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Stacy Higa, Chairman <br /> and Members of the County Council <br /> <br /> Page 9 <br /> • Industrial-commercial mixed use districts shall be provided in appropriate <br /> locations. <br /> Based on the above, the appropriateness of the request for a particular location <br /> must be evaluated using the above guidelines. Although the applicant specifically plans a <br /> self-storage facility, the proposed change of zone request from Agricultural (A-la) to <br /> Industrial-Commercial Mixed (MCX-1 a) would allow a wide range of commercial uses to <br /> be established on the site, such as gas stations, supermarkets, other retail establishments, <br /> convenience stores, medical clinics, theaters and others. This is not a situation where a <br /> few potential uses might cause problems. Abroad range of uses allowed in the MCX <br /> district could potentially generate substantial traffic. Existing commercial zoned lands <br /> are already centered in Pahoa Town approximately one mile from the subject property, <br /> where commercial uses and traffic patterns have already been established. <br /> Existing zoning would allow self-storage facilities in the Shipman Business Park <br /> and on Milo Street. The Planning Commission also recently voted to allow the expansion <br /> of an existing self-storage facility under a Special Permit in Hawaiian Paradise Park. <br /> Existing infrastructure cannot support commercial development in this area east of <br /> the Keaau-Pahoa Highway. Industrial-commercial uses at this location would create an <br /> increase in cross-highway movement and traffic congestion. The Department of <br /> Transportation (DOT) has requested a Traffic Impact Analysis Report for their review <br /> and approval, and has recommended the channelization of the access intersection, street <br /> lighting at the driveway intersection, highway improvements provided at no cost to the <br /> State, and a left turn channelization lane. In addition, the DOT has recommended that the <br /> applicant participate in a prorata share of future highway impacts and improvements and <br /> the installation of guardrails providing protection from highway traffic. Thus, extensive <br /> improvements would be required prior to the establishment of the proposed uses. <br /> At this time, industrial-commercial uses could be more appropriately established <br /> in closer proximity to Pahoa Town on the western side ofKeaau-Pahoa Highway where <br /> such uses are already in existence. Therefore, from a land use perspective, to allow <br /> further higher density industrial-commercial uses through the MCX zoning in this area <br /> would be inappropriate at this time <br /> Allowing this change of zone would undoubtedly serve as a precedent for future <br /> rezonings for commercial and light industrial uses on the Keaau-Pahoa Highway in the <br /> LUPAG Urban Expansion areas. The area designated Urban Expansion Area is over two <br /> miles long. <br /> <br />