Hawaii County Zoning Decisions: May 2026

In May 2026, Hawaii County held 18 public meetings covering zoning matters. Of 14 zoning decisions with a clear outcome this month, 13 were approved (93% approval rate) and 1 denied. Activity was up 34% compared to April (450 activity items across 19 meetings).

Zoning Decisions This Month

Special Permit for Falls on Fire Festival and Base Yard at 27-476 Indian Tree Rd.

Approved.

Teppy Mountain LLC (owner Andrew Tepper) received approval for an annual 4-day festival with overnight camping for up to 500 attendees on 14.24 acres, plus a 0.46-acre heavy equipment base yard for up to 6 commercial vehicles on a 1,419-acre agricultural parcel. The permit adopts the hearing officer's 20 conditions with amendments including: easement consent requirement for road improvements (Condition 6), sound monitoring at property boundaries instead of 9pm amplified sound cutoff (Condition 11), sound barriers in locations agreed with Planning Department, consultation with cultural practitioner before events, $1 million special event liability insurance, and 25-foot height limit on burning structure.

See the vote tally and conditions for this decision →

Warehouse Lease at 73-4081 Hilo Koa Dr.

Approved.

Resolution 569-26 authorizes a three-year lease agreement with GEO Investment Company Inc. for warehouse space for the Department of Public Works. Initial security deposit of $4,896 with monthly costs of approximately $3,240 for the first year, increasing thereafter.

See the vote tally and conditions for this decision →

Amendment to Tax Rate Resolution

Denied.

Councilmember Kagiwara's amendment via communication 905.3 proposing higher rates for residential Tier 1 and apartment tax classes, which would have generated approximately $30.4 million versus $17.8 million in the original resolution.

See the vote tally and conditions for this decision →

SMA Permit - Hawaiian Paradise Park Single Family Dwelling

Approved.

Approved SMA use permit for Scott Schrader to construct two-story, four-bedroom single family dwelling (4,978 sq ft), swimming pool (180 sq ft), and related improvements on 0.57-acre shoreline parcel at Beach Road in Hawaiian Paradise Park. TMK 31-5-032 Parcel 60. Development kept outside 40-foot shoreline setback.

See the vote tally and conditions for this decision →

Emergency Access Easement Letter Development for Green Sands/Mark Twain Subdivisions

Approved.

Committee approved motion for members Catherine and Yvette to continue drafting a letter to residents of Green Sands and Mark Twain subdivisions regarding formalizing emergency access easements. The letter will be developed in coordination with the Pahala Fire Department, and Fire Captain from Pahala will be invited to the next meeting.

See the vote tally and conditions for this decision →

Real Property Tax Rates for FY2027

Approved.

Resolution 574-26 adopted setting tax rates per $1,000 net valuation: affordable rental and homeowner classes reduced from $5.95 to $5.75 (3.3% reduction); residential Tier 2 increased from $13.60 to $14.50; new residential Tier 3 set at $17; new long-term rental class set at $7.75. Expected to generate approximately $17 million more revenue than mayor's assumed rates.

See the vote tally and conditions for this decision →

Testimony Opposing STVRs in RM and CN Zoning Districts (Bill 147)

Approved.

The committee voted unanimously to submit testimony to the Planning Commission requesting removal of unhosted short-term vacation rentals (STVRs) as an allowable use in multifamily residential (RM) and commercial neighborhood (CN) zoning districts. The testimony notes Kona has over 25% of the island's vacation rentals and cites concerns about housing affordability and pricing locals out of the rental market.

See the vote tally and conditions for this decision →

Bill 126 - Downtown Pahoa Commercial District Establishment

Approved.

Approved ordinance establishing new DPC zoning district with 53 permitted uses, 30-foot height limit, 7,500 sq ft minimum site area, no minimum yards except by plan approval, and no off-street parking requirements. Includes opt-in process where property owners can voluntarily elect to change zoning to DPC. Vote was unanimous 6-0.

See the vote tally and conditions for this decision →

Zoning Changes

• State Agricultural District (County A-20a) → State Agricultural District with Special Permit for festival and base yard uses, 14.7 acres of 1,419.17-acre parcel at 27-476 Indian Tree Rd., Papaikou, South Hilo, TMK 3-2-7-007-001 (Teppy Mountain LLC)
• Not specified → Rezoned per Ordinance 15-104, Approximately 10 acres total (Parcel 67 and Parcel 54 combined) at TMKs 375009-67 and 75009-54, Aohau, North Kona (George Baker)
• CV-10 (Village Commercial) and RS-10 (Single Family Residential) → DPC (Downtown Pahoa Commercial) at Downtown Pahoa Village, Puna, Hawaii - multiple parcels along Pahoa Village Road (County Council (Council Member Ashley Kirkwitz))
• 2005 General Plan designations → 2045 General Plan designations including Natural, Extensive Agriculture, Low Density Urban, and other categories, Island-wide acres at Countywide - Hawaii Island (Hawaii County Planning Department)
• Commercial parking lots permitted → Commercial parking lots prohibited (except resort zoning) at General Village Commercial, Industrial Commercial, Mixed Limited Industrial, General Industrial, Downtown Hilo Commercial districts (Council Members Inaba and Villegas)

Top Keywords This Month

• zoning: 117 instances
• commercial: 88 instances
• land use: 75 instances
• residential: 51 instances
• industrial: 30 instances

What to Watch

• Zoning mentions were up 125% from April.
• Commercial came up 126% more often than April.
• Industrial saw 76% more mentions month-over-month.

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