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<br /> <br /> <br /> <br /> <br /> <br /> Also, in 1989, it was observed that traffic patterns already indicated tremendous <br /> movement across the Puna - South Hilo District boundary. Keaau is in close proximity <br /> <br /> to the City of Hilo and has an excellent transportation link via the Volcano Highway- <br /> Kanoelehua Avenue. In addition. Keaau provides a natural focal point provided by the <br /> <br /> highway system that could result in the concentration of additional goods and services <br /> at Keaau. To facilitate this growth, also during the 1989 review, the lands on the <br /> <br /> eastern side of the existing Keaau urban area were redesignated from Orchards and <br /> Urban Expansion to Low Density Urban. Likewise, the lands to the west and <br /> <br /> southwest side of Keaau Town were redesignated from Orchards to Urban Expansion. <br /> Areas further to the east of the subject property are designated Intensive Agricultural <br /> <br /> and other surrounding areas are Orchards. Lands to the west are designated Low <br /> <br /> Density Urban. (See Exhibit C - General Plan Map for Keaau Area) <br /> 13. Zoning: Light Industrial (ML-20). The proposed Industrial-Commercial Mixed <br /> <br /> (MCX-20) district is a new designation that was included in the new Zoning Code, <br /> which was adopted on December 7, 1996. (See Exhibit D - Excerpts from Zoning <br /> <br /> Code, Division 13, for permitted uses in INIL and bICX) <br /> 14. SMA: Not applicable. <br /> <br /> 15. LUC Docket No. BR93-699 (LUC No. 884): In July 1994, the State Land Use <br /> Commission approved a petition filed by the Office of State Planning for a boundary <br /> <br /> amendment from Agricultural to Urban District for approximately 660 acres of land <br /> <br /> owned by W.H. Shipman, Ltd. The newly designated Urban lands, located within the <br /> vicinity of the subject property, would accommodate W.H. Shipman's master plan for <br /> <br /> Keaau and include a mix of commercial, industrial, residential, parks and open space <br /> and public facilities. (See Exhibit E) <br /> <br /> DESCRIPTION OF PROPERTY AND SURROUNDING AREAS <br /> 16. Subject Property: The entire property is approximately 31.276 acres in size and is <br /> <br /> vacant and overgrown with California, Guinea grass and sugar cane. The site is <br /> rectangular shaped and relatively level with a slight grade to the east. Several paved <br /> <br /> <br /> <br /> -5- <br />