understanding Big Islands Agricultural Zoning
The Big Island of Hawaii is known for its stunning natural beauty, diverse ecosystems, and rich cultural heritage. One of the key components of this heritage is the island’s agricultural traditions, which have been shaped by centuries of farming and ranching practices. To preserve and promote these traditions, the County of Hawaii has established agricultural zoning regulations that aim to protect rural areas and promote sustainable agriculture. Agricultural zoning plays a vital role in the Big Island’s economy and culture, and is an essential tool for preserving the island’s unique character and natural resources. In this blog, we’ll explore the different types of agricultural zoning on the Big Island, their purposes, and the rules and laws related to them. We’ll also discuss the benefits of agricultural zoning, as well as some of the challenges and controversies associated with it. By the end of this blog, you’ll have a better understanding of the importance of agricultural zoning on the Big Island of Hawaii.
Types of Agricultural Zones on the big Island
The County of Hawaii has established three different types of agricultural zoning on the Big Island, each with its own set of purposes and characteristics. These zones are Agriculture-1 (A-1), Agriculture-20 (A-20), and Agriculture-40 (A-40).
Agriculture-1 (A-1) zoning is the most common type of agricultural zoning on the Big Island, and it allows for a range of agricultural activities, including farming, livestock grazing, and nursery operations. A-1 zoning also permits single-family dwellings and accessory structures, as long as they are used primarily for agricultural purposes. The minimum lot size for A-1 zoning is one acre.
Agriculture-20 (A-20) zoning is intended for larger agricultural operations, with a minimum lot size of 20 acres. A-20 zoning permits one dwelling per 20 acres, as well as accessory structures that are used primarily for agricultural purposes. This type of zoning is suitable for ranching operations and other large-scale agricultural activities.
Agriculture-40 (A-40) zoning is similar to A-20 zoning, but with a minimum lot size of 40 acres. A-40 zoning permits one dwelling per 40 acres, as well as accessory structures that are used primarily for agricultural purposes. This type of zoning is suitable for large-scale agricultural operations that require a significant amount of land.
Overall, the different types of agricultural zoning on the Big Island are designed to promote sustainable agriculture, protect natural resources, and preserve the rural character of the island. Depending on the type of zoning, agricultural activities and operations such as crop cultivation, livestock grazing, and nursery operations are permitted. By providing different options for agricultural zoning, the County of Hawaii is able to accommodate a range of agricultural operations and activities on the Big Island.
Benefits of Agricultural zoning
Agricultural zoning on the Big Island of Hawaii has a number of benefits, both for the agricultural industry and the community at large. Here are some of the key benefits:
Promoting sustainable agriculture: Agricultural zoning helps to promote sustainable agriculture by providing farmers and ranchers with the land and resources they need to grow crops, raise livestock, and operate other agricultural businesses. By preserving open spaces and agricultural land, zoning regulations also help to protect the environment and promote the use of sustainable farming practices.
Protecting natural resources: Agricultural zoning helps to protect natural resources such as water, soil, and wildlife habitats. By regulating the use of agricultural land, zoning regulations can help to prevent soil erosion, water pollution, and other negative environmental impacts.
Preserving the rural character of the island: Agricultural zoning helps to preserve the rural character of the Big Island by promoting open spaces and agricultural land. This can help to prevent the spread of urban development and maintain the island’s unique cultural heritage.
There are many successful agricultural operations on the Big Island that have benefited from agricultural zoning. For example, there are a number of coffee farms in the Kona region that have been able to thrive under A-1 zoning regulations. These farms have access to the land, water, and other resources they need to grow high-quality coffee beans, and the zoning regulations help to protect the natural resources that are essential to their success.
Other successful agricultural operations on the Big Island include macadamia nut farms, vegetable farms, and livestock operations. These operations have been able to benefit from the protections and resources provided by agricultural zoning, and have been able to contribute to the island’s economy and cultural heritage.
Overall, agricultural zoning on the Big Island of Hawaii has been instrumental in promoting sustainable agriculture, protecting natural resources, and preserving the rural character of the island. By providing farmers and ranchers with the resources they need to succeed, zoning regulations have helped to ensure that the agricultural industry remains a vital part of the island’s economy and culture.
Rules and Laws Related to Agricultural Zoning
Agricultural zoning on the Big Island of Hawaii is subject to a number of rules and laws that are designed to promote sustainable agriculture and protect natural resources. Here are some of the key rules and laws related to agricultural zoning:
Compliance with County and State regulations: Agricultural operations on the Big Island must comply with County and State regulations related to water quality, pesticide use, and waste management. For example, farmers and ranchers must obtain permits for pesticide use, and must follow guidelines for the use and disposal of agricultural waste. Compliance with these regulations is essential for protecting natural resources and promoting sustainable agriculture.
Building and structure requirements: Buildings and structures on agricultural land must be used primarily for agricultural purposes. This means that structures such as barns, sheds, and greenhouses must be used to support agricultural activities, rather than being used as residences or for other non-agricultural purposes. In some cases, accessory dwelling units may be permitted on agricultural land, but only if they are used by employees or family members who are involved in the agricultural operation.
Zoning permits and land use policies: Agricultural operations on the Big Island must obtain zoning permits and comply with land use policies established by the County of Hawaii. These policies are designed to promote sustainable agriculture and protect natural resources, and may include restrictions on land use, water usage, and other factors that can impact agricultural operations.
By following these rules and laws, agricultural operations on the Big Island can help to ensure that they are operating in a sustainable and environmentally responsible manner. Compliance with these regulations is essential for protecting natural resources and promoting the long-term viability of the agricultural industry on the Big Island.
In addition, it’s important to note that the County of Hawaii has established a number of programs and resources to support agricultural operations on the Big Island. These programs include funding for soil and water conservation projects, technical assistance for farmers and ranchers, and education and outreach programs to promote sustainable agriculture. By taking advantage of these resources, agricultural operations on the Big Island can continue to thrive while also protecting the natural resources that are essential to their success.
Challenges and Controversies Surrounding Ag Lands in Hawaii
While agricultural zoning on the Big Island of Hawaii has many benefits, there are also some challenges and controversies associated with it. Here are some of the key challenges and controversies related to agricultural zoning:
Conflicts between agricultural and residential uses: As the population of the Big Island grows, there are increasing conflicts between agricultural and residential uses of land. Some residents may object to the noise, smells, and other impacts of agricultural operations, while farmers and ranchers may feel that residential development is encroaching on their land.
Concerns over genetically modified organisms (GMOs): The use of genetically modified organisms (GMOs) in agricultural operations has been a source of controversy on the Big Island and in other parts of Hawaii. Some residents are concerned about the potential health and environmental impacts of GMOs, while others feel that GMOs are essential for the success of agricultural operations on the island.
Efforts to address these challenges and controversies include the County of Hawaii’s Agricultural Development Plan, which aims to promote sustainable agriculture and protect natural resources while also addressing conflicts between agricultural and residential uses of land. The plan includes strategies for preserving agricultural land, supporting small-scale farmers and ranchers, and promoting alternative energy sources for agriculture.
Other efforts to address challenges and controversies related to agricultural zoning include community outreach and education programs, as well as partnerships between farmers, ranchers, and residents to find collaborative solutions to shared challenges. By working together, stakeholders can help to ensure that agricultural zoning on the Big Island continues to promote sustainable agriculture and protect natural resources while also addressing the concerns of all members of the community.
History of Agricultural Zoning on the Big Island
The history of agricultural zoning on the Big Island of Hawaii dates back to the early 20th century, when the first zoning regulations were established to regulate land use in urban areas. However, it wasn’t until the 1960s and 1970s that agricultural zoning regulations were established to protect rural areas and promote sustainable agriculture.
During this time, the County of Hawaii recognized the importance of preserving agricultural land and promoting sustainable agriculture on the Big Island. In 1973, the County established the Agricultural Lands Preservation Program, which aimed to preserve agricultural land through the purchase of development rights and the establishment of agricultural easements.
In the years that followed, the County continued to develop agricultural zoning regulations to protect rural areas and promote sustainable agriculture. These regulations were designed to accommodate a range of agricultural activities and operations, from small-scale family farms to large-scale ranching operations.
Today, agricultural zoning on the Big Island continues to play a vital role in preserving open spaces, protecting natural resources, and promoting sustainable agriculture. While there have been challenges and controversies related to agricultural zoning over the years, the County of Hawaii remains committed to supporting the agricultural industry and ensuring that agricultural zoning regulations are responsive to the needs of farmers, ranchers, and the community as a whole.
By understanding the history of agricultural zoning on the Big Island, we can appreciate the importance of this regulatory framework in protecting the island’s unique cultural heritage and natural resources while promoting sustainable agriculture for future generations.
Neighborhoods with Agricultural Zoning on the Big Island
While agricultural zoning is typically associated with rural areas and open spaces, there are some neighborhoods on the Big Island that have agricultural zoning even though they may not look like traditional agricultural areas. One such neighborhood is Kona Palisades, located on the western side of the island.
Kona Palisades is a residential neighborhood that features single-family homes and ocean views. However, the neighborhood is also zoned for agriculture, with a minimum lot size of one acre. This means that residents of Kona Palisades can engage in a range of agricultural activities on their property, including farming, livestock grazing, and nursery operations.
It is important to note that if you are not interested in living in a neighborhood that has agricultural zoning, or if you do not want your neighbors to engage in agricultural activities, you may want to consider a different type of zoning area. It is always important to do your research and check your local CC&Rs (Covenants, Conditions, and Restrictions) to ensure that you are in a neighborhood that you will enjoy.
Other neighborhoods on the Big Island with agricultural zoning include Holualoa, Kaloko Mauka, and Hualalai Farms. While these neighborhoods may not look like traditional agricultural areas, they are zoned for agriculture to promote sustainable land use and protect natural resources.
By promoting agriculture in these neighborhoods, the County of Hawaii is able to support the agricultural industry while also preserving the rural character of the island. For residents of these neighborhoods, agricultural zoning provides an opportunity to engage in sustainable agriculture and enjoy the benefits of living in a rural area while still being close to urban amenities.
If you’re interested in learning more about neighborhoods with agricultural zoning on the Big Island or are looking to buy or sell agricultural property, our real estate team, the Papakea Collection, is here to help. Our team of experienced real estate professionals can help you navigate the complex world of agricultural zoning and find the right property to suit your needs, whether you’re looking for a large-scale ranching operation or a small family farm.
The Permitted Uses of Lands Within Agricultural Districts
Agriculture is the backbone of many economies, and land-use policies often play a pivotal role in ensuring that agricultural lands are used efficiently and sustainably. In the context of agricultural districts, it’s crucial to understand the nuances of what activities are allowed and which ones aren’t. This blog post aims to break down the permitted uses of lands within agricultural districts, based on a specific section we recently reviewed.
1. Agricultural-Energy Facilities: Merging Energy with Agriculture
A fascinating combination of renewable energy and agriculture, these facilities need to ensure that a whopping 90% of their total acreage is dedicated to agricultural activity. The purpose? To make sure that the primary activity remains agricultural. Furthermore, any energy generated should be renewable and must originate from agricultural lands located within the state. It’s an innovative way of merging two vital sectors, ensuring both energy production and agricultural activity go hand in hand.
2. Wireless Communication Antennas: Bridging Gaps
The era of wireless communication is upon us. Within agricultural districts, the use of equipment vital for wireless communication, including small wireless facilities, is permitted. This provision recognizes the importance of connectivity even in predominantly agricultural areas.
3. Agricultural Education Programs: Cultivating Knowledge
Knowledge is the seed of growth. Agricultural education programs serve as a means to educate the public about farming operations. However, such programs are not to overshadow the primary agricultural activities of the land. They must coexist without causing disturbances to neighboring farm operations.
4. Solar Energy Facilities: Harnessing the Sun
Agriculture and solar energy can be a match made in heaven, given the vast expanses of open land. However, there are important caveats. The section lays out specific guidelines based on soil productivity ratings. Additionally, there’s a commendable push towards eco-responsibility, with requirements for decommissioning old facilities and restoring the land to its original state.
5. Tapping Into Earth’s Core: Geothermal Exploration & Development
Geothermal energy represents a consistent and sustainable energy source. Lands within agricultural districts are permitted for geothermal exploration and development, provided they adhere to the stipulations defined in section 182-1.
6. The Power of Water: Hydroelectric Facilities
Hydroelectric power, generated from water, is another renewable energy source that agricultural lands can harness. However, given the potential impact on local water sources and ecosystems, stringent guidelines are in place, especially for larger facilities.
7. Composting Operations: The Circle of Life
Composting is nature’s way of recycling. While composting operations are allowed, there’s an emphasis on using the finished compost primarily on the operation’s premises. This thoughtful provision helps in curbing the potential spread of invasive species.
8. Swinging it Right: Golf Courses and Ranges
For those who love the sport, it’s good news. Golf courses and ranges approved by a county before a specific date are given the green light within agricultural districts.
9. Nostalgia Preserved: Plantation Community Subdivisions
In a nod to history and heritage, plantation community subdivisions are permitted uses within the agricultural district.
10. Leasing Agricultural Lands: Growing Opportunities
The agricultural lands can be subdivided and leased, ensuring that their primary use remains agricultural. There are restrictions in place to maintain the sanctity of the land, emphasizing the importance of sustainable agriculture.
Permissible Uses within the Agricultural Districts
Agriculture, while traditional at its core, is not immune to the winds of change. The evolving nature of our world demands that farming must accommodate new technologies, sustainable practices, and even changing economic landscapes. This is why the guidelines under Agricultural Districts §205-4.5 play such a crucial role. They marry the old with the new, ensuring that the primary goal of agriculture is retained while integrating modern utilities, renewable energy, and tourism. Let’s delve deeper into what these guidelines entail.
1. Land Classification: A Tailored Approach
Land isn’t just land. Its productivity can vary, and the §205-4.5 recognizes this. Uses are distinctly specified based on a land’s productivity rating. For example, while class A or B lands may be suited for certain activities, solar energy facilities might be better suited for class B or C lands. This tiered system ensures that each land parcel is used to its utmost potential without compromising its primary agricultural purpose.
2. Diverse Allowed Activities: Beyond Just Farming
A broad spectrum of activities is permissible under §205-4.5. These include:
- Traditional farming activities like crop cultivation, raising livestock, and game and fish propagation.
- Essential infrastructures like farm-related housing, public institutions, and buildings for agricultural purposes.
- The recognition of the need for recreational uses, utility lines, roadways, and even the preservation of historic or scenic sites.
- Embracing modern agricultural trends with allowances for agricultural-based commercial operations, agricultural parks, and renewable energy facilities like wind energy facilities and biofuel processing facilities.
- The integration of tourism into the agricultural framework through agricultural tourism and short-term accommodations related to it.
3. Clarity in Terminology: No Room for Ambiguity
A significant advantage of the guidelines in §205-4.5 is the clear definitions provided for terms that might otherwise be ambiguous. By defining terms like “Farm dwelling,” “Plantation community subdivisions,” “bona fide agricultural activity,” “Appurtenances,” and “Biofuel processing facility,” the document leaves no room for misinterpretation. Such clarity is vital to ensure that all stakeholders, from farmers to developers, have a clear understanding of what is allowed.
4. Balancing Tradition with Progress
The heart of §205-4.5 lies in its attempt to preserve the sanctity of agricultural land while making allowances for progress. By permitting structures that support farming, promoting renewable energy sources compatible with agriculture, and integrating tourism that doesn’t overpower the primary agricultural purpose, the guidelines promote a balanced, sustainable approach to modern farming.
Farm Dwellings
From rustic barn conversions to quaint country cottages, farm dwellings hold a special place in the heart of many. These homes embody the spirit of the land, bridging the gap between our agricultural past and our modern lifestyles. But what exactly are farm dwellings, and how do they work in today’s context? Dive in as we explore the charm, functionality, and significance of these unique habitats.
1. Understanding Farm Dwellings
Farm dwellings aren’t just any homes placed on a farm; they are residences intrinsically linked to the land’s agricultural activities. In many jurisdictions, the term ‘farm dwelling’ has a specific legal definition, often tied to regulations that ensure the dwelling supports or is accessory to bona fide agricultural activity on the land.
2. The Charm of Farm Dwellings
Farm dwellings often have architectural features that reflect the agricultural heritage of the land:
Rustic Designs: Many farm dwellings maintain original wooden beams, stone walls, and other rustic features that evoke a sense of history and authenticity.
Surrounded by Nature: These homes often boast panoramic views of the countryside, providing residents with a serene, natural backdrop.
Sustainability: Given their close connection to the land, many farm dwellings incorporate eco-friendly designs, such as rainwater harvesting, solar panels, and organic gardens.
3. Modern Farm Dwellings: A Blend of Old and New
While the romantic idea of a farm dwelling might be a century-old stone house, today’s versions can be quite different:
Modern Conversions: Many old barns and outbuildings are being converted into stylish modern homes, offering a blend of contemporary design with traditional architecture.
Amenities: Just because it’s on a farm doesn’t mean it lacks modern amenities. Many farm dwellings now feature modern kitchens, bathrooms, and connectivity options.
4. The Functional Aspect
Farm dwellings aren’t just about aesthetics. They serve practical functions:
Close Proximity to Work: For those actively involved in farming, living on the farm eliminates commute times and ensures they’re always close to their livestock or crops.
Supplementary Income: Many farm owners convert parts of their property into dwellings for rent, providing a supplementary income stream. This is particularly popular in regions known for agri-tourism.
5. Legal and Regulatory Aspects
As romantic as they might sound, farm dwellings often come with regulatory strings attached:
Zoning Laws: Not all agricultural land is automatically approved for residential use. Specific zoning laws dictate where and how a dwelling can be constructed.
Size and Structure: Regulations might limit the size of the farm dwelling or mandate that it retains certain architectural features to preserve the region’s character.
Link to Agriculture: Many areas require the property to remain in active agricultural use to qualify for certain tax breaks or to maintain the farm dwelling status.
Farm dwellings are more than just homes; they are testaments to our agricultural heritage, adapted for modern living. Whether you’re considering moving to one or just fascinated by their rustic allure, these homes serve as a beautiful reminder of the symbiotic relationship between man and land. In an increasingly urbanized world, farm dwellings stand as bastions of tradition, sustainability, and a simpler way of life.
Deciphering Farm Dwellings: How Many Can You Have on One Property?
Navigating the realm of farm dwellings can be a complex journey, filled with zoning laws, district specifications, and agricultural designations. A recurring question is, “How many farm dwellings can you have on a single property?” Let’s break down the relevant sections of the regulations to provide clarity on this matter.
1. Understanding Farm Dwellings:
Farm dwellings are single-family homes located on a property, typically used in connection with a farm. The unique aspect of such dwellings is their tie to the agricultural activities of the land. If these activities provide income to the family living in the dwelling, it solidifies its status as a farm dwelling.
2. Zoning and Farm Dwellings:
- FA District:
- One single-family dwelling or farm dwelling is permitted per building site.
- Additional farm dwellings can be built, but conditions apply. Among these are the need for a farm dwelling agreement and evidence of the property’s continuous agricultural productivity.
- An “ohana dwelling”, which is a second dwelling unit separate from the main unit, can also be located on any building site in the FA district. However, this is not considered a farm dwelling.
- A District:
- Just like the FA District, one single-family dwelling or farm dwelling is allowed per building site.
- Conditions for additional farm dwellings mirror those in the FA district: a farm dwelling agreement is needed, and proof of continuous agricultural activity must be shown.
- An ohana dwelling can also be set up in the A district, similar to the FA district.
3. Height Restrictions:
While the main focus here is on the number of dwellings, it’s essential to note height limits for those considering building:
- In both FA and A districts, any residential structure (like single-family or farm dwelling) has a height limit of 35 feet.
- Other structures can go up to 45 feet, but with specific conditions, non-residential agricultural structures might be permitted up to a height of 100 feet.
4. Intensive Agricultural (IA) District:
The IA district is meant for preserving vital agricultural lands, supporting both small and large-scale farming operations. These lands are recognized for their soil quality and potential for high yields. In terms of farm dwellings:
- Farm dwellings are allowed, but specific permissions and regulations under sections 25-5-87(b) and (c) must be adhered to.
The regulations ensure that the primary agricultural purpose of the land is not overshadowed by excessive construction of dwellings. For property owners, it’s crucial to understand these regulations to maintain the integrity of the land and its intended purpose.
If you’re considering multiple farm dwellings on your property, always refer back to these regulations and consult with local authorities to ensure you’re in compliance. Whether it’s for family, farmhands, or rental purposes, understanding these rules will help you make informed decisions about your agricultural property.
Agricultural Zones Are Good For Everyone
In conclusion, agricultural zoning on the Big Island of Hawaii plays a critical role in preserving open spaces, protecting natural resources, and promoting sustainable agriculture. By providing different types of zoning to accommodate a range of agricultural activities and operations, the County of Hawaii is able to support the agricultural industry and ensure that it remains a vital part of the island’s economy and cultural heritage.
While there have been challenges and controversies related to agricultural zoning on the Big Island, efforts are underway to address these issues and promote collaboration between farmers, ranchers, and residents. The County of Hawaii’s Agricultural Development Plan and other programs and resources are helping to ensure that agricultural zoning regulations are responsive to the needs of the community and the agricultural industry.
If you’re interested in learning more about agricultural zoning on the Big Island or are looking to buy or sell agricultural property, our real estate team, the Papakea Collection, is here to help. Our team of experienced real estate professionals is committed to helping clients navigate the complex world of agricultural zoning and find the right property to suit their needs.
In the end, the importance of agricultural zoning on the Big Island cannot be overstated. By preserving open spaces, protecting natural resources, and promoting sustainable agriculture, agricultural zoning regulations are helping to ensure that the island remains a unique and vibrant place to live, work, and farm for generations to come.
The information provided in this blog post is based on laws and regulations available as of the date of this writing. Since then, laws and regulations may have been updated or changed. It’s essential to ensure that you’re working with the most current legal standards. For the most recent updates, you can refer directly to the County Zoning. Always do your due diligence and cross-check all data with official sources. If you need assistance in understanding these laws and regulations further, feel free to contact James at the Papakea Collection. He will be more than happy to provide guidance and clarity on the matter.
About the Author
James T. morrison, R(S)
James is local realtor who has lived on Big Isand his entire life. He is proud to be Realtor and works his hardest to please his clients.
He is a proud memeber of the Papakea Collection along side his partner, Julie Armstrong.
papakeacollection
March 10, 2026
