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<br /> <br /> <br /> <br /> <br /> <br /> activities. At this time, we believe, that the subject lands are more appropriately used <br /> <br /> for agricultural/industrial uses and that commercial uses could be more appropriately <br /> established in the Keaau Town Center where such uses are centered or in the future, <br /> <br /> can be established in the General Plan Urban Expansion area. Therefore, from a land <br /> use perspective, to allow further higher density commercial uses through the MCX <br /> <br /> zoning in this General Plan Industrial area, would be inappropriate at this time. <br /> Since 1971, the area of the old Puna Sugar Mill has been designated as an <br /> <br /> Industrial Area. During the 1989 General Plan Comprehensive Review, the Industrial <br /> Area designation was expanded by redesignating lands in the vicinity from Intensive <br /> <br /> Agricultural and Orchards to Industrial. This area was considered for industrial <br /> expansion as a variety of Industrial uses have been established in the vicinity through <br /> <br /> the Special Permit process. At that time, the County had determined that the industrial <br /> designation would promote and encourage additional utilization of the area. Also in <br /> <br /> 1989, it was observed that traffic patterns already indicated tremendous movement <br /> across the Puna-South Hilo District boundary. To facilitate this growth, during the <br /> <br /> 1989 General Plan review, the lands on the eastern side of the existing Keaau urban <br /> <br /> area were redesignated from Orchards and Urban Expansion to Low Density Urban. <br /> Likewise, the lands to the west and southwest side of Keaau Town were redesignated <br /> <br /> from Orchards to Urban Expansion. The center of Keaau Town is designated Medium <br /> Density Urban. These existing, Low Density Urban, Medium Density Urban and <br /> <br /> Urban Expansion areas can more appropriately accommodate commercial development <br /> for the area. <br /> <br /> Finally, in July 1994, the State Land Use Commission approved a boundary <br /> amendment for the Office of Slate Planning from an Agricultural to Urban district for <br /> <br /> approximately 660 acres of land owned by W.H. Shipman, Ltd. The subject property <br /> is located within close proximity to the newly designated Urban lands surrounding the <br /> <br /> Keaau Town area, which would accommodate W.H. Shipman's master plan for Kcaau <br /> which would include a mix of commercial, industrial, residential, parks and open space <br /> <br /> and public facilities. As such, the project site is situated within close proximity to <br /> <br /> -5- <br />