Creating Affordable

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 States 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
MLPs 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
• Its 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