2017-3-15 Land Use Policy Guide FINAL COMPLETE 06.07.2018

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4-2 Rural and Agricultural Lands Policy 4: In order to preserve larger lot agricultural lands for productive agricultural use, allow rural development on lands near urban areas where an intermediate land use between residential and productive agricultural areas is consistent with the surrounding uses and rural character. This is reflected in the location of "Rural" (R) areas on the CDP Land Use Guide Map, which is intended to facilitate changes of zone to the "Family Agricultural District" (FA). The intermediate land use between residential and productive agricultural areas is intended to serve as: ■ A low density area that provides a transitional use buffer area between strictly residential and commercially productive agriculture areas, and; ■ A mix of personal or family -scale productive commercial or subsistence agricultural use on all newly established parcels in the Rural area, and; ■ Areas with parcels having a median size of between 2-3 acres but not to facilitate subdivision of parcels less than 1 acre in size. Agricultural areas outside the Urban Growth Boundary and outside designated Rural areas are to be preserved for agricultural uses, open space, scenic viewsheds, and natural beauty areas. Policy 5: In the CDP Land Use Guide Map, the Urban Growth Boundary between developed areas (designated "Low/Medium Density Urban") and lands designated as Agricultural or Rural are intended to direct growth in the Hamakua CDP planning area. Areas that are clearly beyond designated Urban Growth Boundaries shall be preserved as rural or agricultural lands to maintain open space, scenic view planes, and natural beauty areas. This policy clarifies that the urban boundary in the Hamakua CDP Land Use Guide Map establishes specific Urban Growth Boundaries (UGBs) at the intersection between Urban and Rural/Agricultural land uses. The CDP strategy of mapping parcel -specific Urban designations whenever possible adds clarity and specificity, increases transparency into the land use designation process, and more accurately reflects the County's and the Community's land use goals and intentions. Note: See Policy 6 for Industrial Change of Zone flexibility. Policy 6: Until the General Plan identifies appropriate areas or criteria for Industrial development to occur in the Hamdkua 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)). Hamakua CDP Land Use Planner's Guide