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Home My WebLink About2024-12-19 LPC Hearing - Land UseCounty of Hawaiʻi General Plan Comprehensive Review Leeward Planning Commission Sustainable Development & Resilient Communities: Land Use December 19, 2024 Authority of the General Plan •The GP is the primary policy document for county agencies, planning commissions, elected officials, landowners, developers, and citizens to guide land use policy decisions for Hawaiʻi Island. •The GP relies on further implementation actions, such as zoning and budget ordinances, to move the County in the direction of our goals. •The GP does not change previously existing subdivisions or zoning. US Constitution Federal State Zoning Enabling Act (1926) Federal Standard City Planning Enabling Act (1928) Hawaiʻi State Constitution Hawaiʻi County Charter §3-15 HRS §226: State Planning Act (1978) County General Plan Purpose of the General Plan Planning Tool •Guides all development patterns •Directs future opportunities •Determines public investments Sustainability Strategy •Presents a vision for the future •Addresses the layers of healthy, livable communities The General Plan “shall set forth the [County] Council’s long-range policy for the comprehensive physical, economic, environmental, and sociocultural well-being of the county.” What Have We Been Doing? 2015 – Initiated GP Comp. Review 2019 – Initial Public Review of Draft Policies 2023 – Draft GP 2045 Public Review July 29, 2024 – Release of Final Recommended Draft GP 2045 PROJECT TIMELINE •2015 Initiated GP Comp. Review •2016 Initial Public Outreach for Comments •2017 New Kim Administration Update •2018 Kīlauea Eruption & Hurricane Lane Recovery •2019 Public Review Draft Policies •2020 County-wide Response to COVID •2021 New Roth Administration Update •2022 Policy & Document Preparation •2023 Public Review Draft GP 2045 •July 2024 Public Review Final Recommended Draft GP 2045 OUTREACH/UPDATE TIMELINE •2015 Council GP Initiation Conversation ACs, Agencies •2016 ACs, Stakeholder & Technical Workshops, Agencies •2017 Council Update Individually ACs, Mayor’s Cabinet, Public Forums, Agencies •2018 ACs, Agencies •2019 Council Presentation ACs, Public Workshops, Community Groups, Agencies, Large Landowners •2020 & 2021 ACs, Agencies •2022 Council Update/Conversation ACs, Agencies, Mayor’s Cabinet •2023 Council Update Individually ACs, Agencies, Cabinet, Public Workshops, Community Groups •2024 Final Public Workshops & Transmit to PC Sustainable Development & Resilient Communities Chapters Elements Introduction Purpose, Authority, & History Planning Process Sustainability Principles & Practices Planning System & Framework Grounded Vision & Goals Collaborative Biocultural Stewardship Native Habitats Watersheds Biocultural Stewardship Cultural & Historic Assets Natural Beauty (Scenic Character) Adapting to Climate Change for Island-Wide Health Mitigation Adaptation Sustainable Development & Resilient Communities Land Use Transportation Access & Mobility Public Utilities Public Facilities & Services Housing For All Integrated Systems Thriving, Diversified, and Regenerative Economy Agriculture & Food Systems Visitor Industry Implementation Planning System Capital Improvement Program (CIP) Monitoring & EvaluationPlan Chapters & Sections Land Use •GP Land Use Designations •Urban Growth Areas •Rural •Agriculture Future Land Use Purpose and Authority General Plan Land Use is a broad, flexible design intended to guide the direction and quality of future developments in a coordinated and rational manner. The General Plan Land Use Map is a graphic expression of the policies intended to be forward-looking long-range guides subject to a) existing zoning; and b) the State Land Use District. The General Plan is not retroactive, meaning it does not change existing subdivisions or zoning. Objectives Obj 9: Maintain community character and land use compatibility. Obj 10: Increase the integration of natural systems planning. Obj 11: Increase equitable planning and decision-making processes. Obj 12: Reduce the threat to life and property from natural hazards and disasters. Obj 13: Increase the use of Smart Growth principles to focus development within designated urban centers. Obj 14: Maximize the use of Rural designated lands to preserve rural character and lifestyle. Obj 15: Support the active use of Productive Agricultural lands. Land Use Goal Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Urban Growth Areas (Sec 4.1.4) Rural (Sec 4.1.5) Agriculture (Sec 4.1.6) Land Use Policies & Actions Example 1 – General Land Use Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Policy 12.7: Incorporate hazard mitigation strategies into policies and planning decisions using the most conservative models in delineating hazard areas. •The intention of this policy is to establish the overarching goal of integrating hazard mitigation strategies into planning processes. It emphasizes precaution and safety in decision-making. Objective 12: Reduce the threat to life and property from natural hazards and disasters. Action 12.e: Review and amend land use policies to reduce risk from hazards including but not limited to floodplains, high surf, tsunami, landslides, erosion, wildfires, and high-risk volcanic hazard areas. •This action is an application of the policy by directing a review and amendment of land use policies to address risks associated with a range of hazards. It focuses on aligning land use practices with the hazard mitigation framework outlined in the policy. Land Use Policies & Actions Example 2 – Urban Growth Areas Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Commercial Policy 13.24: Discourage strip or spot commercial development on the highway outside of the Urban Growth Areas (UGAs). •This policy aims to focus development within UGAs to make efficient use of existing infrastructure and services. The policy also protects rural character, enhances traffic safety, and ensures commercial growth aligns with long-term land use goals. Objective 13: Increase the use of Smart Growth principles to focus development within designated urban centers. Industrial Policy 13.38: Mitigate impacts of industrial development on surrounding uses by requiring landscaping, trees, open spaces, buffer zones, and other appropriate conditions. •This policy aims to ensure that industrial development is compatible with its surroundings, thus promoting responsible development. Resort Policy 13.42: Promote and prioritize the rehabilitation and the optimum utilization of resort areas that are presently serviced by basic facilities and utilities before allowing new resorts. •This policy aims to maximize existing investments by ensuring resort areas with existing infrastructure are rehabilitated and utilized to its full potential. The policy intention is also to protect open spaces and natural areas by limiting the development of new resort areas. Key Policies (pages 87-89): Land Use Policies & Actions Example 2 – Urban Growth Areas cont. Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Objective 13: Increase the use of Smart Growth principles to focus development within designated urban centers. These actions are intended to: •Modernize land use regulations to encourage mixed-use development •Prioritize community-focused design, walkability, and vibrant public spaces •Enable diverse housing options to accommodate different income levels and lifestyles •Align block sizes with the intended use and identity of neighborhoods •Foster sustainability and economic diversification Actions (page 90): Land Use Policies & Actions Example 3 – Rural Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Policy 14.5: Support the development of small-scale visitor accommodations with heritage, agriculture, wellness, or similar themes in rural areas and near points of interest. •This policy encourages small-scale visitor accommodations that provide unique experiences aligned with rural and agricultural settings. By supporting accommodations in rural areas near points of interest, the policy aims to create visitor opportunities that are compatible with the area’s character and contribute to the local economy without overburdening infrastructure or detracting from the rural appeal of Hawaiʻi Island. Objective 14: Maximize the use of Rural designated lands to preserve rural character and lifestyle. Action 14.a: Amend the Zoning Code definition and requirements for Lodges and reconcile similarities and inconsistencies with the special permit provisions for Retreats. Clearly articulate in the Code the zoning districts appropriate for Lodges. •This action provides a regulatory approach to implementing the policy by refining definitions and requirements for small-scale accommodations. By amending the Code for clarity, the County can reduce ambiguity and make it easier for people to establish these types of accommodations in suitable locations. This clarity also ensures that accommodations adhere to rural zoning requirements and that developments remain compatible with rural and agricultural surroundings. Land Use Policies & Actions Example 4 – Agriculture Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Policy 15.1: Development in Productive Agriculture and Extensive Agriculture areas should include agricultural uses, related economic infrastructure and cottage industries, compatible renewable energy, open area recreational uses, community facilities, and compatible agriculture worker housing. •This policy outlines the vision for allowing development in agricultural areas that directly supports and enhances agricultural activities and related economic uses. By specifying compatible uses, the policy aims to ensure that development serves agricultural purposes, preserves open space, and promotes economic activities that support agriculture. Objective 15: Support the active use of Productive Agricultural lands. Action 15.a: Amend the Zoning Code to develop standards for permitting certified incubators or commercial kitchens in Rural or Agricultural districts. •This action provides an application of the policy by proposing amendments to the Zoning Code to permit certified facilities that directly support agriculture by providing infrastructure for value-added production, such as food processing, that enhances the economic viability of agricultural activity. Land Use Policies & Actions Example 5 – Agriculture Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Policy 15.7: Encourage and aid the agricultural industry in continuing to provide agriculture worker housing. •This policy emphasizes the importance of encouraging and assisting the agricultural industry in providing housing for agricultural workers. It recognizes that adequate housing is critical to sustaining a robust and productive agricultural workforce. Objective 15: Support the active use of Productive Agricultural lands. Action 15.d: Amend the County Code to allow agriculture worker housing to be permitted where the employee’s primary occupation is working on a specific farm but where the housing and the farm are not on the same parcel. •This action proposes a code amendment that offers flexibility that would address practical challenges, such as land availability or zoning restrictions, while ensuring workers have access to housing near their place of employment. Land Use Policies & Actions Example 6 – Open Space Goal: Strategically apply progressive land use strategies incorporating indigenous and contemporary knowledge and place-based practices to direct and manage growth for the health and safety of our communities. Policy 9.3: Zoning, subdivision, and other applicable ordinances shall provide for and protect open space areas. •This policy establishes a general requirement that land use regulations prioritize and safeguard open space areas, ensuring these areas are preserved as an integral part of community planning. Objective 9: Maintain community character and land use compatibility. Action 9.b: Create village plans for unique urban areas that include considerations for urban design, aesthetic quality, and the protection of amenities in adjacent areas through landscaping, open space, and buffer areas. •This action builds on the policy by specifying how open spaces can be protected and integrated throughout the planning process (e.g., development of village plans). GP Land Use Designations •Industrial: Create distinction between heavier uses and those that are light/service and may be more compatible with commercial uses as a transition. •Agriculture: Eliminate confusion with SLU Important Agriculture Land. Added Natural to bridge agriculture and open spaces. •Open: Create distinction between active living/sports uses vs. lands to be left in a more natural state like lava fields or mauka forests. 2005 GP LUPAG (existing)2024 Draft GPLU (proposed) High Density Urban High Density Urban Medium Density Urban Medium Density Urban Low Density Urban Low Density Urban Urban Expansion Urban Expansion Industrial Light Industrial ----Heavy Industrial University University Resort Resort Resort Node ---- Rural Rural Important Agriculture Land Productive Agriculture Extensive Agriculture Extensive Agriculture ----Natural Orchard ---- Open Recreation Pond ---- Conservation Conservation Urban & Rural Uses •CDPs & Master Plans •Create transition between different densities •Public comments throughout process •SLU, 2005 GP, zoning •Access to infrastructure •Rural as transition between Urban and Agriculture Table 19: General Plan Land Use Designations and Maps (page 84) Urban & Rural Uses North Kona 2005 2024 •Increase of Cons & Natural •Urban Exp designated to more specific urban uses •HDU to MDU to LDU to Rural North Kona South Hilo 2005 2024 South Hilo Agriculture & Natural •Productive Ag – name change (IAL) •Orchard (2005) – added to Productive Ag •Natural – added for passive use •UHH Agriculture Land Use Baseline (2015 & 2020) Final Recommended Draft General Plan, page 85 Recreation & Conservation •Recreation – active recreational parks, golf courses, and shoreline setbacks not in SLU conservation. •Conservation – forests & water reserves, lands in active conservation, and SLU conservation. •Pond (2005) – added to Conservation Final Recommended Draft General Plan, page 85 Agriculture & Open Space Land Use Conclusions •Decision-Making Process •The GP focuses on guiding collective land use and development decisions rather than imposing restrictions on individual actions. •Urban & Rural Uses •CDPs & Master Plans, SLU, 2005 GP, Zoning •Create transition between different densities •Access to infrastructure •Agriculture & Natural Uses •UHH Agricultural Baseline crops & pasture data, historic lava flows, federal & state-owned lands from Hawaiʻi County assessor data •Recreation & Conservation Uses •Parks in SLU conservation are noted as GPLU conservation •Active parks with active use areas are noted as recreation •Public lands not in active use are noted as natural or conservation (e.g., PONC properties) For More Information Planning Website – Overall Process Interactive Draft & Maps https://www.planning.hawaiicounty.gov/general-plan-community-planning/gp/comp https://cohplanning.konveio.com/final-recommended-draft-general-plan-2045?document=1 Next Steps Tentative LPC Hearing Dates: Thu, January 16, 2025 at 9:30 a.m. Thu, February 20, 2025 at 9:30 a.m. Fri, February 21, 2025 at 9:30 a.m. Mon, February 24, 2025 at 9:30 a.m. Information for Upcoming Planning Commission Meetings for Review of General Plan 2045 at: https://www.planning.hawaiicounty.gov/about- us/boards-committees/planning-commission-applications or by calling 808-961-8288. Review the plan section by section. Next: Land Use (cont.) & Infrastructure MAHALO County of Hawaiʻi Planning Department