PD Recommendation Report HICDC (PL-REZ-2023-054)

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Granting of the time extension amendments would not be contrary to the General Plan, Community Development Plan or Zoning Code. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The proposed request continues to conform to the LUPAG Map, which designates the property as Low Density Urban and allows for single-family residential, with ancillary community and public uses, and neighborhood and convenience-type commercial uses and the overall residential density may be up to six units per acre. The applicant is proposing to develop Phase 3 of an affordable housing project with single family dwellings to address the demand for affordable housing in North Kohala. This time extension request will facilitate the continued development of a concentration of urban activities occurring in an orderly manner for this area. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kohala. Moreover, the North Kohala Community Development Plan states that, "self-help homes and other affordable housing projects should be located on lands that are within the Low Density Urban areas on the LUPAG map. " In North Kohala, the Village Centers ofHawi, Kapa`au, Halawa and Niuli`i are designated Low Density Urban." Ordinance No. 10-101 rezoned the area from A-20a to RS-7.5, RS-10, RS-15, and Open and the proposed subdivision will fit these designations and will be developed consistent with requirements of the Zoning and Subdivision Codes. Based on the preceding, the granting of the time extension amendment would not be contrary to the General Plan, Community Development Plan or Zoning Code. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. The proposed request will not unreasonably burden public agencies to provide infrastructure and utilities to the property. The Department of Public Works and Department of Health had no concerns regarding the request. -3-