PD Recommendation Report (PL-REZ-2021-003) (002)

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(ial) and Low Density Urban (ldu)by the General Plan LUPAG map, the Planning Director has determined that the subject parcel is situated entirely within the Low Density Urban LUPAG designation, given the existing surroundings and the broad-brush nature of the LUPAG map. The ldu designation includes residential, with ancillary community and public uses, and neighborhood and convenience-type commercial uses; overall residential density may be up to six units per acre. While the proposed FA-2a zoning is an agricultural zoning designation, it is also consistent with the ldu LUPAG designation, as indicated in the definition of FA zoning found in the Zoning Code. Surrounding land uses are generally rural and/or agricultural in nature, with a mix of dwellings and active farms. Properties directly adjacent to the subject property are zoned A-20a, as are most parcels to the north and west.Nearby parcels to the south and east of the subject property are zoned A-1Oa, A-la and RS-10, however,most of these lots are non-conforming in size because they were created prior to the establishment of the Zoning Code,thus there are other lots in the vicinity that are similar in size to the proposed lots. The U.S. Department of Agriculture (U.S.D.A.) soil survey identifies soils on the property as Hilo hydrous silty clay loam,with 0 to 10 percent slopes. The Agricultural Lands of Importance to the State of Hawai`i (ALISH) map indicates mostof the property is identified as"Prime Agricultural Land" and the Land Study Bureau's Detailed Land Classification System largely identifies soils of the property as "C" or"Fair" soil for agricultural productivity. A concern in allowing a rezoning of agricultural land that creates smaller lot sizes is that this will reduce the potential use of the land for productive agriculture by fragmenting the land into areas too small to be farmed on a commercial scale. While a few crops can be intensively cultivated on very small acreage,usually these crops have a very limited market. Reducing the size of the lots can reduce the range of potential agricultural uses and the range of market opportunities for those crops. However, in this particular situation, the subject parcel is entitled with three (3) dwellings, from a practical standpoint,the same land area will be utilized for dwellings and the proposed rezoning and subdivision will not result in the creation of additional residential structures. -4-