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See 3.1.7 Land Use Guide Maps Figures 2-13 for the Land Use Guide Maps, and refer to the Appendix <br />V5 CDP Policy Rationale for specifics on how the LUPAG MDU category changes are being <br />implemented for each area. <br />Rationale: In the General Plan, the LUPAG MDU, or Medium Density Urban category is characterized <br />as village and neighborhood commercial, allowing for single family and multiple family residential and <br />related functions (multiple family residential — up to 35 units per acre). Small towns in the Hamakua <br />Planning Area often do not meet the necessary population or visitor threshold to sustain this type of <br />residential density or commercial uses. Towns that do not meet this minimum threshold are <br />encouraged to develop appropriately -scaled commercial uses according to the commercial zoning <br />designations allowed within the LDU category. See also Factor 9, from Policy 1. <br />This CDP policy is based on Community Objective 5, 6, 9, and 10 and focuses primarily on preserving <br />small-town character while allowing flexibility for mixed-use neighborhood businesses. <br />Note: the identified MDU category shown on the CDP Land Use Guide Maps are general guides to <br />allow for flexibility, especially for any parcel that contain both LDU and MDU designations. There are <br />many commercial uses that currently are only allowed under the Medium -Density Urban LUPAG <br />category and yet, if the MDU were further expanded, it would allow for uncharacteristically high <br />residential density in areas where such density may not be appropriate. It should be noted that <br />Change of Zone requests within the LUPAG LDU category for commercial uses that are only allowed <br />within the LUPAG MDU should be given careful consideration as to the community benefits, potential <br />impacts, and for consistency with other Hamakua CDP policies and Objectives. <br />Policy 4 <br />In order to preserve larger lot agricultural lands for productive agricultural use, allow rural <br />development on lands near urban areas where an intermediate land use between residential and <br />productive agricultural areas is consistent with the surrounding uses and rural character. This is <br />reflected in the location of "Rural' (R) areas on the CDP Land Use Guide Map, which is intended to <br />facilitate changes of zone to the "Family Agricultural District" (FA). <br />The intermediate land use between residential and productive agricultural areas is intended to <br />serve as: <br />■ A low density area that provides a transitional use buffer area between strictly residential and <br />commercially productive agriculture areas, and; <br />■ A mix of personal or family -scale productive commercial or subsistence agricultural use on all <br />newly established parcels in the Rural area, and; <br />■ Areas with parcels having a median size of between 2 — 3 acres but not to facilitate subdivision <br />of parcels less than 1 acre in size. <br />Agricultural areas outside the Urban Growth Boundary and outside designated Rural areas are to <br />be preserved for agricultural uses, open space, scenic viewsheds, and natural beauty areas. <br />See also: Policy 5 <br />Rationale: The recent growth within the Hamakua Planning Area has primarily occurred on mauka <br />agricultural lands and in the homestead areas. Particularly in the homestead areas, the parcels are <br />often already smaller sizes than their underlying zoning designation; for example, there are many <br />APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — <br />Preferred Settlement Patterns & Land Use <br />