PD RECOMMENDATION REPORT (PL-SPP-2022-017)

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These concentrations of urban type uses lead to this area within Orchidland Estates Subdivision to be recognized as its commercial hub by the General Plan and as a neighborhood village center by the Puna Community Development Plan (PCDP) which encourages concentrations of commercial uses in this particular area to serve the surrounding community and subdivisions. As the proposed warehouse use supports the applicant's businesses in the commercial center and within Volcano Village (also designated by the PCDP as a village center), the use would be consistent with the intent of the area. (E) The land upon which the proposed use is sought is unsuited for the uses permitted within the district. The proposed use is situated on lands whose soils are classified as "E" or "Very Poor" for agricultural productivity by the Land Study Bureau's Overall Master Productivity Rating. The Department of Agriculture's ALISH map does not classify the subject property as having any agricultural importance. In this case, the land is unsuited for agricultural activities and yet is classified for such uses. (F) The use will not substantially alter or change the essential character of the land and the present use. The existing agricultural warehouse has been utilized on the property for almost 20 years in support of businesses within the Orchidland Estates Convenience Center directly adjacent to the east of the subject property. As this particular section of Orchidland Drive has been utilized as the area's commercial center, the continued use of the warehouse fits the essential character of the land. (G) The request will not be contrary to the General Plan and official Community Development Plan and other documents such as Design Plans. The County of Hawai`i's General Plan is the policy document for the long-range comprehensive development of the island of Hawaii. One of the purposes of the General Plan is to guide the pattern of future development in this County based on long-term goals. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the property and proposed Special Permit area as Medium Density Urban, which allows village and neighborhood commercial and single family and multiple family residential and related functions (multiple family residential -up to 35 units per acre). While -8-