PD RECOMMENDATION REPORT (PL-SPP-2022-015)

Home

(F) The use will not substantially alter or change the essential character of the land and the present use. The proposed use has occurred on the property for approximately 15 years one areas that have already been built out with existing residential structures, including a dwelling,pool, covered tennis court, driveway, and parking area. An increase in traffic to the property will occur but with mitigating factors such as adequate on-site parking and continued efforts by the applicant to encourage clients to drive respectfully,the traffic is not expected to change the character of the land. The current agricultural uses on the remaining area will not be affected by the proposed use. Thus, the proposed use will not substantially alter or change the essential character of the land or its present use. (G) The request will not be contrary to the General Plan,Hilo Community Development Plan (CDP) and other documents such as Design Plans. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The property is located in an area identified as Rural in the General Plan. This category includes existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component. Typical lot sizes vary from 9,000- square feet to two acres. These subdivisions may contain small farms,wooded areas, and open fields as well as residences. Allowable uses within these areas, with appropriate zoning, may include commercial facilities that serve the residential and agricultural uses in the area, and community and public facilities. The Rural designation does not necessarily mean that these areas should be further subdivided to smaller lots. Most lack the infrastructure necessary to allow further subdivision. As the proposed project is a commercial facility that serves the residential uses in the area, the request will not be contrary to the LUPAG Map designation for this area. Additionally, the approval of the subject request would support the goals and policies of the Land Use and Economic elements of General Plan. -6-