Honolulu Zoning and Planning Committee Meeting – October 16, 2025

The Honolulu City Council Committee on Zoning and Planning met on Thursday, October 16, 2025, at 9:04 AM to consider eight agenda items including amendments to short-term rental regulations, establishment of a pedestrian mall, four special management area (SMA) major permits, an extension of an SMA permit for a North Shore community center, and modifications to affordable housing requirements for a transit-oriented development project. The meeting lasted approximately two hours, with testimony from several members of the public and presentations from applicants and city administration.

Public Comments & Testimony

• Kelly Lee (Ostra) supported Bill 62 CD1, which improves registration efficiency for bed-and-breakfast homes and transient vacation units. She requested that a "change in operator" not trigger a full re-registration and $1,000 fee when the owner remains the same, as it creates unnecessary costs for compliant owners and duplicate work for staff.
• Raquel Lachu (individual, Vice Chair of the North Shore Neighborhood Board) testified on Resolution 25-253 (Kai Kraut SMA permit), expressing concerns that the project appeared designed as a vacation rental, noting a pool in a dense neighborhood with a shallow water table, drainage issues, and inconsistencies with the adjacent project in Resolution 25-254. She also noted the applicant had contacted the board but the board was in recess.
• Denise Antellini (Safe Sharks Cove Alliance) testified on Resolution 25-261 (Pupukea SMA extension), expressing gratitude for the city’s budget and negotiations, but urged a shorter extension (one year) due to urgency—25 ocean rescues the prior weekend—and community concerns over multiple extensions. She argued a shorter timeframe would maintain community support.
• Angeli Mel the Young (individual) testified in favor of Resolution 25-288 (Sky Ala Moana affordable housing), praising the developer’s experience and vision for transit-oriented development, and supporting the modification to allow rental of unsold affordable units.

Discussion Items

• Bill 62 (2025) CD1 – Amendments to bed-and-breakfast and transient vacation unit standards to correct inadvertent omissions from Ordinance 25-2. The CD1 replaced black-and-white figures with higher-resolution color versions. Chair noted the bill is narrowly crafted and other amendments require separate legislation. Director Apuna explained that the $1,000 fee for operator changes covers administrative costs; a reduced fee would be unfair. Councilmember Tupola suggested clarifying language for personnel shifts within the same company. The bill was reported out for third reading.
• Bill 48 (2025) – Establishment of Chaplin Lane (between Fort Street and Bethel Street) as a pedestrian mall, closed to vehicular traffic with exceptions, and authorized DTS to manage it. Introduced by Councilmember Dosantas Tam, who noted the street is very narrow (230 feet long) and currently used for moped parking. No public testimony; administration supportive. Reported out for second reading and public hearing.
• Resolution 25-253 – SMA major permit for Kai Kraut (66163 Haleiwa Road): demolition of existing single-unit dwelling, construction of three-story dwelling with pool, parking, and wastewater system on a 7,364 sq. ft. lot. The CD1 included numerous conditions due to non-compliance with height, setback, floor area, impervious surface, and sea level rise (3.2 ft. by 2100) requirements. Applicant agent Mark Howland presented, stating the owners are local septic inspectors. Chair questioned how to avoid such conditions; director advised due diligence. Councilmember Cordero asked about a condition requiring dense cleaves and shallow foundations and whether a geotechnical investigation would be required. Resolution amended to CD1 and reported out for adoption.
• Resolution 25-254 – SMA major permit for Jonathan Harold (66-348 Haleiwa Road): construction of three-story dwelling with carport, wastewater system, and legalizing an unpermitted concrete masonry wall. Similar geological characteristics to Resolution 25-253. No public testimony. Director supportive. Resolution amended to CD1 and reported out.
• Resolution 25-260 – SMA major permit for Jennifer YS Kim Trust (4705 Kahala Avenue): construction of two-story dwelling with pool, spa, and parking on a 23,195 sq. ft. lot. Access over adjacent Kamehameha Schools parcel (parcel 76) not yet confirmed; condition requires proof of access before building permit. Applicant agent Jim Hayes noted the client is obtaining the access rights. No public testimony. Director supportive. Resolution amended to CD1 and reported out.
• Resolution 25-269 – SMA major permit for Bank of Hawaii (6650 Kaleniano Ole Highway, Hawaii Kai): demolition of existing commercial building and construction of a two-story bank branch with commercial space (including restaurant). Chair proposed verbal amendments: delete “office” from title and first whereas clause; add “exterior” to condition D4 (exterior work limited to daylight hours); update contact name to Natalie Fogle. No public testimony. Director supportive. Resolution amended to CD1 as further amended and reported out.
• Resolution 25-261 – Amendment to Resolution 18-245 CD1 FD1 (as previously extended) to further extend the deadline for obtaining a development permit for a rural community commercial center in Pupukea. The applicant is in negotiations with the city for purchase of parcels 68, 69, and 70 for a first responder hub. City appropriated $26 million for land acquisition (Ordinance 25-39). Director Apuna supported the two-year extension, noting negotiations and post-acquisition processes may take more than a year. DHLM Deputy testified that a minimum one-year extension is reasonable, but they were supportive of the CD1. Councilmember Wire expressed community concerns about multiple extensions. Chair advocated for two years to provide flexibility and avoid further returns to committee. Resolution amended to CD1 and reported out for adoption.
• Resolution 25-288 – Amendment to Resolution 18-248 CD1 FD1 to modify affordable housing requirements for the Sky Ala Moana project (Avalon Group). Of the 84 required affordable/community benefit units, only 4 out of 42 ordinance units (30-year affordability) and 21 out of 42 community benefit units (10-year affordability) have been sold. The resolution allows rental of unsold units at 80% AMI until sold, while preserving the existing affordability periods. Applicant representative Spencer Lee presented, noting high interest rates slowed sales and that many potential buyers were deterred by the 30-year term. Councilmember Waters questioned whether the 30-year option should be eliminated from ordinance. Councilmember Tupola raised the possibility of a rent-to-own structure. Director Apuna supported the resolution and expressed openness to revising affordable housing policies. Public testimony in favor was received. Resolution reported out for adoption.

Key Outcomes

• Bill 62 (2025) CD1 – Reported out for passage on third reading (unanimous).
• Bill 48 (2025) – Reported out for passage on second reading and scheduling of a public hearing (unanimous).
• Resolution 25-253 – Amended to CD1 and reported out for adoption (unanimous). The CD1 included extensive conditions requiring plan revisions to comply with height, setback, FAR, impervious surface limits, and sea level rise acknowledgment.
• Resolution 25-254 – Amended to CD1 and reported out for adoption (unanimous).
• Resolution 25-260 – Amended to CD1 and reported out for adoption (unanimous).
• Resolution 25-269 – Amended to CD1 as further amended by chair (deleting “office,” adding “exterior” to condition D4, updating contact name) and reported out for adoption (unanimous).
• Resolution 25-261 – Amended to CD1 (two-year extension) and reported out for adoption (unanimous). The city continues to negotiate purchase of parcels for a North Shore first responder hub.
• Resolution 25-288 – Reported out for adoption (unanimous). Allows rental of unsold affordable units at 80% AMI until sold, with no reduction in affordability periods.