Zone change applications in the Primary Urban Center

(a) All zone change applications relating to land in the Primary Urban Center Development Plan area will be reviewed by the department for consistency with the general plan, the Primary Urban Center Development Plan, and any applicable special area plan. (1) The director shall recommend either approval, approval with changes, or denial. The director’s written review of the application will become part of the zone change report, which will be sent to the planning commission and the city council. (2) A project master plan must be part of an EA or EIS for any project involving a significant zone change. The director shall review the project master plan for its consistency with the Primary Urban Center Development Plan. (3) Any development or phase of development already covered by a project master plan that has been fully reviewed under the provisions of this article does not require a new project master plan; provided that the director determines the proposed zone change is generally consistent with the existing project master plan for the affected area. (4) If a final EIS has already been accepted for a development, including one accepted prior to May 2, 2025, then a subsequent project master plan is not required for the development. (b) Projects that involve a significant zone change will be required to submit an EA to the department prior to an application for a zone change being accepted. Any development or phase of a development that has already been assessed under the National Environmental Policy Act (NEPA), HRS Chapter 343 (Hawai‘i Environmental Policy Act or HEPA), Chapter 25 , or this article, and for which a FONSI has been filed or a required EIS has been accepted, is not subject to further EA or EIS requirements under the article, unless otherwise required by NEPA or HEPA. (c) The department shall review the EA, and based on review of the EA, the director shall determine whether an EIS will be required or whether a FONSI will be issued. (d) If an EIS is required, the EIS must be accepted by the director prior to the acceptance of a zone change application. (e) Zone changes must be processed in accordance with this section and all applicable requirements under Chapter 21 .