Kaloko Community Petition Opposing Special Permit SPP‑2025‑000086



TMK (3)7‑3‑048:004 – Commercial Event Venue & Lodging on AG‑20 Land

We, the undersigned residents and landowners of Huehue Street and the surrounding Kaloko Mauka district, respectfully oppose the proposed Special Permit SPP‑2025‑000086, seeking to “Establish and Operate an Event Venue with Overnight Accommodations, Weddings, Tours, and Similar Gatherings” on agriculturally zoned land (AG‑20) in North Kona.

This petition supports the written testimony of resident Sara La Torre, objecting to the misuse of agricultural land, commercial encroachment, environmental risk, unsuitable safety infrastructure, lack of community consent, and housing displacement. This petition is filed on behalf of the Kaloko Mauka community to demonstrate that the proposed use fails to meet the required criteria for a Special Permit under the Hawaiʻi County Planning Commission Rules of Practice and Procedure (§6-3, 6-7).

1. The proposed use is contrary to the objectives of the Land Use Law and Regulations

Chapter 205, Hawaiʻi Revised Statutes, and the Hawaiʻi County Zoning Code designate AG‑20 land to preserve agriculture, protect mauka forests and recharge areas, and maintain rural open space.

The applicant claims the parcel is unsuitable for farming, yet adjacent properties with the same soil rating (LSB Class E) successfully grow native plants, crops, and livestock under USDA NRCS conservation plans.

The Hawaiʻi GP Policy 15.11 encourages agroforestry on less-productive lands, not conversion to commercial activities.  The Kona CDP (LU‑3.8; §4.8.2) requires a high burden of proof for non-agricultural uses and prioritizes keeping mauka lands in agriculture. This property is in a high-level mauka recharge zone where Hawaiʻi GP §2.4 discourages clearing and compaction that impair groundwater replenishment.

The site plan shows “Proposed New Parking,” which would require grading and create new impervious surfaces, directly impacting recharge capacity. Approving this Special Permit violates the intent of AG zoning and the Land Use Law by replacing agriculture and watershed functions with tourism-driven commercial use and invites speculative conversion of AG land.

2. The proposed use would adversely affect surrounding properties



Kaloko Mauka is accessed by a winding, rural road with no shoulders or alternate routes. Any incident, especially involving visitors unfamiliar with the misty, wet terrain, can block all emergency vehicles from entering or leaving the community, delaying critical response times with one way in or out. 

Kaloko Drive connects to Mamalahoa Highway at an intersection with no traffic light, making left turns during peak traffic periods precarious and prone to congestion. The Kona CDP PUB‑2.5 highlights the need to address hazardous rural intersections before allowing new traffic-generating uses.

The Kaloko area has no fire hydrants or firefighting water supply, despite being in a heavily forested, wildfire‑risk zone. Increasing occupancy and transient activity of the proposed 280+ monthly visitors would raise both traffic safety and fire response risks for surrounding residents.

3. The proposed use would unnecessarily burden public agencies



Granting this Special Permit would force County agencies to absorb increased costs for road safety, traffic management, fire suppression, and emergency response without any demonstrated public benefit. The applicant relies on outdated cesspools for wastewater disposal, which the Hawaiʻi GP §11.1 deems substandard and environmentally unsafe. Public resources would be strained by servicing a non-resident commercial venture that offers no mitigation plan or infrastructure upgrades.

4. No unusual conditions, trends, or needs justify this Special Permit



There is no documented community need for an event venue or visitor lodging in Kaloko Mauka. The applicant’s claim to “share the forest with the public” is redundant. Public access to native forest is already available at the Makahi Street Trailhead, less than two miles away, without requiring commercialization of agricultural land, increased traffic, or safety hazards. This is a speculative tourism venture initiated by an absentee owner who purchased this land in 2024.

5. The land is suited for agricultural use



Although the applicant argues the land is unsuitable for productive farming, adjacent parcels on the same soil class are actively used for agriculture and livestock. Hawaiʻi GP §15.11 encourages agroforestry as a viable use for marginal lands, particularly mauka parcels that also serve watershed and carbon-sequestration functions.

Converting this land to a hospitality operation removes it from future regenerative agriculture and forestry efforts, contradicting both the County’s food security goals and the Kona Mauka Watershed Management Program, which prioritize preserving and restoring mauka forest.

6. The proposed use would substantially alter the essential character of the land and its present use



Kaloko Mauka is a quiet forest and agricultural area, recognized for its natural, cultural, and scenic value. Any transient lodging and event activity will introduce non-resident visitor traffic, increase traffic, light and sound pollution, and permanently shift the character of this forest from quiet, agricultural, and residential to tourism-focused. This alters both the experience for existing residents and the long-term expectation of what AG-zoned mauka lands are meant to be.

This Special Permit would set a harmful precedent that AG-20 lands can be monetized by absentee owners for tourism, encouraging further sprawl and eroding the rural integrity of North Kona.

7. The proposed use is contrary to the General Plan and Community Development Plan



The Hawaiʻi County GP and Kona CDP both require visitor accommodations and commercial uses to be concentrated in urban and resort areas with adequate infrastructure.

• Hawaiʻi GP §13.19, §13.20, and §13.41: Visitor accommodations must be located in areas with proper roads, wastewater, and fire protection.
• Kona CDP §4.3.2 and ENV‑1.5: Mauka forests must be protected for native habitat and groundwater recharge.
• Hawaiʻi GP §6.2 and Kona CDP LU‑2.1.1: Agricultural and residential lands should not be converted in ways that worsen housing scarcity for local families. The owner originally listed their property for rent for $10,000/mo, 185% the average Kona rent.

This proposal is inconsistent with both the General Plan and the Kona CDP and fails to meet the County’s adopted land use policies.

Duty to Deny



This application fails to meet every required Planning Commission criterion. It is contrary to the Land Use Law, will adversely impact surrounding properties, imposes unnecessary burdens on public agencies, is not justified by any unusual condition or community need, mischaracterizes the agricultural viability of the parcel, would substantially alter the land’s essential character, and directly conflicts with the Hawaiʻi County General Plan and Kona Community Development Plan.

Therefore, we, the residents of Kaloko Mauka, respectfully urge the Leeward Planning Commission to deny Special Permit SPP‑2025‑000086.

At a minimum, no similar petition should even be considered unless and until:

1. A traffic signal is installed at the intersection of Kaloko Drive and Mamalahoa Highway, and
2. Fire suppression infrastructure, including hydrants and an adequate firefighting water supply, is installed and certified by Hawaiʻi Fire Department.

We submit this petition together with written testimony to preserve the agricultural integrity of Kaloko Mauka, protect critical mauka forest ecosystems, and ensure the safety and welfare of our community.