People class divisions through zoning.

[Wao nahele kane]

I'm not putting this in the building section because it is not focusing on the practice of construction/building itself.

I’ve always thought it odd that the COH promotes citizen inequalities through its Zoning applications and has actually thus far has gotten away with it.

I want to bring this up because many COH citizens are not aware of this practice by the county.

1 example; the Four Seasons Resort on the Kona side, has a number of very large homes within it on lots far smaller than most Ag 1 lots. Each of these home parcels is zoned “hotel”, though not a one is a legitimate hotel and resembles nothing more than an expensive house permitted to have things not allowed in homes within Ag or Residential zones.

The zoning itself has created clear segregation.
Not a one of those houses in the resort should be zoned hotel with the exception of the Hotel itself. Why are the people of this county allowing such activity to occur?
These are blatant violations regarding the high courts rulings on zoning practices.

[mdd7000]

What are these things that they are permitted to have that the AG1 lots don't have? Is the tax rate different for hotel than AG1? I would assume so and that AG1 property owners would pay a much lower tax rate?

[Wao nahele kane]

mdd7000,
The simple zoning in and of itself raises the value of the property. This in turn, yes, creates higher tax revenue. They are permitted to have anything you might find in a hotel.
This also creates a class division of citizens. In just about any county/state across this country, such homes would be zoned residential and for good reason. Zoning is not meant to create classes of people but rather to define infrastructure. This application of zoning is abuse of power.

Edit to add -
I'm just posting this as something to be aware of and for people to think about and mull over. Consider the pros and cons in all aspects regarding the practice. That's all.

[mdd7000]

quote:

---

Originally posted by Wao nahele kane

... They are permitted to have anything you might find in a hotel...

---

What specific items can a hotel have that AG1 land cannot?

[Wao nahele kane]

Multiple rooms consisting of cooking facilities, staff quarters, bar, restaurant, retail shops, building height regulations significantly increase and the list goes on and on. If you want to know all the differences in allowances - you'll have to read through the codes.

In some cases such a hotel zoned house can be a write off with regard to losses of income. You've a hotel that generates no income but you have to pay your staff at a loss, etc.

E ho'a'o no i pau kuhihewa.

[Seeb]

There are many problems with the county zoning code. But the hotel zone thing would way at the bottom of the list.
If you want to build neighborhoods most of the A1 should be RCX

[Guest]

It's so hard to get good help these days. It's not fair that I can't deduct my staff as a loss.

[Kapohocat]

quote:

---

Originally posted by Wao nahele kane...

1 example; the Four Seasons Resort on the Kona side, has a number of very large homes within it on lots far smaller than most Ag 1 lots. Each of these home parcels is zoned “hotel”, though not a one is a legitimate hotel and resembles nothing more than an expensive house permitted to have things not allowed in homes within Ag or Residential zones....

---

just FYI - not an opinion - the Four Seasons zoning went through even before the previous Plan Director's tenure. It was in progress in 1990 if not before. The 4 seasons sat 1/4 built for many years.

Catherine Dumond
Blue Water Project Management
http://bluewaterprojects.blogspot.com/
808 965-9261
"We help make building your dream home a reality"

[Bob Orts]

quote:

---

Originally posted by Seeb

There are many problems with the county zoning code. But the hotel zone thing would way at the bottom of the list.
If you want to build neighborhoods most of the A1 should be RCX

---

I agree. If the zoning of hotel is an issue, so should residential on AG zoned lots. Let's change AG zoning to reflect actual usage. That would go a long way to change the character of neighborhoods and align zoning with actual usage and not on intended purpose.

Kane, if you own enough land, you also can propose and develop a resort/hotel with "V" zoning. Single Family Dwellings is a permitted use under "V" zoning. So once you have "V" zoning, you can have an art gallery, bar, cabaret, nightclub, real estate office, theater, visitor information center, financial institution, medical clinic, museum, offices, retail, cemetery, community building, church, day care center, crematorium, hospital, meeting rooms, golf course, amusement park, outdoor recreation, swimming pools, play grounds, harbor, adult care home, bed & breakfast, group living facility, lodge, mobile homes, automobile service center, commercial parking lots, telecommunications antenna arrays, utility sub stations, and yes, timeshare, hotel rooms, single & multi family dwellings.

I think you misunderstand Zoning and are applying the name given to a zoning type as an indicator of the only thing allowed in that zoning. Not the case. You have a wide range of permitted usage within each zoning type. So Resort zoning is not limited to Resorts and Hotels only, just like Agricultural zoning is not restricted to only agricultural.

[Wao nahele kane]

Kathy,
This topic is not posted for your approval or denial, nor is it posted as a platform for you to tell us about you or your family. Stick to the damn issue for once and get off your soapbox. MOST OF US DON’T GIVE A DAMN!
The issue is about inappropriate zoning practices and segregation/favoritisms by virtue of inappropriately applied zoning. If you can’t have an adult conversation about a very real issue, it’s hereby recommend that you create Punaweb Romper-room where you can create a special “Show and Tell” section as well a special section that is “All about KathyH”.

Bob Orts,
I agree with the initial portion of your statements but disagree with the later portion.
I fully comprehend Zoning and have been a party to forming such regulations in the past.
Typical residential use of land in a Hotel zone is commonly a residual after math by virtue of pre existing houses that are absorbed into a zoning change, it’s not by design. To zone a region Hotel that will be used for residential purposes is not standard zoning practice and Frankly - ass backwards.

Edit to add-
Seeb,
I agree, but am not so dismissive about the Hotel zoning practices. Each shows a predisposition with regard to dirty zoning practices and not a one is acceptable. If something like this were to land in the courts, the County would be hung out to dry (that’s our tax dollars further burned away).

In general -
Consider the value application of land zoning.
From agricultural use through and to resort/hotel use, the values of land hinge considerably on those designations. Zoning tools are not to be used to drive land values for private gains for the few or to segregate communities. They are meant to establish order in infrastructure.

If one region is most wholly designated hotel regardless of its usage, then all regions should be afforded the same designation. Why bother with zoning at all if it’s not used appropriately? We may as well toss it out the window if it’s going to be abused.