Committee recommends allowing dwellings in MCX zones to expand housing options

The Hawaii County planning committee voted to forward Bill 63 to the full council with a favorable recommendation after hearing staff presentation and discussion about density, setbacks and safety buffers for housing in industrial-commercial mixed-use areas.

Introduced by Council Member Onishi, Bill 63 would amend Hawaii County Code Section 25-5-132 to permit dwellings (single-family, duplex and multifamily) in the MCX district, subject to a maximum density of 1,250 square feet of land per rentable unit or dwelling unit. Planning staff said the intent is to enable mixed-use neighborhoods where people can live near workplaces and services, and to help increase housing supply.

Planner Mokhi Ramos Kia Tapu presented the department’s analysis and noted the planning director recommended adding a new subsection requiring that any new dwellings in the MCX district be set back at least 200 feet from property lines adjoining any general industrial (MG) district, or a greater distance if the planning director requires it. The director’s recommended buffer responds to concerns raised by the civil defense agency about hazardous or offensive industrial uses adjacent to potential residences.

Staff told the committee there are roughly 117 MCX properties countywide, with 15 adjacent to MG zones (14 in North Kona and one in South Hilo). The planning director also noted that plan approval would be required for new structures or additions within MCX and that planned unit development exceptions could be considered for height and yard standards.

Committee members generally voiced support for the bill as a tool to add housing supply and reduce traffic, while asking for clarifications about the density numbers and how existing commercial structures could be repurposed for residential uses. Jeff Darrow, the planning director, explained the 1,250-square-feet-per-unit density figure was taken from comparable commercial-zone standards used elsewhere in the county and said the number is consistent with other commercial zoning districts.

Council Member Onishi described past examples where temporary housing or shelters were sited in industrial areas and argued allowing permanent dwellings in MCX would provide flexible housing choices and reduce commute times. Several members affirmed support and the committee agreed the planning director’s recommended buffer addressing proximity to MG zones was an appropriate safety and compatibility measure; the author said he intends to bring the formal amendment language at a subsequent hearing.

The committee voted to forward Bill 63 to council with a favorable recommendation; the clerk announced the vote as seven in favor, with two members excused. Committee members said they would continue to work with planning staff to refine the director’s amendment language prior to final readings.