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limited to the proposed school use, as opposed to all permitted options if the property were <br /> rezoned to commercial(CV)zoning.This area has historically been developed with Special <br /> Permits rather than rezoning due to the challenges of implementing infrastructure, such as <br /> water supply or road improvements,required for rezoning. Section 25-2-46 (n) of Hawaii <br /> County Zoning Code allows for a waiver of water requirements for concurrency,but it only <br /> applies to areas without a public water system. Since there is an existing county water line <br /> nearby in Highway 130, the waiver would not apply to the subject parcel. Additionally, <br /> there is no established improvement district to provide for surrounding landowners to share <br /> costs for infrastructure improvements. For this reason, the Planning Department supports <br /> a Special Permit rather than a State Land Use boundary amendment and rezoning for the <br /> proposed use. <br /> (B) The desired use would not adversely affect surrounding properties. Most <br /> of the immediately surrounding properties are zoned Agricultural (A-3a) and are over one <br /> acre in size. The area is characterized by a mix of farms, single-family residences, a <br /> commercial center (Orchidland Estates Convenience Center), a church and vacant, <br /> undeveloped parcels. The Orchidland Estates Convenience Center includes a convenience <br /> store and gas station, in addition to Blaine's Drive-In and the Orchidland General Store. <br /> Construction of a new school building in Phase Two will temporarily increase noise, dust, <br /> and traffic and the operation of the school will increase noise and traffic. The closest <br /> dwelling is located approximately 40 feet north of the site. As a condition of approval, the <br /> applicant will be required to provide on-site parking and landscaping buffers in order to <br /> minimize the effects of noise and dust that could be created by the school use upon the <br /> surrounding area.Additionally,in order to address concerns raised by surrounding property <br /> owners regarding existing agricultural uses, conditions will be added to protect the right to <br /> farm. <br /> (C) Such use shall not unreasonably burden public agencies to provide roads <br /> and streets, sewers, water, drainage, school improvements, and police and fire <br /> protection. Currently, there are improvements planned by the State Department of <br /> Transportation for the Kea`au-Pahoa Road (Highway 130) including road widening, <br /> improvement to intersections, and installation of roundabouts and/or traffic signals. A <br /> -4- <br />