Permits/Special Permit

[volcanogirl]

Hi all. Learning a ton here. I'm now thinking about additional income. My property is zoned Ag is there a link or should I just go to the permit office to find out about building additional place for income on my property? I see places called "Bed & Breakfast" however they have several small cottages on their property.

[kalakoa]

Generally:

Any non-Ag use of Ag-zoned land is a Special Use.

Lodging must be inspected by Department of Health.

Commercial kitchen must be inspected by Department of Health.

I believe any commercial kitchen also requires County water, not catchment.

Special Use process includes (among many other requirements) notifying all neighbors and allowing them the opportunity to object to the planned Use.

Most of the existing "interesting" Use was probably granted over 10 years ago and/or "as a favor" to a well-connected constituent. ("Several small cottages" sounds like it might have been built as farm worker housing, later converted.)

Lodging might conflict with any CC&Rs that apply to the subject property.

Suggest a careful read of any/all codes and legislation pertaining to "Ag Tourism", and hire one of the "planning consultants" (often former employees of "the process", so they know exactly which words to use and what order to file for permits).

Investing in the stock market might very well incur less risk and better return. Good luck.

[volcanogirl]

@kalakoa thank you! wow maybe I will look for alternative supplamental income. Not many business for sale in Hilo and just starting my research appreciate the help!

[lquade]

you need to read the development plan for your area. many of the plans have community or neighborhood business in their plan. if they do, then the planning dept takes that into consideration. the idea is to get traffic off the belt where they can. of course it depends on the size of your lot and what you plan to do. we just went through the process, and although lengthy and time consuming, it was doable on ag land in glenwood...

[kalakoa]

although lengthy and time consuming, it was doable

I don't mean to suggest that it's impossible to navigate the process for an SUP, merely to warn that it may cost more/take longer than "most places", and this lead time/expense needs to be considered when attempting to start a business, because it's possible to run out of money along the way.

On the plus side, the SUP is effectively a one-time cost, unlike renting a suitably-zoned "business location".

[volcanogirl]

@lquade & kalakoa - Thank you the information you've both posted is most helpful!