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The Honorable Chairman Holeka Goro Inaba and Members of the County Council County of Hawaii December 24, 2024 Page 3 Based on the reasons provided and given the recent acquisition of the property by TFB for a different development than was previously envisioned by the previous owner, it is determined that the non-performance on timed conditions was not the result of the current applicant's fault or negligence. Granting of the proposed amendment would not be contrary to the General Plan, Community Development Plan or Zoning Code. 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 proposed request continues to conform to the LUPAG Map, which designates the property as Medium Density Urban (mdu) and allows for village and neighborhood commercial and single family and multiple family residential and related functions (multiple family residential up to 35 units per acre). The time extension request will continue to support establishment of a commercial zoning and use that is consistent with the Medium Density Urban form depicted on the LUPAG Map. Therefore, it is determined that the request is consistent with the LUPAG Map for this area of Hilo. Further, the time extension request conforms to the following goals and policies of the General Plan Land Use Element: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. The Hilo CDP, adopted by Resolution No. 1 on May 21, 1975, identified the area as targeted for residential expansion, in the categories of RS, RM and PUD; however, this area is transitioning to commercial uses, with several properties along Ponahawai Street and Komohana Street having been rezoned to commercial zoning designations over the past four decades.