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Home My WebLink About2026-03-10 KCDP Minutes Final KONA COMMUNITY DEVELOPMENT PLAN 1 ACTION COMMITTEE 2 COUNTY OF HAWAIʻI 3 FINAL MINUTES 4 March 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 12:03 p.m. The meeting was held in person at the West 8 Hawaiʻi Civic Center, B2 Conference Room, and online via the Zoom platform. 9 The full YouTube video of this meeting can be found here: 10 https://youtu.be/3KOEKOH8GR4?si=FXeGeyZP_tsNAQpB 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): Charles Young 19 Members Absent: Roselyn Molina 20 Planning Department Staff Present (in person): 21 • Janice Hata 22 • Maryam Palma 23 Other County Staff Present (via Zoom): 24 • Jeffrey Darrow, Planning Director 25 • Jean Campbell, Deputy Corporation Counsel 26 • Elizabeth August, Zoom Host 27 There were approximately eight members of the public in attendance (two in person and 28 six via Zoom). 29 Approval of Minutes 30 Chair Pelletier requested approval of the February 10, 2026 draft meeting minutes. Vice 31 Chair Pisicchio moved to approve the minutes, and Committee Member Thompson 32 seconded the motion. There being no discussion or corrections, the Committee voted 33 KONA CDP ACTION COMMITTEE Minutes of March 10, 2026 2 unanimously to approve the February 10, 2026 draft meeting minutes. [SEE YOUTUBE 34 TIMESTAMP 02:55] 35 Public Testimony on Agenda Items 36 Chair Pelletier called for public testimony on agenda items at approximately 12:06 p.m. 37 No public testimony was provided at this time. [SEE YOUTUBE TIMESTAMP 03:47] 38 Third-Party Reports; Government Officials 39 Pursuant to Hawaiʻi Senate Bill 405 (2025), signed into law as Act 72, the AC may receive 40 and discuss information from third-party reports by any government official not included 41 in the publicly noticed agenda, but may not make decisions on matters raised through 42 such reports until a later meeting with proper notice. No third-party reports were 43 presented. [SEE YOUTUBE TIMESTAMP 05:44] 44 Business 45 1. Report from Planning Director Jeffrey Darrow about: 46 • The status of legislation regulating bed and breakfast (B&B) operations; 47 • The Planning Department’s process for reviewing Transit-Oriented Development 48 (TOD) proposals; 49 • Opportunities for enhanced communication and collaboration between the 50 Planning Department and the AC; and 51 • General discussion regarding Concurrency Zone Proposed Roads, identified on 52 the Concurrency Map (Figure 4-3) of the Kona CDP 53 This item was called to order at approximately 12:09 p.m. [SEE YOUTUBE 54 TIMESTAMP 06:19] 55 Director Darrow reported that the County Council is working on draft legislation to 56 regulate hosted vacation rentals as B&B establishments while maintaining treatment 57 of unhosted short-term vacation rentals (STVR) in the Code. He also explained that 58 the Chapter 6 registration process is expected to become effective July 1, 2026, and 59 that future implementation is intended to direct operators to any additional permitting 60 required for compliance. [SEE YOUTUBE TIMESTAMP 07:34] 61 Committee Member Young raised a question regarding public notification procedures 62 for B&B establishments and STVRs. He expressed concern about unpermitted 63 operations, particularly in rural areas. Director Darrow explained that, under the 64 current Code, the only way an operation in a Rural or Agricultural zone may be 65 considered legal is through issuance of a Nonconforming Use Certificate (NUC); 66 otherwise, such operations are illegal. He further clarified that B&B establishments, 67 where the operator resides on-site, must obtain a Special Permit if located in 68 Agricultural or Rural districts. The Special Permit process includes both public 69 KONA CDP ACTION COMMITTEE Minutes of March 10, 2026 3 notification and a public hearing. Director Darrow noted that the Code does not 70 currently define “hosted rentals,” with B&B establishments serving as the closest 71 equivalent. B&Bs require Use Permits in Residential zones and Special Permits in 72 Agricultural and Rural areas. [SEE YOUTUBE TIMESTAMP 18:30] 73 Regarding TOD review, Director Darrow explained that projects within designated 74 TOD areas of the Kona CDP are generally required to undergo Project District 75 rezoning and Design Center review. He cited recent examples in Kona, including 76 Pālamanui and Makalapua. [SEE YOUTUBE TIMESTAMP 23:03] 77 Director Darrow noted that a 2019 amendment to the Kona CDP modified Policy LU-78 2.4 (TOD Floating Zones), revising the minimum land area requirement for new 79 communities. The policy now aligns with the Zoning Code’s requirements for Project 80 Districts, rather than the previous 80-acre minimum. He added that the Planning 81 Department is currently considering potential amendments to further reduce the 82 minimum acreage required for Project Districts. [SEE YOUTUBE TIMESTAMP 34:07] 83 In discussing opportunities to enhance communication and collaboration between the 84 Planning Department and the Action Committee (AC), Director Darrow stated that the 85 Department continuously monitors incoming applications and evaluates their 86 consistency with the CDP. The Department aims to ensure compliance and 87 transparency throughout the review process. He also noted that the AC may utilize the 88 Planning Department’s website to track current applications and raise questions with 89 staff as needed. Committee Member Kirchner commented on the challenges posed 90 by outdated technical studies (e.g., water and traffic) in supporting effective planning. 91 Director Darrow responded that the Department is open to working with CDP staff and 92 the AC to pursue additional funding to address these issues. [SEE YOUTUBE 93 TIMESTAMP 38:00] 94 On the topic of communication, Committee Member Young emphasized the 95 importance of coordination among AC chairs and vice chairs, as well as maintaining 96 communication with other boards and commissions under the Planning Department. 97 Director Darrow agreed and indicated that he would confer with staff to explore ways 98 to improve communication and information sharing while maintaining legal 99 compliance. [SEE YOUTUBE TIMESTAMP 42:55] 100 Director Darrow also discussed the Department’s review of applications in relation to 101 Concurrency Zone Proposed Roads identified in the Kona CDP. He referenced a 102 recent subdivision application that aligned with one of the planned roadway corridors, 103 noting that such alignment presents a critical opportunity for the Department to 104 implement CDP objectives. [SEE YOUTUBE TIMESTAMP 46:24] 105 KONA CDP ACTION COMMITTEE Minutes of March 10, 2026 4 Director Darrow concluded by thanking the Action Committee and expressed his 106 willingness to continue attending future meetings to answer questions and discuss 107 CDP-related planning matters. 108 Public Testimony: 109 • Janice Palma Glennie addressed owner-hosted versus managed rentals, TOD 110 implementation, concurrency, and cluster-zoning concepts. [SEE YOUTUBE 111 TIMESTAMP 56:58] 112 • Josephine Keliʻipio addressed traffic concerns and cultural changes to the Kona 113 region. [SEE YOUTUBE TIMESTAMP 01:12:51] 114 No formal action was taken. This item concluded at approximately 1:17 p.m. 115 2. Proposed Testimony on Senate Bills 2336 and 2372: The Committee will discuss 116 Senate Bill 2336 and Senate Bill 2372, both relating to trees, and consider whether to 117 submit testimony. Discussion and potential action. 118 This item was called to order at approximately 1:17 p.m. [SEE YOUTUBE 119 TIMESTAMP 01:15:16] 120 Chair Pelletier called for public testimony on this item. No public testimony was 121 provided. 122 Committee Member Thompson provided an overview of two State measures relating 123 to trees. The Committee noted that Senate Bill 2336, relating to an arborist advisory 124 committee and tree planning, had missed its deadline for the 2026 session. The 125 Committee then focused its discussion on Senate Bill 2372, which relates to 126 exceptional trees and statewide criteria for tree designation and advisory oversight. 127 The Committee discussed the potential value of submitting testimony in support of 128 Senate Bill 2372 after crossover to the House and of contacting the committee chair 129 and vice chair, as well as West Hawaiʻi House members, to encourage scheduling of 130 the bill for hearing. 131 Committee Member Thompson moved, and Vice Chair Pisicchio seconded, to 132 authorize: (1) communication to the chair and vice chair of the House committee to 133 which Senate Bill 2372 is referred requesting that the measure be heard; and (2) 134 submission of written testimony in support of Senate Bill 2372 when it is scheduled for 135 hearing. The motion passed unanimously. [SEE YOUTUBE TIMESTAMP 01:27:39] 136 Public Testimony: 137 • Janice Palma Glennie commented on the importance of incentives as it relates 138 to Senate Bill 2372. [SEE YOUTUBE TIMESTAMP 01:30:00] 139 This item concluded at approximately 1:33 p.m. 140 KONA CDP ACTION COMMITTEE Minutes of March 10, 2026 5 Public Testimony on Matters Not on the Agenda 141 Pursuant to Hawaiʻi Senate Bill 869 (2025), signed into law as Act 53, testimony on 142 matters not on the agenda may be limited to three minutes per speaker. Chair Pelletier 143 called for testimony at approximately 1:33 p.m. No testimony was provided. [SEE 144 YOUTUBE TIMESTAMP 01:30:41] 145 Proposed New Business 146 This item was called to order at 1:34 p.m. [SEE YOUTUBE TIMESTAMP 01:31:18] 147 • 2026 General Plan discussion 148 • Status update on Senate Bill 2372 149 Announcements 150 Hawaiʻi County Council Bill 63, Relating to Dwellings – Chair Pelletier reported that 151 Bill 63, Draft 3, passed second and final reading on February 18, 2026. He noted the 152 Committee’s prior testimony helped prompt broader discussion of the measure. 153 The Environmental Notice (February 23, 2026) – The Committee noted the publication 154 of the Department of Hawaiian Home Lands North Kona Wells – Keauhou Well Site and 155 Kahaluʻu Storage Tanks Project final environmental assessment and finding of no 156 significant impact. This final environmental assessment can be accessed using the 157 following link: 158 https://files.hawaii.gov/dbedt/erp/Doc_Library/2026-02-23-HA-FEA-North-Kona-159 Keauhou-Well-Site-and-Kahaluu-Storage-Tanks.pdf 160 Board and Commission Vacancies – The Planning Department is continuing to seek 161 applicants for the Kona CDP Action Committee and requested assistance in spreading 162 the word to interested community members. Applications are available on the Mayor’s 163 Boards and Commissions webpage: 164 https://www.hawaiicounty.gov/our-county/boards-and-commissions 165 Next Meeting – The next Kona CDP Action Committee meeting is scheduled for Tuesday, 166 April 14, 2026. [SEE YOUTUBE TIMESTAMP 01:37:39] 167 Adjournment 168 Chair Pelletier adjourned this meeting at 1:43 p.m. 169 These minutes and all related documents are available in the Planning Department’s 170 Kona Community Development Plan Action Committee folder via the County of Hawaiʻi 171 Public Documents Repository. These documents may also be requested from the 172 Planning Department by calling (808) 961-8288 or emailing CDP@hawaiicounty.gov. 173