Chapter II Planners Guide for Agency Review

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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