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

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zoning in Puna(Shipman Industrial Park,Milo Street in Kea`au,and the former Puna Sugar Mi110, but also recognizes the need for more sites for service-type light industrial uses, including self-storage facilities. However, the demand for these sites closer to the population centers of Hawaiian Paradise Park/Orchidland/`Ainaloa and upper Puna have resulted in Special Permits creating light industrial uses scattered among residential and agricultural lots,rather than planned development.Thus,the CDP proposed that any further industrial/light industrial development should be limited to sites currently designated industrial by the GP LUPAG Map, as well the following areas: a 100-acre site on DHHL property located makai of the Pahoa Fire Station, and area situated generally mauka of Malama Market, and an area along 33rd Street in Hawaiian Paradise Park, from Maku`u in the direction of Kea`au, where several businesses have been created via Special Permit. In 2012, Special Permit request was submitted for the development of a convenience store with a certified kitchen and related improvements on a land area that includes the subject property. At the time, the Planning Director similarly recommended denial of the Special Permit due to the fact that the proposed commercial uses were inconsistent with the GP and CDP due to the property not being located within a designated village center. The Planning Commission disagreed with the Director's recommendation and the `Ainaloa Community Association's testimony in opposition and ultimately approved Special Permit No. 12-132, citing the need for a commercial center in the area and the benefit to the surrounding community of a convenience-type commercial use and a certified kitchen to assist with the provision of warm meals to senior in the area. That Special Permit was revoked in 2018 at the applicant's request and the two lots were subsequently consolidated and resubdivided into four parcels. While the Planning Commission at the time felt that commercial uses were appropriate there, the applicant is currently proposing light industrial uses which, based on the above discussion are inappropriate on this site. Finally, as noted in the application, the Planning Commission has previously approved Special Permits for self-storage facilities within the Puna District: These include Special Permit No. 1015 (John and Jean Vurich) approved in 1998 on a one(1)-acre parcel on 14th Avenue and Kaloli Drive in Hawaiian Paradise Park, Special Permit No. 04-017 (John and Jean Vurich) on the adjacent one (1)-acre parcel in the same area, and Special 11