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HomeMy WebLinkAboutPD Background Report (PL-SPP-2026-000139)1 B.WahlenSPP.ja.8.25.26 COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT SANDRA WAHLEN SPECIAL PERMIT APPLICATION NO. PL-SPP-2026-000139 SANDRA WAHLEN is requesting a Special Permit to establish a 2-bedroom bed & breakfast operation within a proposed 3-bedroom dwelling, including a detached bedroom, on a 19,187-square foot property within the State Land Use Agricultural District. The subject property is located on the south side of Oliana Drive, approximately 0.20 miles from its intersection with Kalapana-Kapoho Beach Road, Pāhoa, Puna, Hawai‘i, TMK: (3) 1-2-033:029. APPLICANTS’ REQUEST 1. Request: To establish a 2-bedroom bed and breakfast operation within a proposed 3-bedroom dwelling, including a detached bedroom, on a 19,187-square foot property. The proposed 3-bedroom dwelling will consist of a main 2-story structure with one kitchen, 2 bedrooms, 2 bathrooms, a covered lanai, and one detached bedroom consisting of a bedroom and bathroom with no individual kitchen. The on-site operator of the bed and breakfast will occupy the first-floor bedroom of the main structure. The second-floor bedroom of the main structure and the detached bedroom will be rented to guests, with a total maximum occupancy of 4 guests. The applicant states there will be no events, parties or amplified outdoor activities. Guest parking will be provided on-site, and quiet hours will be enforced. Additionally, approximately 70% of the parcel will remain available for food- producing gardens, other plantings, and open space. 2. Reasons for Request: According to the applicant, the project is intended to provide long-term housing for the owner/operator living on site. Additionally, the bed and breakfast operation will help to support the applicant and her husband in their retirement years. 3. Hours of Operation: The bed and breakfast will operate daily. 4. Staff: The bed and breakfast will be staffed by the on-site operator. 5. Landowner: Sandra Wahlen. 2 6. Supportive Information: The applicant has submitted the following materials in support of the request: Planning Department Exhibit 1 - Special Permit Application dated May 19, 2026, and received June 9, 2026, including the applicant narrative dated May 22, 2026, and additional information received August 31, 2026. DESCRIPTION OF STATE & COUNTY PLANS 7. State Land Use District: Agricultural. 8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Rural, which includes existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component. 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. 9. County Zoning: Agricultural-3 acres (A-3a). 10. Community Development Plan (CDP): The PCDP was adopted by the Hawai‘i County Council, Ordinance 08 116, on September 10, 2008 and amended on November 4, 2010, by Ordinance No. 10-104; on June 8, 2011, by Ordinance Nos. 11-51, 11-52, & 11-53; and on December 6, 2011, by Ordinance Nos. 11-117 & 11-118. The subject property is not located within or near any village center. 11. Special Management Area (SMA): The subject property is approximately 0.2 miles from the nearest coastline and is not located within the SMA. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 12. Subject Property: The subject 19,187-square foot property is rectangular in shape, located at 115 feet in elevation within the Puna Beach Palisades subdivision. The property is undeveloped and consists primarily of ʻaʻā lava, young ironwood trees, grasses, low shrub vegetation and no existing structures. 13. Surrounding Zoning and Land Uses: The surrounding properties within the Puna Beach Palisades subdivision are about 20,000 sq ft in size and are zoned Agricultural-3 Acres (A-3a) and contain residences or remain vacant. Existing residential structures are located on adjacent properties to the south and east, with 3 the closest located approximately 60 feet away from the subject property. 14. USDA Soil Survey Report: The soil of the project site is listed as Aʽā lava flows with 2 to 20 percent slopes. This soil type is excessively drained, has a very low runoff class and is not considered prime farmland. 15. Flood Insurance Rate Map (FIRM): Zone “X,” determined by FEMA to be an area of minimal flood hazard. 16. Land Study Bureau’s Overall Productivity Rating: “E” or Very Poor. 17. Agricultural Lands of Importance to the State of Hawai‘i (ALISH): Undesignated by ALISH. 18. Flora and Fauna Resources: No professional floral or faunal survey was conducted for the permit area. Existing vegetation on the property includes young ironwood trees, grasses, ferns and low shrubs. According to the applicant, while the ‘Io (Hawaiian Hawk) can occasionally be seen flying in the area, there are no known endangered species or critical habitats present on the subject property. 19. Archaeological Resources: No archaeological studies were conducted for the project area. A request for review was sent to the Department of Land and Natural Resources, State Historic Preservation Division (SHPD), however, no response has been received at the time of this writing. The applicant notes that in the event any archeological resources are found on the property, appropriate procedures will be followed, including to notify SHPD. 20. Valued Cultural Resources: According to the applicant, no known traditional or customary Native Hawaiian cultural practices, gathering areas or access rights are located on the property. However, the applicant notes the project will not restrict access to known cultural sites or interfere with traditional or customary practices and that if cultural resources are discovered, they will be respected and honored. 21. Public Access: There is no known public access to the mountains or the shoreline that runs through the property. PUBLIC SERVICES AND FACILITIES 22. Access/Traffic: The property takes access from Oliana Drive, a County-owned and maintained road with an approximate 16-foot-wide pavement. The site plan depicts five on-site parking spaces intended to accommodate the residents and 4 guest parking. Given that the bed and breakfast operation is limited to two guest rooms and a maximum of four guests, traffic impacts are expected to be minimal. 23. Water: As there is no county water available to the subject property, water for the proposed use will be provided by a catchment tank. The applicant will provide bottled water and/or water dispenser systems to meet potable water needs for guests. 24. Wastewater: The subject property is not served by the County sewer system. Wastewater will be handled by an individual wastewater system subject to applicable State Department of Health (DOH) requirements and approvals. 25. Other Essential Utilities and Services: Electrical, telephone and internet service are available to the site. Police, fire, and emergency medical services are available from facilities serving the Puna District, including Pāhoa. AGENCY COMMENTS 26. State Department of Health: (Planning Department Exhibit 2 – August 13, 2026 Memo) 27. Department of Public Works - Building Division: (Planning Department Exhibit 3 - August 31, 2026 Memo) AGENCIES – NO COMMENT OR CONCERN 28. State Office of Planning and Sustainable Development, Police Department. AGENCIES/ASSOCIATIONS – NO RESPONSE 29. Department of Public Works-Engineering Division, Department of Environmental Management, Fire Department, Real Property Tax Office, State Land Use Commission, State Department of Agriculture, State Department of Land and Natural Resources-Land Division and Engineering Division, State Historic Preservation Division. PUBLIC COMMENTS 30. As of the time of this writing, the Planning Department has received no public comments regarding this request. Page | 0 SPP-TMK (3)1-2-033:029 Special Permit Application for Bed and Breakfast TMK (3)1-2-033:029 May 22, 2026 Project Summary This Special Permit application proposes a small-scale Bed & Breakfast on a 0.44-acre Agricultural-zoned parcel within the Puna Beach Palisades subdivision in the Puna District. The primary purpose of the project is to provide long-term housing stability to the owner/operator living on site. The Bed & Breakfast will be limited to 2 guest rooms and provide a supplemental source of income to help with increasing cost of living and support the small-scale agricultural activity on the property. The low-intensity, resident- operated Bed & Breakfast is designed to comply with Hawaiʻi County Code §25-4-7 Bed & Breakfast standards and preserve the rural-residential character of the neighborhood. Applicant and husband are longtime residents of the area. The Bed & Breakfast would help support them in their retirement years. 3.A. Detailed written description of the proposed use, a statement of objectives and reasons for the request, including proposed hours of operation and number of employees/clientele. Project concepts and components: 1. Main Home Resident Owner / Operator Housing in the 1st floor of the main single-family dwelling, which allows for caretaking of the surrounding grounds and gardens. 2. Bed and Breakfast in 2 guest rooms Providing income to the fulltime residents in the main dwelling. Guests stay in one bedroom on the 2nd floor of the main dwelling and one detached bedroom. Maximum occupancy 4 guests. Breakfast may be provided only to registered guests and no other meals will be provided. 3. Food Producing Gardens About 50-70% of the parcel will be available for raised beds, walking paths and multi-story plantings for food production. Page | 1 SPP-TMK (3)1-2-033:029 3.B. Description of the subject property in sufficient detail to precisely locate the property. Describe existing uses, structures, and topography. If portion of property to be used, state use of remainder of property. The subject property is a gently sloped half-acre parcel located at approximately 115 feet elevation within the Puna Beach Palisades subdivision in Puna. The parcel consists primarily of ʻaʻā lava with minimal soil development, scattered young ironwood trees, grasses, and low shrub vegetation. There are no existing structures. HELCO electrical service is available at the lot as well as Hawaiian Telcom phone and Fiberoptics Internet. Main House and detached bedroom will occupy about 1,550 sq ft (8%) of the lot, surrounded by gardens, with driveway and parking spaces for 3+2 cars, water catchment tanks, septic system. The remaining 50-70% of the lot will be available for a food producing garden, with raised beds, multi-story plantings and applying locally adapted permaculture principles. Page | 2 SPP-TMK (3)1-2-033:029 Site Plan Page | 3 SPP-TMK (3)1-2-033:029 Main Home Owner/Operator: 1st Floor Bedroom 1, Bathroom, Kitchen Guest Bedroom: 2nd Floor of Main Home Bedroom 2, Bathroom, Wet Bar Guest Bedroom: Detached Bedroom 3, Bathroom Page | 4 SPP-TMK (3)1-2-033:029 East Elevation South Elevation Page | 5 SPP-TMK (3)1-2-033:029 Multi-Story Planting Concept 3.C. State/County Plans affecting the subject request: State Land Use Boundary designation, General Plan designation, Zoning, Special Management Area and Community Development Plans. County zoning for the subject parcel is agricultural “A-3a”. General Plan designation (LUPAG) is “Rural”, which indicates residential and agricultural uses. State Land Use boundary designation is “Agricultural”. The parcel is not designated Important Agricultural Lands (ALISH). Based on the Land Study Bureau Overall Master Productivity Rating, soils on the subject property are classified as "E-Very Poor", the lowest productivity rating. The parcel is not in a Special Management Area (SMA). The Puna Beach Palisades subdivision was created 1973. The Puna Community Development Plan applies. Zoning / Designation Subject Parcel County Zoning A-3a LUPAG (General Plan) Rural State Land Use Agricultural Special Management Area SMA No Important Ag Lands IAL No / Unclassified Ag Lands of Importance ALISH No / Unclassified LSB Soil Classification E - Very Poor Page | 6 SPP-TMK (3)1-2-033:029 3.D. Surrounding Zoning and Land Uses. Existing development patterns within the area are low-density and predominantly rural-residential in character. Surrounding properties are similarly sized and zoned Agricultural A-3a. Parcels are developed primarily with single-family dwellings or remain vacant lots. The proposed structures are consistent with existing development in the Puna Beach Palisades subdivision. Page | 7 SPP-TMK (3)1-2-033:029 Page | 8 SPP-TMK (3)1-2-033:029 Page | 9 SPP-TMK (3)1-2-033:029 Page | 10 SPP-TMK (3)1-2-033:029 Page | 11 SPP-TMK (3)1-2-033:029 3.E. Flood Insurance Rate Map (FIRM) designation Hawaiʻi County mapping resources and FEMA Flood Insurance Rate Maps (FIRM) show the subject property is located within Flood Zone “X”, an area designated as having minimal flood risk and situated outside the 500-year floodplain. The parcel is located at an approximate elevation of 115 feet above sea level and is characterized by well-draining ʻaʻā lava terrain. Based on the property's topography, elevation, and site characteristics, there appear to be no flood-prone features on the property. 3.F. Archaeological and Historic Resources The property is a previously subdivided half-acre parcel located within the Puna Beach Palisades subdivision and is situated entirely atop the 1955 Kīlauea lava flow. No known historic properties, archaeological sites, or cultural resources have been identified on the property. The site consists of relatively recent ʻaʻā lava flows with minimal soil development, conditions that generally reduce the likelihood of the presence of archaeological resources. Nevertheless, the absence of previously identified resources does not preclude the possibility of inadvertent discoveries during future site work. In the event any archaeological resources are found on the property, appropriate procedures will be followed, including notification of the DLNR State Historic Preservation Division. 3.G. Valued Cultural Resources The subject property is a previously subdivided half-acre parcel located within the Puna Beach Palisades subdivision and is characterized primarily by 1955 ʻaʻā lava flows. Based on available information, no known traditional or customary Native Hawaiian cultural practices, gathering areas, or access rights have been identified on the property. Page | 12 SPP-TMK (3)1-2-033:029 The site is characterized by recent lava terrain with minimal soil development and lacks the vegetation and landscape features typically associated with sustained cultural resource use. The proposed development will not restrict access to known cultural sites or interfere with traditional or customary practices in the surrounding area. Cultural practices should they arise, will be respected and honored. 3.H. Floral and Faunal Resources The parcel consists primarily of 1955 ʻaʻā lava terrain with minimal soil development and is characterized by scattered young ironwood trees, grasses, ferns, and low-growing shrub vegetation. Wildlife observed in the surrounding area includes various bird species, and the ʻIo (Hawaiian Hawk) is occasionally observed soaring overhead. Feral pigs are also known to periodically enter the subdivision. The proposed development is limited in scale and is not anticipated to adversely affect native wildlife or surrounding natural resources. To the best of the applicant's knowledge, no critical habitat or known endangered species habitat has been identified on the subject property. Should protected species or sensitive environmental resources be identified during future site activities, appropriate measures will be implemented in accordance with applicable state and federal regulations. 3.I. Public Access The 0.44-acre subject property is located mauka of Kalapana-Kapoho Rd, about 1,000 ft from the shoreline, within an established subdivision and does not have access to the shoreline. The easier route would be to walk on the paved road down towards the shoreline. There are no known public trails, access ways, or easements located on or traversing the parcel. The proposed project will not restrict public access to surrounding lands or resources. Page | 13 SPP-TMK (3)1-2-033:029 3.J. Description of access(es) to the area The subject parcel fronts Oliana Drive, a paved county road. Access to the lot is directly from Oliana Drive. The Puna Beach Palisades subdivision is part of the beautiful Red Road area and can be reached from Pahoa via highway 130 south and via 137 either from Kaimu going east or Kama’ili Rd going west. Page | 14 SPP-TMK (3)1-2-033:029 3.K. Traffic Impacts The proposed Bed & Breakfast is not expected to create significant traffic impacts. Traffic in the surrounding area is generally low. With only 2 guest bedrooms, vehicle trips will be comparable to a single-family residence with occasional visitors. All required guest and resident parking will be provided on site, and the proposed use is not anticipated to create any noticeable traffic or parking impacts on surrounding roadways. 3.L. Availability of Utilities Utility services for the proposed Home and Bed & Breakfast will be primarily self-sufficient and provided through a combination of existing infrastructure and on-site systems. Water will be supplied by a rainwater catchment system equipped with filtration and ultraviolet (UV) treatment. Potable drinking water for guests will be provided through bottled water and/or water dispenser systems located within guest areas. Wastewater will be managed by a private septic system permitted by the Hawaiʻi Department of Health. Electrical service will be provided by Hawaiʻi Electric Light Company (HELCO) and supplemented by an on-site photovoltaic (PV) solar energy system. Internet service will be provided by Hawaiian Telcom fiber- optic service. Solid waste generated by the property will be collected and disposed of through the existing designated County transfer station. The proposed use is anticipated to place minimal additional demand on public infrastructure and utility service. . Page | 15 SPP-TMK (3)1-2-033:029 SECTION 4: 4.A. Reasons Supporting Grant of the Special Permit This request satisfies the intent of HRS §205-6 as an unusual and reasonable use within the Agricultural District for the following reasons: 1. The physical characteristics, limited size, water availability, and predominance of 1955 ʻaʻā lava terrain constrain the parcel's suitability for commercially meaningful agricultural production. 2. The proposed use is residential, low impact, and designed to remain compatible with the surrounding agricultural and residential character of the area. 3. The project supports long-term housing stability by allowing a limited accessory Bed & Breakfast use that helps sustain owner occupancy and small-scale agricultural activities. 4. The resident owner/operator promotes ongoing stewardship of the property and operational accountability with neighboring properties. 5. The proposal is consistent with County and State policy objectives that support affordable housing opportunities, small-scale economic self-sufficiency, and efficient use of existing rural subdivisions while minimizing demands on public infrastructure. 4.A.1. The Proposed Use Will Not Adversely Affect Surrounding Properties The proposed Bed & Breakfast is not expected to adversely affect surrounding properties. The project consists of a 1,200-square-foot, two-story primary dwelling and a detached 350-square-foot guest bedroom structure. The operation will be limited to two guest rooms with a maximum occupancy of four overnight guests. No events, parties, or amplified outdoor activities will be permitted, and all required guest and resident parking will be provided on site. The on-site resident operator will be responsible for daily management of the property, guest supervision, and enforcement of quiet hours and operational standards. Given its limited scale, owner-occupied management structure, and compatibility with surrounding land uses, the proposed Bed & Breakfast is not anticipated to create adverse impacts on neighboring properties or alter the rural character of the surrounding community. 4.A.2. The Proposed Use Will Not Unreasonably Burden Public Agencies The proposed use will not place an unreasonable burden on County or State agencies because most utilities and services will be provided through a combination of existing infrastructure and self-contained on-site systems. Water will be supplied by a rainwater catchment system, wastewater will be managed by a Hawaiʻi Department of Health-permitted private septic system, and electrical service will be provided by Hawaiʻi Electric Light Company (HELCO) and supplemented by an on-site photovoltaic (PV) solar energy system. No connections to County water or sewer systems are required. Access to the property is provided by Oliana Drive, an existing paved County Road. Traffic generation is expected to be minimal. Emergency service demands are consistent with typical residential use. The resident operator provides on-site management and oversight. Fire, emergency medical, and police services are available from existing facilities serving the Puna District, including stations located in Pāhoa, approximately 14 miles from the subject property. Page | 16 SPP-TMK (3)1-2-033:029 4.A.3. The Proposed Use Responds to Unusual Conditions, Trends, and Needs The proposed project responds to unusual conditions, trends and community needs that have emerged since the Agricultural District boundaries were originally established. The subject property is zoned “Agricultural”, but its small size, predominance of ʻaʻā lava terrain, and limited soil development constrain its suitability for commercially meaningful agricultural production. However, supplemental income generated through a limited Bed & Breakfast operation can help support owner occupancy, long-term stewardship of the property, and small-scale food production. Puna has a need for affordable and flexible housing and increased food resilience. Economic opportunities are very limited. The proposed project directly responds to these needs within the community, by providing long-term housing for local residents, supported by a limited, accessory lodging use that remains compatible with rural conditions and promotes local food production. The proposal also supports a form of visitor accommodation that complements, rather than competes with, traditional resort development. Some visitors to Hawaii are looking for accommodations and experiences outside of the typical resort environment, especially in the Puna area where resorts/hotels are not available. The Puna District has a distinct identity and attracts visitors seeking authentic, small- scale experiences that emphasize Hawaiʻi's natural environment, local culture, and community-based activities. The area lends itself to a peaceful, relaxing retreat with nature. Visitors frequent our local businesses, farmers markets, cultural gatherings, restaurants, Volcanoes National Park and nearby natural resources in a manner that directly benefits the local economy. 4.A.4. The Land Is Unsuitable for Uses Permitted Within the Agricultural District The intent of State Land Use Law and Regulations is to preserve or keep lands of high agricultural potential in agricultural use. In this case, the subject property is not classified by the State or County as important or prime agricultural land; rather, the soils on the property are classified by the Land Study Bureau’s Land Classification System as “Very Poor”. The subject property has physical characteristics that constrain its suitability for commercially meaningful agricultural production: It’s ʻaʻā lava substrate, minimal soil development, small parcel size, and rainfall conditions. Establishing intensive agricultural operations would require substantial investments in imported soil, irrigation systems, and supporting infrastructure that may not be economically feasible for a parcel of this size. Many such small Agricultural-zoned parcels exist within Puna subdivisions, where development patterns have evolved toward rural residential use combined with small-scale agricultural activities. Within this context, a low-impact, owner-occupied residential use that incorporates limited food production represents a reasonable and practical utilization of the property, while remaining consistent with the intent of the Agricultural District. The proposed Bed & Breakfast serves as a limited accessory use that supports long-term housing stability and continued small-scale agricultural production without altering the rural character of the surrounding area Page | 17 SPP-TMK (3)1-2-033:029 4.A.5. The Proposed Use Will Not Alter the Essential Character of the Agricultural District The proposed project has a small footprint and will not alter the essential character of the land or the Agricultural district. Substantial portions of the parcel will remain available for small-scale agricultural use and open space. The project's low-intensity design, residential character, and limited operational scale are intended to ensure compatibility with surrounding properties and preserve the area's rural residential character, while remaining consistent with the intent of the agricultural district. 4.A.6. The Proposed Use Will Not be contrary to the goals, policies and standards of the General Plan and Community Development Plan The proposed use is supported by goals and land use policies in the Hawaiʻi County General Plan and the Puna Community Development Plan. The General Plan promotes flexible affordable housing solutions, locally owned and operated small businesses, and land uses that strengthen the resilience of rural communities. For Puna specifically, the General Plan promotes “the development of small family or 'bed and breakfast' type visitor accommodations”. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the subject property as “Rural”. The Rural designation refers to land that “includes existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component”, recognizing the established pattern of rural residential development in these areas. The proposed project is consistent with the goals and policies of the Puna Community Development Plan (PCDP). The PCDP identifies several objectives that support the proposed use, including preserving Puna's rural character, protecting natural and cultural resources, improving quality of life, and expanding economic opportunities for Puna residents. The PCDP also emphasizes the importance of reducing commuting demands by creating additional employment opportunities within Puna. By providing a source of locally based supplemental income, the proposed Bed & Breakfast supports this objective and may help reduce the need for long-distance commuting. Under Section 3.2, Agriculture and Economic Development, the PCDP recognizes agricultural tourism as an emerging opportunity and specifically encourages agricultural enterprises such as local food businesses and “farm stay” bed and breakfasts. The proposed project is consistent with these objectives by integrating small-scale food production with a limited, resident-operated visitor accommodation use. The project also supports long-term housing stability and economic self-sufficiency. Given its low-intensity and small residential scale, the project will preserve the rural character of Puna while supporting broader community development objectives. Page | 18 SPP-TMK (3)1-2-033:029 Parcel Development Summary Overview of parcel areas. Category Description Estimated Area (Sq ft) Total Parcel Area Half-acre, entire subject parcel 19,187 Main House Footprint Primary single-family dwelling, 2-story, with deck 1,200 Detached Guest Unit One detached guest bedroom, bathroom 350 Driveway and Parking Areas Internal driveway and parking areas (unpaved) 3,350 Utility Areas Catchment tank, pump enclosure, septic system 750 Total Developed Area 30% All improvements combined 5,650 Remaining Area 70% for food production, gardens, open space 13,537 Page | 19 Location Maps: ʻĀina Insights Mapper (BETA) + Site Plan: 1 Andrews, Jessica From:Sandy <> Sent:Monday, August 31, 2026 8:49 AM To:Andrews, Jessica Subject:Re: Additional information needed for Special Permit Application PL-SPP-2026-000139 Attachments:SitePlan_BlueAreas.pdf Hi Jessica, In response to your question, the 5,650 sq ft was just the sum of all developed areas on the lot (see page 19 in my application). The parts of the house and lot that are primarily being used for the B&B would comprise the sq ft area. This would be the upstairs of the House, adjacent stairs/parking area and the detached bedroom, which is 1,850 sq ft total. I attached a site map with the areas marked in blue. I also want to clarify that my application, which was deemed complete and accepted by the Planning Department on July 20th, is processed under the current/old code for a Bed & Breakfast Special Permit that runs with the land and doesn't require an annual renewal etc. Thank you for confirming this. Sandra Wahlen On Thursday, August 27, 2026 at 10:07:59 AM HST, Andrews, Jessica <jessica.andrews@hawaiicounty.gov> wrote: Hi Sandra, On the special permit application form you indicated that the area of requested use is 5,650 sq ft of the total property size of 19,187 sq ft. Can you let me know what comprises the 5,650 sq ft area? Please provide a site plan that indicates the boundaries of this area, as this will be referred to as the official permit area. If you would rather that we use the entire 19,187 sq ft property as the permit area, that is fine, but we need clarification on this point. Thanks, Jessica _____________________ Jessica Andrews, Planner V County of Hawai’i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawai’i 96720 (808) 961-8155 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: August 13, 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-2026-000139) Applicant: Sandra Wahlen Request: To Establish a Two-Bedroom Bed and Breakfast Operation Within a Proposed Three-Bedroom Single-Family Dwelling Including a Detached Bedroom TMK: 1-2-033:029, 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), Jeffrey W. Darrow August 13, 2026 Page 2 of 4 Chapters 11-59 and 11-60.1. 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 August 13, 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 August 13, 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. Hawai’i County is an Equal Opportunity Provider and Employer BD-10 BUILDING DIVISION – DPW COUNTY OF HAWAI'I – 101 Pauahi Street, Suite 7 – Hilo, Hawai‘i 96720 Hilo Office (808) 961-8331 • Fax (808) 961-8410 Kona Office (808) 323-4720 • Fax (808) 327-3509 August 31, 2026 TO: Jeffrey W. Darrow - County of Hawaii – Planning Dept. County Of Hawaii Planning Department 101 Pauahi St. Ste. #3 Hilo, HI. 96720 SUBJECT: Change of Zone Application (PL-REZ-2026-000105) Applicant: Sandra Wahlen Owner: Sandra Wahlen Request: To Establish a Two-Bedroom Bed and Breakfast Operation Within a Proposed Three-Bedroom Single-Family Dwelling Including a Detached Bedroom. TMK: (3) 1-2-033:029, Puna, Hawai’i 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. The Owner shall obtain a building permit for the Proposed Three-Bedroom Single-Family Dwelling with Detached Bedroom. 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: Building Electrical Plumbing Sign Others: The Owner is to obtain the requisite building permits per Hawaii County Code Chapter 5 Construction Administrative Code for the proposed dwelling and its accessory structure(s). The proposed dwelling may be subject to change/alteration as a product of Building review and comments rendered as part of the building permit application process. No further comment. Hawai’i County is an Equal Opportunity Provider and Employer BD-10 This status report reflects Building Division records only and does not include information from other agencies. Should you have any questions regarding matters contained herein, please feel free to contact Nathan Osorio at phone no. (808) 961-8466.