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Volcano Village. He opted to pursue a 4-lot subdivision layout rather than a 6-lot subdivision <br /> layout in order to maintain as much forest area as possible while also realizing the potential this <br /> property offers for increased fee-simple land ownership opportunities. <br /> The property is not virgin native forest. It has been previously cleared and formerly was the site <br /> of a residence. The applicant does not intend to clear the property pin to pin and in fact has <br /> chosen a site for the cafe that is currently overgrown with invasive kahili ginger and alien <br /> grasses. <br /> We cannot confirm or deny the testifiers' claims of commercial properties in Volcano that are <br /> currently underutilized or for sale. Whether or not this is the case has little bearing on the current <br /> application. Zoning applications are evaluated not on current inventory or market conditions but <br /> on long term plans for the community and whether the proposed zoning would help to effect <br /> those long-term plans. <br /> Testifiers contend that this project would set a precedent for neighboring lot owners to apply for <br /> commercial zoning. The favorable recommendation provided by the Planning Department on this <br /> application is based on a thorough evaluation of whether the proposed zoning would result in an <br /> appropriate land use pattern that would further benefit the general public. The Department's <br /> recommendation takes into account much more than the zoning of neighboring parcels. The <br /> recommendation report details how the proposed zoning conforms to all of the many required <br /> criteria evaluated for a proposed change of zone. In fact the Planning Department determined <br /> that the subject property has a General Plan Land Use Pattern Allocation Guide (LUPAG) map <br /> designation of Medium Density Urban, taking into account the Puna Community Development <br /> Plan (PCDP) Volcano Community Village Center map, and the Volcano Long Range Plan <br /> (Exhibit A). The Medium Density Urban designation allows for Village and Neighborhood <br /> commercial and single family and multiple family residential and related functions. <br /> We look forward to the opportunity to present this project to the Commission next week and will <br /> happily address any remaining questions or concerns. Thank you very much. <br /> Sincerely, <br /> JOHN PIPAN <br /> Planning Administrator <br />