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ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
ABA State and Local Government Section Meeting - Murakami Presentation
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ABA State and Local Government Section Meeting - Murakami Presentation

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  • 1. Regionalization of Planning Decisions: <br />the Hawaii Model<br />Mark M. Murakami<br />mmm@hawaiilawyer.com<br />www.hawaiioceanlaw.com<br />
  • 2. Honolulu<br />
  • 3. Honolulu<br />
  • 4. State-Wide Zoning<br />Haw. Rev. Stat. chapter 205<br />Enacted in 1961<br />Classified all land <br />
  • 5. Key Attributes of HRS Ch. 205<br />Four classifications<br />Land Use Comm’n<br />Enforcement power to Counties, but…<br />Change classification through boundary amendment<br />&lt;15 acres – County<br />&gt;15 acres - LUC<br />Intervention<br />Special Permit process<br />LUC statutory criteria for decisionmaking<br />Ag emphasis<br />Permit required if unenumerated use in Ag lands<br />
  • 6. Urban<br />Existing or planned urban development<br />County controlled <br />4% of lands in State<br />
  • 7. Agricultural<br />Prime Agricultural (A &amp; B soil rating)<br />Non-Prime Agricultural (C, D, E, U)<br />All uses not permitted are prohibited<br />
  • 8. AG Land?<br />
  • 9. Conservation<br />
  • 10. Rural<br />Small farm and large lot residential<br />Underutilized District - .2%<br />
  • 11. State Land Use Classes <br />Urban<br />Rural<br />Agricultural<br />Conservation<br />?<br />
  • 12. Urban<br />Rural<br />Agricultural<br />Conservation<br />?<br />
  • 13. HRS Ch. 205 - Case Law<br />Neighborhood Board No. 24 v. State Land Use Comm’n, 64 Haw. 265 (1982)<br />Facts: Developer wants to develop theme park on agricultural lands, “E” soil. LUC granted special permit.<br />Haw SCT: Special permits in Ag lands are for unusual and reasonable uses. Theme park is intense urban uses and special permit inappropriate to bypass boundary amendment.<br />
  • 14. HRS Ch. 205 Case Law<br />MalamaMaha’ulepu v. Land Use Comm’n, 71 Haw. 332 (1990)<br />Facts: Developer sought to create golf course on prime Ag lands by way of Special Permit. <br />Law: Golf course are enumerated use in Ag lands, “provided they are not within lands with “A” or “B” soil classification.<br />So, the project was unenumerated golf course use.<br />Haw SCT: No implied prohibition, Special Permit - ok<br />
  • 15. Lessons Learned from Hawaii<br />Hawaii’s system developed when counties were small, ill equipped to handle urban development<br />Times have changed counties have urban planners, environmental specialists<br />Regional zoning can be duplicative<br />Default Ag classification is difficult to unwind<br />Land Use Comm’n can be potent tool for challenge to anti-development groups<br />

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