Kauai County Planning Commission Meeting - May 26, 2026

The Kauai County Planning Commission convened on May 26, 2026, to consider several agenda items, including a petition to intervene in a contested case regarding a proposed luxury resort development at Pu'apoa (One Hotel Hanalei Bay), and two proposed zoning ordinance amendments concerning definitions of family and employee dormitories. The meeting featured extensive public testimony, a ruling on the Earth Justice petition, and deferrals due to time constraints and loss of quorum.

Public Comments & Testimony

• Michaela Widener opposed the One Hotel project expansion, arguing it exacerbates the housing crisis by prioritizing luxury over affordable housing.
• Nancy Martin (20+ year resident) urged commissioners to “go slow” and protect the bluff’s natural beauty; she later returned to apologize for comments about inattentiveness and implored the commission not to approve the project.
• Matthew Schaller (architect, Princeville resident since 1976) testified against the project, citing inadequate parking (photos showed lot full midweek), lack of LEED certification, and insufficient renderings of visual impacts from Hanalei Bay.
• Tom Mull spoke in favor of granting intervener status to Earth Justice, stating it demonstrates the project’s seriousness.
• Rob Pollock (Princeville homeowner) called the developer “the worst group to do this project,” alleging lies and poor employee housing.
• Amy Marvin (North Shore resident) raised concerns about public access denial (no trespassing signs already posted), a 5-foot bluff setback (inadequate given erosion), and parking reduction from 219 to 132 stalls.
• Yuri (Pu’apoa unit owner and former One Hotel employee) described overcrowded parking and criticized the use of J-1 foreign workers instead of local hires.
• Rosalind Cummings (petitioner) asserted constitutional and traditional rights, arguing the project sits on crown lands and threatens burial sites, water networks, and cultural practices. She demanded a contested case hearing and later made additional remarks about wastewater system leaks and need for independent EIS.
• Pearl Blyke (Kilauea resident) opposed the applicant’s claim of entitlement to additional units, detailing a 46-year history of the hotel’s unit count remaining at 252. She later noted the proposed residences have 23 bedrooms and amenities, unlike hotel rooms.
• Mike Lions (Kilohana) stated the project does not benefit the community and questioned trail and parking management.
• Kelly O’Neill presented a petition with over 180 signatures from community members calling for comprehensive environmental and cultural review and a delay or denial of the application.
• Barbara Wiedner (25-year resident, environmental educator) opposed the project for destroying a “gem of Kauai” and benefiting only the wealthy.
• Keith Carlson (Puapoa Board of Directors) listed concerns: parking reduction, a six-car garage and 25-foot storage shed impacting views, noise from an event pavilion, and need for independent environmental review.
• Donovan Gardner (former Princeville Hotel employee, 20 years) feared loss of public access to Fort Alexander and Hideaways Beach.
• Lillian Ball (Princeville environmental artist) questioned how an amendment could be considered without an EIS, geological survey, or soil sampling.
• Eric Fleck raised concerns about old-growth mango trees, native owls, shearwaters, and albatross displacement.
• Malama Kuaina (community group representative) opposed the development on cultural, environmental, and food safety grounds, noting Pu’apoa’s significance as a navigational beacon, burial areas, and risk of ciguatera from runoff. Supported Earth Justice intervention.
• Damian Petrie (Hanalei Bay Villa owner) cited loss of trade winds, inadequate parking, and a 5-foot bluff setback as unacceptable.

Discussion Items

• Item G2: SMA Permit Amendment and Petition to Intervene (Earth Justice) – The commission considered a petition from Earth Justice on behalf of four community groups (Malama Ku‘āina, Hanalei Wainiha Hā‘ena Community Association, Hui Ho‘omalu i ka ‘Āina, and Conservation Council for Hawai‘i) to intervene in the contested case regarding the One Hotel expansion (6 residential units, event pavilion, parking structure on a bluff at 5520 Kahuku Road, Princeville). After public testimony, the applicant (Ian Jung) stipulated to standing, and the planning department (Deputy County Attorney Chris Van Ahn) had no objection. The commission voted 3-0 to accept the petition and refer the matter to a hearings officer for a contested case.
• Item G2: Petition to Intervene (Rosalind Cummings) – Ms. Cummings argued for standing based on constitutional and traditional rights, requested a fee waiver due to indigence, and demanded a “Kāpä Akai” analysis. After discussion, the applicant requested a brief recess to confer; upon reconvening, the commission lost quorum (one commissioner had to leave). The item was deferred to the next meeting (two weeks later).
• Item G3: Zoning Amendment – Definition of Family (ZA-2026-3) – Council Member Felicia Cowden introduced the bill to clarify “family” and limit unrelated occupants. Planning Department staff (Alan Clinton) requested a deferral to August 11, 2026, to complete fact-finding on enforcement implications, including kinship verification via DNA testing. The commission voted unanimously to defer.
• Item G4: Zoning Amendment – Employee Dormitory and Group Housing Dormitory Definitions (ZA-2026-4) – Council Member Cowden’s companion bill to introduce definitions for employee dormitories and group housing dormitories. Staff requested deferral to August 11 to craft language ensuring minimum six-month rental agreements to avoid transient vacation rental classification. The commission voted unanimously to defer.

Key Outcomes

• Petition to Intervene (Earth Justice): Accepted (3-0) and referred to a hearings officer for a contested case on the One Hotel project. The applicant stipulated to standing but reserved rights to challenge allegations.
• Petition to Intervene (Rosalind Cummings): Deferred due to lack of quorum; no decision made. Will be taken up at a later meeting.
• Zoning Amendment ZA-2026-3 (Definition of Family): Deferred to August 11, 2026.
• Zoning Amendment ZA-2026-4 (Employee Dormitory/Group Housing Definitions): Deferred to no later than August 11, 2026.
• The next regular meeting is scheduled for June 9, 2026, at 9 a.m., with remaining agenda items including the deferred petitions and additional zoning amendments.