Recomended Hāmākua CDP Policy Rationale

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10. Factor 10: Ensure that industrial designations are appropriate and consistent. This tenth factor used in evaluating LUPAG designations is based on Community Objectives #1, #2, and #9, which state: "Protect, restore, and enhance watershed ecosystems, sweeping views, and open spaces from mauka forests to makai shorelines, while assuring responsible public access for recreational, spiritual, cultural, and sustenance practices. "Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes and open spaces that exemplify Hdmdkua's rural character." "Encourage the increase and diversity of employment and living options for residents, including living wage jobs and entrepreneurial opportunities that allow residents to work and shop close to home and that complement Hamakua-s ecology, rural character, and cultural heritage." Many industrial sites have historically been sited on coastal properties and/or near streams. This is generally no longer essential to the functionality of a modern industrial project, and the environmental controls in place at the State and Federal level can create regulatory challenges in redeveloping sites for heavy industrial uses. Also, the current LUPAG Industrial designation covers a broad range of industrial uses ranging from light industrial (e.g., bakeries) to heavy industrial (e.g., pulp mills), so the LUPAG designation needs to be applied carefully. There are also many inconsistencies with sites formerly used for industrial purposes in the Planning Area that were not in the corresponding State Land Use Urban District or zoned by the County as industrial. It is important to note that in those cases, if the area no longer has industrial uses, that property is not 'grandfathered' to be used or redeveloped for industrial uses. In those cases where a former industrial site is not in the State Land Use Urban district and it does not have County industrial zoning, the CDP strategy was to reevaluate the site and determine if it is still appropriate to designate it LUPAG Industrial. In many cases, due to environmental factors such as coastal locations and proximity to sensitive receptors like streams, recommendations are made to designate these areas consistent with their underlying State Land Use District. LUPAG Industrial changes are proposed, including consolidations or additions, in Papa'ikou, Pepe'ekeo, Hakalau,'O'okala, Pa'auilo, Haina, and Pa'auhau. For an in-depth analysis of CDP recommendations for each area, please refer to: htta://www.hawaiicountvcda.info/hamakua-cda/20160223industrialLUPAGTable.adf . See also Policy 6 for guidance regarding other areas for industrial uses in the Planning Area. Policy 13 Amend Chapter 25 of the Zoning Code and Chapter 23 of the Subdivision Code to allow Clustered Rural Subdivisions as an alternative to Cluster Plan Developments (C.P.D.) Section 25-6-20. Clustered Rural Subdivisions are intended for areas with rural designations, or that are de -facto rural areas adjacent to urban zoned areas (whereas Cluster Plan Developments are intended for single-family RS zoning district). The Clustered Rural Subdivision provision would not be appropriate if the result would create compact housing developments on agricultural lands completely separate from existing urban areas with adequate infrastructure. Rationale: The intent of Clustered Rural Subdivision Unit Developments is to minimize grading, preserve the natural appearance of the land to the maximum extent possible, ensure agriculture use in the State Land Use Agricultural District, and create a rural setting for residences. The adoption of the new program will encourage clustering of 241 Page