Creating Affordable & Live-Able Communities

1. Creating Affordable & Live-Able Communities State Land Use Commission Anthony Ching

2. State Land Use Law andClassification System • Originally Adopted by the State Legislature in 1961 • Unique (to HI and the nation) Framework of Land Use Management • All Lands in Hawaii are Classified in One of Four Districts • Conservation • Agricultural • Rural • Urban

3. Purposes for Land Use Law • Encouraging Those Uses to Which Lands are Best Suited • Promote Appropriate Patterns of Human Settlement • Discourage Speculative Development of Finite & Valuable Lands • Preserve & Protect State’s Valuable Land Resources

4. The Conservation DistrictA Vital Part of Our Community Landscape • Typically, Forest Reserve & Watershed Zones • All Submerged Lands • Lands Subject to Flooding & Soil Erosion • Regulated Exclusively by (BLNR) • Includes Public & Privately Held Lands

5. The Agricultural District • Characterized by Cultivation of Crops, Orchards, Forage, Forestry, Farming, Husbandry, Aquaculture, Game & Fish Propagation, Wind Energy, etc. • Farm Dwelling Requirement • May Currently Include Lands Not Suitable for Agriculture and Residential Subdivisions

6. The Rural DistrictHuman Scaled Development • Typically, Low Density Residential Development • One (1) Single Family Dwelling Per Half Acre • Urban Level of Services are Absent

7. The Urban District • Characterized by “city like” Concentrations of People, Structures, Services as well as Vacant Land for Future Development • Allows for Highest and Best Use

8. The Second City of KapoleiRegional Scaled Development

9. State Land Use District AcreagesAs of December 2005

10. Current Reform Objectives Prevent Rural Sprawl Create Compact Communities & Open Space vs. Wall-to-Wall Subdivisions Create Context/Sense of Place for Rural Communities to Develop Context = Necessary Statutory Guidance & Standards of Practice Distinguish Rural Settlement From AG District Use Allows Mixed Uses vs Exclusive Farm Use Plan for Preservation/Growth of Affordable & Healthy Rural Communities

11. Prevent Rural SprawlAffordable & Healthy Communities • Compact/Clustered Communities • Concentrate infrastructure • Maintain Public Open Space vs Lot Size • Mixed Use - Not Just Large Lot Subdivision & Bedroom Community • Neighborhood commercial and public facilities • Regional Connectivity Planned & Required • Autos, Bike/non-motorized & Pedestrian

12. Live, Work & Play in Affordable Rural Communities

13. ML&P’s Pulelehua ProjectA Live, Work & Play Community

14. The New Urbanism Community • Neighborhoods, not subdivisions are created • Central Neighborhood features • Retail, Convenience & Public Uses • Elementary School & Wellness Center • Pedestrian & Bike Friendly Streets • Open Space and Parks • Variety of Housing Types • Store Front & Loft Units • Cottages, Terrace, & Apartment Units • Moderate & Larger SFD Found at the Outer Edge

15. Develop Rural Context/Sense of Place • Re-establish/Maintain Connection to Historical Context for Community • Agricultural or Resource Development • Design & Develop Appropriate Rural Non-Residential Elements • Incorporate Appropriate County Level Regulations for Residential Elements • Community Understanding That Rural Settlement ≠ Just Agriculture • It’s About Community Which Does Not Preclude Agriculture

16. Affordable & Healthy Communities • Not Just A Suburb or Farms, but a Rural Community • Includes Business, Recreation & Schools • The Pace of Life is Slower • Not-so-wide Streets to Slow the Cars Down • Bikes & Pedestrians Encouraged • Open Space Is Created • Performance Zoning = Smaller, Affordable Lots, Live/Work Units, Compact Infrastructure • Minimal Front Setback, Back Door to Open Space • Community Agriculture/Farming Allowed

17. Role of the State Land Use Law • Establish Overall Direction • Promote Context for County Implementation • Require Performance by Counties, But Does Not Prescribe Exact Methods & Specifications

18. Potential Tools & Specifications • No Minimum Lot Size • Allow County Zoning To Determine Appropriate Mix & Density of Rural Communities • Performance Zoning For Open Space • Specify of New Infrastructure & Subdivision Rules • Fosters Distinction Between Urban & Rural • Focus on Non-Residential Elements • Requires Enactment By Counties of Specific Ordinances

19. Design & Development of Non-Residential Community Elements • Mixed Uses Which Encourage Pedestrian Activities • ROW Treatment • Limit Width, LOS C, Native Landscaping & Highlight Places of Interest • Building Placement • Compact Village Cluster • Market as a Destination • Minimal Front Setback, Opens to Big Back Yard or Open Space

20. Design & Development of Non-Residential Community Elements • Landscape Settings • Major Parking to Side & Rear of Building • Cluster Landscape Plantings for Effect vs Uniform Distribution • Integrate Natural & Man-Made Elements • Architectual Vocabulary • FAR of 1 • Roof Forms Have Slope Characteristics Consistent w/Existing Slopes of Buildings • Lighting Design Minimizes Spill • Signage Themes • Collective Visual Theme • Promote Function & Theme