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

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Permit No. 07-042 (Pahoa Self Storage)in Pahoa Town. While these Special Permits were granted for similar uses in Rural and Medium Density Urban LUPAG designations respectively, they were all issued prior to the 2005 General Plan Update and the adoption of the Puna CDP, thus the goals, policies, and actions articulated in these documents as discussed above did not apply to the Department's/Commission's analysis of the requests. Based on the preceding, the request fails to address the fundamental problems associated with the development of the proposed light industrial business in this particular area, which is the inability to establish an effective land use pattern. Effective land use planning requires a regional perspective towards establishing a proper land use pattern within a given area. The proposed use is not an unusual and reasonable use of land situated within the State Land Use Agricultural District and would not promote the effectiveness and objectives of the State Land Use Law and Regulations and Chapter 205,HRS, as amended. The State Land Use Law and regulations are intended to preserve,protect and encourage the development of lands for those uses to which they are best suited in the interest of the public welfare of the people of the State of Hawaii. In the case of the Agricultural District,the intent is to preserve or keep lands of high agricultural potential in agricultural use. In recognizing that lands within agricultural districts might not be best suited for agricultural activities and yet classified as such, and in recognition that certain types of uses might not be stricly agricultural in nature,yet reasonable in such districts,the legislature has provided for the Special Permit process to allow certain unusual and reasonable uses within the Agricultural district. Historically, the Planning Commission has supported the issuance of Special Permits for community uses like churches, schools,home occupations like bed and breakfasts, and commercial uses that are agricultural in nature, for example farmers markets,veterinary clinics, agricultural tourism operations. These types of land uses are reasonable to allow on agricultural land because they either directly serve as a community benefit, or help sustain the agricultural community, or have relatively minor impacts to agricultural land because they are occurring within an existing dwelling. While the proposed use is unusual in that it is not agricultural in nature,the Planning Commission does not believe the applicant's request is a reasonable use of 12