The purpose and intent of project district 1 at Manele, Lanai, is to establish a low-density, low-rise resort which provides another economic base for the island. The development is not intended to economically compete with services offered in Lanai City. Land uses include single-family residential, multifamily residential, hotel, commercial, park, golf course, open space, and public. (Ord. 2132 § 1, 1992: Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within residential districts, the following uses shall be permitted:

1. Principal uses:

a. Single-family detached dwellings;

2. Accessory uses and structures;

3. Special accessory uses:

a. Greenhouses,

b. Accessory dwelling for a lot with five-tenths acre or more subject to the provisions of chapter 19.35.

B. Development standards for residential districts shall be:

1. Minimum lot area, six thousand square feet;

2. Minimum lot width, sixty feet;

3. Minimum building setback:

a. Front yard, fifteen feet; twenty feet for lots greater than seven thousand five hundred square feet,

b. Side yard, eight feet; fifteen feet for the second story of a structure,

c. Rear yard, ten feet; fifteen feet for the second story of a structure;

4. Maximum overall net density, 0.8576 units per acre;

5. Maximum height, two stories not to exceed thirty feet. (Ord. 2410 § 1, 1995: Ord. 2132 § 2, 1992: Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within multifamily districts, the following uses shall be permitted:

1. Principal uses:

a. Apartment houses,

b. Duplexes;

2. Accessory uses and structures.

B. Development standards for multifamily districts shall be:

1. Minimum lot area, one acre;

2. Minimum lot width, one hundred twenty feet;

3. Minimum building setback:

a. Front yard, twenty-five feet,

b. Side yard, fifteen feet; twenty feet for two-story structures,

c. Rear yard, fifteen feet; twenty feet for two-story structures;

4. Maximum overall net density, 3.34 units per acre;

5. Maximum FAR, five-tenths;

6. Maximum height, two stories not to exceed thirty feet. (Ord. 2410 § 2, 1995: Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within commercial districts, the following uses shall be permitted:

1. Principal uses:

a. Apparel stores,

b. Art galleries,

c. Auditoriums and theaters,

d. Automobile parking lots and/or buildings,

e. Bars, nightclubs,

f. Convenience food stores,

g. Eating establishments,

h. Gift and sundry shops,

i. Jewelry stores,

j. Museums;

2. Building or premises utilized by the federal, State or county governments which will not be hazardous or a nuisance to the surrounding area;

3. Accessory uses and structures.

B. Special Uses. The following are declared special uses in commercial districts, and approval of the commission shall be obtained:

1. Any other business or commercial enterprises which are similar in character of rendering sales of commodities or performance of services to visitors and residents of the area.

C. Development standards for commercial districts shall be:

1. Minimum lot area, .5 acres;

2. Minimum lot width, seventy-five feet;

3. Minimum building setback, six feet, except for off-street parking. Where the side or rear of a lot abuts a lot in any residential, apartment, or hotel district, the abutting side or rear yard shall have the same yard spacing as that required in said district;

4. Maximum floor area ratio, .75;

5. Maximum lot coverage, sixty percent;

6. Maximum height, two stories not to exceed thirty feet. (Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within the hotel districts, the following uses shall be permitted:

1. Principal uses:

a. Hotel;

2. Accessory uses and structures;

3. Special accessory uses:

a. The following uses shall be operated as an adjunct to, and as part of a hotel with said hotel having at least twenty-five rooms. Furthermore, these uses shall be operated primarily as a service to, and for the convenience of, the tenants and occupants of the hotel on which premises such services are located.

i. Activities/information center,

ii. Bars, nightclubs,

iii. Eating establishments,

iv. Flower shop,

v. Gift and sundry shops,

vi. Newspaper and magazine stand,

vii. Theater/auditoriums,

viii. Tour services and ticket agencies,

ix. Temporary sewage treatment plant which may be operated for a period not to exceed two years, subject to extension upon favorable review by the planning commission. Said treatment plant shall conform to all applicable governmental requirements including those for utilization and disposal of treated effluent;

b. Shops and businesses may be constructed as separate buildings. However, entrances to shops and businesses shall not front a street.

B. Special Uses. The following are declared special uses in the hotel districts, and approval of the commission shall be obtained:

1. Other uses of similar retail character.

C. Development standards for hotel districts shall be:

1. Minimum lot area, five acres;

2. Minimum lot width, two hundred fifty feet;

3. Minimum building setback:

a. Front yard, fifty feet,

b. Side yard, thirty feet,

c. Rear yard, thirty feet;

4. Maximum floor area ratio, one;

5. Maximum lot coverage, fifty percent;

6. Maximum height, two stories not to exceed thirty feet. The planning director may approve structures which, for aesthetic reasons, may exceed the height limitation, provided the additional area created by the height increase shall not be utilized for habitation or storage;

7. Maximum overall net density, ten units per acre. (Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within park districts, the following uses shall be permitted:

1. Principal uses:

a. Noncommercial parks and playgrounds;

2. Accessory uses and structures;

3. Special accessory uses:

a. Beach services booth whose size, location, and uses, such as water safety services and towel and chair rental, shall be determined by the planning director.

B. Special Uses. The following are declared special uses in the park districts and approval of the commission shall be obtained:

1. Food and refreshment sale area, provided that only one such area shall be allowed, not to exceed two thousand square feet of serving, dining, and preparation area.

C. Development standards for park districts shall be:

1. Minimum lot area, ten acres;

2. Minimum lot width, three hundred fifty feet;

3. Minimum building setback:

a. Front yard, fifty feet,

b. Side yard, fifty feet,

c. Rear yard, fifty feet;

4. Maximum lot coverage, two percent;

5. Maximum height, one story not to exceed twenty feet. (Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within open space districts, the following uses shall be permitted:

1. Principal uses:

a. Drainage, utility, and erosion control systems,

b. Landscape planting,

c. Water reservoirs;

2. Accessory uses and structures.

B. Development standards for open space districts shall be:

1. Maximum height, ten feet, except that inland water reservoirs shall not exceed thirty feet. (Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within public districts, the following uses shall be permitted:

1. Principal uses:

a. Sewage treatment plant;

2. Accessory uses and structures.

B. Development standards for public districts shall be:

1. Minimum lot area, two acres;

2. Maximum height, thirty feet;

3. Minimum building setback:

a. Front yard, fifty feet,

b. Side yard, fifty feet,

c. Rear yard, fifty feet.

C. Landscape Requirements. In public districts a minimum four-foot-wide planting strip consisting of at least shrubs and small trees shall be established around the perimeter of the sewage treatment facility. (Ord. 1578 § 1 (part), 1986)

A. Permitted Uses. Within golf course districts, the following uses shall be permitted:

1. Principal Uses.

a. Golf courses except for miniature golf courses,

b. Historic buildings, structures, or sites;

2. Accessory Uses and Structures. Accessory uses and structures which include, but which are not limited to, the following:

a. One caretaker’s dwelling unit,

b. Cart barns and other equipment, storage, and maintenance facilities,

c. One clubhouse with one snack bar, one restaurant, and a pro shop for the sale and service of golf equipment and materials used for golfing purposes,

d. Comfort and shelter stations,

e. Golf and driving range including instructional and practice facilities,

f. Greenhouses to maintain landscaping on the zoning lot,

g. Indoor and outdoor playing courts, swimming pools, and meeting rooms, provided that no major meeting places such as convention halls and athletic complexes such as tennis centers or other permanent spectator accommodations shall be permitted,

h. Off-street parking and loading,

i. Park furniture,

j. Weight, massage, sauna, and locker rooms,

k. Other accessory uses for which a special use permit has been obtained in accordance with chapter 205 of the Hawaii Revised Statutes.

B. Development standards for golf course districts shall be:

1. Minimum lot area, fifty acres for par three or nine hole; or one hundred ten for eighteen hole;

2. Minimum building setback, all yards, fifty feet;

3. Maximum height: thirty-five feet; provided that ten feet of additional height may be permitted if a cart barn is located in the basement level of the structure, and provided further that minor utility facilities, vent pipes, fans, chimneys, and energy-savings devices shall be permitted additional height if the item is mounted on the roof of a facility; except that in no event shall this additional height exceed five feet above the governing height limit.

C. Irrigation. Effective January 1, 1995 no potable water drawn from the high level aquifer may be used for irrigation of the golf course, driving range and other associated landscaping. The total amount of nonpotable water drawn from the high level aquifer that may be used for irrigation of the golf course, driving range and other associated landscaping shall not exceed an average of six hundred fifty thousand gallons per day expressed as a moving annualized average using thirteen to twenty-eight day periods rather than twelve calendar months or such other reasonable withdrawal as may be determined by the Maui County council upon advice from its standing committee on water use. (Ord. 2408 § 2, 1995; Ord. 2132 § 3, 1992)

The following are established as maximum acreages for various land use categories within project district 1 at Manele:

See land zoning map no. L-2613.


(Ord. 2743 § 2, 1998: Ord. 2410 § 2, 1995: Ord. 2132 § 4, 1992: Ord. 1578 § 1 (part), 1986)

Any tract of land for which development is sought in project district 1 at Manele shall be subject to the following standards:

A. Building Setback from Shoreline. There shall be a building setback of at least three hundred feet for property fronting a sand beach and at least ninety feet for property fronting a rocky coastline, except as may be determined by the Lanai planning commission in the exercise of its coastal zone management authority.

B. Shoreline Access.

1. Vertical shoreline access shall be established within the project district. Shoreline access(es) for the general public shall be defined and shall recognize significant existing recreational uses.

2. A lateral shoreline trail shall be established throughout the project district’s coastline. This trail shall provide public access along and parallel to the water’s edge and shall recognize significant existing recreational uses. Open areas on the oceanside of said lateral trail shall, as much as possible, be retained in their natural state.

C. Steep Slopes.

1. “Steep slopes” are defined as lands where the inclination of the surface from the horizontal is twelve percent or greater prior to any grading.

2. A tract master plan shall be provided showing the building envelope, required setbacks, and preliminary drainage plan for each lot within the given tract and shall be reviewed and approved by the planning department during phase III project district review. The planning department may impose mitigative measures to ensure minimum subsidence and erosion on slopes exceeding thirty percent and on portions of the tract which are immediately adjacent to ravines. The tract master plan may include all or any part of the given tract, however phase III approval shall only apply to that part. Prior to the issuance of a building permit for a dwelling on a lot, the grading and erosion control plan for that lot shall be submitted to and approved by the department of public works and waste management, which shall review the final grading plan in accordance with the following criteria:

a. Individual lot drainage shall conform with the approved phase III preliminary drainage plan;

b. Erosion control measures to prevent erosion and sedimentation into the adjoining natural drainageway during construction of the home and exterior improvements shall be specified:

c. A plan shall be submitted for revegetation of all disturbed and exposed slopes. This plan shall show how exposed surfaces will be planted and covered after construction to prevent erosion and sedimentation into the adjoining drainageway; and

d. The planning department may require additional information if deemed necessary to support any request for phase III approval.

D. Dunes. At least ninety-five percent of all such areas shall remain as open space. “Dunes” are defined as ridges of sand which are created by wave and wind action.

E. Bluffs. All such areas shall be permanent open space. Bluffs are land forms having slopes in excess of thirty percent which terminate at the ocean.

F. Ravines and Ravine Buffers.

1. At least ninety-five percent of all ravines shall remain in permanent open space. At least eighty percent of all ravine buffers shall remain in permanent open space.

2. “Ravines” are defined as valleys with sharply sloping walls created by action of intermittent stream waters. Ravine buffer areas are to be shown on the tract master plan and shall be at least equal to ten percent of the mean depth of the lot measured from the top of the ravine wall.

G. Wetlands. Areas such as swamps, marshes, bogs, or other similar lands shall remain as permanent undisturbed open space.

H. Woodlands.

1. No more than sixty percent of existing woodland area shall be cleared. The remaining forty percent shall be maintained as permanent open space which may be enhanced by landscape planting as approved by the planning director.

2. “Woodlands” is defined as areas, including one or more lots, covering one contiguous acre or more and consisting of thirty-five percent or more canopy tree coverage, where (a) trees have a caliper of at least sixteen inches; or (b) any grove of ten trees or more have calipers of at least ten inches. For the purposes of this section, a “grove” is defined as a stand of trees lacking natural underbrush or undergrowth.

I. Other Resources. Areas of important natural, historical, archaeological, or cultural resources or unique physical features, not otherwise mentioned in this section, shall be identified and provisions shall be outlined to preserve or improve said resource or feature.

J. Design.

1. At least twenty percent of the lot area of each development shall be in protected open space. This includes areas defined in this section but does not include roadways, streets, and parking lots.

2. Each building and structure shall be designed by a Hawaii registered architect to conform with the intent of the project district.

3. Primary roadways shall include a parkway feature as part of its design concept. Other roads within the project district may utilize the parkway feature as a design concept.

K. Recreational, Community, and Open Space Facilities.

1. Recreational and community facilities shall be provided.

2. Provision shall be made for continuing management of all recreational, community and open space facilities to insure proper maintenance and policing. Documents to said effect shall be required.

L. Infrastructure. The development shall not burden governmental agencies to provide substantial infrastructural improvements.

M. Landscape Planting.

1. Comprehensive landscaping of the entire development shall be provided including along streets, within lots, and in open spaces.

2. Landscape planting is to be considered as an integral element to be utilized for visual screening, shade, definition, and environmental control. Furthermore, xeriscape planting shall be encouraged and the use of recycled water is to be considered for irrigation purposes.

N. Signage. A comprehensive signage program shall be designed for the total development area and defined to at least include sizes, format, conceptual design, color schemes, and landscaping.

O. Lighting. Lighting shall be established in a manner so as to not adversely impact the surrounding areas including the shoreline and ocean. (Ord. 2410 § 3, 1995; Ord. 2406 § 1, 1995: Ord. 2132 § 5, 1992: Ord. 1578 § 1 (part), 1986)

A. In accordance with section 19.45.050, the applicant shall enter into a unilateral agreement requiring the applicant to develop and coordinate a park access and maintenance program. The program shall provide for the following:

1. Recognition of existing recreational uses;

2. Retention of park ownership by the applicant;

3. Dedication of park use for public purposes in perpetuity; and

4. Proper maintenance of said park, installation of any infrastructural improvements, and assumption of all liability in connection therewith.

B. In accordance with section 19.45.050, the applicant shall enter into the following bilateral agreements:

1. A bilateral agreement requiring the applicant to develop and coordinate a training program for all phases of hotel operations; provided, that development other than hotel or commercial development within the project district may proceed before the agreement has been executed; and

2. A bilateral agreement requiring the applicant to develop and coordinate an affordable housing program for residents of Lanai; provided, that development other than hotel or commercial development within the project district may proceed before the agreement has been executed. (Ord. 1578 § 1 (part), 1986)