COM 0798.000 2008-2010 - Laserfiche WebLink

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The Honorable J Yoshimoto, Chairman and Members of the County Council Page 4 the real property tax base will substantially increase. It will provide residents with opportunities to improve their quality of life. The Land Use element of the General Plan also states that urban -type uses shall be developed in areas adequately served by essential services and other infrastructure. These services and infrastructure are vitally important to areas being developed for urban uses. Essential services and infrastructure, which include electricity, sewer, water, and roads, are or can be made available to the site. From the comments received from agencies, various improvements would be required for the development of this project. Therefore, conditions will be included to assure that these services and infrastructure are provided in a timely manner to accommodate the uses proposed in this Project District. With the requirement that the applicant provide these essential services and infrastructure, the granting of this change of zone would not unreasonably burden the public agencies to provide roads and streets, sewer, water, drainage improvements and police and fire protection to accommodate the development of this project. The Zoning Code is one of the tools used to implement the General Plan and is one of the County's primary land use control mechanisms. The Zoning Code sets out the various types of uses allowed by providing for certain zoning districts. In this particular case, the applicant proposes to establish a Project District to provide flexibility in the location of land uses without identifying where these uses would be specifically located on the property at this early stage of development. A minimum of 50 acres is required to establish a Project District. The request meets this criterion as the subject properties are approximately 172 acres in size. The Zoning Code also allows any uses permitted either directly or conditionally in the RS, RD, RM, RCX, CN, CG, CV, or V zoning districts to be permitted in a Project District. With the exception of some of the warehousing and light -industrial uses that the applicant is proposing for the business park, all other proposed uses are consistent with the uses permitted in a Project District. For example, the proposed single-family, multiple -family residential and senior housing uses are considered permitted uses in the RS, and RM districts. Additionally, old age, convalescent, nursing, rest homes and other similar uses are permitted in the CV district. The CV district also allows medical and research laboratories as a permitted use. Medical clinics, offices, restaurants, and other commercial retail uses are permitted in the CN and CV districts. A condition of approval has been included to limit any uses within the Project District to only those uses permitted within the RS, RM; CN and CV districts. Land uses permitted in the RD, RCX, CG and V districts would not be allowed in this Project District. The applicant did not propose uses found in the RD, RCX or V district and land uses permitted in the CG district would not be consistent with the General Plan LUPAG designation and are not appropriate for this location in Hilo. According to the