2018-3-15_HCDP_RATIONALE FINAL UPDATED REVISION 05.21.2018 FINAL

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LUPAG, a property owner may still need to go through a SLU Boundary Amendment and/or County Rezoning process to ultimately obtain a land use consistent with this designation. However, due to water system constraints in many Planning Area communities, County water system improvements may be required for a Change of Zone due to concurrency rules (see Zoning Code, §25-2-46 (m)). In other words, a CDP land use guide designation or a LUPAG designation does not automatically grant a type of land use, it merely conveys that the County Planning Department would likely support this change of land use through a SLU amendment or Change of Zone if all other requirements have been met. For more information, refer to pages 178-184 of Appendix V413. Pauka'a Land Use Guide Map Rationale: Pauka'a is considered a'bedroom extension' of Hilo due to its proximity to Hilo and its lack of commercial core. The current LUPAG Low Density Urban designation makai of the Highway 19 stretches from Honoli'i all the way to Papa'ikou in a relatively solid block, while the mauka LDU extends into agricultural lands adjacent to the Honoli'i Stream/gulch area. The CDP Land Use Guide Map designates the LDU area makai of the Highway 19 extending north to the Hikini Place neighborhood to be consistent with the existing State Land Use Urban District. Mauka of Highway 19, the proposed LUPAG LDU and Rural designations extend into the smaller agricultural areas along the mauka edge of Kulana Street in order to accommodate residential and rural development options and in order to preserve the larger areas of agricultural lands mauka for productive agriculture. In summary, the recommendations for Pauka'a result in an overall shrinking of the LDU area on the makai side of the highway, and add the Rural Designation in the larger lots mauka of Kulana Street. The advantages to these proposed changes will be that growth at the LDU density will be kept closer to already developed areas and mauka of the highway, while allowing larger -lot rural parcels to develop mauka of the LDU neighborhoods to accommodate the desire for small family/subsistence farms and to preserve the large acreage agricultural lands to remain intact for productive agricultural use. See the rationale for policies Policy 4 and Policy 5 and the existing General Plan Policy 14.1.3 (j). Note: The CDP land use guide designations reflect the County's preferred land use for specific areas, but the CDP does not change the General Plan LUPAG map, the underlying State Land Use District, or County Zoning. Even if the CDP land use guide map recommendations are incorporated into the LUPAG, a property owner may still need to go through a SLU Boundary Amendment and/or County Rezoning process to ultimately obtain a land use consistent with this designation. However, due to water system constraints in many Planning Area communities, County water system improvements may be required for a Change of Zone due to concurrency rules (see Zoning Code, §25-2-46 (m)). In other words, a CDP land use guide designation or a LUPAG designation does not automatically grant a type of land use, it merely conveys that the County Planning Department would likely support this change of land use through a SLU amendment or Change of Zone if all other requirements have been met. For more information, refer to pages 178-184 of Appendix V413. APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — Preferred Settlement Patterns & Land Use