PD BACKGROUND REPORT (AMEND REZ-11-146)

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Understandably, while well-intentioned—as evidenced by the efforts made in developing plans and demolishing the family home for the project—the project could not commence within the allotted time. However, as noted above, a lot of unforeseen things happened that made it difficult to do the project. B. Granting of the time extension would not be contrary to the General Plan or Zoning Code. It should be noted that since the site was rezoned,there has not been any significant land use regulatory change in this area. The Hilo Community Development Plan has not been updated, and thus,the only relevant planning policy document still rests with the County General Plan. The proposed request is not contrary to the General Plan's Land Use Pattern Allocation Guide(LUPAG) Map that defines the subject property and its immediately surrounding area for Medium Density uses. The most recent revisions to the General Pian (February 2005)did not make any changes affecting the subject site. The current designation on the LUPAG map is the same as when the subject property was initially zoned RCX-20. There are several commercially-zoned and related uses proximate to the subject site. Most notably,there is a gas station about 200 feet to the north that was rezoned in 1997 from RS-10 to CN-10. There is a property about 100 feet to the south that is zoned RM-4 with several duplex structures. This area is in an area of land use transition,making the residential- commercial zoning(instead of the conventional neighborhood or general commercial zoning)quite appropriate. Concurrently,it would be consistent with the following pertinent provisions of the General Plan Policies: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. ■ The County of Hawaii shall strive for diversity and stability in its economic system. 7