PD RECOMMENDATION REPORT (PL-SPP-2023-000038)

Home

individuals and families in need of healthcare assistance has risen substantially in the rural communities such as North Kohala,without a corresponding offering of healthcare services to meet those needs. This request would meet this demand by increasing the availability of healthcare for the area. (E) The land upon which the proposed use is sought is unsuited for the uses permitted within the district. The portion of the property situated in the State Land Use (SLU) Agricultural District has soils classified as "Unclassified"by the Department of Agriculture's ALISH Map. The Land Study Bureau's Soil Ratings for the portion of the property in the SLU Agricultural District where ethe proposed uses will be located is classified as "C" or"Fair" and"E" or"Very Poor". The properties' soil type in the project area are classified as Kohala silty clay 3 to 12 percent slopes and Kohala silty clay 35 to 70 percent slopes. These soils consist of well-drained silty clays that formed in material from volcanic ash. However, based on the property's poor soil quality,the land upon which the proposed use is sought is unsuited for agricultural uses. (F) The use will not substantially alter or change the essential character of the land and the present use. The proposed transitional medical clinic and workforce housing will utilize approximately +2.5 acres or approximately 57% of the approximately 4.321-acre portion of the subject property that is within the SLU Agricultural District. The remaining+1.821 acres or 43% of the portion of the property within the SLU Agricultural District will remain "as is", including all of Waikalaupala Gulch,which traverses the subject property. The surrounding properties in this region are a combination of vacant lands, land utilized for agricultural pursuits,recreational uses, residential dwellings and farm dwellings, and neighborhood commercial uses. Further, the proposed transitional medical clinic and workforce housing has been designed to complement the existing surrounding landscape in order to create an overall environment that is conducive to healing. Therefore, the essential character of the area will not substantially change. (G) The request will not be contrary to the General Plan,North Kohala Community Development Plan (NKCDP) and other documents such as Design Plans. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General -9-