{"id":64,"date":"2026-05-14T20:37:14","date_gmt":"2026-05-14T20:37:14","guid":{"rendered":"https:\/\/movingtohawaiiguide.com\/?p=64"},"modified":"2026-05-14T20:37:14","modified_gmt":"2026-05-14T20:37:14","slug":"county-approval-sought-for-festival-that-has-irritated-neighbors","status":"publish","type":"post","link":"https:\/\/movingtohawaiiguide.com\/?p=64","title":{"rendered":"County approval sought for festival that has irritated neighbors"},"content":{"rendered":"
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The Hawaii County Windward Planning Commission on Thursday will decide the fate of the \u201cFalls on Fire\u201d Festival \u2014 a controversial \u201cBurning Man\u201d-inspired gathering in Papaikou hosted by Pennsylvania video game executive Andrew Tepper.<\/p>\n

Read more PHOTOS: Track and field championships at Kamehameha<\/a><\/p>\n<\/div>\n

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The Hawaii County Windward Planning Commission on Thursday will decide the fate of the \u201cFalls on Fire\u201d Festival \u2014 a controversial \u201cBurning Man\u201d-inspired gathering in Papaikou hosted by Pennsylvania video game executive Andrew Tepper.<\/p>\n

The event has drawn hundreds of people to Tepper\u2019s 1,400-acre property along the Hamakua Coast north of Hilo every November for the past three years.<\/strong> There, attendees participate in fire dancing, light and art installations, live music and DJ performances, healing and wellness activities, and workshops on topics like permaculture, sustainable building and environmental activism.<\/p>\n

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It\u2019s a four-day-long celebration culminating in the ceremonial burning of a \u201csymbolic effigy\u201d in an homage to the weeklong spectacle held annually in Nevada\u2019s Black Rock Desert in late August and early September that\u2019s become world famous among counterculture types \u2014 Burning Man.<\/p>\n

But complaints from neighbors and a lack of proper permitting has threatened to shut the festival down. For violations stemming from the 2023 festival, Tepper was issued a Notice of Violation Order from the county\u2019s Planning Department levying thousands of dollars in fines for hosting unpermitted events.<\/p>\n

In September 2024, Tepper hired Land Planning Hawaii to apply for a special use permit with two main components. The first sought to legitimize that year\u2019s festival with camping for up to 500 attendees, while the second component \u2014 unrelated to the event \u2014 sought authorization to store commercial vehicles on the property.<\/p>\n

Tepper leases a large section of the land containing the festival site to a local rancher during the rest of the year, who uses its pastures to graze cattle. The tenant uses a half-acre section of the property for storing several commercial vehicles and pieces of heavy equipment, which the planning director has characterized as a \u201cheavy equipment rental base yard.\u201d<\/p>\n

The county repeatedly warned Tepper to refrain from holding the 2024 festival until the special permit was issued, but he proceeded anyway, throwing \u201cFalls on Fire\u201d from Nov. 8 to 11 that year with roughly 200 attendees. Hosting both the 2023 and 2024 events left him with $34,000 in county fines for violations involving camping, amplified sound and advertising on property zoned for agricultural use.<\/p>\n

For the 2025 festival, Tepper threw yet another gathering even while the permitting process was still pending, opting to call it a \u201cprivate\u201d event this time and refusing to allow county inspectors onto the property while festivities were underway.<\/p>\n

A contested case hearing regarding the permit\u2019s issuance was held on Nov. 13, 2025, in Hilo, instigated by neighbors James McMahon and his wife, Lichuan Huang, who were fed up with the constant heavy truck noise and annual blitz of traffic, trespassing and loud music.<\/p>\n

The planning commission will review the hearings officer\u2019s findings Thursday, and make a decision whether to approve or deny the permit, and \u2014 if approved \u2014 lay out conditions that must be met for the festival\u2019s 2026 iteration to proceed.<\/p>\n

Concerns
\nfrom neighbors<\/p>\n

McMahon and Huang were the \u201cintervenors\u201d in the contested case. Their home lies roughly 30 feet away from a road easement running through their farm that provides access to the festival site and the \u201cheavy equipment rental base yard.\u201d This sends a steady stream of trucks right past their living room, which they say is more bothersome than the event itself.<\/p>\n

\u201cOur house is almost constantly shaking from all the activity,\u201d McMahon told the Tribune-Herald. \u201cPeople don\u2019t realize the ground here shakes a lot because we\u2019re on deep soil \u2014 the roads and the homes here are not anchored in bedrock, <\/strong>they\u2019re basically floating on soil. Any pounding from heavy trucks going up the road kind of reverberates around, and that\u2019s a concern for us because of the possible damage to our foundations, for example.\u201d<\/p>\n

During those handful of days in November, the road is even more active, with dozens of cars belonging to festival attendees driving back and forth at all hours of the day.<\/p>\n

\u201cAnything that takes place on his properties has a direct impact on us simply due to the traffic,\u201d McMahon said about Tepper. \u201cThe volume of traffic that would be going on there \u2014 this is a private road, it\u2019s a single lane, basically a farm road. We\u2019re actually more annoyed by the people who would be going up and down the road and running their boom boxes all night long. We get more noise from that than from the actual event.\u201d<\/p>\n

Even so, the couple can still hear the festival\u2019s sound system from inside their house, which disturbed their sleep until just before dawn during the event\u2019s first year.<\/p>\n

\u201cMy guess is about four to five AM,\u201d McMahon said when asked what time the music finally quit in 2023. \u201cI mean it\u2019s all night \u2026 a lot of their events take place all night long, and I know they basically recommend for their attendees to wear earplugs if they want to get some sleep.\u201d<\/p>\n

However, the 2024 festival wasn\u2019t as loud for them, he said.<\/p>\n

\u201cOur experience has varied from year to year,\u201d he said. \u201cThe first year was really bad. The second year, though, it got better. I understand that they redirected the speakers \u2014 they were having the speakers point mauka toward the mountain instead of down towards the sea where we are \u2014 but we could still hear it.\u201d<\/p>\n

Huang clarified that they don\u2019t have a problem with the festival itself, just its venue.<\/p>\n

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\u201cI personally don\u2019t even oppose the proposed activity. The question is whether the location is appropriate or not,\u201d she said. \u201cAnd I totally understand that it\u2019s beneficial for certain people, and I fully support it. It\u2019s just we don\u2019t believe the location right off of our farm is the best place to be. The contested case is really because we have the easement concern \u2014 whether the main access route can support the proposed project.\u201d<\/p>\n

McMahon shared this sentiment, saying that hosting the event in a quiet, agricultural neighborhood is inappropriate and degrades their quality of life.<\/p>\n

\u201cAll around us is farms, it\u2019s agricultural land,\u201d he said. \u201cMost people live on their farms, so it\u2019s not just a farm or a place of work, it\u2019s actually where we live. So it\u2019s our lifestyle for us that\u2019s the biggest concern.\u201d<\/p>\n

In addition to those issues, he said the festival\u2019s organizer hasn\u2019t been transparent with neighbors from the very start.<\/p>\n

\u201cMr. Tepper has not been candid with us in terms of what his plans were when he purchased this property here,\u201d McMahon said. \u201cHe just came in and started doing these things. He didn\u2019t really engage with the community. He didn\u2019t go through the permitting process.\u201d<\/p>\n

Even if the planning commission grants the special use permit this month, McMahon said he still has substantial doubts about whether \u201cFalls on Fire\u201d will follow the rules going forward.<\/p>\n

\u201cIf he does get his permit,\u201d McMahon said, \u201cwe have very little confidence that he will abide by the conditions. And then the county has very limited resources to actually investigate and enforce those conditions, so it could easily go out of control.\u201d<\/p>\n

After last year\u2019s contested case proceedings, a hearing officer handed downa \u201cfindings of fact\u201d in early 2026, where it suggested the special use permit should be granted if Tepper agreed to meet the county\u2019s safety, sanitation and maintenance demands.<\/p>\n

A long list of requirements<\/p>\n

These included only hosting the event once per year, limiting attendance to no more than 500 people, requiring the commercial vehicle yard to store no more than six pieces of heavy equipment, providing on-site parking for all attendees, and building pull-off and passing areas along the graveled, one-lane Indian Tree Road leading to the festival site.<\/p>\n

It also requires Tepper to pay $10,000 per year to repair the road, submit notifications to neighbors and the planning, police and fire departments, and secure written approval from the Department of Health for any open burning, which would be revocable during active \u201cno burn periods.\u201d<\/p>\n

The road requirements tie in with the fire and police department notification: Since the road is one-lane and narrow, neighbors have expressed concern that an emergency at the festival could quickly turn into blocked access.<\/p>\n

\u201cA lot of these areas only have one way in and one way out, so even if the fire department gets onto the road, maybe if it\u2019s a real disaster you may have people trying to go and making it virtually impossible for them to get in there,\u201d McMahon said. \u201cIf you\u2019re in a situation where you\u2019re dealing with a lot of traffic already \u2014 people coming out, coming in, whatever \u2014 that\u2019s going to impede the response time.\u201d<\/p>\n

Then there\u2019s the wildfire risk of burning a multistory effigy in a region of the island that frequently experiences droughts \u2014 sometimes severely.<\/p>\n

\u201cIt\u2019s more monsoonal type patterns where you have long dry spells, and you get rain all at once basically, and then everything grows up, all the vegetation grows very thick and lots of times it will dry out and become combustible,\u201d McMahon said.<\/p>\n

Other conditions of the special use permit being granted include a 9 p.m. cut-off time for all amplified sound, a requirement to install a minimum 5,000-gallon water tank for fire control, a demand for siting sufficient numbers of portable toilets supplied and serviced by a licensed company, and a condition that all past fines be paid before the 2026 festival can proceed.<\/p>\n

Tepper is the co-founder of video game developer eGenesis, and has bought more property on Hawaii Island in the past five years than major landowners like Salesforce CEO Marc Benioff and Dell Technologies CEO Michael Dell, according to reporting by SFGate.<\/p>\n

Tepper has spent more than $35 million on real estate on the island since 2021, recently having acquired the 792-acre Kupaianaha Ranch for just over $10 million near the Hilo Forest Reserve boasting waterfalls, orchards, pastureland, and a two-story, 8,542-square-foot log cabin.<\/p>\n

Due to the ongoing nature of the contested case, Tepper declined to be interviewed for this story.<\/p>\n

Read more Donovan Mitchell\u2019s 39-point half lifts Cavs level with Pistons at 2-2<\/a><\/p>\n

Email Stefan Verbano at stefan.verbano@hawaiitribune-herald.\n<\/p>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

County approval sought for festival that has irritated neighbors – Hawaii News | Hawaii Tribune-Herald<\/p>\n","protected":false},"author":1,"featured_media":63,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[2],"tags":[],"class_list":["post-64","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news"],"yoast_head":"\nCounty approval sought for festival that has irritated neighbors - Moving to Hawaii Guide<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/movingtohawaiiguide.com\/?p=64\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"County approval sought for festival that has irritated neighbors - Moving to Hawaii Guide\" \/>\n<meta property=\"og:description\" content=\"County approval sought for festival that has irritated neighbors - 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