REP PC 005 12/19/2006 2006-2008 - Laserfiche WebLink

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Communication 680 Bill 221 Page 2 of 4 4. Surrounding properties to the northwest and south are zoned A-la, and properties to the east are zoned A-Sa. The area is characterized by mixed residential, agricultural and commercial uses. The adjacent parcel to the southeast was granted a Special Permit on September 2, 2005 to establish a fire station. The Pahoa Market Place, that includes a mix of commercial and industrial uses, is located approximately 1,800 feet southwest of the property on the western side of the Keaau-Pahoa Highway. The Pahoa Market Place property (TMK: 1-5-7:80), was redesignated from an Agricultural District to the Urban District and rezoned from A-la to MCX-20 by Ordinance No. 00 77, effective July 18, 2000. 5. The proposed project would not be a complimentary extension of the commercial area of Pahoa. All commercial establishments are located west of the Keaau-Pahoa Highway. Extending commercial areas east of the Keaau-Pahoa Highway would create spot or scattered development along both sides of the highway. The proposed rezoning would greatly increase traffic potential and would set a precedent for undesirable land use pattern contrary to the State Land Use Law and the General Plan. 6. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area as Urban Expansion Area, and immediately surrounding this area is the Extensive Agriculture designation. The Urban Expansion Area designation would allow the proposed use as well as residential uses. However, the LUPAG designation does not mandate granting of a specific zoning, as it is still necessary to do site-specific analysis. The property is located at the outer fringe of a large urban expansion area. 7. The request is not consistent with the Land Use-Commercial Development goals and Policies of the General Plan, which state: Encourage the concentration of commercial uses within and surrounding a central core area. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. In addition, a course of action for the Puna District states: Centralization of commercial activities in Pahoa Town, rather than along the Pahoa By-Pass, to serve the residents of Lower Puna shall be encouraged. The proposed use is also not consistent with the Land Use -Industrial (Puna) course of action which states: Industrial-commercial mixed use districts maybe provided in appropriate locations. PC Report No. 5