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HomeMy WebLinkAboutPD RECOMMENDATION REPORT (PL-REZ-2021-000008) RAguinaldoREZ.crk.12.20.2021 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION AGUINALDO 4, LLC CHANE OF ZONE APPLICATION (PL-REZ-2021-000008) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the change of zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from a Single-Family Residential (RS-10) zoning district to a Village Commercial-20,000 square feet(CV-20) zoning district for the subject, 1.545-acre property. Although not proposed by the applicant, the maximum number of lots that could be created by subdivision of the property should the change of zone be approved is three (3) and the total number of multiple-family dwellings that could be permitted on the property is 53. The applicant secured a Use Permit in 2013 to allow the construction of a 13,520 square foot medical facility and related improvements on the subject property. However, while the applicant has taken steps to comply with the conditions of the Use Permit, they have not constructed the permitted medical clinic due to lava flows affecting Pahoa and lower Puna in 2014 and 2018,where the subject property was used as a community hub during the 2018 flow and was subsequently developed as the Pahoa Cultural Center, including the construction of four(4) community buildings under an emergency proclamation. With the lava flow subsiding and timeframes for completion of the medical clinic imminent, the applicant determined that limiting the site for only a medical facility has made its development less financially feasible and therefore more difficult to construct. Having the ability to entertain non-medical uses increases the financial viability of the proj ect. -1- If the subject change of zone application is approved, the applicant requests revocation of the existing Use Permit and conceptually plans to develop the property in two (2)phases, the first of which will include the adaptive re-use of three (3) existing structures on the property for commercial purposes in the near term. The second phase would include the removal of the existing structures on the property and the development of a new,mixed-use medical, retail, and office complex consisting of a single-story, 13,520 square foot structure, 46 parking stalls (including two ADA stalls) and related improvements. The applicant envisions the projected uses to be approximately 70% of the structure for medical and office uses with 30%targeted for retail uses. In order to consider an area for any type of zoning designation, the applicable goals, policies, and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The change of zone request from an RS-10 to a CV-20 zoning district conforms to applicable goals, policies and standards of the General Plan and the Puna Community Development Plan (CDP). The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The request to change the zoning to a CV-20 district conforms to the LUPAG Map, which designates the property and the surrounding area encompassing the Pahoa Town area to the northwest as Medium Density Urban,which allows single-family and multiple-family residential and related functions (overall residential density may be up to 35 units per acre), and village and neighborhood commercial uses. In addition to being consistent with the LUPAG Map, the request would also support the following goals, policies, and courses of action of the General Plan Land Use and Economic elements: ■ Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. -2- ■ Provide for commercial developments that maximize convenience to its users. ■ Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. ■ Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. ■ Preference shall be given to commercial lands with a reasonably level topography. ■ Centralization of commercial activities in Pdhoa Town, rather than along the Pdhoa By-Pass, to serve the residents of Lower Puna shall be encouraged. Additionally, the subject property is located within the boundaries of the Pahoa Regional Town Center in the Puna Community Development Plan (PCDP). The PCDP further states that commercial development that serves regional uses should be limited to the "regional town center"boundaries. Commercial development that serves community village or neighborhood village uses may be located adjacent to a regional town center. Finally, the PCDP recommended the development of Village Design Guidelines for Pahoa Town, which were developed and cover the subject property. The existing community buildings on the property were reviewed against those guidelines and approved by the Pahoa Village Design Review Committee. A condition of approval will require any new buildings to be similarly reviewed and approved. Based on the preceding, the proposed change of zone is consistent with the General Plan and the Puna Community Development Plan. The change of zone from RS-10 to a CV-20 zoning district will not result in a substantial adverse impact upon the surrounding area, community, or region. The subject, 1.545-acre property is triangular in shape and located southeast corner at the intersection of Highway 130 and Highway 132. The property has been fully graded and has been improved with four(4) community buildings related to the Pahoa Community Center permitted by the County. The applicant proposes to re-purpose some/all of the existing structures for commercial uses during the first phase of the development. As the structures have been permitted as community buildings, the Director is recommending a -3- condition of approval to require the applicant to secure a change of use permit, if necessary to accommodate the new commercial uses. Surrounding lands are zoned A-la and A-5a on the east side of Highway 130 and RS-10, A-la, CV-10 and CN-20 on the west side of Highway 130. The east side of the highway consists mainly of residential dwellings, agricultural uses, and vacant land. There is a church north of and across Highway 132 near the subject property. Tangerine Acres Subdivision is east of the subject property. The west side of the highway is the part of Pdhoa Village and includes the Pdhoa High School Complex, Pdhoa Sacred Heart Church and preschool, and several commercially zoned properties. The construction of the proposed near-term commercial uses and ultimate medical/retail/office facility development, driveway and parking lot improvements will create temporary construction impacts such as an increase in noise, dust, and truck traffic. These impacts will be temporary in nature and minor in scope and therefore are not anticipated to have a substantial adverse impact on the surrounding properties, particularly since some surrounding properties are already developed with commercial and community uses that serve a regional population. A condition of approval will require landscaping to be installed to visually screen the village commercial uses from surrounding properties and adjacent roadways to reduce the noise and visual impacts associated with the development. Additionally, as referenced above, any new structures on the property will require approval from the Pdhoa Village Design Committee. With implementation of these conditions, it is not likely that the proposed developments will have a substantial adverse impact to the community's character or to surrounding properties and will not be detrimental to the public welfare. The proposed use will not unreasonably burden public agencies to provide roads and streets, sewers,water, drainage, schools, police and fire protection and other related infrastructure. Access to the property is from Pdhoa-Kapoho Road (Highway 132),which is a County-owned and maintained roadway with a pavement width of approximately 22 feet within a 60-foot-wide right-of-way (ROW) and designated by the General Plan as a major collector road. There is a 6-foot paved shoulder along the property boundary as well. Paved parking for the project will be provided on-site. Conditions of approval will require the driveway connection and work -4- within the County ROW to conform with Chapter 22 and access to the roadway, including the provision of adequate sight distances, shall meet with the approval of DPW. Additionally, the applicant will be required to install streetlights and/or traffic control devices as may be required by DPW for the use. Finally, as Highway 130 is a State owned, limited access highway, a condition of approval will prohibit access onto that roadway. The applicant estimates that at full buildout,the proposed medical/office/retail facility will only generate 42 peak hour vehicle trips, which will not exceed the 50 peak hour vehicle trips necessary to require a Traffic Impact Analysis Report(TIAR). Despite the preceding, the requested change of zone does not limit the applicant to developing the property as represented in the application, thus the Director recommends adding a condition that requires the applicant to develop a TIAR for review and approval by the State DOT and DPW-Traffic Division and implement any transportation system improvements to the roadways fronting the subject property as may be deemed necessary prior to securing a Certificate of Occupancy for the new use, if it exceeds 50 peak hour vehicle trips. Based on the proposed commercial zoning, DPW recommends that the applicant provide improvements to the property's Pahoa-Kapoho Road (Highway 132) frontage consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, signs and markings, streetlights, and any relocation of utilities, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. In response, the applicant has requested relief from the requirement to provide curb, gutter, and sidewalk improvements citing incompatibility of these "urban type"infrastructure improvements with the rural character of the community and the lack of similar facilities in the immediate vicinity of the property. Instead, the applicant is proposing to construct or delineate a new, 8-foot wide, paved pedestrian path within the subject property that would be available to the public during normal business hours, but closed to the public after hours to discourage loitering. The Director is recommending a condition requiring the installation of the roadway improvements as recommended by DPW for the following reasons: 1) the -5- subject property is situated in the State Land Use Urban District, situated in the LUPAG Medium Density Urban designation, is situated within the boundaries of the PCDP Pahoa Regional Town Center, and is situated within proximity to the Pahoa Town commercial core which has been developed with curb, gutter, and sidewalks. Based on the preceding, the director disagrees with the applicant's statement that the area is rural in character and believes that the recommended roadway improvements are appropriate for this commercial zoning; 2)the applicant is currently required to install the same improvements as a condition of approval of the existing Use Permit for the Medical Facility. The applicant agreed with this condition on the record and has confirmed that they would comply with this condition in writing as recently as 2019. If successful, the change to commercial zoning will allow for uses that will draw more pedestrian users of the property (e.g.,retail or food truck uses that could draw students from Pahoa High School),thus even more so, this condition remains appropriate to ensure pedestrian access to the property; 3)the sidewalks required under this condition will be dedicated to the County and will be open to the public at all hours, as opposed to the proposed private walking path that will be closed after business hours that have yet to be defined. County water is available to the property from an existing 8-inch waterline within the Pahoa-Kapoho Road fronting the subject parcel, or an existing 12-inch waterline within the Pahoa-Kalapana Road via two (2), 5/8-inch meters are limited to an average total of 800 gallons per day. DWS will determine the appropriate water commitment deposit, prevailing facilities charge, appropriate service lateral and meter size required once the applicant provides estimated maximum daily water usage calculations, prepared by a licensed engineer, for each phase of the project. The DWS also requires a reduced pressure type backflow prevention assembly be installed. Additionally, while the 12-inch waterline provides adequate flow for fire suppression, the 8-inch line does not, thus any improvements required by the Fire Department and/or Department of Water Supply to ensure that fire protection requirements are met shall be implemented. The preceding will be added as conditions of approval. The applicant will install an approved individual wastewater system designed by an engineer, conforming to the State of Hawai`i, Department of Health requirements. All -6- other essential utilities and services are available to the site. Thus,the proposed use will not unreasonably burden public agencies to provide infrastructure. The project has no severe geological or topographical problem which cannot be properly rectified, or which would render the land unusable. The property is situated in Flood Zone"X", which is an area determined by FEMA to be outside of the 500-year flood plain. There are no municipal waste collection services in the County. All solid waste generated by the development will require private disposal at an approved refuse collection facility. Electric and telephone services are available to the property. Police, fire, and medical services are available nearby in Pahoa. The request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management. The project site is located more than six (6) miles from the nearest shoreline and thus is situated outside of the Special Management Area and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the properties. Through the previous Use Permit process for a medical clinic on the property, the Department of Land and Natural Resources-State Historic Preservation Division issued a "no-effect" determination by letter dated September 9, 2013, due to previous grubbing/grading of the property. The standard inadvertent archaeological find condition will be added to this approval recommendation. As the property has been extensively grubbed and graded, no floral or faunal surveys have been prepared for this application. According to the applicant, vegetation, birds, and animals are introduced and common to urban areas of the island, thus none of the present plant or animal species are considered endangered. Lastly, this recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with the proposed use, prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permit, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act(ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval recommendaiton; -7- failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the preceding findings,the request to rezone the property from a Single- Family Residential (RS-10)zoning district to a Village Commercial-20,000 square feet (CV- 20) zoning district for would result in an appropriate land use pattern that would further benefit the general public. The accompanying draft bill to amend Section 25-8-26 (Pahoa Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2016 Edition, As Amended), is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -s- 4�M�V`OF h{`�pi COUNTY OF HAWAII +_ STATE OF HAWAII ri�•oF•rr.M� BILL NO. ORDINANCE NO. Planning Dept. AN ORDINANCE AMENDING SECTION 25-8-26 (PAHOA ZONE MAP),ARTICLE 8, CHAPTER 25 (ZONING) OF THE HAWAII COUNTY CODE 1983 (2016 EDITION,AS AMENDED), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE- FAMILY RESIDENTIAL— 10,000 SQUARE FEET (RS-10) TO VILLAGE COMMERCIAL DISTRICT—20,000 SQUARE FEET (CV-20)AT WAIAKAHIULA, PUNA, HAWAII, COVERED BY TAX MAP KEY: 1-5-003:037. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAIL SECTION 1. Section 25-8-26,Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2016 Edition, as amended) is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakahiula, Puna, Hawaii, shall be Village Commercial District—20,000 square feet(CV-20): Beginning at a 2"pipe found at the east corner of this parcel of land, being also the north corner of Lot 1, Land Court Application 1,479, Map 2 and on the southerly side of PAHOA-KAPOHO ROAD,the coordinates of said point of beginning referred to Government Survey Triangulation Station "PAHOA"being 3,931.19 feet South and 5,827.95 feet East and running by azimuths measured clockwise from True South: 1. 38° 19' 548.29 feet along Lot 1, Land Court Application 1,479, Map 2 to a 1" pipe found; 2. 189° 30' 467.63 feet along the easterly side of the KEA`AU-PAHOA ROAD, F.A.S.P. NO. RS-0130 (18)to a '/2"pipe found; thence along the southerly side of the KEA`AU-PAHOA -1- ROAD, F.A.S.P. NO. RS-0130 (18), along a curve to the right having a radius of 40.00 feet, the chord azimuths and distance being: 3. 238° 00' 59.92 feet to a 1/z"pipe found; 4. 286° 30' 221.05 feet along the southerly side of the KEA`AU-PAHOA ROAD, F.A.S.P. NO. RS-0130 (18) and the southerly side of the PAHOA-KAPOHO ROAD to the point of beginning and containing an area of 1.545 Acres more or less. All as shown on the map attached hereto,marked Exhibit"A" and by reference made a part hereof. SECTION 2. In accordance with Section 25-2-44, Hawaii County Code 1983 (2016 Edition, as amended), the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. INSERT CONDITIONS SECTION 3. Severability. If any provision of this ordinance, or the application thereof to any person or circumstance, is held invalid, the invalidity does not affect other provisions or applications of the ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this ordinance are severable. -2- SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Date of Introduction: Date of 1 st Reading: Date of 2nd Reading: Effective Date: -3- BAguinaldoREZ.crk.12.20.2021 AGUINALDO 4, LLC CHANGE OF ZONE APPLICATION (PL-REZ-2021-000008) CONDITIONS OF APPROVAL A. The applicant, successors, or assigns (Applicant) shall be responsible for complying with all of the stated conditions of approval. B. The Applicant shall submit estimated maximum daily water usage calculations, prepared by a professional engineer licensed in the State of Hawaii to the Department of Water Supply (DWS). The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day, including all irrigation use. A water commitment deposit shall be paid to the DWS within 180 days from the effective date of this ordinance in accordance with Rule 5 of the Department of Water Supply's Rules and Regulations. The applicant is responsible for installing a larger or additional water meter, if required, and maintaining valid water commitments to support the proposed use until such time that required water facilities charges are paid in full. This condition shall be implemented prior to the issuance of a certificate of occupancy for any new use on the property. C. The Applicant shall install a reduced pressure type backflow prevention assembly by a licensed contractor, within five (5)feet of the meter on private property. If a larger or additional meter is required, a backflow prevention assembly will also be required for the larger or additional meter. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department of Water Supply before the commencement of water service. D. Site layout and building design of the proposed development shall adhere to the established Pahoa Village Design Guidelines and are subject to review and approval by the Pahoa Village Design Review Committee prior to securing Final Plan Approval. E. Construction of the proposed development, as substantially represented by the Applicant, or as permitted by the zoning district classification, shall be completed within five (5) years from the effective date of this ordinance. Prior to commencing construction,the Applicant shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all proposed structure(s), paved driveway -1- access and paved parking stalls associated with the proposed development. Landscaping shall be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements) bufferyard requirements for the Village Commercial (CV) zone adjoining a Single-Family Residential (RS) zone. F. Prior to commencement of any commercial use within the existing community building structures on the property, the Applicant shall secure and finalize all required building permits from the Department of Public Works-Building Division, including change of use building permits if necessary. G. The Applicant shall implement any improvements required by the Fire Department and/or Department of Water Supply to ensure that fire protection requirements can be met for Village Commercial zoning. H. Access to the subject property shall be prohibited from the Pahoa-Kalapana Road (Highway 130). I. Access to the subject property shall be limited to Pahoa-Kapoho Road (Highway 132) and conform to the requirements of Chapter 22, County Streets, of the Hawaii County Code and access improvements, including the provision of adequate site distances, shall meet with the approval of the Department of Public Works. J. Streetlights and traffic control devices at the project's driveway along Highway 132, as may be required by the Traffic Division, Department of Public Works, shall be installed by the Applicant at no cost to the County, prior to the issuance of certificate of occupancy for any portion of the project. K. The Applicant shall provide improvements to the subject property's entire Pahoa-Kapoho Road (Highway 132)frontage consisting of, but not limited to,pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation meeting with the approval of the Department of Public Works (DPW) prior to the receipt of certificate of occupancy for any portion of the project. L. Should the Applicant develop a land use which the Planning Department, in consultation with the Department of Public Works and the State Department of Transportation, determines will generate over 50 peak hour trips, a Traffic Impact Analysis Report (TIAR) shall be submitted for review and approval by the Department of Public Works -2- and the State Department of Transportation prior to Final Plan Approval. The Applicant shall implement any transportation system improvements to Pahoa-Kapoho Road (Highway 132) and Pahoa-Kalapana Road (Highway 130) that may be deemed necessary by the Department of Public Works and State Department of Transportation prior to securing a Certificate of Occupancy for the land use. M. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. N. All development-generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared by a licensed civil engineer and submitted to the Planning Department prior to Final Plan Approval. Any recommended drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to receipt of a Certificate of Occupancy. O. Prior to receipt of a Certificate of Occupancy, an individual wastewater system shall be installed meeting with the requirements of the Department of Health. P. In the event that surface or subsurface historic resources, including human skeletal remains, structural remains (e.g., rock walls, terraces, platforms, etc.), cultural deposits, marine shell concentrations, sand deposits, or sink holes are identified during the demolition and/or construction work, the Applicant shall cease work in the immediate vicinity of the find,protect the find from additional disturbance and contact the State Historic Preservation Division at(808) 933-7651. Subsequent work shall proceed upon an archaeological clearance from DLNR-SHPD when it finds that sufficient mitigation measures have been taken. Q. Should the Applicant develop residential units on the subject property, the Applicant shall make its fair share contribution to mitigate the potential regional impacts of the development with respect to parks and recreation, fire,police, solid waste disposal facilities and roads. The fair share contribution shall become due and payable prior to receipt of Final Plan Approval or Final Subdivision Approval,whichever is applicable, and shall be based on the actual number of additional residential units or lots created. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted -3- annually beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HOPI). The fair share contribution shall have a combined value of$9,662.28 per multiple family residential unit or lot($15,057.57 per single family residential unit or lot). The total amount shall be determined with the actual number of residential lots according to the calculation and payment provisions set forth in this condition. The fair share contribution per multiple family residential unit or lot(single family residential unit or lot) shall be allocated as follows: 1. $4,766.13 per multiple family residential unit or lot($7,261.03 per single family residential unit or lot)to the County to support park and recreational improvements and facilities; 2. $150.63 per multiple family residential unit or lot($350.27 per single family residential unit or lot)to the County to support police facilities; 3. $463.37 per multiple family residential unit or lot($691.83 per single family residential unit or lot)to the County to support fire facilities; 4. $206.52 per multiple family residential unit or lot($302.89 per single family residential unit or lot)to the County to support solid waste facilities; and 5. $4,075.63 per multiple family residential unit or lot($6,451.55 per single family residential unit or lot)to the County to support road and traffic improvements. In lieu of paying the fair share contribution, the Applicant may contribute land and/or construct improvements/facilities related to parks and recreation, fire, police, solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the review and recommendation of the Planning Director, upon consultation with the appropriate agencies and approval of the County Council. R. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. S. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the Applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development -4- prior to Final Plan Approval. T. The Applicant shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. U. An initial extension of time for the performance of conditions within the ordinance may be granted by the Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the Applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the Applicant should require an additional extension of time, the Planning Director shall submit the Applicant's request to the County Council for appropriate action. V. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the subject area to its original or more appropriate designation. -5- 0 A a A-1 � A-la cF�o CV-10 o A-5a 3,93 1.Ig'S 5,82 7 95'E Q "PA HOA w Y A-la CN-20 PqN Q Oq KgPoNo ROgD RS- o a Z7 �� A-la s 0 r� RS-10 SINGLE FAMILY RESIDENTIAL(RS-10) TO VILLAGE COMMERCIAL(CV-20) 1.545 ACRES O Z a 3 0 a A-la A-la n m m Y F Feet 0 250 500 750 1,000 1,250 AMENDMENT TO THE ZONING CODE. AMENDING SECTION 25-8-26 (PAHOA ZONE MAP)ARTICLE 8, CHAPTER 25 (ZONING) OF THE HAWAI'I COUNTY CODE 1983 (2016 EDITION, AS AMENDED), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL (RS-10) TO VILLAGE COMMERCIAL (CV-20) AT WAIAKAHIULA, PUNA, HAWAI'I MAP PREPARED BY: TMK:(3)1-5-003:037 COUNTY OF HAWAI'I, PLANNING DEPARTMENT DATE:September 7,2021 EXHIBIT"A" Aguinaldo 4,LLC. Map: 1432