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HomeMy WebLinkAboutPD Background Report (PL-SPP-2026-000146)-1- B_Olds_SPP_2026 COUNTY OF HAWAI‘I PLANNING DEPARTMENT BACKGROUND REPORT MADELINE MILILANI OLDS SPECIAL PERMIT APPLICATION (PL-SPP-2026-000146) MADELINE MILILANI OLDS has submitted an application for a Special Permit to establish a one-bedroom bed and breakfast operation within an existing three-bedroom dwelling, including a detached bedroom on a 1.44-acre parcel within the State Land Use Agricultural District. The subject parcel is located at 15-1480 Beach Road, approximately 4.2 miles from the Kea‘au-Pāhoa Road, Hawaiian Paradise Park, Puna, Hawaiʻi, TMK: (3) 1-5-053:004. APPLICANTS’ REQUEST 1. Request: The applicant is requesting a Special Permit to operate a one-bedroom bed and breakfast establishment within an existing detached bedroom of a 3- bedroom single-family dwelling located on the subject property. According to the application, the detached bedroom contains approximately 480 square feet of interior floor area and an approximately 192-square-foot covered lanai. The applicant proposes a maximum occupancy of four (4) guests. The applicant resides in the existing main dwelling located on the same property. 2. Staffing/Employees: The bed and breakfast establishment will be operated by the applicant. 3. Parking: One designated off-street parking stall would be provided for guests on an existing concrete parking area adjacent to the detached bedroom, with separate on-site parking available for the applicant’s residence. The applicant states that guest bookings generally involve one vehicle and that guest parking would occur entirely on the subject property. 4. Hours of Operation: Guest check-in is proposed at 3:00 p.m. and check-out at 11:00 a.m. Quiet hours are proposed between 10:00 p.m. and 8:00 a.m. 5. Reason for Request: According to the applicant, the proposed hosted bed and breakfast is intended to provide a small-scale source of supplemental income while allowing her to continue residing full-time on the property. -2- 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. 7. Landowners: Madeline Mililani Olds 8. Supportive Information: A Special Permit is required to operate a bed and breakfast establishment in the State Land Use Agricultural District. The applicant has submitted the attached in support of the request. (Planning Department Exhibit 1 – Special Permit Application dated May 19, 2026) STATE & COUNTY PLANS 9. State Land Use District: Agricultural. 10. General Plan Land Use Pattern Allocation (LUPAG) Map: The 2005 General Plan LUPAG map and the General Plan 2045 Land Use Map both classify the subject property as Rural (RUR). 11. County Zoning: Agricultural – 1 acre (A-1a) 12. Puna Community Development Plan (PCDP): The Puna Community Development Plan was adopted by the Hawaiʻi County Council by Ordinance No. 08-116 on August 27, 2008. 13. Special Management Area (SMA): The property is not within the County’s Special Management Area. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 14. Subject Property: The subject property is generally level and is developed with an existing single-family dwelling and a detached bedroom structure. According to the applicant, the main dwelling was originally constructed in 1981, the property was purchased by the applicant in 2005, and the detached bedroom was permitted and finalized in 2022. The detached bedroom contains approximately 480 square feet of interior space and a 192-square-foot covered lanai and is the structure proposed for use as the one-bedroom hosted bed and breakfast. Existing site -3- improvements also include an on-site septic system, private well water system, internal driveway, and designated parking areas. 15. Surrounding Zoning/Land Uses: The subject property is located within the Hawaiian Paradise Park subdivision, where the surrounding properties are predominantly within the State Land Use Agricultural District and are generally zoned Agricultural 1-acre (A-1a). The surrounding area is characterized primarily by low-density rural-residential development consisting of single-family dwellings on relatively large lots, interspersed with undeveloped or lightly developed properties and limited agricultural uses. According to the applicant, parcels in the immediate area generally range from approximately one-quarter acre to two acres, and no large-scale commercial agricultural operations are located immediately adjacent to the subject property. 16. Land Study Bureau’s Detailed Land Classification System: According to the Land Study Bureau's Detailed Land Classification system, the subject property is classified as Class E, indicating lands with very low/very poor productivity. 17. Agricultural Lands of Importance to the State of Hawaiʻi (ALISH): Unclassified under the Agricultural Lands of Importance to the State of Hawaiʻi (ALISH) classification system. 18. Flood Insurance Rate Map (FIRM): The property is classified as Flood Zone “X,” (Area of Minimal Flood Hazard) according to the FEMA Flood Insurance Rate Mapping system. 19. Flora/Fauna Resources: No formal flora or fauna survey was submitted with the application. According to the applicant, the property is developed primarily with residential landscaping, including turfgrass, ornamental tropical plants, and shade trees, and no threatened or endangered plant or animal species, critical habitat, active nesting sites, or protected roosting areas are known to occur within the actively used portion of the property. The applicant notes that native species such as the Hawaiian hawk (ʻio) or Hawaiian short-eared owl (pueo) may occasionally pass through or forage in the broader Puna area. 20. Agricultural Use: According to the applicant, the site has not been used for large- or small-scale agriculture and the developed portions of the property consist -4- primarily of the residence, detached bedroom, lawn, ornamental landscaping, and shade trees. No crop cultivation, livestock operation, or other commercial agricultural activity is proposed in association with the bed and breakfast use. 21. Archaeological/Cultural/Historical Resources: No archaeological inventory survey, cultural impact assessment, or other formal archaeological or cultural resource study was submitted with the application. According to the applicant, the portion of the property associated with the proposed bed and breakfast has been previously cleared, graded, and used for residential purposes for more than 40 years, and no surface archaeological features, historic walls, or other cultural indicators are known to occur within the developed residential area. No new construction, excavation, or other ground-disturbing activity is proposed as part of this request. 22. Public Access: There is no record of any designated public access to the shoreline or mountain areas that traverse through the subject property. PUBLIC UTILITIES AND SERVICES 23. Access/Parking/Traffic: 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. The subject property is accessed from Beach Road through an existing gated entrance and an approximately 300-foot-long internal driveway leading to the residence and detached guest unit. According to the applicant, one guest parking stall will be provided entirely on-site on an existing concrete parking pad adjacent to the bed and breakfast unit; the operation is expected to generate no more than one guest vehicle at a time. 24. Water: The subject property is served by a private on-site well. The Department of Water Supply reviewed the application and stated that it has no comments or objections to the proposed use of the private well because the property is located beyond the service limits of the County water system. 25. Wastewater: According to the applicant, wastewater from the existing residence and proposed bed and breakfast is disposed of through an individual wastewater system consisting of a septic system that replaced a former cesspool in 2022. The -5- applicant states that the system has sufficient capacity to serve both the residence and the detached guest unit. No expansion or modification of the wastewater system is proposed as part of this request. 26. Solid Waste: Any solid waste generated by the proposed B&B operations will be disposed of by commercial solid waste disposal companies or by the B&B host. 27. 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. 28. Essential Utilities and Services: The subject property is served by existing electrical service and private on-site water and wastewater systems. According to the applicant, the proposed one-bedroom bed and breakfast will utilize existing residential utilities and infrastructure, and no utility extensions or major infrastructure improvements are proposed. AGENCY COMMENTS 29. State Department of Health: (Planning Department Exhibit 2 – July 30, 2026, memo). 30. Department of Water Supply: (Planning Department Exhibit 3 – August 13, 2026, letter). AGENCIES – NO COMMENTS/NO CONCERNS 31. State Office of Planning and Sustainable Development, Police Department. AGENCIES – NO RESPONSE 32. Department of Public Works – Engineering (Hilo) and Building Divisions, Department of Environmental Management, Fire Department, State Land Use Commission, State Department of Agriculture, State Department of Land and Natural Resources. PUBLIC COMMENTS 33. None received as of the date of this writing. SPECIAL PERMIT APPLICATION COUNTY OF HA WAI'I PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): Madeline Mililani Olds APPLICANT'S SIGNATU� � ADDRESS: 15 1480 Beach Rd Keau HI 967 49 DATE:--�---�- LIST APPLICANT'S INTEREST (if not owner): _________________ _ PHONE: (Bus.) _______ (Res.) _______ (Email) ________ _ REQUEST: _________________________ _ TAX MAP KEY: 3 1 5 053 004 0000 ZONING: State Land Use Ag SIZE OF PROPERTY I AREA OF REQUESTED USE: 1.4 7 / 672 sf for �ed and breakfast LANDOWNER(S): Madeline Mililani Olds 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.) 808 388 9809 (Res.) ______ (Email) _______ _ Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Madeline Mililani Olds COPIES:-------------- 1 Madeline Mililani Olds 15-1480 Beach Road, Keaau HI 96749 TMK: (3) -1-5-053-004-0000 *Request for Hosted Bed and Breakfast Special Use Permit in State Land Use Ag Land in Hawaiian Paradise Park 1. A new Filing Fee of $500 will be paid before the Public Hearing. Previously paid monies will be returned to me. 2. The application was signed and is attached/uploaded in EPIC. 3. Written Narrative, including the following information on the Subject Request (there was a separate Narrative uploaded to EPIC, which can be disregarded) 3A. Applicant Information & Objectives The applicant, Madeline Mililani Olds is requesting a Special Permit to operate a onebedroom, detached bedroom, HOSTED bed-and-breakfast on the subject agriculturally zoned property located at 15-1480 Beach Road, Keaau, HI 96749. TMK (3) 1-5-053:004 Check in 3pm, check out 11am. We ask all guests beforehand their arrival time (ETA), and f Hours of Operation aka Quite Hours: 10p-8a. Unlike large commercial establishments, Traffic Impacts and Noise are zero. The property has no employees. Standard residential upkeep-including yard, maintenance, cleaning, pest control is done by independent casual laborers, consistent with normal residential property ownership. The Reason for the request of a SPP is as follows: The proposed use of the property is unusual and reasonable, and will NOT negatively impact the surrounding community. Justification & Supplemental Income Approval of this bed-and-breakfast permit will grant the applicant the vital ability to generate supplemental income by offering short-term guest stays. This critical supplemental income will provide the financial stability necessary for the applicant to remain on her property and avoid being forced to sell her home. 2 Operational Details & Capacity This request for a Special Permit seeks authorization to operate the detached bedroom studio with a maximum allowable occupancy for the structure is four individuals, it typically hosts two adults, or a maximum of two adults and two small children. Operational history shows that circumstances involving more than three guests are exceedingly rare, with the vast majority of bookings consisting of two adults. The applicant maintains a continuous, stabilizing presence on the property by living in the main house. 3B. Property Description, Location & Layout The subject property at 15-1480 Beach RD, Keaau HI 96749 consists of approximately 1.47 acres of land. It is situated on Kaloli Rd and Beach Rd, approximately 4.2 miles from Keaau-Pahoa Rd. It is a completely flat lot with the exception of the main home that is on post and pier. The parcel contains only two structures: the main part of the home and a detached bedroom. The detached bedroom structure was officially approved for construction and finalized in 2022. Only the detached bedroom and lanai, and the concrete pad to park. Remainder of property will be used by the owner, myself. 3 4 Ownership Occupancy and History The applicant, Madeline Mililani Olds, owns the property and resides full-time on-site in the main home. I’ve owned the property for 21 years ago. The main house was originally constructed in 1981, I purchased in 2005, and the detached bedroom was permitted in 2022. Permit Compliance Permit #PW.BLD2C bld-FINAL Passed In 2022, the architectural and building plans for the detached structure were approved, finalized, fully permitted, and deemed fully legal. In strict accordance with the written stipulations stated on the approved building permit, the unit contains no kitchen stove or oven.. 5 Utilities & Infrastructure The property infrastructure has undergone significant, modern upgrades to ensure environmental safety and self-sufficiency. Structure Specifications: The fully permitted and approved detached bedroom encompasses 480 sf of interior space, complemented by a 192 sf approved covered lanai. Additionally, the lot has been completely converted from cesspool to a modern septic system, The previous water catchment system has been upgraded and converted to a functional well water system. Parking Provision: There is a significant amount of open parking available on the property. Historically, the operation has never hosted guests traveling with more than one vehicle, as bookings are strictly limited to one family or one couple at a time. Guests are provided a designated, dedicated parking area situated on a concrete pad directly in front of the bed- andbreakfast structure. 3C. 6 State/County Plans affecting the subject request: State Land Use Boundary Designation, General Plan designation, Zoning Special Management Are and Community Development Plans: Surrounding Zoning is the same, State Land Use Ag. Property Identification & Zoning & Surrounding zoning and Land Uses The subject site is identified as Tax Map Key TMK (3) 1-5-053:004, encompassing approximately 1.47 acres of land. The parcel is situated within the State Land Use Agricultural District and is located at 15-1480 Beach Road in the Hawaiian Paradise Park (HPP) subdivision, positioned off the intersection of Kaloli Drive and Beach Road. Consideration State land use and HRS 205-4.5(b) and SOIL E: The subject site is designated state line use agricultural and the property was born prior to June 4, 1976. And “NO MANDATORY FARMING” and the Special Permit follows HRS 205- 4.5(b) allowing for the special permit application to be considered especially with POOR SOIL. Granting this request would promote the effectiveness and objectives of chapter 205 HRS and then in the case of the agricultural district state land use, the law is intended to preserve or keep land of high agricultural potential and agricultural use in this case there is no high potential with the soil, Class E. County Zoning and General Plan Consistency The subject property is zoned Agricultural, 1-acre minimum lot size (A-1a) under the Hawaii County Code. A hosted bed-and-breakfast is an allowable use within this zoning district subject to securing a Special Permit. This request strongly coincides with the Hawaii County General Plan, which serves as a long-range guide for land use decision making. Because the property is poorly suited for commercial agriculture, the proposed project harmoniously integrates with, and advances, the following specific General Plan Goals and Policies and does coincide with the county general plan as it is not suitable for agricultural and in consideration for a special permit on agricultural land, where the requested use meet certain criteria, outlined in the general plan under very POOR Soil (E). Economic Development • Goal 1: Provide residents with opportunities to improve their quality of life through economic development that enhances the County’s natural and social environments. • Goal 2: Ensure economic development and improvements exist in strict balance with the physical, social, and cultural environment of the Island of Hawaii. • Goal 3: Strive for diversity and stability in the economic system. • Goal 4: Provide an economic environment that allows new, expanded, or improved economic opportunities that are highly compatible with the County's cultural, natural, and social fabric. 7 • Goal 5: Foster an economic climate that provides residents with an open opportunity for choice of occupation. • Goal 6: Strive for diversification of the economy by strengthening existing homegrown industries and attracting compatible new endeavors. • Policy A: Encourage the development of a visitor industry that operates in complete harmony with the social, physical, and economic goals of the local residents of the County. • Policy B: Support all levels of education, employment, and training opportunities through local enterprise. Cont…ECONOMIC DEVELOPMENT (Enhancing the Dollars to Stay in Hawaii, Social and Cultural Environment This bed-and-breakfast provides me with the opportunity to maintain my quality of life, maintain my home and its’ future. 1) It further provides economic development and propagation: a. Guest Stays are “Monies made here in Hawaii, propagates here in Hawaii”, and mainly not to foreign or mainland Corporations. i. Examples: Income received goes to homeowners such as myself that live in Hawaii. ii. Guests are a launchpad to local restaurants, stores, farmers markets, local guides, artisans and more. iii. Unlike major Resorts, B&B distributes visitor spending into residential and supporting small neighborhood bistros and cafes. iv. Cultural Preservation: I act as a cultural ambassador, with educational books of Hawaii and my Ancestry, regional history, etiquette, and community values to foster respectful tourism. v. Locals from other Islands like Bed & Breakfasts as they can choose locations near their families, versus being forced to stay in a Hilo airport. A Hosted bed-and-breakfast is a highly desirable use of the land within the county that achieves the balance without impeding or imposing on residence or businesses, but instead creates economic advantages to the businesses and restaurants and stores of Hawaii, propagating job opportunities, and with sharing our mana’o to visitors, regardless of where they stay that they have an environment of understanding and nurturing the natural resources of the island to keep things viable and sustainable. Educational Application: 8 A hosted bed-and-breakfast provides a uniquely intimate platform for visitor education that largescale resorts cannot match. The Island of Hawaii offers unmatched natural knowledge, ranging from astronomy at the Mauna Kea observatories to volcanology at Hawaii Volcanoes National Park. The applicant enriches the guest experience by curating local activity books, maps, and historical literature. Environmental Quality and Natural Resources Environmental Application: The proposed hosted bed-and-breakfast represents the most desirable, low-impact use of this specific property. It achieves economic viability without imposing any structural footprints, noise, or traffic burdens on nearby residential neighbors or surrounding agricultural properties. Instead, it funnels purchasing power directly to neighborhood markets, stores, and restaurants. 3D. ZONES: Environmental & Hazard Classifications • Lava Flow Hazard Zone: The property is located within Lava Zone 4 • Special Management Area (SMA) Status: The site sits approximately 2500 ft. from the coastline. It is explicitly positioned outside of any State Conservation District and does not fall within the County’s Special Management Area (SMA), minimizing coastal environmental impacts. SEE LAVA ZONE MAP BELOW • Soil Evaluation: According to the National Cooperative Soil Survey and Agricultural Development Pattern, the property soil is classified as Soil Class E. This denotes land with very poor agricultural productivity capacity, meaning the proposed bed-andbreakfast use does not displace viable commercial farming operations. The subject parcel and all immediately adjacent properties are situated within the State Land Use Agricultural District and carry County Agricultural, 1acre minimum lot size (A-1a) zoning 9 designations. Land tracts throughout this immediate section of Hawaiian Paradise Park (HPP) range in size from approximately one-quarter acre to two acres. The prevailing land-use pattern of the surrounding area is overwhelmingly rural - residential, characterized by single-family homes on large lots. There are no expansive, active open-field industrial farming operations adjacent to the property. The only notable commercial agricultural enterprise in the local vicinity is an eco-conscious, self-contained, above-ground oyster aquaculture farm. The proposed bed-and-breakfast operation is entirely compatible with this established surrounding rural-residential fabric. By restricting bookings to a minor, strictly controlled guest capacity within an existing dwelling unit, the operation preserves the quiet character, low-density footprint, and peaceful spatial separation expected in the neighborhood. 3E. FIRM Designation: NOT a Flood Hazard Area: PANEL # 1551661180F and 2,920 ft According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), the subject property is designated entirely within Flood Zone X that denotes areas of minimal flood hazard determined to be completely outside the 500-year floodplain (areas with less than a 0.2% annual chance of flooding). Because the parcel sits outside of defined special flood hazard areas, the operation introduces zero risk to county drainage infrastructure and requires no local flood plain mitigation assets. 10 3F. Archeological and Historic Resources: Historical, Cultural, and Archeological Assessment 11 It is highly unlikely that any intact archaeological, historical, or cultural resources will be encountered or disturbed on the subject property. The specific site envelope dedicated to the special permit has been previously cleared, graded, and continuously utilized for permitted residential purposes for over four decades. No surface features, historical rock walls, or ancestral indicators are present within the active residential perimeter. In the unexpected event that any subsurface cultural materials, historical artifacts, or skeletal remains (iwi kūpuna) are discovered during future property preservation, all work will cease immediately. The applicant will immediately notify the County of Hawaii Planning Department and the State Department of Land and Natural Resources (DLNR) State Historic Preservation Division (SHPD) in strict compliance with state administrative rules. 3G. Valued Cultural Resources – PUNA HISTORICAL TRAIL Public Trail Access & Surrounding Proximity As previously established, the macro-terminus of Beach Road features a dedicated public boundary and pedestrian access pathway leading to the historic Puna Trail, Hāʻena Beach, and Paki Point. W.H. Shipman, Ltd. actively manages and maintains an independent, private parking area explicitly designated for trail hikers and shoreline access. Issues relative to Native Hawaiian gathering, cultural practice, and traditional fishing rights must always be vigorously addressed and protected. The operational scope of this hosted bed- andbreakfast creates absolutely zero obstructions, structural barriers, or access limitations to these historical resources. Traditional trails, coastal gatherers, and shoreline practitioners retain completely unhindered, autonomous access to the coast. Furthermore, because the subject parcel has been extensively and legally utilized for private residential use since well before Hawaii achieved statehood, its current residential boundaries contain no active gathering sites or cultural practices. 3H. Floral and Fauna Resources: As a Native Hawaiian, this bed and breakfast property comes with a deep respect for mālama ‘āina(stewardship of the land). Rather than disturbing the native ecosystem, the applicant actively protects the local fauna (birds), flora (plants), and coastal environment. To foster cultural appreciation and education, the bed-and-breakfast studio is thoughtfully curated and filled with historical Hawaiian literature, books, and educational resources for guests to read during their stay. Comprehensive environmental reviews indicate there are no endangered or threatened botanical (flora) or zoological (fauna) micro-habitats located within the active boundaries of the parcel. The site has never been utilized for large-scale commercial agricultural clearing, keeping the immediate lot landscape restricted to standard residential turfgrass, ornamental tropical plants, and domestic shade trees. While wider-ranging indigenous avian species—such as the endangered Hawaiian Hawk (ʻIo) or the Hawaiian Short-eared Owl (Pueo)—may occasionally transit or forage through the wider Puna canopy, the property contains no active nesting sites, critical habitats, or protected roosting 12 grounds. The quiet, passive residential use of the existing studio will not cause adverse acoustic or environmental disruption to local wildlife. [1] 3I. Public Access –Public Trail Access & Surrounding Proximity The historic Puna Trail, which leads pedestrian traffic down to Hāʻena Beach (frequently referred to as Shipman Beach) and Paki Point, terminates at the macro-end of Beach Road. The operation of this bed-and-breakfast will cause absolutely zero negative impacts or blockages to public trail access. W.H. Shipman, Ltd. maintains and actively manages a separate, private parking area dedicated to trail hikers, keeping public recreational traffic entirely separate from the applicant's private residential driveway. 3J. Description of access(es) to the area Property Driveway Description Primary access to the property is provided via Beach Road, which is a fully paved public roadway that the HPPOA cares for. The property features a secure, gated entrance. From this gate, a manicured grass driveway extends approximately 300 feet directly to the bed andbreakfast unit. 3K. Traffic Impacts: Surrounding Traffic & Impact Analysis Located at the terminus of this specific section of Beach Road is a public parking lot designed for visitors (locals and visitors) accessing the Puna Historical Trail, which leads to Haena Beach (aka Shipman Beach) and Paki Point. Because the guest volume for this bed and-breakfast is consistently equivalent to only one single vehicle, the proposed operation generates zero negative traffic or congestion impacts on Beach Road. Additionally this Bed and Breakfast does NOT impact Native Hawaiian Practices of Fishing and other as Paki Point access is from the Shipman Parking Lot. 3L. Availability of Utilities; water, telephone, electricity, solid waste and sewage disposal: All necessary public and private utilities are currently available, connected, and fully operational on the site: • Electrical Power: Hawaiian Electric Company (HECO) overhead electrical service is fully connected and active at the property. • Water Supply: Domestic water supply is safely self-contained via a private, legally permitted deep well water system. • Wastewater Disposal: The property contains a modern, individual wastewater system (IWS). The system was completely upgraded from an outdated cesspool to a fully certified, high-capacity septic system in 2022. The system contains more than sufficient capacity to easily absorb the wastewater volume generated by the main home and the bedand-breakfast studio. 4. Written narrative including the following: 13 4A. Regulatory Analysis & Justification Coastal Zone Management (Chapter 205A, HRS) The proposed bed-and-breakfast operation is fully consistent with and not contrary to the objectives and policies of Chapter 205A of the Hawaii Revised Statutes (HRS) regarding Coastal Zone Management. The project site is situated landward of coastal impacts, contains no public shoreline vistas, and hosts no scenic open spaces or public recreational assets within its property lines. The scenic and ecological integrity of the coastline remains entirely untouched. 4A1. Impacts to Surrounding Properties The proposal to operate a small-scale bed-and-breakfast within a fully permitted, existing detached structure will have zero adverse impacts on neighboring parcels: • Spatial Buffer: The subject property is large (1.47 acres), and the surrounding neighborhood parcels are similarly oversized, creating exceptional spatial buffers and natural privacy screening between homes. • Setbacks: The guest studio sits approximately 300 feet back from Beach Road frontage, preventing any visual clutter or neighborhood noise. • No Roadway Parking: All guest parking is accommodated entirely on-site on a dedicated concrete pad; no vehicles park on the public roadway shoulders. • On-Site Host Management: As a full-time resident owner, to ensure strict compliance with Hawaii County Code quiet hours, which are observed from 10:00 PM to 8:00 AM daily. 4A2. Impact to Public Agencies The bed-and-breakfast will not place any additional burdens, financial liabilities, or structural demands on public agencies, county services, public sewer lines, water municipal loops, or regional stormwater drainage setups. All structural and utility functions are completely stabilized on-site by the landowner. 4A3. Land Suitability for Permitted Use & Unusual Conditions Although the parcel carries a broad legislative "Agricultural" classification, the physical characteristics of the land make it entirely unsuitable for commercial farming. As noted by the Land Study Bureau’s Master Productivity Rating, the property soil is classified as Class E (Very Poor). This rocky, uncultivable ground presents an unusual condition where traditional agricultural development is impossible. Under these unique land constraints, granting a Special Permit is highly reasonable, allowing the owner to utilize the poorly suited acreage to generate essential, incremental household revenue. 4A5. Land Character and Present Use The proposed use will not alter, disrupt, or diminish the essential rural-residential character or daily use of the neighborhood. The property’s principal use remains the primary home of the landowner, who is a Native Hawaiian senior citizen. This minor homebased venture serves as a vital economic tool, allowing a local senior to meet rising mortgage and cost-of-living obligations so she can maintain her home. 14 4A6: Relationship to the General Plan The proposed project is not contrary to the overarching goals, policies, and intent of the Hawaii County General Plan or State Land Use Laws. The spirit of the Agricultural district is to safeguard lands of high agricultural potential from residential encroachment. Because this specific property consists entirely of Class E soil, authorizing this passive bed-andbreakfast does not remove productive agricultural acreage from the County supply. It represents a sensible, lowimpact, and harmonious use of a rural residential lot that fully respects the intent of Chapter 205, HRS. 5.A scale-drawn Plot Plan of the Property showing lines and measurements, all existing and proposed structures with elevations, uses and improvements; and reference points such as roadways, shorelines, etc. ***See scale drawing, also attached in my EPIC SPP Application. The draftsman used what was in the County at the time. For the purposes of a quick view of the property extensive setbacks and proximity of bed and breakfast ****The 2nd image below is the accurate drawings of the home and square feet. 15 22 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: July 30, 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-2026-000146) Applicant: Madeline Mililani Olds Request: To Operate a One-Bedroom Bed and Breakfast Operation Within an Existing Single-Family Dwelling TMK: 1-5-053:004, Hawaiian Paradise Park, 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 July 30, 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 July 30, 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 July 30, 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. 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. DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAl'I 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAl'I 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8657 TO: Mr. Jeffrey Darrow, Director Planning Department August 13, 2026 FROM: Keith K. Okamoto, Manager-Chief Engineer SUBJECT: Special Permit Application Applicant: Madeline Mililani Olds REC'D HA.ND DELIVERED COH PLANNING DEPTAUG 20 2026 PM12:14 Request: To Operate a One-Bedroom Bed and Breakfast Operation Within an Existing Single-Family Dwelling Tax Map Key 1-5-053:004 (PL-SPP-2026-000146) We have reviewed the subject application and have no comments or objections on the request to use a private on-site well, as the subject parcel is beyond the service limits of the Department's existing water system. The nearest Department of Water Supply's water system facility is at the end of an existing 12-inch waterline along Paradise Road which is approximately 4.1 miles from the property Should there be any questions, please contact Ms. Robyn Matsumoto of our Water Resources and Planning Branch at (808) 961-8070, extension 255. RM:dfg Sincerely yours, Keith K. Okamoto, P.E. Manager-Chief Engineer copy -Ms. Madeline Mililani Olds ... Water, Our :Most <Precious <:Rgsource ... 1(a Wai}l. 1(Zine ... The Department of Water Supply is an Equal Opportunity provider and employer.