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PLANNING CHALLENGES <br /> The main planning challenges are: <br /> • Managing growth, in a context of increasing population, while protecting the native <br /> forest and native species' environment during expansion of commercial and residential <br /> development <br /> • Maintaining a tranquil rural environment <br /> • Preserving historic neighborhoods and structures <br /> Current zoning and the trajectory of development if left unchanged could modify the forest <br /> environment, the tranquil rural landscape, and the native bird life. <br /> Volcano has the largest concentration of small parcels in the Puna District. The approximately <br /> 5,000 parcels that are available for residential development (even though many are zoned as <br /> agriculture) under current zoning rules could become 8,700 parcels. A unique zoning rule in <br /> Hawaii, known as "Ghana Dwelling Unit Permit", would allow an extra dwelling on a parcel, <br /> which could enable an even greater number of dwellings to be built. Considering the <br /> speculative nature of land development in the Volcano area, as well as in other parts of rural <br /> Hawaii, within a generation or two it would be possible to see development of a very high <br /> density urban landscape. <br /> If Volcano developed to its currently zoned potential, most of the tree canopy that now spreads <br /> across much of the community will be lost. Deforestation will stimulate the spread of invasive <br /> plants and animals, destroy native bird habitat, sever native species and ecosystems of the <br /> National Park from other natural areas surrounding Volcano community, and increase the <br /> potential for flooding. Lot clearing and grading will also compromise lava tube caves and their <br /> unique ecosystems. Even before that degree of development is reached the quality of life in <br /> Volcano will be seriously diminished. <br /> An increasing population in Volcano will demand greater commercial services. Commercial <br /> services, other than cottage industries, are currently concentrated along the north side of Old <br /> Volcano Road between the Post Office and Wright Road with some commercial services located <br /> outside this area. Some of this area has been zoned commercial. Greater commercial <br /> development within the area and outside the current commercial zone can be expected and <br /> needs to be managed. In addition, a number of historic buildings in Volcano are located in or <br /> near this zone, and a State Historic Residential Neighborhood is located across from the <br /> 18 <br />