State Transit-Oriented Development Program
WHAT’S NEW!
Neighbor Island TOD Housing Project Updates
Hawaiʻi County
Kukuiola and Village 9 Permanent Transitional Housing Project. The County of Hawaiʻi Office of Housing and Community Development provided the TOD Council with an update on the next phase of the Kukuiola and Village 9 Permanent Transitional Housing Project in Kona, which is moving closer to implementation as part of a broader effort to expand housing options for vulnerable residents. Phase 1, which is currently under construction, includes emergency shelters, an intake center, supportive services, and 50 one-bedroom permanent supportive housing units. A State TOD CIP Planning grant from OPSD funded a planning study to evaluate development options for Phase 3, a 10.5-acre site designated for affordable rental housing within the Kona Community Development Plan’s Honokōhau TOD Regional Center.
Kukuiola Village Phase 3 conceptual rendering. G70
The G70 project team evaluated four development concepts ranging from approximately 172 to 210 units, with a focus on family housing, including two- and three-bedroom units. The preferred concepts emphasized walkability, transit connections, community gathering spaces, daycare facilities, community gardens, and improved site design that balances housing density with parking needs. A stacked townhome concept featuring tuck-under parking and a large central green space emerged as a promising option because it de-emphasizes parking while creating a more pedestrian-oriented environment.
The County is now evaluating the alternatives and plans to move toward final design selection and future development approvals, including a potential 201H process.
Presentation slides may be viewed at:
https://files.hawaii.gov/dbedt/op/lud/01TODCMTG/20260220/06-20260220KukuiolaVillagePhase3-TODCouncilPres_reduce
The presentation may be viewed starting at 1 hour 6 minutes 24 seconds into the meeting: https://files.hawaii.gov/dbedt/op/lud/01TODCMTG/20260220/GMT20260220-192922_Recording_gallery_1920x1200.mp4
Kauaʻi County
Affordable Housing Projects in Kīlauea and Waimea. The County of Kauaʻi Housing Agency (KHA) provided the TOD Council with an update on two major affordable housing projects that are moving closer to implementation in Kīlauea and Waimea.
Kilauea Community Master Plan. PBR Hawaiʻi
In Kīlauea, the County is advancing plans for a 50-acre town expansion project originally identified in the 2006 Kīlauea Town Plan to support affordable housing, improve circulation, and expand access to community services. The final conceptual master plan for the project includes a mix of approximately 310 multifamily, live-work, cottage court duplex, and single-family units, commercial uses near the town’s existing commercial center, as well as the planned Ala Namahana Parkway bypass road, future transit stops, pedestrian and bicycle connections, shared-use paths, greenways and open space, and improved access to nearby schools, parks, and commercial areas. The project has received funding from multiple sources, including HUD CDBG-DR funds, State TOD CIP Planning grant funds, federal earmarks, and County funds for land acquisition and infrastructure planning.
The final concept plan envisions over 50% more units than originally proposed. Project information can be found at
https://www.kauai.gov/Government/Departments-Agencies/Housing-Agency/Kilauea-Town-Expansion
Waimea 400 Affordable Housing Conceptual Master Plan, PBR Hawaiʻi
KHA also provided an update on the Waimea 400 affordable housing project, located on a 25-acre site within the larger 417-acre Waimea 400 project site. Funded in part by State TOD CIP Planning grant, a conceptual master plan was completed in 2025 after a year of community input. The conceptual master plan includes a mix of 393 affordable multifamily, live-work, single-family, and tiny home units, as well as internal road networks, roundabouts, transit connections, pedestrian and bicycle improvements, greenways and open space, and coordination with a future County multi-use path connecting Waimea and Kekaha.
The final concept plan envisions over 95% more units than originally proposed. Project information can be found at https://www.waimea400housing.com/.
Both projects are currently undergoing environmental review and are expected to move into 201H applications, district boundary amendments, and developer procurement, with construction targeted to begin in late 2028.
Presentation slides may be viewed at:
https://files.hawaii.gov/dbedt/op/lud/01TODCMTG/20260220/05-KilaueaTOD%20Presentation2026.02.20.pdf
The presentation may be viewed starting at 43 minutes and 57 seconds into the meeting:
Lihue Town Multifamily & Workforce Housing. Opticos Design
Līhuʻe Town Multifamily & Workforce Housing. The County of Kauaʻi Planning Department and Opticos Design provided the TOD Council with an update on efforts to move workforce housing projects closer to implementation in the Līhuʻe Town Core. Building on earlier planning work, a State TOD CIP Planning grant funded the study, which evaluated 29 opportunity sites and identified realistic pathways to deliver higher-density infill housing in Kauaʻi’s primary urban center. The analysis found that five-story stick-frame development—paired with reduced parking requirements and more efficient site design—could help make workforce housing more financially feasible while allowing Līhuʻe to potentially accommodate 40% to 80% of the County’s projected housing demand.
The presentation also emphasized that infrastructure coordination and funding will be critical to implementation. Ongoing wastewater treatment and collection studies are expected to help identify the infrastructure upgrades needed to support future growth in Līhuʻe. Upcoming updates to the Līhuʻe Community Plan and Town Core Urban Design Plan may also help address zoning barriers. Together, these efforts could better align land use policies with future housing production goals. Case studies for smaller infill sites and the larger Līhuʻe Mill redevelopment site illustrated how planning efforts are beginning to translate into more actionable housing opportunities.
Presentation slides may be viewed at:
https://files.hawaii.gov/dbedt/op/lud/01TODCMTG/20260220/04-LTC_TODCouncilPresentation_2026_0220-jahs.pdf
The presentation may be viewed starting at 11 minutes and 41 seconds into the meeting:
https://files.hawaii.gov/dbedt/op/lud/01TODCMTG/20260220/GMT20260220-192922_Recording_gallery_1920x1200.mp4
2/2026
Hawaiʻi Interagency Council for Transit-Oriented Development (TOD Council)
On June 29, 2016, Governor David Ige signed into law Act 130, SLH 2016 (SB 3077) which designates the Office of Planning and Sustainable Development (OPSD) as the lead State agency to coordinate and advance smart growth and TOD planning in the State. Act 130 also established the Hawaiʻi Interagency Council for Transit-Oriented Development (TOD Council).
The purpose of the TOD Council is to coordinate and facilitate State agency TOD planning, and to facilitate consultation and collaboration between the State and the counties on smart growth and TOD initiatives. Links to Act 130, SLH 2016 and a summary of its provisions are available below.
With representation from State and county governments and the community, the TOD Council serves as the State’s forum for TOD planning and policy development. The Council is co-chaired by the directors of the Office of Planning and Sustainable Development and the Hawaiʻi Housing and Finance Development Corporation (HHFDC). The TOD Council’s primary responsibilities are to:
- Develop and implement a State strategic plan for TOD, including mixed-use and affordable and rental housing projects;
- Facilitate funding for TOD programs and projects;
- Monitor TOD implementation and recommend needed policy and statutory changes; and
- Review Capital Improvement Project requests for TOD on State lands.
For information regarding TOD Council meetings, please click here or on the link in the sidebar to the right.
Click here to view Act 130, SLH 2016
Click here to view a summary of Act 130, SLH 2016
Other TOD-Related Legislation Enacted in 2016
Act 131 (HB 2293)
Allows HHFDC to develop mixed-use developments in partnership with State and county departments and agencies.
Click here to view Act 131, SLH 2016
Act 132 (HB 2305)
Authorizes the creation of Regional State Infrastructure Improvement Subaccounts within the Dwelling Unit Revolving Fund and the use of the Dwelling Unit Revolving Fund to provide loans and grants to finance regional state infrastructure improvements in areas of planned growth. Also allows repayment from assessments or fees which capture property value increases (IDs or TIF).
Click here to view Act 132, SLH 2016
Act 127 (SB 2561)
Establishes a goal of developing or vesting the development of at least 22,500 affordable rental housing units statewide ready for occupancy between January 1, 2017 and December 31, 2026. Also establishes a temporary special action team on rental housing to make recommendations to the Governor, Legislature, and other parties to achieve the goal.
Click here to view Act 127, SLH 2016
Background
The State of Hawaiʻi is the largest landowner along Honolulu’s 20-mile rail transit corridor, owning about 2,000 acres of land within a half-mile radius of the 21 stations. As construction of the Honolulu rail transit system progresses, the State has a unique opportunity to enhance Oahu’s urban environment by applying smart growth and transit-oriented development (TOD) principles to revitalize neighborhoods, increase affordable housing, and improve accessibility to public facilities and services. On the Neighbor Islands, similar smart growth and TOD principles can be applied effectively in the provision of State facilities and services to encourage quality growth and vibrant mixed-use neighborhoods in urban or rural centers.
In 2012, OPSD and Smart Growth America convened a Project Stakeholders Group to develop a TOD implementation strategy for State agencies, entitled “Leveraging State Agency Involvement in Transit-Oriented Development to Strengthen Hawaii’s Economy.” This effort included three workshops and involved over 40 government and private and non-profit organizations.
In 2015, the State Transit-Oriented Development Task Force was formed, chaired by Senator Suzanne Chun Oakland. Monthly meetings were held to coordinate State agency projects and plans in the TOD areas surrounding the rail transit stations in Honolulu. A status report to the Governor and Legislature was prepared in December 2015.
Contact
If you have any questions about the State’s TOD efforts, please contact staff at OPSD – Land Use Division by email at [email protected] or by phone at (808) 587-2805.
TOD
Stay updated on the City and County's current activities and planning efforts for TOD around each rail station. Click here for more information.
