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5501 (consolidation and resubdivision) approved on January 23, 1987 which shows a <br />connection with Nichols Road and the Old Volcano Road. <br />The property is zoned RS -10, which is the original zoning for the site when the <br />zone district maps were adopted in 1967. Immediately adjacent properties are zoned RS- <br />10 and in single - family residential use. There is a single - family dwelling immediately <br />adjacent to the property to the northeast (towards Hilo) and northwest. CV -zoned <br />properties are located further east (Hilo side) of the site, across the Old Volcano Road. <br />Across Nichols Road to the west/southwest (towards Volcano) is a property owned by <br />Hawaiian Telcom, improved with a building, unoccupied and zoned ML -20. The ML -20 <br />zoning is the original zoning for the Hawaiian Telcom site. Properties across Highway 11 <br />are zoned RS -20 and in residential uses. <br />The proposed change of zone request would not be consistent with the Land <br />Use and Commercial Elements of the General Plan. The existing zoning has been <br />shown to be consistent with the Land Use Single - Family Residential element of the <br />General Plan. However, the request would not be consistent with the Land Use <br />Commercial Elements of the General Plan. Land use is one of the principal focal points <br />of public concern and policy. The Land Use Element provides the primary basis for <br />direct control and guidance of publicly and privately owned resources. It is also intended <br />to be used as a policy guide for the coordinated growth and development of all sectors of <br />the County. It sets forth goals, policies, standards and courses of action to accommodate <br />growth without congestion, to designate and preserve the lands needed for residential use, <br />commercial and visitor services, industry, agriculture and open space. It also serves as <br />the guide to coordinate these uses with the County's service and circulation systems. <br />Likewise, the Land Use Element includes a Commercial Development aspect that <br />requires the same consideration. The Land Use and Commercial Elements require an <br />evaluation of a change of zone request for a particular area in relationship to the <br />following goals, policies, standards and course of action: <br />-2- <br />