PD Recommendation Report (PL-REZ-2021-000011)

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The change of zone request from an Agricultural-1 acre (A-la)zoning district to a Single-Family Residential-15,000 square feet(RS-15)zoning district conforms to applicable goals,policies and standards of the General Plan. The subject, .992-acre property is irregular in shape, and gradually slopes from East to West with an approximately 12% slope. The subject property is currently improved with one (1) single-family dwelling and one (1) `Ohana Dwelling. The first dwelling with the accessory finished basement living area was constructed in 1961 and the `Ohana Dwelling was constructed in 1992. The property has been utilized for residential use since 1961. The properties immediately to the north and south of the subject property are similarly zoned Agricultural 1-Acre (A-la). Across Mamalahoa Highway to the west, parcels are zoned Agricultural 5-Acres (A-5a). The surrounding area consists mainly of residential uses with a water purification and bottling plant operating via special permit on 6.286 acres of agriculturally zoned land directly across Mamalahoa Highway to the west of the subject parcel. Despite the A-1 a zoning of the surrounding context, there are several A-la zoned lots that are similar in land area as the proposed subdivision and some lots that are even smaller. 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 LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed RS-15 zoning conforms to the LUPAG Map that designates the subject property as Low Density Urban (LDU), which allows for residential uses, with ancillary community and public uses as well as neighborhood and convenience-type commercial uses. The overall residential density may be up to six (6)units per acre. Based on the preceding,proposed RS-15 zoning would effectuate an increase in density that would be consistent with the LDU LUPAG designation. In addition, the proposed RS-15 zoning is consistent with the following Land Use goals,policies, and standards of the General Plan: -2-