Pāhoa is ready for a Comeback.
For too long, outdated zoning and building codes have made it harder to do business and find work in Pāhoa. Turnaround Downtown Pāhoa looks to change that. The goal is straightforward: more jobs, more local economic activity, and a downtown where residents can meet their daily needs without leaving the community. This initiative builds directly on priorities set in the Puna Community Development Plan and the Kīlauea Recovery & Resilience Plan.
About Bills: Pāhoa Special Districts
More Opportunity: Expands permitted uses in Downtown Pāhoa – more businesses, dining, housing, cultural activities, and services can now operate in the district.
No New Costs: The Special District designation adds no new fees or taxes for property or business owners. Participation is voluntary.
Preserves Character: Ensures the Pāhoa Village Design Guidelines remain intact to keep the plantation-town aesthetic while making them a practical toolkit for new development.
Community Driven: Built on feedback from Pāhoa property owners, businesses, and residents who asked for growth and flexibility while honoring Pāhoa’s identity.
Proposed Legislation:
Pāhoa Special District Bill Suite
Bill summaries below. Click on link to review legislation.
Bill 126 establishes the Downtown Pāhoa Commercial (DPC) Special District within the existing Pāhoa Village Design District. It is a zoning overlay, defining uses that were previously unclear and expands what property owners can do – introducing opportunities for light industrial, agricultural processing, and small-scale manufacturing alongside existing commercial uses.
The DPC also reflects the realities of Pāhoa’s historic layout by removing off-street parking requirements and instead encouraging shared, community-based parking solutions. Clear standards for building height, site dimensions, and setbacks ensure that new development aligns with the town’s character.
Bill 124 implements the district by establishing the boundaries of the Downtown Pāhoa Commercial Special District along key corridors, including Pāhoa Village Road between Post Office Road and Akeakamai Loop.
Participation is entirely voluntary. Property owners may choose to opt in if they want to access the expanded opportunities offered under the DPC. Those who opt in gain additional flexibility, while those who prefer to keep their current zoning may do so.
Property owners may also opt in at a later time, ensuring the special district is available to respond to both current needs and future opportunities.
Bill 125 strengthens the foundation by refining the Pāhoa Village Design District. It clarifies its purpose, boundaries, and design guidelines, and reinforces a community-based governance structure.
The bill also elevates the role of the Puna Community Development Plan (CDP) Action Committee in shaping design review processes, ensuring that future growth reflects community values.
Proposed Legislation Update – March 23, 2026
Bill 124 will be updated to explicitly include voluntary opt-in language for rezoning into the Downtown Pāhoa Commercial Special District. This clarification is being added to ensure the record is clear: participation in the DPC is entirely optional. Property owners who wish to access the expanded uses and flexibility offered by the DPC may choose to opt in by contacting the Planning Department. Those who prefer to retain their current zoning may do so; no action is necessary. This legislative update reflects a core principle of this effort – empower community take action itself. The intent of the DPC is to create opportunity, not obligation, and to provide a framework that property owners can choose to participate in when it aligns with their goals. Property owners may also elect to opt in at a later date, allowing flexibility over time as needs evolve.
Years in the Making
ONGOING FOUNDATION – Community Plans Established
The Puna Community Development Plan, Kīlauea Recovery & Resilience Plan, Eruption Economic Recovery Plan, and Revitalize Puna laid out a shared vision for Downtown Pāhoa’s future.
MAY 2023 – Pāhoa Property Owners Surveyed *
316 surveys mailed; 80 survey responses. The survey showed that Pāhoa property owners are willing to invest, but they want a district that gives them confidence that their investments will not be undermined by poor infrastructure, incompatible development, weak design standards, and unresolved social disorder. A special district is the tool that can align reinvestment, preservation, and infrastructure in one place-based framework.
JUNE 2024 – Initial Community Meeting *
Council Member Kierkiewicz hosted the first community conversation on economic revitalization tools for Downtown Pāhoa. This follows years of engagement with community leaders, business owners in Pāhoa, and County officials regarding strategies to improve Pāhoa.
AUGUST 2025 – Community Outreach
Council Member Kierkiewicz presents to the Puna Community Development Plan Action Committee in a public forum.
SEPTEMBER 2025 – Presentation on Draft Legislation *
Two sessions (in-person at the Pāhoa Neighborhood Facility and a Zoom option) invited community members to review the draft bills and share feedback.
JANUARY 2026 – Legislation Introduced
Council Member Kierkiewicz introduced the Pāhoa Special Districts Bill Suite at the Policy Committee on Planning, Land Use & Economic Development. Because it updates Chapter 25 of the County Code, it requires review and comment by the Planning Director and Windward Planning Commission. The measures were referred to these entities and is scheduled for a public hearing at WPC on Thursday, April 2 at 9AM.
FEBRUARY 2026 – Community Outreach
Council Member Kierkiewicz follows up from August 2025 and presents bill suite to the Puna Community Development Plan Action Committee in a public forum, requesting the AC’s review and recommendation.
MARCH 2026 – Puna CDP AC Sends Letter of Support
On March 5, 2026, the Puna Community Development Plan Action Committee submits a letter of support for the Pāhoa Special District legislative suite to the Windward Planning Commission for consideration as part of the Commission’s review.
Outreach Note *
Mailers with information were sent to property owners in Pāhoa.
Frequently Asked Questions
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A Special District is a defined area with tailored zoning and development standards designed to reflect a community’s specific vision and needs.
For Pāhoa, that means allowing a greater mix of commercial, residential, cultural, and recreational uses while preserving the town’s character.
Pāhoa already has a form of this in place through an existing Special District – the Pāhoa Village Design Guidelines.
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No. These bills do not mandate any changes. They simply expand the range of options available if you choose to improve, adapt, or redevelop your property. If you prefer to keep things as they are, you can continue to do so.
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No. These bills do not change property taxes.
Property taxes are based on assessed value. If you choose to improve your property – whether under your current zoning or through new opportunities – those improvements may increase your assessed value, which could affect your taxes.
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The Downtown Pāhoa Commercial Special District provides additional options if you choose to use them. If you would like to access these expanded uses, you can opt in to the rezoning by contacting CD4 for next steps.
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The community has already done the work of defining a vision through multiple planning efforts. Rather than start over, this bill turns those plans into action. It translates past input into real, usable development tools so the community can move from vision to implementation.
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That’s completely fine. There is no requirement to change or develop your property. These bills simply expand the range of options available if you choose to develop, modify, or improve your property in the future.
In the News
Draft ordinance proposes special district for Pāhoa town
Hawai‘i Tribune Herald • Thursday, August 28, 2025
Community invited to learn about how lawmakers plan to revitalize Downtown Pāhoa
Big Island Now • Tuesday, September 9, 2025
Public input wanted on Pāhoa plan
West Hawai‘i Today • Wednesday, September 10, 2025
Kierkiewicz hosts presentation on Pāhoa revitalization efforts
West Hawai‘i Today • Sunday, September 14, 2025