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0 <br />What is build -.out? <br />Build -out is the state of the planning area when all currently permit- <br />ted development, plus the expected balancing land uses and infra- <br />structure are in place. In Puna, that means a house on every lot and <br />all the other uses and infrastructure that can be expected to be needed <br />by that population. <br />Why do we need to plan for build -out? <br />1) Infrastructure financing schemes, such as TIF , impact fees, or <br />improvement districts require a comprehensive plan before the <br />money can be spent (although sometimes the money can be collected, <br />and part of it used to prepare the plan, which must be approved be- <br />fore the infrastructure can be put in).. A comprehensive plan, by <br />definition, roust show how infrastructure will be supplied to all cur- <br />rently permitted development in the planning area. <br />2) Planning for build -out saves public money. 'There are two main <br />"police" powers -required of government: <br />A. public health and safety, and <br />B. prudent management of the public purse. <br />A gives government the responsibility to set the codes and stan- <br />dards that make infrastructure a requirement. B requires government <br />to plan ahead so that infrastructure money is spent wisely and for the <br />most efficient result. <br />If we do not plan for build -out, we are much more likely to have <br />*o re -do our infrastructure improvements again and again because <br />they turn out to be in the wrong place, or not big enough, or installed <br />before something else that should have come first. <br />3) By planning early, we can lower our potential environmental im- <br />pact and thereby substantially lower our infrastructure costs. <br />