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Stacy Higa, Chairman <br /> <br /> and Members of the County Council <br /> <br /> Page 6 <br /> Surrounding properties to the northwest and south are zoned A-1 a, and properties <br /> to the east aze zoned A-Sa. The area is chazacterized by a mix ofresidential, agricultural <br /> and commercial uses. The adjacent pazcel to the southeast (TMK: 1-5-7: l7) was granted <br /> a Special Permit on September 2, 2005 for the establishment of a fire station. The Pahoa <br /> Agricultural Park, Phase II is located south east of the property and includes a mix of <br /> residential and agricultural uses. The Pahoa Market Place, which includes a mix of <br /> commercial and industrial uses, is located approximately 1,800 feet southwest of the <br /> property on the western side of the Keaau-Pahoa Highway. This property, identified as <br /> TMK: 1-5-7: 80, was redesignated from an Agricultural to the Urban district and rezoned <br /> from A-1 a to MCX-20 by Ordinance No. 00 77 effective July 18, 2000. <br /> The General Plan Land Use Pattern Allocation Guide (LUPAG) Map component <br /> of the General Plan is a graphic representation of the document's goals, policies, standards <br /> and courses of action and depicts the physical relationship between the various land uses. <br /> The LUPAG Map establishes the basic urban and non-urban form for areas within the <br /> County. The LUPAG Map designates the area as Urban Expansion Area, and <br /> immediately surrounding this areas is the Extensive Agriculture designation. The Urban <br /> Expansion Area designation would allow for the proposed use, as well as residential uses. <br /> However, the LUPAG designation does not mandate that a specific zoning be granted. It <br /> is still necessazy to do asite-specific analysis. The LUPAG is a broad-brush guide to land <br /> use patterns. This property is at the outer fringe of a large urban expansion azea. <br /> The request is contrary to the Land Use goals and policies of the General Plan. <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, standazds 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 sunrounding a central <br /> core area. <br /> <br />