PD Background Report (PL-SMA-2022-000023)

Home

factor in such wide-ranging estimates. Because the value of the home may exceed $500,000, this special management permit is sought. Since there is no contemplated commercial use of the property, no activity or operation of the proposed use can or will be valued. E. State/County Plans affecting the subject request. General Plan designation, Special Management Area and Community Development Plans. General Plan designation: County zoning provides that the HPP sub-division is Agricultural— 1 acre(A-la). The state land use designation is agricultural. Despite the agricultural assignment, nearly all of the property in the shoreline management area of HPP is residential built upon property of less than one acre. (See Exhibit F, Puna District Zone Map.) Special Management Area: This property is subject to a Special Management Area designation because the subject property is on the shoreline and the residential build may cost more than $500,000. In compliance with the SMA requirements applicants provide following Section P a detailed explanation as to environmental protections, shoreline setbacks, land disturbance and site preparation, and utilities placement. Community Development Plans: The Puna Community Development Plan (hereinafter referred to as "the Plan") was adopted by the County Council on September 10, 2008. HPP is part of this Community Development Plan. This 92-page Plan provides a balanced approach to development within Puna. As noted in the Plan: "While most of these subdivisions are on agricultural-zoned lands,the actual use of developed lots is predominantly residential. As in-fill residential development continues, it will be more difficult for existing small-lot agricultural uses to remain viable due to complaints from neighbors about nuisance effects of agricultural operations and potential increases in crop theft or vandalism." Pg. 1-5 It should be pointed out that there is little to no agricultural use within HPP, and there is no agricultural use near the subject property. The Community Development Plan also notes that the haphazard development throughout Puna has created openings in the rain forest that promote the spread of invasive, non-native species, which has changed the soil chemistry and increased shade, making it hard for native plants to compete and survive. As noted in the Plan, one of the objectives is to obtain energy sustainability. Certainly,new homes which provide solar and battery storage will assist in those goals, or at least have negligible impact upon energy usage in the Puna area. A concern noted in the Plan is that shorelines are deteriorating because of erosion and sea level rise. Fortunately, the cliff area of HPP is fairly immune from sea level or erosion. It has been estimated that the rock face of the cliffs might erode as much as .7 inches a year. Even at a deterioration of 3 feet in 50 years, the setback of 80 feet from the shoreline ensures that this subject property will be around for many years to come. Also noted in the Plan is a lack of sufficient housing in the Puna area. By promoting the construction on vacant lands within HPP, a better and higher use of the properties can be obtained. The storage of vacant properties within HPP serves no real use, and in fact contributes to the lack Page 4 Attachment to SMA Major Use Permit Application of Kerr/Gleason,TMK: (3) 1-5-058 : 053 4