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on the location of the proposed commercial area, modifying the requirement to submit a <br /> Traffic Impact Analysis Report (TIAR), deleting the requirement to construct the <br /> `Awapuhi Street extension and dedicate it to the County, reducing the requirement to <br /> install curbs, gutter and sidewalk improvements along the entire subject frontage of <br /> Kahaopea Street and removing the restriction of the access location on Kahaopea Street. <br /> At the time, the new property owners, Finance Holdings, Ltd., intended to commence <br /> with the neighborhood commercial component of the development and were seriously <br /> reconsidering whether to include a residential component as originally planned. <br /> 5. Ordinance No. 12 111: Change of Zone Ordinance No. 12 111 was approved on August <br /> 10, 2012 to amend several conditions of Ordinance No. 99 116. (see Ordinance <br /> No. 12 111 in P.D Exhibit 2) <br /> STATE AND COUNTY PLANS <br /> 6. State Land Use District: Urban. <br /> 7. General Plan LUPAG Map Designation: Low Density Urban, which allows residential <br /> (overall residential density may be up to six units per acre), with ancillary community and <br /> public uses, and neighborhood and convenience-type commercial uses. <br /> 8. County Zoning: Neighborhood Commercial- 7,500 square foot minimum lot size (CN- <br /> 7.5). The proposed use is permitted in the CN zoning district provided a Use Permit is <br /> secured for such use. <br /> 9. Hilo Community Development Plan: The Hilo CDP, adopted as Planning Commission <br /> Resolution No. 1 on May 21, 1975, identifies the property for residential use. <br /> DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA <br /> 10. Subject Property: The vacant property was formerly used as a nursery and is currently <br /> covered in a variety of non-native trees, shrubs and grasses. There are three road <br /> easements within parcels 35 and 37 that provide access to parcels 03, 30, 32 and 33. The <br /> Palai Stream runs along the east boundary of the subject property. <br /> 11. Surrounding Zoning and Land Uses: There is a single-family dwelling on Parcel 30, <br /> which is an RS-10 zoned lot fronting Kanoelehua Avenue that is surrounded by the <br /> subject property. With the exception of the Puainako Town Center, which is located <br /> -5- <br />