11-01-2024, 08:02 PM
All the 20-acre parcels in HPP are designated "agricultural" by the State Land Use Commission, and zoned Open by the County. They are, however, taxed at the Ag rate.
Deed restrictions are just another layer on top.
Commercial zoning can only happen where the State LUC has designated the lands as "Urban".
I learned all of this while trying to determine exactly how the 2008 PCDP was having no effect on development. One of the reasons that the PCDP only stipulates commercial areas "as-is, where-is" is that County has no authority to enact Commercial zoning unless the State has already designated the lands as Urban. All the existing Commercial areas are already Urban. County can petition State LUC to redraw the boundaries to create more Urban lands which are then eligible for Commercial zoning, but this rarely happens unless it's desired by "a major landowner", such as when Shipman wanted to build out Keaau.
There is a similar problem with Industrial zoning: most Industrial lands are State-owned and only available for lease. A side effect of State control is that businesses can be approved without County involvement. Notable exception: the Shipman Business Park. Anyone see a recurring theme here?
Banyan Drive is similarly controlled by the State, thus limiting County's economic self-determination.
It's also worth noting that Honolulu is the only City in the State, and there is no provision to incorporate any new City or Town or Village. Everything is basically County, operating with one hand tied behind its back by the State, because Hawaii is still just one big plantation.
Deed restrictions are just another layer on top.
Commercial zoning can only happen where the State LUC has designated the lands as "Urban".
I learned all of this while trying to determine exactly how the 2008 PCDP was having no effect on development. One of the reasons that the PCDP only stipulates commercial areas "as-is, where-is" is that County has no authority to enact Commercial zoning unless the State has already designated the lands as Urban. All the existing Commercial areas are already Urban. County can petition State LUC to redraw the boundaries to create more Urban lands which are then eligible for Commercial zoning, but this rarely happens unless it's desired by "a major landowner", such as when Shipman wanted to build out Keaau.
There is a similar problem with Industrial zoning: most Industrial lands are State-owned and only available for lease. A side effect of State control is that businesses can be approved without County involvement. Notable exception: the Shipman Business Park. Anyone see a recurring theme here?
Banyan Drive is similarly controlled by the State, thus limiting County's economic self-determination.
It's also worth noting that Honolulu is the only City in the State, and there is no provision to incorporate any new City or Town or Village. Everything is basically County, operating with one hand tied behind its back by the State, because Hawaii is still just one big plantation.