HomeMy WebLinkAboutINDIVIDUAL COMMENT LTR - 129022Mori, Ashley
From:
Sent: Thursday, October 31, 2019 3:42 PM
To: General Plan
Subject: comments on draft General Plan 2040
Attachments: WHShipman GP 20.40 comments.pdf; ATT00001.htm
Aloha,
Please see our attached comments on the draft General Plan 2040.
Mahalo,
1
z
129022
October 31, 2019
Michael Yee, Director
County of Hawaii Planning Department
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720-3043
Dear Director Yee:
Subject: Draft General Plan 2040
Kea'au, Puna, Hawai`i Island
This is in follow up to the meeting of September 17, 2019 with your staff to discuss
comments/concerns regarding the draft General Plan 2040.
Participants in the meeting included the following:
Bethany Morrison, Long Range Division
LeAna Gloor, Long Range Division
Maija Jackson, Planning Division
Margaret Farias, President, W.H. Shipman, Limited
Kimo Lee, Director ofDevelopment, W.H. Shipman, Limited
Tom Yeh, Yeh & Moore LLC, Attorneys at Law
Bill Moore, William L. Moore Planning, Inc.,
This letter is intended to summarize the information and comments presented to your staff during
this meeting. These comments are primarily concerned with the draft General Plan 2040's
proposed Puna Future Land Use Map (FLUM) designations for Shipman's lands in this District.
Comments/concerns with respect to the draft General Plan 2040's Goals, Objectives, Policies and
Actions will be provided to you and your staff in a separate letter.
Shipman is the owner of approximately 17,000 acres of land within the Puna District. These lands
include over 15,600 acres in and around the village of Kea'au as well as 1,200 acres of land within
and south of Volcano Village. These lands, as well as the existing General Plan Land Use Pattern
Allocation Guide (LUPAG) map designations are shown on Exhibit 1.
Shipman has three (3) major concerns with the proposed FLUM designations within its lands.
These include:
1. Proposed Low Density Urban (LDU) designation within Shipman's land in the
Kea'au Village area bounded by Hawaii Belt Road (Highway 11), Kea'au Bypass
Highway 130) and the Kea'au Agricultural Lots (referred to as "Kea'au Village");
2. Proposed LDU and Productive Agriculture designation ofthe Shipman lands to the
west of Hawaii Belt Road (referred to as "Kea'au Regional Center"); and
3. Proposed Natural Area (NA) designation of the Shipman lands including the areas
Planning Director
October 31, 2019
Page No. 2
around Kea'au Village, between Kea'au Village and Hawaiian Paradise Park, and
around Volcano Village (referred to as "Keaau Agricultural Areas").
The following is a summary of the information presented to the Planning Department staff on these
specific FLUM concerns at our September 17, 2019 meeting.
1. Kea'au Village
When the Puna CDP was adopted in 2008 and further amended in November 2010, June
2011, and December 2011, it addressed the challenge of Puna's rapid population growth
37% from 2000 to March 2007) by creating a framework to manage growth and discourage
the sprawl effects of existing subdivisions. By focusing development toward both the
existing village and regional commercial center, the Puna CDP encouraged a more efficient,
environmentally sustainable land use pattern. Kea'au Village was one of those identified
Regional Town Centers where the enhanced role of the existing village could expand
commercial uses, facilitate farmers markets and community gathering places, opportunities
for special needs housing, and infrastructure to support more compact development and
multi -modal travel. The overall objective of the Puna CDP was for Kea'au and Pahoa to
provide more services and employment within identified town centers.
A copy of the Puna CDP's Kea'au Village and Regional Town Center concept is included as
Exhibit 2.
In recognition ofthe Puna CDP's Kea'au Village plans, in 2014, the Hawaii County Council
adopted Resolution 464-14 (Exhibit 3) directing the Planning Department to initiate an
amendment to the General Plan to reclassify this (as well as some surrounding lands) from
LDU to MDU to encourage the Village to develop in keeping with the community's desire
for a sustainable live, work, and play growth pattern. The amendment was intended to
facilitate the goals of the Puna Community Development Plan (CDP).
In 2015, Hawaii County Council adopted Ordinance No. 15-82 reclassing these lands to
MDU (Exhibit 4).
In reliance on these adopted plans, Shipman began master planning its Kea'au Lands in
accordance with the existing LUPAG map MDU designation and the Puna CDP designation
ofthe area as a Village and Regional Center.
In 2016, Shipman initiated its planning to seek entitlements for these lands as well as a
portion of the Kea'au Regional Center east of Hawaii Belt Road, including preparation of an
Environmental Assessment in compliance with Chapter 343, Hawaii Revised Statues. On
August 10, 2018, the Planning Department accepted the Draft EA. On September 18, 2019,
Shipman, submitted the pre -Final EA for approval by the Planning Department and
subsequent publication in the Office of Environmental Quality Control (OEQC)
Environmental Notice.
In our review of the proposed Puna FLUM, we noted that the majority of the Kea'au Village
Planning Director
October 31, 2019
Page No. 3
lands that were reclassified from LDU to MDU by Ordinance No. 15-82, are now proposed
to be designated back to Low Density Urban (LDU). This designation is described as:
Residential, with ancillary community and public uses, and neighborhood and
convenience -type commercial uses; overall residential density may be up to six units
per acre.
This limitation on commercial uses (convenience type) and residential density (maximum of
6 units per acre) is completely contrary to Shipman's Kea'au Village Master Plan as well as
the Puna CDP's recognition ofKea'au as a Village and Regional Center.
Based on the above, Shipman is requesting that its Kea'au Village lands be designated as
Medium Density Urban as provided by General Plan Amendment Ordinance No. 15-82.
These proposed designations are shown on Exhibit 6, Proposed Revisions to the Puna Future
Land Use Map. These proposed revisions are consistent with the existing General Plan
LUPAG map designation as well as the Puna CDP Kea'au Regional Center map.
The draft General Plan 2040 also includes a new planning concept which proposes to
identify Urban Service Areas (USA). More specifically, draft Policy 493 states:
Establish Urban Service Areas within Urban Growth Areas serviced by existing
water and wastewater infrastructure services at a community level ofdistribution
public or private).
The Kea'au Village Area is not currently served by an existing wastewater system.
However, a private wastewater system is proposed to be developed as part of Shipman's
Kea'au Village Master Plan development project. The requirement that the USA only
include areas serviced by existing water and wastewater systems does not recognize the
existing or planned expansion of such services.
Furthermore, we do not have any objections to the concept of the USA, but we do have
significant concerns about including the designation as part ofthe FLUM. The proposed
General Plan Policies establish either requirements or limitations on activities based on the
USA boundaries. An example of this is proposed Policy 333 which states:
Limit the locations of government facilitated or mandated affordably priced
housing units to Urban Service Areas.
The establishment of USA and the adoption of this policy would effectively preclude any
government sponsored or subsidized housing project from being developed in Kea'au
Village (or anywhere in Puna).
Additionally, if these USA boundaries are established as part of the FLUMs, any revisions
to these areas will require a General Plan amendment.
Planning Director
October 31, 2019
Page No. 4
2. Kea'au Regional Center.
The Puna CDP identified that a portion of Shipman's lands west of Hawaii Belt Road
HWY 11) should be developed for regional uses serving the broader Puna District as well
as the greater Hilo area. This area is currently designated as Urban Expansion by the
General Plan LUPAG map (see Exhibit 1).
In recognitions of Puna CDP and the existing LUPAG map designation, Shipman included
an approximately 15 acre development within its Kea'au Village Master Plan EA for
development as part of the regional center. In addition, for over 10 years, Shipman has been
coordinating with State and County agencies about a potential Kea'au Civic Center
development in this general area, adjacent to the Shipman Park including sites for a library,
Policy and Fire station and mass transit hub. A map of the conceptual Civic Center is
included as Exhibit 5.
The draft FLUM proposed to designate this area for LDU and Productive Agricultural uses
see Exhibit 6).
Based on the Puna CDP recommendations, the existing LUPAG map designation and the
on-going planning activities, Shipman is requesting that this area be designed as LDU and
MDU on the proposed Puna FLUM. These designations will allow for the orderly planning
and future development of these areas as the need for the Kea'au Village Regional Center
expands.
3. Kea'au Agricultural Lands
Shipman has a long history of supporting agricultural uses of its lands, including the original
ranching operations conducted by the family and then leasing the lands as part of Puna
Sugar Company. The vast majority of its lands are currently utilized or reserved for
agricultural activities.
These lands are current designated as Important Agricultural Lands or Extensive Agriculture
by the LUPAG map (see Exhibit 1).
The draft Puna FLUM proposes to designate a portion of these lands as Productive
Agriculture, with smaller areas proposed for designation as Pastoral. However, significant
areas of lands that are currently designated as Extensive Agriculture are now proposed to be
classified as "Natural Area". This designation is defined as:
Lands not considered suitable for productive agriculture; areas to be kept in a largely
natural state with minimal facilities consistent with open space uses. Includes areas
vulnerable to natural hazards, steep slopes, lava fields, and areas set aside for
cultural and/or natural resource preservation purposes.
The proposed Natural Area designation includes over 7,000 acres of land along the Shipman
Planning Director
October 31, 2019 __
Page No. 5
southern boundary along Hawaiian Paradise Park and Orchidland subdivisions, as well as
over 1,000 acres of its lands in the Volcano Village area.
While these lands are not the most productive areas, they do have agricultural value and
they are part of the areas that Shipman is actively seeking uses/lessees for.
While the permitted uses under the Zoning would generally control the development/use of
these lands, the draft General Plan 2040 goes on to specifically require that all land use
decisions shall be consistent with such plan or element as adopted. More specifically, the
proposed Section on Consistency with Plan states:
all actions, programs, or projects and land use decisions, shall be consistent with
such plan or element as adopted.
The draft General Plan further states that:
A land use decision shall be consistent with the General Plan if the land uses,
densities or intensities, and other aspects of development permitted by such order,
code or regulation are compatible with and further the objectives, policies, land uses,
and densities or intensities in the General Plan and if it meets all other criteria
enumerated by the General Plan.
While we are not sure as to how the Planning Department/County will interpret the activities
that will be allowed under this designation if the General Plan is adopted as currently
drafted, the proposed language will create uncertainty with respect to allowable
development activities under this designation. For instance, a proposed solar energy project
which may be located on lands proposed to be designated as Natural Area has received
community support for the concept and is consistent with the State and the County's
renewable energy policies and statutes. Such lands are currently designated as Agriculture
under current LUC, General Plan and zoning designations. The proposed designation of
such lands as Natural Area would potentially prevent such a project from proceeding.
Based on this, Shipman is requesting that the areas proposed as Natural Area be designated
as Productive Agricultural Lands or Pastoral' or as shown on Exhibit 6. As to the latter
designation, we reiterate our concern that permitted uses should be clarified to include uses
other than grazing or pasture uses, including the ability to place greenhouses and other
productive agricultural structures in such areas.
We appreciate the opportunity to meet with your staff and to provide our comments/concerns on the
Puna Future Land Use Map designations.
1 The defmition of Pastoral must include the full range of agricultural activities that are allowed by Chapter 205 and the
Hawaii County Zoning Code (HCC Chapter 25). The proposed definition of Pastoral by the General Plan may be
interpreted to limit or exclude "intensive applications of modern farming methods and techniques".
Planning Director
October 31, 2019
Page No. 6
As we stated earlier, comments on the draft General Plan 2040's Goals, Objectives, Policies and
Actions has been covered by counsel, the Law Offices of Yeh & Moore, in a separate
letter dated October 31, 2019.
Thank you for the opportunity to provide our comments on the draft General Plan 2040. Please feel
free to contact me or if you have any questions or require any further
information on this matter.
Sinc rely,
Jig
Attachments
XC: Tom Yeh, Yeh & Moore LLLP, Attorneys at Law
Bill Moore, William L. Moore Planning, Inc.
WH Shipman LTD Lands
Other owners within WHS
Boundary
Exhibit la
WH Shipman LTD Lands
Keaau Village Area
With GP LUPAG map Designations
Exhibit lb
WH Shipman Ltd
Volcano Lands with
Kea'au Regional Town Center
Ne?,'Innru Line.tri
41-F,
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1,4,1.11r.
400-• I • • wa-wia-m
1niniiii LI Exhibit 2
Puna CDP
Keaau Regional Town Center
5-1
Preliminary
Keaau Regional
Town Center
Boundary
f, Community FacEitics
Ann
Exishitt;. Zoning
aiirE,1-01:11 Zone -
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COUNTY OF HAWAII STATE OF HAWAII
RESOLUTION NO. 464 14
DRAFT 2)
A RESOLUTION REQUESTING THE PLANNING DIRECTOR TO INITIATE AN
INTERIM AMENDMENT TO THE COUNTY OF HAWAII GENERAL PLAN TO
REVISE THE LAND USE PATTERN ALLOCATION GUIDE MAP DESIGNATIONS
FOR THE KEA'AU REGIONAL TOWN CENTER, KEA`AU, PUNA, HAWAII.
WHEREAS, on September 10, 2008, the County of Hawai`i ("County") adopted the
Puna Community Development Plan ("CDP") by Ordinance No. 08-116 with the themes of
preserving and respecting natural, historical and cultural features, addressing growth
management and focusing on sustainable approaches to transportation; and
WHEREAS, to manage growth by encouraging a more efficient and environmentally -
sustainable land use pattern, the Puna CDP designated specific parts of Kea'au as a Regional
Town Center (Exhibit A) to provide a wide range of commercial, residential and public/quasi-
public uses for the Puna district in addition to Regional Town Centers in Pahoa and Hawaiian
Paradise Park; and
WHEREAS, the Puna CDP, as amended by Ordinance No. 10-104, sets forth the
following objectives and actions relating to regional town centers:
Land Use Pattern Objective 3.1.2.c
Enhance the role of existing and new village/town centers by allowing expanded
commercial uses, facilitating the development of farmers markets and community
gathering places, opportunities for special needs housing, and infrastructure to support
more compact development form and multi -modal travel."
Land Use Pattern Objective 3.1.2.e
Target investments in public services and infrastructure to promote the development of
village/town centers and, secondarily, to serve the peripheral subdivision areas."
Land Use Pattern Action 3.2.3.c
Recommend reviewing the Urban Expansion Area designations in the County of
Hawai`i General Plan LUPAG, except where they correspond to the recommended
Regional Town Center and industrial boundaries."; and
WHEREAS, the County of Hawai`i General Plan ("General Plan") Land Use Pattern
Allocation Guide (LUPAG) map designations for the Kea'au Regional Town Center area are
inconsistent with the Objectives, Actions and Land Use Recommendations of the Puna CDP; and
Exhibit 3
County of Hawaii
Resolution 464-14
WHEREAS, there are inconsistencies between the existing zoning designations and the
General Plan LUPAG map designations in the areas in the vicinity of Ulupono Street and Milo
Street; and
WHEREAS, the Kea'au Regional Town Center includes a range of public and quasi -
public facilities such as Kea'au Elementary, Middle and High Schools, the Department of
Education administrative complex office, `Ola`a Community Center, police and fire stations, the
County's Shipman Gym, and the County's Herbert C. Shipman Park (mauka of Highway 11),
charter schools, senior citizen housing and self help housing facilities, churches and related
facilities; and
WHEREAS, the Kea'au Regional Town Center presents an opportunity to apply the
following smart growth principles, which are discussed in the Puna CDP:
Creating walkable neighborhoods
Creating a range of housing opportunities and choices
Fostering a distinctive community with a sense of place; mixing land uses
Preserving open space, agricultural land, and critical habitats by directing growth to
an existing village
Taking advantage of compact building design and
Providing a range of transportation choices; and
WHEREAS, future development of the Kea'au Regional Town Center would provide a
basis for efficient road, bikeway and pedestrian networks, improved wastewater treatment, the
ability for government to develop a new civic/community center and transit hub to serve upper
and lower Puna, expanded or new parks and open space, greater water capacity, increased
employment, affordable housing, and other necessary public and quasi -public infrastructure; and
WHEREAS, in order to meet the aforementioned objectives of the Puna CDP to
facilitate future land use entitlements and enhance the role of the Kea'au Regional Town Center,
including the Puna CDP's statement that zoning for residential development and associated
neighborhood -oriented services "may occur within the LUPAG `alternate urban expansion
areas'," the General Plan should be more closely aligned to the Puna CDP similar to action taken
in 2012 for the Pahoa Regional Town Center by Ordinance No. 12-89; and
2
WHEREAS, because of the inconsistencies between the General Plan LUPAG map and
the Puna CDP recommendations, growth within the Kea'au Regional Town Center has been
primarily confined to a core in which specific settlement patterns have not yet been fixed and
which is currently designated Medium Density Urban by the General Plan-LUPAG (Exhibit B),
with limited opportunity in the Low Density Urban area for higher density residential units and
retail and office commercial uses to support the regional town center; and
WHEREAS, on February 9, 2005, the County adopted comprehensive amendments to
the General Plan by Ordinance No. 05-25 to guide the pattern of future development in Hawai`i
County based on long-term goals; and
WHEREAS, the comprehensive review of the General Plan, as required per Section 16.1
of the General Plan, has not commenced; and
WHEREAS, Section 16.2, of the General Plan provides that the Planning Director may
initiate interim amendments to the General Plan in accordance with the terms and provisions of
Section 16.2(2); and
WHEREAS, amending Map 14 of the General Plan LUPAG from Low Density Urban
and Important Agricultural Land to Urban Expansion Area will assist in implementing the
Kea'au Regional Town Center principles and designation of the Puna CDP; now, therefore,
BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that it
requests the Planning Director to initiate the following interim amendments to the General Plan
in accordance with Section 16.2(2) of the General Plan:
1. Amend Map 14 by changing the General Plan LUPAG map designation for the areas
within the Kea'au Regional Town Center locations designated on the Puna CDP as Low
Density Urban and Important Agricultural Land to Urban Expansion Area.
2. Amend Map 14 by changing the General Plan LUPAG map designation for the areas
located in the vicinity of Ulupono Street and Milo Street from Low Density Urban to
Urban Expansion Area.
3
BE IT FURTHER RESOLVED that the Council is desirous of these amendments
because it supports the Kea'au Regional Town Center principles and designation adopted in the
Puna CDP and determines the development of the Kea'au Regional Town Center will serve the
interest of the public by stimulating growth through sustainable principles that will provide for
improved public infrastructure systems and facilities, direct and indirect employment, and a
continued sense of place outlined herein, in the Puna CDP, and in the General Plan.
BE IT FINALLY RESOLVED that the County Clerk shall transmit a copy of this
resolution to the Honorable Mayor William P. Kenoi, Planning Director Duane Kanuha, and the
Windward and Leeward Planning Commissions.
Dated at Kona , Hawai`i, this 18th day of July
INTRODUCED BY:
2014.
6 K
COUNCIL MEMBER, COUNTY OF HAWAII
COUNTY COUNCIL
County of Hawai`i
Hilo, Hawai`i
1 hereby certify that the foregoing RESOLUTION was by
the vote indicated to the right hereof adopted by the COUNCIL of the
County of Hawai`i on July 18, 2014
ATTEST:
COUNTY CLERK CHAIRPERSON & PRESIDING OFFICER
4
ROLL CALL VOTE
Reference: C-934.1/PC-69
RESOLUTION NO. 464 14
DRAFT 2)
AYES NOES ABS EX
EOFF X
FORD X
ILAGAN X
KANUHA X
KERN X
ONISHI X
POINDEXTER X
WILLE X
YOSHIMOTO X
9 0 0 0
Reference: C-934.1/PC-69
RESOLUTION NO. 464 14
DRAFT 2)
EXHIBIT A
Figure 5-1: Kea'au Regional Town Center
Cc+mrountty ()SCA
Preliai>luy
Keaau Regional
Town Centerr
Boundary
Community Facilities
SI:1fIIrhnn
FAiiti.g Zoning
111111 Commercial Znn4'
iii Residential Zone
Intlustnal Lune
Agricultural 7one
Open Zone
1 1
1-
1
dulA aingu
5`'
COUNTY OF HAWAII STATE OF HAWAII
ORDINANCE NO. 15 82
BILL NO. 72
AN ORDINANCE AMENDING THE COUNTY OF HAWAII GENERAL PLAN AS
ADOPTED BY ORDINANCE NO. 05 25 AND AMENDED BY ORDINANCE NOS. 06 153,
12 89 AND 14 87, AND BY AMENDING MAP 14 OF THE LAND USE PATTERN
ALLOCATION GUIDE MAP BY CHANGING THE LAND. USE DESIGNATION FROM
LOW DENSITY URBAN AND IMPORTANT AGRICULTURAL LAND TO MEDIUM
DENSITY URBAN FOR KEA'AU VILLAGE AND THE IMMEDIATELY SURROUNDING
AREAS, KEA'AU VILLAGE, KEA'AU, PUNA, ISLAND OF HAWAI`I.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION I. Purpose. The purpose of this ordinance is to amend Map 14 of the County
of Hawai`i General Plan Land Use Pattern Allocation Guide (LUPAG) Map in accordance with
Section 3-15, Hawai`i County Charter, and Section 16.2 Interim Amendments, Hawai`i County
General Plan adopted by Ordinance No. 05 25 and amended by Ordinance Nos. 06 153, 12 89
and 14 87.
SECTION 2. The County of Hawaii General Plan Land Use Pattern Allocation Guide
LUPAG) Map is hereby amended to designate the area in the vicinity of Kea'au Village and
immediately surrounding areas, Kea'au, Puna, Island ofHawai`i, from "Low Density Urban" and
Important Agricultural Land" to "Medium Density Urban" all as shown on the map attached
hereto, marked Exhibit "A" and by reference made a part hereof.
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect other provisions of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
Hilo, Hawai`i
Date of Introduction:
Date of 1St Reading:
Date of 2nd Reading:
Effective Date:
INTRODUCED BY:
5/1a.-)
C EMBER, CTY OF HAWAI`I
August 19, 2015
August 19, 2015
September 2, 2015
September 25, 2015
REFERENCE Comm. 398
Exhibit 4
County of Hawaii
Ordinance No. 15-82
Introduced By:
Date Introduced:
First Reading:
Published:
REMARKS
OFFICE OF THE COUNTY CLERK
County of Hawai`i
Hilo, Hawai`i
Greggor Ilagan (B/R)
August 19, 2015
August 19, 2015
August 29, 2015
Second Reading: September 2, 2015
To Mayor: September 11, 2015
Returned: September 25, 2015
Effective: September 25, 2015
Published:
REMARKS:
October 3, 2015
COUNTY CLERK
COUNT °i° OF HAWAII
2015 SEP 25 .P11 12: '03
ROLL CALL VOTE
AYES NOES ABS EX
Chung X
David X
Eoff X
Ilagan X
Kanuha X
Onishi X
Paleka X
Poindexter X
Wille X
9 0 0 0
ROLL CALL VOTE
AYES NOES ABS EX
Chung X
David X
Eoff X
Ilagan X
Kanuha X
Onishi X
Paleka X
Poindexter X
Wille X
9 0 0 0
I DO HEREBY CERTIFY that theforegoing BILL was adopted by the County Council published as
indicated above.
j
i'v1
Approv - D isapproved this 2 day
of ' Pyj '! .20 5.
GRAILII4bar
MAYOR, COI ' YOFHAWAI`I
COUNT IL HAIRPERSON
Bill No.:
CLERK
Reference:
Ord No.:
72
C-398/PC-24
15 82
Proposed General Plan Amendments for Kea'au Town Center
Low Density Urban (Idu) to Medium Density Urban (mdu)
Important Agricultural Lands (ial) to Medium Density Urban (mdu)
Map prepared by Hawaii County Planning Department
Revised April 22, 2015 0 0.125 0.25 0.5 0.75
Miles
1
EXHIBIT "A"
Q:\
Hawaii\
W
H
Shipman\photoshop
Kea'au Regional Town
Center
Conceptual Civic Center Site
LEGEND
ZEE
SF
MF
Commercial
Village Mixed Use (Residential/Commercial)
Single Family Residential
Multi -family Residential
Public / Quasi Public
Open Space/ Buffer
Wastewater Treatment Plant
Existing Road
Proposed Road
Multi -modal Greenway
Project Sub -Area Boundary
Disclaimer. This graphic has been prepared forgeneral planning purposes only andshould not be used for boundary interpretations orotherspatial analysis.
DATE: 7/19/2017
Exhibit 5
Kea'au Village Master Plan
with Conceptual Civic Center Site
Kea'au Village Master Plan
WH Shipman Ltd. Island of Hawaii
North Not to scale
Illi
PBR HAWAII
ASSOCIATES. INC.
Draft General Plan Future Land Use Map . Towns
Puna District RoadsMajor
Minor
Ahupuaa Boundary
Urban Growth Boundary
Urban Service Area
Proposed Future Land Use
High Density Urban
Medum Density Urban
Low Density Urban
Rural
LightIndustrial
Heavy Industnal
a• University
Pastoral
Resort
ProductiveAgriculture
Natural Area
Recreation
Conservation
Exhibit 6
Proposed Revisions to
Puna Future Land Use Map
Volcano Village Area
lapana
August2019oraeGeneralPlan FutureLend UseMap sabredtorevisionsbefore adoption