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i i I I I Maile David, Council Chair and Members of the County Council County of Hawaii Page 3 Land Use - Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities. " 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 project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial uses, and industrial-commercial uses, therefore the requested change of zone to an MCX-20 district conforms to the LUPAG Map. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. Based on the preceding, the proposed MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. MCX rezonings in the area include: • TMK: 2-2-035:001; 103, Ordinance No. 09 92 effective September 2, 2009, for change of zone from RS-10 to MCX-20. • TMK: 2-2-35: 63, Ordinance No.06 145 effective November 28, 2006 for change of zone from RS-10 to MCX-20. • TMK: 2-2-037: 041, Ordinance No.04 5, effective January 15, 2004 for change of zone from RS-10 to MCX-20. Despite the 1975 Hilo Community Development Plan's suggested residential designation, this area is transitioning to commercial and light industrial uses. Land uses in the immediate area are a mix of commercial, industrial and residential uses. The property is bordered to the north and west by residential properties zoned Single-Family Residential-10,000 square feet (RS-10). The area fronting Kekuanao`a Street is a mix of residential, commercial, and limited industrial including a gas station immediately adjacent and east of the subject site, thus the proposed change of zone would be consistent with the zoning/land uses in the area.