Coffee Shop in Volcano Area; Questions about land zoning (for sale, lease)

[MarisaE]

My husband and I are wanting to start a coffee shop in the Volcano area. We have been told by many people who live there that a coffee shop would do great in that area and we just want it to be a small low key cafe where people who live/work in the area can grab a coffee or have a place to chat. I have found many parcels of land in locations that I think a coffee shop would do great (along the main highway, good exposure, etc.). However, before purchasing the land I wanted to look at the zoning laws. I found that one parcel of land was located in an area zoned as RS-10 and another was zoned in A-1A. When looking at the zoning laws, it says that businesses aren't allowed in these areas. However, I have found a restaurant, market, and an art studio that are situated in land zoned as A-1A. Basically I have heard the zoning and permitting is very lax, but would it be possible to set up a small coffee shop in an area zoned as A-1A or RS? Would it be allowed? Could they rezone? I am being made to believe that it is possible to set up a business in these areas as others have. I feel like I have done hours of research but am still confused. I have contacted the Planning Department and am awaiting a reply. However, I often find it very useful to talk to those who have first hand experience with this stuff. Thank you to anyone who can help!

[Dreaming of Hawaii]

Your are talking about a major financial investment. Getting first hand experience from a bunch of strangers on a forum is not the way to do this. If you are on-Island, you need to go in person to the planning and health departments to get information from people who know and will be enforcing the law. Don’t believe people who tell you that zoning and permitting is lax. Those days are gone.

Those other businesses you are talking about may have been grandfathered in or may have special permits. Only the people in the planning department can answer your questions.

[harrypritikin]

The restaurant, market and art studio my have been in existence prior to the zoning laws being enacted and would have been, therefore, grandfathered in. It's also possible that the data you accessed was out-dated. Another possibility is that the shop owner got a Special Use Permit. It could take a couple of years to go through the approval process on Ag zoned land to get a special use permit. Accessing the highway, legal parking areas, etc. would require that you hire a professional planner. Contact me though my website, www.konarealestateagent.com , and I will send you the names and numbers of a couple of planning consultants. Res zoned, fergedabowdit. You best bet would be to lease an empty shop in Volcano Village; preferably one that already has a commercial kitchen. I checked, and there are no commercial zoned properties (or businesses, for that matter) in the Volcano area for sale. It there was, it would probably be prohibitively expensive. I also checked for any land for sale on the Old Volcano Road (which is where you would want to be) and there was none.

[hotzcatz]

How about a food truck?

[Huckleberry3911948]

This could have been a very old Roman topic being discussed by new arrivals to Pompeii

[trinity1111]

Originally Posted by MarisaE

My husband and I are wanting to start a coffee shop in the Volcano area. We have been told by many people who live there that a coffee shop would do great in that area and we just want it to be a small low key cafe where people who live/work in the area can grab a coffee or have a place to chat. I have found many parcels of land in locations that I think a coffee shop would do great (along the main highway, good exposure, etc.). However, before purchasing the land I wanted to look at the zoning laws. I found that one parcel of land was located in an area zoned as RS-10 and another was zoned in A-1A. When looking at the zoning laws, it says that businesses aren't allowed in these areas. However, I have found a restaurant, market, and an art studio that are situated in land zoned as A-1A. Basically I have heard the zoning and permitting is very lax, but would it be possible to set up a small coffee shop in an area zoned as A-1A or RS? Would it be allowed? Could they rezone? I am being made to believe that it is possible to set up a business in these areas as others have. I feel like I have done hours of research but am still confused. I have contacted the Planning Department and am awaiting a reply. However, I often find it very useful to talk to those who have first hand experience with this stuff. Thank you to anyone who can help!

Be aware that another eruption is eminent. Even if its not Kilueau, the Vog from a Mauna Loa eruption can ruin a business.

[Open-D]

Originally Posted by trinity1111

Be aware that another eruption is eminent. Even if its not Kilueau, the Vog from a Mauna Loa eruption can ruin a business.

Yes, Your Eminence. Your coronation is imminent.

[trinity1111]

Originally Posted by Open-D

Yes, Your Eminence. Your coronation is imminent.

Pele certainly reigns current as the volcano royalty.

I do want to point out how destructive to multiple communities the Vog is.

[Dreaming of Hawaii]

Marisa disappeared after posting her question nine days ago. I wonder if we were helpful at all.

[hotzcatz]

She was another One Post Wonder, apparently.