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■ Provide for commercial developments that maximize convenience to its users. <br /> ■ Provide commercial developments that complement the overall pattern of <br /> transportation and land usage within the island's regions, communities, and <br /> neighborhoods. <br /> ■ Commercial development shall maintain or improve the quality of the present <br /> environment through the consideration of visual, access, landscaping, and other <br /> design elements in their development. <br /> ■ Preference shall be given to commercial lands with a reasonably level <br /> topography. <br /> ■ Centralization of commercial activities in Pdhoa Town, rather than along the <br /> Pdhoa By-Pass, to serve the residents of Lower Puna shall be encouraged. <br /> Additionally, the subject property is located within the boundaries of the Pahoa <br /> Regional Town Center in the Puna Community Development Plan (PCDP). The PCDP <br /> further states that commercial development that serves regional uses should be limited to <br /> the "regional town center"boundaries. Commercial development that serves community <br /> village or neighborhood village uses may be located adjacent to a regional town center. <br /> Finally, the PCDP recommended the development of Village Design Guidelines for <br /> Pahoa Town, which were developed and cover the subject property. The existing <br /> community buildings on the property were reviewed against those guidelines and <br /> approved by the Pahoa Village Design Review Committee. A condition of approval will <br /> require any new buildings to be similarly reviewed and approved. <br /> Based on the preceding, the proposed change of zone is consistent with the <br /> General Plan and the Puna Community Development Plan. <br /> The change of zone from RS-10 to a CV-20 zoning district will not result in a <br /> substantial adverse impact upon the surrounding area, community, or region. The <br /> subject, 1.545-acre property is triangular in shape and located southeast corner at the <br /> intersection of Highway 130 and Highway 132. The property has been fully graded and <br /> has been improved with four(4) community buildings related to the Pahoa Community <br /> Center permitted by the County. The applicant proposes to re-purpose some/all of the <br /> existing structures for commercial uses during the first phase of the development. As the <br /> structures have been permitted as community buildings, the Director is recommending a <br /> -3- <br />