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BR-CCInitiated-Bill125.ja.3.2.26
COUNTY OF HAWAI‘I PLANNING DEPARTMENT BACKGROUND AND RECOMMENDATION
COUNTY COUNCIL INITIATED BILL NO. 125 (PL-CCI-2026-000014) AMENDMENT TO CHAPTER 25, ARTICLE 7, SECTION 25-7-40, SECTION 25-7-41 AND SECTION 25-7-42, OF THE HAWAIʻI COUNTY CODE 1983 (2016 EDITION, AS AMENDED), RELATING TO THE PĀHOA VILLAGE DESIGN DISTRICT
The County Council has referred a bill for an ordinance to amend Section 25-7-
40, Section 25-7-41 and Section 25-7-42, Article 7, Chapter 25 of the Hawai‘i
County Code 1983 (2016 Edition, as Amended), relating to the Pāhoa Village
Design (PVD) District.
PURPOSE OF BILL 125
1. The Hawai‘i County Council has introduced Bill No. 125 (Planning
Department Exhibit 1), which seeks to amend Chapter 25 (Zoning),
Article 7, Division 4 of the Hawaiʻi County Code 1983 (2016 Edition, as
Amended) (hereinafter HCC) to revise and update zoning code sections
related to the PVD District. Section 25-7-40 is amended to clarify the
purpose, applicability and boundaries of the PVD District. Section 25-7-41
is amended to better establish and clarify the intent, adoption and
applicability of the PVD guidelines, including establishing that the
guidelines shall be adopted and subject to amendment by resolution.
Section 25-7-42 is amended to clarify the purpose and procedures of the
Pāhoa design review committee. Based on a public presentation given by
the bill’s introducer, dated August 28, 2025, an objective of the proposal is
for the Puna Community Development Plan (CDP) Action Committee to
take a more active role in the formation and procedures of the Pāhoa
design review committee.
AGENCY COMMENTS
2. Department of Land and Natural Resources – Commission on Water
Resource Management (Planning Department Exhibit 2 – March 2,
2026 Memo)
3. Department of Environmental Management (Planning Department
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Exhibit 3 – February 25, 2026 Memo)
4. Puna Community Development Plan Action Committee (Planning
Department Exhibit 4 – March 5, 2026 Letter)
AGENCIES – NO COMMENT OR CONCERN
5. Department of Health, Department of Land and Natural Resources – Land
Division and Engineering Division, Department of Public Works – Building
Division, Police Department, Department of Water Supply
AGENCIES – NO RESPONSE
6. Department of Land and Natural Resources, Department of Public Works
– Engineering, Parks and Recreation Department, Fire Department, Real
Property Tax, Pāhoa Mainstreet Community Association
PUBLIC COMMENTS
7. Planning Department Exhibit 5 – Dephlia Rackley et al Testimony
received by the Planning Department on March 22, 2026
8. Planning Department Exhibit 6 – Lorn Douglas Testimony received
by the Planning Department on March 22, 2026
9. Planning Department Exhibit 7 - Bryan Rupp Testimony received by
the Planning Department on March 25, 2026
10. Planning Department Exhibit 8 - Marty Robinson Testimony received
by the Planning Department on March 25, 2026
11. Planning Department Exhibit 9 - Namele Naipo-Arsiga Testimony
received by the Planning Department
PLANNING ANALYSIS OF THE IMPACTS OF BILL 125
The proposed amendments in Bill 125 will revise and update existing
zoning code sections relating to the Pāhoa Village Design (PVD) District,
originally adopted in 2013. Specifically, Section 25-7-40 will be amended to
clarify the purpose, applicability and boundaries of the PVD District. Section 25-
7-41 will be amended to clarify requirements regarding the Pāhoa Village Design
Guidelines (Planning Department Exhibit 10 – Pāhoa Village Design
Guidelines adopted by County Council Resolution 454 14, dated July 18,
2014), including that the guidelines shall be adopted and subject to amendment
by resolution, and that the director shall administer, implement and enforce the
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guidelines, after giving consideration to the recommendations of the Pāhoa
design review committee. Additionally, amendments will revise applicability of the
guidelines to include renovations or alterations to existing buildings and
structures, in addition to new developments, within the PVD district.
According to a public presentation given by the bill’s introducer, on August
28, 2025, a primary focus of Bill 125 is to provide clarity and transparency on the
formation and procedures of the Pāhoa design review committee. As such,
proposed amendments to Section 25-7-42 will direct the Puna Community
Development Plan Action Committee (CDP AC) to take a more active role in the
operations of the Pāhoa design review committee, including to review, discuss
publicly and decide who is serving on the design review committee every two
years. Additionally, once every ten years, the Puna CDP AC will invite all current
and former organizations and members of the design review committee to review
the PVD guidelines and PVD district boundaries, submit recommendations and
forward them through the Director to the County Council for its consideration.
According to supportive comments provided by the Puna CDP AC, “Bill
125 clarifies the application of the Pāhoa Village Design Guidelines and
establishes a transparent, sustained, and community-led design review
framework” to “ensure that future construction and renovations respect and
reinforce Pāhoa’s distinctive small-town plantation character.”
Comments provided by the Department of Environmental Management
note that the area is about twenty (20) miles from the nearest county sewer and
that properties included in the boundaries of the proposed ordinance would need
to comply with Department of Health requirements for sewage treatment and
disposal.
Although the Director notes that Planning Department staff will be
responsible for a larger role in the formation and procedures of the Pāhoa design
review committee, the Director is supportive of the intent of Bill 125 to provide
better transparency and availability of information for the community and has no
proposed amendments.
PLANNING DIRECTOR’S RECOMMENDATION
Based on the preceding discussion, the Planning Director recommends
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that the Windward Planning Commission forward a favorable
recommendation on Bill 125 to the County Council.
PLANNING COMMISSION ACTION
The Windward Planning Commission (WPC) is required to take action on
Bill 125 as described in Section 25-2-43(b) of the Zoning Code (Planning
Department Exhibit 11 - HCC Section 25-2-43(b)). This bill was transmitted by
the County Council to the Department on February 4, 2026, which means the
WPC is required to transmit its recommendation to the council by June 4, 2026.
The WPC shall recommend approval as a whole or in part, with or without
modifications, or rejection of the proposed bill, and the recommendation will be
forwarded to the County Council for their consideration and decision. In the event
the WPC fails to act on the proposed bill by this date, such inaction shall be
considered as an unfavorable recommendation by the WPC.
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Ashley L. Kierkiewicz
County Council District JV
(808) 961-8265
ashley.kierkiewicz@hawaiicounty.gov
Policy Committee on Planning
Land Use and Economic
Development -Chair
Policy Committee on Public Works
and Mass Transit-Vice Chair
TO:
FROM:
DATE:
SUBJECT:
HAWAl'I COUNTY COUNCIL
Hawai'i County Building
25 Aupuni Street • Hilo, Hawai'i 96720
Jeff Darrow, Director
Planning Department
Ashley L. Kierkiewicz, Council Member~
February 4, 2025
Referral of Bill 125; AN ORDINANCE AMENDING CHAPTER 25, ARTICLE
7, DIVISION 4, OF THE HAWAI'I COUNTY CODE 1983 (2016 EDITION, AS
AMENDED), RELATING TO THE P AHOA VILLAGE DESIGN DISTRICT.
Pursuant to Section 25-2-43(b) of the Hawai'i County Code, I am submitting Bill 125, enclosed for
your comment and recommendation. I also request that you forward the same to the Windward
Planning Commission for their comment and recommendation.
Bill 125 was referred for comment and recommendation to the Planning Director and the Windward
Planning Commission by the Hawai'i County Council's Committee on Planning on February 3, 2025.
After your and the Commissions review, please forward your comments and recommendations to
Council Chairperson Dr. Holeka Goro Inaba.
Thank you for your attention to this matter.
Enc.
AK/kj
Hawai 'i County Is an Equal Opportunity Provider and Employer
COUNTY OF HAW Al'I STATE OF HAWAl'I
BILL NO. _1_2_5 __
ORDINANCE NO. ____ _
AN ORDINANCE AMENDING CHAPTER 2S, ARTICLE 7, DMSION 4, OF THE
HAW Al'I COUNTY CODE 1983 (2016 EDITION, AS AMENDED), RELATING TO fflE
P AHOA VILLAGE DESIGN DISTRICT.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAW AI'I:
SECTION 1. Chapter 25, article 7, division 4, section 25-7-40, of the Hawai'i County
Code 1983 (2016 Edition, as amended) is amended to read as follows:
"Section 25-7-40. Purpose and applicability; boundaries.
(a) The PVD (Pahoa Village Design) District is established to [reinferee];_
(I) Reinforce and promote Pahoa's role as a regional town center while retaining
its rural village feel and identity[. The purpese efthe regieaal tewn oenter is
to seFYe as];
(2) Support a diversity of land uses consistent with a compact medium density
area [fat:]. including retail shopping, administrative and professional activities,
cultural and artistic activities, other supportive business activities, and a mix
of residential usesa capable of serving both village residents and the ever more
populous surrounding subdivisions[. Further, the PVD distriet seeks ta
preseF¥e]: and
(3) Preserve the historical Hawai'i plantation architectural [theme] filYk that has
come to symbolize Pahoa's unique sense of place and identity[, through the
implementation efdesigH guiE:ielines within the PVD E:iistriet].
(b) The PVD district, as used in this chapter, means the area [delineated on the mflj3 as
provided in the Piihoa Village Design Guidelines (hereinafter "design guidelines")
and furtheP] described as:
( 1) All parcels having frontage on Pahoa Village Road from the Pahoa Village
Road and Kea'au-Pahoa Road intersection and the Piihoa Village Road and
Pahoa-Kalapana Road intersection;
(2) All parcels having frontage on Post Office Road between Pahoa Bypass Road
and Pahoa Village Road;
(3) All parcels having frontage on the west side ofKea'au-Pahoa Road between
and inclusive of tax map key numbers: 1-5-007:012 and 1-5-007:080;
(4) All parcels having frontage on Kahakai Boulevard, including any extensions
of Kahakai Boulevard up to the parcel identified by tax map key numper
1-5-008:001, west of Pahoa Bypass Road;
(5) Parcels identified by tax map key numbers: 1-5-005:024, 1-5-006:037,
1-5-006:015, 1-5-003:037 and 1-5-003:046; and
(6) All parcels any part of which are designated medium density urban in Exhibit
A of Ordinance No. 12-89 amending the general plan land use pattern
allocation guide (LUPAG) map, [with the fello•.viRg eMelusions:] except:
(A) That portion of tax map key no: 1-5-002:020 [th&Hs] not designated
medium density urban in Exhibit A of Ordinance No. 12-89; and
(B) Parcels identified by tax map key numbers: 1-5-001 :003 and
1-5-008:001."
SECTION 2. Chapter 25, article 7, division 4, section 25-7-41, of the Hawai'i County
Code 1983 (2016 Edition, as amended) is amended to read as follows:
"Section 25-7-41. Design guidelines; intent; adoption; applicability.
(a) [The intent of the Piihea Village Design Guidelines (hereinafter "desigR
guideliaes") is to] Any design guidelines applicable to the PVD district:
(1) Shall be known and may be cited as the "Palma Village Design Guidelines":
(2) Shall be adopted and subject to amendment by resolution; and
(3) Shall articulate primary architectural features and building design
characteristics that have historically been identified as the Hawai'i plantation
architectural style or theme.
(b) [Design guidelines may be adopted by resolutioR or as standards by oromanee tmd
shall he admiaistered ay the direeter] The director shall administer, implement and
enforce the Pahoa Village Design Guidelines after giving due consideration to the
recommendations of the Pal10a design review committee [hEPliHg aeea estaelisheEl
in aseord!lflee with seetioa 25 2 12 of this ehepter].
(c) [While no speeifie miaimum m:1meer of the arehiteetural fe&tares in the Elesiga
guideliHes shall be FeftUifed fer any proposed prejeet, all] All buildings and
structures, including renovations or alterations to existing ones, within the PVD
district[, ex:oept as otherwise speeified in seetion 25 7 12(8) heleY1,] shall be
designed [ta-he] in a manner consistent with the [desiga guideliaes aaEl te be
eomf)lemeatary •Nith the e~dsting strnetures.] Piihoa Village Design Guidelines."
SECTION 3. Chapter 25, article 7, division 4, section 25~7-42, of the Hawai'i County
Code 1983 (2016 Edition, as amended) is amended to read as follows:
"Section 25-7-42. Pihoa design review committee; purpose; procedures.
(a) The purpose of the Piihoa design review committee [(hereiaafier "eoffiffiittee")] is to
provide [&e opportunity fer local fe¥iew &Ha eommeat, fer eensisteRey vrith the
desiga guideliaes, ea plans fer] local oversight and ensure that an [new] buildings
and [struetures as well as alterations te the e¾tt:erier of ex:isting buildings &fld
struewres] exterior alterations within the PVD district[:] comply with the Piihoa
Village Design Guidelines.
(b) [Uf]on req'l:lest ffom the direeter, the Puna CommUHity DeYelopmeat Plan Aetion
Committee (PCDP AC) shall ideatify and reeommend one eF mere llflpEopriate
Piihea based commu.nity orgaaizations that will be responsible fer estaelishing the
2
eommittee aad previdiag any neeessary administfati•1e SHpport that may he
fequired.] The Puna community development plan action committee shall invite one
or more appropriate Piihoa-based community organizations to form and provide
administrative support for the Pahoa design review committee. Committee
membership should reflect a broad [efoss seetioR] cross-section of the Pahoa
regional town center Isef¥iee &Pea aRd, te the e*teHt reasoR&Bly possiele, shall
iaelude PepreseatatioR H'0m the eonstruetioa industry, loool businesses, Md
arehiteetltPe aftd desigH pPofessione:ls.], with efforts to include professionals from
the construction, small business, architecture and design industries. The Puna
community development plan action committee shall verify and affirm the
participation of each supporting organization and member of the committee evezy
two years.
(c) [The direetor shall _pfo•lide the eommittee v,•ith an o_pportunil;y to emuiuet an
arehiteemral &fld desigH revie·.v, for eonsisteaey with the desigH gtiideliaes, of all
applieatioRS for plaa approval, P.U.D. or siga peffflit, ei!Eeept as pF0•1ided fop in
sueseetion (d) below.] The committee shall review and submit recommendations on
all applications for plan approval, a P.U.D. permit, or a sign permit in accordance
with section 25-2-73, section 25-6-7, or chapter 3, article 3, of this Code,
respectively.
[(1) The eommittee shall eomplete its re"lie•n of IIB:)' applieatioR for plae appPO't'al
&fld sHbmit its writtea reeommeedatioes aleag •,1,•ith the PeYie>.ved plans
stamped "Re11iev1ed B:)'" with the date and sigHah.Jre of 1:he committee ehair to
fue director within twenty fi,;e ealeadar days ef reeeipt of sueh applieatioa
frem the diHetor.
(2) The eommittee shall eomplete its re'liew of a~' applieatioa for a P.U.D. and
submit its writtea reeemmeadatioHS eloag wifu the re•1ieweEI plans stamped
"ReYie'+ved by" with the date ooa signature of the eommittee ehair to fue
direetor within twenty five ealendar days of reeeipt of aay plans for partial or
final full appF01t·al ffom the direeter.
(3) The eommittee shall review ood s:ebmit its 1,vritteH: reeommeRdatieRS oa
applieatioes for sign peFmits as pro•,1ieed ie ehapter 3, artiele 3 of fuis Coee. ~l Committee recommendations to the director shall be consistent with the
provisions of the County Charter, general plan, Puna community development
plan, Pahoa Village Design Guidelines, zoning and other related ordinances
and any master plan adopted for the PVD district.
( d) The director may waive the requirement for architectural and design review by the
committee when the proposed improvements will clearly have little or no visual
impact on [the JJreservatioa er pFOmetien ot] the Hawai'i plantation architectural
theme, including, hut not limited to:
( 1) [The eonstruetion or in5taUatioH] Construction of accessory buildings or
structures or minor exterior alterations to the exterior of any existing building
or structure that is not visible from any street frontage of the building site;
(2) [The addition or replaeemeet] Additions or replacements of accessory features
such as flag poles, roof gutters and downspouts, railings and fencing of similar
size, style and material or that more closely conforms to the design guidelines;
3
(e)
(f)
(g)
(3) Painting or repainting of the exterior of any building, structure or accessory ,
feature that is consistent with the design guidelines; or
( 4) [The replaeemeflt ef enisting] Replacement of doors and windows [•N-here the
sii!!e efihe replaeement door or wiedew], provided that the new size is within
ten percent of the size of the original [deer er wiRsew].
[le oreer te assist applieaets v1i'11 sesignieg pl'&jeets th&t satisfaeterily eoRform to
the design guiselines, the eommittee shall also der;elef' preeess for ans be &¥ailable
to pro¥ide preliminary re•,iev, of eoReeptual plans prior to formal sel:imittal of
detailed plans imd an &f'plieation fer a l:iuilding permit, plan appro•lal, P.U.D. or
sign peffflit.] Upon request of prospective applicants. the committee shall provide
preliminary review and comments on draft or conceptual plans prior to submittal of
an application to the director.
[The eommittee shall eoaduet a eempreheesi•,e re¥iew of ilie sesigH guiselines and
PVD distriet boundaries and sHbmit its reeommendatioas fur ameadments to the
desiga guideliees ans PVD distriet bouaearies to the PCDP AC withie tea years
fullo•.ving adoption of the desiga g1:1idelines, and every ten years thereafter. The
eommittee may prepare aad submit to the PCDP AC reeommendadons for interim
amendmems to the Eiesige guidelines and PVD eistriet l:iouaearies as it seems
neeessary.] The Pal10a design review committee or the Puna community
development plan action committee shall consult with one another before
recommending any amendments to the PVD Guidelines or the PVD district
boundaries. Any proposed amendments, along with the recommendations of both
committees. shall be forwarded through the director to the council for its
consideration. subject to the authority of the director under section 25-2-43 in the
case of any PVD district boundary amendment.
Once every ten years, the Puna community development plan action committee
shall invite all current and former organizations and members of the design review
committee to review the Pal10a Village Design Guidelines and the PVD district
boundaries and submit recommendations thereon. Any recommendation accepted
by the Puna community development plan action committee shall proceed as
provided in subsection (O."
SECTION 4. Material to be repealed is bracketed and stricken. New material is
underscored. In printing this ordinance, the brackets, bracketed and stricken material, and
m1derscoring need not be included.
SECTION 5. Severability. If any provision of this ordinance, or the application thereof
to any person or circumstance, is held invalid, the invalidity does not affect other provisions or
applications of the ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this ordinance are severable.
4
SECTION 6. This ordinance shall talce effect upon its approval.
coUNCILMEMBER, ~ UNTY OF HA WAI'I
------, Hawai'i
Date of Introduction:
Date of 1st Reading:
Date of 2nd Reading:
Effective Date:
709 REFEREN~Comm.. ____ _
5 1~11■~1111 LRB 25-015 ~
JOSH GREEN, M.D. G,,JIJ!5i t·J1: 1R Il·:E l·:lA'Alt·JA
TO: Ms. Lauren Yasaka, Acting Land Administrator
Land Division
FROM: Ciara W.K. Kahahane, Deputy Director ~
Commission on Water Resource Management
SUBJECT: Hawai'i Council Initiated Bill No. 125, Amendments relating to the Pahoa Village Design District
FILE NO.: RFD.6631.8
TMK NO.:
RYAN KP. KANAKA'OLE
ACTING CHAJRPERSON
KENNETH S. FINK, M.D., MGA, MPH
MOSES KN. HAIA, Ill, J.D.
WAYNE K. KATAYAMA
LAWRENCE H. MIIKE, M.D., J.D.
JUANITA N. REYHER-COLON
HANNAH KIHALANI SPRINGER
CIARA W.K. KAHAHANE
DEPUTY DIRECTORSTATE OF HAWAl'I I KA MOKU'AI NA 'O HAWAl'I
DEPARTMENT OF LAND AND NATURAL RESOURCES I KA 'OIHANA KUMUWAIWAI 'AINA
COMMISSION ON WATER RESOURCE MANAGEMENT I KE KAHUWAI PONO
P.O. BOX621
HONOLULU, HAWAII 96809
Mar 2, 2026
REF: RFD.6631.8
Thank you for the opportunity to review the subject document. The Commission on Water Resource
Management (CWRM) is the agency responsible for administering the State Water Code (Code). Under the Code, all
waters of the State are held in trust for the benefit of the citizens of the State, therefore all water use is subject to
legally protected water rights. CWRM strongly promotes the efficient use of Hawaii's water resources through
conservation measures and appropriate resource management. For more information, please refer to the State
Water Code, Chapter 174C, Hawaii Revised Statutes, and Hawaii Administrative Rules, Chapters 13-167 to 13-171.
These documents are available via the Internet at http://dlnr.hawaii.gov/cwrm.
Our comments related to water resources are checked off below.
□ 1. We recommend coordination with the county to incorporate this project into the next update of the county's
Water Use and Development Plan (WUDP). Please contact the respective Pla nning Department and/or
Department of Water Supply for further information.
□ 2. We recommend coordination with the Engineering Division of the State of Hawai'i, Department of Land and
Natural Resources (DLNR) to incorporate this project into the next update of the State Water Projects Plan
(SWPP).
□ 3. We recommend coordination with the State of Hawai'i, Department of Agriculture (HDOA) to incorporate the
reclassification of agricultural zoned land and the associated agricultural water demands into the State's
Agricultural Water Use and Development Plan (AWUDP). Please contact the HDOA for more information
at https://hdoa.hawaii.gov/contact/.
[R] 4. We recommend that water efficient fixtures be installed and water efficient practices implemented
throughout the project to reduce the increased demand on the area's freshwater resources. Reducing the
water usage of a home or building may earn credit towards Leadership in Energy and Environmental
Design (LEED) certification. More information on LEED certification is available at
http://www.usgbc.org/leed. A listing of fixtures certified by the EAP as having high water efficiency can be
found at http://www.epa.gov/watersense.
□ 5. We recommend the use of best management practices (BMP) for stormwater management to minimize the
impact of the project on the existing area's hydrology while maintaining on-site infiltration and preventing
polluted runoff from storm events. Stormwater management BMPs may earn credit toward LEED
certification. More information on stormwater BMPs can be found at
http://planning.hawaii.gov/czm/initiatives/low-impact-development/.
[R] 6. We recommend the use of alternative water sources, wherever practicable.
[R] 7. We recommend participating in the Hawaii Green Business Program, that assists and recognizes
businesses that strive to operate in an environmentally and socially responsible manner. The program
description can be found online at http://energy.hawaii.gov/green-business-program.
[R] 8. We recommend adopting landscape irrigation conservation best management practices endorsed by the
Landscape Industry Council of Hawai'i. These practices can be found online at
Ms. Lauren Yasaka
Page 2
March 2, 2026
https://hawaiiscape.com/index.php. Additional information can be found at
https://dlnr.hawaii.gov/cwrm/planning/conservation/.
9. There may be the potential for ground or surface water degradation/contamination and recommend that □ approvals for this project be conditioned upon a review by the State Department of Health (HDOH) and the
acceptance of any resu lting requirements related to water quality.
10. The proposed water supply source for the project is located in a designated water management area, and a□ Water Use Permit is required prior to use of water. The Water Use Permit may be conditioned on the
requirement to use dual line water supply systems for new industrial and commercial developments.
11. The Hawai'i Water Plan is directed toward the achievement of the utilization of reclaimed water for uses□ other than drinking and for potable water needs in one hundred per cent of State and County facilities by
December 31, 2045 (§174C-31 (g)(6), Hawaii Revised Statutes). We strongly recommend that this project
consider using reclaimed water for its non-potable water needs, such as irrigation. Reclaimed water may
include, but is not limited to, recycled wastewater, gray water, and captured rainwater/stormwater. Please
contact the Hawai'i Department of Health, Wastewater Branch, for more information on their reuse
guidelines and the availability of reclaimed water in the project area. Contact information can be found at
https://health.hawaii.gov/abouUcontacU.
12. A Well Construction Permit(s) is (are) are required before the commencement of any well construction□ work.
□ 13. A Pump Installation Permit(s) is (are) required before ground water is developed as a source of supply for
the project.
14. There is (are) well(s) located on or adjacent to this project. If wells are not planned to be used and will be□ affected by any new construction, they must be properly abandoned and sealed. A permit for well
abandonment must be obtained.
15. Ground-water withdrawals from this project may affect streamflows, which may require an instream flow □ standard amendment.
16. A Stream Channel Alteration Permit(s) is (are) required before any alteration can be made to the bed□ and/or banks of a steam channel.
17. A Stream Diversion Works Permit(s) is (are) required before any stream diversion works is constructed or□ altered.
18. A Petition to Amend the Interim lnstream Flow Standard is required for any new or expanded diversion(s) of□ surface water.
19. The planned source of water for this project has not been identified in this report. Therefore, we cannot□ determine what permits or petitions are required by CWRM , or whether there are potential impacts to water
resources.
20. The proposed water source(s) and projected water demands for the project, both potable and non-potable,□ should be identified. If the project will be provided water by a local water system we recommend
consultation with them to ensure that system capacity is available to supply water for this project.
□ OTHER:
If you have any questions, please contact Ryan lmata of the Groundwater Regulation Branch at (808) 587-0225 or
Katie Roth of the Planning Branch (808) 587-0216.
County of Hawai‘i
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekūanāoʻa Street, Suite 41 · Hilo, Hawai‘i 96720 · cohdem@hawaiicounty.gov
Ph: (808) 961-8083 · Fax: (808) 961-8086
Hawai‘i County is an Equal Opportunity Provider and Employer
Daniel Girvan, P.E. Director
Craig Kawaguchi Deputy Director
C. Kimo Alameda, Ph.D.Mayor
William V. Brilhante Jr. Managing Director
MEMORANDUM
Date : February 25, 2026
To : Jeffrey Darrow, Director Planning Department
From : Daniel Girvan, Director Department of Environmental Management
Subject : PL-CCI-2026-000013
______________________________________________________________________________
The Wastewater Division has reviewed the subject application and offers the following comments and/or recommendations:
☐No Comments
☐The proposed subdivision is accessible to a sewer. The applicant is required to connect all existing
and proposed structures to the public sewer in accordance with Section 21-6 and Division 2 of theHawaii County Code.
☐The proposed subdivision is within 300-linear feet of an existing sewer system. The applicant shall
install sewer lines as required by Section 23-85 of the Hawaii County Code. Sewer lines shallcomply with Chapter 21, Division 2☐Extensions of the public sewer system:
The applicant shall submit a letter application to the director detailing where and why the sewerextension is being requested, and a payment mechanism:☐The applicant constructs and pays full cost for the extension and may receive for 10 years after
completion one-half of all sewer charges collected by the County from other properties thatconnect to the extension, provided the reimbursement does not exceed the cost incurred by theapplicant.☐County constructs the extension (the County has yet to create a program to allow this):☐The applicant pays the full cost for the extension and may receive for 10 years after
completion one-half of all sewer charges collected by the County from other properties thatconnect to the extension, provided the reimbursement does not exceed the cost incurred bythe applicant.☐The applicant pays one-half the cost and the County pays the other half of the extensioncost. The applicant shall submit sewer engineering plans and sewer study to the WastewaterDivision for review.
Jeffrey Darrow, Planning Director February 25, 2026
Page 2
☐ The applicant shall submit a study documenting proposed additional sewer flows so the director can
evaluate the capacity of the existing system to handle them. Contact Wastewater Division staff for Sewer Study requirements. ☐ The proposed subdivision may be subject to existing or future federal, state, or county regulation under Title 40 CFR 403. Contact the Wastewater Division Pretreatment Group for information regarding pretreatment standards and requirements.
☒ The proposed subdivision is about 20 miles from nearest Hawaiʻi County Sewer. The applicant shall
comply with Department of Health requirements, and all other applicable federal, state, and county
regulations. The applicant shall submit plans for treatment facilities to the Department of Health and to the Department of Environmental Management director for review as required by Section 21-11. For sewers in private roadways:
☐ Sewers will be dedicated to the County in accordance with Section 21-19. Contact the Wastewater Division for sewer and easement details and requirements. Applicant shall hold the County harmless for any damage to roadway corridors during or caused by the construction. Contact Wastewater Division for Permit to Perform Work on the Public Sewer System.
☐ Sewers will be private and will not be dedicated to the County. The applicant shall comply
with all Department of Public Works requirements. Contact the Wastewater Division for Permit to Perform Work on the Public Sewer System. ☐ Other: WRS:Initials
Gregory Henkel
Jennifer Scheffel
C. KimoAlameda Ph.D.ovNty qs„,Martha Morishige
Mayor
Vacant
Melissa Leilani DeMello, Vice Chair
Stephanie Bath
Leila Kealoha
f;`,' " Susan Osborne, ChairEOF•NF'
Frances Brewer
County of Hawaii
PUNA COMMUNITY DEVELOPMENT PLAN ACTION COMMITTEE
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawai'i 96720
808) 961-8288 • Fax (808) 961-8742
March 5, 2026
Chair Louis Daniele III
and Members of the Windward Planning Commission
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Email: WPCtestimony(a)-hawaiicounty.gov
Aloha Chair Daniele and Members of the Windward Planning Commission:
SUBJECT: Puna Community Development Plan Action Committee Letter—
Pahoa Special District Legislative Suite (Bills 124, 125, and 126)
The Puna Community Development Plan (CDP) Action Committee writes to express its
strong support for the Pahoa Special District Legislative Suite, a coordinated package of
three bills introduced by Council Member Ashley Kierkiewicz.
This legislation reflects the vision and goals articulated by the community through the
Puna CDP, the IGlauea Recovery and Resilience Plan, the Eruption Economic Recovery
Plan, and the Revitalize Puna initiative. Together, these measures represent an important
step toward implementing community-driven strategies for recovery, revitalization, and
long-term resilience.
Bill No. 126 establishes the Downtown Pahoa Commercial Special District, recognizing
Pahoa's role as a regional town center. It expands permitted uses beyond those allowed
under the existing Commercial Village zoning to include light industrial and economic-
support uses such as agricultural processing, co-working spaces, creative media studios,
and cultural enterprises. This expansion would support entrepreneurship and broaden
economic development opportunities for property owners and local businesses.
Chair Louis Daniele III
and Members of the Windward Planning Commission
March 5, 2026
Page 2
Bill No. 124 provides an opt-in rezoning mechanism allowing property owners to transition
from Commercial Village (CV) zoning to Downtown Pahoa Commercial (DPC). This
approach ensures participation is voluntary while enabling interested property owners to
immediately benefit from the expanded range of permitted uses.
Bill No. 125 clarifies the application of the Pahoa Village Design Guidelines and
establishes a transparent, sustained, and community-led design review framework. This
process will help ensure that future construction and renovations respect and reinforce
Pahoa's distinctive small-town plantation character.
Collectively, this legislative package lays critical groundwork for economic revitalization,
stability, and long-term resilience in Puna. It creates flexible, community-informed
pathways for growth that align with the vision of the Puna CDP Action Committee: Malama
Puna A Mau Loa!
The Committee extends its appreciation to Council Member Ashley Kierkiewicz and her
team for their continued collaboration and engagement throughout the development of
this initiative. The Puna CDP Action Committee strongly endorses this legislative suite.
Me ke aloha nui,
fjaq OJbome
Susan Osborne(Mar 5,2026 15:10:33 HST)
Susan Osborne, Chair
Puna Community Development Plan Action Committee
JH
hawaiicounty.gov\depts\PL\PL\planning\public\wpwin60\CDP\CDP-Puna\Action Committee\Meetings\2026\2026 Letters
Subject: **4-2 WPC** Oppose/continue Bills 124,125 and 126 affecting Pahoa Village
From: Dea Rackley
To: Planning WPC Testimony
Date: Sunday, March 22, 2026 9:58:32 AM
Subject: Oppose / Continue Bills 124, 125, and 126 affecting Pāhoa Village
Aloha Chair and Commissioners,
I strongly urge you to defer and not advance Bills 124, 125, and 126 unless and until the County provides a full
public analysis of the impacts on existing Pāhoa residents, property owners, and businesses.
These bills would change zoning in Pāhoa Village to Downtown Pāhoa Commercial, update the Pāhoa Village
Design District, and establish new development standards for the DPC district. Before any recommendation is made,
the public deserves clear answers on:
Which existing residential properties would be affected;
Whether existing homes become nonconforming;
Whether homes damaged by fire or storm may be rebuilt as residences;
The exact changes to permitted uses, building height, and yards/setbacks;
Expected impacts on assessed value, taxes, rents, traffic, drainage, parking, and infrastructure;
How these changes protect the historic character and livability of Pāhoa rather than accelerating speculative
redevelopment.
Pāhoa is not just vacant land on a map. It is a living historic town. A zoning overhaul of this scale should not move
forward without a parcel-level impact review and meaningful community process.
For these reasons, I ask you to continue Bills 124, 125, and 126 until the County releases complete impact
information and holds additional community outreach focused specifically on affected Pāhoa residents and
businesses.
Mahalo,
Dephlia Rackley
Rocky Ishibashi
Rhea Davis
Jennifer Jackson
Keegan Mcgreger
[Pāhoa resident / owner / business / community member]
Sent from my iPhone
Subject: WPC 4-2 ZOning 124, 125 and 126
Date: Sunday, March 22, 2026 5:22:34 PM
From: Lorn Douglas
To: Planning WPC Testimony
Aloha WPC members,
Hawaii has had huge development and I can't say that what has happened to Honolulu, Maui and Kona is a testimony for development. There are
very few historical towns left and Pahoa is certainly one of them. Please do
not support these bills, we already have Subway, McDonalds, Pizza Hut
etc....
Thanks for your consideration and please vote NO!!!!!
Lorn Douglas Lower Puna
--------------------------------------------(o)(o)
----------------------------------------oOO--(_)--OOo
Albert Einstein: "What I most admire about your art is your universality. You don’t say a
word, yet the world understands you!"
Charlie Chaplin: "True. But your glory is even greater! The whole world admires you, even
though they don’t understand a word of what you say."
Subject: Subject: Oppose / Continue Bills 124, 125, and 126 affecting Pāhoa Village
From: Bryan Rupp
To: Planning WPC Testimony
Date: Wednesday, March 25, 2026 4:31:05 AM
Aloha Chair and Commissioners, I strongly urge you to defer and
not advance Bills 124, 125, and 126 unless and until the County
provides a full public analysis of the impacts on existing Pāhoa
residents, property owners, and businesses.
These bills would change zoning in Pāhoa Village to Downtown
Pāhoa Commercial, update the Pahoa Village Design District, and
establish new development standards for the DPC district. Before
any recommendation is made, the public deserves clear answers
on:
Which existing residential properties
would be affected;
Whether existing homes become nonconforming;
Whether homes damaged by fire or storm may be rebuilt as
residences;
The exact changes to permitted uses, building height, and
yards/setbacks;
Expected impacts on assessed value, taxes, rents, traffic, drainage,
parking, and infrastructure;
How these changes protect the historic character and livability of
Pahoa rather than accelerating speculative
redevelopment.
Pāhoa is not just vacant land on a map.
It is a living historic town. A zoning overhaul of this scale should not
move forward without a parcel-level impact review and meaningful
community process.
For these reasons, I ask you to continue Bills 124, 125, and 126 until
the County releases complete impact information and holds
additional community outreach focused specifically on affected
Pāhoa residents and businesses.
Mahalo,
Bryan Rupp
Pāhoa resident
From:Doodle Bug
To:Planning WPC Testimony
Subject:Oppose / countinue bills 124,125 and 126 affecting pahoa village
Date:Wednesday, March 25, 2026 7:08:05 PM
Aloha Chair and Commissioners, I strongly urge you to defer and not advance Bills 124, 125,
and 126 unless and until the County provides a full public analysis of the impacts on existingPāhoa residents, property owners, and businesses.
These bills would change zoning in Pāhoa Village to Downtown Pāhoa Commercial, updatethe Pahoa Village Design District, and establish new development standards for the DPC
district. Before any recommendation is made, the public deserves clear answers on:
Which existing residential properties
would be affected;
Whether existing homes become nonconforming;
Whether homes damaged by fire or storm may be rebuilt as residences;
The exact changes to permitted uses, building height, and yards/setbacks;
Expected impacts on assessed value, taxes, rents, traffic, drainage, parking, and infrastructure;
How these changes protect the historic character and livability of Pahoa rather than
accelerating speculative
redevelopment.
Pāhoa is not just vacant land on a map.
It is a living historic town. A zoning overhaul of this scale should not move forward without a
parcel-level impact review and meaningful community process.
For these reasons, I ask you to continue Bills 124, 125, and 126 until the County releases
complete impact information and holds additional community outreach focused specifically onaffected Pāhoa residents and businesses.
Mahalo,
Marty Robinson
Pāhoa resident
Testimony in Strong Opposition
Bills 124, 125, and 126 – Downtown Pāhoa Commercial District
East Hawaiʻi Planning Commission Hearing – April 2, 2025
Submitted by: Namele Naipo-Arsiga
---
Aloha Chair and Members of the Commission,
I am a resident of Puna and I am submitting this testimony in strong opposition to Bills 124, 125,
and 126.
My opposition is simple: Pāhoa and the surrounding Puna community do not have the
infrastructure to support the scale of commercial development these bills would allow. Passing
these bills does not create that infrastructure. It simply opens the door to businesses and
developers while leaving our community to absorb the consequences.
That is not “Activate Puna”. That is negligence.
**These Bills Open Pāhoaʻs Door to Outside Development — Without Building Anything Our
Community Needs**
Who do these bills actually serve? The small local business owner in Pāhoa is already here. The
artist, the farmer, the family running a plate lunch shop, the kupuna renting a small commercial
space — they do not need a new zoning designation to do what they are already doing. What
they need is infrastructure. They need reliable water. They need safe roads with sidewalks
accessible for all ages. They need a community that is not being priced out from under them.
Large commercial districts attract developers and investors who look at a newly designated
commercial corridor and see opportunity — the opportunity to build at scale, to acquire multiple
parcels, to consolidate and develop in ways that local residents and small business owners cannot
compete with financially.
We have watched this happen across Hawaiʻi. Kakaʻako was going to be revitalized for local
communities. Kailua was going to be protected by design guidelines. In both cases, the zoning
changes that were supposed to preserve character instead created the conditions for
displacement. The buildings got taller. The rents went up. The local businesses that gave those
places their identity could no longer afford to stay.
The development these bills attract will not build that infrastructure. It will consume what little
we have — and leave our community to live with what remains.
**There Is No Water**
Most of lower Puna runs on rainwater catchment and private wells. There is no municipal water
main serving Pāhoa Village at commercial scale. Bill 126 permits breweries, food processing
facilities, car washes, laundries, and medical clinics by right — all of them heavy water users.
None of these businesses can operate responsibly without a reliable, high-volume water supply
that does not exist here.
Beyond supply, the geology beneath Pāhoa is young, porous lava. There is almost no natural
filtration between the surface and the aquifer our community drinks from. Commercial
wastewater — chemical runoff, cleaning agents, food processing discharge — moves directly
into that aquifer. There is no sewer system to intercept it. The county is proposing to welcome
large commercial operations into a community where the ground water is one spill away from
contamination, with no infrastructure to prevent it and no plan to address it.
**There Is No Road**
Pāhoa has one road in and one road out. Pāhoa Village Road is a single corridor. It is already
congested during peak hours. It is already difficult for kupuna, for families with young kēiki, and
for community members with disabilities to navigate safely.
Bill 126 eliminates all off-street parking requirements for the entire DPC district while
simultaneously permitting over fifty commercial uses by right — bars, restaurants, breweries,
theaters, event facilities, wholesaling operations. The vehicles those businesses generate have
nowhere to go except onto that one road and into the surrounding residential streets.
This is not a theoretical concern. It is a daily lived reality for everyone in lower Puna who drives
through Pāhoa to get anywhere. Adding a large commercial traffic volume to a single-corridor
road with no parking, no sidewalks, and no transit alternatives does not serve our community. It
traps it.
And it does something far worse in an emergency. Pāhoa Village Road is the evacuation route for
tens of thousands of lower Puna residents. We lived through 2018. We know what that road looks
like when people are trying to leave and lava is moving. Increasing commercial density and
eliminating parking on that corridor without a single traffic study or evacuation capacity analysis
is not a planning oversight. It is a public safety failure that this community cannot afford.
**There Is No Wastewater System**
Lower Puna relies heavily on individual cesspools and septic systems. The State of Hawaiʻi has
already mandated under Act 132 that all cesspools be eliminated by 2050 because of the threat
they pose to groundwater and coastal water quality. These bills would encourage large-scale
commercial development — with the wastewater demands that come with it — in an area where
the primary disposal method is already under a state mandate to be phased out. There is no
county wastewater infrastructure to replace it. The county would be simultaneously telling
property owners to upgrade their cesspools while rezoning their land in ways that demand more
from those same failing systems.
**There Is No Plan**
Not one of these three bills is accompanied by a fiscal impact analysis, a traffic study, a water
capacity assessment, a wastewater infrastructure plan, or an environmental review. The map
establishing the DPC boundary was drawn by the Planning Department in January 2026. This
hearing was scheduled two months later. The testimony deadline gives working people in our
community less than one week to respond to a zoning change that will affect their land, their
taxes, their safety, and their daily lives for generations.
The infrastructure does not exist. The studies have not been done. The community was not
meaningfully consulted. And the businesses these bills invite — breweries, wholesalers, food
manufacturers, car washes — are not small local enterprises that need a new zoning designation
to thrive. They are commercial operations that require the kind of roads, water, wastewater, and
utilities that lower Puna simply does not have.
Approving these bills does not build that infrastructure. It just makes our community responsible
for the consequences of its absence.
I am asking this Commission to reject Bills 124, 125, and 126 in their entirety and to tell the
County Council that before any commercial rezoning of Pāhoa moves forward, the infrastructure
must come first — the water, the roads, the wastewater systems, the safety plans. Build that
foundation, do the studies, consult the community, and then talk about what kind of future Pāhoa
wants.
Until then, the answer is no.
COUNTY OF HAWAII i.;,STATE OF HAWAII
RESOLUTION NO. 454 14
A RESOLUTION TO ADOPT THE PAHOA VILLAGE DESIGN GUIDELINES DATED
OCTOBER 2013.
WHEREAS, the Hawaii State Constitution, Article IX, Section 6, Management of
Population Growth, states: "The State and its political subdivisions, as provided by general law,
shall plan and manage the growth of the population to protect and preserve the public health and
welfare; except that each political subdivision, as provided by general law, may plan and manage
the growth of its population in a more restrictive manner than the State"; and
WHEREAS, the Hawaii County Charter, section 3-15, from which the General Plan
emerged as a major policy document, states, in part: "The county council shall adopt by
ordinance a general plan which shall set forth the council's policy for long-range comprehensive
physical development of the county. It shall contain a statement of development objectives,
standards and principles with respect to the most desirable use of land within the county for
residential, recreational, agricultural, commercial, industrial and other purposes ... and such other
matters as may, in the council's judgment, be beneficial to the social, economic, and
governmental conditions and trends and shall be designed to assure the coordinated development
of the county and to promote the general welfare and prosperity of its people... No public
improvement or project, or subdivision or zoning ordinance, shall be initiated or adopted unless
the same conforms to and implements the general plan"; and
WHEREAS, the Hawai`i County General Plan, Section 1.5.1. Community Development
Plans, states, in part: "The Community Development Plans are intended to be the forum for
community input into managing growth and coordinating the delivery of government services to
the community. The Community Development Plans will translate the broad General Plan
statements to specific actions as they apply to specific geographical areas"; and
WHEREAS, pursuant to the provisions of the General Plan to ensure responsible growth
and preserve the public health and welfare, the Puna Community Development Plan, as
amended, was adopted by Ordinance No. 08-116, effective September 10, 2008; and
WHEREAS, the Puna Community Development Plan identifies Pahoa as a Regional
Town Center with historic development patterns that define a unique "sense of place" and as a
strong candidate for Special Design District designation; and
WHEREAS, the Puna Community Development Plan calls for the preparation of a
Regional Town Center plan through an inclusive community based process that involves major
stakeholders, including landowners, community representatives, and public agencies; and
WHEREAS,Pahoa, being geographically situated near the center of the most rapidly
growing portion of the Puna District, is the principle point of access to goods and services for
residents and visitors alike; and
WHEREAS, Pahoa has experienced extensive and persistent commercial development
and redevelopment activity as well as multiple applications for up-zoning over the past 10 years
with little or no ability to address inadequate infrastructure needs or to preserve its unique "sense
of place"; and
WHEREAS, Resolution No. 313-12 called for a delay on new up-zonings in the Pahoa
Regional Town Center planning area until a Pahoa Regional Town Center Plan is adopted or
June 30, 2013, whichever shall occur first; and
WHEREAS, Resolution No. 313-12 was adopted by the Council to allow the
community, through a legitimate, deliberate and inclusive community based planning process, to
define how best to solve existing problems, to allocate space for new growth, and to preserve its
historical heritage; and
WHEREAS, a Pahoa Regional Town Center Plan Steering Committee consisting of
community leaders and interested stakeholders formed in October 2011 to begin a process for
developing a growth management plan with design guidelines for Pahoa Village; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee has initiated an
effective outreach program to gather public input through facilitated community meetings and an
extensive public survey in order to define a community vision and to determine a methodology
for well-planned future growth and community direction in Pahoa; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee and the Puna
Community Development Plan Action Committee, in collaboration with the Planning
Department, have prepared and submitted legislation to amend Chapter 25 (Zoning Code) of the
Hawai`i County Code 1983 (2005 Edition, as amended) to establish a Pahoa Village Design
PVD) district; and
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee, in collaboration
with the Planning Department, has geographically defined the PVD district.
WHEREAS, the Pahoa Regional Town Center Plan Steering Committee has, in
collaboration with the Planning Department, prepared architectural design guidelines that
identify the underlying design principles that define Pahoa's unique history and architectural
character, and establish architectural design guidelines to preserve and enhance the "sense of
place" that residents and visitors alike identify with Pahoa; and
WHEREAS, the Mayor, the Planning Department, the County Council, and the Pahoa
community are committed to the Regional Town Center Plan process as a guiding principle for
responsible smart-growth planning and community direction in Pahoa; now, therefore,
2
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII, that
the Pahoa Village Design Guidelines, attached herein as Exhibit 1, as prepared by the Pahoa
Regional Town Center Plan Steering Committee in collaboration with the Planning Department
and dated October 2013, is hereby adopted to guide the architectural design and siting of
buildings and structures within the Pahoa Village Design district.
BE IT FUTHER RESOLVED,that the Planning Director, in collaboration with the
Puna Community Development Plan Action Committee, shall be authorized to make non-
substantive amendments to the Pahoa Village Design Guidelines without the approval of the
County Council, provided that any such amendments shall be forwarded to the County Council
within 30 days of adoption by the Planning Director.
BE IT FINALLY RESOLVED,that the County Clerk shall forward copies of this
Resolution to: the Honorable William P. Kenoi, Mayor of the County of Hawaii; the directors of
the departments of Planning, Parks and Recreation, Public Works, and Environmental
Management; Molly Stebbins, Corporation Counsel; Margaret Masunaga, Deputy Corporation
Counsel for the Windward Planning Commission; William Brilhante, Deputy Corporation
Council for the Planning Department and Puna CDP Action Committee; the Pahoa Regional
Town Center Steering Committee; and the Puna Community Development Plan Action
Committee.
Dated at Kona , Hawai`i, this 18th day of July 2014.
INTRODUCED BY:
C t'e CIL M COUNTY OF HAWAII
COUNTY COUNCIL ROLL CALL VOTE
County of Hawai`i AYES NOES ABS EX
Hilo, Hawai`i EOFF X
FORD X
I hereby certify that the foregoing RESOLUTION was by ILAGAN XthevoteindicatedtotherighthereofadoptedbytheCOUNCILofthe
County of Hawai`i KANUHAionJuly1B, 2014 X
KERN X
ONISHI X
ATTEST: POINDEXTER X
WILLE X
YOSHIMOTO
9 0 0 0
Reference: C-920/PC-68
COUNTY CLERK CHAIRPERSON &PRESIDING OFFICER RESOLUTION NO. 454 14
3
Pahoa Village Design Guidelines
October 2013
4
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Place is more than just a location on a map. A sense of place is
a unique collection of qualities and characteristics — visual,
cultural, social, and environmental — that provide meaning to a
location. Sense of place is what makes one city or town different
from another, but sense of place is also what makes our physical
surroundings worth caring about.',
i
I
I
Exhibit 1
Pahoa Village Design Guidelines
Prepared for the County of Hawaii
Planning Department
October 2013
These design guidelines were prepared by the citizen volunteers of the Pahoa
Regional Town Center Plan Steering Committee under the direction and
guidance of the Puna Community Development Plan Action Committee and
the Hawai`i County Planning Department.
Pahoa Regional Town
Puna Community Development Plan ActionCenter
CommitteeSteeringCommittee
2013-14 2013 2014
Gilbert Aguinaldo June Conant June Conant
Kaleo Francisco Sharon Daun Sharon Daun
Madie Greene Farris Etterlee Farris Etterlee
Mark Hinshaw,Chair Madie Greene Leila Kealoha
Russell Jones Keikialoha Kekipi Susan Osborne
Charlie Maas, Principle Author Patti Pinto,Chair Patti Pinto,Chair
Jon Olson Oshi Simsarian Oshi Simsarian,V-Chair
Oshi Simsarian Rene Siracusa Rene Siracusa
Dan Taylor Dan Taylor,Vice-chair Elmer Solis
Elmer Solis
Former Steering Committee Members and Contributing Volunteers
Cynthia Albers Rene Siracusa David Wright
Joanna Norton Robin Stetson
Hawaii County Planning Department
Duane Kanuha, Director
Larry Brown, Planner
21P L
Table of Contents
Table of Contents 3
Summary of Purpose 4
History of Pahoa 4
What you need to know 5
How to get design approval 5
Existing Character 6
Character defining features of plantation-style commercial architecture: 6
Character defining features of plantation-style residential architecture: 7
Design Guideline Goals 8
General Design Recommendations 8
Features to Enhance 8
Pahoa Village District 9
Architectural Guidelines-Commercial 10
Scale 10
Setback 11
Roofs 12
Facades 13
Canopies 13
Walls and Wall Finish 14
Architectural Details 15
The decorative details of shape, color and texture 15
Doors 16
Color 17
Signs 17
Landscape Planting 17
Walls and Fences 18
Parking 18
Architectural Guidelines—Residential 18
Setbacks 18
Building Form, Height and Scale 18
Roofs 19
Windows 19
Doors 20
3II> A ,, ,.
Summary of Purpose
The Pahoa Regional Town Center Steering Committee and Design Working Group have
attempted to embrace this proposition of"Place" in part by utilizing the unique
characteristics of Pahoa and present this collection of guidelines to create a positive
village design environment for daily life and commerce. These guidelines attempt to
identify the underlying design principles that define Pahoa's unique historic and
architectural character. The design guidelines are intended to help preserve Pahoa's
historic character, allow for new development that compliments and is comparable to
Pahoa's historical character and improve the streetscape to make Pahoa a more pedestrian
friendly environment.
History of Pahoa
It is believed that the general area of Pahoa was first developed around the mid 1880's.
Prior to that, it was a lush tropical lowland rainforest. This tropical rain forest and its by-
products provided an environment that facilitated the first wave of immigration. The
immigrants required housing and services, and this catalyst was the beginning of
development of the town of Pahoa.
The first Sugar Plantation in the area was started in 1900 as the Puna Sugar Company and
later became the Ola'a Sugar Company, which outlasted all others, ending its operations
in 1984. In what is now the center of Pahoa Town the first lumber mill was erected in
1907 and was named the Mahogany Lumber Company, which stayed in business until
1918. The company supplied all the timber for the town's construction needs as well as
exporting over millions of railroad ties for the construction of the various railroads in the
Southwestern United States and the Sugar Plantation railroads in Hawai`i.
The majority of the early residents were Japanese immigrants who came to Hawaii on a 3
year worker's contract. Those few who decided to stay after their 3 year contract expired
and had managed to save enough money, built simple wood houses on stilts with wide
lanais, gabled style, metal clad roofs and redwood catchment systems located at the back
of the lot. The rest of the immigrants lived in 6 Camps provided by the lumber mill.
Virtually all the buildings along the main town road in the early 1900's housed some type
of business offering from shoe repair to hotel lodging.
There was very little private land ownership in the early years as the majority of the land
was owned by the Roman Catholic Mission, the lumber mill and the Territory of Hawai`i,
so most of the land being utilized for private residential and commercial purposes was
leased. When land ownership finally became available in the late 1930's the lots were
very small to several acres and haphazardly laid out as there was no such thing as land
planning. Electrical power did not come to Pahoa until 1938 and domestic water in
1962."
Wage
What you need to know
The Pahoa Design Guidelines apply to all renovations and new developments within the
Pahoa Village Design (PVD) district(see Figure 1) for which a building permit is
required except as noted in Sec. 25.7.(_) (d) of the Zoning Code. Pahoa features a
diversity of architectural styles from various periods of history. These guidelines focus
on the dominant plantation architectural style or theme that has come to define Pahoa in
the eyes of its residents and those in the surrounding subdivisions. The long term goals
are to maintain Pahoa's architectural heritage while allowing for new development that is
compatible to our goal of preserving and enhancing the Pahoa sense of place. To meet
these goals, the guidelines propose:
Renovation of buildings should perpetuate Pahoa's architectural heritage.
The design of new buildings shall incorporate a sufficient number of the design
elements discussed in these guidelines to contribute to the desired architectural
theme and to blend comfortably with the existing structures.
A reasonable degree of interpretation of traditional building styles that provides
for both aesthetic and functional goals.
The exact replication of historic buildings is not encouraged or appropriate.
How to get design approval
The Pahoa Village Design Guidelines are not intended to be prohibitively restrictive, but
instead to provide architects, developers and owners with ideas that encourage creative,
functional and economically advantageous design options for existing and new buildings
within the PVD district.
The application and plans for any Plan Approval, Planned Unit Development(P.U.D.)
under the Hawai`i County Zoning Code or a building permit for any other building or
structure for which Plan Approval is not required, shall be subject to review and
comment by the Pahoa Design Review Committee (PDRC) prior to approval by the
Planning Director as prescribed in Chapter 25, I-ICC. Applicants are encouraged to
consult with the Pahoa Design Review Committee prior to submitting any such
application(s) to the Planning Department for clarification and guidance on design
elements appropriate for the proposed project. In addition to the application requirements
for plan approval contained in section 25-2-72 and for a P.U.D. contained in section 25-
6-3 of the Zoning Code, the plans for any project submitted for review by the PDRC shall
include the following:
1) Complete and accurate exterior elevations of all facades, drawn at a scale
adequate to show clearly the appearance of all proposed buildings and structures;
2) Description of exterior siding, roofing and finish materials;
3) Exterior door and window specifications;
4) Description, location and renderings for any exterior signage;
5I I' ,t
5) A streetscape rendering of the project site and adjacent properties suitable for
evaluating the immediate spatial relationships. Photographic images may be
substituted where they able to serve the same purpose;
6) Other descriptive information as the director or the PDRC finds necessary to
determine consistency of the proposed project with the design and architectural
guidelines adopted for the special district in which the project building site is
located.
Existing Character
Most of Pahoa's older commercial and residential buildings are characterized as
plantation style" and are typical of buildings commonly seen in small towns and villages
throughout Hawaii. Vernacular plantation-style building features vary, but generally
share the following characteristics:
Building height: usually two stories in height, or some one-story structures with
false-fronts nearly as high as two-story buildings.
Setback: no setback from property lines and the sidewalk.
Roofform: gable, shed, or flat roof, often behind a false front.
Roof materials: typically corrugated metal, sometimes tarpaper; later composition
shingles were used.
Walls: single-wall construction primarily of vertical tongue-and-groove board,
board and batten or horizontal boards.
Storefront: Small, irregular and varied.
Entries: Often flush with the front wall, occasionally recessed to provide shade
and shelter for pedestrians.
Doors: Wood and wood-with-glass doors featuring multiple panels,raised panels,
or glazing and panels.
Windows: Multiple-light and wood framed, with wood sashes and mullions,
double-hung windows double hung windows featuring transoms.
Character defining features of plantation-style commercial architecture:
Falsefrontfacade: Hawaii's plantation-style commercial architecture typically featured
a false front because building materials were quite expensive in relation to the labor
costs. Architectural ornamentation was often limited to the building's facade and resulted
in numerous variations of the false front.
Canopy: Canopies across the main façade are a character-defining feature in plantation
style commercial structures. Most canopies were shed roofs covered with corrugated
metal. A few of Pahoa's canopies were hipped with shingles. Most canopies were
supported by brackets underneath and/or rods above;posts were sometimes used to
support canopies in turn-of-the-century structures. Historically, some of Pahoa's two-
story edifices had wood-framed balconies, which also functioned as canopies. Canopies
and balconies provide the shade and weather protection important in a pedestrian-friendly
6II) a
environment. Unfortunately, many canopies have been removed from Pahoa's historic
buildings due to deterioration or the requirements of modern building codes.
Cornice: Often used in plantation-style commercial architecture, cornices were
sometimes ornamented with rather elaborate brackets, while others were quite simple in
detail. Cornices and brackets were an easy way to decorate a building during an age
when craftsmen were easy to find, but building materials were not.
Attic Vent: Louvered attic vents were a prominent, distinctive feature of plantation
architecture, often appearing in a variety of geometric shapes, including round, square,
rectangular, semi-circular, and rectangular with a gable-shaped peak.
Kick plate: Older plantation-style buildings often included an architectural feature known
as a "kick plate." Kick plates are wood panels located beneath the windows and
approximately 18" above the foundation. Many of Pahoa's plantation-style buildings
have been inappropriately remodeled with large plate-glass windows that replaced both
the historic windows and kick plates.
Character defining features of plantation-style residential architecture:
Most of Pahoa's older residential buildings are characterized as "plantation style" and are
typical of older houses throughout Hawaii. "Plantation-style" features vary, but
generally share the following elements:
Building height: Usually one story.
Foundation: Post and pier
Roofform: Gable, hipped, and gable over hip.
Roofmaterials: Corrugated metal, wood shakes; in recent decades, many were
reroofed with composition shingles.
Walls: Single-wall, vertical-board construction. A prominent feature on
plantation style houses is a girt, a horizontal band that wraps around a vertical
board house, in essence serving as a girdle that holds the boards together.
Eaves: Open, overhanging eaves with exposed rafters.
Doors: Wood with glass doors or French doors with sidelights.
Windows: Wood-framed, double-hung windows, sliding sash windows, casement
windows or more elaborate windows, with diamond or rectangular-patterned
panes.
Attic Vent: Louvered attic vents in a variety of geometric shapes, including round,
square,rectangular, semi-circular, and rectangular with a gable-shaped peak.
Lanais: Covered with a shed or gable roof often highlighting the entrance; some
ran the full width of the house. A simple or decorative balustrade added to the
lanai.
711) ..9 ,,
Design Guideline Goals
Pahoa Village is primarily a high density urban core with small scale building
design of historic character.
The Pahoa streetscape reflects a pedestrian oriented environment with automobile
traffic and related amenities being accommodated as a secondary albeit necessary
feature.
Commercial activity is seamlessly integrated with residential uses.
Commercial operations are at street level with residential or low volume
commercial and office spaces on upper floors.
Where applicable, passageways and courtyards link nearby streets and parking
areas.
Street trees, planter boxes and other appropriate landscaping is common
throughout Pahoa Village Design District further enhancing its sense of place.
General Design Recommendations
To the extent reasonably feasible the following features should be incorporated into each
new construction and building renovation project within the PVD district.
Features to Enhance
Traditional downtown small scale,being predominantly low-rise and pedestrian-
friendly.
Automobiles and associated amenities should be accommodated as secondary to
overall aesthetic appeal and pedestrian oriented priorities.
Contribute to the variety of small storefront architectural styles from various eras
in Pahoa's history. Details on historic buildings should be replicated or preserved,
including traditional canopies, false-front parapets, attic vents, cornices, windows,
doors, and other architectural elements.
Pockets of landscaping and greenery, especially in the commercial blocks.
Passageways and courtyards between buildings, which link nearby streets to
parking areas.
The mass and scale of new buildings should complement, not overwhelm, Pahoa's
traditional, small-scale architecture.
Canopies are highly recommended as means to keep Pahoa pedestrian friendly.
Canopies should be replaced and/or restored on Pahoa's historic structures.
Landscape all parking lots that have street frontage. Plantings should be of size
and caliber to screen automobiles from pedestrian sight lines upon completion.
Efforts should be made to include Native Hawaiian Flora whenever possible.
Improve and/or maintain neglected and vacant lots.
Plant street trees where feasible.
Improve sidewalks to adequate ADA compliant widths; build new sidewalks
where necessary, especially in areas where sidewalks are not continuous.
Utility lines should be located underground from the border of the lot line to the
connection of the building.
8II> a t
Pahoa Village Design District
Figure 1: Pahoa Village Design District
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The Pahoa Village Design district is the area shown in Figure 1 and described as:
1) All parcels having frontage on Pahoa Village Road from the Pahoa Village
Road and Kea`au-Pahoa Road intersection and the Pahoa Village Road and
Pahoa-Kalapana Road intersection;
2) All parcels having frontage on Post Office Road between Pahoa Bypass Road
and Pahoa Village Road;
3) All parcels having frontage with the west side of Kea`au-Pahoa Road between
and inclusive of tax map key numbers 1-5-07:012 and 1-5-07:080;
4) All parcels having frontage with Kahakai Boulevard, including any extensions
of Kahakai Boulevard up to the parcel identified by tax map key number 1-5-
008:001, west of Pahoa Bypass Road
5) Parcels identified by tax map key numbers 1-5-005:024, 1-5-06:037, 1-5-
06:015, 1-5-003:037 and 1-5-03:046; and
6) All parcels any part of which is designated medium density urban in Exhibit A
of Ordinance 12-89 amending the General Plan Land Use Pattern Allocation
Guide map with the following exclusions:
A) That portion of TMK 1-5-02:020 that is not designated medium density
urban in Exhibit A of Ordinance 12-89;
B) All of TMKs 1-5-01:003 and 1-5-08:001.
The Pahoa Village Design Guideline and PVD district boundaries shall be subject to
comprehensive review within not more than ten (10) years from adoption of the
ordinance establishing the Pahoa Village Design district under Article 7 — Special
Districts, Chapter 25 (Zoning Code), HCC, and every ten (10) years thereafter, in
accordance with the rules to be established for the Pahoa Design Review Committee.
The PDRC may submit interim recommendations for amendment to the Pahoa Village
Design Guidelines and PVD district boundaries to the Planning Director as the PDRC
deems necessary to more fully fulfill the purpose and intent the PVD district.
Architectural Guidelines-Commercial
Scale
Definition: A structure's height is the vertical distance from the average grade along its
roof edge around the building to the uppermost portion of the building. Mass is the
building's physical size and bulk. Scale is the size of a structure as it appears to the
pedestrian. The height, mass, and scale of the buildings substantially define the character
of an area and are key considerations in making a structure compatible with its
surroundings.
Height, mass, and scale should reflect Pahoa's traditional architecture. Building height
should conform to the limits defined for the Pahoa Village Design District in Article 7. -Special Districts Chapter 25 (Zoning Code), HCC. New construction as well as additions
to existing buildings should be similar in mass and scale to existing historic structures.
10IPage
When a new building is sited adjacent to an existing building(s) or structure(s), the new
building facade should be no more than one story higher than the adjacent building(s) or
structure(s).
Building should appear similar
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The scale of a neighborhood takes precedence over the scale of an individual
structure.
The prevalent pedestrian scale of Pahoa should be maintained.
Canopies are strongly recommended to reduce a structure's vertical emphasis and
encourage a pedestrian environment.
The contextual scale of large, new buildings should be reduced by using vertical
divisions and stepped roof lines or other architectural features that provide a more
compatible appearance.
Windows, doors, and other architectural details should be used to reduce the
apparent mass of larger structures.
The mass and facades of large new buildings should be divided into several,
smaller "storefront" to reduce the building's apparent scale
Setback
Definition: The distance between the building and a reference line, usually a sidewalk or
property- line is the setback.
The lack of a setback is a character-defining feature of Pahoa's traditional streetscape. It
creates a solid architectural edge that defines and unifies the street. Pahoa's architectural
character is compromised when vacant lots and parking areas interrupt the continuous
wall of buildings.
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Except for single-family dwellings, building fronts should abut the sidewalk on any street
frontage. Canopies, awnings and balconies should not be used in establishing setbacksforreferencepoints.
Canopies, awnings, balconies, eaves, signage and other similar elements may project to
within 12 inches of the roadway edge of the public sidewalk. Building frontages maybe
setback from the front sidewalk where the setback area is to allow for business patron
oriented uses such as outdoor dining patios or pedestrian public rest areas. Buildings
shall not be setback from front sidewalks to accommodate parking or other automobile
related amenities.
While a streetscape with a continuous building frontage is generally preferred, buildings
may be sited not more than a total of 20 feet from the side property line(s) to
accommodate driveway access and egress to parking at the rear of the building,
pedestrian passageways to rear parking lots or for mid-block throughways, outdoor patio
dining areas, or other appropriate outdoor commercial activities by the existing
commercial enterprise.
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Roofs
In addition to protection from the elements, a roof and its form influence a structure's
architectural character. The predominant roof forms in Pahoa's older buildings are a shed
or gable roof behind a false front.
When renovating existing buildings, the functional and decorative features of the
original roof,including the shape, material, color and pattern should be preserved.
New developments should utilize roof shapes, materials and colors that are
compatible with Pahoa's traditional architectural character.
Avoid changing the historic configuration of a roof by adding new features such
as dormers, vents or skylights that would be visible from the street or sidewalk.
12 I1' c
Flat or shed roofs should have a false front that is appropriately scaled for the
building. Wood frame or stucco finishes should be used for textural details.
When using formed metal for roofing panels, corrugated metal shapes (rather than
standing seam metal) should be installed.
Mechanical equipment should be shielded from view. Solar collectors, skylights,
and other non-historical hardware should not be visible from the street or
sidewalk.
Facades
Definition: A façade is the principle exterior face of a building, the architectural front,
which is usually distinguished from other faces by elaboration of architectural details.
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Façade design should be compatible with the traditional architectural character of
Pahoa and other buildings in the immediate vicinity.
New buildings with end gable roof forms and false fronts are encouraged.
Canopies and or balconies should extend across the entire building front wherever
possible and appropriate.
Historical architectural elements such as attic/roof vents, paneled kick pates and
window transoms are highly recommended for new structures.
Recessed store fronts are encouraged.
The bottom of glass windows should be at least 18" above the sidewalk level.
Symmetrical storefront designs are encouraged.
Architectural details should be incorporated to add interest to and break down the
scale of monolithic walls.
New buildings with a façade over 50 feet wide should use vertical divisions in the
facades to create appearances of separate store fronts.
Utility and mechanical structure should be located away from public view.
Canopies
Definition: a canopy is a roof structure that projects from a building to protect
pedestrians, doors, windows and other openings from the elements. Canopies and
Balconies are a defining characteristic in Pahoa's plantation-style architecture. Canopies
13I1' ;j ..
enhance the streetscape, help identify store fronts and protect pedestrians from the sun
and rain.
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Original canopies on historic structure should not be removed.
Canopies and balconies are strongly encouraged along street frontage for all new
developments, redevelopments and renovation projects.
Canopy or balcony design should respect the scale of the surroundingenvironment.
Canopies may be pitched or flat.
Canopies should be supported by metal rods or chains above and wood brackets
beneath. Canopies should not be supported by posts within public walkways.
Canopies should be permanent in nature.
A second story balcony may function as a canopy
All balconies should have open balustrades.
Walls and Wall Finish
Wall finish materials not only serve a functional purpose, but can be also used to enhance
a building's design. Traditional walls were tongue and grove boards and to a lesser extent
board and batten. The following guidelines are primarily directed at street facing exterior
walls and need not necessarily be applied to rear and side facing walls not visible from a
street or sidewalk.
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Original wall materials should be repaired or restored in kind.
Original historical building materials should not be covered with other finish
materials, including,but not limited to: aluminum, vinyl,plastic, asphalt sheets or
shingles, brick veneers or plywood unless such materials reasonably replicate the
original historical look of the building.
Wall finishes should be compatible with the existing character of the buildings in
Pahoa.
Walls of buildings should have a consistent finish.
Wood siding should be consistent in a horizontal or vertical direction
Walls of exposed concrete block or plywood siding (T1-11) should not be used
I Plywood may be used on new construction only if battens are used to create board
and batten look.
Composite siding like Hardy plank and board may be used as long as it has a
distinctive wood grain look.
Architectural Details
The decorative details of shape, color and texture
Traditional plantation style architecture reflects an era when building materials were
expensive and labor costs were low. Because of this architectural ornamentation and
details were limited to the buildings main façade.
Architectural details should be simple and not overly ornate.
Original architectural details should be preserved on any buildings being
rehabilitated.
Ornamentation from the Plantation era should be incorporated into new
construction, including vents, canopies, false fronts, cornices, brackets, transoms,
kick plates, doors and windows.
Details should be well integrated with the design and not appear as "add ons" or
after thoughts.
Design motifs should reflect meaningful symbols or forms from the surrounding
environment.
Trim and pattern relief should be used to break up the monotony on large long
structures.
4 New construction should not be overly cluttered with ornamentation detail.
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Doors
Doors are often one of the first items to be replaced when a building is modernized. Flush
mounted wood doors or aluminum framed glass are typical of modernization.
The use of wood doors and frames is preferred. Doors should have featured
multiple panels or panels and glazing.
Whenever possible maintain original door styles and hardware in its original
opening wherever possible, especially on the primary facade.
Door frames of aluminum and vinyl must simulate natural grain materials or be
trimmed so as to minimize their non-traditional appearance.
For new construction and renovation of existing buildings, doors should be
compatible with the existing traditional styles.
Glazing in storefront doors should be proportionate to store front windows.
Glass panels should not be painted.
Large size delivery doors, barred metal doors and aluminum doors should not be
visible from the street.
16IPage
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Color
Exterior color is one of the most important aspects of a building. Color is also one of the
simplest architectural details to change and can be an excellent method to quickly
enhance a building's appearance and streetscape.
Dark green, brownish red, white, beige, gray is typical of plantation style
coloration.
Contrasting complimentary colors should be used for accents, trims and
architectural details that comprise relative minor portions of the building's façade.
Side and rear walls should be painted in the same colors as the building's main
façade.
While bright and vibrant color schemes have long been a feature in Pahoa's
architectural history and continue to be acceptable, fluorescent colors should not
be used on any structure.
Signs
Signs are an important element of the Pahoa Village Design district, providing
information and identifying businesses,but also adding interest and a visual variety to the
streetscape. While sign diversity is encouraged, individual signs must be compatible with
the overall character of Pahoa and the adjacent structures. All signs must conform to
Chapter 3 (Sign Code), HCC.
Landscape Planting
All landscaping for buildings requiring Plan Approval shall conform to Rule 17,
Planning Department Rules of Practice and Procedure.
Landscaping should be used to enhance and compliment the architecture of
adjacent buildings, but should not hide a building.
Landscaping should be used to encourage pedestrian circulation by providing
visual variety, color and shade.
Parking lots should screened by hedges, walls or fences from public view at
ground level. Parking areas should have landscaping between parking isles to
reduce the visual impact of a "sea of cars" or empty parking surface.
1711' _ z
Walls and Fences
Walls and Fences provide enclosure, definition and privacy, but can also serve to
compliment a structures architectural feature.
Fence and wall materials should be compatible with a building's architecture and
the overall character of the area.
Walls and fences along a public right-of-way and/or front yard should have a
maximum height of 3 feet. Corners and intermediate posts and pillars may be sixinchestaller.
Chain link fences are not permitted along lot frontage, adjacent to public open
space, or in any area readily visible to the public unless landscaping is provided to
screen 100% of the chain link fence from public view from the street or sidewalk.
Side and rear yard walls and/or fences that are readily visible to the public should
utilize landscaping to screen any portion visible to the public.
Parking
On-site parking should be located at the rear of a building in order to minimize
negative visual impacts.
Avoid parking areas at the sides of buildings that separate building facades on theadjacentlots.
Parking areas should be screened from the street with landscaping, walls, and/or
fences.
Parking entrances should be designed to minimize interruptions in street tree
patterns and the number of curb cuts.
Rooftop parking should be screened from public view by architectural features
such as false fronts.
Architectural Guidelines — Residential
Setbacks
Historically, residential buildings were set back from the sidewalk or street and featured a
front yard. In addition to a main house, some lots also included second (ohana) dwellings
as well as smaller secondary structures such as cottages, garages, carports and storage
sheds.
Building Form,Height and Scale
New homes should respect and maintain the building mass and form of Pahoa's
traditionally small forms. Typical houses were one story and featured a simple
rectangular geometric shape.
No structure should sharply contrast with the overall scale of the neighborhood.
The height of all new or enlarged dwellings shall be consistent with the Hawai`i
County code.
18IPa c
Roofs
New homes should utilize roof shapes, materials and colors that are compatible with the
existing traditional architecture of Pahoa Town.
Gable,hipped and gable-on hip roofs were traditional forms. Hawaiian hipped
roofs with flared eaves are also evident in Pahoa and are considered appropriate
for new residential construction.
Many plantation-style homes had toe tongued corrugated roofs. Traditional roof
materials also include wood shakes and asphalt.
Roof colors should be of earth tones. Reflective surfaces and shiny or bright
colors should be avoided.
Mechanical equipment, including,but not limited to, solar panels, satellite dish
antennas and their supporting hardware should be installed so as not to be visible
from the street or sidewalk.
Walls
Wall finishes should be compatible with the traditional character of existing buildings in
the Design District.
Builders and homeowners are encouraged to construct houses with traditional
materials including vertical board,board and batten or horizontal board. Imitation
wood materials such as "Hardy Plank or board"or its equivalent that substantially
mimic traditional wood materials are acceptable.
Girts, a horizontal band encircling a house at mid-wall, were a common feature
and can be used as a distinctive plantation-style detail.
To preserve the integrity of Pahoa's historic homes, as defined by Chapter 6E-2,
HRS, original building materials should not be covered with finish materials such
as aluminum, vinyl,plastic, asphalt sheets or shingles,brick veneers,plywood
sheets. Imitation wood materials such as "Hardy Plank or board" or its equivalent
are acceptable.
Windows
The windows in the traditional plantation style homes served a functional purpose, and
have become a character-defining feature.
The predominant window style was wood framed, double hung windows, often
with multiple-lights.
Wood framed, multiple panes, sliding sash windows were also quite common.
Wood framed casement windows were also used.
Homes of more upscale design had more elaborate windows with diamond or
rectangular-patterned lights.
Aluminum is not only inappropriate,but impractical in a humid tropical climate.
If synthetic materials are used they must have some type of simulated wood grain
pattern or be trimmed so as to minimize their non-traditional appearance.
19IPage
Doors
Doors, like windows, were often a key element in the design aesthetic of plantation-style
homes.
Solid core wood doors or wood doors with simple windows are appropriate.
True divided multiple-light French doors with or without true divided multiple-
light sidelights are appropriate.
Simple outside screen doors are appropriate.
Simple vinyl or aluminum doors are not appropriate,however; if these materials
are used they must have some type of simulated wood grain pattern or trimmed so
as to minimize their non-traditional appearance.
Urban Land Institute—Ed McMahon
Historical reference-Pahoa Yesterday-Hiroo Sato,2002
20IPage
ZONING § 25-2-42
25-27 SUPP. 17 (1-2025)
(3) Within ninety days after receipt of the application from the director, unless a
longer period is agreed to by the applicant, the commission shall transmit the
proposed change of zone ordinance together with its recommendations thereon
through the mayor to the council. The commission shall recommend approval
in whole or in part, with or without modifications, or rejection of such
application. In the event that the commission fails to act on the application
within the ninety-day period, the application shall be considered an
unfavorable recommendation by the commission, and the application shall be
transmitted through the mayor to the council with such recommendation.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-136, sec 3; am 2012, ord
12-90, sec 1; am 2024, ord 24-87, sec 1.)25-2-42
Section 25-2-43. Amendments initiated by the council and director.
(a) Any amendment initiated by the director shall be reviewed by the commission.
(1) The amendment shall be submitted to the commission with the director’s
justification and recommendation on the amendment.
(2) Upon receipt of a proposed amendment from the director, the commission shall
hold at least one public hearing. Notice of the hearing by the publication shall
be provided by the commission in accordance with section 25-2-5, except that
when a proposed amendment involves a specific parcel of land, notice shall be
provided by the commission in accordance with subsections (c) and (d).
(3) Within sixty days after receipt of the amendment from the director, the
commission shall transmit the proposed amendment together with its
recommendations thereon through the mayor to the council. The commission
shall recommend approval in whole or in part, with or without modifications,
or rejection of such amendment. In the event that the commission fails to act
on the amendment within the sixty-day period, such inaction shall be
considered as unfavorable recommendation by the commission, and the
amendment shall then be submitted through the mayor to the council with
such recommendation.
(b) The council shall refer any proposed council-initiated amendment to this chapter to
the director and the commission with requests for their respective comments and
recommendations thereon, prior to the first reading of any such amendment. The
director and the commission shall each submit comments and recommendations on
the proposed amendment to the council within one hundred twenty days from the
date that the amendment is transmitted by the council to the director and the
commission.
(1) The director shall submit comments and any recommendations to both the
commission and the council within the one-hundred-twenty-day review period.
§ 25-2-43 HAWAI‘I COUNTY CODE
SUPP. 17 (1-2025)25-28
(2) The commission shall hold at least one public hearing on the proposed
amendment. Notice of the hearing by publication shall be provided by the
commission in accordance with section 25-2-5, except that when a proposed
amendment involves a specific parcel of land, notice shall be provided by the
commission in accordance with subsections (c) and (d).
(3) The commission shall transmit the amendment together with its
recommendations thereon through the mayor to the council. The commission
shall recommend approval in whole or in part, with or without modifications,
or rejection of such amendment. In the event that the commission fails to act
on the amendment within the one-hundred-twenty-day review period, such
inaction shall be considered as an unfavorable recommendation by the
commission.
(4) After the one-hundred-twenty-day review period has expired, the council may
proceed to act on the proposed amendment as it deems appropriate.
(c) Notice by mail to surrounding owners and lessees of record of properties within the
boundaries established by section 25-2-4, shall not be required for any amendment
initiated by the council or the director. In lieu of mailing written notice to
surrounding property owners and lessees of record, the director shall publish notice
of the commission’s public hearing in at least two newspapers of general circulation
in the County, once a week for three consecutive weeks, with the last notice to be at
least ten days prior to the hearing. The notice shall specify the time, date and place
of the hearing, its purpose and a description of any property which may be involved.
(d) Notice to owners of any properties specifically subject to the proposed amendment
shall be provided by mail from the director, no later than thirty days prior to the
commission’s public hearing on the amendment.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-2-43
Section 25-2-44. Conditions on change of zone.
(a) Within any ordinance for a change of zone, the council may impose conditions on
the applicant’s use of the property subject to the change of zone provided that the
council finds that the conditions are:
(1) Necessary to prevent circumstances which may be adverse to the public
health, safety and welfare; or
(2) Reasonably conceived to fulfill needs directly emanating from the land use
proposed, with respect to:
(A) Protection of the public from the potentially deleterious effects of the
proposed use; or
(B) Fulfillment of the need for public service demands created by the
proposed use.
Within any ordinance for a change of zone that includes any such conditions,
except for ordinances reverting zoning to a previous zoning district designation or
to an open zoning designation, the director shall specify the time by which all
conditions shall be completed. The time during which required plans, reports,
studies, or relevant permit applications are under review for approvals by