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Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. The Kona Regional Plan, adopted by the Planning Commission in April 1984, designates the area as Residential -4 units/acre (RES 4). Although this suggests that lower density residential developments are appropriate for this area, later planning documents indicate otherwise. The Keahole to Kailua Development Plan, which was adopted as Resolution Number 296-91 by the County Council on April 3, 1991, was guided by an overall goal to develop a mixed residential, commercial, resort, industrial and recreational community, with approximately 8,000 or more residential units. Although the subject property is not within the project area identified in the plan, it is immediately adjacent to its southern boundary, which runs along the north side of Palani Road. Most recently, on June 22, 1998, the State Land Use Commission approved a County of Hawaii Planning Department Petition to amend the State Land Use Boundary from the Agricultural to the Urban District for an area including the subject project site. This affirms that the area of the subject development proposal is suited to urban types of commercial and multiple family residential developments. Therefore, it is determined that the request is consistent with other land use planning documents for this area of North Kona. If the change of zone request is approved, the applicant intends to enter into an agreement with a private developer to develop a multiple -family residential and commercial retail project. It should be noted, however, that the applicant is not proposing a subdivision of the area at this time. The applicant is proceeding with this request for rezoning on the basis of the recent State Land Use Boundary Amendment from the Agricultural to the Urban District and the County's General Plan designation of the area for Urban Expansion. The applicant's request is intended to secure entitlements to position itself for future residential and commercial opportunities. The applicant is seeking Residential—Commercial Mixed Use zoning now to begin site and area wide planning (to be integrated with the applicant's overall master plan), infrastructure planning, and traffic planning. Subsequently, the proposed site plan does not represent a formal proposal but rather was completed for the purposes of assessing environmental impacts and infrastructure requirements. The plan is based on similar commercial developments in the area and is assumed to be representative of future development scenarios. The residential component of the proposed development would consist of over 250 dwelling units, averaging 600 to 800 square feet per unit, located on 14.5 acres of land on the mauka portion of the project area. The applicant intends to provide 325 parking stalls, 2 parks and landscaping buffers within the residential area of the development. The commercial component of the development would consist of approximately 25,000 square feet of single -story inline commercial retail space smd 150 parking stalls located on approximately 3.5 acres on the makai portion of the property,