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settlements— Kea'au, Hawaiian Paradise Park, and Pahoa—and are meant to provide a <br /> wide range of services and amenities. Kea'au and Pahoa already have a nucleus of <br /> region-serving facilities, so they take on more of the characteristics of a town rather than <br /> a village. Community village centers provide a more limited range of services in smaller <br /> existing urban settlements and subdivisions that are experiencing the greatest rates of <br /> population growth. Community village centers are projected for Volcano, Mountain <br /> View, Kurtistown, Hawaiian Paradise Park, Maku'u, and 'Ainaloa. Neighborhood village <br /> centers serve smaller or more remote communities with relatively small lot sizes. <br /> Neighborhood village centers are projected for Glenwood, Orchidland Estates, Hawaiian <br /> Paradise Park, Hawaiian Beaches, Nanawale Estates, Leilani Estates, and Kapoho. (Puna <br /> CDP at page 3-3 [emphasis added] <br /> The principal tools to reshape future land use in Puna include: (1) land (sic) <br /> pooling to form village centers and grow town centers while preventing sprawl <br /> development; (2) adjustments to County and State tax codes to discourage land <br /> speculation and provide tax relief for long-time homeowners and renters and to provide <br /> an incentive for removing development rights from property; (3) district-wide rezoning <br /> and tighter restrictions on variances from subdivision standards to discourage further <br /> subdivision of properties that are not within designated village/town centers; and (4) <br /> amendments to the County zoning code to discourage excessive lot clearance and <br /> speculative building practices. (Puna CDP at page 3-3) <br /> Applicable Puna CDP Land Use Pattern Goals, Objectives, and Actions on pages 3-3, 3-4 and <br /> 3-5 include the following: <br /> 3.1.1 Goals <br /> a. Puna retains a rural character while it protects its native natural and cultural <br /> resources. <br /> b. The quality of life improves and economic opportunity expands for Puna's <br /> residents. <br /> c. Services and community facilities are more accessible in village/town centers <br /> that are distributed throughout the region, including the underserved <br /> subdivisions that have been experiencing higher levels of development <br /> growth. <br /> d. Exposure to high risk from natural hazards situations is reduced. <br /> 3.1.2 Objectives <br /> a. Implement tools for re-shaping the pattern of future development to prevent <br /> further sprawl, such as land pooling. <br /> b. Develop a typology for existing and proposed village/town centers, including <br /> criteria for their location, scale, uses, and design. <br /> c. Enhance the role of existing and new village/town centers by allowing <br /> expanded commercial uses, facilitating the development of farmers markets <br /> and community gathering places, opportunities for special needs housing, and <br /> -6- <br />