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on the .property as the parcel has been developed for commercial use with an existing commercial building and parking lot for many years. The entire site has been graded and cleared completely with little vegetation other than along property boundaries. Scenic and Open Space Resources: Scenic views of Reeds Bay Ice Ponds and the shoreline area will not be impacted by the proposed development. The new proposed building will be on the southwest side of the parcel, along Kamehameha Avenue. The property will utilize landscaping to beautifythe parcel and will be designed to avoid scenic view impacts to the shoreline and Reeds Bay as well as screen the development from the shoreline area. No building will exceed 23 -feet in height which is consistent with the surrounding development. Coastal Ecosystems, Marine Resources, Beaches: The proposed project will be developed in accordance with the construction Best Management Practices to minimize adverse impacts to air pollution, sedimentation, erosion, .control stormwater runoff, and wastewater management. A County grading permit via the Department of Public Works, as well as a National Pollutant Discharge Elimination System (NPDES) and Stormwater Pollution Prevention Plan (SWPPP) permit will be required prior to the start of construction. The proposed development will tie into the existing sewer system and will be designed to control potential stormwater runoff. Staff notes that there are two (2) new stormwater drains located on the north side of the property along the roadway which will assist in capturing stormwater runoff from the parcel before it reaches Reeds Bay Ice Ponds. Coastal Hazards: The project site is not a shoreline parcel; however, it is located across the street from Reeds Bay, and is located within the Tsunami Evacuation Zone. Civil Defense sirens are located approximately 550 feet west of the property. If required, an emergency preparedness and response plan -can be created for the proposed development. There are no known hazards on site relating to stream flooding, erosion, or other environmental factors that could create hazards to life and property. The proposed development is consistent with the County General Plan, Hilo Community Development Plan (HCDP), Zoning Code and other applicable ordinances. The General Plan Land Use Pattern Allocation Guide (LUPAG) for the County of Hawaii is a policy document expressing the broad goals and policies for the long-range development of the Island of Hawai'i. The plan was adopted by ordinance in 1989 and revised in 2005. The proposed development is consistent with the General Plan LUPAG Map designation of Industrial (Ind) which includes uses such as manufacturing and processing, wholesaling, large storge and transportation facilities, light industrial and industrial -commercial uses. Staff notes that when the HCDP was drafted, the LUPAG designation identified the subject area as "Resort", however, this designation conflicts with the area's General Plan designation as Industrial. Further, the Limited Industrial zoning of the subject property would be more in line with the surrounding zoning and land use in the are as adjacent properties to the East and across the street to the south are all Industrial zones. Additionally, the adjacent property to the west (Suisan) was approved for a rezoning from V-7.5 to ML -20 in 1981, which was after the HCDP was drafted. The project site is located within an area adequately served with essential services such as water, electricity, and telephone. Wastewater will be connected to the existing County sewer line, and conditions of approval will require the applicant to install and/or