11-09-2009, 02:29 PM
I agree that competing on price is not something we can do. I also buy on quality, but from time to time, price does play into the decision. If there is a big difference in price, like everyone else, I make a decision to balance cost versus quality.
As for agricultural land, that's a big misunderstanding of people. Zoning labels are broad statement of use, not a must use description. So AG land does not mean it’s for AG purposes but rather means a broad description of permitted use where AG is the desired and predominant category of use, but not the only use.
Many communities are starting to expand zoning beyond the residential, commercial, agricultural, industrial, resort type labels. They are expanding the labels so that the words match the permitted by ordinance use. So AG zoned land means AG operations. Not Ag zoned land means Ag use, or residential, or day care, or kennels, or churches, or group homes, or mortuaries, or riding stables, or sports stadiums, or utility use, or vets, or campgrounds, or B&B's, or schools, or a golf course. or any of the other permitted use.
Even more, some areas have made zoning just a zoning issue and permitted use, the taxing basis. So Ranch Land 5 means ranching operations of at least 25 acres, but less than 100 acres and livestock and equine is allowed by law. Besides ranching you can also operate a B&B, or commercial riding school, a funeral home, a day care or just plain residential with no ranch. But for real estate taxes, the use determines the tax rate. So if you want your mini mansion on Ranch 5 land so you can have the tennis court, in ground pool, and putting green, your tax will be assesses as residential not ranching. You pay taxes based on use, not some broad description that has nothing to do with use.
So AG zoned land is only a designation of what the land can be used for. They could call it Group 5 Zoning for all the name reflects actual permitted use. Technically, you can halve 100% of AG property being legally used for something other than agricultural purposes. There is nothing in Hawaii law that requires the use to match the word description of the zoning.
As for agricultural land, that's a big misunderstanding of people. Zoning labels are broad statement of use, not a must use description. So AG land does not mean it’s for AG purposes but rather means a broad description of permitted use where AG is the desired and predominant category of use, but not the only use.
Many communities are starting to expand zoning beyond the residential, commercial, agricultural, industrial, resort type labels. They are expanding the labels so that the words match the permitted by ordinance use. So AG zoned land means AG operations. Not Ag zoned land means Ag use, or residential, or day care, or kennels, or churches, or group homes, or mortuaries, or riding stables, or sports stadiums, or utility use, or vets, or campgrounds, or B&B's, or schools, or a golf course. or any of the other permitted use.
Even more, some areas have made zoning just a zoning issue and permitted use, the taxing basis. So Ranch Land 5 means ranching operations of at least 25 acres, but less than 100 acres and livestock and equine is allowed by law. Besides ranching you can also operate a B&B, or commercial riding school, a funeral home, a day care or just plain residential with no ranch. But for real estate taxes, the use determines the tax rate. So if you want your mini mansion on Ranch 5 land so you can have the tennis court, in ground pool, and putting green, your tax will be assesses as residential not ranching. You pay taxes based on use, not some broad description that has nothing to do with use.
So AG zoned land is only a designation of what the land can be used for. They could call it Group 5 Zoning for all the name reflects actual permitted use. Technically, you can halve 100% of AG property being legally used for something other than agricultural purposes. There is nothing in Hawaii law that requires the use to match the word description of the zoning.