2018-05-03 Hearing Transcript - Hamakua CDP

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For the Hakalau coastal area, the CDP land use guide map designates the current LUPAG Industrial area to be designated as LUPAG Open to convey the preferred land use for that area. Currently, the LUPAG Industrial designation stretches across multiple parcels, including a County -owned parcel and several residential parcels. There are three shoreline parcels with County Industrial zoning, one of which is owned by the County and contains the steep gulch and Hakalau Beach Park area, and the other two are privately owned and possibly intended for redevelopment. Note: While the CDP recommends changing the designation for these parcels to LUPAG Open, the land maintains its underlying Industrial zoning and its associated permitted uses. The CDP does not have authority to change zoning. Due to the site's proximity to the ocean and Hakalau Stream, this parcel is no longer seen as ideal for heavy industry; and therefore, the proposed designation conveys that the County Planning Department would likely support a zoning change to a less intensive use such as the LUPAG Open. The designation of LUPAG Open was chosen as the community's preference after lengthy discussions relating to protecting coastal resources, viewshed preservation, and a desire for preserving open space. The Low Density Urban designation is made to better align the State Land Use Urban designation and to move the LUPAG Urban designations away from the agricultural lands along Highway 19. Considering the infill potential with current land use designations, there is adequate development potential in the Wailea/Hakalau area to accommodate the anticipated growth without further encroachment into working agricultural lands. The Medium Density Urban area in Hakalau is removed and designated as LUPAG Low Density Urban. Since there are existing nodes of commercially zoned parcels in Hakalau and Wailea, it is not necessary to maintain the LUPAG designations for the types of density or uses that the LUPAG Medium Density Urban would allow. Again, while the CDP does not change the underlying State Land Use District or County Zoning, it is the County's preferred land use for these towns to be revitalized at an appropriate scale to their surroundings, and the LUPAG Medium Density Urban designation is now seen as an excessive approach to small town development goals. In summary, the proposed changes for Hakalau effectively shrink the LUPAG Low Density Urban away from Highway 19 and the larger lot agricultural areas, and clearly define the town's urban border. They remove the LUPAG Industrial designation along with coastal area, and they remove the Medium Density Urban designations to ensure that commercial development at the appropriate scale for the character and population of the town. 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 State Land Use Boundary Amendment and/or a County zoning process to ultimately obtain a land use consistent with this designation. However, due to the water system constraints in the planning area, County water system improvements may be required for a Change of Zone due to concurrency rules. In EXHIBIT D 14