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Maile David, Council Chair and Members of the County Council County of Hawaii Page 4 In 2016 the Banyan Drive Hawai`i Redevelopment Agency (BDHRA) produced a concept plan for.the Banyan Drive area which included the Hilo Iron Works site. That plan, which was vetted by both the public and private sectors and approved by the agency, identified the project site as "commercial/industrial". The requested change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. The Land Use Pattern Allocation Guide, (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The subject area is designated Industrial (ind). The General Plan states the Industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial and industrial-commercial uses. The applicant's proposed rezone request to the Industrial-Commercial Mixed Use zoning district is consistent with the LUPAG "Industrial" zoning designation for the project site. The revision to the Zoning Code, completed in 1996,. incorporated the concept of mixed-use zones to allow compatible commercial uses to mix with light industrial uses. Mixed use light industrial and commercial zones may include, but are not limited to, wholesale, retail, office uses and personal and business services which align with the current uses of the project site. Mixed use zones are appropriate in areas of economic transition, such as light industrial areas that are in demand as sites for commercial uses, and older residential areas needs as sites for more intensive development. The proposed change of zone would complement the existing land uses at the project site as well as the future development plans for Banyan Drive and Hilo Urban areas. The project site is bounded to the south and east by the Wailoa River which empties into Hilo Bay, crossing Kamehameha Avenue. To the west of the project site is a 1.89-acre parcel owned by the State of Hawai'i (Division of Aquatic Resources) that has been developed with buildings, parking, and fencing that is within the Urban State Land Use District and within the County of Hawai`i Open zoning district. West of the DAR facility is the Wailoa River State Park. The majority of the parcels surrounding the project site are within the State Land Use Urban District, are zoned "Open" within the County zoning district and designated as "Open" within the General Plan LUPAG map. The proposed request will result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare. When considering any request to change the zoning district of a property, the Director shall consider the purpose of the existing and proposed zoning district and the purpose of the