2018-3-15_HCDP_RATIONALE FINAL UPDATED REVISION 05.21.2018 FINAL

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Papa'ikou Land Use Guide Map Rationale: Papa'ikou is a rural plantation town with remnants of a historic urban core located primarily on the mauka side of the Belt Highway. The town is surrounded by working agricultural and homestead lands. The current LUPAG LDU extends makai of the Highway 19 from Pauka'a in a solid block north to Kalaoa Stream and to the Onomea Bay area. The current LUPAG LDU extends mauka along the lower sections of Ka'ie'ie Road, Kalaoa Road, and Papa'ikou Road, and encompasses loosely (but not completely) the area of Pu'u'eo Paku. The CDP land use guide adjusts the makai coastal agricultural areas between Mill Road and makai of Kalaniana'ole School to LUPAG Agricultural to be consistent with their current County zoning and the State Land Use Agricultural District. The objective here is to protect productive agricultural lands and their associated open space and viewshed assets within the coastal and SMA lands makai of the Highway 19 (see Policy 2), and to shift the potential urban growth of Papa'ikou to the lands adjacent to existing neighborhoods mauka of Highway 19. The CDP land use guide map consolidates the MDU designation from the mauka side of the Old Mamalahoa Highway at approximately the community center/gym area, to only the existing MDU area on the mauka side of Highway 19 at Government Road (originally, the LUPAG showed two separate medium -density -urban nodes within Papa'ikou mauka of the Highway 19). The CDP land use guide map recommends removal of the LUPAG Industrial designation for the area makai of Mill Road at the old Mill site for the following reasons: 1) to be consistent with its State Land Use designation of Agricultural District; 2) in order to convey the preferred land use for that area (due to the site's proximity to the ocean, this property is no longer seen as suitable for heavy industry and therefore the preferred land use would be for it to be consistent with its State Land Use designation, which is Agricultural); and 3) to more accurately reflect the current land use for this property (this former industrial area is currently zoned Ag -3 and developed for agriculture - residential use). See the rationale for Policy 6. In summary, the proposed changes for Papa'ikou effectively shrinks the LDU areas, guides residential and commercial growth away from the coastline and keeps it primarily mauka of Highway 19, and eliminates an obsolete LUPAG Industrial designation. No LUPAG Rural areas are proposed in Papa'ikou due to the prevalence of the surrounding existing rural -style, smaller agricultural parcels in the homestead areas (e.g., Ka'ie'ie Road and Kalaoa Road). These homestead areas contain previous lots of record that were created prior to statehood, and they accommodate an excess of rural development into the agricultural mauka areas along the homestead roads. See the rationale for policies: Policy 2, Policy 3. 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 APPENDIX v5: HAMAKUA COMMUNITY DEVELOPMENT PLAN I Section 3: Policy Rationale — Preferred Settlement Patterns & Land Use