PD Recommendation Report (PL-SLU-2021-000002)

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surrounding area is already a suburban-like environment, being predominantly in residential use with a mix of agricultural uses and one (1) industrial use, a water purification and bottling facility operating via special permit across Mamalahoa Highway from the subject parcel. As the subject property is within an area designated for urban development, the reclassification of the property will not contribute towards scattered urban development and is compatible with the surrounding area and existing uses. There are no severe geological or topographical problems which cannot be properly rectified, or which would render the land unusable.According to the Federal Emergency Management Agency the subject property is designated as Zone 'X", which is an area determined to be outside the 500-year floodplain. The topography of the project site gradually slopes from east to west with an approximately 12% slope. The property is located over four (4) miles from the nearest shoreline and is not situated within the Special Management Area, the tsunami inundation area or evacuation area. As conditions of approval of the concurrent Change of Zone application, all development-generated runoff will be disposed of on site and not directed toward any adjacent properties. All earthwork activity, including grading and grubbing, will conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. Thus, the reclassification meets the standard which states that the lands included within the urban district, "...shall be those with satisfactory topography and drainage and reasonably free from the danger offloods, tsunami and unstable soil conditions and other adverse environmental effects. " The subject property is located within the State Land Use Agricultural District and the County's Agricultural 1-Acre (A-la) zoned district, however it is not considered prime or important agricultural land by the State. Furthermore, the property is not being actively used for agriculture and has been in residential use since 1961. The property is currently developed with two (2) dwellings and related improvements covering the majority of the property's land area. As the subject property is situated adjacent to lands in the State Land Use Agricultural District, conditions of approval will be added related to the Hawai`i Right to Farm Act, HRS Chapter 165, which was enacted to protect farming operations on land in -4-