HomeMy WebLinkAboutChapter II Planners Guide for Agency ReviewHAmAKUA CDP: PLANNERS GUIDE TO THE CDP
Chapter II: Land Use Planners Guide
County of Hawai'i
2/16/2017
1.1 Purpose and Organization of this Land Use Planners Guide
The Hamakua Community Development plan (CDP) Land Use Policy Guide is a quick -reference guide for land
use planners. It is one of several CDP support documents designed to make the Hamakua CDP accessible to
the diversity of its future users. The CDP policies included in this Guide are identical to the land use polices in
the CDP, but they are re -organized for easy reference by land use planners.
This Guide is organized into four substantive sections:
■ "Section 2: Applicability of CDP Land Use Policies" explains where and how the land use policies are to
be applied.
■ "Section 3: Preferred Settlement Patterns" introduces the official CDP Land Use Guide Map
■ "Section 4: Land Use & Permitting" includes all of the CDP policies designed to achieve the
community's preferred future growth pattern. The policies are clustered by community priorities:
rural and agricultural land, coastal areas, forests/conservation areas, scenic resources, public access,
and road/connectivity standards. The types of actions involve guidance for performing permit reviews,
change of zone applications, special and use permits, planned unit development, Special Management
Area reviews, subdivision, parcel consolidation and resubdivision, variance, plan approval, and
grubbing and grading.
■ "Section 5: Code Amendments and Rule Changes" includes other CDP strategies that relate to various
types of County initiated changes to either County Code, or various other departmental rules.
■ "Section 6: Other Supporting Actions" includes various other guidance in how to implement CDP
objectives. This section involves policies and actions that would guide and direct Planning Department
collaboration, technical or collaborative support, or capacity building to achieve the community's
objectives.
■ "Section 7: Land Use Guide Maps" includes the close-up town -focused version of the land use guide
map referred to in Section 3, Policies 1 and 12. This section provides guidance in recommending
General Plan LUPAG map amendments and general guidance about community priorities for future
land use decisions around the Planning Area's towns and villages.
1.2 What is a CDP and what can it do?
A Community Development Plan (CDP) is an official plan authorized by the County of Hawai'i General Plan that
translates the broad goals and objectives of the General Plan to the unique needs and conditions of a region.
The Hamakua CDP is adopted by County ordinance and is a long-range plan with a 20 -year time horizon.
CDPs are the forum for community input into establishing County policy at the regional level and coordinating
the delivery of County services to the community. CDPs generally do four things:
1. Establish County Policy, particularly for land use and development. CDPs can direct settlement where
the community wants it and protect cultural resources, public access, and valuable areas like the coast,
agricultural land, and forests. County land use policies are implemented primarily through the
County's actions on permit applications.
Hamakua CDP Land Use Planner's Guide
2. Direct County actions related to land and open space protection, water, roads, transit, emergency
services, and parks. These CDP strategies are implemented through County legislative and
administrative processes like budgeting, capital improvements, and code amendments.
3. Guide the policy and actions of State and federal agencies, whose work impacts resource protections,
public access and trails, settlement patterns, and education. It is assumed that the CDP Action
committee, County agencies, and County, State, and federal elected officials will collaborate to
encourage agencies and other organizations to advance these CDP strategies.
4. Focus and guide community action in pursuit of community goals. These CDP strategies will be led by
the community with support from a broad range of organizations and agencies.
For more information about the purpose and scope of the Hamakua CDP, see Section 2 of the CDP.
1.3 Where did the Hamakua CDP come from?
The Hamakua CDP was developed in three stages, which are described in Appendix V2 of the CDP. Each stage
was driven by extensive community input and concluded with a clear decision by the CDP Steering Committee,
the volunteer advisory committee charged with recommending a CDP to the County.
During the first stage, community members identified core community values and a vision of what they'd like
to see in Hamakua in 2030, as summarized in Sections 1.7.1 and 1.7.2 of the CDP. At the end of that stage, the
Steering Committee affirmed a Values and Visions Statement that has since served as a compass point guiding
the planning process.
Next, a detailed profile of the community (Appendix V3) was developed based on community knowledge and
expertise as well as existing data, reports, and studies. Section 1.6 of the CDP summarized the community
assets and challenges identified in the profile. That stage concluded when the Steering Committee integrated
the Values and Vision Statement with the Community Profile, from which the Community Objectives were
developed (listed in Section 1.8.1 of the CDP).
In the third stage, extensive research was conducted to identify the range of strategies that could be used to
achieve those objectives. From those strategies, a combination of policies and actions was identified that,
when implemented together, will realize the community's vision for the future. Those strategies were
compiled into the preliminary "working draft" of the CDP. The Hamakua CDP Steering Committee reviewed
that draft, discussed it, and made recommendations for revisions. Next, the broader community and
stakeholders had the same opportunity, and the Steering Committee used that input to make further revisions
before it was satisfied that the CDP truly reflects community preferences.
1.5 How were CDP Strategies Identified?
The Community Objectives are the foundation of the CDP. All of the CDP strategies are designed to implement
one or more of the objectives. Appendix V2 explains the process followed to identify strategies to achieve
Community Objectives. To make that process as transparent as possible, Appendix V5 includes summaries of
the rationale behind each of the CDP policies and Kokua Actions. To keep the CDP as concise as possible, only
limited information from the appendix is repeated and references direct the interested reader to relevant
sections of the analysis.
Hamakua CDP Land Use Planner's Guide
2.1 Hamakua CDP Planning Area
The Hamakua CDP planning area encompasses the judicial districts of Hamakua and North Hilo, and a portion
of the South Hilo district commonly referred to as Rural south Hilo. The Planning Area totals approximately
1,011 square miles, and includes the communities of Waipi'o Valley, Kukuihaele, Honoka'a, Ahualoa, Kalopa,
Pa'auilo,'O'okala, Laupahoehoe, Papa'aloa, Ninole, Umauma, Wailea, Hakalau, Honomu, Pepe'ekeo,
Papa'ikou, Pauka'a, Wainaku, Kaiwiki and other small communities in between.
2.2 Relationship of CDPs to the General Plan
County of Hawaii Community Development Plans (CDPs) implement but do not supersede the General Plan.
In the case of conflicts between a CDP and the General Plan, the General Plan prevails. In order to bring the
Hamakua CDP and the General Plan into alignment, the CDP recommends specific amendments to the General
Plan (see Policy 1, related Figures 2-13 and Policy 12).
2.3 Types of CDP Strategies
The Hamakua CDP employs four types of strategies to achieve Community Objectives: two types of County
policy, outside agency/organization initiatives, and community -led initiatives.
The County policies articulated in the CDP are established with the adoption of the Hamakua CDP. The two
types of County policies in the CDP are "Land Use Policies" and "County Actions." "County Actions" are the
official County policies to guide future County priorities and initiatives, including operating and capital budgets.
These policies are not mandated, legally -binding, or self -implementing; rather, they often require additional
legislative and administrative directives before being implemented (e.g., land acquisition, capital improvement
appropriations, code changes, incentive measures).
2.4 CDP Land Use Policies
This guide focuses on Land Use Policies. "Land Use Policies" are the official land use policy guidance for the
Hamakua CDP planning area and shall be implemented through all County of Hawai'i actions. In addition, the
Land Use Policies shall inform County recommendations to other agencies, including the State Land Use
Commission regarding district boundary amendments, special permits, and other applications in Hamakua.
The Land Use Policies within the Hamakua CDP limit the range of decisions that can be made in the future; for
instance, land use policies that specifically designate future settlement or transportation patterns. These
binding, sometimes restrictive policy controls may include use of the term "shall," which, from a legal
standpoint, means the policy is imperative or mandatory.
In many cases, existing State and County policies support the implementation of Hamakua Community
Objectives. In those cases, in the CDP and in this Guide, the existing policies are reiterated or tailored to the
specific context in Hamakua, and references for the existing policies are included. If the referenced existing
policies are changed following adoption of the CDP, the CDP policies shall stand unless otherwise amended or
unless superseded by prevailing policy in the General Plan or State or federal law.
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3.1 Preferred Settlement Patterns
The preferred settlement patterns in the Hamakua CDP planning area are based on an analysis of Hamakua's
historic settlement patterns, capacity relative to population projections, related General Plan policies, and
alternative future growth patterns. The preferred pattern is to:
• Reduce rural sprawl and infrastructure costs, it focuses future residential development in existing
villages and towns and seeks to preserve large productive agricultural lands for agriculture by
accommodating rural -residential development close to urban centers,
• Direct new residential development away from coastal areas and encourages the clustering of
developments to leave natural buffer areas,
• Plan urban areas with appropriately -scaled densities that complement the rural character of the area.
This preferred pattern is closely aligned with the settlement pattern in section 14.1 of the General Plan:
The future improvement and development objectives are directed toward making urban and rural centers
more efficient, livable, and safe. Growth should be encouraged in terms of renewing older areas or
extending existing areas. The creation of new urban and rural centers should be initiated only when it is in
the public interest and must be accompanied by commitments from both government and the private
sector for the development of basic community and public facilities and services. Infrastructure costs less
when new residential areas are located near existing highways, water and sewer lines, and employment
centers.
3.2 Supporting Community Objectives
Of the Community Objectives adopted by the Steering Committee (see Section 1.8.1 of the CDP), the following
three are most related to the preferred settlement pattern:
■ Objective 2: Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes
and open spaces that exemplify Hamakua's rural character.
■ Objective 4: Protect and nurture Hamakua's social and cultural diversity and heritage assets, including
sacred places, historic sites and buildings, and distinctive plantation towns.
■ Objective 5: Direct future settlement patterns that are sustainable and connected. Honor Hamakua's
historic and cultural assets by concentrating new development in existing, walkable, mixed-use town
centers while limiting rural sprawl.
3.3 Hamakua CDP Land Use Guide Map
These objectives and the community's preferred settlement pattern are realized through many of the land use
policies in the Hamakua CDP. They are represented in a comprehensive way in the official Land Use Guide
Map for the Hamakua CDP planning area, which is adopted with Policy 1. These maps are located in Section7.
Policy 1:
With the adoption of the Hamakua CDP, Figures 2-13 are adopted as the Land Use Guide Map for the Hamakua
CDP Planning Area. Future land use decisions in the Hamakua CDP planning area shall be consistent with the
Hamakua CDP Land Use Planner's Guide
Land Use Guide Map, unless the CDP and the General Plan are in direct conflict, in which case the General Plan
shall be controlling.
As with the General Plan Land Use Pattern Allocation Guide (LUPAG) map, the CDP Land Use Guide Map
designates preferred future development patterns by indicating the general location of various land uses in
relation to each other. To maintain consistency, the land use category definitions used in the CDP Land Use
Guide Map are identical to those currently used in the 2005 General Plan LUPAG map.
Policy 12 aligns the CDP Land Use Guide Policy Map with the General Plan. It is necessary because the CDP
Land Use Guide Map does not automatically amend the General Plan.
Policy 12:
Amend the General Plan to reflect the following changes:
The Land Use Pattern Allocation Guide should be consistent with the Hamakua CDP Land Use Guide Map. If the
definitions of land use designations in the General Plan are revised, the following factors should guide land use
designations in the Hamakua Planning Area:
Factor 1: Minimize new coastal development
Factor 2: Minimize encroachment onto agricultural lands
Factor 3: Align with State Land Use District Boundary
Factor 4: Align with County zoning
Factor 5: Accommodate projected population growth
Factor 6: Align with infrastructure — Potable Water
Factor 7: Align with infrastructure — Roadway Network
Factor 8: Align with infrastructure — Wastewater
Factor 9: Ensure that commercial designations are appropriate — (MDU)
Factor 10: Ensure that industrial designations are appropriate and consistent
More details on these factors can be found in the CDP Rationale section of the CDP. While these factors cannot
be applied absolutely in every land use situation, they should be considered as important criteria when
amending the General Plan.
■ Amend General Plan Table 14-5 to reflect the following LUPAG map amendments: Papa'ikou,
Laupahoehoe, Papa'aloa, and Pa'auilo should no longer be identified as LUPAG Industrial areas.
The land use guide maps are located in Section 7 of this document. The LUPAG category definitions include:
Conservation Area: Forest and water reserves, natural and scientific preserves, areas in active management
for conservation purposes, areas to be kept in a largely natural state, with minimal facilities consistent with
open space uses, such as picnic pavilions and comfort stations, and lands within the State Land Use
Conservation District.
Important Agricultural Land: Important agricultural lands are those with better potential for sustained high
agricultural yields because of soil type, climate, topography, or other factors. Important agricultural lands
were determined by including the following lands:
Lands identified as "Intensive Agriculture" on the 1989 General Plan Land Use Pattern Allocation Guide maps.
Hamakua CDP Land Use Planner's Guide
Lands identified in the Agricultural Lands of Importance to the State of Hawai'i (ALISH) classification system as
"Prime" or "Unique".
Lands classified by the Land Study Bureau's Soil Survey Report as Class B "Good" soils. (There are no Class A
lands on the island of Hawai'i)
In North and South Kona, the "coffee belt", a continuous band defined by elevation, according to input from
area farmers.
State agricultural parks.
Because of the scale of the Land Use Pattern Allocation Guide maps used to designate important Agricultural
Land, the location of these lands should be verified by more detailed mapping when considering specific land
use decisions.
Extensive Agriculture: Lands not classified as Important Agricultural Land. Includes lands that are not capable
of producing sustained, high agricultural yields without the intensive application of modern farming methods
and technologies due to certain physical constraints such as soil composition, slope, machine tillability and
climate. Other less intensive agricultural uses such as grazing and pasture may be included in the Extensive
Agriculture category.
Some areas that meet the criteria for important agricultural lands on an irrigated basis only were included in
the "Extensive Agriculture" category due to their remoteness from potential sources of irrigation.
Rural: This category includes existing subdivisions in the State Land Use Agricultural and Rural districts that
have a significant residential component. Typical lot sizes vary from 9,000 -square feet to two acres. These
subdivisions may contain small farms, wooded areas, and open fields as well as residences. Allowable uses
within these areas, with appropriate zoning, may include commercial facilities that serve the residential and
agricultural uses in the area, and community and public facilities. The Rural designation does not necessarily
mean that these areas should be further subdivided to smaller lots. Most lack the infrastructure necessary to
allow further subdivision.
Low Density Urban: Residential, with ancillary community and public uses, and neighborhood and
convenience -type commercial uses; overall residential density may be up to six units per acre.
Medium Density Urban: Village and neighborhood commercial and single family and multiple family
residential and related functions (multiple family residential — up to 35 units per acre).
Industrial Area: These areas include uses such as manufacturing and processing, wholesaling, large storage
and transportation facilities, light industrial and industrial -commercial uses.
Resort Area: These areas include a mix of uses such as hotels, condominium hotels (condominiums developed
and/or operated as hotels), and support services. Intermediate Resort, Minor Resort, and Retreat Resort Areas
are identified as Resort Areas on the LUPAG Map.
Hamakua CDP Land Use Planner's Guide 7
The following Land Use Policies speak to the preservation of the preferred land use and settlement patterns in
Hamakua, including the relative location of residential, commercial, industrial, rural, and agricultural areas.
4.1 Preferred Settlement Patterns
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.
Policy 7:
In the official Land Use Guide Map for the Hamakua Planning Area, in the "Low Density Urban" (LDU) and
Medium Density Urban (MDU) categories, in those cases where provisions of the zoning and subdivision code
are inconsistent with the character of surrounding neighborhoods, variances or PUDs that maintain consistent
village/town character shall be encouraged.
Policy 9:
The Director of Planning shall offer a favorable recommendation to the Planning Commissions, subject to
appropriate conditions, only for those proposed zoning code amendments that would further the intent and
ensure consistency with the objectives and policies of the Hamakua CDP. (HCC25-2-42 (c) (1) and 25-2-44)
Policy 10:
Variances from the zoning or subdivision code (including PUDs) shall be carefully considered relative to the
Hamakua CDP objectives and policies, and when approved, shall be conditioned to ensure consistency with the
CDP. (HCC 23-6, 23-15(c), 23-18, 25-2-51(c), 25-2-54(b), and 25-6-6(b))
Policy 11:
When considering waivers to the requirements of the zoning and subdivision chapters of the County Code for
consolidation and resubdivision actions in the Hamakua CDP planning area, the Planning Director shall carefully
consider how to best further the public welfare relative to the objectives and policies of the Hamakua CDP.
Specifically, the Director 1) should confer with all appropriate agencies, 2) shall, if the new subdivision will
include lots smaller than otherwise permitted in the subject zone, endeavor to locate those smaller lots in LDU,
MDU, or Industrial areas and near existing towns/villages and thoroughfares, and 3) shall require necessary
improvements. (HCC 23-6, 23-7, and 25-2-11).
4.2 Rural and Agricultural Lands
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
Hamakua CDP Land Use Planner's Guide
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;
■ Parcels having a median size of between 2-3 acres but in no case less than 1 acre in size.
Areas beyond both the Urban Growth Boundary and Rural areas are to be preserved for agricultural uses, open
space, scenic viewsheds, and natural beauty areas.
Policy 5:
In the official Land Use Guide Map, the urban growth boundary between developed areas (designated
"Low/Medium Density Urban") and lands designated as agricultural or rural (designated "Important
Agriculture Land" or "Extensive Agriculture" or "Rural") is intended to be parcel -specific in the Hamakua CDP
planning area. Areas that are clearly beyond the designated urban growth boundaries shall be preserved as
rural or agricultural lands to maintain open space, scenic view planes, and natural beauty areas.
This policy clarifies that the urban growth boundary established with the Hamakua CDP Land Use Guide Map
establishes parcel specific UGBs whenever practical at the intersection between Urban and Rural/Agricultural
land uses. The CDP strategy of designating parcel -specific Urban designations adds clarity and specificity,
increases transparency into the land use designation process, and more accurately reflects the County's and
the Community's land use goals and intentions.
Policy 6:
Until the General Plan identifies appropriate areas for Industrial development to occur in the Hamakua
Planning Area, industrial uses may be permitted outside LUPAG Industrial designated areas through the
following regulatory review processes:
■ Change of Zone: If the subject property is located in State Land Use Urban district, a change of zone
request to the appropriate industrial zoning should be considered; the change of zone process would be
the appropriate review mechanism to evaluate the specific parameters of the proposal;
■ Special Use: If the subject property is located in the State Land Use Agricultural or Rural District, and
the project type is consistent with a permitted use of either limited -industrial (ML) or commercial -
industrial zoning (MCX), the special use permit process would be the appropriate review mechanism to
evaluate the specific parameters of the proposal and set any mitigating conditions.
Any requests for Industrial uses shall be carefully evaluated for potential impacts and consistency with the
General Plan and Hamakua CDP Policies and Objectives. Of particular note is the existing General Plan Policy
14.4.3 (e): Industrial development shall be located in areas adequately served by transportation, utilities, and
other essential infrastructure.
The majority of the current Industrial areas in the Planning Area, and especially in North Hilo, are no longer
seen as suitable for heavy industry, generally due to their near -coastal (environmentally sensitive) locations.
This policy demonstrates flexibility in allowing Industrial uses in appropriate areas until the General Plan
appropriately identifies locations for Industrial uses.
Hamakua CDP Land Use Planner's Guide
Policy 23:
To preserve the agricultural character of Hamakua and to reinforce existing protections, the official Hamakua
CDP Land Use Guide Map designates agricultural lands in the Hamakua Planning Area to be preserved for
agriculture and open space. Development and construction in "ImportantAgricultural Land" and "Extensive
Agriculture" areas shall be limited to agriculture, related economic infrastructure and cottage industries,
renewable energy, open area recreational uses, and community facilities unless otherwise permitted by law.
For more information on permitted uses in State Agricultural District and County Agricultural Zone see HRS
sections 205-2 and 205-4.5, and HCC section 25-2-60 for information on use permits in the Agricultural Zone.
Policy 24:
When considering applications to consolidate and resubdivide pre-existing lots of record, the Director of
Planning shall endeavor to keep the lot sizes consistent with the minimum lot size, and only permit lots less
than one acre in the State Land Use Agriculture District and the County of Hawai'i Agricultural District if the
applicant clearly demonstrates that an unreasonable economic hardship cannot otherwise be prevented or land
utilization is improved relative to the objectives and policies of the CDP. (HRS 205-5(b); (GP 14.2.3(s)).
Policy 25:
The Planning Commission shall include in any Special Permit approval (or recommendation for approval to the
State Land Use Commission) appropriate performance conditions to achieve CDP objectives and implement CDP
policies. (HRS 205-6(c) and Planning Commission Rules 6-3(a)(5)(G), 6-7, & 6-8).
Policy 26:
Educate landowners interested in subdividing agricultural lands on the option to subdivide as a farm
subdivision pursuant to Hawai'i County Code section 23-112.
Policy 118:
In order to provide a means for local agricultural producers to market their products, the County shall interpret
HRS 205 liberally to allow the establishment and continued operations of open farmers' markets and road -side
stands in the State Land Use Agricultural district without a Special Permit. If the project qualifies for Plan
Approval, a market management plan containing provisions for adequate on-site parking, on-site and off-site
traffic management, and adequate sanitation facilities must be approved by the Planning Department prior to
the operation of the open farmers market.
4.2 Coastal Resources & the Special Management Area
Policy 2:
New urban development shall be located away from coastal areas and the Special management Area. This is
reflected in the location of "Low Density Urban" (LDU) areas on the official Land Use Guide Map.
Policy 8:
In new, previously zoned Residential subdivisions in coastal areas, subdivisions shall be encouraged to develop
as Cluster Plan Developments (C.P.D.) pursuant HCC Section 25-6-20, or Clustered Rural Subdivisions.
Policy 18:
Development in the SMA, including subdivision, shall only be approved if it is first found that it will not have any
substantial adverse environmental or ecological effect. (HRS 205A-22(3) & 205A-26(2) (A))
Pursuant to Planning Commission (PC) Rule 9-10(b)(5) & (11), and in order for the Planning Director to
accurately evaluate whether the proposed action will have a substantial adverse effect, pursuant to PC Rule 9-
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4(e)(4), the Director shall require that SMA Use Permit Assessment and Use Permit applications include all of
the information necessary to assess the proposed activity's impacts in the Special Management Area, including
but not limited to:
■ A description of the environmental setting and natural resources in the area, including an assessment
of impacts on rare, threatened, or endangered species or their habitat and on fresh and coastal water
quality (PC Rule 9-10(b)(5)(A) & (6) and 9-10(h)(7), (8), & (9));
■ A description of valued cultural resources or historical sites in the area, including the extent to which
traditional and customary native Hawaiian rights are exercised in the area (PC Rule 9-10(b)(6) & (h)(1));
■ An assessment of impacts on coastal scenic and open space resources and view planes, including those
outlined in the General Plan, the Community Development Plan, and other adopted plans, as well as
the line of sight toward the sea from the state highway nearest the coast and along the shoreline (HRS
205A -2(b)(3) (A), HRS 205A-2(c)(3)(B), HRS 205A -26(3)(E), and PC Rule 9-10(h)(1));
■ Identification and detailed information of existing public access to and along the shoreline to the
specifications required by Na Ala Hele (PC Rule 9-10(b)(10));
■ An assessment of impacts on hazard risk, including flooding, tsunami, and coastal erosion and/or sea
level rise over the life of the development (PC Rule 9-10(h)(9));
■ A description of the relationship of the proposed action to land use plans, policies, and control of the
affected area, including the General Plan and Community Development Plan (PC Rule 9-10(b)(5)(13)).
■ Identify specific measures to mitigate risks associated with coastal hazards, protect sensitive coastal
and cultural resources, and ensure public access (HRS 205-A)
Any development permitted, including those determined to be exempt from the definition of development in
Planning Commission Rule 9 (pursuant to Planning Commission Rule 9-10(e) & (g)), shall be subject to terms
and conditions to achieve CZM and CDP objectives and policies, including conditions that protect natural,
cultural, historic, and recreational resources; preserve agricultural land, open space, and view planes; ensure
access; mitigate impacts of coastal hazards; limit coastal development; and concentrate new development
(particularly if it is not coastal dependent) on vacant land in town/village centers (before converting
agricultural land to residential uses), and discouraging speculative residential development. Conditions could
include but not be limited to setbacks, restrictions on artificial light, lateral and mauka-makai access
requirements, dedication of conservation and trail corridor easements, cooperation with efforts to manage
access and use of coastal resources, minimizing the number of lots abutting or near the shoreline, and
maximizing the use of land in the State Land Use Urban district and/or urban LUPAG categories.
4.4 Forest & Conservation Areas
Policy 33:
To reinforce existing protections, the official Hamakua CDP Land Use Guide Map designates mauka regions and
forests in Hamakua to be Conservation, and directs mauka areas to remain primarily as open space to be
preserved, protected, and connected to the region's rich network of natural and cultural resources.
Development and construction in mauka "Conservation" areas shall be minimized and, when necessary, limited
to recreation, research, and education facilities unless otherwise permitted by law.
Hamakua CDP Land Use Planner's Guide 11
4.5 Scenic Areas, Viewsheds, & Open Space
Policy 34
In the Hamakua CDP Planning Area, the environmental report for proposed changes of zone on property that
may impact open space, view planes, and areas of natural beauty shall include viewshed analysis and, as
appropriate, line -of -sight analysis and propose conditions to mitigate scenic impacts. (HCC 25-2-42)
Policy 35:
In the Hamakua CDP Planning Area, applications for Special Permits that may impact open space, viewshed,
and areas of natural beauty shall include view plane and, as appropriate, line -of -sight analysis and proposed
performance conditions to mitigate scenic impacts. (Planning Commission Rule 6-3(a)(5)(G), 6-7, & 6-8)
Policy 36:
In the Hamakua CDP Planning Area, applications for Use Permits for wind energy facilities and
telecommunications antennas and towers shall include viewshed and, as appropriate, line -of -sight analysis to
demonstrate how the request does not cause substantial, adverse impact to the community's character,
including open space, public views, and areas of natural and scenic beauty, and proposed conditions to mitigate
scenic impacts. (HCC 25-2-60 & 64)
■ Encourage the use of place -appropriate wireless concealment strategies in the development or
upgrading of telecommunication towers as a way to mitigate visual impacts (e.g., cell towers disguised
as palm trees).
Policy 109:
If the most suitable and reasonable location for utility lines (power and communications) is underground for the
purpose of preserving viewshed resources, then underground siting of utility lines should be a condition of
subdivision. (HCC§23-55, GP 11.3.2 (a), 11.3.3)
4.6 Public Access
Policy 49:
Where possible through permit conditions, easements, or acquisitions, the County of Hawai'i shall establish:
public access to and along the shoreline to significant historic sites, public transit along the top of cliff, streams,
mauka trails, facilities, and access to sites for gathering, hunting, and other recreational purposes.
4.7 Road & Connectivity Standards
Policy 65:
All subdivision in the Hamakua CDP planning area, including condominium property regimes (CPRS) and
planned unit developments (PUDs), shall conform to connectivity standards of the Hawai'i County Code, section
23-28, 29, and 40.
Hamakua CDP Land Use Planner's Guide 12
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
5.3 Agricultural Lands
Policy 27:
Amend the Zoning Code Section 25-2-71 to require Plan Approval for commercial open area recreational uses in
the "ImportantAgriculture Land" and "Extensive Agriculture" designations.
Policy 29:
Revise Planning Commission Rule 6, and/or to the Special Permit Application form (for Special Permits in the
Agricultural District) to include clarity on the potential impacts to be evaluated in the application process and to
clearly articulate the types of mitigating conditions that may be required. (HRS 205-6(c) and Planning
Commission Rules 6-3(a)(5)(G), 6-7, & 6-8).
Policy 30:
Amend the County Code and associated Planning Department Rules to establish reporting and inspection
requirements, as well as enforcement for additional farm dwellings to ensure that dwellings are used for farm -
related purposes.
Policy 31:
Update the County of Hawai'i's property tax reduction programs to ensure that public tax incentives for
agricultural land uses result in public benefits and promote agricultural land use and production.
Policy 32:
Conduct a feasibility study for a County -wide Transfer of Development Rights (TDR) and/or Save Land for the
Future (SLF) program. If feasible, adopt any necessary enabling County legislation. (HRS Section 5146-136)
Policy 54:
Provide a property tax credit for landowners for the perpetual conservation of taro systems on private land (i.e.
agricultural, conservation or cultural easements) for owners and lessees who enter into long term agreements
(20 years) to rehabilitate taro systems to active use.
Policy 119:
Amend Hawai'i County Code, Section 15-72 to expand the designated list of parks authorized to allow farmers'
market permits to include parks in rural areas that lack appropriate commercial zoned lands for farmers
markets.
Policy 120:
Evaluate County Zoning Code Section 15-5-72(a)(17) relating to "livestock production of piggeries, apiaries, and
pen feeding of livestock shall be [..] located no closer than one thousand feet away from any major public
street or from any other zoning district."
■ Define what qualifies as a "piggery" or an "apiary';•
■ Determine if the minimum distance of 1,000 feet from any public street or other zone is appropriate for
each use referenced; recommend revision to minimum distance if research justifies adopting new
minimum distances.
Hamakua CDP Land Use Planner's Guide 14
5.4 Scenic Areas, Viewsheds, & Open Space
Policy 37:
Develop and establish viewshed regulations to preserve and to protect from obstruction scenic resources,
vistas, viewsheds, open space, prominent landscapes, and areas of natural beauty identified in the General
Plan.
• Conduct a scenic resources inventory and map for the Hamakua Planning Area;
• Develop a corridor management plan to direct viewshed protections along roadways;
• Consider structural setbacks from major thoroughfares and highways to protect viewshed.
Policy 38:
Amend the Zoning Code to create a conservation designation for lands (or portions thereof) that should be kept
in a largely natural state, but that may not be in the Conservation District, such as certain important viewsheds,
riparian buffer areas, gulches, and very steep slopes. (GP 14.8.3 (e))
5.5 Ecosystems and Watersheds
Policy 41:
Develop and adopt policies (including setback requirements) to protect riparian (streamside) areas from
incompatible development and uses.
Policy 44:
To further ecosystem protections, revise Planning Department Rule 17, Landscaping Requirements, to
incorporate and encourage native and noninvasive alternatives for landscaping and restoration activities for
Plan Review and County projects and to include the noxious weed list from Hawai'i Administrative Rules 4-68 as
plants to avoid.
5.6 Sacred Places — Waipi'o
Policy 53:
Designate Waipi'o Valley, including the Valley rim, as a Wahi Pana and create a resource protection overlay
and regulations that will protect Waipi'o Valley's natural resources, preserve its storied past and perpetuate its
agricultural traditions and unique rural lifestyle.
The Wahi Pana designation should address the following:
■ Create a Natural Resource Overlay Zone:
o Prepare viewshed siting guidelines in the County Zoning Code for parcels along the southeast and
eastern portions of Waipi'o Valley rim (GP Policy 7.3 (b));
o Extend the SMA boundary beyond Waipi'o Valley on the east and southeast Valley rim to ensure
that greater setbacks and viewshed protections are incorporated into the review of structures in
those areas;
■ Collaborate with Community Groups:
o Collaborate with the Waipi'o Valley community to develop along range management plan for
Waipi'o that addresses public access, carrying capacity, resource management, and potential
funding sources for on-going maintenance of streams and roads.
Hamakua CDP Land Use Planner's Guide 15
o Support community organizations such as the Waipi'o Valley Stakeholders Alliance, the Waipi'o
Community Circle, the Traditional Waipi'o Taro Farmers Assoc., and Ha Ola O Waipi'o Valley in
developing and implementing a community-based watershed plan based on the Waipi'o Valley
Stream Management Plan.
5.7 Affordable Housing Options
Policy 64:
Develop and implement a County -wide, cross -agency affordable housing plan.
• Develop affordable housing options within existing towns and villages, near services, and critical
infrastructure.
• Propose and support amendments to the County's taxing powers as a means to increase the supply of
affordable housing.
• Revise the Zoning Code, Chapter 25, relating to 'Ohana Dwellings and develop an Accessory Dwelling
Unit policy aimed at facilitating affordable housing and aging -in-place opportunities. Evaluate and
incorporate applicable policy criteria from the City and County of Honolulu's Chapter 21 Accessory
Dwelling Unit policy; see also www. accessorydwellings.org as a resource for how other municipalities
are handling accessory dwelling unit regulations.
• Revise the building code requirements for renovating older houses to facilitate the redevelopment of
affordable housing.
5.8 Infrastructure Improvements
Policy 73:
Adopt rural road design standards that accommodate, where appropriate, flexibility in the design of streets to
preserve the rural character of an area, including pavement width, unpaved shoulders/swales, rock walls,
lighting, and landscaping featuring native plants. Allow these standards to be used on new or when improving
existing rural roads to maintain community character. (HCC 23-41, 86, & 87; GP 13.2.3(1) and 13.2.3 (m))
Policy 74:
Implement a Complete Streets Program, including place -appropriate roadway design and sidewalk
development for the Hamakua Planning area. (Refer to County Resolution 171-11)
Policy 80:
Develop an infrastructure prioritization designation such as an Infrastructure Priority Area (IPA) within the
Hamakua CDP and designate Honomu, Laupahoehoe, Pa'auilo, and sections of Honoka'a as priority areas in
need of wastewater service.
Infrastructure prioritization designations should be based on the following criteria:
■ The area contains a mix of residential and commercial zoning;
■ The area lacks a core infrastructure component (municipal or community water, wastewater, or
roadways);
Hamakua CDP Land Use Planner's Guide 16
■ Redevelopment options (including the renovation of historic structures) and/or projected commercial
and residential growth (including affordable, multi family housing) is hindered by the lack of core
infrastructure;
■ Highest priority should be given to areas that contain existing built -out parcels facing regulatory
constraints relating to parcel size, areas with historic buildings and structures in need of renovation,
and areas where affordable housing is lacking and development is impeded by the lack of necessary
infrastructure.
Hamakua CDP Land Use Planner's Guide 17
This section involves policies and actions that would guide and direct Planning Department collaboration,
technical or collaborative support, or capacity building to achieve the community's objectives.
6.1 Land Use & Settlement Patterns
Policy 15:
To ensure the preservation of historic and cultural village character, provide technical support to develop Town
Revitalization Plans.
6.2 Land Preservation
Policy 16:
Identify and secure in public trust (fee simple or by easement) priority lands that achieve one or more of
Hamakua's Objectives.
• Seek to use conservation easement or acquisition opportunities through funding sources such as PONC,
etc., once critical habitat areas are identified as priorities to protect.
• Seek to protect with easements or acquire suitable important coastal lands that would protect
viewsheds, provide the public with access to scenic viewing areas, or otherwise promote appropriate
coastal recreation and subsistence.
• Support the efforts of landowners in establishing conservation and agricultural easements to preserve
important resources in perpetuity.
Policy 17:
Support the proposed Hakalau NWR Expansion Project.
6.4 Ecosystems and Watersheds
Policy 42:
Increase capacity to provide education and outreach and enforce conditions on grading and grubbing permits
to require screen planting, erosion control planting, or other treatments to maintain the good appearance of
graded areas, reduce the detrimental impact on adjacent properties, and protect watersheds. (HCC 10-12 (c))
Policy 43:
To further watershed management goals, collaborate with the Department of Health, the Mauna Kea
Watershed Alliance, the USDA Natural Resource Conservation Service, and the Soil and Water Conservation
District to reduce runoff, maximize soil and water conservation, and protect and effectively manage watersheds
and natural areas. (HRS 342D, HAR 11-54-3, GP 4.3(g), 5.2(e) & (f), 5.3(e), (n), & (o), and 8.2(e) & (j))
The County could participate in watershed planning in the following ways:
1. Build staff capacity and provide training to support development and implementation of stream
management plans;
2. Initiate a conservation planning process for priority watersheds with Conservation Technical Assistance
(CTA) from NRCS;
3. Enter into a partnership agreement with the Mauna Kea Watershed Alliance via MOU Process;
Hamakua CDP Land Use Planner's Guide 18
a. Work with partners such as UH Hilo, Hawai'i Community College, Hawai'i County Research and
Development, Soil and Water Conservation Districts, and Kohala Center on a pilot program to train
UH/HCC students to assist with Conservation Planning. (GP 8.3 (e), (k), (j), (/)),-
5.
I));s. Support best management practices through various regulatory review processes conducted by the
department; such as farm dwelling permits and conservation permits, and through environmental
reviews of publicly leased lands;
6. Identify streams and stream corridors as candidates for further protections, and once identified,
prioritize and seek to acquire corridors for further management;
7. Collaborate with the Waipi'o Valley community in implementing the Waipi'o Valley Stream
Management Plan.
The above actions can be implemented independently of each other and do not reflect prioritization by their
listing order. The goal of this policy is that the County becomes actively involved in watershed planning.
6.5 Cultural Assets
Policy 45:
Protect, restore, and enhance the sites, buildings, and objects of significant historical and cultural importance
to Hawai'i and identify these sites with interpretive signage and/or other appropriate methods. (GP 6.2(a)) (GP
6.3 (h), (i), (g))
6.6 Public Access and Trails
Policy 47:
Establish a 'County of Hawai'i Public Access and Trail Program' with sufficient staff and resources. Staff will be
required to refer to this program in all permit reviews. Elements of this program could include:
1. A comprehensive access inventory;
2. A public access rating system to help with prioritization;
3. Ensure comprehensive reviews of projects (on public or private lands) that will affect public accesses
and trails.
a. Establish a program to inventory ancient trails, cart roads, and old government roads in coordination
with appropriate State agencies. Ensure that publicly owned historic trails and roads are properly
identified and consultation occurs to protect the public's interests. (GP 12.3 (n) Highways Act of 1892)
s. Identify agencies/groups to develop, administer, and maintain public accesses, including developing
County capacity for this purpose;
6. Identify funding sources to purchase public access easement to priority areas;
7. When public access goals will involve several landowners, acquire the public access incrementally as
opportunities arise to do so;
8. Public accesses that cross private land will be acquired and held until appropriate management of
the accesses is in place;
9. Collaborate with State and Federal agencies on public accesses that require multi -agency
involvement;
so. Develop a standardized template to promote consistency and comprehensiveness in the public access
plans required of landowners;
Hamakua CDP Land Use Planner's Guide 19
11. Partner with community organizations capable of assisting with public access management;
12. Work with State agencies (particularly with DOFAW) to coordinate, survey, develop, and manage
public trails and roads leading to forest reserves.
13. In co-sponsorship with the State when possible, acquire land for public access to historic sites and
objects and to the shoreline where safe transit does not already exist.
14. Reinstitute a Public Access Sign program managed by the Planning Department to assist interested
community groups in maintaining appropriate signage at public access points.
15. Provide cultural and safety information at trailheads.
The above actions can be implemented independently of each other and do not reflect prioritization by their
listing order.
Policy 48:
Pursue access easements and/or acquisition of high priority public accesses to meet CDP objectives.
Policy 50:
Identify government roads (including roads -in -limbo, 'paper roads' and train infrastructure remnants) with
public access value for trails. If these are being obstructed by private parties, work to remove the obstructions.
Policy 51:
Prior to disposing of, leasing, or transferring public lands, including public roads or trails, public access
potentials will be assessed, documented and protected if public access use is in the public's interest. (HRS §46-
1.5, and §171-26)
6.7 Sacred Places — Waipi'o
Policy 58:
Encourage the integration of best management practices and an understanding of cultural values and
experiences during the land use application process for any business plans requiring Planning Department Plan
Approval within Waipi'o Valley. (Refer to HCC Chapter 25 Section 2, Division 7 for more information on Plan
Approval)
6.8 Infrastructure, Facility, and Service Improvements
Policy 64:
Develop and implement a County -wide, cross -agency affordable housing plan.
• Develop affordable housing options within existing towns and villages, near services, and critical
infrastructure.
• Propose and support amendments to the County's taxing powers as a means to increase the supply of
affordable housing.
• Revise the Zoning Code, Chapter 25, relating to 'Ohana Dwellings and develop an Accessory Dwelling
Unit policy aimed at facilitating affordable housing and aging -in-place opportunities. Evaluate and
incorporate applicable policy criteria from the City and County of Honolulu's Chapter 21 Accessory
Dwelling Unit policy; see also www. accessorydwellings.org as a resource for how other municipalities
are handling accessory dwelling unit regulations.
Hamakua CDP Land Use Planner's Guide
20
• Revise the building code requirements for renovating older houses to facilitate the redevelopment of
affordable housing.
Policy 63:
The development of County facilities should be designed to fit into the locale with minimal intrusion while
providing the desired services. Implement protocols for receiving community input during capital improvement
project siting and design within the Hamakua Planning Area.
Policy 79:
Water system improvements shall correlate with the County's desired land use development pattern. Work
with Department of Water Supply to ensure that adequate infrastructure is available in appropriate locations
to support infill growth within the Hamakua CDP growth boundary.
Towns identified in the Hamakua Planning Area where water availability is inhibiting infill capacity are as
follows:
• Pepe'ekeo;
• Hakalau-Wailea;
• Ninole,
• Honoka'a;
Continue to evaluate growth conditions to coordinate improvements as required to the existing water systems.
6.9 Agriculture
Policy 28:
Recommend lands to be designated State Important Agricultural Lands to the State Land Use Commission. (GP
14.2.2(a) & 14.2.3(i))
Policy 117:
Encourage the establishment and continued operation of open farmers' markets to allow local agricultural
producers to market their products. (GP 2.3 (u))
Policy 121:
Support the development of private, County, and State agricultural parks to make agricultural land available
for agricultural activities. (GP 14.2.3(k))
Policy 122:
Cooperate with appropriate State and Federal agencies and the private sector to develop, improve and expand
agricultural water systems in appropriate areas on the island. (GP 11.2.2(j))
6.10 Creative, Education, & Research Sector
Policy 123:
Promote and develop the island of Hawai'i into a unique scientific, environmental, and cultural model, where
economic gains are in balance with social and physical amenities. Development should be reviewed on the
basis of total impact on the residents of the County, not only in terms of immediate short run economic
benefits. (GP 2.2(h))
Hamakua CDP Land Use Planner's Guide 21
6.11 Visitor Industry
Policy 125:
Encourage appropriate visitor -related uses and facilities. Some examples of appropriate visitor -related uses
and facilities are ones that:
• Directly promote Agriculture, Ecotourism, Health & Wellness; or Cultural Heritage, and/or..
• Are Located near points of interest (as long as they will not detract from the natural beauty of the area,
or negatively impact the host community's privacy/public safety and rural lifestyle); and/or..
• Offer an educational experience as well as recreational activities.
6.12 Local Economy & Town Centers
Policy 130:
Encourage the rehabilitation of existing service-oriented industrial areas. (GP 14.4.5.4.2(b))
Policy 131:
Develop underutilized private and public properties within existing towns to be used as gathering places,
community gardens, open squares and markets, auxiliary parking lots (including park and ride areas), and
parks (including pocket and art parks, and outdoor amphitheaters, etc.).
Examples of underutilized parcels owned by the County are:
■ Honoka'a: TMK 4-5-005:010 on the corner of Mamane and Puakalo.
■ Papa'aloa: TMK 3-5-003:035 next to the Papa'aloa Gym.
■ '0'6kala: TMK 3-9-001:026 (Currently zoned Industrial) & TMK: 3-9-001:034 (between '0'6kala town
and Highway 19.
Hamakua CDP Land Use Planner's Guide 22
Figure 1: Wainaku/Kaiwiki Land Use Guide Map
= 'Alae
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Hamakua CDP Land Use Planner's Guide 24
r ir
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Revised Land Use Guide Map
for Papa'ikou
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Feet
0 250 500 1,000 1,500 2,000
County of Hawaii Planning Department GIS - November 2016
Figure 3: Pdpa'ikou Land Use Guide Map
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Hamakua CDP Land Use Planner's Guide 25
Figure 4: Pepe"ekeo Land Use Guide Map
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Hamakua CDP Land Use Planner's Guide 26
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Hamakua CDP Land Use Planner's Guide 26
Hamakua CDP
Revised Land Use Guide Map
for Honomu
LUPAG Designations
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Important Ag. Lands
Low Density Urban
Medium Density Urban
- Open Area N
Feet
0 250 500 1,000 1,500
County of Hawaii Planning Department GIS -November 2016
Figure 5: Honomu Land Use Guide Map
Honomu
Park
Hamakua CDP Land Use Planner's Guide 27
Hamakua CDP
Revised Land Use Guide Map
for Hakalau and Wailea
LUPAG Designations
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Important Ag. Lands
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Low Density Urban
- Open Area
'A
N
Feet
0 250 500 1,000
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County of Hawai'i Planning Department GIS - November 2016
Figure 6: Hakalau/Wailea Land Use Guide Map
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Hamakua CDP Land Use Planner's Guide 28
Figure 7: Whole Land Use Guide Map
j
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Hamakua CDP
Revised Land Use Guide Map
for Ninole
LUPAG Designations
Conservation
Important Ag. Lands
- Open Area i
Rural N
Feet
0 250 500 1,000 1,500
County of Hawaii Planning Department GIS - November 2016
Hamakua CDP Land Use Planner's Guide 29
0
0
Figure 8: Laupdhoehoe/Pdpa'aloa Land Use Guide Map
Hamakua CDP
Revised Land Use Guide Map
for Laupahoehoe/Papa'aloa
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Important Ag. Lands
Low Density Urban
Medium Density Urban
- Open Area N
Feet
0 500 1,000 2,000 3,000
County of Hawail Planning Department CIS - November 2016
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Hamakua CDP Land Use Planner's Guide 30
,IN
Figure 9: 'O'okala Land Use Guide Map
Hamakua CDP
Revised Land Use Guide Map
for '0'O -kala
LUPAG Designations
Conservation
Important Ag. Lands
Industrial
Low Density Urban N
- Open Area
Feet
0 250 500 1,000 1,500 2,000
County oY Hawai'i Planning Department GIS - November 2016
IgUppHOEHo� '-L--
Hamakua CDP Land Use Planner's Guide 31
Figure 10: Pa'auilo Land Use Guide Map
Hamakua CDP
Revised Land Use Guide Map
for Pa'auilo
LUPAG Designations
Important Ag. Lands
Industrial
Low Density Urban
Medium Density Urban
Open Area
N
Feet
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Hamakua CDP Land Use Planner's Guide 32
Figure 11: Honokaa/Haina Land Use Guide Map
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r i
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Hamakua CDP
Revised Land Use Guide Map
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Important Ag- Lands
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Medium Density Urban
- Open Area r]
Rural Z!�
Miles
0 0.125 0.25 0.5
County of Hawaii Planning Department GIS - November 201 b
Hamakua CDP Land Use Planner's Guide 33
Figure 12: Kukuihaele Land Use Guide Map
Hamakua CDP
Revised Land Use Guide Map
for Kukuihaele
LUPAG Designations
Important Ag. Lands
Low Density Urban
- Open Area
N
Feet
0 250 500 1,000
1,500
County of Hawai'1 Planning Department GIS - November
2016
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H5m5kua CDP Land Use Planner's Guide 34