FINDINGS OF FACT, CONCLUSIONS OF LAW, DECISION AND ORDER (SPP-2021-000005)

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can be considered on a case-by-case basis. This denial recommendation is,in part based on conflicts with the following goals and policies of the General Plan: Land Use-Industrial Element A. Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County B. Industrial development shall be located in areas adequately served by transportation, utilities, and other essential infrastructure. C. Industrial development shall maintain or improve the quality of the present environment. The General Plan indicates that the Community Development Plan (CDP) is intended to implement the broad goals within the General Plan on a regional basis. The CDP should direct physical development and public improvements within a specific area and may contain detailed land use and zoning guide maps, plans for roadways, drainage, parks and other infrastructure and public facilities, architectural design guidelines, planning for watershed and other natural features. The subject property is located within the boundaries of the Puna CDP, which encourages growth within the village and town centers to give residents better access to public and commercial services while preserving natural and cultural resources by limiting the spread of development. The subject property is not situated within an area designated as a village/town center in the Puna CDP. The closest village center (`Ainaloa Neighborhood Village Center) is located over a mile away from the subject property and the next closest (Orchidland Estates Neighborhood Village Center) is located approximately 2.6 miles away from the subject property. Although the property is located across the street from the `Ainaloa Longhouse, which has acted as a community gathering place (with a community center, public park, mailbox area, and volunteer fire facility) the Puna CDP does not designate the area as a Neighborhood Village Center, thus approval of the requested light industrial/commercial use on the subject property will undermine the attempts of the Puna Community Development Plan to establish formal village centers. Furthermore, the Puna CDP was amended in 2011 to include, in part, a section on industrial zoning and uses. Section 5.2.4 of the CDP identifies areas of existing industrial 10