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<br /> <br /> <br /> <br /> <br /> <br /> * Distribution of commercial areas shall be such as to best meet the demands of <br /> neighborhood, commercial and regional needs. <br /> <br /> Based on the above, we are required to look at the overall picture as to the <br /> appropriateness of the request for a particular location using the above guidelines. <br /> <br /> The proposed change of zone request from Light Industrial (ML-20) to Industrial- <br /> <br /> Commercial Mixed (MCX-20) would allow commercial uses to be established on the <br /> subject property. If approved, commercial uses, as allowable by the Zoning Code, <br /> <br /> could include art galleries and museums, convenience stores, medical clinics, business, <br /> art and vocational schools, offices, retail establishments, theaters and others. Existing <br /> <br /> commercial (CV-10) zoned lands are already centered in Keaau Town at the <br /> intersection of the Keaau-Pahoa Road and the Old Volcano Road, approximately 1,800 <br /> <br /> feet southwest from the subject property, where commercial uses and traffic patterns <br /> have already been established. Existing infrastructure can support commercial <br /> <br /> development at this location. The completion of the New Bypass Road will also have <br /> an impact on the traffic patterns and uses in the area. According to the applicant, the <br /> <br /> Keaau By-Pass Road, upon its completion, would serve as access to the subject <br /> property. The new By Pass Road would, essentially, bisect this area from the existing <br /> <br /> Keaau Town area, where commercial uses are centered. <br /> <br /> Further, if we also look at the Land Use Pattern Allocation Guide (LUPAG) <br /> Map component of the General Plan, which is Industrial, it provides us with a graphic <br /> <br /> depiction of the spatial relationships among various land uses and the expressed policy <br /> statements of the document itself. The LUPAG Map establishes the basic land use <br /> <br /> pattern for areas within the County. Immediately surrounding this area is the Orchards <br /> and Low Density Urban designations. The original zoning reclassification from A-20a <br /> <br /> to the existing ML-20a was justified as a reasonable expansion of industrial activities <br /> associated with the General Plan Industrial designation. When approved earlier this <br /> <br /> year, the existing ML-20 zoning was determined to be consistent with the urban form <br /> depicted for Puna in that it would add light industrial uses serving the Keaau area and <br /> <br /> its surrounding Puna region in close proximity to other industrial zoned districts and <br /> <br /> -4- <br />