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Stacy Higa, Chairman <br /> <br /> and Members of the County Council <br /> <br /> Page 3 <br /> The General Plan Land Use Pattern Allocation Guide (LUPAG) Map component <br /> of the General Plan is a representation of the document's goals, policies, standards and <br /> courses of action. It is also a graphic depiction of the physical relationship between the <br /> various land uses. The LUPAG Map establishes the basic urban and non-urban form for <br /> areas within the County. The LUPAG Map designates the area as Urban Expansion Area. <br /> As such, the designation would allow for the proposed use as well as residential uses. <br /> The General Plan is intended to be used as a policy guide for the coordinated growth and <br /> development of all sectors of the County. It sets forth goals, policies, standards and <br /> courses of action to accommodate growth without congestion, to designate and preserve <br /> lands for residential use, commercial and visitor services, industry, agriculture and open <br /> space. Land Use is one of the principle focal points of public concern and policy. The <br /> Land Use element, which also includes a Commercial and Industrial sub-element, <br /> provides the basis for control and guidance of public and private resources. <br /> The request is not consistent with the Land Use -Commercial Development goals <br /> and policies of the General Plan, which state: <br /> • Encourage the concentration of commercial uses within and surrounding a central <br /> core area. <br /> • Provide commercial developments that complement the overall pattern of <br /> transportation and land usage within the island's regions, communities, and <br /> neighborhoods. <br /> In addition, a course of action for the Puna District states: <br /> • Centralization of commercial activities in Pahoa Town, rather than along the <br /> Pahoa By-Pass, to serve the residents of Lower Puna shall be encouraged. <br /> In addition, the proposed use is not consistent with the Land Use -Industrial <br /> (Puna) course of action which state: <br /> • Industrial-commercial mixed use districts maybe provided in appropriate <br /> locations. <br /> As the property is located northeast of the Keaau-Pahoa Highway, the project <br /> would not be a complementary extension of the commercial azea of Pahoa. All <br /> commercial establishments aze cunently located west of the Keaau-Pahoa Highway, and <br /> the extension of commercial azeas across of, or east of the Keaau-Pahoa Highway, would <br /> create a spot or scattered development along both sides of the highway. To allow the <br /> <br />