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9. Factor 9: Ensure that commercial designations are appropriate — (MDU). The ninth factor in developing LUPAG recommendations is based on the Community Objective #5, which states: "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." While there are several economic development objectives in the CDP, in determining appropriate levels of commercial and higher density residential development, it has become clear that the LUPAG MDU category should be reserved for urban areas with an adequate population to support this level of residential and commercial density. The LUPAG MDU category is characterized as village and neighborhood commercial, allowing for single family and multiple family residential and related functions ('multiple family' residential is described as up to 35 units per acre). For most areas of the Planning Area, this is a dramatically higher density than currently developed or that is desired by their respective communities. Therefore, in several areas the MDU node was either condensed to a smaller area, or completely removed. For the smaller towns with no MDU areas designated, there are several zoning categories available under LUPAG LDU that can accommodate small-scale commercial services. Examples of condensed MDU areas can be seen in Papa'ikou, Pa'auilo, Laupahoehoe, and HonomG; examples of where MDU areas were removed can be seen in Hakalau, and Haina. See also Policy 3. 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 Hamakua'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 APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — Preferred Settlement Patterns & Land Use