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Home My WebLink AboutPD Background Report (PL-SPP-2026-000148)1 B.Linhart_SPP.dh.9/28/26 COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT JULIA LINHART SPECIAL PERMIT APPLICATION NO. PL-SPP-2026-000148 Julia Linhart is requesting a Special Permit to establish a three (3) bedroom bed and breakfast operation within an existing 4-bedroom farm dwelling on a 1.0-acre property within the State Land Use Agricultural District. The subject property is located at 73-4283 Keokeo Street, on the east (mauka) side of Keokeo Street near its intersection with Ahikawa Street, Kailua-Kona, North Kona, Hawaiʻi, TMK: (3) 7-3-005:094. APPLICANTS’ REQUEST 1. Request: The proposed use consists of a bed and breakfast accommodation within an existing farm dwelling, which was originally constructed in approximately 2007. The Applicant resides full-time in the farm dwelling and accordingly, the proposed use would operate as a bed and breakfast under applicable Hawaiʻi County regulations. The existing, permitted, farm dwelling contains four (4) bedrooms, two and one-half (2½) bathrooms, a kitchen and a living room, and would accommodate a maximum of eight (8) guests. The proposed use is intended to remain small in scale, quiet, low-impact, and clearly incidental and subordinate to the principal residential and agricultural use of the subject property. The Applicant will personally manage all hosted accommodations, and no employees are proposed in association with the bed and breakfast operation. The resident operator will be present full-time and there will be no events, weddings, retreats, group activities, commercial gatherings or amplified music. Additionally, guest parking will be provided on-site, and quiet hours will be enforced. 2. Reasons for Request: The requested Special Permit would allow the property owner to generate limited supplemental income support the continued care and preservation of the property as an owner-occupied farm dwelling, without changing its primary residential and agricultural character. 2 3. Hours of Operation: The bed and breakfast will operate daily. 4. Staff: The bed and breakfast will be staffed by the on-site property owner. 5. Landowners: Julia R. Linhart. 6. Supportive Information: The Applicant has submitted the attached in support of the request: (Planning Department Exhibit 1 – Special Permit Application dated May 18, 2026, and Additional Information dated July 13, 2026). DESCRIPTION OF STATE & COUNTY PLANS 7. State Land Use District: Agricultural. 8. 2045 General Plan Land Use Map: Extensive Agriculture, which are lands that are not capable of producing sustained, high agricultural yields without the intensive application of modern farming methods and technologies due to certain physical constraints such as soil composition, slope, tillable by machine, and climate. These lands are better suited for other less intensive agricultural uses such as grazing and pasture and can support additional residential densities when situated near Urban Growth Areas (UGA). 9. County Zoning: Agricultural-1 acre (A-1a). 10. Community Development Plan (CDP): Community Development Plan: The Kona CDP, originally adopted by the Hawai‘i County Council on September 25, 2008, and most recently amended on September 18, 2019, identifies the property as located within the Kona Urban Area. 11. Special Management Area (SMA): The subject property is located approximately 4.5 miles from the nearest coastline; thus, it is not located within the SMA. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 12. Subject Property: The subject property consists of a 1.0-acre, is generally triangular in shape, and is located within the Kona Palisades Subdivision. The parcel is characterized by gently sloping, terraced terrain and is developed with an existing farm dwelling. The residence was permitted under Building Permit No. B2006-1984K-LTS, with final inspection completed on June 26, 2007. The property contains landscaped plantings, mature trees, and native vegetation. 3 13. Surrounding Zoning and Land Uses: Surrounding properties in the immediate area are zoned Agricultural 1-acre (A-1a) with the exception of a single property zoned Single-Family Residential- 15,000 square feet (RS-15). Land Uses in the outer surrounding areas are zoned a mixture of Single-Family Residential and Agricultural. The surrounding area is developed with medium-density residential uses. The nearest neighboring residential structure is located approximately seventy-six (76) feet north of the proposed permit area. 14. USDA Soil Survey Report: The soil of the project site is listed as a mixture of Aʽā lava flows and Napuu soils with a 2 to 20 percent slope. This soil type is well drained, has negligible runoff 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: The soils within the permit area are classified as “D” or representing land with poor agricultural activity. 17. Agricultural Lands of Importance to the State of Hawai‘i (ALISH): Designated ‘Other Lands’ by ALISH which are typically used for lower-intensity agriculture, diversified crops, or extensive pasture and grazing lands. 18. Flora and Fauna Resources: No professional floral or faunal survey was conducted for the permit area. Existing vegetation on the subject property consists primarily of residential ornamental landscaping and other plant species commonly found within the upland Kona environment. The Applicant states that no adverse impacts to floral or faunal resources are anticipated, as the proposed bed and breakfast operation will be conducted entirely within an existing structure and does not involve ground disturbance, vegetation removal, or expansion of the developed area. 19. Archaeological Resources: No archaeological studies were conducted for the project area. To the best of the Applicants’ knowledge, there are no known archaeological sites, historic structures, burial sites, lava tubes, midden deposits, structural remains, or other significant archaeological resources located on the property. There are no known archeological or historic resources on the property 4 according to Planning Department records. 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. 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: Access to the subject property is provided from Keokeo Street, a residential County-owned street via an existing paved driveway approximately ten (10) feet in width. Existing traffic conditions in the surrounding area are primarily characterized by local residential activity. The proposed use would be limited to a maximum occupancy of eight (8) guests, managed on-site, and would not include employees, parties, weddings, commercial events, or other high- intensity activities. 23. Water: The subject property is serviced by an existing 5/8-inch water meter. and is limited to a maximum daily usage of four hundred (400) gallons, which the Department of Water Supply (DWS) has determined is suitable for one (1) single- family dwelling. Further, DWS states the proposed use will require the installation of a reduced pressure-type backflow prevention assembly within five (5) feet of the existing water meter. The Applicant stated in an email dated September 2, 2026, the backflow preventer has been installed. 24. Wastewater: The Applicant states the subject property is serviced by an existing, permitted septic wastewater disposal system and is recorded with the Department of Health. 25. Other Essential Utilities and Services: Electrical and telephone services are available to the subject property. Police services are provided by the Hawaiʻi Police Department, with the nearest station located approximately 8 miles away in Kailua-Kona. Fire protection and emergency response services are provided by Fire Station No. 7, located approximately 2.5 miles from the property. Medical services are available at Kona Community Hospital, located approximately 5 16.5 miles away in Captain Cook. AGENCY COMMENTS 26. State Department of Health: (Planning Department Exhibit 2 – August 7, 2026, Memo) 27. Department of Water Supply (Planning Department Exhibit 3 – August 11, 2026, Letter) AGENCIES – NO COMMENT OR CONCERN 28. Department of Finance-Real Property Division: (Planning Department Exhibit 4 – August 10, 2026, Memo) 29. State Office of Planning and Sustainable Development: (Planning Department Exhibit 5 – August 11, 2026, Email) 30. Police Department: (Planning Department Exhibit 6 – August 25, 2026, Letter) AGENCIES/ASSOCIATIONS – NO RESPONSE 31. Department of Public Works-Engineering Division, Department of Public Works- Building Division, Department of Environmental Management, Fire Department, State Land Use Commission, State Department of Agriculture, State Office of Planning and Sustainable Development, State Department of Land and Natural Resources-Land Division. PUBLIC COMMENTS 32. Testimony from Kimberly Crawford (Planning Department Exhibit 7 – October 1, 2026, Email)