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RTran-TonnuFamilyTrustREZ.c rk.4.1.20 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION TED TRAN/TRAN-TONNU FAMILY TRUST CHANGE OF ZONE APPLICATION (REZ 20-000240) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential— 10,000 square feet (RS-10) to General Commercial—20,000 square feet (CG-20) zoning district for 20,812 square feet of land in order to develop a new, singe-story, 9,500 square-foot warehouse building, including three (3) 720 square-foot food stalls on the Lanihuli Street side. The height of the structure is not expected to exceed forty-five (45) feet, the maximum allowable by the Zoning Code. The applicant is also proposing a seventeen (17)-stall parking lot (including one handicapped stall) to accommodate customer and employee parking and a 10'x40' loading zone. On-site parking and landscaping will be provided as required by the Zoning Code. According to the applicant, the proximity to existing commercial development, visibility and accessibility of this area make this site attractive for food sales for both the local community and students of the nearby Hawai`i Community College and UH Hilo. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County.