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Stacy Higa, Chairman <br /> and Members of the County Council <br /> <br /> Page 4 <br /> establishment of the proposed use would set a precedent for an undesirable land use <br /> pattern that would be contrary to the State Land Use Law and the General Plan. From a <br /> land use standpoint, industrial/commercial areas should be established in close proximity <br /> to existing MCX-zoned areas. In keeping with these goals, policies and standards, new <br /> industrial/commercial areas shall be developed and established in keeping with the social, <br /> cultural and physical environment of the County. To establish the proposed self-storage <br /> facility and related uses in this area would be contrary to the goals, policies and standards <br /> of the General Plan. The proposed project would be more appropriate in an area where <br /> other similar industrial/commercial uses are established. <br /> Urban Districts shall include lands characterized by "city-like" concentrations of <br /> people, structures, streets, urban level of services and other related land uses. Lands to <br /> the north are zoned Agricultural (A-la). The adjacent property to the north is vacant, and <br /> properties to the east are zoned A-Sa and in agricultural use. The adjacent property to the <br /> south/southeast is zoned A-1 a and is the site of a proposed County fire station. Properties <br /> to the west across the Keeau-Pahoa Road are improved with dwellings and greenhouses. <br /> The land uses in the area are a mix of agricultural and residential uses. The urban area, <br /> with its mix of industrial/commercial mixed uses, is located to the south and southwest of <br /> the project area and is not in close proximity to the project site. <br /> While the property is within the State Land Use Agricultural and County's <br /> Agricultural (A-1 a) zoned district, it is not currently being used for active agricultural <br /> purposes. According to the applicant, there is a 63-year old single-family dwelling on the <br /> property. The dwelling will be moved or demolished prior to the start of construction. <br /> Although the pazcel will not displace existing or potential agricultural activity on the <br /> land, the proposed use is industrial/commercial in nature. The existing <br /> industrial/commercial area is located southwest of the Keaau-Pahoa Highway (The Pahoa <br /> Market Place). Therefore, although the proposed use will not have an adverse effect on <br /> the County's agricultural land inventory, it would create a separate, non-contiguous urban <br /> area with industrial/commercial uses. <br /> The Hawaii State Plan serves as a guide for the future long-range development of <br /> the State and provides a basis for determining priorities and allocating limited resources <br /> such as public funds, services, land, energy, water and other resources. A Land <br /> Resources Priority Guideline states "Encourage urban growth primarily to existing urban <br /> areas where adequate public facilities are already available or can be provided...." The <br /> proposed action to designate lands from the State Land Use Agricultural to the Urban <br /> District would be contrary to this stated guideline. <br /> <br />