Recomended Hāmākua CDP Policy Rationale

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This policy is consistent with existing General Plan Policy 8.3 (d), "Protect the shoreline from the encroachment of man-made improvements and structures" and (HRS 205A-2(c)(3(D)), "Encourage those developments that are not coastal dependent to locate in inland areas." Examples of this can be seen in the proposed changes to Papa'ikou and 'O'okala. Policy 3 Focus higher density residential (greater than 6 units/acre) and commercial areas in communities that can sustain a higher intensity of uses and where these residential and commercial uses are consistent with the existing town character. This is reflected in the location of "Medium Density Urban" (MDU) areas on the official Land Use Guide Map Smaller villages and towns are encouraged to develop neighborhood -scale commercial uses allowed within the Low Density Urban category. See 3.1.6 LUPAG Maps, Figures 2-13 for the LUPAG maps, and refer to the rationale document for specifics on how the LUPAG MDU category changes are being implemented for each area. Rationale: In the General Plan, the LUPAG MDU, or Medium Density Urban category is characterized as village and neighborhood commercial, allowing for single family and multiple family residential and related functions (multiple family residential — up to 35 units per acre). Small towns in the Hamakua Planning Area often do not meet the necessary population or visitor threshold to sustain this type of residential density or commercial uses. Towns that do not meet this minimum threshold are encouraged to develop appropriately -scaled commercial uses according to the commercial zoning designations allowed within the LDU category. See also Factor 9, from Policy 12 for information on what commercial uses are allowed in the LDU category. This CDP policy is based on Community Objective 5, 6, 9, and 10 and focuses primarily on preserving small-town character while allowing flexibility for mixed-use neighborhood businesses. Note: the already identified MDU category is more general and less parcel -specific to allow for flexibility for any parcel that contains both LDU and MDU designations. There are many commercial uses that currently are only allowed under the Medium -Density Urban LUPAG category and yet, if the MDU were further expanded, it would allow for uncharacteristically high residential density in areas where such density may not be appropriate. It should be noted that Change of Zone requests within the LUPAG LDU category for commercial uses that are only allowed within the LUPAG MDU should be given careful consideration as to the community benefits, potential impacts, and for consistency with other Hamakua CDP policies and Objectives. Policy 4 In order to preserve larger lot agricultural lands for productive agricultural use, allow rural development on lands near urban areas where an intermediate land use between residential and productive agricultural areas is consistent with the surrounding uses and rural character. This is reflected in the location of "Rural" (R) areas on the official Land Use Guide Map, which is intended to facilitate changes of zone to "Residential and Agricultural District" (RA) or the "Family Agricultural District" (FA). The intermediate land use between residential and productive agricultural areas is intended to serve as: ■ A low density area that provides a transitional use buffer area between strictly residential and commercial productive agriculture areas, and; ■ A mix of personal or family -scale productive commercial or subsistence agricultural use on all newly established parcels in the Rural area, and; 131Page