COM 0686.000 2004-2006 - Laserfiche WebLink

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Stacy Higa, Chairman and Members of the County Council Page 3 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The Change of Zone from Open (0) to a General Industrial (MG -15a) zoned district is consistent with the intent and purpose of the goals, policies and standards of the General Plan Energy, Land Use and Economic Elements. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationships among the various land uses. The LUPAG Map establishes the basic land use pattern for areas within the County. The LUPAG Map designates the project site as an Urban Expansion Area. This designation allows for a mix of high density, medium density, and low density urban developments, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. The change of zone from Open (0) to General industrial (MG -15a) will not result in a substantial adverse impact upon the surrounding area, community or region. Located along the east (mauka) side of the Queen Kaahumanu Highway and the Kona International Airport at Keahole, the project site consists of two adjoining parcels approximately 15.643 acres in size. Parcel 36 ("Keahole Generating Station") consists of approximately 14.998 acres, and parcel 37 ("Airport Substation") consists of approximately .645 acres. The project site is currently the site of the HELCO Keahole Generating Station and Airport Substation developed in the early 1970's. Existing facilities include generating turbines, fuel oil storage tanks, switching station and a water treatment facility. The terrain is relatively flat and consists of lava flows, grasses, and low brush. The height of the existing 104 -high exhaust stack was originally permitted within the State Land Use Conservation district, which is under the jurisdiction of the State and not the County. Under the proposed MG district, an industrial structure may be constructed to a height of 100 feet. However, the height of the stack can be allowed as a legal non -conforming use under the Zoning Code.