Chapter II Planners Guide for Agency Review

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5.1 Preferred Settlement Patterns 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. Policy 14: Develop incentives for Cluster Plan Developments and Clustered Rural Subdivisions that leave natural, open space buffer areas along the shoreline, streams, and gulches, or adjacent to forest, conservation areas, or other culturally/environmentally sensitive areas. 5.2 Coastal Resources & the Special Management Area Policy 19: Amend Planning Department Rule 11 to establish shoreline setbacks for the Hamakua CDP Planning Area at the earliest stages of the land use planning and development process. The minimum shoreline setback from the top of cliff shall be either: a) A minimum of 40 feet from the top of cliff, in addition to a distance equal to the average elevation of the top of cliff within the subject parcel; or, b) A minimum of 40 feet from the top of cliff, in addition to a distance equal to the anticipated 100 years of erosion as determined by a coastal erosion study. This study, including a cliff stability analysis and/or a geological analysis, shall be conducted by a licensed engineer. This policy shall only apply to properties that are located within the Special Management Area and abutting or within five hundred feet of the shoreline. For lots created (final subdivision approval or a legal lot of record as determined by the Planning Department) prior to the date of adoption of the Hamakua CDP with an average lot depth of two hundred feet or less, the shoreline setback line shall be a minimum of 40 feet from top of cliff. Policy 20: Develop objective guidelines for determining and defining the "top of cliff". (HRS 205A-1, and HAIR Section 13- 222-2, Planning Department Rule 11.) Add references to "top of cliff" to Criteria for Shoreline Setback Variances in Planning Commission Rule 8. Policy 22: To further protect coastal resources in the Special Management Area, review SMA boundaries in the Hamakua Planning Area and initiate appropriate amendments,- Consider mendments, Consider proximity to coastline and assess vulnerabilities to coastal changes,- Consider hanges, Consider including within the SMA boundaries appropriate near -shore riparian corridors. Hamakua CDP Land Use Planner's Guide 13