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Stacy Higa, Chairman <br /> <br /> and Members of the County Council <br /> <br /> Page 7 <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 /> The proposed use is also not consistent with the Land Use -Industrial (Puna) <br /> course of action which states: <br /> • Industrial-commercial mixed use districts may be 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 area of Pahoa. All <br /> commercial establishments are currently located west of the Keaau-Pahoa Highway, and <br /> the extension of commercial areas across of, or east of the Keaau-Pahoa Highway, would <br /> create a spot or scattered development along both sides of the highway. Because the <br /> property has access only from the highway, all users would have to turn directly in and <br /> out from the highway. Basic access management principles discourage direct access to <br /> commercial sites from busy high-speed through-highways. Any users coming from the <br /> Keaau direction would have to make a lefr-turn into the property. For this reason, the <br /> State Department of Transportation has requested left-turn channelization, avery <br /> expensive improvement. Although there is an existing legal access, the proposed <br /> rezoning would greatly increase the potential traffic. To allow the establishment of the <br /> proposed use would set a precedent for an undesirable land use pattern that would be <br /> contrary to the State Land Use Law and the General Plan. From a land use standpoint, <br /> industrial/commercial areas should be established in close proximity to existing MCX- <br /> 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 azea where <br /> other similaz industrial/commercial uses are established. <br /> The Land Use and Commercial Elements requires that a change of zone request be evaluated <br /> for a particular area in relationship to the following goals, policies, standards and course of <br /> action: <br /> <br />