PD Background Report Waikoloa Village Center (PL-REZ-2023-052)

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Waikoloa Light Industrial Center Change of Zoning Background & County Environmental Report B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use designation: Urban (see Exhibit 11). 3. County Zoning: Open (See Exhibit 12). Change of zoning proposed to MCX. Exhibit 13 provides an entitlement history of TMK 6-8-003:041, including an explanation of why the parcel, originally zoned RM -1.5, was taken out of the project area for REZ 678 / Ordinance 13-029. Exhibit 13 includes all relevant background information and documents regarding the entitlement chronology, leading up to the present request to obtain MCX zoning. 4. General Plan designation (LUPAG Map): Medium Density Urban; Industrial (See Exhibit 14). In a letter dated March 13, 2023, the Planning Department confirmed: "...that the GP LUPAG map designation for the subject property can be interpreted as Industrial for rezoning purposes. This determination is not made by simply looking at where the LUPAG Map lines roughly fall on the ground, but by carefully assessing how lots in the area were established and the practical application of uses existing and foreseen in the area as supported by existing infrastructure. " See Exhibit 15 for the complete letter. LUPAG MAP: The General Plan is a policy document with a map component called the Land Use Pattern Allocation (LUPAG) Map to help guide land use. Together, they provide for the long- range comprehensive and balanced development of the island of Hawaii. According to the Land Use Concept section of the General Plan, the map component is called the Land Use Pattern Allocation Guide ("LUPAG") map. The LUPAG map "indicates the genera location of various land uses in relation to each other document." It is a "broad, flexible design intended to guide the direction and quality offuture developments in a coordinated and rational manner. One of the standards of the General Plan document states that "The broad -brush boundaries indicated are graphic expressions of the General Plan policies, particularly relating to land uses. They are long-rangeug ides toeg neral location...." Hence, the LUPAG map was not designed to be specifically measurable. As such, in the context of the broad -brush boundary approach, the Planning Department confirmed that Project site can be interpreted to be Industrial, a designation that allows the requested MCX zoning (See Exhibit 15). Accordingly, the change in zoning is consistent with the LUPAG map. 0