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<br /> <br /> <br /> <br /> <br /> <br /> Pete Hoffmann, Chairman <br /> and Members of the County Council <br /> Page 2 <br /> <br /> Street and Kilauea Avenue. <br /> <br /> In order to consider an area for any type of zoning designation, the applicable <br /> goals, policies and standards of the General Plan must be adequately addressed. It is only <br /> through such a comprehensive policy analysis approach that evaluations and decisions <br /> can be made to better time and stage developments to achieve growth determined by the <br /> General Plan and related planning documents. The implications of these evaluations and <br /> decisions must also be considered as they may have an impact on similar areas in the <br /> County. <br /> <br /> The Change of Zone request from a RS-10 to a CG-10 zoned district will conform <br /> to the goals, policies and standards of the General Plan Economic and Land Use <br /> Elements. The General Plan is intended to be used as a policy guide for the coordinated <br /> growth and development of all sectors of the County. The overall goals, policies and <br /> standards are set forth to physically plan the lands in the County in the best interest of the <br /> island's residents. Land use is one of the principal focal points of public concern and <br /> policy. The Land Use element provides the primary basis for direct control and guidance <br /> of publicly and privately owned resources. The request conforms to the goals, policies <br /> and standards of the Land Use - Commercial element of the General Plan. <br /> <br /> The Land Use Pattern Allocation Guide (LUPAG) Map component of the General <br /> Plan is a representation of the document's goals and policies to guide the coordinated <br /> growth and development of the County. It reflects a graphic depiction of the physical <br /> relationship among the various land uses. The LUPAG Map establishes the basic urban <br /> and non-urban form for areas within the County. The project area is designated High <br /> Density Urban, which includes General Commercial, multiple-family residential and <br /> related services. Thus the requested General Commercial zoning conforms to the <br /> LUPAG map for this area. <br /> The State Land Use designation for the property is Urban. The property is <br /> unclassified by the Land Study Bureau's Productivity Rating. The Hilo Community <br /> Development Plan (CDP) adopted in 1975 designates the area as RM 4. Land uses in the <br /> immediate area include a mix of residential and commercial uses. Surrounding properties <br /> are zoned CG-10 to the north (site of Subway and various restaurants), CG-20 diagonally <br /> across the project site (Lanikaula Professional Center), and Open (State Forestry facility <br /> across Kilauea Avenue to the east. The adjacent property to the south is zoned RS-10 and <br /> improved with a single-family dwelling. There are various commercial establishments on <br /> Kilauea Avenue north of the project site. The proposed change of zone would <br /> complement the existing land uses in this area and will provide for an orderly <br /> development of the area. <br />