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illi; � i 4.2 LAND USE The Land Use section of the Kona CDP serves as policy guide for County decisions regarding physical development. It establishes a [phYsisal ]suggested framework for future growth by identifying the County's major policies concerning the type and location of future development in order to meet the goals and objectives of the Kona CDP. 4.2.1 Existing Conditions The County of Hawai'i General Plan Land Use Pattern Allocation Guide (LUPAG) controls long-term land use pattern in this County. Figure 4-4 shows the LUPAG designations for the Kona area. Figure 4-5 simplifies the LUPAG map to show the areas designated for urban development (High Density Urban, Medium Density Urban, Low Density Urban, Industrial, Resort Node, Resort, and University), urban expansion, rural, and open areas (Important Agricultural, Extensive Agricultural, Orchards, Conservation, and Open). The zoning designation is a more detailed control of land use. The zoning and LUPAG should be consistent. For example, for the LUPAG High Density Urban designation, consistent zoning designations include commercial (CG-commercial general, CV-commercial village), multi-family residential (RM), or mixed-use (RCX). Figure 4-6 shows the areas zoned for urban development. The areas on the LUPAG that are designated for urban development or urban expansion (as shown in Figure 4-6), but not currently zoned for urban development, are potential areas for rezoning. Comparing the LUPAG and zoning maps, the amount of potential land available for rezoning far exceeds the amount of land needed to accommodate future growth projections. This excess could encourage a low- density sprawling growth pattern. In fact, this has been the past trend. Kona experienced a significant increase in land development from the mid-1990's to the present. The rate of land consumption exceeded the rate of housing production. In the period between 1995 and 2005, the amount of developed land increased by 3,582 acres at a rate of over 350 acres annually. Developed land increased at a rate of 9% annually, while population increased at a rate of 2.4% annually, and housing units increased at a rate of 5.5% annually. Land in Kona is being developed at a rate that is nearly 4 times population growth and almost 2 times housing unit growth. These land use trends are helping to define Kona's land use policies and strategies: ■ Competing Values for Coastal Land. As a limited and valuable resource in Kona, policies need to balance competing opportunities for environmental protection, economic development, and public open space. ■ Affordable Housing. The quality of the neighborhoods, and housing stock within them, are key indicators of a high quality of life. The insufficient and aging housing stock, and increasing demands for alternative housing types, will continue to be important trends influencing policies. ■ Mixed-Use Developments. There is a growing demand for development that is mixed-use, well- designed, walkable, and higher density. These developments are an important opportunity for redevelopment, infill, and new developments in strategic areas. ■ Public-Private Partnership. The lack of public infrastructure, coupled with the desire to maintain healthy neighborhoods and business areas, support the need for the County to work with the 16