REP PC 108 05/05/1998 1996-1998 - Laserfiche WebLink

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The site is located in an azea where impacts to the immediately surrounding areas would not be adversely impacted. Residences along the mauka section of Milo Street will not be affected, as Milo Street is planned to terminate at the by-pass. The other residential community is located within 500 feet of the subject site. The only existing industrial zoned lands in the Puna District aze located off Highway 11 at the Shipman Industrial Pazk, approximately 7 miles from the subject property. Surrounding properties consist mainly of formerly cultivated sugar cane lands, the HELLO power plant, vacant lands, small agricultural operations and residences. To the northeast of the subject property is the existing AMFAC Tropical Products tropical fruits packing facility and papaya puree processing facility. East of the subject property is the old Puna Sugaz Mill operations site, where the old mill operations office is located and where HELLO presently operates a power plant. Across Milo Street to the south is the site of the proposed Greenhouse Specialists' operation which is greenhouse and nursery supply outlet. To the southeast is the existing Pacific Floral Exchange business. Adjacent and to the east of Pacific Floral Exchange is the proposed school site for Hawaii Christian Camping Association. Lands immediately adjacent to and west of the subject property are vacant formerly sugar cane lands. Lands further west and southwest aze primazily in residential uses. Most of the above uses were established by Special Permits or were permitted agricultural and non-conforming industrial (Puna Sugar) activities. Although the existing zoning has been shown to be consistent with the Land Use, Economic and Industrial Elements of the General Plan, upon reviewing this change of zone request, the Planning Director finds that approval would not be consistent with the Land Use and Commercial Elements of the General Plan. The Planning Director, in her background information submitted to the Council, resolves that the subject lands aze more appropriately used for agricultural/industrial uses and that commercial uses could be more appropriately established at the Keaau Town Center where such uses are centered or can be established in the General Plan Urban Expansion azea. From a land use perspective, to allow further higher density commercial uses through the MCX zoning in this General Plan Industrial area. would be inappropriate at this time. Although the Planning Director denied the request for the change of zone, the Planning Commission found that the change of zone would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. The residents of the 8 '/z Mile Camp testified in favor of the development because of the proximity of the business and employment opportunities. Business and landowners in and azound Keaau Town opposed the development because they felt that there should not be any hindrance azound a "by-pass" road because that is the intent of a by-pass road. The by-pass road is being constructed to alleviate the traffic congestion azound the Keaau Town Center, and developing azound the by-pass defeats the whole purpose of the by-pass road. PC Report 108