or other suitable diversion
programs.
Construction and demolition waste is prohibited at all County Transfer Stations.
The Wastewater Division has reviewed the subject application and provides the following
comments (contact the Wastewater Division for details):
No County sewer system in area. Applicant shall follow Hawai`i Department of Health,
and all other applicable federal, state, and county regulations.
County of Hawaii is an Equal Opportunity Provider and Employer
oYN% TFq
I9i I`I
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`I
345 KEKUANAO`ASTREET, SUITE 20 • HILO, HAWAI'I 967204p1lnNao.
TELEPHONE (808)961-8050 • FAX (808)961-8657
April 29,2024
COH PLANNING DEPTAPR302024P, 3:03
RECD HAND DELIVERED
TO: Mr. Zendo Kern, Director
Planning Department
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Special Permit Application (PL-SPP-2023-00005 1)
Applicant: Margaret Iliev
Request: To Allow a One(1)Bedroom Bed and Breakfast Establishment
Tax Map Key 7-8-004:041
We have reviewed the subject application and have the following comments.
Please be informed that the subject parcel is currently served by an existing 5/8-inch meter
Account No. 890-76435), located on Mamalahoa Highway. We have no objection to the
establishment of a 1-bedroom bed and breakfast on the subject parcel.
The applicant shall be informed,through a copy of this letter,that the existing 5/8-inch meter is limited
to an average daily usage of 400 gallons, and the Department may install a flow-reducing device on the
meter should the consumption through the existing meter exceed its rated capacity.
Should there be any questions,please contact Mr. Ryan Quitoriano of our Water Resources and
Planning Branch at(808)961-8070,extension 256.
Sincerely yours,
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RQ:dfg
copy —Ms. Margaret Iliev
Water, Our.vtost(Precious Resource.. . . xa WaiA pane. . .
The Department of Water Supply is an Equal Opportunity provider and employer.
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE: April 29, 2024
TO: Zendo Kern, Planning Director
FROM: Department of Public Works, Engineering Division (1
SUBJECT: Special Permit Application (PL-SPP-2023-000051)
Applicant: Margaret lliev
Request: To Allow a One (1)-Bedroom Bed and Breakfast Establishment
TMK: 7-8-004:041
We have reviewed the subject request and provide the following comments:
1 . The subject parcel is in an area designated as Zone X on the Flood Insurance Rate
Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an
area determined to be outside the 500-year floodplain.
We have no other comments since the request is to use an existing dwelling that takes
access from Mamalahoa Highway, a County owned road and there are no open violations
associated with this property. Questions may be referred to Robyn Matsumoto at 961-
8924.
County of Hawaii is an Equal Opportunity Provider and Employer
j BUILDING DIVISION DPW
4.
err....•:r.**`
COUNTY OF HAWAII— 101 Pauahi Street, Suite 7— Hilo, Hawaii 96720
Hilo Office (808) 961-8331 • Fax (808) 961-8410 Kona Office (808) 323-4720 • Fax (808) 327-3509
April 30, 2024
TO:
Jessica Andrews - County of Hawaii — Planning Dept.
County Of Hawaii Planning Department
101 Pauahi St. Ste. #3
Hilo, HI. 96720
SUBJECT:
Special Permit Application PL-SPP- 2023-000051
Applicant: Margret Ilie
Request: To Allow a 1 Bedroom Bed and Breakfast
TMK: (3) 7-8-004:041 N. Kona, Hawaii
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 premises.
No building permit was issued for the change of occupancy.
At the time of completion, the subject complied with all Building Code
regulations that were in effect.
Variance from any building regulation (Building, Electrical, Plumbing, or
Sign) was/was not granted.
The following violations(s) still outstanding: See complaint CE2023-00104
Building Electrical Plumbing Sign
Others: No records of permitting second kitchen for Bed and Breakfast
structure. There is also multiple structures without permit records, appear
to be dwellings.
This status report reflects Building Division records only and does not include
information from other agencies.
Should you have any questions regarding maters contained herein, please feel
free to contact Chris Domino at phone no. (808) 323-4720
Hawai'i County is an Equal Opportunity Provider and Employer
BD-10