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<br /> <br /> <br /> <br /> <br /> <br /> Honorable Spencer K. Schutte, Chairman <br /> and Members of the County Council <br /> Page 2 <br /> <br /> The requested zone change conforms to the General Plan Land <br /> Use Pattern Allocation Guide (LUPAG) Map, which the Director <br /> recommended for designation as Resort. The development of <br /> the proposed project would be consistent with the Hawaii <br /> County General Plan. The Resort area includes uses such as <br /> hotels, condominium-hotel (condominiums developed and/or <br /> operated as hotels), and supporting services. Resort <br /> developments are intended to satisfy the needs and desires <br /> of both visitors and residents. Such areas have basic <br /> amenities and attributes which support visitor <br /> accommodations and related facilities. Another factor of <br /> major importance is the recreational facilities available to <br /> visitors. In the General Plan, the Waiakea Peninsula is a <br /> designated Intermediate Resort Area. <br /> In order to consider an area for any type of zoning <br /> designation, the applicable goals, policies and standards of <br /> the General Plan must be adequately addressed. It is only <br /> through a comprehensive policy analysis approach that <br /> evaluations and decisions can be made to better time or <br /> stage developments to achieve quality growth. The <br /> implication of these evaluations and decisions must also be <br /> considered as they may have an impact on other similar areas <br /> in the County. <br /> The proposed request from a change of zone from the existing <br /> open (O) to a Resort (V5.5) is consistent with the County <br /> of Hawaii's General Plan's goals, policies and standards as <br /> follows: <br /> The proposed zoning changes and resultant land <br /> development proposal would be in keeping with the <br /> Economic Element goals and policies. The new <br /> commercial space and restaurant use will provide for an <br /> expansion of business activities which will help to <br /> diversify and stabilize the County's economy. This <br /> expansion is slated to occur in an existing Resort <br /> area. <br /> The petitioner will be constructing all facilities in <br /> accordance with the requirements of Chapter 27, "Flood <br /> Control" of the Hawaii County Code, thus the project <br /> will comply with the Flood Control and Drainage <br /> Element goals, policies and standards. <br /> Having survived the major tsunamis hitting the Waiakea <br /> Peninsula, the Ice House Building is in a sense <br /> "historic" although the building is not designated as <br /> such on the National or State Register of Historic <br />