2018-3-15_HCDP_RATIONALE FINAL UPDATED REVISION 05.21.2018 FINAL

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The CDP strategy of making specific parcel -level recommendations at the Urban Boundary line for LUPAG designations adds clarity, specificity, and 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 or criteria 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: ■ LUPAG Amendment and Change of Zone: If the subject property is located in the State Land Use Urban district, a LUPAG amendment and change of zone request to the appropriate industrial zoning could be considered and evaluated on a case-by-case basis; ■ 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 CDP policies and objectives, HRS 205 (including the land study bureau's detailed land agricultural land productivity rating), and the General Plan. Industrial development shall be located in areas adequately served by transportation, utilities, and other essential infrastructure (General Plan Policy 14.4.3 (e)). 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 (see also Policy 12 and Policy 2). This policy demonstrates flexibility in allowing Industrial uses in appropriate areas until the General Plan appropriately identifies locations for Industrial uses. Rationale: This is an affirmation of General Plan policy 14.4.3(e) and is in line with Community Objective 5. It also affirms General Plan policies 14.4.5.2.2 (b) (South Hilo), 14.4.5.3.2 (a) (North Hilo), and 14.4.5.4.2 (a) (Hamakua), "Identify sites suitable for future industrial activities as the need arises." As noted in Factor 10 from Policy 1, the majority of the currently zoned Industrial areas in the Planning Area are no longer seen as suitable for heavy industry since these types of uses are generally considered to be offensive or have some element of danger. Many industrial properties are legacy zoning remnants from the sugar plantations and are sited in environmentally sensitive locations (see also Policy 2). This policy differentiates between two types of regulatory mechanisms and clarifies which process could be pursued. This policy demonstrates flexibility on a case-by-case basis in considering future Industrial uses until the General Plan identifies appropriate locations for Industrial uses. There is an identified lack of land zoned Industrial or designated as Industrial in the LUPAG maps, and there is a growing need in the Planning Area for industrial applications — primarily light - industrial and commercial -industrial. The policy strategy of allowing some types of lighter (less APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — Preferred Settlement Patterns & Land Use