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

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In addition to the above listed criteria, the Planning Commission shall also consider the criteria listed under Section 6-3(b)(5) (A) through (G). In considering the criteria, the Planning Director recommends the following: (A) Such use shall not be contrary to the objectives sought to be accomplished by the Land Use Law and Regulations. The subject request is considered an unusual and reasonable use of the agricultural land and the proposed use will not adversely affect the preservation and agricultural use of the County's prime agricultural lands. As evaluated above, the applicants' request is considered an unusual and reasonable use of agricultural land that will not adversely affect the preservation of lands with high agricultural potential in the County of Hawaii. Thus, the establishment of the proposed use will not be contrary to the objectives sought to be accomplished by the State Land Use Law and Regulations. (B) The desired use would not adversely affect surrounding properties. Surrounding properties immediately adjacent to the west of the subject property along Akoni Pule Highway are zoned Neighborhood Commercial-10,000 square feet(CN-10) and Agricultural-20 acres (A-20a). Properties located to the north are zoned Agricultural- 20 acres (A-20a). Surrounding properties within the Single-Family Residential (RS-15) zoning district, Agricultural-3 acres (A-3a) and Agricultural-20 acres (A-20a) zoning district are located to the south and east of the subject property. Associated uses include institutional, residential, and agricultural uses. The property was previously used as the Kohala Hotel, with no adverse impacts on surrounding properties. The applicant has proposed that the project will not employ visually offensive structures or equipment, will not produce unsafe or unpleasant odor, noise, heat, or other particulates, and will not involve chemicals or other substances which pose a threat to health and safety in the community. In addition, the large size of the property and natural topography will physically provide a buffer to adjoining properties. Additionally, the applicant will be required to follow setback, building height and landscaping requirements of the code through the Plan Approval process to further minimize any adverse noise and visual impacts that may be generated by the project. -4-