Articles:
1. Development Plan Common Provisions
2. Primary Urban Center
3. Ewa
4. East Honolulu
5. Central Oahu
6. Koolaupoko
7. Koolauloa
8. North Shore
9. Waianae
10. Northwestern Hawaiian Islands
Article 1. Development Plan Common Provisions
Sections:
24-1.1 Definitions.
24-1.2 Implementation.
24-1.3 Land use categories.
24-1.4 General urban design principles and controls.
24-1.5 General principles and controls for parks, recreation and preservation areas.
24-1.6 Identification of areas, sites and structures of historical significance.
24-1.7 Identification of public thoroughfares, highways and streets.
24-1.8 Identification of public buildings, public or private facilities for utilities, terminals and drainage.
24-1.9 Sequencing of public facilities.
24-1.10 Social impact of development.
(24-1.11 Social impact management system. Repealed by Ord. 87-43.)
24-1.11 Reserved.
24-1.12 Certificate of compliance with the social impact factors.
24-1.13 Amendment procedures.
24-1.14 Development plan annual report and biennial report.
24-1.15 Golf course development.
Appendix:
24-1 (Reserved.)
Sec. 24-1.1 Definitions.
Whenever used in this chapter, unless the context otherwise requires:
"Annual amendment review" means the process for considering significant amendments to the development
plans.
"CIP" means the capital improvements program and budget report of the City and
County of Honolulu.
"Charter" means the Revised Charter of the City and County of Honolulu, 1973,
as amended.
"Chief planning officer" means the administrative head of the planning department.
"City" means the body politic and corporate by the name of "City and
County of Honolulu."
"City council" means the city council of the City and County of Honolulu
("council").
"Department of land utilization" means the department of land utilization ("DLU") of the
City and County of Honolulu.
"Development plan annual report" means the annual report on the current status of
land use and other data pertaining to the development plans, as required by
Section 6-1503 of the charter.
"Evaluation of social impact" is a form of analysis that involves comparing current
living conditions in an area that will be affected by a proposed development
project with the living conditions that are expected to occur as a result
of the new development project.
"General plan" means the general plan of the City and County of Honolulu
as defined by Section 6-1508 of the charter.
"LUO" means the land use ordinance of the City and County of Honolulu,
Chapter 21 of ROH 1990, as amended.
"Planning commission" means the planning commission of the City and County of Honolulu.
"Planning department" means the planning department ("PD") of the City and County of
Honolulu.
"Social impact" means any positive or negative change in people's living conditions that
occurs in conjunction with new development and that (1) is in addition to
all other current changes caused by other factors and (2) is regarded as
significant by those people who are affected. (Sec. 32-1.1, R.O. 1978 (1987 Supp.
to 1983 Ed.); Am. Ord. 90-41, 94-26)
Sec. 24-1.2 Implementation.
(a) The performance of prescribed powers, duties and functions by all city agencies shall
conform to and implement the policies and provisions of these common provisions and
each development plan. Pursuant to Section 6-1511.3 of the charter, public improvement projects
and subdivision and zoning ordinances shall be consistent with the development plan for
that area, provided that development plan amendments and zoning map amendments may be
processed concurrently. In case of a conflict between any federal aid projects and
the general plan or the development plans, the council, after public hearings, may
set aside the general plan or development plans to the extent that such
conflict prevents the obtaining or the granting of federal aid on any such
project or the prosecution of the work thereunder.
Publicly funded facilities are required to be shown on the public facilities map
when construction and land acquisition funds are budgeted. Designation on the map is
not required for the budgeting of planning and engineering funds.
(b) Notwithstanding the land use map designations and provisions of each development plan, existing
zoning ordinances applicable to a development plan area shall continue to regulate the
use of land within demarcated zones and set detailed standards for the height,
bulk, size and location of buildings; provided, however, that where the land use
map designations or provisions of a development plan are more restrictive than applicable
zoning ordinances, the department of land utilization shall, within 90 days of the
date of approval or amendment of the development plan, prepare and submit to
the planning commission such ordinances as are necessary to bring applicable zoning ordinances
into conformance with the development plan. The planning commission shall forward its recommendations
to the council within 45 days.
(c) In those instances in which a development plan is more restrictive than the
existing zoning ordinances applicable to the development plan area or where public facilities
are inadequate to service the types of land uses permitted under the applicable
zoning ordinances, the department of land utilization shall, within 30 days of the
date of approval or amendment of the development plan, prepare and submit to
the council for its consideration appropriate interim development controls to regulate development until
the zoning can be brought into conformance with the development plan or until
adequate service levels can be achieved.
(d) No amendment to a development plan for the purpose of changing the land
use classification of any specific property or the nature of any designated public
facility improvement shall be adopted unless the council finds that such amendment will
be consistent with the common and special provisions of the development plan and
the objectives and policies of the general plan. In processing any proposed amendment
to a development plan, the planning department shall review the objectives and policies
of the general plan and the provisions of the development plan, and shall
report through the planning commission to the council its comments regarding how the
proposed amendment is consistent with or how it conflicts with the development plan
and the general plan. Any questions of interpretation regarding the consistency of the
proposed amendment with the provisions of this development plan and the objectives and
policies of the general plan shall be resolved by the council.
(e) No amendment to the text of these common provisions or the special provisions
of each development plan shall be adopted unless the council finds that such
amendment will be consistent with the objectives and policies of the general plan.
In processing any such amendments to these common provisions or the text of
a development plan, the planning department shall review all of the objectives and
policies of the general plan and other development plan provisions and shall report
through the planning commission to the council its comments regarding the consistency or
any conflicts of the proposed amendment with the general plan and other development
plan provisions. Any questions of interpretation regarding the consistency of the proposed amendment
with other development plan provisions or the objective and policies of the general
plan shall be resolved by the council.
(f) In determining whether any action relating to a proposed development is consistent with
a development plan, the responsible agency shall take into consideration the following factors:
(1) Whether the development is consistent with the land use map or with any
applicable zoning provisions. The land use map is intended to suggest the overall
character of the area depicted rather than precise zoning boundaries. In preparing proposed
amendments to zoning district boundaries, the department of land utilization shall take into
account the designation shown on the land use map, the character of existing
land uses and zoning and the compatibility of neighboring land uses.
(2) Whether the development is consistent with the general height controls set forth in
a development plan. The general height controls are intended to establish a policy
for the general character of the area by setting general height limits for
the area. They are not intended to supplant specific zoning standards which may
set lower height limits. Precise height limits shall be included by the department
of land utilization in proposed zoning ordinances. In preparing proposed zoning height limits,
the department of land utilization shall take into consideration all applicable urban design
policies and controls and the nature of existing land uses.
(3) Whether the development is consistent with population objective C of the general plan,
to establish a pattern of population distribution that will allow the people of
Oahu to live and work in harmony, and its related policies.
(4) Whether consideration has been given to the expected impact of the development upon
the living conditions of residents of the area in light of local area
issues, and the social impact factors set forth in Section 24-1.10 of these
common provisions.
(5) Whether the place and time at which the development is proposed to be
undertaken is consistent with the planned location and sequence for constructing public facilities
within each development plan area as determined pursuant to Section 24-1.9 of these
common provisions and the section relating to development priorities of each development plan
and as depicted on the public facilities map of each development plan.
(g) No application for any of the following types of actions shall be approved
unless such approval is accompanied by specific findings with respect to the factors
set forth in Section 24-1.2(f):
(1) Change in zoning for the purpose of changing the zoning classification of specific
property;
(2) Plan review use under the LUO;
(3) Funding for land acquisition or construction of a public improvement or project to
be included for the first time in the six-year capital improvement program.
(h) Conflict between Text and Maps. In case of any conflict between the text
of these common provisions or the special provisions of each development plan and
either of the maps attached to each development plan, the provisions of the
text shall control.
(i) The development plan land use and public facilities maps are to be interpreted
flexibly except where specific requirements are established in the text.
(1) Development Plan Land Use Maps. Changes in permitted land uses requiring the adoption
of an ordinance shall not require a development plan amendment, and may be
processed directly as a zoning map change, when they meet the following criteria:
(A) The site involves a rezoning of:
(i) Ten acres or less to a preservation or agricultural district, or
(ii) Ten acres or less to a residential or country district, or
(iii) Five acres or less to any other zoning district; and
(B) The site abuts lands which are similarly designated and zoned; and
(C) The change involves no major social, environmental or policy impacts, nor does it
involve cumulative impacts resulting from separate applications in the same area.
When a street is abandoned by the city by city council resolution, the
development plan land use map shall automatically reflect a land use designation consistent
with the underlying zoning as determined by the director of land utilization in
accordance with the provisions of the land use ordinance.
In addition, for master planned development projects which have received development plan approval,
minor boundary adjustments may be processed directly as a zoning map change, provided
that the proportion of land uses, the number of residential units, acreage and
the design integrity of the approved plan remain substantially the same.
For purposes of this subsection, master planned development projects are the relatively large
development projects which combine a variety of land use categories, commonly residential, apartment,
commercial, parks, and public and quasi-public uses, into an integrated development proposal.
When a zone change application is filed in accordance with the provisions of
this section, the chief planning officer shall review and certify the request with
respect to its consistency with the policies and objectives of the general plan
and development plan.
When such zoning map changes are implemented, the development plan land use map
shall be automatically changed to reflect the new zoning.
Questions of interpretation as to the degree of impact of a change shall
be resolved by the city council.
(2) Development Plan Public Facilities Maps. The development plan public facilities maps show general
locations of proposed facilities. Where linear facilities are depicted, they represent approximate alignments
and conceptual solutions to facility needs. Linear facilities include sewer lines, water lines
and tunnels, drainage lines and channels, regional electrical transmission lines (above 46 kV),
public thoroughfares, highways, streets and bikeways. Changes in alignment which do not significantly
alter the design solution, change capacity, impact on surrounding land uses, or affect
the natural environment may be made without an amendment to an existing facility
symbol. Project boundaries depicted on the public facilities maps indicate approximate locations and
shall be interpreted flexibly to allow reasonable implementation. The approximate location of all
major planned public facilities is shown on the development plan public facilities map.
However, where time is of the essence to protect public health, safety or
property or to prevent the loss of state or federal funds, funding for
capital improvement projects may be initiated and appropriated without amending the development plan
public facilities map. Major facilities generally include those which:
(A) Significantly increase system capacity;
(B) Expand service areas;
(C) Change the function of an existing facility;
(D) Involve replacement of or renovations to existing facilities which would permit significant new
development or redevelopment;
(E) Have a significant impact on surrounding land uses; or
(F) Cost over $1,000,000.00 for capital improvements; however, improvement districts, the addition of equipment,
and the repair, replacement, renovation or modification of existing facilities which would not
involve any significant expansion of existing facilities shall not be deemed a major
public facility even if the cost exceeds $1,000,000.00, so long as subparagraphs (A)
through (E) immediately above are not affected.
The chief planning officer may administratively modify the map to change the symbol
for the timing or location or alignment of a project when the city
council appropriates the funds to implement the project.
Any question of interpretation shall be resolved by the city council.
(3) Changes in the development plan land use and public facilities maps for the
following purposes, when directed by the planning department, do not require a development
plan amendment:
(A) Deleting from the public facilities map those projects for which construction has been
completed;
(B) Deleting from the public facilities map those parks for which land has been
acquired; or
(C) Depicting completed public facilities, or park land acquisition on the land use map.
Prior to such changes, responsible agencies shall submit a letter of project completion
to inform PD and the city council that projects have been completed.
(Sec. 32-1.2, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 89-9, 90-5,
90-41, 90-89, 92-59, 93-07, 93-11, 94-26)
Sec. 24-1.3 Land use categories.
The following land use categories are established for this development plan:
(a) Residential. Residential areas are for single-family detached residences, duplexes, and other types of
low-density cluster or common-wall housing apartments.
(b) Low-Density Apartment. Except as otherwise specified in the special provisions of each development
plan, low-density apartment areas are for low-rise, low-density multi-family residential structures.
(c) Medium-Density Apartment. Except as otherwise specified in the special provisions of each development
plan, medium-density apartment areas are for mid-rise, medium-density multi-family residential structures.
(d) High-Density Apartment. Except as otherwise specified in the special provisions of each development
plan, high-density apartment areas are for high-rise, high-density multi-family residential structures.
(e) Commercial. Except as otherwise specified in the special provisions of each development plan,
commercial areas are principally for business or commercial activities, in contrast to other
types of economic activities. Limited accessory uses directly related to the principal uses
may also be permitted, but only on the same lot and not as
a principal use.
(f) Industrial. Except as otherwise specified in the special provisions of each development plan,
industrial areas are principally for processing, construction, manufacturing, transportation, wholesaling, storage and similar
economic activities. Accessory or supporting activities that directly enhance the viability of the
principal activities may also be permitted.
(g) Resort. Except as otherwise specified in the special provisions of each development plan,
resort areas provide a full range of facilities and services for visitors. The
term "visitor unit" as used in the special provisions includes hotel rooms and
resort condominiums, as well as other accommodations which are located in resort designated
areas and reserved for visitor use. The principal use in resort areas shall
be hotels and apartments. Accessory or supporting uses which enhance the viability of
the principal use may also be permitted.
(h) Agricultural. Agricultural areas are those areas suitable for crop growing, grazing and the
raising of livestock, flower gardening, nurseries or orchards, aquaculture, or similar activities. This
classification also include areas surrounded by or contiguous to such lands but not
well suited to agricultural or accessory activities due to topography, soils or similar
constraints, and areas otherwise identified by the city as implementing related general plan
objectives and policies. In such areas, uses complementary to agricultural uses may be
permitted.
(i) Public and Quasi-Public. Public and quasi-public areas include those areas designated for general
governmental activities; schools, colleges, and universities; airports, harbors, bus yards and other terminals;
major health care facilities; major utility plants and substations; landfill sites, corporation yards,
and maintenance yards of public agencies; religious, social, and social service institutions; and
other public services.
(j) Parks and Recreation. Parks and recreation areas include all public parks and recreational
facilities, including beach parks, playgrounds, playfields, district parks, botanical gardens, zoos, golf courses
and pedestrian malls as well as privately owned and/or operated park and recreational
facilities which are provided as integral parts of developments.
(k) Preservation. Preservation areas include the following types of land:
(1) Lands necessary for protecting watersheds, water resources and water supplies;
(2) Lands necessary for the conservation, preservation and enhancement of sites with scenic, historic,
archaeologic or ecologic significance;
(3) Lands necessary for providing and preserving park lands, wilderness and beach reserves, and
for conserving natural ecosystems of endemic plants, fish and wildlife, for forestry, and
other related activities to these uses;
(4) Lands having an elevation below the maximum inland line of the zone of
wave action, and marine waters, fish ponds and tide pools of Oahu unless
otherwise designated on the development plan land use map;
(5) All offshore and outlying islands of Oahu unless otherwise classified;
(6) Lands with topography, soils, climate or other related environmental factors that may not
be normally adaptable or presently needed for urban, rural or agricultural use;
(7) Lands with general slopes of 20 percent or more which provide for open
space amenities and/or scenic values;
(8) Lands susceptible to floods and soil erosion, lands undergoing major erosion damage and
requiring corrective attention by the state or federal government, and lands necessary to
the protection of the health, safety and welfare of the public by reason
of soil instability or the lands' susceptibility to landslides and/or inundation by tsunami
and flooding;
(9) Lands used for national, state or city parks; or
(10) Lands suitable for growing of commercial timber, grazing, hunting and recreation uses, including
facilities accessory to such uses when such facilities are compatible with the natural
physical environment.
(l) Military. Military areas are enclosed by a dashed line and include all lands
used for military and military support purposes. Other land uses shown within the
dashed line reflect the detailed plans of the military for lands under their
control. Such uses are indicated for informational purposes only and do not alter
the development plan land use policy designation of military for these lands. Upon
its release from the federal government, land designated military must receive a new
appropriate land use designation through the development plan amendment process.
(m) Residential Emphasis Mixed Use. Housing shall be the predominant type of development. Commercial
uses may be limited to those which generally serve residents in the surrounding
community. Commercial uses may be located on the first two floors within structures
and, where appropriate, shall be clustered to encourage convenient pedestrian shopping activities.
(n) Commercial Emphasis Mixed Use. Commercial uses may be the predominant type of development.
Where appropriate, the ground floor may be designed primarily for commercial uses which
support establishing a new or maintaining an existing pedestrian-oriented environment. Housing may also
be provided.
(o) Commercial-Industrial Emphasis Mixed Use. Commercial and light industrial uses may be the predominant
type of development. Where appropriate, the ground floor may be limited to commercial
and/or light industrial uses. Housing may also be provided.
(p) Resort Mixed Use. Resort uses which provide a full range of facilities and
services for visitors shall be the predominant type of development. The resort mixed
use designation shall be confined to the Waikiki special area as defined in
ROH 1990, Section 24-2.2(b)(2). The term "visitor unit," which is used in the
special provisions, includes hotel rooms and resort condominiums, as well as other accommodations
which are located in resort mixed use designated areas and reserved for visitor
use. Resort mixed use areas shall permit hotel, visitor unit, apartment, housing and
commercial uses. The LUO shall establish appropriate requirements, which may include limits on
the various land uses permitted within the resort mixed use areas, to prevent
over-commercialization and excessive development of hotels and other visitor units.
(Sec. 32-1.3, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 90-5, 92-143)
Sec. 24-1.4 General urban design principles and controls.
The following general principles, together with the more specific urban design principles and
controls set forth in Part II of each development plan, outline the desired
three-dimensional implications of the land use pattern depicted on the land use map
to be implemented through public and private actions. These urban design principles and
controls shall be applied by all city agencies in the performance of their
powers, duties and functions as related to both public and private developments.
(a) Public Views. Public views include views along streets and highways, mauka-makai view corridors,
panoramic and significant landmark views from public places, views of natural features, heritage
resources, and other landmarks, and view corridors between significant landmarks.
Such public views shall be protected by appropriate building heights, setbacks, design and
siting controls established in the LUO. These controls shall be determined by the
particular needs of each view and applied to public streets and to both
public and private structures.
The design and siting of all structures shall reflect the need to maintain
and enhance available views of significant landmarks. No development shall be permitted that
will block important public views.
Whenever possible, overhead utility wires and poles that significantly obstruct public views shall
be relocated or placed underground.
(b) Open Space. Open space areas consist of, but are not limited to, the
ocean, beaches, parks, plazas, institutional properties with park-like grounds, streams, inland bodies of
water, significant land forms, golf courses, cemeteries and agricultural and preservation lands. The
functions of open space areas are to provide visual relief and contrast to
the building environment, to serve as outdoor space for public use and enjoyment.
The preservation and enhancement of areas that are well suited to perform these
functions shall be given high priority.
The city's mountains, hills, shoreline and streams shall be considered as major scenic,
open space and recreational resources. Adequate public access to these resources shall be
incorporated as part of developments adjacent to them.
Existing natural stream beds and drainageways shall be retained wherever possible. Where further
channelization must occur, materials that are harmonious with the setting, such as stone,
shall be used whenever feasible.
Open spaces that act as physical boundaries distinguishing one community from another shall
be preserved.
Additional setback requirements exceeding the minimum permitted under zoning shall be established along
shorelines subject to high erosion risks. These setback requirements shall apply to all
construction activity, including structures, roads, seawalls, groins, revetments and other improvements which contribute
towards shoreline erosion.
(c) Vehicular and Pedestrian Routes. Landscaping shall be provided along major vehicular arterials and
collector streets as a means to increase the general attractiveness of the community
and the enjoyment of vehicular travel for visitors and residents. The following streetscape
elements shall be considered in the design of the landscaping: plantings, street furniture,
utility fixtures, sidewalk paving treatments, small parks, signs, and building setback and facades.
Different themes appropriate to the particular character of different communities may be provided.
Pedestrian corridors shall be provided in heavy traffic areas, such as in resort,
commercial, and apartment districts. Such elements as shade trees and other plantings, street
furniture, attractive building frontages, and other pedestrian-oriented elements shall be part of the
design of pedestrian corridors. Pedestrian corridors shall be designed to be safe, minimize
conflicts between people and vehicular movements, and shall be integrated with or provide
access to open spaces. Provisions for bikeways shall also be made.
Major roadway intersections, particularly along arterial and collector roadways, that serve as key
community orientation points shall be made easily identifiable through such means as distinctive
landscaping, lighting, signing, and the siting of adjacent structures.
Landscaping controls shall be established for ground-level parking areas in order to provide
pleasing environments and to help minimize the visual dominance of paved surfaces.
(d) General Height Controls. Maximum allowable heights for structures in each land use classification
and for designated special areas are specified in the special provisions of each
development plan. They are intended to establish a general policy for the maximum
overall height in the area, rather than to set specific zoning standards. Lower
zoning height limits may be established where the protection of important views or
other design considerations indicate they would be appropriate. The determination of zoning height
limits shall take into consideration all applicable urban design policies and controls and
the nature of existing land uses in the area.
(e) Energy Efficiency in Developments. Efficient energy use shall be encouraged in all developments.
Existing development controls and regulations shall be reviewed and revised as necessary to
eliminate any provisions which unnecessarily restrict energy efficiency and the use of alternative
energy sources.
Development incentives may be provided for projects that propose the use of alternative
energy sources and energy-efficient designs. The director of the department of land utilization
shall prepare specific criteria and incentives for review and adoption by the city
council.
The building superintendent, with the assistance of the chief engineer, shall establish energy
performance guidelines for evaluation of public and private buildings. Means of assessing direct
and indirect costs to the community shall be included in these guidelines.
(f) Existing Built-up, Single-Family Residential Areas. The areas designated for residential use consist of
both existing built-up, single-family residential communities and areas that are considered appropriate for
future residential development. New development in existing communities shall generally be limited to
that which is compatible with or enhances the desired physical and social character
and lifestyle. Changes affecting the present physical and social nature of these areas
shall be made only when community needs or general public interests can be
demonstrated.
New residential development in rural areas shall be compatible with the general rural
character of the area.
The architectural design of nonresidential structures shall be compatible in character with the
surrounding residential uses.
(g) Mixed Use Areas.
(1) Purposes. Mixed use areas are intended to implement general plan objectives and policies
in the following areas of concern:
(A) Provide for mutually supportive combinations of residential and commercial and/or industrial uses that
optimize the use of both land in urban centers and of already available
support facilities and services;
(B) Encourage walking and bicycling activities, especially walking to and from jobs, thus reducing
automobile dependency and demands upon the transportation system;
(C) Promote development designs and land use arrangements that save energy;
(D) Provide greater opportunities for variety in urban experiences for pedestrians;
(E) Encourage greater social interaction within communities; and
(F) Permit the adaptive reuse of existing structures and the preservation of older buildings.
(2) Performance Standards. Where appropriate, performance standards shall be applied to address potentially adverse
impacts related to air, noise, and other forms of environmental pollution, traffic congestion
and hours of operation that may result from the permitted mixture of uses.
(h) Rural Areas. Rural areas are characterized by a preponderance of open and agricultural
lands with limited development clustered in small, low-density residential areas which have a
strong sense of community and a countrylike environment. Large-scale agricultural operations or small
farms are major economic activities and constitute the predominant land use. Business centers
are generally modest in size, low in intensity of use and primarily oriented
to meeting the day-to-day shopping and service needs of the surrounding area's residents.
The location and character of new development in rural areas shall be consistent
with the above-described characteristics of such areas and be guided by the following
principles and controls:
(1) The visual attractiveness that distinguishes rural from urban and country from city shall
be maintained.
(2) In designating areas for development, primary consideration shall be given to the protection
and preservation of good agricultural land and uses, the shoreline, streams and wetlands,
the mountains and watershed areas, ridgelines and steeply sloping areas and other natural
resources and environments.
(3) Single-family dwellings at low densities shall be the predominant form of housing in
residential areas. Clustering of dwellings shall be encouraged in order to promote the
preservation of important natural areas and open spaces, the establishment of agricultural operations
and economy in the provision of utilities and services.
(4) Development along the shoreline and makai of arterial highways that are within 1,000
feet of the shoreline shall be generally limited to parks, agricultural operations, and
single-family residential dwellings. Private developments shall include public shoreline accessways at intervals of
approximately one-half mile.
(5) Appropriately located sites shall be provided for community-based economic activities which utilize locally
available raw materials and the skills of craftspeople living in the area.
(6) Commercial development shall be characterized by extensive landscaping and designs compatible with the
rural character of the area.
(7) Design standards for streets and other infrastructure improvements shall reflect the reduced demands
of lower density developments and be compatible with the desired country-like environment of
rural communities.
(Sec. 32-1.4, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 90-5, 90-41)
Sec. 24-1.5 General principles and controls for parks, recreation and preservation areas.
This section sets forth general principles and controls for the establishment of a
parks, recreation and preservation system within each development plan area. This system shall
consist of existing and future community-based parks and recreation sites, existing and future
state and county-based parks and recreation sites, and preservation areas.
(a) Parks and Recreation Areas. Parks and recreation areas as defined in Section 24-1.3
shall be located and designed so as to be suitable for different and
varied neighborhoods and available to all residents of Oahu. Wherever possible, existing and
future parks within this system shall be linked by streams and other green
belt trails, pedestrian ways, bicycle ways, hiking trails, parkways and boulevards.
The following principles and controls shall be applied to the elements of the
state and county and community-based parks and recreation system:
(1) State and County Parks and Recreation Sites.
(A) Preservation/Forest Areas. Areas of recreational value shall be of low intensity use. When
development prevents the establishment of mountain parks, streamside parks or other upland recreational
facilities, public access shall be made available to the resource. Points of access
to hiking trails, hunting areas, swimming areas, and camping areas shall be established
and space allotted for adequate parking and other support services and as provided
under Ordinance No. 4311 (1974), "Public Access of Pedestrian Traffic to Shoreline and
Mountain Areas."
(B) Significant Natural or Historical Parks and Sites. These parks or sites shall be
used for medium or low intensity recreation activity while preserving their natural or
historical characteristics. Examples include Koko Head Regional Park, Makapuu Beach Park, Kahana Valley
State Park, Sacred Falls State Park, Kaena Point State Park, Kualoa Regional Park
and Kawainui Marsh.
(C) State County Regional Recreation Parks. These parks or sites may be beach or
inland sites with some natural significance and shall be used for medium to
high intensity recreational activities, including picnicking facilities. Examples include Sand Island State Park,
Malaekahana State Park, Hoomaluhia Park, Kaiaka State Recreation Area and Queen Kapiolani Park.
(D) Beach/Shoreline Parks. A system of public parks shall be provided and private greenbelts
encouraged along the island's shoreline. New coastal development shall be regulated to preserve
shoreline open space, including recreational support facilities such as picnicking and adequate space
for public parking.
(E) Beach/Shoreline Rights-of-Way. Where development prevents the establishment of a shoreline park, public shoreline
rights-of-way shall be provided to allow access to coastal recreational sites and resources.
Where feasible in rural areas, points of public shoreline access should be no
more than one-half mile apart. Where feasible in urbanized areas, points of public
shoreline access should be no more than one-quarter mile apart. Points of public
shoreline access may be sited at closer intervals when justified by public demand,
traditional use patterns, high-quality recreational resources, barriers to safe pedestrian thoroughfare along the
shoreline, land development patterns, or natural features. Points of access to beach/shoreline areas
shall be established and space allotted for adequate parking and other support services.
(F) Zoos and Botanic Gardens. A system of public and private zoos and botanic
gardens shall be maintained wherever feasible.
(G) Golf Courses. Public or semi-public golf courses shall be provided where possible at
a standard of one 18-hole course per 100,000 people.
(2) Community-Based Parks and Recreation Sites. Each community shall have reasonable accessibility to all
types of public parks and facilities according to population size and/or community preferences.
Community-based parks and recreation include public and legislatively required private park and recreational
facilities. Such uses may be permitted in any designated use area. When such
uses are located on parcels smaller than the required minimum lot size of
the surrounding uses or are not on a subdivision parcel solely for its
use, the area occupied need not be shown on the maps and may
be zoned in accordance with the use designation on the land use map.
(A) Parks Standards. The following types of parks may be established within each community:
(i) District Parks/Centers. District recreation parks shall consist of 15-20 acres or more and
serve approximately 25,000 people. Facilities may include a gymnasium/recreation complex, a pool, playfield,
courts and passive areas.
(ii) Community Parks/Centers. Community recreation parks shall consist of 10 acres or more and
serve approximately 10,000 people. Facilities may include a recreational building, playfields, courts and
passive areas.
(iii) Neighborhood Parks/Playgrounds. Neighborhood parks shall consist of four to six acres or more,
and serve approximately 5,000 people. Facilities may include playfields, courts and passive areas.
(iv) Mini Parks, Urban Squares, Malls and Passive Parks. Small mini parks, urban parks
and squares shall be located wherever possible in high-density neighborhoods as well as
in high-density business and industrial areas. Passive and picnic areas may be part
of the above park types.
(B) Built-up Areas. Built-up areas with inadequate recreational opportunities and insufficient suitable sites for
future recreational development shall have recreation opportunities made available within a reasonable distance
of the immediate service area. Land for open space and recreation purposes within
and outside of the immediate service area shall be provided at a minimum
of two acres per thousand persons.
(C) Suburban and New Development Areas. Suburban and new development areas shall include land
for open space and recreation purposes at a minimum of two acres per
thousand persons.
(D) Semi-Rural or Low-Density Areas. Semi-rural or low-density areas shall have reasonably accessible parks
and facilities according to parks and recreation standards, but serving larger geographic areas.
(b) Preservation Areas. Preservation areas as defined in Section 24-1.3 encompass elements of Oahu's
natural environment that give the island its essential character, while also performing invaluable
functions for its residents at no cost. These functions include buffering the island
from storm winds and flood tides, stabilizing the shorelines, purifying water and maintaining
a fresh water system that supports unique wildlife and lush vegetation. Preservation areas
and their related functions support the health, safety and welfare of every resident
of Oahu and shall be preserved and protected from incompatible development.
(Sec. 32-1.5, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 90-43)
Sec. 24-1.6 Identification of areas, sites and structures of historical significance.
The principal areas, sites and structures of historical, archaeological or architectural significance include,
but are not limited to, those registered under the national and Hawaii registers
of historic places, as amended. The continued use, enhancement or preservation of such
areas, sites and structures shall be incorporated or promoted in any applicable action
by the city. Such actions shall be permitted in all areas designated for
any use on the land use map. Adjacent development shall complement registered properties
with appropriate building facades, setbacks, scale, heights and compatible uses. (Sec. 32-1.6, R.O.
1978 (1987 Supp. to 1983 Ed.))
Sec. 24-1.7 Identification of public thoroughfares, highways and streets.
The existing system of public thoroughfares, highways and streets is shown on the
development plan land use map. Except for minor streets, planned improvements to this
system are shown on the public facilities map. Planned improvements include exclusive right-of-way
for at-grade and grade-separated public transit. The descriptions of the planned facilities are
not to be interpreted as precise descriptions or exact locations, and the nature
and location of these facility systems are to be interpreted flexibly to the
degree necessary to ensure reasonable implementation. Pursuant to Section 6-1703 of the charter
and HRS Chapter 91, the director of transportation services, with the assistance of
the chief engineer, shall establish and maintain future right-of- way widths and setback
lines for planned street and transit improvements shown on the public facilities map,
as well as for planned improvements to minor streets.
"Major street" means a freeway, expressway, arterial, or collector street, whether publicly or
privately owned, which is primarily intended to serve through traffic or the circulation
of traffic between different communities and/or portions of a community. In the case
of arterial and collector streets, access to abutting properties may also be permitted.
"Minor street" means a street which is primarily intended to provide access to
abutting property and serve local traffic to and from these properties.
Bus routes may be established, modified or withdrawn as required without amendment to
the development plans.
The chief engineer, with the assistance of the director of the department of
transportation services, shall promulgate standards governing roadways and right-of-way widths for new developments.
Street improvements shown on the development plan public facilities map shall be implemented
in such a way as to effectuate a system of bikeways. The design
of the system of bikeways is to be guided by Bikeplan Hawaii, dated
March, 1977, and the construction shall be implemented pursuant to bikeway standards to
be established by the department of transportation services.
Vacant land beneath elevated highways may be zoned and used for other than
highway purposes. Where rezoning is required, the selection of zoning district classifications shall
be compatible with the uses permitted on abutting lands, as designated on the
development plan land use map, and with the prevailing noise levels, air quality,
and other related environmental conditions. (Sec. 32-1.7, R.O. 1978 (1987 Supp. to 1983
Ed.))
Sec. 24-1.8 Identification of public buildings, public or private facilities for utilities, terminals and
drainage.
(a) Both publicly funded and privately funded facilities are shown on the map. The
general time frame (within six years, beyond six years) for land acquisition and/or
construction is also shown for publicly funded facilities. The nature and location of
these facilities are to be interpreted flexibly to the degree necessary to ensure
reasonable implementation.
(b) Sites occupied by existing facilities are shown on the development plan land use
map. Where appropriate, facilities and operations shall be screened from incompatible uses by
means of buffer areas or landscaping.
(1) Public Buildings. Public buildings are those owned by the City and County of
Honolulu, the State of Hawaii, and the federal government, except for buildings on
military bases. Public buildings that generate large amounts of traffic shall, whenever possible,
be centrally located in their service area and on sites that are easily
accessible to public and private transportation. The design of public buildings shall strive
for energy efficiency and, where feasible, make use of natural ventilation and alternate
energy sources such as solar and wind. Life cycle costs shall be used
in the selection of operating equipment.
(2) Public or Private Facilities for Utilities. Energy efficiency both in terms of facility
operating and capital costs and collection and/or distribution costs shall be given priority
consideration in the selection of sites for public and private utilities.
(A) Wastewater Collection and Disposal System. The wastewater system consists of treatment facilities, ocean
outfalls, force mains, interceptors, trunk sewers, and pump stations. Collection sewers which provide
service to individual properties are not shown on the public facilities map. Adequate
screening and/or a buffer zone of compatible uses shall be provided around wastewater
treatment facilities.
(B) Solid Waste Collection and Disposal System. The solid waste collection and disposal system
consists of collection baseyard facilities, transfer and convenience stations, landfill sites, incinerators, hazardous
waste facilities, and resource recovery facilities. Adequate screening and/or a buffer zone of
compatible uses shall be provided around landfill sites, incinerators, hazardous waste facilities, and
resource recovery facilities.
(C) Water Supply System. The water supply system consists of wells, shafts, tunnels and
other water sources; storage and control facilities; booster stations; transmission and distribution lines;
and support facilities such as offices and base yards of the board of
water supply. Exploratory wells are not depicted and may be allowed in any
land use district.
(D) Electrical Generation and Regional Electrical Transmission Facilities. Electrical power generation facilities, regional electrical
transmission lines (above 46kV) and transmission substations served directly from these transmission lines
are shown as public facility uses on the public facilities map. Local electrical
distribution lines (46kV and below) and their substations are not depicted and may
be allowed in any land use district.
(3) Terminals.
(A) Airports. State owned or operated airports are shown as public facility uses on
the public facilities maps. New general aviation airports shall not be located where
they create significant noise hazards or accident potential for established urban uses.
New urban development shall not be permitted in areas where such development would
be incompatible with the noise hazards or accident potential of military or civilian
airports.
(B) Harbors. The water transportation system consists of publicly-owned commercial and recreational harbors, and
launching ramp facilities. Launching ramp facilities are not shown on the public facilities
map and may be allowed in any land use district.
Land uses directly supportive of marine activities may be allowed on harbor fast
lands. For recreational harbors this may include such uses as administration buildings, boatclub
facilities, boat repair yards, marine fueling facilities, marine sales and services, parking areas,
food services for harbor users, ice and cold storage facilities, hoists, launching ramps,
washracks, storage facilities and other related uses. For commercial harbors this may also
include cargo handling and storage facilities, seafood processing plants, shipyards, cruise or charter
boat offices, passenger handling facilities, maritime-related industrial activities, and other such uses.
(4) Drainage. The stormwater management system includes natural streams, drainage channels, drainage systems, drainage
basins and ponds. Natural streams and existing major channels are delineated on the
land use map. Planned future drainage improvements to prevent or contain hazardous flooding
are shown on the public facilities map. Drainage improvements for nonhazardous flows are
not shown, and are allowable in any land use district.
Whenever practical, drainage improvements shall emphasize natural means and retention of water, with
minimum reliance on structural means and rapid water transport.
(Sec. 32-1.8, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 89-9, 92-59)
Sec. 24-1.9 Sequencing of public facilities.
(a) Purpose. One of the purposes of the general plan and the development plans
is to set forth the desired sequence, patterns and characteristics of future development.
In order to achieve this purpose, the general plan sets forth objectives and
policies that relate to the priority or sequence of development and thereby suggest
public facility needs that must be met in the future. It is a
purpose of the development plans to provide a means of establishing the desired
sequence for constructing public facilities consistent with general plan sequencing objectives and policies,
and in a manner that will also provide guidance for private development decisions.
Section 6-1503 of the charter provides that the planning department, through its chief
planning officer, shall review the capital program and budget for conformance with the
general plan and development plans. It is the responsibility of the chief planning
officer to review public facility proposals for their consistency with the general plan
sequencing objectives and policies and to make his/her recommendation to the mayor in
coordination with the chief budget officer's preparation of the capital program and budget.
This review process is designed to allocate financial resources for the construction of
public facilities in a manner that is consistent with the sequencing objectives and
policies of the general plan.
(b) Sequencing Policies. The development plan public facilities map shall establish the general sequence
of facility development for each development plan area. The timing of land use
and public facility decisions shall be determined by policies and guidelines expressed in
the general plan and the special provisions of each development plan. Priority development
areas shall be identified. Where adequacy of public infrastructure is a concern, the
order and conditions set forth in the special provisions shall guide the location
and timing of land use and public facility changes. Renovation and redevelopment projects
shall be considered in the overall sequencing of development.
Priority shall be given proposals that will correct deficiencies in public facilities or
encourage development in areas designated for growth in accordance with the following policies:
(1) Deficiency Correction. First priority shall be given in the programming of capital improvements
to those public facility projects that:
(A) Will improve or replace existing public facilities in unsound condition;
(B) Will correct public facility needs identified in each development plan area;
(C) Will not duplicate other available public or private facilities;
(D) Will correct recognized but previously unmet facility needs; and
(E) Will benefit low-income and moderate-income residents.
(2) Growth Facilitation. Priority shall also be given in the programming of capital improvements
to those public facility projects that:
(A) Are consistent with the needs that will be generated by development planned in
accordance with the land use designations in each development plan;
(B) Are consistent with the general plan pattern of population distribution for each development
plan area;
(C) Are planned for construction in a priority area for development or redevelopment;
(D) Will not encourage growth in urban fringe and rural areas; and
(E) Will not create a demand for unavailable or unplanned regional support services.
(c) Procedure for Evaluation of Public Facility Proposals.
(1) Planning Department. In order to assist the council in evaluating the public facility
proposals set forth in the CIP to be adopted by the council by
June 30th of each year, the planning department shall, by July 15th of the prior
year, prepare a report setting forth sequencing guidelines for line departments to use
in preparing their public facility proposals. The department's report shall be submitted to
the council for its information.
The planning department shall evaluate and propose a priority or rank for each
line department public facility proposal in accordance with the sequencing policies set forth
in subsection (b) and any specific development priorities set forth in the section
relating to development priorities of each development plan's special provisions. In determining such
priority or rank for each public facility proposal, the department may make priority
adjustments for projects within each development plan area that are interdependent. In addition,
the department shall evaluate and propose an overall ranking of line department public
facility proposals among all development plan areas. In making this determination, the department
may make adjustments in the priorities of projects among development plan areas to
reflect factors including but not limited to (A) the relative percentages of population
growth projected among development plan areas; (B) the improvement of public facilities within
identified deficiency areas; (C) the extent of island-wide benefit; and (D) legal, health
and safety requirements.
(2) Council Review. The council shall review the mayor's proposed capital budget in relation
to sequencing policies, and any specific development priorities set forth in the development
plans. Pursuant to Section 9-104.2 of the charter, the council may, upon findings
of fact relating to sequencing and other relevant criteria, add new items to,
or delete or amend any item or items in the proposed capital budget.
(Sec. 32-1.9, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 94-26)
Sec. 24-1.10 Social impact of development.
(a) Purpose. A major purpose of preparing a general plan and development plans is
to recognize and state the major problems and opportunities concerning the needs and
development of the city and the social, economic and environmental effects of such
development. In pursuit of such purpose the general plan has identified social, economic
and environmental policies that should be taken into consideration in making development decisions.
The general plan contains statements of objectives with respect to the distribution of
social benefits. These statements of objectives provide general guidelines for identifying the range
of potential social impacts of a proposed development project upon residents within the
local area.
(b) Social Impact Factors. In evaluating any proposed development, the general plan policies and
objectives relating to the distribution of social benefits and the mitigation of negative
social impacts shall be considered. The following factors shall be examined as they
pertain to such objectives:
(1) Demographic: Whether the development will:
(A) Increase or decrease the residential population;
(B) Increase or decrease the visitor population;
(C) Change the character or culture of the neighborhood.
(2) Economic: Whether the development will affect:
(A) The rate and pattern of economic growth and development;
(B) Public costs or revenues;
(C) The availability and diversity of jobs in the development plan area;
(D) The principal economic activities on Oahu.
(3) Housing: Whether the development will affect:
(A) The range of available housing choices;
(B) Speculation in land and housing;
(C) Property values of existing homes;
(D) The provision of housing for low to moderate income and gap group families.
(4) Public service: Whether the development will affect:
(A) Medical facilities;
(B) Educational facilities;
(C) Recreational facilities;
(D) Transportation facilities;
(E) Police and fire protection;
(F) Public utilities facilities.
(5) Physical; environmental: Whether the development will affect:
(A) The natural environment;
(B) Existing natural monuments, landmarks and scenic views;
(C) Open space;
(D) The physical attractiveness and qualities of the area.
(Sec. 32-1.10, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 94-26)
(Sec. 24-1.11 Social impact management system. Repealed by Ord. 87-43.)
Sec. 24-1.11 Reserved.
Sec. 24-1.12 Certificate of compliance with the social impact factors.
All applicants for a development plan amendment shall include, as part of their
application, a certification that the social impact factors listed above have been given
careful consideration, and shall report the conclusions of such consideration. The consideration of
social impact factors shall include an opportunity for parties affected by a proposed
project to identify alternative ways of managing or mitigating any expected negative social
impacts. The completed application and certification shall be made a public record. (Sec.
32-1.12, R.O. 1978 (1987 Supp. to 1983 Ed.))
Sec. 24-1.13 Amendment procedures.
(a) Annual Amendment Review. Amendments to these common provisions and each development plan shall
be considered by the council as part of the annual amendment review procedure
established by the planning department, unless they satisfy the requirements for independent consideration.
(b) Independent Consideration.
The following types of amendments may be considered independent of the annual amendment
review.
(1) Land use amendments that only involve the redesignation of lands to preservation.
(2) Land use map amendments within the Primary Urban Center, Ewa, or Central Oahu
DP areas, which involve an expansion of not more than 20 acres to
agricultural use, park/golf course or residential use; or 10 acres to apartment, commercial,
industrial, residential emphasis mixed, commercial emphasis mixed or commercial-industrial emphasis mixed use.
Amendments involving potential cumulative impacts resulting from separate applications in the same area
shall be processed in the annual amendment review.
Land use map amendments must have the required utilities and support services which
are:
(i) Currently available and adequate to serve the proposed use; or
(ii) Designated on the public facilities map; or
(iii) Otherwise committed to be built; and are not needed to service uses already
designated on the land use map.
(3) An amendment to the public facilities map when authorized by the city council
by resolution or initiated by the chief planning officer.
(4) Amendments which correct mistakes or miscalculations not involving basic methodology in the development
plans.
(5) All text amendments, provided that any such amendments do not change the nature
or extent of planned land uses to a greater degree than permitted in
subsection (b) of this section.
(6) Any amendment which proposes the development of an affordable residential housing project and/or
a planned community with an affordable housing component as a principal use in
which at least 60 percent of the units are affordable to families at
or below 120 percent of median income and supported by the department of
housing and community development.
(c) Procedure.
(1) Amendments may be submitted for consideration by an interested party through the filing
of a completed amendment application with the planning department. The chief planning officer
and city council may similarly initiate for consideration amendments they wish to have
studied.
(2) Any revision or amendment proposed by the city council shall be referred to
the chief planning officer and the planning commission by resolution, which resolution shall
be accompanied by supporting documentation sufficient to satisfy the chief planning officer's usual
requirements for the commencement of processing.
The chief planning officer shall assist the council in proposing revisions or amendments
as permitted by Section 5-410, RCH, by gathering and preparing the necessary supporting
documentation sufficient to satisfy the usual requirements to commence processing such an amendment.
(3) If the planning commission recommends disapproval of the city council's proposed revision or
amendment or recommends a modification thereof, not accepted by the city council, or
fails to make its report within a period of either thirty days after
the close of its public hearing or ninety days after its receipt by
the commission, whichever occurs first, the council may nevertheless adopt such revision or
amendment, but only by the affirmative vote of at least two-thirds of its
entire membership.
(4) A proposal which does not have the support of either the chief planning
officer or city council shall be processed as an "unendorsed proposal."
Any revision of or amendment to any existing development plan which has been
processed as an "unendorsed proposal" shall, in the absence of an affirmative recommendation
from the planning commission, require for its adoption the affirmative vote of at
least two-thirds of the entire membership of the city council.
(5) Any amendment which does not satisfy the criteria of subsection (b) of this
section shall be included in the annual amendment review and shall be processed
in accordance with the following procedures:
(A) Completed amendment applications for the annual review filed with the planning department no
later than January 15th of each year by private applicants or no later
than January 22 of each year by all public agencies, including the city
administration and the city council, shall be processed in the annual amendment review
for that year. Applications filed thereafter shall be processed in the next year's
annual amendment review.
(i) Applications may be withdrawn from annual amendment review processing subject to the approval
of the chief planning officer. Applicants shall submit a written request stating the
reason(s) for withdrawal to the planning department no later than five working days
prior to July 1st.
(ii) Thereafter, applicants seeking to have their applications withdrawn from further annual amendment review
consideration shall submit a written request stating the reason(s) for withdrawal to the
city council, with copies to the planning commission and the planning department.
(B) Annually, not later than February 15th, the chief planning officer shall submit a
request in writing to pertinent agencies and neighborhood boards for their comments and
recommendations on all amendments initiated for consideration in the annual amendment review. The
agencies and boards shall, within 60 days of receipt of the request, submit
their comments and recommendations in writing to the chief planning officer.
(C) Annually, not later than July 1st, the chief planning officer shall submit reports
to the city council on the following:
(i) A report on all proposed amendments to the development plans with the chief
planning officer's recommendations.
(ii) A report on all amendments in which the chief planning officer has received
a request for withdrawal from an applicant and where the chief planning officer
approves that request.
(D) Action by Planning Commission. The planning commission, upon receipt of a report from
the chief planning officer or the council for an amendment or amendments to
a development plan, shall hold a public hearing on the proposed amendment(s), and
shall transmit its findings and recommendations thereon, through the mayor, to the council
for its consideration and action. Such findings and recommendations on an annual amendment
review shall be transmitted in time to be received by the city council
by October 1st of the year covered by that annual amendment review.
(E) City Council Action. All proposed amendments to the development plans received by the
city council from the planning commission by October 1st of each year shall be
considered as part of the annual amendment review for the improvement and development
of the city for that year. Amendments received after that date may be
held on file and considered in the annual amendment review for the following
year, unless they meet the requirements for independent consideration. Amendments received after that
date may also be considered as part of the annual amendment review for
this year pursuant to subsection (c)(3) of this section.
(6) For proposed amendments which meet the requirements for independent consideration specified in subsection
(b) of this section:
(A) The chief planning officer, within 90 days, which may be extended with applicant's
consent, of the date of filing of a completed application, shall submit a
report with the chief planning officer's recommendation to the planning commission for its
consideration and action. The 90-day period does not include any environmental assessment as
may be required under HRS Chapter 343.
(B) The planning commission, upon receipt of a proposal for an amendment or amendments
to a development plan, shall, within 45 days, hold a public hearing on
the proposed amendment(s). The planning commission shall, within 30 days after the close
of the public hearing, transmit to the city council the chief planning officer's
report and proposed ordinance with the planning commission's recommendations.
(7) Authority. Nothing in this section shall be construed as an abridgement or delegation
of the responsibility of the chief planning officer, or of the inherent legislative
power of the city council, to propose amendments of the development plans to
the planning commission, pursuant to the charter and the above procedures, independent of
any amendment application.
(8) No application for development plan land use map amendment shall be accepted for
processing unless the applicant notifies, by mail, all owners, lessees, sublessees and residents
of the affected property and of each abutting parcel.
(Sec. 32-1.13, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 90-5, 91-77,
91-78, 93-07, 93-14, 94-26)
Sec. 24-1.14 Development plan annual report and biennial report.
(a) By September 1st of each year, the chief planning officer shall submit to
the council a development plan annual report of the status of the development
plans. Such review shall include data pertaining to the following:
(1) The status of implementation of previously
approved amendments to the special provisions, land use map, and public facilities map;
(2) The population capacity and available acreage for
development in each development plan area;
(3) The status of all residential developments involving more than 10 acres and 25
units which are designated for housing on the development plans but have not
been completed. The report should include the identification of zoning status, infrastructure status
and the number of affordable and market-rate units proposed, completed, and under construction
in each development plan area.
(b) By December 31 of alternate years, beginning in 1993, the chief planning officer
shall submit to the council a report on the conditions of the city
and the city's regulatory system and capital improvement program with respect to the
policies and objectives of the general plan and development plans. Such review shall
take into account the following:
(1) The social, economic, and environmental conditions and impacts related to future development;
(2) Proposed actions to improve implementation of the general plan, the common provisions, and
the development plans;
(3) Other studies and recommendations on matters determined by the chief planning officer or
requested by the city council.
(Sec. 32-1.14, R.O. 1978 (1987 Supp. to 1983 Ed.); Am. Ord. 88-22, 94-26)
Sec. 24-1.15 Golf course development.
(a) Additional Application Requirements. In addition to information requested on the standard application form
furnished by the chief planning officer, each application for a development plan land
use map amendment for any golf course(s), including expansions or reconfiguration of existing
courses, shall include information which responds to criteria related to social and growth
impacts and environmental quality impacts, the elements of which criteria are discussed in
subsection (b) of this section and may be further detailed in the rules
and regulations of the planning department relating to development plan amendments. The application
may also include a proposal for a community integration program to be accepted
at the time of a decision to rezone a parcel or to issue
a plan review use permit authorizing a golf course in accordance with its
development plan designation; however, in evaluating a development plan land use map amendment
application and making recommendations thereon, the chief planning officer is authorized to consider
and analyze, in addition to the social, growth, economic, and environmental impacts, the
extent and merits of any proposed community integration program.
(b) Standards and Criteria to be Applied in the Review and Approval of Golf
Courses. The evaluation, acceptance for processing and approval of any application for a
development plan amendment which contemplates any golf course use, shall be governed by
the following standards and criteria:
(1) Social and Growth Criteria.
(A) Evaluation of applications for golf courses generated during the course of an annual
amendment review should be sensitive to such concerns as:
(i) Whether the provision of open space, which is one of their chief assets,
is supplied in a manner that the entire community can enjoy, by the
provision or preservation of significant view planes and vistas, especially from the vantage
point of major public thoroughfares and public places;
(ii) Whether golf courses are displacing people or important land uses or, alternately, whether
there is an adequate compensation and/or relocation plan concerning these displacements;
(iii) Whether or not golf courses are located on prime agricultural lands rated "A"
or "B" by the land study bureau classification (this does not preclude the
approval of golf courses on "A" or "B" rated land, however the approval
of golf courses on such lands is discouraged);
(iv) Whether the area contains golf courses at which residents of the area have
an opportunity to play at reasonable rates;
(v) Whether or not a concentration in a particular area causes traffic problems;
(vi) Whether golf courses would have an impact on archaeological, cultural or historic resources
including the preservation and the public access to such resources.
These criteria should be used to compare the merits of individual proposals in
the course of the development plan annual amendment review.
(B) Type. Golf courses should be carefully designed for compatibility of the proposed golf
course with both existing and planned surrounding uses. Golf courses should be evaluated
in terms of whether they provide an appropriate buffer (1) between incompatible uses
(i.e. separating residential from agricultural uses), (2) between potentially incompatible levels of intensity
for similar land uses (i.e. single family residential and medium or high density
apartment uses), or (3) from dangerous conditions or area (i.e. blast zones or
flood prone areas).
(2) Economic Criteria. The chief planning officer is authorized to require an applicant for
a development plan amendment contemplating a golf course use to provide a forecast
of the impact of the project on the value of land in the
area and to indicate the impact, if any, on real property taxes. The
material provided may be used as a basis for a comparison among various
golf course proposals in the course of the development plan annual amendment review.
(3) Environmental Quality Criteria. Golf course development, which expands recreational opportunities, should not have
any serious environmental consequences. Therefore, development plan amendments which include any golf course(s),
including expansions or reconfigurations of existing courses, should not be approved unless all
reasonable efforts are made by the applicant/developer in the design and the management
of the golf course to minimize the use of pesticides, herbicides, fungicides and
fertilizers on the entire golf course project. All pesticide, herbicide or fungicide use
on any new golf course or on any golf course subject to an
expansion or a reconfiguration must be done in compliance with state and federal
laws and regulations governing their use, storage and disposal. Golf course applications seeking
a development plan amendment should be evaluated on how effectively each proposal:
(A) Establishes an integrated management plan to minimize the need for and the use
of fertilizers and biocides;
(B) Conducts modeling studies which reflect unique site characteristics to evaluate the risk of
fertilizer or biocide leaching or runoff from the project into water resources or
wetland areas;
(C) Establishes a groundwater monitoring plan and system in accordance with state department of
health guidelines. Such a plan should include, at a minimum, groundwater, surface water
and, if applicable, near shore water monitoring programs, at least one year prior
to the commencement of construction to establish baseline data regarding water quality. Such
periodic water monitoring should continue for at least one year after the completion
of construction and commencement of golf course operations in accordance with the requirements
of the department of health. All reports and data are to be submitted
to the department of health, to the board of water supply and to
the department of land utilization;
(D) Establishes a solid waste disposal plan, that includes lawn and landscape trimmings disposal,
emphasizing on-site use and disposal of such waste;
(E) Promotes water conservation by using nonpotable water sources for irrigation in the following
priority:
(i) Secondary-treated effluent from a municipal wastewater treatment plant,
(ii) Secondary or tertiary-treated effluent from a private wastewater treatment plant,
(iii) Brackish groundwater, nonpotable surface water, including the establishment and use of runoff catchment
basins, or partially desalinated water;
All golf course water source and irrigation plans shall be subject to the
review and approval of the board of water supply, which may regulate or
prohibit introducing lower quality irrigation water above higher quality subsurface water;
(F) Designs the golf course to maximize the use of natural drainage, to recharge
the aquifer and to alleviate the need for stream channelization and other former
drainage systems in nearby areas;
(G) Protects and/or supports existing wetlands and fish and wildlife habitats;
(H) Protects streams, rivers and coastal waters from runoff. Minimizes runoff during the grading
and construction of the golf course. Emphasizes the concept of target golfing to
minimize the need for grading and biocide use. Protects and preserves natural vegetation
to the greatest extent practicable. Uses vegetation buffers to protect water resources. Provides
landscaping with indigenous flora appropriate to the setting and in recognition of water
conservation principles;
(I) Provides for the employment of a golf course superintendent who shall be responsible
for sound and integrated golf course management practices. Consideration shall be given to
the level of education and training of the superintendent including whether the superintendent
is:
(i) A certified golf course superintendent of the Golf Course Superintendents Association of America
who meets the association's continuing education/certificate requirements, or is actively seeking such certification
within three years from employment as a golf course superintendent, and
(ii) Licensed or certificated to use fertilizers and pesticides on golf courses from the
state agency regulating the use and application of fertilizers and pesticides or is
actively seeking such license or certification;
Provides monitoring and reporting of the types, amounts, locations and application techniques of
any pesticide, herbicide or fungicide use on a golf course. Submits quarterly biocide
use reports to the department of agriculture, the department of health, the board
of water supply and the department of land utilization. Prepares contingency plans to
rectify potentially harmful occurrences due to accidents, injudicious use or other management failures;
(J) Conforms to the provision of the Oahu water management plan.
(c) Community Integration Program. The chief planning officer is authorized to enter into preliminary
discussions with the golf course developer and the community, concerning the establishment of
a community integration program. Such a program may include but is not limited
to the following elements:
(1) An employment program to ensure that local job applicants possess the requisite skills
and are given full consideration for all employment opportunities associated with the golf
course project;
(2) Public play on the golf course at affordable rates and at convenient times
to the golfing public;
(3) A junior golf program;
(4) The availability of clubhouse facilities and any other amenities for public use;
(5) The establishment of hiking, biking, and jogging paths around the perimeter of the
project:
(6) The consideration of local suppliers of obtaining developmental, operational and maintenance materials for
the golf course development project.
A proposal to provide a community integration program by a golf course developer
is to be review and accepted by the city council at the time
of a decision to rezone or to issue a plan review use permit
authorizing a golf course in accordance with its development plan designation.
(Added by Ord. 91-82; Am. Ord. 94-26)