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J Yoshimoto, Council Chair <br /> and Members of the County Council <br /> Page 4 <br /> 4) Land contiguous with existing urban areas shall be given more <br /> consideration than non-contiguous land, and particularly when indicated <br /> for future urban use on state or county general plans; <br /> 5) It shall include lands in appropriate locations for new urban concentrations <br /> and shall give consideration to areas of urban growth as shown on the state <br /> and county general plans or county community plans or development <br /> plans; <br /> 6) It may include lands which do not conform to the standards in paragraphs <br /> (1)to (5): <br /> a) When surrounded by or adjacent to existing urban development; <br /> and <br /> b) Only when those lands represent a minor portion of this district; <br /> 7) It shall not include lands, the urbanization of which will contribute toward <br /> scattered spot urban development, necessitating unreasonable investment <br /> in public infrastructure or support services; and <br /> 8) It may include lands with a general slope of twenty per cent or more if the <br /> Commission finds that those lands are desirable and suitable for urban <br /> purposes and that the design and construction controls, as adopted by any <br /> federal, state, or county agency, are adequate to protect the public health, <br /> welfare and safety, and the public's interests in the aesthetic quality of the <br /> landscape. <br /> The approval of the reclassification from the State Land Use Agricultural to <br /> the Urban District for approximately one acre will be consistent with Section 205-2, <br /> Chapter 205, HRS and the Land Use Commission Rules,the County General Plan <br /> and the Hawai`i State Plan. The Hawai`i State Plan, County General Plan and Puna <br /> Community Development Plan (CDP) all encourage new urban growth to occur near <br /> existing urban areas where adequate public facilities are already available or can be <br /> provided with reasonable public or private expenditures, and away from areas where <br /> beneficial resources are present such as important agricultural land, natural, historic or <br /> cultural resources. These plans also suggest that communities should be planned to <br /> ensure that adequate support services and facilities are provided to accommodate <br /> population growth. The subject property is located in Pahoa, the largest town in the lower <br /> Puna district, near existing urban areas that are zoned commercial and industrial, which <br /> include Woodland Center, Pahoa Marketplace, and Pahoa Auto Parts. In 2013, <br />