Kauai County Planning Commission Meeting: February 24, 2026

The Planning Commission met on February 24, 2026, to consider a range of agenda items including subdivision approvals, a major project development use permit for gap housing in Koloa, variance requests, and appeals. The meeting began with a subdivision committee session and proceeded to the full commission. After extensive public testimony and deliberation, the commission approved the contested Koloa project with conditions, approved several other permits, and referred multiple appeals to contested case hearings.

Consent Calendar

• Approved the agenda with amendments to reorder items.
• Approved the minutes for December 9, 2025, and January 13, 2026.

Public Comments & Testimony

• Subdivision Committee (Morning): No public testimony on subdivision applications S-2026-1 and S-2026-2.
• Main Commission – Koloa Project (SK Investors): Over 20 speakers testified for and against the project. Supporters cited urgent need for gap housing, affordable options for local families, and the developer's track record. Opponents raised concerns about inadequate infrastructure, traffic, drainage, cultural resources, lack of proper notice, and the project's density. Many also questioned the integrity of the developer and the sufficiency of the kapakai analysis.
• Other items: No public testimony on the Kukuiula variance requests, the SMA permit, the Kilohana ATV tour, or the appeals.

Discussion Items

• Subdivision S-2026-1 (Hokuala Resort): Proposed consolidation of 10 lots into 15 residential lots and one rotary lot. Approved unanimously.
• Subdivision S-2026-2 (Hokuala Resort): Two-lot consolidation into 13 residential lots and two remnant lots. Approved unanimously.
• Petition to Intervene (SK Investors): The commission heard arguments on the timeliness of a petition to intervene filed by Friends of Mahalapu and Save Koloa. The commission voted to reject the petition as untimely (5-0).
• Class 4 Zoning Permit Z-4-2026-9 and PDU 2026-7 (SK Investors – Koloa Gap Housing): The applicant proposed 148 units (down from 164) on 9.436 acres. After extensive public testimony and deliberation, the commission approved the permit with several conditions including: prohibition of transient vacation rentals, requirement that 45% of units be sold to Kauai or Niihau residents, consultation with U.S. Fish and Wildlife if endangered species discovered, and incorporation of recreational spaces.
• Variance Permits for Kukuiula Subdivisions: Two items (V-2026-3 and V-2026-2) allowing deviations from curbs, gutters, and sidewalk requirements. Approved with conditions including payment of in-lieu fees.
• SMA Use Permit (Timothy Quinn): Deferred to April 14, 2026, to allow completion of community outreach and kapakai analysis.
• Class 4 Zoning, Use, and Special Permits (Kilohana Expeditions – ATV Tours): Approved for guided agricultural tour operation on 8.9 acres. Applicant highlighted plans for eventual electric vehicles and local discounts.
• Time Extension (Habitat for Humanity): Approved a five-year extension for a 17-unit housing project due to archaeological delays.
• Appeals and Contested Cases: Three items were referred to the Boards and Commissions for contested case hearings: an appeal of a violation notice (Kauai Kai Diamonds), an appeal of TVRNCU forfeiture (We Belong LLC), and a petition to revoke a nonconforming use certificate (Kimberly Bayless).

Key Outcomes

• Subdivision S-2026-1: Approved (unanimous).
• Subdivision S-2026-2: Approved (unanimous).
• Petition to Intervene (SK Investors): Rejected as untimely (vote: 5-0).
• SK Investors Project (Z-4-2026-9 / PDU 2026-7): Approved with conditions (vote: 5-0). Conditions include: 45% local resident sales preference, prohibition of TVR/homestay, U.S. Fish and Wildlife consultation if endangered species found, and incorporation of recreational spaces.
• Variance Permits (Kukuiula): Both approved (unanimous).
• SMA Permit (Quinn): Deferred to April 14, 2026.
• Kilohana ATV Tour Permits: Approved (unanimous).
• Habitat for Humanity Time Extension: Approved for five years (unanimous).
• Appeals: All three referred to contested case hearings (unanimous).