PD RECOMMENDATION REPORT (PL-REZ-2021-000008)

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If the subject change of zone application is approved, the applicant requests revocation of the existing Use Permit and conceptually plans to develop the property in two (2)phases, the first of which will include the adaptive re-use of three (3) existing structures on the property for commercial purposes in the near term. The second phase would include the removal of the existing structures on the property and the development of a new,mixed-use medical, retail, and office complex consisting of a single-story, 13,520 square foot structure, 46 parking stalls (including two ADA stalls) and related improvements. The applicant envisions the projected uses to be approximately 70% of the structure for medical and office uses with 30%targeted for retail uses. 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. The change of zone request from an RS-10 to a CV-20 zoning district conforms to applicable goals, policies and standards of the General Plan and the Puna Community Development Plan (CDP). The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The request to change the zoning to a CV-20 district conforms to the LUPAG Map, which designates the property and the surrounding area encompassing the Pahoa Town area to the northwest as Medium Density Urban,which allows single-family and multiple-family residential and related functions (overall residential density may be up to 35 units per acre), and village and neighborhood commercial uses. In addition to being consistent with the LUPAG Map, the request would also support the following goals, policies, and courses of action of the General Plan Land Use and Economic elements: ■ Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. -2-