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Maile David, Council Chair and Members of the County Council County of Hawai`i Page 4 February 10,2022 Surrounding land uses are generally rural and/or agricultural in nature, with a mix of dwellings and active farms. Properties directly adjacent to the subject property are zoned A- 20a, as are most parcels to the north and west. Nearby parcels to the south and east of the subject property are zoned A-10a, A-la and RS-10, however, most of these lots are non- conforming in size because they were created prior to the establishment of the Zoning Code, thus there are other lots in the vicinity that are similar in size to the proposed lots. The U.S. Department of Agriculture (U.S.D.A.) soil survey identifies soils on the property as Hilo hydrous silty clay loam,with 0 to 10 percent slopes. The Agricultural Lands of Importance to the State of Hawai`i (ALISH) map indicates mostof the property is identified as "Prime Agricultural Land" and the Land Study Bureau's Detailed Land Classification System largely identifies soils of the property as "C" or "Fair" soil for agricultural productivity. A concern in allowing a rezoning of agricultural land that creates smaller lot sizes is that this will reduce the potential use of the land for productive agriculture by fragmenting the land into areas too small to be farmed on a commercial scale. While a few crops can be intensively cultivated on very small acreage,usually these crops have a very limited market. Reducing the size of the lots can reduce the range of potential agricultural uses and the range of market opportunities for those crops. However, in this particular situation, the subject parcel is entitled with three (3) dwellings, from a practical standpoint, the same land area will be utilized for dwellings and the proposed rezoning and subdivision will not result in the creation of additional residential structures. Furthermore, while three (3) lots will be created and two (2) of the lots will be conveyed to family members for estate planning purposes, the applicants and their children intend to continue and expand agricultural activities on the resulting lots. These activities include an established banana farm, over 80 avocado trees, a palm nursery, and existing equestrian activities. The applicants also propose to develop an exotic tree orchard on one of the proposed lots. In an effort to ensure the retention of as much land area as possible for existing and potential agricultural uses, the Planning Director is recommending a condition of approval prohibiting a second dwelling and/or a Condominium Property Regime (CPR) on each lot resulting from the proposed subdivision. This condition will require that restrictive covenants be included in the deeds of all the proposed lots for the subdivision prohibiting second dwelling units to preserve the residential/agricultural ambience of the area. The proposed rezoning area is situated within the Hamakua Community Development Plan (HCDP) planning area and further designates it in an Agricultural area outside of a designated Urban Growth Boundary area and outside any designated Rural areas. According to the HCDP, Agricultural areas outside the Urban Growth Boundary and outside designated Rural area should be preserved for agricultural uses, open space, scenic viewsheds, and natural beauty. Development and use of properties in the Agricultural area shall be limited to agriculture, related economic infrastructure and cottage industries,