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Home My WebLink About2026-02-10 KCDP Minutes Draft KONA COMMUNITY DEVELOPMENT PLAN 1 ACTION COMMITTEE 2 COUNTY OF HAWAIʻI 3 DRAFT MINUTES 4 February 10, 2026 5 Call to Order 6 Chair John Pelletier called the meeting of the Kona Community Development Plan (CDP) 7 Action Committee (AC) to order at 12:20 p.m. The meeting was held in person at the West 8 Hawaiʻi Civic Center, Council Meeting Room A, and online via the Zoom platform. 9 The full YouTube video of this meeting can be found here: 10 https://youtu.be/3P65J8V_hgg?si=1scR-qJIgdlEtUDv 11 Roll Call 12 Members Present (in person): 13 • John Pelletier (Chair) 14 • Nancy Pisicchio (Vice Chair) 15 • Raymond “RJ” Kirchner 16 • Charla Thompson 17 • Shane Palacat-Nelsen 18 Members Present (via Zoom): None 19 Members Absent: 20 • Charles Young 21 • Roselyn Molina 22 Planning Department Staff Present (in person): 23 • Janice Hata 24 • Jessica Lahip 25 Planning Department Staff Present (via Zoom): 26 • Elizabeth August 27 Other County Representatives Present: 28 • Jeffrey Darrow, Planning Director 29 • Michelle Ahn, Deputy Planning Director 30 • Jean Campbell, Deputy Corporation Counsel (via Zoom) 31 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 2 There were approximately 12 members of the public in attendance (three in person and nine 32 via Zoom). 33 Approval of Minutes 34 Chair Pelletier requested approval of the January 13, 2026 draft meeting minutes. 35 Vice Chair Pisicchio moved to approve the January 13, 2026 minutes. Committee Member 36 Kirchner seconded the motion. There being no discussion or corrections, the Committee 37 voted unanimously to approve the January 13, 2026 draft meeting minutes. [SEE YOUTUBE 38 TIMESTAMP 02:56] 39 Public Testimony on Agenda Items 40 Chair Pelletier called for public testimony on agenda items. [SEE YOUTUBE TIMESTAMP 41 03:28] 42 Announcements 43 1. Welcome to New Member – Chair Pelletier welcomed returning AC member Shane 44 Palacat-Nelsen, noting his previous years of service on the Kona CDP AC and long 45 involvement in community planning dating back to the mid-1990s. Committee Member 46 Nelsen shared that community development is his “hobby” and that he looks forward to 47 helping interpret policy and support land-use improvements. 48 2. Board and Commission Vacancies – Chair Pelletier announced that the Planning 49 Department is continuing to seek applicants for the Kona CDP Action Committee and 50 requested assistance in spreading the word to interested community members. 51 Applications are available on the Mayor’s Boards and Commissions webpage: 52 https://www.hawaiicounty.gov/our-county/boards-and-commissions 53 [SEE YOUTUBE TIMESTAMP 04:06] 54 Business 55 1. Update of the Kona CDP – The AC will discuss with Director Darrow the future approach 56 and potential timeline for updating the Kona CDP, in relation to the AC’s October 30, 57 2025 letter requesting funding to support a comprehensive review and update of the 58 2008 Kona CDP, as amended September 2019. Discussion and potential next steps. 59 This item was called to order at 12:27 p.m. [SEE YOUTUBE TIMESTAMP 05:55] 60 Chair Pelletier called for public testimony. No public testimony was provided at this time. 61 Planning Director Darrow described current constraints and priorities for long-range 62 planning: 63 • Budget and staffing limits: In recent years the Department has been required to 64 hold a “status quo” budget, with no new positions and several federally funded 65 positions (including long-range planners and support staff) lost when federal funding 66 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 3 changed. Requests to convert those positions to general fund have not yet been 67 funded. As a result, the Department has limited capacity to initiate major planning 68 processes. [SEE YOUTUBE TIMESTAMP 08:12] 69 • CDP update sequencing: When reviewing all CDPs island-wide, the South Hilo area 70 stands out as having the oldest plan (a 1970 document predating the CDP 71 framework). The Department has requested funding in this year’s budget to initiate a 72 South Hilo update. After that, Director Darrow anticipates that Kona, North Kohala, 73 and South Kohala CDPs would be among the next priorities, given the 2008 adoption 74 date and subsequent amendments. [SEE YOUTUBE TIMESTAMP 09:37] 75 • Use of the existing Kona CDP: Darrow emphasized that the Kona CDP remains an 76 “award-winning” and widely used plan that introduced new planning tools to Hawaiʻi 77 County (e.g., Transit-Oriented Development [TOD] concepts and multimodal 78 transportation planning). Staff rely on the plan regularly to evaluate consistency of 79 proposed developments. Some projects do not proceed when they conflict with CDP 80 policies. He suggested that future work may focus on targeted amendments rather 81 than a complete rewrite. [SEE YOUTUBE TIMESTAMP 13:21] 82 Vice Chair Pisicchio stressed the need for gray infrastructure studies, particularly a 83 transportation study that updates traffic counts, connectivity analysis, and network 84 priorities. [SEE YOUTUBE TIMESTAMP 18:17] 85 Director Darrow and AC members discussed existing and planned transportation 86 improvements and how they intersect with the CDP’s concurrency framework. [SEE 87 YOUTUBE TIMESTAMP 19:44] 88 • Several projects from the Kona CDP’s concurrency tables have been completed 89 (e.g., Henry Street to the airport; Māmalahoa Bypass between Kealakekua and 90 Kailua-Kona). 91 • Current County Capital Improvement Program (CIP) priorities in Kona include the 92 Lako Street extension (from its current terminus down toward Aliʻi Drive) and 93 Phase 3 of Ane Keohokālole Highway (connecting Hina Lani to Kaʻiminani). 94 Archeological work and right-of-entry efforts are underway for the Lako corridor. 95 • The group also discussed prior community working group efforts that envisioned 96 a scaled-down Kahului-Keauhou Parkway (Lako Street to Kuakini Highway) using 97 existing County right-of-way, emphasizing cultural sites, open space, and non-98 motorized access. [SEE YOUTUBE TIMESTAMP 26:31] 99 • Director Darrow noted that the Kona CDP’s original concurrency language was 100 amended in 2019 to soften strict requirements, which had effectively stalled 101 development in some concurrency zones. Current concurrency practice is more 102 closely aligned with the County zoning code’s traffic impact analysis and mitigation 103 requirements. 104 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 4 Members highlighted that the original CDP did not sufficiently address water and 105 affordable housing and that any comprehensive review should strengthen these 106 sections. [SEE YOUTUBE TIMESTAMP 42:39] 107 The AC emphasized that updates must be grounded in robust community outreach, with 108 the Action Committee helping to design and promote a grassroots participation process, 109 rather than the AC itself drafting substantive amendments in isolation. [SEE YOUTUBE 110 TIMESTAMP 43:30] 111 Mikahala Roy provided testimony. [SEE YOUTUBE TIMESTAMP 48:43] 112 No formal action was taken. 113 This item concluded at 1:14 p.m. 114 2. Hawaiʻi County Council Bill 63, Relating to Dwellings – The AC will discuss any 115 amendments Bill 63 proposed by the County Council and consider whether to submit 116 additional testimony on the legislation. 117 This item was called to order at 1:14 p.m. [SEE YOUTUBE TIMESTAMP 53:39] 118 Chair Pelletier called for public testimony. No public testimony was provided at this time. 119 Chair Pelletier and Vice Chair Pisicchio reported on the February 4, 2026 County Council 120 meeting regarding Bill 63 (Draft 2), which proposes to allow residential dwellings within 121 the Industrial-Commercial Mixed (MCX) district. [SEE YOUTUBE TIMESTAMP 54:02] 122 • Councilmember Heather Kimball introduced an amendment to change dwellings 123 in MCX from a blanket permitted use to a use permit use, with the intent of better 124 targeting workforce housing associated with MCX uses rather than opening all 125 MCX lands to unrestricted residential development. 126 • The Council adopted the amendment, and the bill (now a new draft) passed first 127 reading and was forwarded for second reading at a future Council meeting. 128 • Earlier written testimony from the Kona CDP AC opposing broad by-right housing 129 in MCX remains in the record. 130 Chair Pelletier and Vice Chair Pisicchio prepared a draft letter for potential submittal at 131 second reading. The draft would: 132 • Express support for shifting MCX dwellings to a use permit process; 133 • Recommend that, as part of the use permit review, applicants be asked to 134 address: 135 o The relationship of the request for workforce housing to employment 136 located within the MCX District; and 137 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 5 o The affordability of proposed dwellings for the workforce that the dwellings 138 would serve. 139 [SEE YOUTUBE TIMESTAMP 57:07] 140 Discussion focused on how to support the workforce housing intent without creating 141 unworkable regulatory burdens. [SEE YOUTUBE TIMESTAMP 57:55] 142 Committee Member Kirchner cautioned that formal affordable housing requirements 143 often entail ongoing income qualification and compliance costs, which can discourage 144 development. 145 Chair Pelletier clarified that the draft testimony does not propose affordability mandates; 146 rather, it asks the Council to ensure that applicants demonstrate a clear workforce 147 connection. 148 Members discussed examples such as housing for hospital staff or teachers, and the 149 challenge of ensuring that units remain available to those workers over time instead of 150 becoming general market or short-term rental units. 151 Vice Chair Pisicchio reiterated that previous versions of Bill 63 would have allowed 152 housing across hundreds of acres of MCX land without guarantees of serving the 153 intended workforce. She stated that the use-permit framework, combined with clear 154 expectations in AC testimony, moves the legislation closer to its stated purpose. 155 Committee Member Kirchner made a motion to submit testimony from the Kona CDP 156 Action Committee in support of the new use permit framework for dwellings in MCX, 157 recommending that use permit applications be required to (1) describe the relationship 158 between proposed dwellings and employment within the MCX district, and (2) address 159 the affordability of the units for the workforce to be served. The motion was seconded by 160 Committee Member Thompson, and it passed unanimously by voice vote. [SEE 161 YOUTUBE TIMESTAMP 01:15:55] 162 Planning staff will prepare and transmit the testimony, to be signed by Chair Pelletier, to 163 the Council in advance of second reading of Bill 63. 164 This item concluded at 1:39 p.m. 165 3. Tree City USA Program Update – AC Member Charla Thompson will provide a status 166 update on the County’s Tree City USA application. 167 This item was called to order at 1:39 p.m. [SEE YOUTUBE TIMESTAMP 01:18:03] 168 Committee Member Thompson reported that: 169 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 6 • The Hawaiʻi County Tree City USA application has been completed and 170 submitted. The County will likely learn whether it has been approved by April or 171 May 2026. 172 • In anticipation of eventual Tree City USA recognition, she has begun exploring 173 next steps, including development of a County tree planting plan/urban forest plan 174 and improvements to County tree management practices. 175 [SEE YOUTUBE TIMESTAMP 01:18:21] 176 Committee Member Thompson highlighted a bill currently moving through the State 177 Legislature that would help support better tree care statewide. The bill would require 178 State agencies and counties (and their contractors) involved in planting, maintaining, or 179 removing public trees to adhere to best management practices for tree care. 180 No formal action was taken. 181 This item concluded at 1:46 p.m. 182 Public Testimony on Matters Not on the Agenda 183 Testimony may be limited to three (3) minutes per speaker. (Pursuant to Hawaiʻi Senate Bill 184 869 [2025], signed into law as Act 53) 185 This item was called to order at 1:46 p.m. [SEE YOUTUBE TIMESTAMP 01:25:26] 186 • Mikahala Roy provided additional testimony. [SEE YOUTUBE TIMESTAMP 187 01:26:26] 188 Third-Party Reports; Government Officials 189 The AC may receive and discuss information from third-party reports by any government 190 official not included in a publicly noticed agenda. The AC may only make decisions on 191 matters originally raised by third-party reports from any government official at a later 192 meeting, where the agenda for the meeting gives notice of decision-making on the matter. 193 (Pursuant to Hawaiʻi Senate Bill 405 [2025], signed into law as Act 72) 194 This item was called to order at 1:50 p.m. [SEE YOUTUBE TIMESTAMP 01:29:47] 195 Director Darrow responded to questions previously submitted by Committee Member Young 196 and engaged in a discussion with the AC regarding: 197 • The Planning Department’s role in transportation planning, including development of 198 roadway alignment maps and coordination with the State Department of 199 Transportation and County Department of Public Works on future arterials and 200 collectors. [SEE YOUTUBE TIMESTAMP 01:30:37] 201 • Ongoing and upcoming discussions at the County level around short-term vacation 202 rentals (STVRs) and hosted rentals. Director Darrow noted that existing regulations 203 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 7 primarily address unhosted STVRs and that Council Member Kimball is preparing a 204 new bill to cover hosted rentals as well, likely coordinated with a Countywide 205 registration requirement scheduled to take effect July 1, 2026. [SEE YOUTUBE 206 TIMESTAMP 01:39:16] 207 During the discussion, Deputy Corporation Counsel Jean Campbell reminded the AC of 208 Sunshine Law and neighborhood-board-style requirements under SB 405, emphasizing that: 209 • Agendas should clearly identify the topics to be discussed under any third-party report 210 so members of the public know what will be covered; 211 • Pre-submitted questions to the Director (or any official) should be incorporated into 212 the board packet or otherwise made available so the public has adequate notice; and 213 • Some questions (e.g., regarding water supply operations or State law changes) may 214 be better directed to agencies with direct jurisdiction (e.g., Department of Water 215 Supply) rather than the Planning Department. 216 [SEE YOUTUBE TIMESTAMP 01:42:55] 217 Suggestions for future meetings: 218 • Clearly list the subject areas for any requested report; and 219 • Consider inviting other agencies (e.g., DWS) when questions relate to their authority. 220 In light of this guidance, Chair Pelletier, Director Darrow, and the Committee agreed to 221 conclude the open-ended Q&A for this meeting and instead work with staff and Corporation 222 Counsel to structure more focused, well-noticed report topics for a future agenda. Darrow 223 indicated he is willing to return at a subsequent meeting once topics and questions are 224 properly listed on the agenda. [SEE YOUTUBE TIMESTAMP 01:48:13] 225 Proposed New Business 226 This item was called to order at 2:12 p.m. [SEE YOUTUBE TIMESTAMP 01:51:04] 227 • Aliʻi Parkway Corridor 228 • Follow-up Questions for Planning Director/STVR Legislation 229 • Downtown Kailua-Kona Redevelopment and Parking 230 Staff and Deputy Corporation Counsel also reminded the AC that: 231 • Future agenda items should be clearly grounded in existing Kona CDP policies and 232 within the scope of the AC’s advisory role; and 233 • The AC may use tools such as permitted interaction groups, structured site visits, and 234 recesses to help manage complex topics and challenging public testimony while 235 remaining in compliance with the Sunshine Law. 236 The next Kona CDP Action Committee meeting is scheduled for Tuesday, March 10, 2026. 237 KONA CDP ACTION COMMITTEE Minutes of February 10, 2026 8 Adjournment 238 Chair Pelletier adjourned this meeting at 2:20 p.m. 239 These minutes and all related documents are available in the Planning Department’s Kona 240 Community Development Plan Action Committee folder via the County of Hawaiʻi Public 241 Documents Repository. These documents may also be requested from the Planning 242 Department by calling (808) 961-8288 or emailing CDP@hawaiicounty.gov. 243