COM 0944.000 2008-2010 - Laserfiche WebLink

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The Honorable J Yoshimoto, Chairman and Members of the County Council Page 2 The change of zone request from A -3a to FA-1 a will conform to, among others, the Land Use element and Land Use Pattern Allocation Guide (LUPAG) Map of the General Plan. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The Land Use- Agriculture element of the plan seeks to protect and maintain important agricultural lands from urban encroachment. However, the subject property is not classified as important agricultural land and has not been in agricultural use since it was cultivated for sugar. In fact the LUPAG Map, which establishes the basic urban and non -urban form for areas within the County designates the subject property as Low Density Urban which allows for residential uses with an overall density of up to six units per acre, ancillary community and public uses, and neighborhood and convenience -type commercial uses. The purpose of the Family Agricultural district, according to the Zoning Code, is to provide for a blend of small -scale agricultural operations associated with residential activities which may be characterized by farm estates, small acreage farms, or subsistence lots in areas where public services and infrastructure are appropriate to support the very low density residential needs of the community and where a substantial number of surrounding parcels are less than five acres in size. Surrounding properties are similarly zoned A -3a and consist of agricultural uses, scattered dwellings and vacant lots. Further north are properties zoned A -la, RS -7.5, RS -10, RS -20 and CN -10. Based on the above, a change of zone to the FA district classification is appropriate in this area and the request is consistent with the General Plan. All essential utilities and services are available to the site. Access to the property is from Alaloa Road, which is a 16 -foot paved two -lane County road within a 40 -foot right -of -way. The City of Hilo Zone Map designates Alaloa Road as a 60 -foot right -of -way. Therefore, a condition of approval will require the applicant to convey a 10 -foot wide future road widening lot to the County prior to final subdivision approval.