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The Honorable J Yoshimoto, Chairman and Members of the County Council Page 3 The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationships among the various land uses. The LUPAG Map establishes the basic land use pattern for areas within the County. The LUPAG Map designates the project site as an Urban Expansion Area. This designation allows for a mix of high density, medium density, and low density urban developments, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. The change of zone from Project District to the Industrial-Commercial Mixed district will not result in a substantial adverse impact upon the surrounding area, community or region. The Palamanui Project area is bordered by the Queen Ka`ahumanu Highway on the west and Makalei Estates (A-3a) to the east. Vacant lands to the north are owned by the State and zoned A-5a. State lands to the south zoned A-5a are proposed for the development of the University of Hawaii Center of West Hawaii. The University of Hawaii, which owns approximately 500 acres adjacent to the subject property, entered into a MOU (amended April 16, 2004) with the applicant to discuss joint development opportunities, with the applicant providing critical infrastructure for the University's development. The University selected the adjacent parcel as a suitable site for a permanent UH campus in West Hawaii. The MOU addresses the concept of a University Village. Under the agreement, the applicant will develop a . residential/commercial community on its property, with a village town center on both the Palamanui project area and the University's property. All utilities and services are available to the site. Electricity and telephone services and water are available to the site. Police protection is available from the Kealakehe station. The closest fire station is located near the corner of Palani Road and Queen Ka`ahumanu Highway in Kailua-Kona. The Kona Community Hospital is located approximately ten (10) miles south of the project site in Kealakekua. Therefore, conditions will be included to assure that services and infrastructure are provided in a timely manner to accommodate the uses proposed for the Palamanui Project. A self-contained private wastewater collection, treatment and disposal system is proposed for the project. Conditions of approval will be included to mitigate any potential impacts from the development. An Archaeological Inventory Survey was completed by Rechtman Consulting, LLC and finalized in June, 2003. Of the 83 archaeological sites recorded during the