HomeMy WebLinkAboutCCI - Bill 124COUNTY COUNCIL INITIATED
BILL 124 RELATING TO THE PĀHOA ZONE MAP
AMENDMENT TO CHAPTER 25, ARTICLE 8, SECTION 25-8-26, OF THE HAWAIʻI COUNTY CODE 1983 (2016 EDITION, AS AMENDED)(PL-CCI-2026-000013)
PRESENTED AT THE MAY 6, 2026 WINDWARD PLANNING COMMISSION HEARING
▪BILL 124 SEEKS TO AMEND THE ZONING MAP IN THE ZONING CODE FOR PĀHOA
VILLAGE TO ESTABLISH THE BOUNDARIES OF A NEW SPECIAL ZONING DISTRICT
CALLED THE DOWNTOWN PĀHOA COMMERCIAL (DPC) ZONING DISTRICT.
▪THE BILL ALSO PROPOSES TO CHANGE THE ZONING OF PROPERTIES WITHIN THESE
BOUNDARIES FROM VILLAGE COMMERCIAL-10,000 SQUARE FEET (CV-10)
AND SINGLE-FAMILY RESIDENTIAL-10,000 SQUARE FEET (RS-10) TO THE
DOWNTOWN PĀHOA COMMERCIAL (DPC) ZONING DISTRICT.
▪THE BOUNDARIES OF THE NEW SPECIAL DISTRICT ARE DESCRIBED IN THE DRAFT BILL
AND DEPICTED IN AN ACCOMPANYING MAP.
COUNTY COUNCIL’S REQUEST
BILL 124 MAP
▪A SPECIAL DISTRICT IN ZONING REFERS TO A DESIGNATED GEOGRAPHIC AREA
WITHIN A MUNICIPALITY THAT HAS SPECIFIC REGULATIONS AND DEVELOPMENT
STANDARDS TAILORED TO ADDRESS UNIQUE LAND USE CHALLENGES AND
COMMUNITY NEEDS.
▪IN HAWAIʻI COUNTY, SPECIAL DISTRICTS SUCH AS THE KAILUA VILLAGE DESIGN
COMMISSION AND PĀHOA VILLAGE DESIGN DISTRICT HAVE BEEN CREATED TO
MAINTAIN THE ARCHITECTURE AND DESIGN OF COMMUNITIES, AND SPECIAL
DISTRICTS SUCH AS THE DOWNTOWN HILO COMMERCIAL DISTRICT AND UNIVERSITY
DISTRICT HAVE BEEN CREATED TO ESTABLISH UNIQUE ZONING STANDARDS
▪BILL 124 WILL ESTABLISH THE BOUNDARIES FOR A SPECIAL DISTRICT AND CHANGE
THE ZONING DISTRICT TO THE DOWNTOWN PĀHOA COMMERCIAL (DPC) ZONING
DISTRICT FOR PARCELS THAT OPT-IN TO THE REZONING.
BILL 124 IMPACT ANALYSIS
▪TO EXPLAIN THE PROCESS FOR INTERESTED PROPERTY OWNERS TO OPT-IN TO THE DPC
ZONING DISTRICT, THE DIRECTOR PROPOSES ADDING THE FOLLOWING LANGUAGE, TO
BE INSERTED IN THE APPROPRIATE SECTION OF BILL 124:
▪THE DPC ZONING DISTRICT ESTABLISHED BY THIS SECTION SHALL NOT SUPERSEDE OR
OTHERWISE MODIFY THE UNDERLYING BASE ZONE CLASSIFICATION OF ANY
AFFECTED PARCEL, UNTIL THE OWNER(S) OF RECORD OF THE PARCEL SUBMIT A
VALID DPC ELECTION WITH THE DIRECTOR OF PLANNING, AND THE ELECTION IS
CONFIRMED AS PROVIDED HEREIN.
▪ANY OWNER OF RECORD OF A PARCEL LOCATED WITHIN THE DPC MAY ELECT TO
CHANGE THE ZONING OF THE PARCEL TO THE DPC ZONING DISTRICT BY FILING A
DPC ELECTION WITH THE DIRECTOR OF PLANNING. A DPC ELECTION SHALL BE
MADE IN WRITING ON A FORM PRESCRIBED BY THE DIRECTOR AND SHALL BE
EFFECTIVE UPON WRITTEN CONFIRMATION BY THE DIRECTOR OF PLANNING. ONCE
EFFECTIVE, THE ELECTION RUNS WITH THE LAND AND BINDS ALL SUCCESSORS AND
ASSIGNS.
DIRECTOR’S RECOMMENDATION
DIRECTOR’S RECOMMENDATION
PROVIDE A FAVORABLE
RECOMMENDATION OF BILL
124 TO THE COUNTY COUNCIL
INCLUDING PROPOSED LANGUAGE
OUTLINED IN THE PLANNING
DIRECTOR’S RECOMMENDATION.
▪THE WINDWARD PLANNING COMMISSION (WPC) IS REQUIRED TO
TAKE ACTION ON BILL 124 BY TRANSMITTING THEIR
RECOMMENDATION TO THE COUNCIL BY JUNE 4, 2026.
▪THE WPC SHALL RECOMMEND APPROVAL IN 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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