Kaua‘i County Planning Commission Meeting - September 23, 2025

The Planning Commission met on September 23, 2025, at 9:00 a.m. in Līhu‘e, Hawai‘i, to consider four agency hearings, an appeal, and unfinished business. The meeting included public testimony, discussion on farm dwellings, mixed-use development, an office work center variance, and a telecommunications facility. The Commission approved three projects, referred one matter to a hearings officer, and accepted withdrawals of an appeal and a permit application.

Public Comments & Testimony

• On the South Rice LLC mixed-use project (Z-IV-2026-4), Avery Young, a former Kaua‘i architect, testified in support of the project but requested that bicycle parking requirements be considered to offset the parking shortfall, and expressed caution about applying street frontage design standards in the industrial area given traffic speeds.

Discussion Items

• Caroline Neal – Farm Dwelling Unit (SMA(U)-2026-2, Z-IV-2026-3, U-2026-2): The proposal for a 3,364 sq. ft. farm dwelling, garage, guest house, and agricultural building on a 5.11-acre lot in Kilauea was discussed. Commissioners questioned the definition of a farm dwelling and the lack of a revenue threshold for farm activity. The applicant described plans to plant fruit trees and vegetables for community benefit. The Commission also noted a discrepancy between the original 1982 setback and a subsequent 1983 update, but relied on the supplemental report conditions.
• South Rice LLC – Mixed-Use Project (Z-IV-2026-4, U-2026-3): The project proposes a two-story building with retail, restaurant, and nine residential units on Rice Street in Līhu‘e. Discussion centered on a parking deficit of one space and the department’s recommendation (Condition 17) to require a street-frontage design (street liner building). The applicant cited financial constraints and requested approval without Condition 17. A public testimony supported the project but suggested bicycle parking. The Commission debated amending Condition 17 to instead require the applicant to consider design standards from the Līhu‘e Town Core Urban Design Plan, which the applicant accepted.
• State DLNR/DAR – Office Work Center & Variance (Z-IV-2026-5, U-2026-4, V-2026-1): This item involved a petition to intervene filed by neighboring property owners (Dawn Hoang, Nick Huynh, Monica C. Evslin Trust). The Commission first determined the petition was sufficient in form and content. They then found the petitioners had standing due to imminent visual and wind-flow impacts from the proposed office trailers placed adjacent to their properties. The Commission voted to refer the matter to a hearings officer as a contested case (CC-2025-??). DLNR/DAR staff opposed the intervention, stating they had spent five years seeking a suitable location.
• Space Exploration Technologies Corp (SpaceX/Starlink) – Telecommunications Facility (Z-IV-2026-6, U-2026-5, SP-2026-1): The proposal includes 32 antenna spheres, a gravel compound, and utility poles on a 2.6-acre portion of a 6,080+ acre parcel in Kapaia. Discussion covered FAA notification requirements, glare, and landscaping. The applicant explained that the low-profile antennas (8 ft 2 in) are non-reflective and that the facility provides redundant internet access for emergency resilience. The department revised conditions to require evaluation of FAA Form 7460-1 and non-reflective materials. The Commission approved with those conditions.
• Appeal of Planning Director’s Decision – Richard and Holly Schunk (TVR violation): The appeal of a $10,000 fine for an unpermitted transient vacation rental was withdrawn by the appellants. The Commission received the withdrawal and the disposition notice showing remedial action completed.
• Keala Ranch Tours – Withdrawal of Permits (Z-IV-2025-12, U-2025-8, SP-2025-5): The applicant withdrew applications for agricultural tours, a pavilion, and a retail shop. The Commission received the withdrawal letter.

Key Outcomes

• Caroline Neal Farm Dwelling: Approved (motion carried unanimously) for Class IV Zoning Permit Z-IV-2026-3, Use Permit U-2026-2, and Special Management Area Use Permit SMA(U)-2026-2, subject to conditions in the Director’s Report and Supplemental 1.
• South Rice LLC Mixed-Use: Approved as amended: Condition 17 revised to require the applicant to consider design standards from the Līhu‘e Town Core Urban Design Plan, removing the hard requirement for a street liner building. Motion carried unanimously.
• DLNR/DAR Office Work Center: The petition to intervene was found sufficient and standing granted; the matter was referred to a hearings officer for a contested case hearing (case number not stated).
• SpaceX/Starlink Telecommunications Facility: Approved (motion carried unanimously) for Class IV Zoning Permit Z-IV-2026-6, Use Permit U-2026-5, and Special Permit SP-2026-1, with conditions including submission of FAA Form 7460-1 if required, non-reflective materials, and acceptance of landscape plan (existing tree buffers).
• Schunk Appeal: Withdrawn and received; violation resolved.
• Keala Ranch Tours: Permit applications withdrawn and received.

The next regular meeting was announced for November 10, 2025 (note: November 10 is a Monday; the agenda noted October 14, 2025, but the transcript stated November 10 due to a schedule change). The Commission adjourned.