Poipu resident Sam Lee previously wrote about homestays/B&Bs in a guest post that generated considerable comment. As the Kauai County planning commission prepares to conduct a public hearing next Tuesday on a draft bill regulating homestays/B&Bs, I asked him to revisit the issue.
The draft
bill proposed by the Planning Department seeks to establish a process to permit homestays/B&Bs in the commercial, resort and residential districts around the island. The meeting is scheduled for 9 a.m., Tuesday, April 14 rooms 2A & 2B of the Moikeha building.
Which takes us now to Sam's newest guest post:
Homestays should NOT BE ALLOWED IN THE
RESIDENTIAL ZONE. There is ample land in the Commercial and Resort
zones for Homestay use. More short term visitor rentals should be
DISCOURAGED within neighborhoods. Visitor rentals within RESIDENTIAL
ZONING DISTRICTS have proven to be INCOMPATIBLE and IMPOSSIBLE TO
CONTROL once they gain a foothold.
BEFORE allowing HOMESTAYS IN THE
RESIDENTIAL ZONE, THE PLANNING COMMISSION MUST JUSTIFY THE NEED FOR
HOMESTAYS IN THE RESIDENTIAL ZONE. IT MUST CLARIFY THAT THE NEED FOR
HOMESTAYS IS DIFFERENT FROM THE DEMAND CREATED BY APPLICANTS SEEKING
HOMESTAY PERMITS.
Here are some highlights of the
proposed ordinance and definitions of terms used (emphasis added in CAPS), with my comments:
Census Designated Place (CDP)
Consists of a densely settled
concentration of population locally identified by name e,g. Poipu,
Koloa, etc. CDPs are delineated by State, County and the census
Bureau following Census Bureau Guidelines.
Homestay Quota System
Means the quota system for generally
permissible homestay permits for the County of Kauai. The
quotas are established for CDPs having a (full time) resident
population of at LEAST 1000 residents. Homestay permits
SHALL be limited in number for each CDP having a resident population
of at LEAST 1000 residents to one Homestay Permit for every 300
residents with the CDP. The Planning Department has population data
for each CDP.
Comment:
Please note, however, that the number
of homestay permits issued for your area could EXCEED the number
established by the quota. Read more about the loophole under “General
Provisions for Homestay Quota” below.
Homestay
Means an owner-occupied dwelling in
which overnight accommodations are provided to transient guests
for compensation in the same dwelling or in a guest house.
Homestay Major
Means an owner occupied dwelling within
which overnight accommodations are provided to transient guests or in
a guest house , not exceeding 5 bedrooms for transient
accommodations.
Homestay Minor
Means an owner occupied dwelling in
which overnight accommodations are provided to transient guests
within the dwelling or in a guest house, not exceeding 2 bedrooms for
transient rental. A Minor permit could TENTATIVELY be
issued within 30 days from the date the Planning Department accepts
an application for a Minor Permit.
Comment:
Currently on the books is language that
requires any applicant who applies for a Homestay Permit to
apply through a USE PERMIT. This requirement should be maintained for
Minor Permits rather than the overly simple and quick process
contained in the draft. HOMESTAY PERMITS , MINOR AND MAJOR,
SHOULD BE ISSUED THROUGH A USE PERMIT. The ordinance should
include the process for a USE PERMIT
General Provisions for Homestays
A Major Homestay operation SHALL
not exceed 5 bedrooms. A Minor operation SHALL not exceed 2
bedrooms.
Any room advertised as a transient
rental for sleeping purposes within a Homestay operation MUST BE A
BEDROOM.
The residential structure(s) used for
the Homestay operation must be the owner’s PRIMARY RESIDENCE and
the owner must provide proof of having a Homeowners Exemption
Certificate for the residence in the year preceding the date of
application for a homestay permit.
During Homestay operations the owner
benefitting under the Homeowners Exemption for the Homestay Site must
be PHYSICALLY WITHIN THE COUNTRY OF KAUAI, RESIDING at the homestay
site and PHYSICALLY available for the needs of their guests. NO
OTHER person may act as a substitute for the Owner.
Homestays are PROHIBITED in Agriculture
and Open Districts.
General Provisions for Homestay Quota
System
A Homestay approved under a Class
1 or Class 11 ZONING PERMIT is subject to the Quota System.
Homestays APPROVED/REVIEWED
under a USE PERMIT are EXEMPT from the quota.
Comment:
DEFINE what category of Homestay Permit
needs to be issued through the USE PERMIT PROCESS. Need
to DESCRIBE USE PERMIT process.
The proposed ordinance states: Any application for a Homestay Permit
EXCEEDING the number established by the Quota System whether a Minor
or Major permit SHALL require a USE PERMIT.
Comment:
Herein lies the possible LOOPHOLE to
the QUOTA LIMIT. Poipu, for example, has a resident population that
would limit the number of permits to no more than THREE. If the first
three homestay permits for Poipu are Minor Permits, which
are subject to the quota , then no more minor permits could be
issued. BUT, since there are NO LIMITS TO THE NUMBER OF MAJOR PERMITS
THAT CAN BE ISSUED, THE PROTECTION AFFORDED BY THE QUOTA COULD
BE MEANINGLESS.
I STRONGLY SUGGEST THAT THE
INTEGRITY OF THE QUOTA BE PRESERVED BY SAYING THE NUMBER
SET BY THE QUOTA CANNOT BE EXCEEDED BY THE COMBINED NUMBER OF PERMITS
ISSUED (MINOR +MAJOR).
Development Standards for Homestays
One additional paved and designated off
street parking stall for each bedroom used as Homestay.
Comment:
Clarify that homestay parking must be
ADDITIONAL, PAVED DESIGNATED PARKING. Cannot be a part of an existing
driveway or garage apron. Clarify that PAVED means surfaced
with concrete or asphalt.
The ordinance also states:
Homestay residence must be on DOH
approved SEPTIC SYSTEM
Homestay owners MUST be available on a
24/7 basis during homestay operations. The owner MUST provide
his name and contact information to neighbors adjacent to the
Homestay and to the Planning, Police, Civil Defense and Kauai
Visitors Bureau upon issuance of a homestay permit.
No other individual or representative can act for the owner to meet the requirements of the ordinance.
Comment:
How will these provisions be enforced?
Complaints Against Homestay Operations
Neighbors within 300 feet from a
Homestay may file a complaint with the Planning Department. The
Planning Director MAY require further review (of the complaint?) by
the Planning Commission. For a complaint affecting a
minor permit in a residential area, the Planning Director MAY
issue a CEASE AND DESIST NOTICE and require the operator
to apply and meet the conditions for a Use Permit before
recommencing operations.
Comment:
Change MAY to SHALL. REQUIRE
Planning Director to refer any complaint about a
Homestay operation to the Planning Commission. REQUIRE the
Planning Director to issue a CEASE and DESIST and REQUIRE that
the homeowner to apply for a USE PERMIT for any complaint regarding a
Minor Permit operation within a RESIDENTIAL ZONING DISTRICT.
Renewal of Homestay Permits
Provide proof of General Excise and TAT licenses and primary occupancy. The Department MAY initiate reinspection of the premises.
Comment
Require MANDATORY REINSPECTION OF the
premises for which a Homestay Permit renewal is being sought.
Annual inspection will deter otherwise hard to detect violations
within the dwelling. The number of Homestay permits
issued should be low, enabling reinspections with
existing staff.
Homestays in a Residential Zoning
District not included in a V.D.A.
Homestays in Residential Zoning
Districts may be issued ONLY with a USE PERMIT.
Comment:
This is misleading. As the USE
PERMIT PROCESS only applies to an application for a MAJOR HOMESTAY
PERMIT.
Permitted Minor Homestay Locations in
Residential Zoning District not in a V.D.A.
Minor Homestays may be permitted within
a Residential District not in the V.D.A. subject to the following.
a) only one
homestay per lot of record
b) located
within a CDP with a resident population of at LEAST 1000.
Comment:
CAUTION: A minor permit can
be issued by the Planning Department within 30 days for a Homestay in
the Residential District providing no objections are filed
before the approval date. STRONGLY RECOMMEND THAT A MINOR
PERMIT Application for Homestay in the Residential District be
SUBJECT TO THE USE PERMIT PROCESS.
Minor Homestay Procedures.
Notification of Neighbors
Within 7
days after being notified that his application has been accepted by
the Planning Department for processing, the applicant must HAND
DELIVER WRITTEN NOTICE OR SEND BY CERTIFIED MAIL WRITTEN
NOTICE of his application to at least 85% of the residents
within 300 feet of the applicant’s property.
The Notice
must include:
a) location of
the property
b) proposed use
of the property
c) description
of the homestay operation
d) notify neighboring
property owners of their right to object to the application
e) provide the
Planning Department’s address to which objections must be mailed
f)
furnish neighbors with the tentative minor homestay approval date 30
days after the Planning Department accepted the application for
processing.
Objections to a Minor Homestay
Application in a Residential Zone not in the V.D.A.
Any
property owner within a residential neighborhood and within 300 feet
of a property for which a Minor Homestay permit is being sought, may
OBJECT to the application by HAND DELIVERING OR MAILING BY CERTIFIED
MAIL a NOTICE OF OBJECTION to the Planning Department BEFORE
the 30 day approval date. Upon receipt of an objection, the
Planning Director shall DENY the application, reclassify the
application as a MAJOR Permit and require the necessary ZONING
Permits, including a USE PERMIT.
Comment:
Clarify what Zoning Permits could be
required and if granted, would the permit count under the Quota
system?
General Comments:
Revise Ordinance to include description
of USE PERMIT issuance process.
Revise Ordinance to include NOTICATION
OF NEIGHBORS protocol for MAJOR PERMITS IN RESIDENTIAL ZONE.
Revise Ordinance to include PROTOCOL
FOR OBJECTIONS TO MAJOR PERMIT IN RESIDENTIAL ZONE.
INCLUDE DECRIPTION OF REMEDIES
RESULTING FROM OBJECTIONS TO MAJOR PERMIT IN RESIDENTIAL ZONE.
Here's a link to the ordinance so you can read it in full.
The public can submit written testimony and/or speak at the hearing. Prior to the meeting, testimony can be emailed to planner Kaina Hull at khull@kauai.gov.