2018-3-15_HCDP_RATIONALE FINAL UPDATED REVISION 05.21.2018 FINAL

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Strategies used in proposing LUPAG changes: 1. Factor 1: Minimize new coastal development. This first factor used in evaluating LUPAG designations is based on Community Objective #1, which states: "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." To further this objective in guiding development, a review of the current land uses and designations in coastal areas was performed and changes are being recommended in areas not yet developed but have LUPAG designations that guide future development to this coastal area. Recommendations are made in these undeveloped coastal areas to protect the shoreline as open space and priority viewsheds whenever possible. Examples of this can be seen in the proposed changes to Papa'ikou, Pepe'ekeo, and 'O'okala. See also Policy 2. 2. Factor 2: Minimize encroachment onto agricultural lands. This second factor used in evaluating LUPAG designations is based on Community Objective #2 which states: "Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes and open spaces that exemplify Hamakua's rural character." To further this objective in guiding development, a review of the current land uses and designations on agricultural lands near urban areas was performed and changes are being recommended in areas where the current LUPAG guidance allows for urban encroachment on productive agricultural lands. Recommendations for the urban -to -agriculture interface are intended to keep larger and potentially productive agricultural lands for agricultural uses and to guide residential or rural -residential mixes within or adjacent to urban areas. This strategy results in smaller LUPAG LDU areas in most towns. Another strategy being employed in the new LUPAG recommendations is to accommodate rural development (generally 1-5 acre parcels) in areas where there are currently non- conforming smaller agricultural parcels located adjacent to urban centers. The intent is to accommodate rural development close to towns and leave larger agricultural parcels for productive agricultural use. Note, this strategy of allowing rural development near towns is not recommended in towns adjacent to large agricultural lots — in those cases, it is recommended that the urban area retain a 'hard edge' between the urban and agricultural area so as not to create new, unnecessary split designations on parcels, or encourage rural sprawl onto productive large -lot agricultural areas. 3. Factor 3: Align with State Land Use District Boundary. The third factor in developing LUPAG recommendations is based on the Community's 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." This objective is important in that the three levels of Land Use regulation in Hawai'i (State Land use, County Zoning, and County LUPAG) are not necessarily consistent with each other, and this can lead to regulatory ambiguity. Now that current mapping technology allows us APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — Preferred Settlement Patterns & Land Use