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Home My WebLink AboutPD Background Report (PL-SPP-2026-000127)-1- BIchikawa-SPP 7-13-2026 COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT RYUTA ICHIKAWA SPECIAL PERMIT APPLICATION NO. PL-SPP-2026-000127 RYUTA ICHIKAWA has submitted an application for a Special Permit to operate a 2-bedroom bed and breakfast establishment with integrated farm education within an existing farm dwelling on approximately 8.96 acres of land in the State Land Use Agricultural District. The subject property is located at 18-4017 N. Pszyk Road, approximately 535 feet northwest of its intersection with Highway 11, Mountain View, Puna, Hawaiʻi, TMK: (3) 1-8-005:179. APPLICANT’S REQUEST 1. Request: The applicant is requesting a Special Permit to allow a two-bedroom bed and breakfast establishment (B&B) within an existing 1,440 square-foot, three- bedroom, two story, farm dwelling. The two guest bedrooms, which are located on the second floor of the farm dwelling, comprise a total of 1,008 square feet, and can accommodate up to a maximum of 6 guests at any one time. The applicant as the B&B operator will reside on the first floor of the farm dwelling. In addition to lodging, guests may be offered farm-related and cultural experiences. The experiences may include: • Guided farm tours explaining the current agricultural operations on the farm. • Small workshops related to farming, food production, or sustainability. • Meals prepared using fresh ingredients harvested directly from the farm. • Cultural experiences that respectfully showcase the history, traditions, and values of Hawaiʻi. 2. Purpose of Request: The proposed B&B is intended to function as an accessory land use to an active working farm by providing supplemental farm income, supporting agricultural sustainability, and offering guests educational farm experiences and cultural activities while preserving the property's primary agricultural use and rural character. -2- 3. Staffing/Employees: The applicant will continue to reside within the farm dwelling and operate the farm operation along with the B&B. 4. Parking: Off-street parking is available as the applicant has designated three parking stalls for guests of the B&B operation. The applicant has also indicated that additional on-site parking is available if needed. 5. Project Timetable/Cost: The applicant intends to begin operating the bed and breakfast upon approval of the Special Permit and does not anticipate construction costs associated with the project. 6. Landowners: Ryuta Mahonri Ichikawa and Aya Ichikawa. 7. Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 1 - Special Permit Application dated April 13, 2026) STATE & COUNTY PLANS 8. State Land Use District: Agricultural. 9. General Plan Land Use Pattern Allocation Guide (LUPAG) MAP: Important Agricultural Lands. 10. County Zoning: Agricultural-20 acre (A-20a). 11. Puna Community Development Plan (PCDP): The PCDP was adopted by the Hawai‘i County Council, Ordinance 08 116, on September 10, 2008. The subject property is not located within or near any village center. 12. 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 is situated approximately 10.4 miles from the nearest coastline. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 13. Subject Property: The subject property is approximately 8.96 acres in size, square in shape, and is improved with an existing, permitted, 1,446 square-foot, three-bedroom, two-story, farm dwelling and accessory structures. The property is situated at the 1600-foot elevation level and is landscaped with a mix of cultivated orchard crops, native vegetation, and small-scale livestock. According to records -3- on file with the Building Division, the following building permits have been issued for the property: • Building Permit No. 980167: Finalized for a new dwelling. • Building Permit No. 980365: Finalized for an addition. • Building Permit No. 981170: Finalized for all miscellaneous things. • Building Permit No. B2008-2210H: Finalized for an alteration. • Building Permit No. BH2015-01660: Addition of a carport to 1st level and an open covered lanai to 2nd level. 14. Surrounding Zoning/Land Uses: Surrounding properties are zoned Agricultural 20-acre (A-20a) and consist primarily of agricultural and residential uses and undeveloped land. 15. Flood Insurance Rate Map (FIRM): The Department of Public Works confirmed that the subject property is situated within Zone X on the Flood Insurance Rate Map (FIRM) by FEMA, an area determined to be outside the 500-year flood plain. 16. USDA Soil Type: According to the USDA Natural Resources Conservation Service Soil Survey, the Soils in the subject property are classified as Waiakea hydrous loam, with 2 to 20 percent slopes. The soils are generally well drained and formed from volcanic parent materials typical of the Mountain View area. 17. Land Study Bureau's Detailed Land Classification System: The property is classified as “D” or “Poor” for agricultural productivity. 18. Agricultural Lands of Importance to the State of Hawaiʻi (ALISH): The majority of the subject property (approximately 70%) is designated “Other”, while the remaining southeastern portion of the property is “Undesignated.” 19. Flora/Fauna: 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 improved with a farm dwelling. The applicant has introduced a diverse mix of native and endemic plants and palms, as well as a wide variety of cultivated crops. Existing resources on the property include ʻōhiʻa, ʻulu, coconut trees, approximately ten varieties of banana, lilikoi vines, coffee trees, cacao trees, -4- papaya trees, mango, lychee, longan, avocado, fig, multiple varieties of citrus, over 200 pineapple plants, and sugarcane. Additionally, the property also supports small-scale livestock operations, including chickens and sheep. 20. Archaeological/Cultural/Historical Resources: According to the applicant, no formal archaeological studies have been done on the subject property and there are no known historic sites on the property. Although not currently proposed, the applicant states that in the case of any future land disturbance activity, should inadvertent discoveries be made, the applicant will cease work and notify the Planning Department and the Department of Land and Natural Resources – State Historic Preservation Division (SHPD). 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 has also stated that in the event legitimate gathering claims are made by Native Hawaiians, they intend to respect and honor such claims and provide the needed access within the site. 21. Public Access: There is no known public access to the shoreline or mountain areas that run through the property. 22. Traffic: According to the applicant, given the small scale of the proposal, a two- bedroom B&B should not generate significant adverse traffic impacts on the local roadway system. By memo dated June 5, 2026, the Police Department states that they do not anticipate any significant impact to traffic from the proposed use. PUBLIC UTILITIES AND SERVICES 23. Access: Access to the site is from N. Pszyk Road, a 9-12-foot-wide paved roadway with grass shoulders, which is owned and maintained by the County. 24. Water: The subject property is served by the existing county water system. 25. Wastewater: Wastewater is presently disposed of into an existing, permitted cesspool. 26. Food Service Operations: By definition, bed and breakfast establishments may only provide breakfast meals to guests. If the bed and breakfast will only offer commercial cereals, certain pastries, breads, fruits, coffee, tea, or juice, then a -5- food establishment permit may be avoided, however the limited menu must be documented with the Department of Health (DOH) and the applicant must comply with other DOH requirements. The DOH has noted in previous applications that a food establishment permit will be required if meals are to include “potentially hazardous food” or if the number of guests exceeds 6. 27. Essential Utilities and Services: Electrical and telephone services are available to the property. 28. Fire, Medical, and Police Services: A volunteer fire station is located 1.52 miles away in the South Kulani area. Medical and police services are available in Kea‘au. AGENCIES’ COMMENTS 29. State Department of Health: (Planning Department Exhibit 2 – May 26, 2026 Memo) 30. Police Department: (Planning Department Exhibit 3 – June 5, 2026 Memo) AGENCIES – NO COMMENT/CONCERN 31. State Office of Planning and Sustainable Development and Department of Land and Natural Resources – Nā Ala Hele Trails and Access. AGENCIES – NO RESPONSE 32. Department of Public Works – Engineering Division and Building Division, Department of Water Supply, Department of Environmental Management, Department of Land and Natural Resources – State Historic Preservation Division, United States Department of Agriculture – Natural Resources Conservation Service, United States Forest and Wildlife Services, and State Department of Agriculture. PUBLIC COMMENTS 33. No public comments have been received as of the date 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: Ryuta Ichikawa 4/13/2026 18-4017 N PSZYK Rd Mountain View, HI 96771 808-365-3424 Operation of a Bed and Breakfast with integrated Farm Education (3)1-8-005-179 A-20a 8.96 Acres 8.96 Acres Ryuta and Aya Ichikawa April 13, 2026 Planning Department County of Hawaiʻi 101 Pauahi Street, Suite 3 Hilo, Hawaiʻi 96720 Subject: (Revised) Special Permit Application- Bed and Breakfast with Farm Education TMK (3) 1-8-005-179 Dear Members of the Planning Department, I respectfully submit this Special Permit application to operate a small bed and breakfast within my existing single-family residence located on 8.96 acres of Agricultural (A-20a) land in Mountain View. The proposed business is a farm-based bed and breakfast that will rent two bedrooms within our 1,440-square-foot home, accommodating one family or group at a time. The operation is small- scale and owner-occupied. Guests will have the opportunity to experience farm life through optional farm tours, workshops, and meals prepared with fresh produce grown on the property. The property remains primarily in agricultural use, consisting of orchard crops, native plants, and small livestock. Access is through a gated entrance from N. Pszyk Road with a private driveway and designated on-site parking. Utilities are existing and adequate. Due to the limited number of guests, trafﬁc and neighborhood impacts are expected to be minimal. This request supports agricultural sustainability and rural tourism while remaining compatible with surrounding agricultural lands. Should you have any questions on this matter, please feel free to contact me. Thank you for your consideration. Sincerely, Ryuta Ichikawa Property Owner Phone: 808-365-3424 Email: Special Permit Application – Written Narrative 3. Background Information on the Subject Request A. Description of the Proposed Use We are proposing to operate a small-scale Bed and Breakfast (B&B) utilizing two (2) bedrooms within an existing single-family dwelling located on a working farm. The B&B will be owner-operated and is intended to provide overnight accommodations that are directly connected to and supportive of ongoing agricultural activities on the property. In addition to lodging, guests may be offered personalized, farm-related and cultural experiences, including but not limited to: •Guided farm tours explaining current agricultural operations •Small workshops related to farming, food production, or sustainability •Meals prepared using fresh ingredients harvested directly from the farm •Cultural experiences that respectfully showcase the history, traditions, and values of Hawaiʻi Objectives and Reasons for the Request: The objective of the proposed use is to diversify farm-related income while preserving the agricultural character of the property. The B&B will allow visitors to gain an educational and cultural understanding of local agriculture and Hawaiian heritage, thereby strengthening public appreciation for farming and rural lifestyles. The proposed use is designed to remain small in scale, compatible with the surrounding area, and subordinate to the primary agricultural use of the land. Hours of Operation: •Guest accommodations: Overnight stays only, Quiet hours 10pm-8am •Farm tours, workshops, and meals: Daytime hours only, 8am-5pm Employees / Clientele: •Number of employees: Owner-operated •Maximum number of overnight guests: Up to six (6) guests occupying two (2) bedrooms 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 will have rules in place, such as Quiet Hours after 10pm. Guests are not allowed to have parties at our home. B. Description of the Subject Property The subject property is located at: •Address: 18-4017 N Pszyk Rd Mountain View •Tax Map Key (TMK): (3) 1-8-005-179 •Land Area: 8.96 acres The subject property consists of approximately 8.96 acres zoned Agricultural (A-20a) and is developed with a single-family dwelling with a total ﬂoor area of approximately 1,440 square feet. The dwelling is situated toward the upper portion of the property and is accessed via a gated entrance from N. Pszyk Road, leading to a private gravel driveway approximately 550 feet in length. The residence is a two-level structure. The upper level contains two bedrooms and one bathroom, which are proposed for Bed and Breakfast guest use. The ground level contains a living area and one bathroom. The kitchen and lanai dining area will be shared-use spaces between the property owner and guests. The house and immediate surrounding area are fenced for safety and security, and the property entrance is controlled by a locked gate. Designated on-site parking is provided on an existing paved area located directly in front of the dwelling. The parking area provides sufﬁcient space for a minimum of three (3) vehicles, with additional parking space available on-site as needed. This capacity is adequate to accommodate the anticipated demand associated with the proposed Bed and Breakfast use, including guest and owner vehicles. Parking is located entirely within the subject property and will not impact neighboring parcels or public roadways. The topography of the property consists of a gentle slope, rising from the gated entrance at the lower elevation to the residence at the higher elevation. The dwelling is located near the upper end of the slope, providing natural drainage and minimizing ﬂood risk. The gradual terrain supports both residential use and ongoing agricultural activities, and no signiﬁcant grading or land alteration is proposed. The property is dedicated to active agricultural use. The landscape is dominated by a diverse mix of native and endemic plants and palms, as well as a wide variety of cultivated crops. Existing agricultural activities include the cultivation of ʻōhiʻa trees, ʻulu (breadfruit), coconut trees, approximately ten varieties of banana, lilikoi vines, coffee trees, cacao trees, papaya trees, mango, lychee, longan, avocado, ﬁg, multiple varieties of citrus, over 200 pineapple plants, and sugarcane. The property also supports small-scale livestock operations, including chickens and sheep. There are plans to continue expanding the orchard and agricultural production. Guests will have opportunities to experience farm life, enjoy fresh-picked fruits and farm produce, and gain an appreciation of sustainable agriculture and local food sources during their stay. Water service to the property is provided by the County of Hawaiʻi public water system. Electrical service is provided by Hawaiian Electric Company, and high-speed internet and telecommunications services are provided by Hawaiian Telcom. All utilities are existing and sufﬁcient to serve the proposed Bed and Breakfast use. C. State and County Plans Affecting the Subject Request The subject property is located in the Puna District, within the ʻŌlaʻa Reservation Lots Subdivision, and is designated within the State Land Use Agricultural District pursuant to Chapter 205, Hawaiʻi Revised Statutes. The State Agricultural District is intended to preserve lands with agricultural potential and to allow uses that support and sustain agricultural activities. Under the County of Hawaiʻi General Plan, the subject property is designated Agricultural. This designation is intended to protect agricultural lands, encourage diversiﬁed farming, and allow compatible uses that support agricultural viability while maintaining the rural character of the area. The proposed Bed and Breakfast use is accessory to an active working farm and supports the long-term agricultural use of the property by providing supplemental income and opportunities for agricultural education and farm-based experiences. The zoning of the property is Agricultural (A-20a). The proposed use is consistent with the intent of the Agricultural zoning district, as it does not involve subdivision, urban-level development, or conversion of agricultural land to non-agricultural use. The Bed and Breakfast operation is limited in scale, conﬁned to two bedrooms within the existing residence, and remains secondary to ongoing agricultural activities on the property. The subject property is located outside of the Special Management Area (SMA) and is therefore not subject to SMA permitting requirements. There are no adopted Community Development Plans or Design Plans applicable to the ʻŌlaʻa Reservation Lots area that would conﬂict with the proposed use. D. Surrounding Zoning and Land Uses The subject property is surrounded by lands that are similarly zoned and used for agricultural purposes. •North: Agricultural zoning; land consists of undeveloped areas with bushes and open pasture •South: Agricultural zoning; adjacent property used primarily for agricultural purposes with animals •East: Agricultural zoning; open pasture and rural agricultural land •West: Agricultural zoning; open pasture The closest neighboring properties are used for agricultural activities, including the keeping of animals, with no intensive residential or commercial uses in the immediate vicinity. The proposed Bed and Breakfast use, limited to two bedrooms within an existing single-family dwelling, is compatible with the surrounding agricultural land uses. To further protect ongoing agricultural operations, crops, and livestock, we intend to extend fencing around the property. The fencing is intended for agricultural protection and biosecurity purposes and will not adversely affect neighboring properties or existing access. The proposed use will not introduce incompatible activities and will remain subordinate to and supportive of the prevailing agricultural character of the area. E. Flood Insurance Rate Map (FIRM) Designation Based on information obtained from the Department of Public Works – Engineering Division, the subject property is located within Flood Insurance Rate Map (FIRM) Zone X, which is an area of minimal ﬂood hazard. The proposed Bed and Breakfast use will occur entirely within an existing single-family dwelling and will comply with all applicable ﬂoodplain and drainage regulations. No ﬂood- related impacts are anticipated as a result of the proposed use. F. Archaeological and Historic Resources No formal archaeological or historic resource survey has been conducted for the subject property. Based on our knowledge, long-term use of the land, and the absence of visible indicators such as structural remains, midden deposits, lava tubes, or human skeletal remains, it is considered very unlikely that archaeological or historic resources are present on the property. The proposed Bed and Breakfast use will occur entirely within an existing single-family dwelling and does not involve ground disturbance or land alteration. In the event that any inadvertent discovery of archaeological, historic, or cultural resources is made during any future land-disturbing activity related to the use of the property, all work will immediately cease. We will promptly notify the County of Hawaiʻi Planning Department and the State of Hawaiʻi Department of Land and Natural Resources (DLNR), including the State Historic Preservation Division (SHPD), and will secure all required clearances and approvals prior to resuming any work. G. Valued Cultural Resources and Native Hawaiian Rights We have considered traditional and customary Native Hawaiian rights in accordance with the Hawaiʻi State Supreme Court decisions in Public Access Shoreline Hawaiʻi (PASH) and Ka Paʻakai o Ka ʻĀina. The PASH decision afﬁrms that Native Hawaiian traditional and customary practices exercised for subsistence, cultural, and religious purposes must be reasonably accommodated where such rights are customarily and traditionally exercised. The Ka Paʻakai decision further requires agencies and applicants to identify the extent to which proposed actions may affect these rights and to implement reasonable measures to protect them if present. The subject property is not adjacent to or proximate to the shoreline. As such, customary marine resource gathering, shoreline access, and coastal practices are not applicable to this site. Based on our knowledge and use of the property, no traditional or customary Native Hawaiian gathering practices are known to occur on the subject property, and the cultural impact of the proposed use appears to be non-existent. In the event that legitimate traditional and customary Native Hawaiian gathering or access claims are identiﬁed, we intend to respect and honor such claims and will work in good faith to provide reasonable access and accommodation consistent with applicable law. The proposed Bed and Breakfast use will occur entirely within an existing single-family dwelling and will not involve land alteration, ground disturbance, or restriction of access that would adversely affect Native Hawaiian rights. H. Floral and Faunal Resources No professional biological or ecological surveys have been conducted on the subject property. Based on our knowledge and ongoing use of the land as a working farm, the property is primarily characterized by cultivated agricultural crops, landscaped areas around the residence, and common vegetation typical of rural agricultural lands. We are not aware of the presence of any rare, threatened, or endangered plant or animal species on the property. The proposed Bed and Breakfast use will occur entirely within the existing single-family dwelling and will not involve land clearing, grading, or habitat alteration. Accordingly, the proposed use is not expected to result in any signiﬁcant adverse impacts to existing ﬂoral or faunal resources. I. Public Access The subject property is approximately 10 miles inland from the nearest shoreline. The subject property is not adjacent to or located along the shoreline and does not provide access to shoreline or coastal areas. There are no known existing public accessways across or along the property for shoreline or mauka–makai travel. Based on our knowledge, the property is not used by the public for access to shoreline, marine, or mountain resources. The proposed Bed and Breakfast use will occur entirely within an existing single-family dwelling and will not create, restrict, or interfere with any existing lawful public access. Accordingly, the proposed use will have no adverse impact on public access. J. Access to the Property Access to the subject property is provided from N. Pszyk Road through a private gravel roadway located entirely within the parcel. •Primary access point: Gated entrance located at the lower right (southeast) portion of the property along N. Pszyk Road •Road type: Private roadway •Surface: Gravel •General condition: Good and regularly maintained The private roadway extends mauka through the property to the existing single-family dwelling, which is located at the upper right (northeast) portion of the parcel. The access conﬁguration allows for controlled entry, minimizes trafﬁc impacts to neighboring properties, and provides adequate access for residents, guests, and emergency services. Legal access rights are held by the property owner. K. Trafﬁc Impacts Trafﬁc impacts associated with the proposed Bed and Breakfast are expected to be minimal. The use is limited to a maximum of six (6) overnight guests, one family or one group, which will result in only a small number of additional vehicle trips (one or two vehicles) comparable to normal residential activity. Access to the residence is provided via a private gravel roadway approximately 550 feet in length, extending from a gated entrance along N. Pszyk Road to the existing single-family dwelling. The private roadway allows guest vehicles to enter and exit the property without affecting adjacent properties. The subject property is located along a secondary roadway that terminates in a dead end. Due to the limited scale of the proposed use, controlled access, and low trafﬁc volumes on the surrounding road network, the project is not anticipated to generate any adverse trafﬁc impacts on local or regional roadway infrastructure. A formal trafﬁc study is not warranted based on the scale and nature of the proposed use. L. Availability of Utilities The subject property is served by the following utilities: •Water: County of Hawaiʻi water service •Telephone / Internet: High-speed internet service available on-site •Electricity: Electrical service provided to the existing single-family dwelling •Solid Waste Disposal: Regular residential solid waste service •Sewage Disposal: Cesspool. Planning to replace cesspool by 2050. All existing utilities adequately serve the current residential and agricultural uses of the property and are sufﬁcient to support the proposed small-scale Bed and Breakfast without requiring upgrades or expansion of public infrastructure. 4. Reasons for Granting the Special Permit (HRS Chapter 205) A. Promotion of Chapter 205 Objectives The proposed use promotes the objectives of Chapter 205, Hawaiʻi Revised Statutes, by being an unusual and reasonable use of the land that does not detract from the long-term purpose of the district. Where located in the Agricultural or Rural District, the use will not diminish the agricultural potential of the land. 1. No Adverse Effect on Surrounding Properties The proposed B&B is limited to two bedrooms within an existing single-family home and will generate minimal additional activity beyond what is typical for a rural agricultural area. Guest numbers are small, operations are owner-managed, and activities are conducted primarily during daytime hours. As such, the use will not create noise, trafﬁc, or visual impacts that would adversely affect surrounding properties. 2. No Unreasonable Burden on Public Agencies Due to its small scale, the proposed use will not place an unreasonable burden on public infrastructure or services. Trafﬁc increases will be minimal and comparable to normal residential use. Existing roads, utilities, and emergency services are adequate to serve the proposed B&B without the need for public improvements. 3. Unusual Conditions, Trends, or Needs Since the establishment of district boundaries and regulations, there has been a growing need for diversiﬁed income opportunities for small and working farms. Agritourism-related uses, such as small B&Bs that are directly tied to agricultural operations, have emerged as a reasonable response to these trends while supporting the long-term viability of farms. 4. Unsuitability for Permitted Uses While agricultural uses remain the primary function of the property, exclusive reliance on traditional permitted uses may not provide sufﬁcient economic sustainability. The proposed B&B represents a compatible, accessory use that supports agricultural productivity without converting the land away from farming. 5. Preservation of Essential Character The essential agricultural and rural character of the property will be preserved. No new structures are proposed, and the existing single-family dwelling will continue to appear and function as a residence. The B&B use will remain secondary to farming activities and will not alter the overall character of the land. 6. Consistency with General Plan and Community Development Plans The proposed use is consistent with the goals and policies of the Hawaiʻi County General Plan and applicable Community Development Plans that encourage agricultural sustainability, rural character preservation, cultural education, and responsible visitor-related uses that are small in scale and community-oriented. The proposed use is consistent with the goals, policies, and standards of the Hawaiʻi County General Plan and applicable Community Development Plans. PLOT PLAN Special Permit Application – Bed & Breakfast TMK (3) 1-8-005-179 8.96 Acres – Agricultural (A-20a) Puna District – ʻŌlaʻa Reservation Lots N ↑ Property slopes gently upward from N. Pszyk Road at gate (lower elevation) to residence (higher elevation). P arking o use Elevation 1547ft Elevation 1561ft Additional Parking Garage (Tractor, lawnmower, farm equipment storage) HOUSE GU cc TUqPPS0QFSBUPS3FTJEFODF 1SJNBSZ-JWJOH"SFB 3PPN3PPN OEqPPS 3PPN(VFTUCFESPPN 3PPN(VFTUCFESPPN JOSH GREEN, M.D. KENNETH S. FINK, M.D, MGA, MPH GOVERNOR OF HAWAII DIRECTOR OF HEALTH KE KIA’AINA O KA MOKU’AINA O HAWAI’I KA LUNA HO’OKELE STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: May 26, 2026 TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Special Permit Application (PL-SPP-2026-000127) Applicant: Ryuta Ichikawa Request: Special Permit for a 2-Bedroom Bed and Breakfast Operation Within an Existing Dwelling with Integrated Farm Education TMK: 1-8-005:179, Mountain View, Puna, Hawaiʻi 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. Jeffrey W. Darrow May 29, 2026 Page 2 of 4 2. Control of Fugitive Dust: You must reasonably control the generation of all 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 Jeffrey W. Darrow May 29, 2026 Page 3 of 4 1. Agencies and/or project owners are responsible for ensuring environmental 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. The purpose of these guidelines is to provide interpretation of the Department of Health’s Administrative Rules, Title 11, Chapter 50, Food Safety Code, as it pertains to Bed and Breakfast operations. 2. A “Bed and Breakfast” establishment where food is served to no more than six guests, so long as the person in charge obtains food protection certification pursuant to section HAR 11-50-20(c), food operations are limited to those risk categories enumerated in section 11-50-7(e)(1)- (4) (receiving; cold storage, holding, preparation, and thawing, hot storage, holding, and preparation, thermal Jeffrey W. Darrow May 29, 2026 Page 4 of 4 processing) and signage, with lettering no smaller than one inch in height, remains posted at the entrance to the kitchen within the home notifying any consumer that the food served is "Made in a home kitchen not routinely inspected by the Department of Health" shall be exempt from the provisions of this chapter except that they shall remain subject to inspection. 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.