PD Recommendation Report (PL-SLU-2022-000008)

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(1) Areas consisting of small farms; provided that the areas need not be included in this district if their inclusion will alter the general characteristics of the areas; (2) Activities or uses as characterized by low-density residential lots of not less than one-half acre and a density of not more than one single-family dwelling,per one- half acre in areas where "city-like" concentration of people, structures, streets, and urban level of services are absent, and where small farms are intermixed with the low-density residential lots; and (3) Generally,parcels of land of not more than five acres; provided it may include other parcels of land which are surrounded by, or contiguous to this district, and are not suited to low-density residential uses for small farm or agricultural uses. The subject property conforms to these standards in that the proposed use for the southern half of the parcel in the proposed Rural district consists of low-density residential lots of not less than one-half acre, with a density of one single-family dwelling per lot. Additionally, lands directly contiguous to the east, south and west of the subject parcel consist of a mix of small farms and low-density residential lots, in an area where "city-like"urban services are absent. Although the Rural SLU classification is rare on Hawaii Island, in 1998 and 1999 two properties located about a half a mile to the northwest, and across the highway, of the subject property were reclassified by the County from the Agricultural to Rural district. These properties were also subsequently rezoned to RA-0.5a, similar to the subject applications submitted by the applicant. The Rural district serves as a transition between urban and agricultural land uses. Additionally, the reclassification action would be consistent with the goals, objectives, and policies of the Hawaii State Plan by encouraging the preservation of rural character and lifestyle. Section 15-15-27 of the Hawaii Land Use Commission Rules determines the permissible uses within the Rural district. This section states: "(a)Permissible uses within the rural district shall include the following activities: (1) All uses permitted under section 15-15-25 relating to agricultural uses and those uses that are compatible within -2-